1031 Exchange • Small Bay Industrial
Your 1031 Capital. Our Industrial Assets.
You have 45 days to identify replacement property. We have institutional-quality small bay industrial assets generating cash flow from day one. Deploy your 1031 exchange into real estate backed by 15+ years of operator experience.
Have an exchange in motion?
Tell us your timeline. We'll send matching Texas inventory the same day, no obligation.
Or call 717-553-6888
Real people, not a call center. Talk to Jeremiah, Tim, Van, and the rest of the team who operate every property in this portfolio. Meet everyone →
The Challenge
45 Days. Bad Options. Real Money at Risk.
Most 1031 exchange investors scramble to identify replacement property before the deadline. The result? Overpaying for mediocre assets, settling for passive DSTs with hidden fees, or worse, failing to complete the exchange and eating the tax bill.
Overpriced Retail
NNN retail and office are the default 1031 play. Cap rates are compressed, tenant risk is rising, and e-commerce headwinds are real.
Passive DSTs
Delaware Statutory Trusts offer convenience but charge 10-15% in upfront fees, strip control, and often underperform direct ownership.
Clock Pressure
The 45-day identification window forces bad decisions. Without pre-identified quality assets, investors overpay or settle.
The Investment Thesis
Why Small Bay Industrial
Small bay industrial is the most supply-constrained, demand-rich asset class in commercial real estate. Here's why smart 1031 investors are moving capital here.
Vacancy Rate
National small bay industrial vacancy is near historic lows. Demand from contractors, e-commerce, and small businesses continues to outpace supply.
Of Tenants Per Property
Multi-tenant properties spread risk across dozens of leases. No single vacancy threatens the asset. Compare that to a single-tenant NNN deal.
New Supply
Zoning restrictions and construction costs make new small bay development uneconomic. Existing assets benefit from a structural supply shortage.
Cash Flow
Small bay tenants pay above-market rents per square foot. Short lease terms allow frequent mark-to-market rent increases. Income starts day one.
Your Path
How It Works
From initial conversation to closing, we handle the complexity so your 1031 exchange executes on time and on target.
Initial Consultation
We review your exchange timeline, capital amount, and investment goals. No commitment, just clarity on whether our properties fit your exchange.
Property Identification
We present available small bay industrial assets that qualify for your exchange. You identify properties within your 45-day window with confidence.
QI Coordination
We work directly with your Qualified Intermediary to ensure compliant fund transfers, proper documentation, and deadline adherence.
Close & Cash Flow
Exchange closes within the 180-day window. You own institutional-quality industrial real estate generating income from day one.
1031 Exchange Education
Exchange Types We Support
Every investor's situation is different. We work with all standard 1031 exchange structures to match the right approach to your timeline and goals.
Forward Exchange
The most common structure. Sell your property first, then acquire replacement property within 180 days. Our pre-identified assets eliminate the scramble.
Learn More →Reverse Exchange
Buy the replacement property before selling. Ideal when you've found the right asset and don't want to risk losing it while your current property sells.
Learn More →Build-to-Suit
Use exchange funds to improve or construct on the replacement property. Works when the right asset needs renovation to meet your investment criteria.
Learn More →Why Patriot
Operators First. Not Fund Managers.
We started with one self-storage facility and built it into a 100+ property, $400M+ commercial real estate portfolio. We know what it takes to operate these buildings because we do it every day. When your 1031 capital goes into our properties, it's backed by people who manage tenants, not spreadsheets.
- 15+ years acquiring and operating commercial real estate
- 100+ properties across multiple asset classes
- Vertically integrated: we buy, manage, and operate
- Dedicated 1031 exchange coordination from contract to closing
- Transparent reporting and investor communication
Track Record
The Numbers
Investor Resources
Every 1031 Question, Answered
Twelve straight answers on the questions that actually decide an exchange. No fluff, no sales pitch buried in the middle. Pick your question.
The identification rules
The 3-property, 200%, and 95% rules, and which one to use.
Read →Miss the deadline?
What actually happens, and the one real extension.
Read →What is boot?
What counts, how it's taxed, and why it doesn't kill the exchange.
Read →What counts as like-kind
Broader than most investors think. Any US real property qualifies.
Read →Swap till you drop
How deferral becomes elimination for your heirs.
Read →Exchanging out of a DST
Yes, you can, back into real property you control.
Read →The people you'll talk to
Real people. Not a call center.
When you call, you talk to the people who actually run the portfolio. Here's who you'll deal with.
Jeremiah Boucher
Founder & CEO
Founded Patriot Holdings and stands behind every property in the portfolio.
Tim Wilkins
General Partner & COO
Runs operations across the portfolio, including every property you might exchange into.
Christopher Warfield
General Partner & CFO
Leads finance and the capital behind our acquisitions.
Van Hagye
Director of Acquisitions
Sources and underwrites the industrial assets that end up in our inventory.
Rick Cherry
Chief Growth Officer
Leads growth and new acquisitions across our markets.
David Guzy
Lead Analyst
Underwrites every property and builds the numbers you'll review.
Sami Bakdash
Chief Legal Officer
Keeps closings clean and on track against your 45 and 180-day deadlines.
Brendan Forauer
Acquisitions Specialist
Works directly with investors on terms, timing, and exchange coordination.
Reach the team directly at 717-553-6888.
“Success in life is not about how much you can accumulate for yourself. It is measured by how much service you can be and provide to others.”
Jeremiah Boucher, Founder & CEO
Proof, not promises
We operate the properties. We're not a middleman.
You're exchanging real capital into a real asset. Here's who runs it, in one photo, no stock images.
- ✓ We operate the properties ourselves. No wholesaling, no daisy chain of buyers.
- ✓ $400M+ in owned and operated industrial assets.
- ✓ 15+ years running properties like the ones in our inventory.
Come By or Call
We're a real office, not a P.O. box.
Drop in, call, or get on a video call with the team. We'd rather talk through your exchange in person than trade emails for a week.
- Office 6830 W Oquendo Rd #200
Las Vegas, NV 89118 - Phone 717-553-6888
- Email invest@patriot1031.com
Ready to Deploy Your 1031 Capital?
Tell us about your exchange timeline and investment goals. We'll show you what's available.
Start the Conversation