About

Nine Oak Investments focuses on the acquisition, development and re-development of Real Estate assets. Our current portfolio comprises of over 2 million square feet of real estate throughout the United States, with a regional focus on retail and office investments.

Nine Oak’s expertise is in the acquisition of under-valued and under-performing assets, with the goal of dramatically increasing the value of these properties through development, repositioning, and professional management.

Our deep Tenant and Broker relationships, coupled with our focused market research and market familiarity enables us to have a thorough understanding of our Tenants’ needs and expectations. The leveraging of this knowledge, together with our in-house construction capabilities and professional management, has enabled us to deliver highly performing Real Estate assets, benefitting our Tenants, Brokers, and Investors.

Investment Philosophy

Nine Oak Investments engages a cross functional and multi-tiered approach for successful Investment execution. Having effectively operated through multiple market cycles, we are keenly aware of each asset class’s strengths and weaknesses through the various peaks and troughs and aim to maximize our portfolio’s value through three key principles:

FOCUS

DISCIPLINE

VALUE CREATION

Focus

We focus our efforts on specific products and markets, allowing us to minimize inherent risks in acquisitions underwriting, thus better understanding leasing momentum and market maturity. With this focused approach we leverage our experience and core competencies to make sure we execute at a high level.

Discipline

Real Estate is a cyclical business. To have achieved long term success, Nine Oak Investments believes in employing proper discipline, collaboratively throughout all departments from acquisitions, through operations and to dispositions. This disciplined approach has helped us mitigate risk and enhance long-term yields across our portfolio. For example we use industry-leading and proprietary systems to evaluate opportunities, typically analyzing several hundred deals before selecting one to acquire.

Value Creation

In today’s highly dynamic and global economy with competitors’ efficient access to information, the creation of value is a multi-faceted and continuous process. Sophistication in the following areas have been integral to our success: operations, investment strategy, risk management, deep networks, construction execution, financial analysis, and information technology.

Investment Strategies

Value-add

To achieve the highest returns, we identify existing value-add properties and shopping centers, to create opportunities through our renovation and/or repositioning expertise. As part of our value-add offering we also look at ground up development opportunities ranging from single-tenant build-to-suits to institutional-quality anchored neighborhood shopping centers.

Tenant Centric

We have found that the best way to mitigate risk and ensure upside success is to develop meaningful relationships with key national and regional tenants. We strive to become a strategic partner with our tenants so to better understand their growth needs.

NNN Portfolios

We look at acquiring strong performing NNN portfolios as an arbitrage opportunity

Opportunistic

We also look for opportunistic acquisitions of retail and office properties in strong real estate markets with strong fundamentals.

Featured Transactions

Rite AidGlendale, CA

DISPOSITION PRICE $14,100,000
  • Acquisition Price $6,050,000
  • Square Feet 52,000 sq ft of land
  • Hold Period 15 Months
  • Levered Project Level IRR 64.97%
Nine Oak Investments and its affiliates purchased a vacant Marie Calendars restaurant pad sitting on 52,000 square feet of land in Glendale, California. Nine Oak’s management team quickly analyzed the best use for this land given city requirements and neighborhood needs, and thus signed a 20 year lease with Rite Aid for a build-to-suit site. Within 15 months’ time Nine Oak’s management team was able to acquire all city permits, develop the turn-key site, and deliver the building to Tenant. The property sold in July of 2016 at 64.97% IRR.

McDonald’sHawthorne, CA

DISPOSITION PRICE $3,600,000
  • Acquisition Price $1,700,000
  • Square Feet 33,000sq ft of land
  • Hold Period 33 Months
  • Levered IRR 143%
Nine Oak Investments and its affiliates acquired an undeveloped land parcel approximating 33,000 square feet in Hawthorne CA. After identifying quick service restaurant as the best use of this land,  Nine Oak was able to negotiate a lease with McDonald’s, get the proper entitlements for the retail and drive-thru use, have the property developed all within 1 year of the acquisition date.  The asset returned a 143% IRR.

Office TowersFresno, CA

DISPOSITION PRICE $13,800,000
  • Acquisition Price $4,500,000
  • Square Feet 152,000
  • Hold Period 47 Months
  • Levered IRR 26.98%
Nine Oak Investments and its affiliate purchased the 152,000 square foot 45% occupied foreclosed office asset in Fresno from the lender for $4,500,000.  After substantial renovations and a major rebranding effort, the asset’s occupancy was increased to 75% with a 300% increase in NOI.  The asset was sold for $13,800,000, with an IRR of 26.98%.

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Investment Criteria

Property Type

Anchored/Unanchored Retail Centers, Urban Retail, Mixed Use, Office, Single Tenant NNN.

Asset Class

A+ to C-

Purchase Price

$5m – $100m

Markets

California, Nevada, Dallas/ Ft Worth, Austin and various other MSAs on a case by case basis.

Return Profile

Value-add, opportunistic

Source of Funds

Internal, Private capital, and Institutional Equity.

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