In this episode, we cover:

✅ How 100% Bonus Depreciation works for industrial assets.

✅ The "Catch-Up" Trick: How to get deductions for properties you’ve owned for years.

✅ Why car washes and "Special Purpose" buildings are tax goldmines.

✅ Energy incentives (179D) and the "Green Building" advantage in California.

Special Offer for Viewers:

Jason has provided a 10% discount on cost segregation studies for smaller projects ($1.5M and under) via CostSegregation.com.

Discount Code: value2026

Timestamps

[00:00] Cold Open: Why your tax return is a Day 1 strategy.

[01:04] The Impact of the "One Big Beautiful Bill" on 2026 transactions.

[03:08] How 100% Bonus Depreciation actually works (Year 1 Pop).

[05:15] The history of KBKG and making Cost Segregation accessible.

[07:11] Cost Segregation 101: Front-loading your deductions.

[08:42] The "Catch-Up" Rule: Getting tax breaks on buildings you already own.

[11:17] How long does a Cost Segregation study take?

[13:58] Why Institutional Investors use Cost Seg to boost ROI.

[15:35] Managing after-tax income during high interest rates and tariffs.

[17:10] State Incentives (SILA) and the reshoring of manufacturing.

[18:41] Professional Advice: How Savvy Investors stay "Tax Free."

[21:24] Repairs vs. Capitalization: What to do when you replace a roof.

[22:15] Section 179D: Getting paid by the government for energy efficiency.

[25:13] The "Real Estate Professional" vs. Passive Taxpayer rules.

[27:56] Why Car Washes are 100% deductible in one year.

[30:37] 2026 Forecast: Why deal-making is picking up in Q2 and Q3.

[32:05] Why you should run a "Benefit Estimate" before you buy.

[34:39] Special Discount Code (value2026) for viewers.

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What you’ll learn in this episode:

The 2026 Market Vibe: Why 1031 volume remains strong despite interest rate volatility [01:15].

The Debt Myth: Why you don't actually have to replace "debt with debt" to stay tax-deferred [19:24].

Reverse 1031s: The "Power Move" for industrial owners who need to buy before they sell [31:00].

The California Clawback: How the FTB tracks your equity even if you move capital out of state [05:12].

Security of Funds: Why the 1031 industry is unregulated and how to protect your millions [23:41].

The 45-Day Minefield: How to survive the "6-week shopping window" without panicking [38:11].

Connect with Shy Assar:

🏢 Industrial Real Estate Broker | Inland Empire

🔗 Website: [[email protected]]

📱 LinkedIn: [https://www.linkedin.com/in/shy-assar-voit-res/]

Connect with Stephen Decker:

🏗️ IPX1031: https://www.ipx1031.com/

SEO Timestamps

[00:00] – Cold Open: The 40% Tax Trap in Inland Empire Industrial.

[01:15] – 2026 Market Trends: Commercial activity vs. residential leads.

[03:35] – Why 1031s Thrive in High-Rate Environments: Cash is king.

[05:12] – The Out-of-State Migration: Repositioning assets for tax efficiency.

[08:24] – Meet Stephen Decker: 20 years in the tax-deferred trenches.

[11:09] – What is a Qualified Intermediary (QI)? Why you can't touch the money.

[13:42] – 1031 Basics: Turning "one paper bill into four quarters."

[16:17] – The 4 Taxes You Defer: Federal, State, Healthcare, and Depreciation.

[19:24] – The Debt Misconception: Replacing debt with cash.

[23:41] – Industry Regulation: Why you must know who is holding your millions.

[29:32] – Reverse 1031 Exchanges: Solving the "owner-user" timing problem.

[34:38] – Reverse vs. Forward: Non-recourse debt and technical hurdles.

[38:11] – The 45-Day Identification Rule: surviving the 6-week window.

[41:05] – The 3-Property Rule vs. 200% Rule: Strategy for diversification.

[45:11] – LLCs & Partnerships: Can you "break up the band" during an exchange?

[52:07] – The Broker’s Role: Why identifying the opportunity is key to wealth preservation.

[54:15] – Closing: Adding value to your industrial portfolio.

Follow Adding Value with Shy Assar for more conversations that shape the future of industrial and logistics real estate.
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What you’ll learn in this episode:

The "Entitlement Value" Shift: Why raw land carries more risk than ever before.

The High Desert Boom: Why labor shortages are pushing development to Victorville and Palmdale.

CEQA Streamlining: The "Addendum" strategy that bypasses the 12-month EIR trap.

The #1 Project Killer: Why ignoring the community is the fastest way to lose your investment.

The Future of Infill: How to reposition aging assets for the 2026 market.

Connect with Shy Assar:

🏢 Industrial Real Estate Broker | Inland Empire

🔗 Website: [[email protected]]

Connect with Jeremy Krout:

🏗️ EPD Solutions: https://epdsolutions.com/

00:00 – Cold Open: The toughest regulatory environment in decades.

01:03 – The State of IE Development: Trends as we wrap up Q1 2026.

03:31 – The High Desert Shift: Why Victorville and Hesperia are the new industrial frontiers.

04:34 – Labor vs. Location: How a "tapped out" labor force is moving projects East.

07:54 – What is an Entitlement? Defining the "Legal Ability to Build" in California.

13:05 – Land Value vs. Entitlements: Why a prime location is no longer enough.

16:40 – The 18-Month Timeline: Why quoting 12 months for approvals is unrealistic.

19:08 – Regulatory Compliance: How EPD navigates evolving state standards.

22:18 – The CEQA Factor: Why a "bad document" is a project’s downfall.

24:45 – When is an EIR Required? Understanding thresholds and political sensitivity.

30:51 – The #1 Developer Mistake: Ignoring community outreach and benefit plans.

34:03 – Prologis Case Study: Navigating the 500,000 SF project in Fontana.

36:04 – The "Addendum" Strategy: How to save 10 months on environmental review.

41:40 – The 2030 Outlook: Is Industrial development in California getting harder?

43:03 – Closing: How to connect with Jeremy Krout and EPD Solutions.

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Key Topics Covered: What defines a legitimate IOS asset? The role of heavy industrial zoning and high-flow-through site functionality. Why institutional capital (pension funds, insurance) has flooded the space. The impact of interest rates on portfolio aggregation and exit strategies. The 2026 outlook for Southern California vs. the National IOS market. 

Connect with Shy Assar: 📺 YouTube: @AddingValueShyAssar 💼 LinkedIn: [https://www.linkedin.com/in/shy-assar-voit-res/] 📧 Email: [email protected] Connect with Steve Azar: 🌐 Website: https://www.ambientcap.com 

Timestamps & Chapters

[00:00] - Cold Open: The "Institutionalization of Dirt"

 [01:09] - Introduction: Shy Assar welcomes Steve Azar (Ambient Capital Partners)

[01:35] - The State of the Market: Why the Inland Empire IOS market feels "soft" vs. the 2019 baseline 

[04:16] - National Trends: Why IOS has half the vacancy and twice the rent growth of warehouses 

[06:06] - Target Markets: Top 12 US markets for IOS (New Jersey, South Florida, Dallas, Atlanta)

 [06:45] - Investment Rationale: Population density, transportation, and permanent barriers to entry 

[08:54] - Defining IOS: Cutting through the "noise" and terminology confusion 

[10:43] - Property Specifications: The importance of functional maintenance facilities and yard geometry

 [12:45] - Zoning & Land Use: Why grandfathered uses are a major risk for IOS investors 

[15:15] - Tenant Profiles: Construction, equipment rental (United Rents), and the AI data center boom 

[16:43] - Steve’s Background: Transitioning from XPO Logistics and tenant psychology to investing 

[18:47] - Infrastructure Mindset: Why IOS facilities are "sticky" and mission-critical for users 

[21:11] - The Founding of Ambient: Why focus and a niche broker network are required for IOS success 

[25:22] - Broker Relationships: Shy's perspective on working with disciplined institutional pros 

[27:49] - The Evolution of Capital: How institutional appetite has matured since 2020 

[30:36] - Supply vs. Demand: Why IOS fundamentals remain stronger than big-box industrial 

[33:07] - The Vision for Ambient: Maintaining discipline and serving as a reliable capital source 

[37:37] - Case Study: The acquisition and leasing of 13866 Slover Ave in Fontana 

[40:15] - Advice for Brokers: How to build long-term partnerships in the IOS space 

[42:09] - Closing: Final thoughts and how to connect with Shy and Steve

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We discuss: Substantial Completion: Why the lease start date is often a "moving target" and how to define it. The 30-Day Warranty Trap: Why a building inspection is your best friend before the clock runs out. Zoning & Suitability: Whose job is it to ensure the warehouse fits the business use? (Warning: It’s not always who you think!) Capital Expenditures: Why the 12-year amortization schedule might be costing tenants too much. Operating Expense Audits: How to ensure transparency and "trust but verify" your CAM charges. Estoppels & SNDAs: The heavy penalties for missing deadlines and how to protect your right to stay in the building. 

Connect with Shy Assar: 🏢 Voit Real Estate Services 📍 Inland Empire Industrial Specialist 🔗 [email protected] https://www.linkedin.com/in/shy-assar-voit-res/ 

Guest Info: ⚖️ Andy Prochnow, Commercial Real Estate Attorney https://www.bamlaw.net/andrew-y-prochnow [00:00] Introduction: The AIR Lease Audit with Andy Prochnnow

[01:45] The "Broker-Friendly" Nature of the AIR Form 

[04:47] Paragraph 2: Understanding Start Dates & Substantial Completion 

[07:33] Warranties on Building Systems (HVAC & Inspections) 

[09:56] Zoning & Suitability: Protecting Brokers and Tenants 

[12:18] Early Possession Risks: Rent Abatement & Insurance 

[14:42] Capital Expenditures: The 12-Year Amortization Problem 

[17:33] Operating Expense (CAM) Exclusions & Audit Rights 

[21:30] Capping Controllable vs. Uncontrollable Expenses 

[24:39] Property Tax Reassessments: A "Tenant Beware" Item 

[29:41] Handling Tenant Improvements (TI) in an AIR Agreement 

[32:19] Funding & Reimbursing Tenant Improvements 

[34:26] The Importance of the Estoppel Certificate 

[36:34] Heavy Penalties for Not Signing Estoppels 

[37:34] SNDAs: Subordination, Non-Disturbance & Attornment 

[42:12] Final Takeaways: Using Leverage at the LOI Stage

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 In this episode, you’ll learn: How the SBA 504 program provides stability with 25-year fixed rates. The reality of current lending timelines and the "45-day contingency" standard. Strategies for refinancing existing debt to pull out working capital. Why "Pre-Approval" is the most critical step for any industrial owner-user. 

Connect with Jennifer Davis: LinkedIn: https://www.linkedin.com/in/jenniferdavistmc/ 

Company: https://www.tmcfinancing.com/

 #AddingValueShow #CRE #BrokerTalk #IndustrialRealEstate #InlandEmpire #SBA504 #CommercialRealEstate #RealEstatePodcast #Warehousing #Logistics #SmallBusinessFinancing 

Timestamps 

[00:00] Intro: Closing the gap between leasing and owning in the IE. 

[01:06] Current state of the SBA 504 market and deal velocity. 

[01:47] Why banks are becoming more conservative and turning to the SBA.

 [03:20] Trends in industrial assets: MEPs, HVAC, and yard space.

 [05:08] The history of TMC Financing and the role of a loan packager. 

[07:34] Mechanics of an SBA loan: Moving from tenant to owner. 

[09:44] Determining if you are a "good fit" for SBA 504 financing. 

[10:45] The 25-year fixed rate as an inflation hedge. 

[13:01] Why you should start with an SBA partner before your bank. 

[16:02] Market headwinds: SBA staffing changes and policy updates.

[20:38] The 45-day contingency: Timelines for formal approval. 

[21:33] What is included in a comprehensive financial package? 

[24:42] 10% down payment requirements and special purpose properties.

[26:42] Refinancing opportunities: Tapping into equity for working capital. 

[30:23] New incentives: Priority for Veterans and manufacturing limits. 

[33:36] Personal guarantees and underwriting for business growth. 

[35:02] Final Advice: The importance of pre-approval and your "Professional Team."

Follow Adding Value with Shy Assar for more conversations that shape the future of industrial and logistics real estate.
Subscribe on YouTube, Apple Podcasts, Spotify, or your favorite platform.
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#CommercialRealEstate #IndustrialRealEstate #InlandEmpire #inustrial #warehousing #logistics

As an industrial real estate broker here in the Inland Empire, I see these design and entitlement challenges every day when helping clients reposition assets and secure long-term tenants. Whether you are a developer, investor, or fellow broker, this conversation offers essential insights into what it takes to get a project out of the ground in today’s market. 

[00:00:00] – Introduction: The evolving industrial landscape of the Inland Empire. [00:01:02] – Modern Design Trends: Moving toward a "contemporary office" feel with high-end glazing and glass. [00:03:21] – Bridget’s Background: Mentorship at HPA and founding Herdman Architecture + Design. [00:05:49] – Working with Institutional Players: Collaborating with Prologis, Rexford, Brookfield, and more. [00:06:48] – Tenant Requirements: The shift toward 185-foot truck courts and increased trailer storage. [00:09:14] – The Impact of AB 98: How new legislation is reshaping site layouts and residential setbacks. [00:10:33] – The Entitlement Process: Navigating the 6 to 18-month timeline for project approvals. [00:11:31] – City Dynamics: Working with municipalities like Ontario, Fontana, and Menifee. [00:15:33] – A Message for IE Asset Managers: Repositioning properties with Shy Assar. [00:16:00] – Community Concerns: Balancing developer budgets with municipal demands for landscaping and setbacks. [00:22:18] – California Energy Codes: New solar and EV charging requirements in the current code cycle. [00:24:08] – Case Study: The Brookfield multi-phase project in Menifee. [00:28:28] – Large-Scale Planning: Designing the 8.5 million-square-foot project in San Jacinto. [00:31:34] – Advice for Brokers: The importance of building relationships with city staff and consultants. Connect with Bridget Herdman: Website: https://www.herdman-ad.com/ Connect with Shy Assar: If you’re an owner or asset manager with a 100,000+ SQFT building in the Inland Empire and have upcoming vacancy, let’s talk. We provide a fresh, aggressive approach to marketing and repositioning industrial properties. 📧 [[email protected]] 🌐 [https://www.linkedin.com/in/shy-assar-voit-res/] Subscribe for more insights into the IE Industrial Market! #InlandEmpire #IndustrialRealEstate #Architecture #CommercialRealEstate #CRE #Logistics #Warehousing #Development #AB98 #SouthernCaliforniaRealEstate

Follow Adding Value with Shy Assar for more conversations that shape the future of industrial and logistics real estate.
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 00:00:00 Intro: Why Small Bay Industrial is outperforming Big Box. 

00:01:45 The history of BKM Capital Partners and the thesis for light industrial. 00:03:43 Transitioning from private to institutional ownership in business parks. 

00:04:32 Why vertical integration is a survival requirement in operations. 

00:05:13 Scaling through technology: How BKM manages 4 leases per day. 

00:07:31 Defining the asset: The difference between Multi-Tenant, Flex, and Split-Single product. 

00:08:37 Industrial segmentation: Understanding the Small Bay niche (15,000 SF). 

00:10:05 The "American Grit" tenant: Why small businesses are the ultimate credit. 

00:12:21 Generational shifts: How Gen X and Gen Z are driving industrial demand. 

00:14:41 The Value-Add Playbook: Identifying operational gaps and inefficiencies. 

00:15:33 Driving 27% rent spreads through strategic capital improvements. 

00:17:17 The Supply Story: Why land coverage ratios favor Small Bay growth. 

00:18:43 Benchmarking performance: Capturing 10-12% annual rent growth. 

00:19:16 Investment metrics: Ingoing cap rates and stabilized exit targets. 

00:20:13 Case Study: Executing a 240-unit value-add acquisition in Las Vegas. 

00:24:17 The institutional shift: Scaling from $25M to $200M+ transactions. 

00:25:40 National expansion: Learning the dynamics of the Southeast markets. 

00:28:44 "New Shoring" and the ripple effect of advanced manufacturing. 

00:30:15 Closing: Shy Assar's early mentorship at BKM and the path to brokerage. 

Whether you are an investor, developer, or industrial real estate broker in the Inland Empire, this conversation provides the "boots-on-the-ground" intel needed to navigate the 2026 market. Connect with Shy Assar: I am an industrial real estate broker at Voit Real Estate Services specializing in the Inland Empire. If you’re looking to reposition an asset or navigate the IE market, let’s add value to your portfolio. 🌐 Website: https://iebigboxadvisors.com 📩 Email: [email protected]

Follow Adding Value with Shy Assar for more conversations that shape the future of industrial and logistics real estate.
Subscribe on YouTube, Apple Podcasts, Spotify, or your favorite platform.
Follow on Instagram and TikTok @AddingValueShyAssar

#CommercialRealEstate #IndustrialRealEstate #InlandEmpire #inustrial #warehousing #logistics

As an industrial real estate broker here in the Inland Empire, I see these design and entitlement challenges every day when helping clients reposition assets and secure long-term tenants. Whether you are a developer, investor, or fellow broker, this conversation offers essential insights into what it takes to get a project out of the ground in today’s market. 

[00:00:00] – Introduction: The evolving industrial landscape of the Inland Empire. [

00:01:02] – Modern Design Trends: Moving toward a "contemporary office" feel with high-end glazing and glass. 

[00:03:21] – Bridget’s Background: Mentorship at HPA and founding Herdman Architecture + Design.

[00:05:49] – Working with Institutional Players: Collaborating with Prologis, Rexford, Brookfield, and more. 

[00:06:48] – Tenant Requirements: The shift toward 185-foot truck courts and increased trailer storage. 

[00:09:14] – The Impact of AB 98: How new legislation is reshaping site layouts and residential setbacks. 

[00:10:33] – The Entitlement Process: Navigating the 6 to 18-month timeline for project approvals. 

[00:11:31] – City Dynamics: Working with municipalities like Ontario, Fontana, and Menifee. 

[00:15:33] – A Message for IE Asset Managers: Repositioning properties with Shy Assar. 

[00:16:00] – Community Concerns: Balancing developer budgets with municipal demands for landscaping and setbacks. 

[00:22:18] – California Energy Codes: New solar and EV charging requirements in the current code cycle. 

[00:24:08] – Case Study: The Brookfield multi-phase project in Menifee. 

[00:28:28] – Large-Scale Planning: Designing the 8.5 million-square-foot project in San Jacinto. [

00:31:34] – Advice for Brokers: The importance of building relationships with city staff and consultants. 

Connect with Bridget Herdman: Website: https://www.herdman-ad.com/ Connect with Shy Assar: If you’re an owner or asset manager with a 100,000+ SQFT building in the Inland Empire and have upcoming vacancy, let’s talk. We provide a fresh, aggressive approach to marketing and repositioning industrial properties. 📧 [[email protected]] 🌐 [https://www.linkedin.com/in/shy-assar-voit-res/] Subscribe for more insights into the IE Industrial Market! 

#InlandEmpire #IndustrialRealEstate #Architecture #CommercialRealEstate #CRE #Logistics #Warehousing #Development #AB98 #SouthernCaliforniaRealEstate

Follow Adding Value with Shy Assar for more conversations that shape the future of industrial and logistics real estate.
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Follow on Instagram and TikTok @AddingValueShyAssar

#CommercialRealEstate #IndustrialRealEstate #InlandEmpire #inustrial #warehousing #logistics

 📈 Key Takeaways for IE Brokers: The Scaling Secret: How Rexford grew from 2 million to over 50 million square feet. 

Inland Empire Market Pulse: Why the sub-100k SF market is weathering the storm better than big-box. 

Relative Functionality: How to reposition Class B assets to achieve Class A rents. The "Hustle" Factor: What top-tier investors actually look for in a brokerage partner today. Legislative Watch: The impact of AB98 and NAIOP’s fight against industrial "attacks" in SoCal. 

🎙️ Featured in this Episode: Patrick Schlehuber: Founder of PSI Realty Partners & former Rexford Industrial CIO. Connect on LinkedIn Shy Assar: Industrial Real Estate Broker at Voit Real Estate Services, specializing in the Inland Empire, CA.

Follow Adding Value with Shy Assar for more conversations that shape the future of industrial and logistics real estate.
Subscribe on YouTube, Apple Podcasts, Spotify, or your favorite platform.
Follow on Instagram and TikTok @AddingValueShyAssar

#CommercialRealEstate #IndustrialRealEstate #InlandEmpire #inustrial #warehousing #logistics