Adding Value with Shy Assar

For decades, the industrial real estate playbook was predictable: chase cheap labor inland, build commodity big-box distribution centers, and ride the tailwinds of global trade and e-commerce. But what happens when automation completely changes the labor equation, tariffs challenge global supply chains, and AI demand spills out of data centers into physical manufacturing? In this episode of Adding...

If you attend local city council hearings, read the headlines, or follow Sacramento debates, the narrative seems clear: the Inland Empire is entirely anti-warehouse, and logistics facilities offer dead-end jobs that nobody wants. But does the vocal opposition at the public microphone actually reflect what everyday community members believe? In this episode of Adding Value, host Shy Assar sits down...

IIndustrial outdoor storage (IOS) has shifted from overlooked mom-and-pop truck yards into one of the most profitable, highly competitive sectors in commercial real estate—consistently outperforming traditional core asset classes. In this episode of Adding Value, host Shy Assar sits down with Benji Miller, founder of Negresco Property Group. Benji shares how he transitioned from working on massive...

What does it take to navigate four decades of commercial real estate cycles—and help lead the largest industrial landlord in the world? In this episode of Adding Value, host Shai Asar sits down with Kim Snyder, Executive Director at Prologis. With a career spanning 40 years across development, institutional ownership, and global portfolio strategy, Kim shares an insider’s look at the mechanics of...

What does it take to manage over 130 million square feet of industrial space for Blackstone—and what does the future of industrial development look like in Southern California and the Inland Empire? In this episode of Adding Value, Shy Assar sits down with Bud Pharris, former Senior Managing Director of the West Region at Link Logistics and newly appointed Chief Executive Officer of Pacific Indust...

If you attend local city council hearings, read the headlines, or follow Sacramento debates, the narrative seems clear: the Inland Empire is entirely anti-warehouse, and logistics facilities offer dead-end jobs that nobody wants. But does the vocal opposition at the public microphone actually reflect what everyday community members believe? In this episode of Adding Value, host Shy Assar sits down...

In the world of commercial and industrial real estate, a deal is only as good as the due diligence behind it. Finding a hidden dry cleaner from the 1960s or unearthing a legacy chemical spill can turn a high-performing asset into a capital-intensive nightmare. In this episode of Adding Value , host Shy Assar sits down with David McAlister , founder and Principal of McAlister GeoScience . With over...

What We Discuss: Managing an $898M budget with strict fiscal responsibility Manufacturing vs. logistics: What’s really inside Fontana’s industrial buildings Adaptive reuse: How industrial zoning supports churches, schools, and a regional homeless navigation center Pro-business initiatives, downtown revitalization, and infrastructure-first planning Mayor Warren’s journey in public service and visio...

TIMESTAMPS 00:00 - Intro & Macro Overview: Highest Vacancy in 13 Years 02:15 - Tale of Two Markets: Mega Big Box vs. Mid-Sized Contraction 05:10 - The Impact of Expiations: 5-Year Leases Rolling Off COVID Peaks 08:30 - Inland Empire West (100k–250k SF): Case Study & Security Deposits 12:45 - Monetary Policy, M2 Supply, & Corporate Downsizing Realities 15:20 - Efulfill Deal Deep Dive: $1.21 Gross &...

Timestamps:   [00:00:00] - Highlight Hooks [00:01:19] - Episode Introduction [00:02:30] - Macro Overview: Inflation, Rates & Sentiment Disconnect [00:03:47] - Narrative Economics & Competing Narratives [00:09:18] - Middle East Tensions, Oil Markets & Inflation Myths [00:12:35] - Capital Markets, Cap Rates & Commercial Real Estate Outlook [00:15:17] - The Federal Deficit, Debt & Rising Capital Cost...

Timestamps: [00:00] - Episode Intro: The Multi-Front War Facing California’s Trucking Fleets. [01:44] - Meet Eric Sauer: CEO of the California Trucking Association. [02:06] - The Current Macro State of the Trucking Industry & Post-Pandemic Shock. [04:49] - Import Trends & Explaining the Softening Across Trucking Sectors. [06:11] - Overview of Different Fleet Sectors (Intermodal, Agriculture, Heavy...

About Millie & Severson: Operating for over 81 years, Millie & Severson is a premier, employee-owned (ESOP) general contractor in California and Nevada. Known for their "big projects, no egos" culture, they are a dominant force in industrial tilt-up construction, partnering with global giants like Amazon, Prologis, Trammell Crow, and Brookfield. Timestamps: 0:00 - Introduction: The Industrial Tipp...

Whether you are an institutional developer sourcing land, a third-party logistics (3PL) provider looking to automate, or a broker trying to avoid a multi-million dollar mistake—this masterclass outlines exactly how to navigate today's grid constraints. Episode Timestamps 00:00 Cold Open & Introduction – Why power is the ultimate gatekeeper. 01:23 The Reality of SoCal's Grid – Why the power is ther...

Emily is a premier Southern California industrial Fee Developer and project manager that both institutional investors and private corporate owner-users trust to run their developments from inception to completion. When a corporate user, manufacturer, or logistics firm wants to buy land and build their own facility in the Inland Empire industrial market, trying to manage civil engineering, design d...

In this episode of Adding Value, host Shy Assar sits down with Louie Goros, Managing Director and Head of Distribution at Kingsbarn Real Estate Capital—a powerhouse firm with over $2 billion in assets under management. Louie pulls back the curtain on how sophisticated property owners are leveraging Delaware Statutory Trusts (DSTs) and Cost Segregation studies to completely eliminate landlord heada...

Timestamps: [00:00] - Market Overview: The tension between vacancy headlines and institutional activity. [01:19] - Q1 2026 Deal Highlights: Brokering 1 million square feet in Ontario and Riverside. [02:48] - The Buyer Pool: Why sourcing buyers for vacant buildings is increasingly difficult. [04:47] - Sub-100k Sq. Ft. Sector: Why smaller buildings are weathering the storm best. [07:15] - Case Study...

Key Topics: 2026 TEU Forecast and Market Stability. Rising oil prices and downward pressure on industrial rents. The "China + 1" strategy and its impact on transit times. How BNSF and Union Pacific are integrating with the Port's rail strategy. The resilience of California’s export economy.  [00:00] – Introduction: The end of front-loading and the new "sea of uncertainty."  [01:38] – 2025 Market R...

In this episode, we cover: ✅ How 100% Bonus Depreciation works for industrial assets. ✅ The "Catch-Up" Trick: How to get deductions for properties you’ve owned for years. ✅ Why car washes and "Special Purpose" buildings are tax goldmines. ✅ Energy incentives (179D) and the "Green Building" advantage in California.   Special Offer for Viewers: Jason has provided a 10% discount on cost segregati...

What you’ll learn in this episode: The 2026 Market Vibe: Why 1031 volume remains strong despite interest rate volatility [01:15]. The Debt Myth: Why you don't actually have to replace "debt with debt" to stay tax-deferred [19:24]. Reverse 1031s: The "Power Move" for industrial owners who need to buy before they sell [31:00]. The California Clawback: How the FTB tracks your equity even if you move...

What you’ll learn in this episode: The "Entitlement Value" Shift: Why raw land carries more risk than ever before. The High Desert Boom: Why labor shortages are pushing development to Victorville and Palmdale. CEQA Streamlining: The "Addendum" strategy that bypasses the 12-month EIR trap. The #1 Project Killer: Why ignoring the community is the fastest way to lose your investment. The Future of In...

Key Topics Covered: What defines a legitimate IOS asset? The role of heavy industrial zoning and high-flow-through site functionality. Why institutional capital (pension funds, insurance) has flooded the space. The impact of interest rates on portfolio aggregation and exit strategies. The 2026 outlook for Southern California vs. the National IOS market.  Connect with Shy Assar: 📺 YouTube: @Adding...

We discuss: Substantial Completion: Why the lease start date is often a "moving target" and how to define it. The 30-Day Warranty Trap: Why a building inspection is your best friend before the clock runs out. Zoning & Suitability: Whose job is it to ensure the warehouse fits the business use? (Warning: It’s not always who you think!) Capital Expenditures: Why the 12-year amortization schedule migh...

 In this episode, you’ll learn: How the SBA 504 program provides stability with 25-year fixed rates. The reality of current lending timelines and the "45-day contingency" standard. Strategies for refinancing existing debt to pull out working capital. Why "Pre-Approval" is the most critical step for any industrial owner-user.  Connect with Jennifer Davis: LinkedIn: https://www.linkedin.com/in/jenni...

 00:00:00 Intro: Why Small Bay Industrial is outperforming Big Box.  00:01:45 The history of BKM Capital Partners and the thesis for light industrial. 00:03:43 Transitioning from private to institutional ownership in business parks.  00:04:32 Why vertical integration is a survival requirement in operations.  00:05:13 Scaling through technology: How BKM manages 4 leases per day.  00:07:31 Defining...

As an industrial real estate broker here in the Inland Empire, I see these design and entitlement challenges every day when helping clients reposition assets and secure long-term tenants. Whether you are a developer, investor, or fellow broker, this conversation offers essential insights into what it takes to get a project out of the ground in today’s market.  [00:00:00] – Introduction: The evolvi...