Q1 2026 Inland Empire Industrial Market Report: Stagnant Vacancy vs. Institutional Conviction

Q1 2026 Inland Empire Industrial Market Report: Stagnant Vacancy vs. Institutional Conviction

Timestamps: [00:00] - Market Overview: The tension between vacancy headlines and institutional activity. [01:19] - Q1 2026 Deal Highlights: Brokering 1 million square feet in Ontario and Riverside. [02:48] - The Buyer Pool: Why sourcing buyers for vacant buildings is increasingly difficult. [04:47] - Sub-100k Sq. Ft. Sector: Why smaller buildings are weathering the storm best. [07:15] - Case Study: Repositioning an 82k sq. ft. facility by reducing office-to-warehouse ratio. [10:28] - Creative Deal Structuring: Short-term renewals and flexibility in a transitional market. [14:04] - The Sales Market: A deep dive into a "dog fight" negotiation for an Ontario user sale. [19:05] - IE West (100k–250k sq. ft.): Gross activity vs. minimal net absorption. [20:16] - The Renewal Shadow: Analyzing why 47% of leasing activity is currently renewals. [22:53] - Efficiency Gains: How a tenant achieved 50-100% efficiency moving to a 36' clear building. [26:29] - Concessions and Credits: Structuring deals with Prologis in a tough market. [33:28] - IE East Challenges: Logistics of the "Rialto Cut-off" and employee retention. [36:13] - The Asian Business Ecosystem: How cultural ties and bilingual labor influence site selection. [41:14] - Big Box & Trophy Assets: Why 500k+ sq. ft. buildings remain the cleanest segment. [48:40] - Bullish Pricing: Analyzing $1.65–$2.00 gross asking rates for generational assets. [52:09] - Crystal Ball: Predictions for interest rate impacts and the "Market Recovery" number.Timestamps: [00:00] - Market Overview: The tension between vacancy headlines and institutional activity. [01:19] - Q1 2026 Deal Highlights: Brokering 1 million square feet in Ontario and Riverside. [02:48] - The Buyer Pool: Why sourcing buyers for vacant buildings is increasingly difficult. [04:47] - Sub-100k Sq. Ft. Sector: Why smaller buildings are weathering the storm best. [07:15] - Case Study: Repositioning an 82k sq. ft. facility by reducing office-to-warehouse ratio. [10:28] - Creative Deal Structuring: Short-term renewals and flexibility in a transitional market. [14:04] - The Sales Market: A deep dive into a "dog fight" negotiation for an Ontario user sale. [19:05] - IE West (100k–250k sq. ft.): Gross activity vs. minimal net absorption. [20:16] - The Renewal Shadow: Analyzing why 47% of leasing activity is currently renewals. [22:53] - Efficiency Gains: How a tenant achieved 50-100% efficiency moving to a 36' clear building. [26:29] - Concessions and Credits: Structuring deals with Prologis in a tough market. [33:28] - IE East Challenges: Logistics of the "Rialto Cut-off" and employee retention. [36:13] - The Asian Business Ecosystem: How cultural ties and bilingual labor influence site selection. [41:14] - Big Box & Trophy Assets: Why 500k+ sq. ft. buildings remain the cleanest segment. [48:40] - Bullish Pricing: Analyzing $1.65–$2.00 gross asking rates for generational assets. [52:09] - Crystal Ball: Predictions for interest rate impacts and the "Market Recovery" number. If you are a landlord, tenant, or investor looking to navigate the Inland Empire industrial landscape, I would love to help you add value to your portfolio. Reach out to me directly: Shy Assar sassar@voitco.com 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

Port of Long Beach CEO 2026 Forecast: What it Means for Inland Empire Industrial Real Estate

Key Topics: 2026 TEU Forecast and Market Stability. Rising oil prices and downward pressure on industrial rents. The "China + 1" strategy and its impact on transit times. How BNSF and Union Pacific are integrating with the Port's rail strategy. The resilience of California’s export economy.  [00:00] – Introduction: The end of front-loading and the new "sea of uncertainty."  [01:38] – 2025 Market Review: Record-breaking volumes and the impact of April 2nd "Liberation Day" tariffs.  [04:11] – Real Estate Correlation: How leasing volume and vacancy rates mirrored Port activity. [05:36] – Global Conflict & Oil: The Supreme Court’s tariff ruling and the Iranian conflict’s impact on $100+ oil.  [08:46] – The 20% Cost Surge: Real-world logistics pressure on Inland Empire manufacturers and rents.  [11:52] – Macro Metrics: Tracking vessel deployment, interest rates, and inventory-to-sales ratios.  [14:38] – Fast Fashion & E-commerce: Why modern supply chains require higher local inventory levels. [15:58] – The Shift from China: Manufacturing moving to Southeast Asia and adding 2–3 days to transit.  [17:21] – The 2050 Vision: Doubling container throughput via $3.2B in capital infrastructure.  [20:06] – The Rail Strategy: BNSF’s Barstow Gateway and the pivot from truck to train.  [23:09] – The Export Powerhouse: Debunking the myth that California doesn't produce goods for the world.  [27:18] – 2026 Forecast: Why 9 million TEUs still represents a "top 5" historical year for the Port.  [28:31] – Leadership Mindset: Delegating, trust, and why everything rises or falls on leadership.  #AddingValueShow #CRE #IndustrialRealEstate #InlandEmpire #Logistics #PortOfLongBeach #SupplyChain #WarehouseMarket #RealEstatePodcast #MarketTrends #2026Forecast 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

100% Bonus Depreciation Is Back: How to Find Hidden Cash in Your Industrial Real Estate

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. 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

The 40% Tax Trap: Mastering 1031 Exchanges in 2026 | Stephen Decker (IPX1031)

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: [sassar@voitco.com] 📱 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. Subscribe on YouTube, Apple Podcasts, Spotify, or your favorite platform. Follow on Instagram and TikTok @AddingValueShyAssar #CommercialRealEstate #IndustrialRealEstate #InlandEmpire #inustrial #warehousing #logistics

How to Secure Entitlements in a High-Risk Market | Industrial Land is Changing

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: [SASSAR@VOITCO.COM] 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. 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