ATL Infill Small Bay Portfolio

Various locations

Description

On behalf of Ownership, Jones Lang LaSalle America, Inc. (“JLL”) has been exclusively retained as the sales representative for the ATL Infill Small Bay Portfolio (the “Portfolio”). The Portfolio comprises 5 multi-tenant shallow-bay industrial properties totaling 372,423 square feet, located in highly sought-after, irreplaceable infill locations. Strategically positioned within the I-20 West (68% of the portfolio) and I-20 East (32% of the portfolio) submarkets, the Portfolio benefits exceptional connectivity to Atlanta’s core population centers and major transportation corridors.

The Portfolio features a diversified and granular tenant roster of 93 tenants, with an average suite size of 3,536 SF, and a weighted average remaining lease term of 2.4 years, offering near-term rollover optionality. Current in-place rents provide a 28.1% mark-to-market opportunity, positioning investors to capture meaningful rental growth. On average, the assets are located approximately one mile from I-20, providing immediate access to Atlanta’s primary logistics thoroughfares.

Atlanta’s industrial market remains one of the strongest in the nation, supported by robust population growth, a deep labor pool, and access to 80% of the U.S. population within a two-day drive. Atlanta ranks #1 nationally in total tenant demand by volume (48.6M SF) and maintains approximately 46.6M SF of active tenant requirements, ranking among the top U.S. markets. In 2025, annual leasing activity totaled 46.9M SF, representing the 5th highest leasing year of the past decade. Furthermore, for leases over 10,000 SF, new lease rental rates grew 5.8% year-over-year compared to 3.3% for renewals, demonstrating continued upward pressure on market rents and strong re-leasing upside for mark-to-market assets such as the Portfolio.

...

Attributes

Building area gross

372,423 sf

Occupancy

88.3%

WALT

2.4 years

Mark-to-Market

28.1%

Properties

Location

I-20 East & West Infill

ATL Infill Small Bay Portfolio (5 Properties)

Media

Investment Highlights

Irreplaceable Infill product:

The Portfolio consists of 5 irreplaceable light industrial assets, each infill to their community and growing in demand due to supply constraints driven by lack of new product
As older, obsolete industrial products are increasingly demolished or redeveloped for adaptive uses, the Portfolio offers investors the unique opportunity to own institutional quality assets while still having significant mark-to-market upside
Stable in-place tenancy and balanced expiration schedules mitigate downside risk, enabling investors to selectively carry out leasing strategies throughout their desired period
The Portfolio provides future ownership an opportunity to acquire irreplaceable real estate located in Atlanta’s major population nodes in addition to offering significant yield growth potential through the embedded 28.1% mark-to-market

Sought After Locations:

All assets are strategically located along the I-20 Corridor, one of Atlanta’s most critical east-west logistics arteries, providing direct connectivity to I-285, Downtown Atlanta, and the broader Southeast distribution network
The properties offer immediate highway accessibility, with an average distance of approximately 1.0 mile to I-20, enabling efficient regional and last-mile distribution
The I-20 Corridor provides direct access to Atlanta’s urban core and dense population centers, supporting strong demand from logistics, service, and distribution users requiring proximity to end consumers
The Portfolio’s infill positioning within the I-20 Corridor allows tenants to optimize last-mile delivery routes across the Atlanta MSA, reaching both east and west submarkets with minimal drive time
Tenants continue to prioritize being “in town” and proximate to labor, rooftops, and major transportation infrastructure, reinforcing the long-term desirability of assets within the I-20 Corridor

Functional, Well-Maintained Infill Industrial Assets:

Portfolio consists of well-maintained, functional light industrial buildings located within established infill submarkets across the I-20 East and West corridors
Since 2021, Circle Industrial has invested approximately $4.0 million into the portfolio, including:
Roof and HVAC improvements
Asphalt and concrete repairs
Exterior paint and lighting upgrades
Portfolio is currently 88.3% leased with a 2.4-year WALT, providing in-place cash flow with near-term lease rollover optionality
All the leases are structured on a NNN basis, providing stable expense recoveries and operational efficiency
Buildings are well-positioned for small- to mid-bay tenancy, a tenant segment that continues to drive demand across Atlanta’s infill corridors