VENTURES
Useful industrial properties.
Generational perspective.
Draymoor Ventures is a private real estate investment company focused on functional small-bay industrial properties in Southern California's Inland Empire and the Indianapolis metropolitan area. We look for practical buildings serving local businesses, underwritten for current utility, durable income, and long-term ownership.
A narrow search.
A high bar.
We focus on small industrial properties that are essential to how local businesses operate. Access, loading, power, usable layouts, tenant demand, and purchase price matter more than a compelling growth story.
Multi-tenant small-bay
We favor functional industrial buildings with several independently leasable bays, appropriate access, practical parking, and tenants serving the local economy.
Industrial flex
We consider warehouse, workshop, and light-manufacturing properties with a genuine operating function. The space must work for likely users, not just appear flexible on paper.
Select single-tenant
A single-tenant building can qualify when its location and design support credible replacement users. We avoid properties whose value depends on one unusually specialized use.
Typical search: approximately 5,000–30,000 square feet, ideally 10,000–20,000 square feet. Exact fit depends on building utility, tenancy, location, and economics.
Start with
the work.
Our perspective comes from operating businesses, managing supply chains, and understanding what real facilities need to do. We evaluate the tenant's operating requirements first, then test whether the property can deliver durable income at a defensible price.
In-place economics
Existing income or a limited, evidence-backed route to stabilization. We separate actual leases and expenses from marketing projections.
Functional utility
Loading, access, clear height, power, parking, legal use, and bay configuration determine which businesses can occupy the space today and tomorrow.
Defensible basis
We account for roof and pavement work, property taxes, insurance, environmental issues, lease rollover, tenant improvements, and financing before assigning value.
Long-term ownership
Our family history informs a patient ownership perspective. We favor useful assets that can remain relevant through changing industries and business cycles.
Two regions.
One investment discipline.
We concentrate on two markets we can study with depth rather than pursuing a national list. The properties may look similar, but tenant industries, operating costs, appreciation assumptions, and acquisition economics require different judgments.
Price is only the starting point. We compare cash flow, reinvestment needs, financing, tenant turnover, and exit assumptions before deciding which risk is worth owning. A lower nominal purchase price does not automatically make a better investment.
Useful today.
Resilient tomorrow.
We favor practical industrial space, credible existing rents or a short, documentable lease-up plan, known or investigable building conditions, and a price that survives reasonable downside scenarios. We are comfortable passing when the numbers do not work.
Industrial fit
Appropriate zoning, access, doors, power, parking, and configuration for several likely users.
Income and condition
Tenant rollover, vacancy exposure, roof, pavement, systems, permitted use, and environmental condition.
Outside our mandate
Apartments, general office, retail, speculative development land, bulk distribution, and standalone industrial outdoor storage.
These are indicative research criteria, not an offer or commitment to purchase any property. Each opportunity is evaluated individually.
Same Building.
Two Markets.
An ongoing comparison of small-bay industrial economics in Southern California and Central Indiana. We examine how acquisition basis, financing, income, tenant demand, and long-term value can change the investment answer.
Our principal research compares the Inland Empire and Indianapolis. Texas and North Carolina may appear in occasional comparison cases; they are not active acquisition markets.
Own a small
industrial property?
We welcome introductions from property owners and commercial brokers in the Inland Empire and Indianapolis metro. If you are considering a sale, succession transition, or simply want to discuss whether a building fits our focus, a brief overview is enough to begin.
Share a propertyEmail steven@draymoorventures.com with the location, approximate square footage, occupancy, and potential timing. We review opportunities selectively and cannot promise an offer or response to every submission.