75,000 sq ft or more based on ease of management and economies of scale. Others considered subject to synergies with existing properties.
Purchase properties ranging from $5 million to over $100 million.
PRICE / FEET
We strive to purchase properties at substantially below the cost of construction. The price per square foot we are willing to pay is a function of occupancy, NOI, quality, lease term, and location.
Properties require a 50% occupancy and above. We divide up our properties into three categories: Value Add (50%-70%), Hybrid (70%-90%) and Stabilized (90% and above) and our management approach will vary accordingly.
Properties including additional land for development potential, under market rent, capital improvement to attract new and/or existing tenants, all with the missions to creatively improve net operating income. Properties are also considered when they are subject to synergies with other existing properties.
IMC focuses on properties in secondary and tertiary markets to avoid paying a premium on an investment with a similar risk profile in a primary market. This allows for a higher return while mitigating risk.
We buy 50%-100% occupied properties.
We have no predetermined timeframe to divest. It is predicated on risk/reward of holding on to a property.
We strive to find imbalances in an office market where the purchase price per square foot is significantly lower than the norm.
Our goal is to return investors’ original investment as quickly as possible while not putting the property in financial distress by overleveraging or improper planning for the future. This can take many forms i.e., refinancing, sale, or earn out financing term.
IMC typically invests 20%-30% into every deal, thus we are not standing behind an investment but in front of one.
The advantage of being a private group is that we have no committees, boards, etc, to report to. We can act quickly on any opportunity and react quickly to any challenge.
Our goal is to average IRRs in excess of 15% for our LPS.