THE LONG
GAME.
We don't just buy buildings. We adopt them. We build generational wealth through the relentless compounding of working-class assets.
Spearhead Industrial is a principal-led private equity firm executing a high-velocity aggregation strategy in the I-85 corridor. We acquire under-managed, **Blue Collar Infrastructure** that falls below the institutional radar. By standardizing operations and upgrading infrastructure, we transform fragmented local properties into an institutional-grade portfolio.
The Math Behind the Mission
We don't rely on luck. We rely on arithmetic. Here is how our targeting criteria translates directly to your wallet.
The Money Effect
Market Average is ~5.5%. We buy at 7.5%. On $1,000, you earn $75/year immediately—35% higher than the standard investor.
The Logic
We buy "ugly" assets at a discount. This high starting yield is your Safety Buffer while we execute the turnaround plan.
The Money Effect
After we fix the asset (Year 2), your $1,000 now pays you $90/year. This is a 9% dividend in a 5% world.
The Logic
We manufacture a "raise" by physically upgrading the property. This 9% yield is what attracts the institutional buyer for the exit.
The Money Effect
We force the asset value up by ~35%. Your $1,000 of equity controls $1,350 of asset value.
The Logic
We buy at a 7.5% cap and stabilize to a market 6% cap. That "Spread" is where the Explosive Equity comes from, separate from the monthly rent.
The Money Effect
The Payback: You get your $1,000 back in Year 3 via Refinance. You don't wait 13 years for payback.
The Logic
After Year 3, you have $0 left in the deal, but you still own it. Every future check is an Infinite Return.
The Information Arbitrage.
The I-85 corridor is an Opaque Market. 80% of transactions happen without a CoStar listing. While others rely on broken data, we rely on physical presence. We exploit the gap between "Internet Reality" and "Ground Truth."
Proprietary Intelligence
We track 1,900+ owners who don't know they are selling yet.
The Kitchen Table
We negotiate person-to-person, solving problems algorithms can't see.
1,900+
Owners Tracked
100%
Direct-to-Owner
Zero
Bidding Wars
How We Buy 6-10 Deals a Year
We are the Off-Market Kings. Deal flow is not luck; it is an engineered outcome.
1. Identify
1,900+ Owner Database. Proprietary off-market tracking.
2. Qualify
The "Buy Box" Filter. 95% of deals die here.
3. Verify
Forensic Deep Dive. Zoning, Environmental, Tenant Interviews.
4. Lock
30-Day Close. Cash certainty. Seller problem solved.
The Spearhead Kill Chain
The Forensic Deep Dive
We don't trust the brochure. We trust the dirt. Our diligence process is a forensic investigation into the physical and legal reality of the asset.
Zoning Verification
We don't just read the code. We meet the zoning officer. We verify "Grandfathered Rights" in writing before we spend a dollar.
Environmental Audit
We drill the soil. In industrial real estate, what's under the concrete matters more than the concrete itself.
Tenant Interview
We don't just read the lease. We walk the shop floor with the owner. We understand their business better than their banker does.
The Zoning Straitjacket
Industrial Land
Tenant Need
The Squeeze: Cities are down-zoning industrial land for residential use. Supply is shrinking while e-commerce demand explodes. This is a government-mandated monopoly.
Stewardship of the Supply Chain
The builders of the Upstate are retiring. They need a successor, not a liquidator. We are the stewards of the local economy's backbone.
The Builders
1980 — 2024
They built the infrastructure of the Upstate. Now, 70% have no succession plan. Their children have moved to the city. The business needs a new captain.
The Transfer
The Stewards
2025 — Perpetual
We take the watch. We modernize the asset while honoring its history. We provide the Exit they earned and the Future the asset deserves.
Market Reality: 10,000 Baby Boomers retire every day. We are their liquidity.
"The market is noisy. We are quiet. We don't chase deals; we build relationships. We don't broadcast our targets; we execute on them. Our goal is not to be the biggest. Our goal is to be the best operator of working-class assets in the region. We are building a portfolio of essential infrastructure, one handshake at a time."
Time to Revenue
20 Months Faster to Cash Flow
Operational Excellence is Safety.
We don't defer maintenance. We fix it. The moment we take stewardship, we deploy the "Operational Fix." We pave the mud, fence the perimeter, and upgrade the power.
The Stabilization Standard
We elevate the asset to institutional standards.
Infrastructure Alpha
Tenants pay a premium for security and utility.
The Spearhead Stabilization System (S3)
We don't hope for appreciation. We manufacture it. The S3 is our proprietary engine for forcing value creation.
S3 Module: The Shop
We strip the building to the studs. We install LED lighting, upgrade to 3-Phase power, and paint the exterior.
Financial Impact
+30% Rent
S3 Module: The Compound
We secure the perimeter. 8ft fencing, automated gates, and motion-sensor lighting turn a yard into a fortress.
Financial Impact
Credit Tenant
S3 Module: The Stockpile
We fix the dirt. Grading, geotextile fabric, and 6" of compacted stone turn unusable mud into heavy storage.
Financial Impact
Usable Acres +50%
S3 Module: The Terminal
We pour the concrete. 8" Dolly Pads prevent sinking. Striping optimizes density. Driver amenities reduce turnover.
Financial Impact
National Fleet
Proof of Execution
The "Messy" Yard
- ✕ Unpaved / Mud
- ✕ No Fencing
- ✕ Month-to-Month Tenant
The Institutional Asset
- 6" Compacted Stone
- 8' Security Fence
- National Credit Tenant
Value Created: +45% NOI Increase in 4 Months
The Capital Cycle
Our goal is to return your principal while keeping you in the deal. We use the "Refinance Event" to extract tax-free capital, leaving you with an asset that has a Zero Cost Basis and infinite yield.
Buy Right (High Cap Rate)
Force Value (NOI Growth)
Refinance (Return Capital)
Infinite Hold (Zero Basis)
The "Infinity" Return
Cash-on-Cash Return
Once we return your original capital via refinance, every dollar of future distribution is infinite return on risk.
The Physics of Profit
We target the Infinity Return. By refinancing capital out, we remove your risk while you retain your equity.
Capital Invested
Capital Returned (Tax-Free)
Cash-on-Cash Return
The Sleep Well Standard
You should never have to ask how your money is doing. We treat reporting as a product, not a chore.
Institutional Reporting
Quarterly operational audits, detailed rent rolls, and transparent P&L statements. Delivered like clockwork.
Direct Access
We are not a faceless fund. You have the Principal's cell phone number. We answer the call.
No Surprises
Bad news travels fast. If there is a problem, you will know about it immediately, along with our plan to fix it.
The Compound Interest
of Patience.
Flippers pay taxes. Owners build wealth. We hold assets because time is the most powerful force in real estate.
Covered Land Play
We buy below land replacement cost. The building is free. The downside is protected by the dirt itself.
Target Equity Multiple
2.5x
10-Year Hold
Rent Growth
Inflation lifts rents. Fixed debt stays flat. The spread widens every single year.
The Operator's Advantage
Don't invest with someone who hires the guy. Invest with the guy.
The Allocator
- ✕
Fee-Driven Model
Paid on AUM (Assets Under Management), regardless of performance.
- ✕
Distance Management
Managed from a laptop in New York or Chicago.
- ✕
Spreadsheet Based
Decisions made on Excel, not on the ground.
The Operator
Outcome-Driven Model
Paid on Performance (Promote) after you get paid.
Local Oversight
Oversight from 30 minutes away. We inspect the asset weekly.
Asset Based
Decisions made by walking the fence line.
I Sign The Guarantees.
Institutional capital hides behind investment committees and non-recourse debt. I don't. Every deal we buy is backed by my personal guarantee. When you invest with Spearhead, you aren't just a line item on a spreadsheet. You are a partner in my family's portfolio.
Michael, Principal
Partner for the Long Term
We are looking for partners who understand the value of patience.