WE DON’T GUESS. WE GO WHERE THE WORK IS.
Upstate South Carolina: The industrial backbone of the Southeast. We don't chase "hot" markets. We invest in infrastructure.
MARKET FORMATION: DECADES OF DEPLOYED CAPITAL
BMW Plant Spartanburg: Establishes Manufacturing Anchor
BMW opens its first full manufacturing facility outside Germany. This single decision creates a gravity well for Tier-1 and Tier-2 suppliers, fundamentally transforming the region from textile-dependent to advanced manufacturing. The foundation is laid.
Inland Port Greer: Solidifies Logistics Hub
SC Ports opens the Inland Port, extending the Port of Charleston 212 miles inland by rail. This eliminates Atlanta traffic as a choke point for massive container volume, establishing Greer as a critical logistics hub.
Lockheed Martin: Secures Defense Industrial Base
Lockheed Martin inaugurates the F-16 Block 70 production line at SCTAC. The Upstate becomes the sole global manufacturing site for the advanced fighter jet, cementing a multi-decade, recession-immune defense industrial base.
Post-Pandemic Migration: Accelerates Demand
Net migration doubles as the 'Sun Belt Shift' accelerates. Greenville County gains ~19 residents per day. This population boom drives irreversible demand for working-class industrial services (HVAC, plumbing, last-mile), tightening existing supply.
Infrastructure & Zoning: Permanently Restrict New Supply
Sewer moratoriums and restrictive zoning in key submarkets (Simpsonville, Fountain Inn) have halted new small-bay and IOS development. 'Spec Industrial' is effectively banned. Existing I-2 zoned land in prime corridors (Exits 27, 33) is now irreplaceable. Supply is fixed.
SUPERIOR RETURNS: OUR DATA VS. THEIR NARRATIVE
We operate on facts, not feelings. Upstate SC delivers an asymmetric risk-reward profile: High Growth with Defensible Basis.
| Market | Median Home Price | Shallow Bay Vacancy (<100k SF) | Entry Basis Risk |
|---|---|---|---|
| Nashville, TN | $410k+ | Mid 4% | High (Priced for Perfection) |
| Charlotte, NC | $423k | Low 5% | Medium-High |
| Upstate SC | $315k (Affordable) | 4.6% (Verified) | Optimal (Value Available) |
| Charleston, SC | $400k+ | High 14% (Bulk Supply) | Medium (Port Volatility) |
Sources: Avison Young Q2 2025 (Shallow Bay Vacancy), SC Ports Authority FY25 (Rail Volume), Redfin/Zillow Oct 2025 (Housing Data), US Census Bureau (Migration).
MARKET FUNDAMENTALS (Q3 2025)
Small Bay Rent Growth
Since 2020, rents for <50k SF assets have outpaced the market average by 1000bps.
Construction Starts
New starts collapsed in Q2 2025 due to zoning and cost. The supply door is closing.
Class C Yield
The market currently prices operational disorder at a ~150 basis point discount.
IRREPLACEABLE INFRASTRUCTURE
We invest here because the foundational infrastructure is fixed. You cannot build a new inland port. You cannot zone a new airfield for fighter jets. These anchors define the market and cannot be replicated at any cost.
SCTAC: AEROSPACE COMMAND
The $6.1 Billion Engine
Home to Donaldson Field and Lockheed Martin's F-16 production line. This 2,600-acre park generates $6.1B in annual economic impact.
INLAND PORT GREER
The 212-Mile Rail Link
Extends the Port of Charleston 212 miles inland by rail. Eliminates Atlanta traffic as a choke point. Major users like BMW and Michelin use this hub as a dry port.
I-85 CORRIDOR
The Mega-Region
We focus on the "Golden Strip" (Exits 40-60). TTI (Ryobi) and Magna International have anchored the supply chain here, creating a gravity well for service vendors.
THE DRIVERS
The Manufacturing Engine
This isn't a tech hub hoping for a buyout. This is BMW’s largest plant in the world. This is Michelin. When factories run, trucks move.
The Logistics Artery
Inland Port Greer connects the interior. Capable of 300,000 rail lifts annually. Distributors need to be here to hit the rail line.
The Migration
Greenville County nets ~17 new residents every single day. Every new household needs plumbers, electricians, and HVAC techs.
The Cost Advantage
Median home prices in Greenville trade at a massive discount to Charlotte. The guy welding gates can actually afford to live here.
FORENSIC DEEP DIVES
Our acquisition strategy is driven by irrefutable ground-level intelligence. We don't rely on broker flyers. We execute a proprietary "Forensic Deep Dive" on every submarket.
- Live Tenant Tracking
- Zoning & Entitlement Friction Mapping
- 10-Year Migration & Affordability Tracking
DEMAND VS. SUPPLY: THE WIDENING GAP
Our intelligence is simple: 100 new households = 4,500 SF of new service demand. That demand is unmatched by new supply.
Supply constraint driven by rising construction costs and permanent down-zoning.