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.
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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 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 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 kevinappleby.com
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