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.
Why Small Bay Industrial
The asset class built for 1031 exchange investors who want cash flow and appreciation.
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.
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 for seamless closings
- Transparent reporting and investor communication
Track Record
The Numbers
Investor Feedback
What Investors Say
We had 30 days left on our identification window and were looking at overpriced NNN deals. Patriot had quality industrial assets ready to go. Closed on time, cash flowing from month one.
Multi-Family to Industrial Exchange
The team coordinated with our QI and tax advisor seamlessly. We've done three exchanges with Patriot now. The assets perform, the communication is clear, and the process is predictable.
Serial Exchange, Portfolio Builder
Investor Resources
New to 1031 Exchanges?
We built these guides to help you understand the exchange process, avoid common mistakes, and make informed decisions about your replacement property.
1031 Exchange Guide
What it is, how it works, and why it's the most powerful tax deferral tool in real estate.
Read the Guide →Timeline & Deadlines
The 45-day and 180-day rules explained. What happens when you miss a deadline, and how to avoid it.
Understand the Timeline →Common Mistakes
Boot, timing failures, and property identification errors cost investors thousands. Here's how to prevent them.
Avoid the Pitfalls →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