| Property | Market | Type | SF | Occupancy | Lender | Loan | Rate | Maturity | Next Action | Due |
|---|---|---|---|---|---|---|---|---|---|---|
| 555 Washington Ave Miami Beach, FL | Miami Beach | Office / Retail / Parking | 65,746 | ~79% (20.7% vac.) | OceanFirst Bank | $35,000,000 | SOFR + spread Cap: 5% strike | Cap exp 1/1/27 | Aug capital call; Apple renewal; elevator mod; Chubby | Aug 1 |
Entity 555 Washington (Davis JV) Business Plan Sale target late Q3 (Oct). NOI +54% since '22. Target ~6% cap / ~$925/SF. Open Items Apple renewal counter pending · Dish Wireless non-paying ~7mo · Warner Music lease amendment in legal · Alacran studio rebuild decision · 4th floor reno · SK Capital waterproofing (KB Highrise vs Sergio bids) · Garage structural repairs · Elevator modernization (~1mo) · Visitor management system training · Chubby restaurant construction | ||||||||||
| 12350 Montague St Pacoima (SFV), CA | LA / SFV | Ind. Condo Conv. (Mosaic) | Multi-unit | Mixed — F, G for lease | No senior debt identified | — | — | — | Reply Unit H redline (Phil); call Adam Stout; AR collections | Overdue |
Entity 12350 Montague Owner LLC / Lakeside Business Center LLC Business Plan Condo conversion sales in progress. Units F & G listed via Delphi (Mike Hooker) @ $1.50-1.55/SF. Active door-knocking. Title & condo mapping (First Am / Calvada). 2 buyers talking to banks. Open Items Bolt Steel 3mo behind on rent · Enhanced Architectural missed May · Listing amendment for F&G signed 7/10 · Caro (Unit M) non-responsive · Draw Request #5 (Mark Heavey 7/23) · Multiple AR delinquencies | ||||||||||
| 3501 & 3511 Thomas Rd Santa Clara, CA | Silicon Valley | Ind. Condo Conv. (Mosaic) | Multi-unit | Multi-tenant; CAM reset | All-cash — no debt | — | — | — | Prep Aug 12 hearing; confirm park name; share capex to Colliers | Aug 12 |
Entity Mosaic 3501 Thomas Property Owner LLC (JREF Mosaic Partners) Business Plan CLOSED 6/29/26 PM handoff to Worth (Carlos Nieto). Condo conversion underway. Published pricing: $579/sf (1,760 SF) / $559/sf (2,138 SF). UW: 2.0x EM / 63% IRR. Open Items Fire & Metal LLC estoppel dispute · Condo plans w/ Wood Rogers · 6" sewer lateral · Paint/signage bids (All Bay Paint) · Confirm park name within 24hr · Contact V3 Solutions (displaced tenant) · SBA TI-credit angle for Acroscope · Cole Brosnan added to brochure | ||||||||||
| 23151 Alcalde Dr (Laguna 3) Laguna Hills, CA | Orange County | Ind. Condo Conv. (Mosaic) | Bldgs A & C | Lease-up / condo sales | Citizens Biz Bank (paid off) | — | — | — | Fire insurance claim; condo plan recording; Chill Masters follow-up | This Week |
Entity Mosaic 23151 Alcalde Property Owner LLC (JREF Mosaic Partners) Business Plan CLOSED 6/15/26 Fire in Bldg C 7/10 — C4/C5/C6 red-tagged. Up to 3mo demo+cleanup. Jeff Carr (CBRE) listing condos. Position fire units as build-to-suit. Vishwa interested in 1-2 as-is. Suite B (Dean Factor) separate parcel. Open Items Stonewood tenant ledgers (Jan-Jun) needed · W9 for El Toro Water District · Reserve study inspection · Condo plan recording ETA delayed · Roll-up door replacements Bldg C · Warranty transfers · Fairmed C10 renewal (12yr, $1.87/sf) · Max RPM fire-impacted | ||||||||||
| 247 Bedford Ave Brooklyn (Williamsburg), NY | Brooklyn | Retail (Apple anchor) | ~12,200 | Apple + Corcoran | CMBS (LNR special servicer) | ~$15-17M est. | 4.75% + default ~7.75% all-in | Imminent | Chase LNR extension; Joel 8th installment; Eyal PFS | Overdue |
Entity JV: Greenmont + Waterbridge (Joel Schreiber) Business Plan REFI CRITICAL Thornoak Capital engaged 4/23. LNR confirmed extension: 1% mod + 1% liq + 0.25% svc + 3% default int. Equity infusion ~$1.07M. Rialto backup S+365 (~7.37%). Open Items Joel Schreiber non-responsive on 8th installment · Eyal PFS to Boswell overdue · Thornoak retainer wired 7/10 · Possible Waterbridge buyout if Joel won't fund · Apple renewal strategy TBD · Part of High Street Retail Portfolio raise | ||||||||||
| 364 Lincoln Pl Brooklyn, NY | Brooklyn | Residential (40 units) | ~40 units | ~97% | [confirm lender] | [confirm] | [confirm] | [confirm] | CO expediter (Aron); architect Manzuo; F1 reno risk | Overdue |
Entity 364 Lincoln Owner LLC Business Plan Active reno cycle. F1 apartment reno (2-3 wks, unpermitted risk $10-20K fine). Hallway reno approved $27.1K. Market 2BR ~$4,950. RGB rent freeze expected. Admiral Elevators starting 7/1. Open Items F1 unpermitted work (DOB risk) · F3 tenant may have filed complaint · CO/TCO expiring — expediter needed · Architect Chris Manzuo unresponsive · B6 repair $18.8K · Unit-by-unit rent comparison delivered 7/23 | ||||||||||
| 805 Uniek Dr Waunakee, WI | Madison, WI | Industrial (NNN) | ~120,000 | 100% (Uniek Inc.) | Sound Point Capital Svc: SitusAMC | ~$11-12M est. | Floating | Refi in motion | Sign-back Aegon AC1 — 3+ months overdue | Overdue |
Entity 805 Uniek Drive JV LLC Refi REFI / RECAP Aegon Lifeco term sheet: $11.5M, 5.69% fixed, 5yr/3yr I/O, no orig fee. Alex Bailkin (Arrow REA) awaiting sign-back since 4/22. Cale Berg NDA received (Twelve2 Commercial). Open Items Aegon sign-back overdue · Eyal PFS to Boswell · Chase Properties needs audited financials (3-4yr) · Front sign/landscaping approval · Distribution #13 to Sabal · Draft tax return + e-filing forms (7/23 email) | ||||||||||
| 295 Ella Grasso Tpke Windsor Locks, CT | Hartford, CT | Industrial (Multi-Tenant) | ~451,908 | ~94% (Fabbrica, MML, CSS, Kamps) | [confirm lender] | [confirm] | [confirm] | [confirm] | Call Etra today 9–11am PDT (BP + Cushman re-marketing); Fabbrica 6th Am; Eversource power cert; PCR/slab; Greyhill | Today 7/24 |
Entity Greenmont / Tryperion JV (Adam Goodstein — Seastone Capital) Business Plan SALE TRACK — GREYHILL Rosewood Realty (David Wildes) introduced Greyhill Group (Mo Bloorian / Jamie Roth). Working model ~$20M / 11.9% going-in. Josh sent loan matrix + sale comps 7/22. Buyer site walk done 7/15. Open Items Fabbrica 6th Am unsigned (~3wk silence) · Eversource power cert (Garofola reply pending) · PCR slab cracking (structural eng needed; Josh may not share PCR) · Ajax financing matrix from Coffman pending · TPZ Commission approved plans 7/23 · LED sign plans (Scott Schaake / USA LED) sent 7/23 | ||||||||||
| Esperante 222 Lakeview Ave, West Palm Beach, FL | West Palm Beach | Class A Office | ~256,000 | 97.3% (43 units) | Walker & Dunlop floating + rate cap | ~$150-165M* | Floating* | ~2028-29* | Stabilized core — backfill 2.7% vacancy (Boston Children's, Foretell) | Owned |
Asset 222 Lakeview Ave, West Palm Beach — Class A office tower, ~256,324 SF. 97.3% occupied (249,503 SF / 43 units; 6,821 SF / 3 units vacant, per 6/30/25 RR). NOI ~$10.1M; ~$16.5M gross annual rent. Standout WPB market. Tenants incl. Sotheby's, Piper Sandler, LIV Golf, Industrious, Highpost Capital, Templeton, Raymond James, Blue Sea Capital. Recap & Debt Greenmont recapped into ownership (now owns via Greenmont 222 Lakeview LLC). JV w/ JZ Capital Partners (JZ REIT Esperante) + Related / Stephen Ross (Related Ross LLC). Owner: 222 Lakeview Owner LLC (44.28% / 55.72% JV split); Related Urban Management (PM). 2025-26 refinance via Walker & Dunlop, closed Feb 2026 — floating-rate w/ interest rate cap, ~$9.6M annual debt service. Cost basis ~$147M. *Exact loan principal/rate/maturity from W&D closing statement [confirm]. Leasing (Jun '26) LNL lease executed. Boston Children's Hospital handshake to take Chatham's space (minimal downtime). Foretell (custom hearing-aid co.) leasing ground-level garage w/ major buildout. Field of Greens coming to base level (food amenity). Blue Sea Capital talks resuming end-June. | ||||||||||
| Laguna 2 (Lakeside Business Center) Laguna Hills, CA | Orange County | Ind. Condo Conv. (Mosaic) | [confirm] | Lease-up / condo sales | All-cash — no debt | — | — | Condo sell-out | Sell remaining units (~$570 PSF); Pacific Farm +6 units (lease exp 8/31) | Lease-up |
Structure Mosaic industrial condo-conversion; sister deal to Laguna 3 (23151 Alcalde). All-cash Mosaic. Entities: JREF Mosaic Partners LLC / Mosaic Venture I LLC / Mosaic Holdings 1 LLC. Broker: Jeff Carr (CBRE). Total SF / acquisition basis [confirm — model download blocked, pull from GMG Model 01.26.26]. Sales & Leasing Active unit sell-out: Mill Creek Electric accepted $570/SF (+$30K credit, beat $565 UW); Unit 122D expected ~$570-575/SF; Unit 122A countered $585 on $545. Closings: 142B (7/2), 52F bio/pharma (7/27). Pacific Farm existing tenant eyeing +6 units (lease expires 8/31/26). 52B renovation underway ($7/SF). | ||||||||||
| 58 Kent Brooklyn (Williamsburg), NY | Brooklyn | Single-Tenant Retail | 33,000 | 100% (Lighthouse) | Purchase-money loan $9.5M · 50% LTC | $9.5M | — | Matures 2/29/28 | High Street Portfolio equity raise (Shawn leading) | Ongoing |
Deal Terms Acquired 2/28/25. Purchase $17.04M contract (~$516 PSF) / $16.72M net. Going-in NOI ~$445K. $9.5M purchase-money loan (50% LTC, 36mo term, matures 2/29/28). Entities: 58 Kent LLC / Greenmont Aperture 58 Kent LLC (JV — Greenmont + Aperture Holdings + CC Hsu). Tenant Lighthouse — single-tenant, 33,000 SF, 100% occupied, $55 PSF ($1.815M annual), lease through 11/30/2040 (WALT ~15.8 yrs). Portfolio Q1 '26 financials delivered (CC Hsu). Part of High Street Retail Portfolio (555 Wash + 247 Bedford + 58 Kent) — $100M LOI submitted 7/22. Active outreach: Joseph Shamah (Carlton), Andrew, Dylan, Doug, Rui, Ryan. Goodspace lease transactions added to deck. | ||||||||||
| Deal / Contact | Next Step | Reminder Date | Cadence | Reminder |
|---|---|---|---|---|
| 1710 Ringwood Ave Ian Halker (C&W) · San Jose | Chase Ian on seller read; draft Jamie follow-up for approval | Jul 24, 2026 | One-time | ● Live |
Detail Ian Halker (Ian.Halker@cushwake.com, 612-803-8377; cc Scott Prosser). Said 7/20 he'd push for a seller read "over the next couple of days." Cron 0883b6f8 fires today 10am PT. | ||||
| 1230 Activity Dr Lee & Assoc (Knoke/Merz) · N. County SD | Check in on North County SD pipeline fit ($10-75M) | Sep 5, 2026 | One-time (45d) | ● Live |
Detail Daniel Knoke (dknoke@lee-associates.com) + Peter Merz. Introduced via 1230 Activity Dr (owner declined). Cron 76253207. | ||||
| 110 Pioneer Way Ralph Longo (Global Commercial) · Mtn View | Monitor seller response to ~$350 PSF; draft check-in | Sep 14, 2026 | Every 60 days | ● Live |
Detail Ralph Longo (rlongo@globalcommercialprop.com, 408-529-1362). $350 PSF floated 7/16, ball on seller. Cron 96b3f2d0, recurring 60d. | ||||
| 1675 Walsh Ave Brent Dressen (Colliers) · Santa Clara | Check if owner appetite changed; reiterate capital ready | Sep 14, 2026 | Every 60 days | ● Live |
Detail Brent Dressen (brent.dressen@colliers.com, 408-202-4740, SIOR). Recorded condo map = high Mosaic fit. ⚠ Two crons exist for this (4663a0e9 Sep 14 + a35dffc4 Sep 18) — flagged to de-dupe. | ||||
| 1257 Tasman Dr Ryan Adlesh (CBRE) · Santa Clara | Get Ryan's read on seller appetite (>$400 PSF floated) | Sep 18, 2026 | Every 60 days | ● Live |
Detail Ryan Adlesh (Ryan.Adlesh@cbre.com, 805-709-1089). Owner not a seller as of 7/20. Team: Josh + Jared. Cron e53f6f0f, recurring 60d (internal nudge to Josh). | ||||
| 3000-3016 Lawrence Expy Carrie Priest (Dollinger) · Santa Clara | Check ownership willingness; draft warm check-in | Sep 18, 2026 | Every 60 days | ● Live |
Detail Carrie Priest (carrie@dollingerproperties.com, 650-642-4907). "Not at this time" 7/15; Josh sent Mosaic track record 7/16. Cron 6e32021b, recurring 60d. | ||||
| Sorrento View Business Park Justin Rimel (Invesco) · Sorrento Mesa | Await Justin's intro into Invesco; follow up ~7/29 | Not set | — | ⚠ No cron |
Detail Justin Rimel replied 7/22 with interest; Invesco-owned. No automated reminder set — say the word and I'll schedule a 7/29 nudge. | ||||
Detail Knoke replied 7/22, Josh followed up same day. This 7/29 check is separate from the Sep 5 Lee & Assoc relationship cron — no near-term cron set. Want one? | ||||
| Deal | Market | Type | Size | Target Price | Equity / Partner | Broker / Counterparty | Status | Next Action | Due | |
|---|---|---|---|---|---|---|---|---|---|---|
| Sky Park / Airport Business Ctr Sky Park Circle, Irvine CA | Orange County | Ind. Condo Conv. (Mosaic) | ~365,000 SF 3 parcel groups | ~$134M ~$367/SF blended | Jadian (Jake Block / Dan Schuchinsky) | Brandon White (Newmark) Seller: Koll (Scott Lanni) | LOI Resubmitted Ball on seller | Schedule Brandon White/Scott Lanni call (slots offered 7/10, stale); HOA/CC&R building-standards confirmation | Overdue | |
Chronology Committee-approved all-cash LOI 5/8 → Koll comments 5/22 → Newmark counter 6/16 → Josh resubmitted signed LOI + redline 6/23 → family meeting positive 6/25 → joint call 6/29. Ball on seller — family tracking down remaining questions. Condo mapping recorded ~70 years ago — heirs likely unaware. Economics $350/SF (groups 1&2) + $375/SF (group 6). 140-150K SF condo sales needed for 10% stabilized yield. Condo pricing $625-700/SF (conservative vs market $750). Levered IRR (rental-only): 11.5% at 60% LTV. | ||||||||||
| Brea (SkyPark Family Property) Brea + Lake Elsinore, CA | OC / IE | Industrial (Mosaic) | ~500,000 SF 104 tenants | $400-450/SF | TBD | John Collins (Voit) — off-market | Coming to Market | PIO listing signed; Argus/photos/Phase I ordered; owner open to splitting Brea from Lake Elsinore | Mid-year listing | |
Details SkyPark family off-market deal. 89-91yo patriarch. Collins: "more when, not if." 30-45d DD + 10-15d close proposed. ~77K SF Spectrum building possible trade (~$28-29M). Owner open to splitting Brea from Lake Elsinore. | ||||||||||
| Torrey Pines Business Park San Diego, CA | San Diego | Multi-Tenant Flex / Office | Multi-bldg | ~$298/SF asking | TBD | Seller: Oxford | In Pipeline | Re-evaluate; sale-comps map delivered (72 SV comps) | Active review | |
Details Asking $298/sf. Seller (Oxford) cost basis $550/sf. All-vacant. Tours Jul 14-16, call for offers ~Jul 20. Sale-comps map (72 comps w/ embedded Street View) built + delivered 7/23. | ||||||||||
| IndiCap × VAC (Co-GP) Arizona / SW | Southwest | Shallow-Bay Industrial Dev Fund | [TBD] | [TBD] | IndiCap / VAC (Co-GP) | Direct — Co-GP opportunity | Under Evaluation | Review Co-GP terms; assess fund structure & economics | This Week | |
Details Co-GP opportunity on a shallow-bay industrial development fund. Diligence log open. Evaluating fund structure, economics, and Greenmont's Co-GP role. | ||||||||||
| Commerce Business Park 3303 Harbor Blvd, Costa Mesa CA | Orange County | Multi-Tenant Industrial | ~177,861 SF | $51.6M $290 PSF LOI | PIMCO (Eyal looped) | Kyle McGillen (C&W) Seller: DWS (Deutsche Bank) | ON HOLD | Deal paused — monitor for reactivation | Hold | |
Status ON HOLD Deal paused as of 7/23. Prior LOI at $290 PSF / $51.6M to Kyle McGillen (C&W), seller DWS. Was below Kyle's $300 floor and Peter's $325 downside UW (intentional lowball). Deposit 2x 2.5% = $2.58M, 30-day DD, 30-day close. Reactivation Notes Low occupancy from DWS management friction. Excessive deposits (4-6mo vs 1mo competitors). $35K annual insurance on 1,500 SF lithium battery tenant. Transwestern PM quality declined. Was bundled w/ Park 151 on PIMCO equity. | ||||||||||
| Park 151 / Interstate Partners Sun Prairie, WI | Madison, WI | Class A Light Industrial | ~641,892 SF 5+ buildings | [TBD] | PIMCO (bundled w/ Commerce) | Ben Filkouski (CCIM) Source: Jared Rechnitz | Due Diligence | Confirm SCP renewal (exp 2/28/27); push for nVent guaranty on Trachte; assess WI Volleyball credit | Ongoing DD | |
Credit Profile 70.2% public IG (Home Depot, Milwaukee Tool, SCP, Trachte/nVent). 15% strong private. 10.6% VC (WI Volleyball/LOVB — weak link). 4.2% PE-backed (PGW/One Equity). Credit score: ~Low-A / BBB+ equivalent. DD Items Sani-Matic 94K SF owner-occupied — in scope? · SCP renewal notice May 2026 · WI Volleyball parent guaranty needed · Trachte/nVent guaranty as closing condition (38.8% rent concentration) | ||||||||||
| Morvay Co-GP (2 deals) Kuser Rd NJ + Space Coast FL | NJ / FL | Shallow-Bay Industrial | Kuser: 43K+75K dev SC: 266K dev (31 ac) | Kuser: $8.7M SC: $6.8M | Morvay Holdings (David Rottenberg / Ken) | Baruch Litwin (intro) Lender: High Peaks Capital | Under Evaluation | Review materials; respond to Rottenberg blue-text comments from 7/22 | This Week | |
Kuser Road NJ Hamilton NJ. 43K SF existing + 7 acres → 75K SF ground-up. 5yr hold. 26% IRR proj. Houzer 1.5yr leaseback. GC: G William Group. Contingent on entitlements. Space Coast FL 31 acres. 266K SF planned. 3.5yr hold. 28.36% IRR proj. Retail pad flip (Metro Commercial). Contingent on site plan approvals. | ||||||||||
| Carlsbad Pacific Coast 5205 Avenida Encinas, Carlsbad CA | San Diego | Multi-Tenant Industrial | 120-130K SF | $45M ~$350/SF | TBD | Blake Wilson (CBRE) | Tour Today | Walkthrough TODAY 7/23; obtain rent roll; Ted Shaw on Carlsbad entitlements | Today 7/23 | |
Details BKM/DJL owner. $44M original purchase 2023. $2.50 NNN in-place (target $2.70). ~1,500-2,000 SF units. 3 parking/1000 SF. Carlsbad doing "180" on entitlements — actively pushing projects. Phil obtaining rent roll. | ||||||||||
| Target | City | Source | Status | Priority | Broker / Contact | Price Signal | Next Action | Due |
|---|---|---|---|---|---|---|---|---|
| 1296-1306 Reamwood Ave | Sunnyvale, CA | LoopNet | Offer Submitted | High | Jeffrey Helm Helm Real Estate | Offer in | Await seller response on submitted offer | Ball on seller |
Situation Two owners — one wants to sell, other doesn't + doesn't want partners. Josh's angle: cash-out selling partner. Sourced via LoopNet 7/15. Offer submitted. Update 7/23 5:48pm: Jeffrey Helm confirmed no short-term — 3yr minimum, 5yr preferred. Short-term structuring angle killed; economics need re-cut. | ||||||||
| 110 Pioneer Way | Mountain View, CA | LoopNet | Offered $350 PSF | High | Ralph Longo Global Commercial | ~$350 PSF | Monitor seller response; owner had $700 offers & turned down | Sep 14 (60d) |
Situation Josh offered $350 PSF 7/16. Owner previously had offers at $700 PSF and turned them down — so gap is wide. Ball on seller. 60-day cron live. | ||||||||
| 1710 Ringwood Ave | San Jose, CA | Mapped | Follow-Up | High | Scott Prosser + Ian Halker Cushman & Wakefield | TBD | Chase Ian on owner read (Scott knows them; pushed 7/20) | Jul 24 |
Situation Scott knows the owners; Josh pushed him 7/20 to see if they'd sell. Ian Halker (C&W) working owner contact. Cron live Jul 24. | ||||||||
| Sorrento View Business Park | Sorrento Mesa, San Diego | Mapped | Warm — Interested | Med | Justin Rimel | Invesco-owned | Await Justin's intro into Invesco; follow up ~7/29 | ~Jul 29 |
Situation Josh replied to Justin Rimel 7/22; Justin replied same day with interest. Invesco-owned. Gauging willingness to trade. ⚠ No cron set — say the word for a 7/29 nudge. | ||||||||
| 500 S Andreasen Dr | Escondido, CA | Mapped | Need Intro | Med | Jake (to reach out) | Blackstone-owned | Get Jake to reach out to Blackstone on disposition interest | Pending Jake |
Situation Blackstone-owned. Josh wants Jake to make the approach. Added from 7/23 map email. | ||||||||
| 2807 Oregon | Torrance, CA | Mapped | Outreach Sent | Med | Kyle | DWS-owned | Follow up with Kyle on DWS disposition read | Awaiting reply |
Situation DWS-owned. Josh reached out to Kyle. Added from 7/23 map email. (DWS = same seller as Commerce/Costa Mesa.) | ||||||||
| 1257 Tasman Dr | Santa Clara, CA | Mapped | Price Floated | Med | Ryan Adlesh CBRE San Jose | >$400 PSF | Get Ryan's feedback / seller read on >$400 PSF | Sep 18 (60d) |
Situation Josh told leasing agent Ryan we'd be north of $400 PSF (7/20). Working to get feedback. Cron live Sep 18. | ||||||||
| 1675 Walsh Ave | Santa Clara, CA | Mapped | Not a Seller (yet) | Med | Brent Dressen Colliers | — | Stay very close — owners aging, could change; 60-day touch | Sep 14 |
Situation Josh reached out to Brent (brent.dressen@colliers.com) 7/13. Per Brent 7/15: not a seller now but getting older, could change — stay very close. Cron live. | ||||||||
| 151 E Evelyn Ave | Mountain View, CA | Mapped | New Lead | Med | Eric Sorensen Cushman & Wakefield | TBD | Josh to review broker reply and set price | Pending Josh |
Situation Broker replied to initial outreach. Awaiting Josh direction on pricing / offering-info request. | ||||||||
| 3000-3016 Lawrence Expy | Santa Clara, CA | LoopNet | Not a Seller | Low | Carrie Priest Dollinger Properties | — | 60-day check-in on ownership willingness | Sep 18 (60d) |
Situation Owner is not a seller at this time. Josh sent Mosaic track record 7/16. Parked — 60-day cadence. Cron live. | ||||||||
| 630 Giguere | Santa Clara, CA | Mapped | Cash Cow — No Sell | Low | Daniel (direct owner) 408-978-8150 | — | Reach out periodically; stay close for when it changes | Periodic |
Situation Josh spoke to owner Daniel 7/20. Family owned since the '80s, self-manages, cash cow, does not want to sell. Direct: 408-978-8150. Stay close. | ||||||||
| 1230 Activity Dr | N. County San Diego | Mapped | Owner Declined | Low | Daniel Knoke + Peter Merz Lee & Associates | — | Owner won't sell now; keep Lee & Assoc relationship warm (Sep 5 cron) | Sep 5 |
Situation Knoke (dknoke@lee-associates.com) + Merz (pmerz@lee-associates.com). Owner doesn't want to sell now. Broker-relationship cron live Sep 5. | ||||||||
| Thread | Contact | Age | Where It Stands | Next Step | Link |
|---|---|---|---|---|---|
| Cost Seg Venture — engagement | Adam J. Weiss (Weiss Law) | ~18d | Awaiting Josh Weiss followed up on the Cost Segregation venture engagement; soft nudge sent, ball on Josh. | Josh to respond on engagement terms / next step w/ Matthew Giantelli | Cost Seg Startup |
History Adam J. Weiss, Esq. (Weiss Law, Managing Partner) reached out re Cost Segregation Venture. Part of the Cost Seg startup Josh is building w/ Matthew Giantelli (United Cost Seg — updated term sheet/redline circulated 7/19). Weiss is on the legal/structuring side. Next Step Josh owes a reply on engagement terms. Low time-pressure but open ~18 days. | |||||
| 151 E Evelyn Ave — pricing | Eric Sorensen (C&W) | ~4d | Awaiting Josh Broker replied to initial outreach; awaiting Josh's pricing direction. | Josh to review reply + set price / request offering info | Pursuit → 151 E Evelyn |
History Eric Sorensen (Cushman & Wakefield) responded to Josh's Mosaic outreach on 151 E Evelyn Ave, Mountain View. One of the mapped Silicon Valley targets Josh flagged "need to keep pushing on." Next Step Josh to set a price and/or request offering info so Jamie can reply. | |||||
| BAIP sale analysis | Josh self-note / Peter / Jonathan Etra (Tryperion) | ~18d | Awaiting Josh Josh emailed himself a to-do list: update BAIP sale analysis + Muller draft. | Update sale analysis; loop Peter / Tryperion (Jonathan Etra) | — |
History Josh self-note (7/6 4:35PM): "Update BAIP sale analysis, Muller draft." Jonathan Etra at Tryperion is the JV partner (same house as 295 Ella). Peter likely owns the model work. Next Step Confirm with Josh if still live or superseded by the 295 Ella / Greyhill sale track. | |||||
| Thread | Contact | Age | Where It Stands | Next Step | Link |
|---|---|---|---|---|---|
| 295 Ella / BAIP — Offer | Ian Heyman (Rosewood Realty) | ~18d | Active Josh + Ian exchanged multiple emails; live negotiation on the sale/offer. | Chase Ian on seller read (reminder cron live for 1710-style nudge) | 295 Ella (Greyhill track) |
History Ian Heyman (Rosewood Realty Group) — continuation of the "Offer" thread. Rosewood (David Wildes) introduced Greyhill Group as the buyer on 295 Ella. Working model ~$20M / 11.9% going-in. Josh sent loan matrix + sale comps 7/22; buyer site walk done 7/15. Next Step Await Greyhill/Ian's response on price and terms. This is the live sale track for 295 Ella. | |||||
| Columbus OH — STNL Package | Adam Goodstein (Seastone Capital) | Recent | CP Ball Josh replied 7/23; awaiting Adam's response on the Columbus STNL package. | Await Adam's read; monitor | — |
History Adam Goodstein (Seastone Capital) sent a Columbus OH single-tenant net-lease package. Distinct from 250 High St Columbus. Adam is also the Tryperion/295 Ella JV intro and 364 Lincoln CO thread contact — an active relationship. Next Step Await Adam's reply. Low urgency. | |||||
| Morvay // Greenmont Co-GP | Baruch Litwin (GLJ) / David Rottenberg | ~2d | CP Ball Josh working Rottenberg's blue-text comments; Baruch coordinating. | Respond to Rottenberg 7/22 comments (also on deal row) | Active → Morvay Co-GP |
History Baruch Litwin (GLJ) intro'd the Morvay Co-GP (Kuser Rd NJ + Space Coast FL shallow-bay). David Rottenberg (Morvay Holdings) sent blue-text comments 7/22. Also intro'd "LA industrial" thread. Lender: High Peaks Capital. Next Step Josh to respond to Rottenberg's comments (tracked on the Morvay deal row too). | |||||
| Jonathan Weiss — Real Estate Opportunity | Jonathan Weiss | ~1d | CP Ball Uniek-related connect; Josh engaged, awaiting Jonathan. | Monitor for reply | 805 Uniek Recap |
History Jonathan Weiss ("Jonny Weiss") — a warm investor on the 805 Uniek recap. "Real Estate Opportunity connect" thread. Uniek raise: Sabal selling 2026; warm list incl. DIA, PIMCO Prime, Pags, TruArrow, Stream Capital, Jonny Weiss. Next Step Await Jonathan's response; keep in Uniek investor loop. | |||||
| Jesse Krantz — Intro via Dov Herzberg | Jesse Krantz | ~1d | CP Ball Josh replied 7/23 1:29PM; awaiting Jesse. | Monitor; qualify the intro | — |
History Jesse Krantz introduced via Dov Herzberg. Josh replied 7/23 1:29PM. New relationship — nature/fit TBD. Next Step Await Jesse's reply; qualify what the intro is for. | |||||
| Sorrento View — Invesco intro | Justin Rimel | ~2d | CP Ball Justin interested; working an intro into Invesco. | Await Invesco intro; follow up ~7/29 (⚠ no cron yet) | Pursuit → Sorrento View |
History Justin Rimel replied 7/22 with interest; Sorrento View Business Park is Invesco-owned. Justin working an intro into Invesco to gauge sell appetite. Next Step Await intro; nudge ~7/29. No reminder cron set — say the word and I'll schedule it. | |||||
| 1710 Ringwood — seller read | Ian Halker + Scott Prosser (C&W) | ~4d | CP Ball Scott pushing owners; reminder fires 7/24. | Cron fires Jul 24 → Jamie drafts follow-up for approval | Pursuit → 1710 Ringwood |
History Scott Prosser knows the owners; Josh pushed him 7/20 for a seller read "over the next couple days." Ian Halker (Ian.Halker@cushwake.com, 612-803-8377) working owner contact. Reminder cron 0883b6f8 fires 7/24 10am PT. Next Step Cron auto-drafts a follow-up tomorrow for Josh's approval. | |||||
Contract-flip strategy: tie up parcels adjacent to new utility substations/transmission lines before public need, assign or back-to-back close to utility or DC developer. Primary zone: Ellis County, TX — Oncor building new 765/345kV substation + switch station in Stainback/Farrar Road corridor (I-45 SE DFW), serving hyperscaler cluster (Google, Amazon, QTS, Databank, Compass, Skybox, Stack). Investor already sold land to Oncor in this corridor → Play 1 validated. Secondary: Houston/CenterPoint Hockley/Becker 345kV (fresh Apr 2026 route selection).
| Parcel | Location | Acreage | Owner | Dist. to Node | Basis / Notes | Next Action | Due |
|---|---|---|---|---|---|---|---|
| ±96.7ac Farrar Rd ALL-STAR PICK | Palmer, TX 75152 | ~96.7 | Hilda Moya (CoStar) | ~1.0 mi | APN 186660. Dry (no floodplain). Flat ag. CoStar tags retail but land is raw ag. Off-market = no proven willingness. Owner/basis CoStar-inferred, not deed-verified. | Ellis CAD deed pull to verify ownership/basis; assemblage check (Martha Stewart, Nydia Garcia, undisclosed 87ac parcel) | Pending CoStar |
Coordinates ~32.4696 / -96.7063 Honesty Flags Off-market — no proven willingness to sell. Owner/basis CoStar-inferred, not deed-verified. CoStar tags "retail" but land is raw agricultural. Condemnation risk exists if Oncor can condemn cheaply. Assemblage Partners Martha Stewart (adjacent), Nydia Garcia (adjacent), undisclosed 87ac owner — need CAD deed pulls on all three. | |||||||
| 1629 Hunsucker Rd 60 ac | Palmer, TX | ~60 | Apollo RE Holdings (Jan 2026) | ~0.9 mi | #1 on shortlist. Recent buyer — likely flippable at right price. Need TX SOS unmask. | TX SOS unmask Apollo RE Holdings Ltd identity | Pending |
Notes Competition parcel — recent Jan 2026 acquisition suggests awareness of node value. Apollo RE Holdings identity unknown — TX SOS filing needed. | |||||||
| AGC Custom Homes parcel | Farrar Rd area, Palmer TX | — | Angel Gonzales (since 2008) | Near-node | Ideal flip counterparty — transactional builder, raw basis $10.9K/ac. Phone: 972-921-xxxx. | Outreach approach strategy | Pending Josh |
Notes Deep-dive finding. Transactional builder with low basis — ideal for contract flip at meaningful premium to ag value but below utility land value. | |||||||
| Batchler Cir / Matt Rd / FM 983 3 parcels | Palmer area, TX | Various | Various | Near-node | 3 cheapest near-node listings ($15-17K/ac) — ALL in 100-yr floodplain. Cheap BECAUSE they flood. Flood ≠ necessarily disqualifying for utility but limits residential flip. | Assess utility-use viability despite flood | Low priority |
Scoring Insight Price is attractive but flood risk explains low basis. CoStar screen identified these as cheapest near-node parcels. May still work for utility/transmission use if not residential. | |||||||
| Node | Location | Status | Next Action | Due |
|---|---|---|---|---|
| Hockley/Becker 345kV | NW Harris County, TX ~30.0258 / -95.8452 | Screen Complete | Confirm CenterPoint fee-purchase track record (buyer gate); awaiting Josh CoStar export (77447/77484/77445/77493/77355) | Pending CoStar |
Details Fresh Apr 2026 route selection PASSES flip tests. Key verify: does CenterPoint BUY land or condemn? Oncor had proven Ellis precedent; CenterPoint unconfirmed. 943 TX land parcels in CoStar exports, 102 from Dallas area. Williamson County secondary: Muscovy 345kV node (Iron Mountain Taylor Meadows ~500ac anchor). Land repricing $22-25K → $41-68K/ac. | ||||
| Venture | Sector | Lead | Stage | Next Action | Due |
|---|---|---|---|---|---|
| Anann (Israel Data Center) Tzora + Afula | Data Center | Eyal | Capital Raise | Review v13 deck open items (3 red flags flagged 6/12); track K3 co-lead | Active |
Deal $75M @ $275M pre-money = 21.4% Day-1. Base case 4.72x MOIC / 32.6% IRR / 5.5yr hold to 2031 / $354M sponsor proceeds. K3 Family Office (Apostolos Kakkos) named co-lead. Structure Tzora 28.5 MW IT + Afula Ph1 80 MW IT = 108.5 MW IT by 2031. Total project cost $1,535M (85% LTC senior debt). 2031 EBITDA $207M. 18x exit → EV $3.0B. Lian Group (Michele Di Minno) modeling. Open v13 review delivered 6/12: (1) Slide 4 MW IT contradiction; (2) Afula timeline model mismatch; (3) Slide 28 sensitivity cells off. Ball on Eyal/Peter to reconcile. | |||||
| Anann — Secondary | Data Center | Eyal | Structuring | Confirm secondary terms & participants | [confirm] |
Note Anann secondary opportunity — details to be confirmed. Related to primary Anann DC raise (Eyal-led). | |||||
| Anann — New Raise | Data Center | Eyal | Structuring | Confirm new-raise size, timing & use of proceeds | [confirm] |
Note New Anann capital raise (distinct from secondary). Size/timing to be confirmed. | |||||
| United Cost Segregation w/ Matthew Gigantelli | Tax Services | Josh / Eyal | Definitive Docs | Finalize re-papered terms w/ Matt; nail accounting/monitoring fee; Dentons draft turn | Active |
Structure UCS Venture LLC + UCS Investor LLC (DE, via Taylor Lolya). David Zalaznick (JZ Advisors) = majority capital. Greenmont (Josh+Eyal) sponsors. Gigantelli founder/operator. Term sheet executed 6/1; Matt withdrew 7/15, deal re-papered 7/17 (simplified). Open Steve Rist (Dentons) definitive-agreement draft outstanding. Confirm Dentons = DZ's counsel. Q3 historical monthly books still owed by Matt. | |||||
| Offensive Cybersecurity Co. | Cybersecurity | Josh | Under Evaluation | Confirm company, check size & investment thesis | [confirm] |
Note Investment in an offensive cybersecurity company. Company name, structure, and terms to be confirmed — drop docs/thread to populate. | |||||
| Nursing Homes | Healthcare / SNF | Josh | Early Look | Confirm market, operator & deal structure | [confirm] |
Note Skilled-nursing / senior-care opportunity. Details to be confirmed. (Prior Seniors-101 work exists — confirm if related.) | |||||
| Item | Area | Owner | Status | Next Action | Due |
|---|---|---|---|---|---|
| Yardi Upgrade | Systems | Josh / Matt | In Progress | Confirm upgrade scope, timeline & vendor contact | [confirm] |
Note Yardi platform upgrade. Scope/timeline to be confirmed. | |||||
| PTO Policy | HR | Josh | Drafting | Finalize PTO policy & roll out to team | [confirm] |
Note Company PTO policy — drafting/finalizing. Details to be confirmed. | |||||
| Staffing | HR | Josh | Ongoing | Track open roles & hiring pipeline | Ongoing |
Note Staffing / hiring. Open roles and candidates to be tracked here. | |||||
| Terminations | HR | Josh | As Needed | Track any pending personnel actions | Confidential |
Note Personnel / termination matters. Sensitive — keep detail minimal. | |||||
| Broker | Firm | Phone | Market / Deal | Role | Status | Last Contact | |
|---|---|---|---|---|---|---|---|
| Gary Martinez | Ashwill Associates | gary@ashwillassociates.com | Broker on Yorba Linda | New | — | ||
| Cameron Merrill | CBRE | cameron.merril@cbre.com | Broker who toured us through commerce on 9.4.2025 | Leasing | Active | 2025-09-04 | |
| Eric Cox | CBRE | eric.a.cox@cbre.com | Broker on Kearny Mesa | New | — | ||
| Hunter Rowe | CBRE | hunter.rowe@cbre.com | Broker on Kearny Mesa | New | — | ||
| Joe Cesta | CBRE | joe.cesta@cbre.com | Broker on Kearny Mesa | New | — | ||
| Jonathan Garrick | CBRE | jonathan.garrick@cbre.com | Broker on Signal Hill | New | — | ||
| Robert Ferraro | CBRE | Union City | New | — | |||
| Ryan Sparks | CBRE | San Diego | New | — | |||
| Sean Williams | CBRE | San Diego | New | — | |||
| Thomas Taylor | CBRE | Fremont | New | — | |||
| Vince Machado | CBRE | Fremont | New | — | |||
| Gian Bruno | Colliers | gian.bruno@colliers.com | Broker on Temecula deal sent 9.4.25 | Sales | Active | 2026-02-05 | |
| Kenny Patricia | Colliers | kenny.patricia@colliers.com | Broker on Temecula deal sent 9.4.25 | Sales | Active | 2025-09-04 | |
| Matt Dierckman | Colliers | Sylmar | New | — | |||
| Michael Kendall | Colliers | michael.kendall@colliers.com | Broker on Temecula deal sent 9.4.25 | Sales | Active | 2025-09-04 | |
| Mike Carrigg | Colliers | Livermore | New | — | |||
| Mike Lloyd | Colliers | Livermore | New | — | |||
| Brett Lockwood | Cushman & Wakefield | Anaheim | New | — | |||
| Bryce Aberg | Cushman & Wakefield | bryce.aberg@cushwake.com | Broker on San Marcos | Broker on La Costa Meadows | New | — | ||
| Charlie Jacobs | Cushman & Wakefield | charles.jacobs@cushwake.com | Broker on La Costa Meadows | New | — | ||
| Conor Boyle | Cushman & Wakefield | San Marcos | New | — | |||
| JEFF CHIATE | Cushman & Wakefield | jeff.chiate@cushwake.com | Broker on Barranca | Sales brker on Barranca | New | — | ||
| Kris Hagar | Cushman & Wakefield | Concord | New | — | |||
| Kyle McGillen | Cushman & Wakefield | kyle.mcgillen@cushwake.com | Direct 949-930-9229 / Mobile 206-372-0423 | Costa Mesa / 3303 Harbor Blvd (Commerce Business Park); prior: Goodyear Irvine | Sales | Active | 2026-06-11 |
| Louay Alsadek | Cushman & Wakefield | louay.alsadek@cushwake.com | Broker on La Costa Meadows | New | — | ||
| Maddie Mawby | Cushman & Wakefield | maddie.mawby@cushwake.com | Broker on La Costa Meadows | New | — | ||
| Nico Napolitano | Cushman & Wakefield | nico.napolitano@cushwake.com | Broker on Bellgrave | New | — | ||
| Randy Ellison | Cushman & Wakefield | Costa Mesa | New | — | |||
| STEVE BOHANNON | Cushman & Wakefield | steve.bohannon@cushwake.com | Broker Buggati Business Park | New | — | ||
| Steve Pace | Cushman & Wakefield | Steve.Pace@cushwake.com | Broker on O'Toole which we bid on | New | — | ||
| Tyler Epting | Cushman & Wakefield | Concord | New | — | |||
| Zach Niles | JLL | Zach.Niles@jll.com | Broker on Anaheim | Sales | Active | 2026-02-17 | |
| Jim Benson | Kidder Mathews | Oceanside | New | — | |||
| John Witherall | Kidder Mathews | Oceanside | Sales + Leasing | Active | 2026-03-12 | ||
| Andrew Gage | Lee & Associates | agage@lee-associates.com | Broker on Pacoima | Sales | Broker on Pacoima | — | |
| Dale Camera | Lee & Associates | Santa Ana | New | — | |||
| Daniel Knoke | Lee & Associates | dknoke@lee-associates.com | 760.929.7836 | North San Diego small-bay industrial parks (20–40k SF). 1230 Activity Dr intro 7/22/2026. | Sales | Active | 2026-07-22 |
| Erica Balin | Lee & Associates | ebalin@lee-re.com | Broker on Calabasas small bay deal | New | — | ||
| John Collins | Lee & Associates | jcollins@lee-associates.com | Broker on Laguna, Huntington 1 | Sales + Leasing | Active | 2026-03-12 | |
| Peter Merz | Lee & Associates | pmerz@lee-associates.com | North San Diego small-bay industrial parks (20–40k SF). 1230 Activity Dr intro 7/22/2026 with Daniel Knoke. | Sales | Active | 2026-07-22 | |
| Scott Caswell | Lee & Associates | scaswell@lee-re.com | Broker on Calabasas small bay deal | New | — | ||
| Sean Ahern | Lee & Associates | Costa Mesa | New | — | |||
| Tim Walker | Lee & Associates | timwalker@lee-associates.com | Leasing broker on 1540-1570 Reynolds - Mapped deal we made unsolicted offer on | Leasing | Active | 2026-02-17 | |
| J.R. Williamson | NAI Capital Commercial | Santa Ana | New | — | |||
| Brandon White | Newmark | brandon.white@nmrk.com | Broker on Costa Mesa | Sales + Leasing | Active | 2026-02-17 | |
| Joey Farney | Newmark | joey.farney@nmrk.com | Leasing broker who toured commerce with us on 9.4.2025 | Leasing | Active | 2025-09-04 | |
| Nick Krakower | SRS Real Estate Partners | nick.krakower@srsre.com | Broker on Pacoima | Sales | Broker on Pacoima | — | |
| Peter Joyce | Stream Realty Partners | Moreno Valley | New | — | |||
| Mike Vernick | Voit Real Estate Services | Cerritos | New | — | |||
| Patrick Connors | Voit Real Estate Services | San Diego | New | — | |||
| Ryan Moore | Voit Real Estate Services | Corona | New | — | |||
| Trent Walker | Voit Real Estate Services | twalker@voitco.com | Leasing broker on Irvine Barranca | Leasing broker on Barranca | Leasing | Active | 2026-02-17 | |
| Greg Geraci | North Hollywood | New | — | ||||
| Jeff Carr | CBRE | jeff.carr@cbre.com ⚠ verify | OC/SoCal industrial disposition / Alcalde (Laguna 3) listing & lease-up | Sr VP, Sales | Active | 2026-07-20 | |
| Jeffrey Richards | Oceanside | New | — | ||||
| Karen Sunday | Santa Ana | New | — | ||||
| Kevin Carroll | North Hollywood | New | — | ||||
| Kevin Lee | Anaheim | New | — | ||||
| Robert Colacion | Gardena | New | — | ||||
| Rusty Williams | San Marcos | New | — | ||||
| Ralph Longo | Global Commercial Properties | rlongo@globalcommercialprop.com | (408) 529-1362 | Silicon Valley / 110 Pioneer Way, Mountain View | Sales | Active | 2026-07-16 |
| Brent Dressen | Colliers | brent.dressen@colliers.com | Direct 408-282-3979 / Mobile 408-202-4740 | Silicon Valley / 1675 Walsh Avenue (recorded condo map) | Sales | Active | 2026-07-15 |
| Ryan Adlesh | CBRE | Ryan.Adlesh@cbre.com | C 805-709-1089 | Silicon Valley industrial / 1257 Tasman Dr, Santa Clara | Sales | Active | 2026-07-20 |
| Sean R. Kelly | CBRE | sean.kelly@cbre.com ⚠ verify | South FL capital markets / 555 Washington BOV + Two Town Center, Boca Raton | Capital Markets (First VP) | Active | 2026-07-17 | |
| Christian Lee | CBRE | christian.lee@cbre.com ⚠ verify | South FL capital markets / 555 Washington valuation team | Vice Chairman | Active | 2026-07-17 | |
| David Coffman | JLL | David.Coffman@jll.com | Northeast industrial capital markets / 295 Ella Grasso Tpke disposition | Sr Director, Capital Markets | Active | 2026-07-23 | |
| Meaghan Philbin | Newmark | meaghan.philbin@nmrk.com ⚠ verify | NY retail capital markets / High Street Retail Portfolio LOI (seller-side) | Associate Director | Active | 2026-07-23 | |
| Brett Siegel | Newmark | brett.siegel@nmrk.com ⚠ verify | T 212-372-0798 / M 516-458-1872 | NY retail capital markets / High Street Portfolio LOI (lead seller-side) | Capital Markets | Active | 2026-07-22 |
| Sean McDonald | Voit Real Estate Services | ⚠ email TBC | C 949-351-7113 | SoCal small-bay industrial / off-market Gardena small-bay (+ rent roll) | Sales | Active | 2026-07-23 |
| Zack Streit | Priority Capital / TBC | ⚠ firm+email TBC | Debt & equity capital markets / intro via Jared ("four property recap") | Capital Markets (intro) | Warm Intro | 2026-07-21 | |
| Ron Dalal | TBC (Aviara seller-side) | ⚠ firm+email TBC | Industrial portfolio / Aviara Portfolio (passed — keep warm) | Sales | Cold | 2026-07-16 |