Richard M. Warren is a CCIM designee with more than 25 years of experience in the industrial real estate industry. A licensed salesperson in Pennsylvania and New Jersey, working in coordination with local experts, Richard has completed transactions in most major U.S. markets. Since 1997, Richard has worked closely with Penske Truck Leasing and Penske Logistics, completing over 500 individual transactions primarily within the Industrial Outside Storage (IOS) assets niche. Other IOS national clients include Brand/Safway (industrial services and construction scaffolding) and United Rentals (construction equipment rental).
While transacting client business, Richard has been introduced to many different IOS specialty companies and experienced several reuse scenarios while disposing of client’s surplus assets. Additionally, the years spent searching for IOS assets on behalf of clients has resulted in an in-depth understanding of the challenges faced by companies in this niche. This long and broad range of experience provides a nuanced understanding of the benefits and drawbacks of IOS real estate. With decades of experience in evaluating sites, researching zoning and understanding submarkets, Richard has an unmatched skill set applicable to locating, evaluating and acquiring IOS assets.
In addition to expertise in the IOS market, Richard has developed a process to utilize Geographic Information Systems (GIS) and Business Analysis (BA) software to analyze entire markets. Taking a big-picture technology driven approach provides insights that can be key to underwriting IOS assets and validating investment decisions.
Having worked for multiple years in many major markets, Richard has witnessed the continuing transformation of markets and increasing challenges of locating IOS assets, as well as significant land appreciation as markets have matured. All indications are that continuing redevelopment of existing IOS assets will result in strong appreciation. The relatively new factor of direct to consumer delivery and last-mile logistics has only increased the pressure on IOS assets. During the current business cycle, certain markets have seen land values escalate by up to 100% as sites have become more difficult to locate.
Upon request, specific examples of the trends described can be provided, along with detailed plans to develop a portfolio of IOS assets.