With the Southeast’s rapid population growth, the industrial real estate market continues to surge. According to one source by the Federal Reserve Bank of Atlanta , for instance, their reports find that the Southeast between 2019 and 2022 alone “more than doubled the differential in growth rates of population between the Southeast and the nation overall,” in addition to more than quadrupling their consumption demand to a nearly 0.9 percent point growth differential per year. These surges are prompting many investors to direct capital toward the Southeast, capitalizing on robust growth and rising demand for logistics and industrial space to support the evolving supply chain. In conversation with Alex Redfearn, Founder, President, and CEO of Redfearn Capital, a private equity real estate firm specializing in commercial real estate properties across the Southeast, Redfearn provides his insights for how to reposition properties in thriving markets through Florida and the Southeast and how to deliver above-market returns for investors. Read below to learn more:
How has the rise of e-commerce influenced your firm’s strategy in the industrial real estate market?
“The rise of e-commerce has significantly shaped Redfearn Capital’s strategy in the industrial real estate market,” Redfearn shares. As Forbes Advisor reports, by 2027, the e-commerce market is expected to total over $7.9 trillion — and with no sign of slowing down, the Redfearn team understands the urgency in acting quickly to seize these opportunities. “We recognized early on that e-commerce was driving demand for logistics and distribution space, especially in Florida and the Southeast, where strategic access to major markets is critical. This shift steered us toward focusing on industrial properties, particularly warehouses and distribution centers, which provide the backbone for online retailers and supply chain operations. In 2017, we made our first industrial acquisition, capitalizing on the surge in demand for distribution facilities. E-commerce requires fast, efficient delivery systems and our properties cater to businesses needing large-scale storage and fulfillment solutions. This sector also allowed us to scale faster compared to retail or office assets, given the simpler management structure of industrial leases. By concentrating on industrial real estate, we've been able to adapt to the growing needs of e-commerce.”
With recent rate cuts leading to more selective lending practices, how is your firm adapting its financing strategies to secure capital for industrial projects?
“We’ve been proactive in diversifying our lender relationships and engaging with a broader range of capital providers, which helps us avoid overreliance on any single source and gives us flexibility to secure financing on favorable terms. Given the more stringent criteria from traditional lenders, we also find that alternative capital sources can offer a more tailored approach. These alternatives often align better with the unique characteristics of our industrial projects, allowing us to craft financing solutions that meet both our operational needs and our investment objectives. By maintaining a disciplined acquisition strategy and focusing on assets that meet the demand for logistics and e-commerce, we’ve been able to position our projects as attractive opportunities for lenders, even in a more selective environment.”
What innovative financing solutions or deal strategies are you exploring to navigate the changing landscape of industrial real estate transactions?
“Much of our work in this area happens behind the scenes to ensure we are always aware of the current landscape. One approach we’ve been implementing is forming joint ventures with institutional partners who bring both capital and strategic insight, enabling us to pursue larger, more complex projects while sharing risk. A recent example of this is our collaboration with TPG Angelo Gordon on the acquisition of eight warehouses in the greater Jacksonville area earlier this year (click here to read more about this in the Daily Record). Finally, we focus on generating risk-adjusted returns wherever possible to maximize our investments. This approach ensures that we are not only pursuing profitable opportunities but also managing potential risks effectively.”
How is the rapid population growth in the Southeast affecting your investment decisions in industrial real estate?
“The rapid population growth in the Southeast is a significant factor shaping our investment strategy at Redfearn Capital,” Redfearn said. “As the region continues to attract both residents and businesses, the demand for industrial real estate is surging, particularly in key logistics hubs like Jacksonville, Orlando and Miami.” For emphasis, according to CBRE’s Southeast United States Industrial Overview Midyear 2024 report, all Southeast United States markets recorded positive absorption at the midpoint of 2024, with Tennessee markets reporting the lowest vacancy rate. “We’re strategically targeting markets with strong population growth, as they tend to experience heightened demand for industrial space. This growth creates opportunities to develop or acquire properties that serve both regional and national supply chains. We also factor in infrastructure improvements and transportation access, which are critical to the success of industrial facilities in these fast-growing areas.”
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