Industrial real estate.
Entrepreneurial execution.
Proven outcomes.
SWORD Industrial Partners is a Dallas-based, privately owned investment firm founded in 2025 and focused exclusively on value-add and core-plus multi-tenant industrial real estate across high-growth U.S. markets.
Built for industrial performance
SWORD Industrial Partners is a vertically integrated real estate investment firm focused exclusively on acquiring and repositioning multi-tenant industrial assets. We apply institutional discipline and operational rigor to navigate a fragmented segment of the industrial market.
Our strategy is defined by focus and by disciplined execution grounded in experience across multiple market cycles. This perspective allows us to create durable value while managing risk through changing economic environments.
A disconnected market creates opportunity
Despite strong fundamentals, much of the multi-tenant industrial markets remain fragmented. Short lease durations, operational complexity and non-institutional ownership have historically limited large-scale capital participation.
This disconnect creates a durable opportunity for experienced operators to unlock value through disciplined acquisition, targeted capital investment and professional asset management.
Our Markets
6 assets across 3 Sunbelt markets, with acquisitions beginning in 2025.
Portfolio Overview
121,816SF
1,328,012SF
227,148SF
1,676,976SF
Acquisition Criteria
We invest in multi-tenant industrial only:
- Value add / core plus profile
- Shallow bay, divisible product
- Repositioning / value enhanced opportunities
- Multi-tenant industrial business parks
- Properties with additional land for development
- Light manufacturing
- R&D / flex space
- Properties with vacancy or rollover risk
- Multi-city portfolios
- Locations with good highway access and visibility
- Proximity to airports, inter-modal yards and ports
- Target markets
- Southern and Northern California, Arizona, Nevada, Oklahoma and Texas
- Transaction size
- $10MM to $150MM
- Product type
- Industrial properties — multi-tenant, shallow bay
Why multi-tenant industrial
Structural advantages that drive resilience, income stability and value creation within infill markets.
Recession-Resilient Asset Class
Multi-tenant industrial has consistently demonstrated resilience through economic cycles, supported by essential business demand and diversified occupancy.
Short Lease Durations
Shorter lease terms allow frequent mark-to-market rent adjustments, providing a natural hedge against inflation and rising operating costs.
Attractive Risk-Adjusted Returns
The combination of income durability, operational upside and supply constraints produces compelling risk-adjusted returns relative to other industrial formats.
Limited New Supply
Urban infill constraints, zoning limitations, and high replacement costs restrict new development, supporting supply discipline.
Historically Low Vacancy
Small-bay industrial spaces maintain strong occupancy due to tenant stickiness, relocation costs and steady local business demand.
Diversified Tenant Base
Multiple tenants across industries reduce single-tenant exposure and mitigate income disruption from individual tenant credit events.
Our investment strategy
A disciplined, repeatable approach focused on execution, scalability and value creation.
Source & Acquire
We identify under-managed, multi-tenant industrial assets in supply-constrained markets, focusing on properties with strong fundamentals, short lease terms and embedded operational upside.
Optimize & Operate
Through targeted capital improvements, disciplined leasing execution, and active asset management, we enhance cash flow, tenant quality and operational efficiency across the portfolio.
Aggregate & Scale
Assets are aggregated into scalable portfolios, improving operational efficiency, market relevance and institutional attractiveness.
Meet the team
Our vertically integrated team includes in-house corporate credit advisory, construction administration, asset management, accounting and capital markets.
Scott Word
Dax T.S. Mitchell
Andrew Gi
Cole Rothwell
John Golden
Speak with SWORD
We work with aligned capital partners, institutions and intermediaries seeking disciplined exposure to multi-tenant industrial real estate.
