Property Details
Stabilized Occupancy  Stabilized Income  Below Market Rents  NOI Growth 
Asset Profile
Core Plus

i3 Industrial Fund Two LP

Midwest & Southeast

Industrial Fund
i3 Investors LLC Indianapolis, IN
i3 Investors LLC
  • IRR 12.5%
  • Equity Multiple 1.45x
  • Hold Period 7Y
  • Minimum Investment $50K
  • Year 1 Cash on Cash 7.5%
  • Stabilized Cash on Cash 7.5%
  • First Distribution Apr 2022
  • Distribution Frequency Quarterly
  • Co-Investment 3% ($650K)
  • Preferred Return 6.25%
  • Investor Profit Share 70%
  • Asset Profile Core Plus
  • Loan-to-Value 65%
  • Current Occupancy 91%

About this Fund

"i3 Investors, LLC has created i3 Industrial Fund Two, L.P. (“Fund Two”) to further the larger goal of acquiring real estate investments that provide day one recurring income distributions, as well as capital appreciation, in a diversified portfolio of Core Plus multi-tenant industrial real estate"

-Matt Dickerson, i3 Investors LLC

Fund Type Core-plus last mile & service bay multi-tenant Industrial
Investment Timing Equity called upon closing
Market(s) Indianapolis, Minneapolis, Columbus, Cincinnati,
Louisville, Charlotte, Charleston, Tampa, Atlanta, Dallas
Target Fund Size $25MM
Date Opened for Investments December 2021
Amount Raised $10MM
Amount Deployed $2.4MM
Est. Time to Next Investment April 2022
Est. Time to Initial Distribution April 2022

Top Questions

All answers are provided by the sponsor, i3 Investors LLC, or its representatives.

 

What is your investment strategy/business plan for the Fund?

Matt Dickerson, i3 Investors LLC:

"Last mile & Service Bay:"

"Fund Two will mirror the existing portfolio of assets currently owned by i3 investors which is comprised of Core Plus multi-tenant, well located service bay and last mile warehouse/industrial space purchased at or below replacement cost. The focus will be on high-performing markets throughout the Midwest, South and Southeast where the firm has extensive expertise, on-the-ground coverage and a vast network of relationships."

"i3 Investors is a full service industrial real estate company providing leasing, accounting, asset management, acquisitions/disposition management, deal underwriting, and construction management services."

"Strategy:"

  • "Stable quarterly returns utilizing low leverage across Fund Two."
  • "Target placement window is 12-18 months"
  • "Hold period is 5-7 years"

"i3 Investors takes great pride in transparency. From fundraising through closing, as well as throughout the holding period they provide thoughtful communications throughout all aspects of the relationship. i3 Investors continues to invest time and money into creating a great investor experience."

 

What are the most important aspects of the fund for investors?

Matt Dickerson, i3 Investors LLC: "Founded in 2011, i3 Investors, LLC (“i3”) is an Indianapolis based private real estate investment firm focused exclusively on industrial real estate. The company’s core investment strategy is to invest patiently and defensively, paying special attention to functionality, optionality, and upside. This is accomplished by achieving a reasonable cost basis, having a diverse income stream, credit tenants with long term leases, tenants with significant investment in the asset, and/or flexibility with multiple exit strategies. i3 investors is not interested in recycling capital every few years, but instead are focused on building a diverse portfolio of industrial assets that can be held over the long-term, generating greater tax-and fee-efficient income streams, along with a larger creation of nominal wealth. The company manages risk with a high-touch approach to asset management."

"The principals of i3 Investors, Chip Barnes and Matt Dickerson have spent their entire professional careers, spanning over two decades, working in industrial real estate."

"Focus on well located functional industrial real estate thru the use of low leverage."

 

What are the risks and how are you mitigating those risks?

Matt Dickerson, i3 Investors LLC: "The overall approach of Fund Two will be to pursue a diversified portfolio of stabilized and value-add opportunities solely in industrial throughout the Midwest, South and Southeast United States, with a balance of income and capital appreciation, on behalf of its partners."

"Favoring well located assets priced below replacement cost in supply constrained markets and seek to capitalize on demographic trends and market timing. The firm's competitive advantage is the ability to bring a sophisticated level of market research, structuring and execution to a transaction, combined with agility and an entrepreneurial approach. Enhancing the value of the portfolio through a proven asset management and operational expertise."

 

How has COVID-19 impacted your business plan?

Matt Dickerson, i3 Investors LLC: Covid 19 has had minimal to zero impact on the current portfolio of 28 industrial assets owned by i3 investors."

"Throughout the pandemic collections have remained near 100%. Out of the 100+ tenants in the i3 investors portfolio only two tenants received rental deferment."

All answers are provided by the sponsor, i3 Investors LLC, or its representatives.

About this Fund

"i3 Investors, LLC has created i3 Industrial Fund Two, L.P. (“Fund Two”) to further the larger goal of acquiring real estate investments that provide day one recurring income distributions, as well as capital appreciation, in a diversified portfolio of Core Plus multi-tenant industrial real estate"

-Matt Dickerson, i3 Investors LLC

Fund Type Core-plus last mile & service bay multi-tenant Industrial
Investment Timing Equity called upon closing
Market(s) Indianapolis, Minneapolis, Columbus, Cincinnati,
Louisville, Charlotte, Charleston, Tampa, Atlanta, Dallas
Target Fund Size $25MM
Date Opened for Investments December 2021
Amount Raised $10MM
Amount Deployed $2.4MM
Est. Time to Next Investment April 2022
Est. Time to Initial Distribution April 2022

Top Questions

All answers are provided by the sponsor, i3 Investors LLC, or its representatives.

 

What is your investment strategy/business plan for the Fund?

Matt Dickerson, i3 Investors LLC:

"Last mile & Service Bay:"

"Fund Two will mirror the existing portfolio of assets currently owned by i3 investors which is comprised of Core Plus multi-tenant, well located service bay and last mile warehouse/industrial space purchased at or below replacement cost. The focus will be on high-performing markets throughout the Midwest, South and Southeast where the firm has extensive expertise, on-the-ground coverage and a vast network of relationships."

"i3 Investors is a full service industrial real estate company providing leasing, accounting, asset management, acquisitions/disposition management, deal underwriting, and construction management services."

"Strategy:"

  • "Stable quarterly returns utilizing low leverage across Fund Two."
  • "Target placement window is 12-18 months"
  • "Hold period is 5-7 years"

"i3 Investors takes great pride in transparency. From fundraising through closing, as well as throughout the holding period they provide thoughtful communications throughout all aspects of the relationship. i3 Investors continues to invest time and money into creating a great investor experience."

 

What are the most important aspects of the fund for investors?

Matt Dickerson, i3 Investors LLC: "Founded in 2011, i3 Investors, LLC (“i3”) is an Indianapolis based private real estate investment firm focused exclusively on industrial real estate. The company’s core investment strategy is to invest patiently and defensively, paying special attention to functionality, optionality, and upside. This is accomplished by achieving a reasonable cost basis, having a diverse income stream, credit tenants with long term leases, tenants with significant investment in the asset, and/or flexibility with multiple exit strategies. i3 investors is not interested in recycling capital every few years, but instead are focused on building a diverse portfolio of industrial assets that can be held over the long-term, generating greater tax-and fee-efficient income streams, along with a larger creation of nominal wealth. The company manages risk with a high-touch approach to asset management."

"The principals of i3 Investors, Chip Barnes and Matt Dickerson have spent their entire professional careers, spanning over two decades, working in industrial real estate."

"Focus on well located functional industrial real estate thru the use of low leverage."

 

What are the risks and how are you mitigating those risks?

Matt Dickerson, i3 Investors LLC: "The overall approach of Fund Two will be to pursue a diversified portfolio of stabilized and value-add opportunities solely in industrial throughout the Midwest, South and Southeast United States, with a balance of income and capital appreciation, on behalf of its partners."

"Favoring well located assets priced below replacement cost in supply constrained markets and seek to capitalize on demographic trends and market timing. The firm's competitive advantage is the ability to bring a sophisticated level of market research, structuring and execution to a transaction, combined with agility and an entrepreneurial approach. Enhancing the value of the portfolio through a proven asset management and operational expertise."

 

How has COVID-19 impacted your business plan?

Matt Dickerson, i3 Investors LLC: Covid 19 has had minimal to zero impact on the current portfolio of 28 industrial assets owned by i3 investors."

"Throughout the pandemic collections have remained near 100%. Out of the 100+ tenants in the i3 investors portfolio only two tenants received rental deferment."

All answers are provided by the sponsor, i3 Investors LLC, or its representatives.

Offered By

i3 Investors LLC

i3 Investors LLC

Indianapolis, IN

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Assets Under
Management

Currently
$100MM 20+ assets
Exited
$0 No asset count reported
Portfolio LTV
65%  
Historical
Realized Returns

Total IRR
18%  
Equity Multiple
1.5x  
Annual Cash
10.5%  
Years Of
Experience

As Principals
25+ years  
In Business
9 years  
Size
3 Staff  
* All information is reported by i3 Investors LLC as of 1/4/2022.
Assets Under
Management

Currently
$100MM 20+ assets
Exited
$0 No asset count reported
Portfolio LTV
65%  
Historical
Returns

Total IRR
18%  
Equity Multiple
1.5x  
Annual Cash
10.5%  
Years Of
Experience

As Principals
25+ years  
In Business
9 years  
Size
3 Staff  
* All information is reported by i3 Investors LLC as of 1/4/2022.

Financials

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Offering Financial

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Location Details

Midwest & Southeast

Matt Dickerson, i3 Investors LLC: "Fund Two will pursue growing industrial markets and growing population markets."

"Market focus: Midwest & Southeast (Minneapolis, Indianapolis, Columbus, Cincinnati, Louisville, Charlotte, Charleston, Tampa, Dallas, Atlanta)"

"Deal size: $5 million to $25 million"

"Primary market is in the largest and most inefficient segment of the commercial real estate industry, the lower middle market, where the opportunities are typically between $5 million to $25 million in total transaction size. These opportunities are characterized as often being too small for large institutional investors and too large for local investors to complete."

Documents

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Offering Agreement Documents

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