Small-bay industrial
- Flexible warehouse, contractor, service, or light-manufacturing space
- Vacancy, below-market rents, or deferred maintenance
- Strong access to employment and transportation corridors
Investment strategy
Focused where work creates value.
We pursue properties with a clear operational or physical problem that can be understood, priced, and solved—not speculative stories that require everything to go right.
Acquisition criteria
Our current buy box.
JETX concentrates on Southwest Washington and the Portland metropolitan area, where local knowledge and direct oversight sharpen decision-making.
Neighborhood retail
- Daily-needs and service-oriented tenant base
- Leasing, tenant-mix, façade, or management upside
- Visible neighborhood locations with durable traffic
Selective office
- Materially discounted basis
- Practical repositioning, medical, service, or alternative-use potential
- Avoidance of commodity office without a clear edge
Manufactured housing
- Vacant pads or homes that can be added or rehabilitated
- Infrastructure, curb-appeal, or operational improvement opportunity
- Communities with durable housing demand
Geography
- Clark County and Southwest Washington
- Portland metropolitan area
- Selective Pacific Northwest markets where operating control is practical
Economics
- Typical target purchase price: $3–$6 million
- Clear path to improved occupancy and net operating income
- Basis that protects capital through the business plan
What gets our attention
Complicated, but fixable.
- Meaningful vacancy or near-term rollover
- Deferred maintenance with measurable costs
- Under-managed assets in viable locations
- Below-market rents supported by real comparables
- Seller situations requiring certainty and practical execution
- Expansion, subdivision, re-tenanting, or unused-land potential
How we evaluate
Underwrite the downside first.
Every opportunity is tested against current income, realistic downtime, capital needs, financing constraints, and an exit that does not depend on aggressive assumptions.
01 — Verify the property
Rent roll, leases, expenses, physical condition, zoning, utilities, and field observations.
02 — Stress the business plan
Vacancy, rent growth, tenant improvements, construction contingencies, and financing costs.
03 — Define the execution path
Prioritize improvements that protect occupancy, reduce risk, and unlock the next source of income.
04 — Operate with discipline
Track leasing, capital work, expenses, and asset performance against the original thesis.
Broker or owner?