For a small business owner, time is the most expensive asset.
If an electrical contractor has to drive 45 minutes from their warehouse to their first job site, they are burning 1.5 hours of billable time per van, per day. Across a fleet of 5 vans, that is 37.5 hours of lost revenue per week.
At a billable rate of $100/hr, that is $15,000 per month in lost opportunity cost.
The Rent vs. Revenue Equation
A cheaper warehouse that is 20 minutes further away might save the tenant $500/month in rent. But it costs them $15,000/month in "Windshield Time."
Conclusion: They will happily pay a premium to be central.
Mapping the "Sweet Zone"
We map every acquisition against the "Rooftops." We want to be within a 15-minute drive of the high-income residential areas where our tenants' customers live.
In the Upstate, this means being close to I-85, but specifically close to the exits that feed the Eastside of Greenville, the Simpsonville corridor, and the growing suburbs of Greer.
If a property is "cheap" but sits 30 minutes down a two-lane country road, it is useless to a service contractor. We don't buy it. We buy Efficiency.
