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Industrial Real Estate Investing

Irwin Boris is an expert in industrial real estate investing. Based in New Jersey, US he invests in industrial or commercial real estate.

Irwin Boris, Heritage Capital Growth, The Next 100 Days Podcast, Industrial Real Estate Investing

Summary of the Podcast

Introduction and background on Heritage Group Capital

  • Irwin Boris introduced Heritage Group Capital, a multi-generational family office turned industrial real estate investing firm.
  • Starting with apartments, they shifted focus to industrial properties for stability.
  • They own 9,000 units across the US through strategic acquisitions and active management.

Industrial real estate investing strategy and philosophy

  • Heritage Group Capital focuses on smaller industrial/flex properties.
  • They do this in secondary markets near major highways and workforce centres.
  • Irwin explained they seek stable cash flow over appreciation.
  • Heritage has maintained 35-40% equity to weather downturns.
  • Diversification across tenants and staggered lease expirations mitigates risk.

Risk management and deal structuring

  • Irwin discussed mitigating single tenant risk through location stickiness.
  • Heritage Group Capital takes a conservative approach, limiting leverage to 55% and always hedging interest rates.
  • Returns target 9-10% annually from cash flow with tax benefits, prioritising stable income over grand slams.


Clips from the Podcast

Heritage – Property NOT Pharmacy


Pivot to Industrial Real Estate Investing


Don’t Borrow More Than 65% From the Bank


You Can’t Eat IRR


Soprano’s Guide to Wealth


Irwin Provided this Testimonial

The Next 100 Days Podcast Co-Hosts

Graham Arrowsmith

Graham Arrowsmith, Co-Host, The Next 100 Days Podcast

Graham is “The High Net Worth Data Guy” who founded Finely Fettled to help business owners and marketers market to affluent and high-net-worth customers.¬† Now get all-inclusive affluent direct mail campaigns combining A lister copy, design, print and postage for ¬£599+vat, without the DIY hassle. Find Graham on LinkedIn.

Kevin Appleby

Kevin Appleby, Co-Host, The Next 100 Days Podcast

Kevin specialises in finance transformation and implementing business change. He’s the COO of GrowCFO, which provides both community and CPD-accredited training designed to grow the next generation of finance leaders. You can find Kevin on LinkedIn¬†and at