Condo Converations and Value Add Strategies with Rob Guthrie

Industrial Insights

Rob Guthrie, founder of Guthrie Development, shares his experience in industrial real estate, specifically in condo conversions and value-add strategies. He discusses his background in real estate development and his specialization in small industrial buildings for sale. Rob emphasizes the importance of location and demographics when considering condo conversions and highlights the benefits of owning a small business property. He also talks about the challenges and pitfalls of condo conversions, including market fluctuations and the need for flexibility in financing and leasing options. In this conversation, Rob Guthrie and Justin Smith discuss the real estate industry, specifically focusing on multi-tenant industrial properties. They talk about the target market for these properties, the challenges of attracting institutional investors, and the value-add process for improving older properties. They also touch on design features, dealing with environmental issues, and advice for those interested in entering the industry.

Key Takeaways

• Condo conversions can be a successful strategy in industrial real estate, especially for small business owners who want to own their own space.
• Location and demographics play a crucial role in the success of condo conversions, as buyers often prefer to work close to where they live.
• Condo conversions provide flexibility in terms of leasing and financing options, allowing for income generation even in a slow sales market.
• Pitfalls of condo conversions include market fluctuations, the discretionary nature of the purchase decision, and the need for careful management of timelines and entitlements.
• Private equity investment, including friends and family and country club equity, is common in the industrial real estate market. The target market for multi-tenant industrial properties is younger brokers with experience and knowledge in the industry.
• Attracting institutional investors can be challenging due to their preference for other asset classes.
• The value-add process for improving older properties involves making functional improvements, re-tenanting, and enhancing the exterior appearance.
• Dealing with environmental issues can be time-consuming and costly, so it's important to carefully consider the feasibility of such projects.
• Joint ventures with building owners can be a win-win situation, allowing for shared profits and mitigating risk.
• Having a good listing agent is crucial for finding deals and navigating the real estate market.
• It's important to be patient and leave room for unexpected expenses in real estate projects.
• Soft costs, such as permits and fees, can significantly impact the profitability of a project.
• The real estate industry offers opportunities for those willing to start small and gain experience.
• Aligning interests and forming partnerships can lead to long-term benefits in real estate projects.

Episode Resources

Connect with Rob Guthrie

• https://guthriedevelopment.com/

Connect with Justin Smith

• https://smithcre.com/
• https://www.lee-associates.com/
• [e-mail]
• https://www.linkedin.com/in/justinbsmith

Chapters

00:00 Introduction and Background 06:38 Condo Conversions and Association Management 08:06 Underwriting and Comparing Lease vs. Buy 09:30 Location and Demographics in Condo Conversions 11:05 Benefits and Challenges of Condo Conversions 19:13 Value-Add Strategies and Successful Projects 25:20 Expanding Territory and Market Insights 26:16 Condo Project Pitfalls and Risk Mitigation 28:03 Lease Options and Financing Solutions 31:23 Private Equity Investment in Industrial Real Estate 32:02 Targeting the Sweet Spot: Young Brokers in the Multi-Tenant Industrial Market 34:22 Challenges in Attracting Institutional Investors to Multi-Tenant Industrial Properties 35:59 The Value-Add Process: Improving Older Properties for Higher Returns 39:13 Dealing with Environmental Issues in Multi-Tenant Industrial Projects 52:27 Joint Ventures: A Win-Win Approach to Real Estate Development 53:52 The Importance of a Good Listing Agent in the Real Estate Market 55:30 Patience and Contingency: Key Factors in Real Estate Projects 56:00 Starting Small: Opportunities for Newcomers in the Real Estate Industry 59:44 Aligning Interests: The Power of Partnerships in Real Estate