Preliminary Agenda Topics

With shifting interest rates, fluctuating consumer demand, rising construction costs, and global instability, industrial real estate finds itself at a strategic crossroads. This session will explore the latest macroeconomic data and how inflation, monetary policy, and trade policy—including new and proposed tariffs—are driving or dampening demand. Panelists will unpack how these pressures are influencing tenant behavior, pricing power, and long-term capital allocation.

• How are macroeconomic indicators translating to real-time industrial performance?
• What’s the impact of inflation and interest rate uncertainty on new starts and leasing?
• How are tariffs and trade tensions (e.g., with China, Mexico) impacting vacancy and tenant demand?
• Which sectors or tenant types are most vulnerable to current trade policies
• Are foreign investment patterns in U.S. industrial assets changing due to geopolitical risk?
• What macro risks or shocks are underpriced in current underwriting models?
  
  

A focused conversation on how institutional investors are rethinking industrial allocations and where capital is flowing—by geography, asset type, and strategy.

• What industrial strategies are LPs prioritizing in 2025?
• Which markets are seeing capital inflows, and why?
• How has risk tolerance changed among institutional investors?
• Are fund sizes and structures evolving in response to the current environment?
• How important is operator alignment and track record now?
• Are core-plus and value-add strategies gaining ground over opportunistic plays?
  
  

The center of gravity is shifting. Industrial users and investors are rethinking their logistics strategies—not just favoring proximity to ports but also looking inland toward key interstate corridors and regional distribution hubs. This panel will explore how rising port congestion, labor issues, and supply chain reconfiguration are changing where demand concentrates—and where capital should follow.

• Are we seeing a durable trend away from port-centric markets
• What’s driving demand toward interior logistics hubs and highway-adjacent markets?
• How are intermodal facilities and tariff-influenced supply chains changing location strategies?
• What tenant types are leading this geographic shift?
• Are certain port markets still outperforming despite national trends?
• How should investors adjust market-selection models in this new landscape?
  
  

Reshoring is no longer just a buzzword—it’s a capital deployment strategy. Manufacturers and logistics users are actively relocating operations closer to end markets in response to global supply chain shocks, tariffs, and political instability. This panel will explore which sectors are driving reshoring, which markets are benefitting, and how developers and capital sources are underwriting these long-term structural shifts.

• Which industries are most impacted by tariffs and using reshoring as a hedge?
• How are U.S.-China and U.S.-Mexico trade policies influencing site selection?
• What is the long-term outlook for U.S. manufacturing capacity and logistics infrastructure?
• Are reshoring trends leading to sustainable tenant demand or short-term booms?
• What challenges do developers face in reshoring-favored regions (labor, power, entitlements)?
• How are industrial players partnering with economic development agencies to attract reshoring tenants?
  
  

As competition in primary markets intensifies, investors are increasingly eyeing secondary and tertiary markets for yield.

• What secondary markets offer the best fundamentals for industrial?
• How do tenant demand profiles differ outside the gateway metros?
• What risks come with less liquidity and lower institutional presence?
• How important is access to labor and logistics infrastructure?
• Are there demographic or economic tailwinds supporting these bets?
• Is capital following operators into these markets?
  
  

Southern California remains one of the most complex and closely watched industrial markets in the country. This panel will dive deep into port-related demand trends, absorption and vacancy in the Inland Empire, and the emerging cross-border logistics activity tied to San Diego and Otay Mesa. Panelists will also unpack how AB 98, ESG mandates, and infrastructure upgrades (like solar panels and EV charging) are reshaping underwriting, development costs, and operating models in the region.

• How are LA and Long Beach port volumes trending, and what’s the impact on local demand?
• Is the Inland Empire still absorbing space effectively in 2025?
• What’s the outlook for Otay Mesa and San Diego as Mexico-related demand grows?
• How are developers and owners managing compliance with AB 98 and related ESG mandates?
• What are the cost implications of solar installations and EV infrastructure?
• Are rents rising fast enough to offset higher capex in SoCal?
• How are institutional investors viewing SoCal risk vs. return compared to other U.S. regions?
  
  

From the tech-driven Pacific Northwest to the logistics-rich Southwest, the Western U.S. presents both outsized opportunities and distinct challenges for industrial real estate stakeholders. This panel will explore demand drivers and headwinds across major Western markets, including supply constraints, labor dynamics, regulatory hurdles, water and environmental restrictions, seismic regulations, and shifting tenant demand. Panelists will unpack absorption trends, rent growth disparities, permitting timelines, and how the region's infrastructure and politics are reshaping the industrial development pipeline.

• What’s the outlook for land pricing and yields across the Western U.S.?
• How are major Western metros like Phoenix, Denver, Salt Lake City, and Las Vegas performing relative to SoCal?
• What role do tariff-related supply chain shifts play in Western market demand?
• What regional factors—such as labor, energy, or water policy—are impacting underwriting and development?
• How is tenant demand shifting across Western markets, and what sectors are expanding?
• Are developers experiencing entitlement or permitting slowdowns in specific Western cities?
• How are ESG, sustainability, and seismic requirements affecting capex and deal viability?
• How is cross-border commerce with Mexico influencing Western strategies?
  
  

Delve into the dramatic shifts in the debt and equity markets and how capital stack structures are evolving amid tighter liquidity and higher risk premiums.

• Where are lenders tightening most, and what does that mean for borrowers
• What creative structures are replacing traditional financing?
• How are equity partners underwriting risk in today's market?
• Are mezzanine and preferred equity gaining popularity?
• What role are alternative lenders playing now?
• How is cap rate expansion impacting deal feasibility?
  
  

In a climate of uncertain pricing and limited liquidity, explore how firms are making hold/sell decisions.

• How are firms rethinking exit timing and IRR hurdles?
• What role are refinancings playing in value realization?
• Are institutional buyers still active in acquisitions?
• How has exit pricing trended across asset types?
• What capital gains expectations are influencing exit plans?
• What are smart ways to optimize timing in a volatile market?
  
  

As investor sentiment shifts, how are managers successfully raising capital and building conviction with cautious LPs?

• What messaging resonates most with today’s investors?
• Are fund structures changing (e.g., continuation vehicles, SMAs)?
• How are first-time or emerging managers finding traction?
• Is sector-specific targeting helping or hurting capital raise efforts?
• What role does track record play in this market?
• How do you build LP conviction amid broader uncertainty?
  
  

This candid discussion outlines how LPs are selecting GPs and what structures, strategies, and communications are winning trust and allocations.

• What GP characteristics are LPs prioritizing now?
• How do LPs evaluate operational excellence vs. financial engineering?
• Are co-investment rights and alignment mechanisms evolving?
• What kind of reporting and data transparency is expected?
• How do LPs approach niche vs. diversified strategies?
• Are LPs growing more selective or still deploying aggressively?
  
  

Rising construction costs, supply chain issues, and entitlement delays are squeezing margins—how are developers adjusting to deliver viable projects? This session will explore how developers are mitigating cost pressure, structuring deals, and targeting profitable markets.

• Are developers pulling back or doubling down in 2025?
• What are best practices in underwriting cost escalations?
• How are developers securing returns in a slower rent growth environment?
• How are developers mitigating entitlement risk?
• What markets remain attractive for ground-up projects?
• How is speculative vs. build-to-suit development balancing out?
• How are build-to-suit deals evolving with tenant needs?
• What are the pros and cons of single-tenant vs. multi-tenant development today?
• Are spec projects still viable in Tier 1 and 2 markets?
• Are industrial conversions and retrofits gaining popularity?
• Are ESG requirements materially altering development costs?
  
  

Amid softening fundamentals in some markets, rent growth is becoming increasingly uneven. This session dissects leasing velocity, tenant credit health, and which subtypes and tenant categories are performing—or struggling. Panelists will share strategies for underwriting rent growth, assessing tenant durability, and pricing risk in today’s shifting environment.

• Which tenant sectors are thriving and which are under stress?
• What markets are still seeing strong rent growth and why?
• How are ever-shifting tariff policies impacting leasing trends? Which type of tenants are feeling the impacts of those tariffs the most?
• How are landlords navigating credit risk and defaults in single-tenant vs. multi-tenant portfolios?
• Are lease terms getting shorter, longer, or more creative?
• How are operators balancing occupancy and rent increases?
• Where are rent concessions appearing?
• What is the outlook for rent growth over the next 12–24 months?
• How are GPs justifying rent assumptions in investor pitch decks?
  
  

Single-tenant and multi-tenant industrial assets each bring unique risk/return profiles, capex expectations, and asset management complexities. This session unpacks how investors are evaluating the tradeoffs in today’s market, and how tenant diversification, lease rollover timing, and operational intensity affect portfolio construction and performance.

• How are institutional investors underwriting single-tenant vs. multi-tenant risk today?
• What types of tenants are best suited to each format?
• How does capex planning differ between the two?
• Are multi-tenant properties offering better optionality in a slowing market?
• What are the asset management and leasing complexities involved in multi-tenant operations?
  
  

From acquisition to development to property management, many firms are bringing everything in-house. Explore how firms are controlling more of the value chain—from development to property management—to optimize returns and manage risk.

• What are the benefits and trade-offs of vertical integration?
• How do vertically integrated firms outperform in tough markets?
• Where does third-party management still add value?
• How do you scale integration without losing specialization?
• What talent and tech investments are required?
• Are LPs rewarding vertically integrated platforms?
  
  

A look at how data, analytics, and proptech are transforming the way industrial portfolios are managed, optimized, and leased.

• What proptech solutions are delivering operational efficiencies?
• How are owners using data to optimize tenant retention and lease-up?
• Are predictive maintenance and IoT delivering on their promises?
• What cybersecurity risks do connected buildings face?
• How can data support ESG goals and regulatory compliance?
• Is there a competitive advantage to being a tech-forward operator?
  
  

Warehouse labor markets are tight, costly, and central to operational success. This panel explores how labor availability impacts tenant decisions, location strategy, and even underwriting.

• How are labor dynamics influencing site selection?
• Are industrial developers partnering with local workforce agencies?
• How does labor impact tenant retention and leasing velocity?
• What’s the impact of wage pressure on tenant credit risk?
• What role does automation play in offsetting labor shortages?
• Are there incentives tied to job creation that can enhance returns?
• What markets stand out for their workforce attributes?
• How are developers positioning new projects to attract labor?
• Is there a role for public-private partnerships in workforce development?
  
  

Cold storage development surged post-pandemic but has since moderated as costs and operational hurdles mount. This panel explores current demand drivers, tenant requirements, and how investors are underwriting cold storage today.

• What is the true demand outlook for cold storage over the next 3–5 years?
• What’s the state of the development pipeline and absorption?
• Are institutional investors staying bullish on this asset class?
• What are the supply-demand dynamics of cold storage?
• How do lease structures and credit profiles differ in cold?
• What are the capex and operational implications?
• Which tenant sectors (grocery, pharma, etc.) are most active?
• How are investors underwriting long-term demand shifts?
• Is this sector still under-institutionalized?
• How are rent premiums and TI costs trending?
• Which tenants present the most stable credit?
  
  

As supply chains decentralize and demand for fleet and container storage grows, IOS has moved into the institutional spotlight. This session examines pricing trends, tenant types, land use challenges, and where the next wave of IOS activity is likely to occur.

• What’s driving investor interest in IOS in 2025?
• What are the barriers to entry and pricing power in IOS?
• How does underwriting IOS differ from traditional industrial?
• Are cap rates and pricing still attractive relative to traditional warehouses?
• What’s the credit profile of IOS tenants, and how secure are these leases?
• What are key zoning, permitting, or environmental hurdles?
• Are there signs of oversupply or speculative buying in top markets?
• How are institutions approaching long-term scalability in IOS?
  
  

Explore the resurgence in demand for small-bay and last-mile logistics spaces and how investors are capitalizing on this niche.

• What are the economics of small-bay assets versus big-box?
• Are tenant profiles for small bay more or less resilient in downturns?
• How are operators managing the high-touch nature of these assets?
• Which metros offer the strongest fundamentals for last-mile?
• How does e-commerce penetration impact these strategies?
• Are institutional investors taking this segment more seriously?
  
  

As domestic reshoring efforts gain steam and chip manufacturing, life sciences, and clean tech require complex industrial facilities, advanced manufacturing has emerged as a specialized frontier. This panel will explore how this sector differs from standard logistics warehouses in terms of infrastructure, tenant demand, and investment profile.

• What physical requirements (power, HVAC, clearance) define advanced manufacturing facilities?
• How are public subsidies and tariff incentives shaping demand?
• What’s the risk/reward profile for developers entering this niche?
• How do lease structures differ from traditional warehouse assets?
• Which U.S. regions are becoming hotspots for advanced manufacturing?
  
  

Flex industrial spaces that integrate light manufacturing, R&D, warehousing, and office functions are gaining traction for their adaptability and appeal to a range of tenant types. This session explores demand trends, valuation considerations, and design best practices for delivering successful flex product in today's market.

• Which tenant industries are driving demand for flex space?
• How are investors underwriting hybrid-use industrial assets?
• Do flex spaces command higher rents or carry more vacancy risk?
• What are the key site selection and design considerations?
• How do lenders and capital partners view flex vs. traditional industrial?
  
  

Energy reliability has become a top concern for industrial tenants and landlords alike. As grid capacity becomes strained by AI facilities, advanced manufacturing, and EV infrastructure, securing adequate and resilient power is now a make-or-break factor for site selection, tenant satisfaction, and rent growth. This panel explores the implications of these shifting energy dynamics, how developers and operators are responding, and where collaboration with utilities and municipalities is falling short.

• How are power requirements evolving for today’s industrial tenants?
• What strategies are owners using to future-proof buildings against energy disruption?
• How does grid stress vary by region and market type?
• Are leases and TI packages evolving to address power needs?
• What’s the landlord’s role in mitigating energy-related operational risk?
• How are tenants evaluating energy resiliency in site selection?

Industrial ESG strategy is maturing. How are firms going beyond compliance to create real, measurable value? This session goes deeper than the basics—examining how sustainability efforts like solar, EV readiness, and carbon tracking are driving valuation and leasing outcomes.

• How are investors measuring ROI on ESG initiatives, and which ESG strategies have the greatest return?
• How can ESG strategies be used to decrease operating expenses?
• What is the ROI on sustainability tech like smart metering?
• How are tenants driving demand for green features?
• Are there measurable leasing or sales premiums tied to ESG?
• What are the best tools for measuring ESG performance?
• How are developers balancing ESG upgrades with cost concerns?
• Is ESG part of investor due diligence today?
• Are ESG upgrades generating leasing premiums or just capex burdens?
• Which ESG mandates (local or state) are most difficult to meet?
• What’s the interplay between ESG, tenant retention, and cap rate compression?
• Are green loans or PACE financing being used effectively in industrial?
  
  

From zoning delays to energy mandates to trade policy, regulation is increasingly central to industrial decision-making. This panel unpacks what’s changing—and how to stay ahead.

• How are local regulations impacting entitlement timelines?
• What federal or state incentives are available for industrial development?
• What new or proposed policies pose the greatest near-term risk to development?
• How are tariffs shaping supply chain real estate?
• How does trade policy influence tenant demand?
• What legal trends should developers and owners monitor?
• How are operators advocating for pro-growth policies?
• Are state/local ESG mandates creating geographic winners and losers and shaping industrial strategy?
• What role should owners play in shaping public policy?
• How are investors underwriting entitlement risk?
  
  

With land scarcity rising and entitlement risk growing, some players are finding value by reimagining existing assets. From obsolete retail to aging industrial stock, what’s being redeveloped and where are the returns?

• Which property types and markets are ripest for industrial conversions?
• What are the permitting and construction challenges in adaptive reuse?
• Are adaptive reuse deals attracting institutional capital?
• How do construction costs compare to ground-up?
• How are investors underwriting conversion risk versus ground-up?
• What tenant demand factors must be considered in reuse projects?
• Is there a competitive advantage in speed-to-market?
• What ESG or code compliance hurdles affect older buildings?