06/16/2026
Most real estate investors spend their careers chasing yield while hoping the fundamentals hold.
Here's a different framework: start with the fundamentals locked, and let the yield be the floor, not the ceiling.
The WesTech Garrett Portfolio in Silver Spring, Maryland, was purpose-built around that principle.
The submarket.
The FDA White Oak campus is 8 million square feet and employs 10,000+ federal employees.
VIVA White Oak, a $3.4 billion, 9.8-million-SF life sciences development adjacent to the site.
Kaiser Permanente Regional Medical Center.
These aren't "planned anchors." They are operational, federal-funded, and expanding demand generators.
The sector.
BKM Capital's Q1 2026 report confirms small-bay flex is outperforming every other segment of industrial investing.
4.9% vacancy.
21% rent premium over larger buildings. HALO businesses, the contractors, the biotech supply chain, and the specialty manufacturers are lining up for functional infill space. Leases under 50,000 SF were 80% of all industrial activity in Q4 2025.
No guessing required.
NNN leases mean the tenant handles taxes, insurance, and maintenance.
The rent roll has contractual increases written in year over year, compounding.
With current rents 36% below market, every renewal is an organic lift.
Fixed-rate debt with an initial interest-only period: the Fed can do whatever it wants; your carry cost is immovable.
THE NUMBERS:
8.8% year 1 cap rate.
9% Year 1 distributions.
Quarterly ACH distributions.
20% projected LP IRR.
Every one of those figures is calculable from first principles; you don't need a model.
You need a lease schedule and a calculator.
Accredited investors, $100K minimum, Rule 506(c), July 2026 close.
The most dangerous risk in real estate isn't what you can see. It's the complexity you can't.
This deal has neither.
▶ View the full Investment Summary: https://peykarcapital.invportal.com/
