The next-generation tech-enabled, data & strategy-driven industrial real estate investment platform.
We are redefining how industrial real estate is evaluated, acquired, and managed. By pairing cycle-tested industrial expertise with advanced data, analytics, and AI, we empower professionals to see opportunity earlier, uncover value that others miss, execute with unmatched discipline, and create more value for investors.
Our Core Principles
Technology That Enhances People — Not Replaces Them
We believe the best outcomes come from pairing experienced professionals with powerful tools & technology. GlassBox is designed to supercharge human insight, not automate it away, allowing our teams to focus their time on value-creating activities.
Discipline Through the Entire Cycle
Industrial markets move in cycles, and opportunity exists at every stage for those who know where to look. GlassBox i.RE is built to identify dislocations early, act decisively, and maintain discipline when others chase momentum.
Strategy First, Always
Our "Top Down / Bottom Up" approach ensures we deploy capital intentionally — focusing on markets, submarkets, product types, and risk profiles where fundamentals and value align. We solve for value, not price, resulting in efficient bidding processes and the elimination of emotional decision-making.
Radical Transparency in Data & Decision-Making
Our tools are not a "Black Box"; they are designed by and for real estate veterans who want full transparency into how the technology works and how the data comes together. AI and Machine Learning require the hands of both skilled investment and technology professionals.
Efficiency That Drives Value Creation
Our technology stack eliminates manual reporting, accelerates underwriting, and highlights risk and opportunity in real time. Teams spend less time gathering data and more time deploying capital, managing assets, and creating value.
Partnership at the Core
We are looking for a partner to build GlassBox i.RE alongside of — sharing insights, shaping strategy together, and leveraging combined capabilities to scale faster. GlassBox i.RE is designed to integrate seamlessly with our partner's teams, systems, and portfolios.
The GlassBox Investment Tool
GlassBox i.RE is developing GlassBox — an autonomous valuation tool to objectively price real estate using our proprietary tools underpinned by data extracted during the investment process and third-party market data. GlassBox arms investment professionals with the information they need to quickly value real estate while also spotting pricing dislocations.
Proprietary Tools
Market Segment Analysis
Supply and Demand at a granular level — by submarket and property type.
Market Rent Model
Utilize lease comps from the investment to determine current and potential market rent using a "look like" analysis.
Cap Rate Model
Build-up of cap rates from economic factors and risk premiums from past sales comps and supply/demand fundamentals.
Rent & Demand Growth
Utilize machine learning to build rent growth and demand forecasts.
GlassBox Outputs
Autonomous Valuation Model
Price each asset to fit fund objectives. Highlight pricing dislocation against broker asks and market comps for investment targeting.
AI Investment Officer
Objective review of deal merits / risks, fitness for strategy, and potential opportunities to further drive value.
Asset Information Page
Everything we know about an asset from our current and past investment processes and third-party data.
Underwriting Output
Push / pull data from GlassBox into underwriting models for quick underwriting.
Contact Framework
"Spiderweb" of market participants (brokers, investors, tenants) to find connections to pry deals loose.
Differentiated Investment Process
A More Disciplined, More Efficient Way to Deploy Capital
GlassBox i.RE's investment process blends strategy, data, advanced analytics, and execution to focus efforts where the probability of success is highest. Our process ensures we only pursue opportunities that align with strategy, fundamentals, and value.
| GlassBox i.RE | Other Investors |
|---|---|
| Targeted "Top Down / Bottom Up" strategy | Cost-of-capital-driven deal chasing |
| Focused execution on selected markets & product types | "Underwrite everything" approach |
| Data Driven Inputs from GlassBox Proprietary Tools | Biased inputs based on broker guidance |
| Value-driven underwriting | Solve-to-price underwriting |
| Efficient, disciplined bidding | Stretching through rounds to stay competitive |
Full Lifecycle Technology Solution
Our systems handle the full lifecycle of the investment process – enabling our teams to be efficient and focused on execution.
Market Data
Supply/demand fundamentals and local demographic/economic drivers displayed to target markets for acquisition/disposition.
Investment Process
Automated memos and documented approval and due diligence process.
Asset Management
Asset level dashboards with key action items (rolls, capex, etc.) presented alongside relevant market data.
Portfolio Management
Automated historical and forward cash flows. Dynamic portfolio optimization aligned with fund objectives.
Investor Relations
CRM for capital targeting, contact management, and follow-ups. Automated investor reporting.
Cycle Tested Industrial & Technology Expertise
Derrick Perkins
Founder, GlassBox i.RE
20 years of leadership across top U.S. and global industrial real estate platforms with experience spanning investments, development, portfolio management, strategy, FP&A, technology, and capital formation
Hands-on leader who will be in-market sourcing investment opportunities and telling the GlassBox i.RE story through his deep relationships and deal experience across all U.S. industrial markets
Proven track record building industrial investment platforms with strong fundamentals, disciplined strategy, and technology-enabled processes. Led major transformation and analytics initiatives at Brookfield and Leon Capital
Based in Atlanta; BS in Finance (Berry College), MS in Finance (Georgia State University)
For more information
Interested in learning more about GlassBox i.RE or exploring a partnership? Fill out the form below.