On this episode of the Industrial Real Estate Show, I had the honor of interviewing crowd favorite Aaron Halfacre. Aaron is CEO of Modiv Industrial, a REIT focused on single-tenant, net-lease manufacturing properties across the U.S. We discussed the unique benefits and risks of manufacturing real estate compared to typical industrial properties like warehouses. Aaron explained Modiv's investment criteria, emphasizing stable assets essential to infrastructure, long-term leases (around 20 years), and sustainable rent structures. He also highlighted strategies for diversification and managing risks.
We explored the challenges and opportunities in sale-leaseback transactions and how Modiv evaluates properties, including considerations like low site coverage and proximity to transportation. Aaron touched on key financial metrics for REITs, including AFFO, and addressed the current gap between public market valuation and private net asset values.
We wrapped up by discussing the impact of tariffs and interest rates, stressing the importance of patience and disciplined investing amid market volatility.
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