Day Two - October 15th - PST
Access exclusive, off-market access to select real estate opportunities reserved for verified owners and operators. This private environment enables qualified users to connect, collaborate, and transact with confidence—away from the noise of the public market.
A candid, high-level read on the IOS asset class entering 2026: supply/demand dynamics, rent trajectory, vacancy, and the macro crosscurrents shaping institutional strategy.
- Vacancy levels — how much runway is left?
- Rents are now well above pre-pandemic levels: durable structural shift or mean reversion risk?
- IOS as a multi-billion-dollar market: what institutionalization really means at this stage
- Tariff turbulence, reshoring acceleration, and the supply chain reconfiguration dividend for IOS
With CRE lending still in transition and equity deployment discipline at a premium, what does the underwriting calculus look like for IOS acquisitions and recaps today?
- Cap rate compression: where pricing has moved and where it's vulnerable
- Debt market conditions — bridge vs. permanent, CMBS appetite, agency optionality
- Underwriting discipline: zoning certainty, power access, and site defensibility as key inputs
- Equity return expectations and how they're evolving against a high-rate backdrop
- Valuation gaps between buyers and sellers: are we closer to price discovery?
IOS is migrating from fragmented individual ownership to scaled institutional platforms. What are the mechanics of that transition — and what does it mean for deal flow, pricing, and operations?
- Platform vs. one-off acquisition strategies: which is winning?
- How institutional capital is reshaping broker relationships and off-market deal access
- Operational infrastructure at scale: property management, tenant mix, and NOI optimization
- What smaller owners/operators need to know to position for exits or partnerships
- Where the remaining fragmentation is — and who's best positioned to consolidate it
A candid one-on-one conversation with a senior IOS platform leader on strategy, culture, deal conviction, and what it actually takes to build at scale in this asset class.
- What differentiates a durable platform from an opportunistic aggregator
- The hardest operating and investment decisions of the past 12 months
- Competing for talent, deal flow, and capital in a crowded institutional market
- Where they see the most compelling risk-adjusted opportunity in 2026–27
Supply is structurally limited — not just by land scarcity, but by an increasingly hostile entitlement environment. This session unpacks the regulatory front lines of IOS site creation.
- How municipal opposition to truck-heavy uses is tightening new site entitlements
- Zoning risk in underwriting: how to price what you can't fully see
- Strategies for navigating local government relations, community opposition, and permitting timelines
- The role of infill vs. greenfield development in a constrained supply world
- Legal and advocacy tools for protecting and expanding IOS use rights
- Which tenant categories are driving demand for electrified sites — and how much rent premium are they paying?
- Grid access constraints: where power availability is already limiting site utility
- Charging infrastructure investment: CapEx requirements, incentive structures, and ROI framing
- EV fleet operators as a new IOS tenant class: underwriting creditworthiness and lease structures
- Power as a site selection and due diligence input: what to evaluate and how
Attendees self-select into small-group facilitated discussions on targeted themes. Each roundtable runs concurrently and is limited in size to ensure candid, peer-level exchange.
- Track A: Geopolitics, port pealignment & demand cluster formation
- Track B: Truck parking: Acquisition, development & operations
- Track C: IOS tenant perspectives: What operators, fleets & 3PLs actually need
- Track D: Small market & secondary MSA opportunities in IOS
- Track E: Debt structuring, mezz & creative financing in today's market
Supply chain restructuring is redrawing the map of industrial demand. Where is IOS activity forming — and why — as American manufacturing and logistics infrastructure reshapes itself?
- Reshoring and nearshoring tailwinds: which corridors and MSAs are seeing the most direct benefit?
- Port realignment and modal shifts: inland IOS demand following freight reconfiguration
- Global commodities volatility and its downstream effects on construction materials storage demand
- E-commerce and last-mile logistics: IOS as a critical node in the modern supply chain
- Long-term demand durability: structural shift or cyclical tailwind?