written by
Colin Pancrazi

In commercial real estate, the CCIM pin is more than just a credential, it stands as a symbol of mastery, grit, and credibility. For me, the road to earning the pin was no walk in the park, but that’s what made it worth it.

I began my journey on the Graduate Fast Track Membership, having completed my Master of Science in Real Estate from the University of San Diego in 2022. The MSRE program fulfilled three of the four core coursework requirements, giving me a head start. Becoming a CCIM Designee had always been a forethought of mine. Just about two years after completing the MSRE program I joined the San Diego CCIM Chapter, attended local events, and in January 2024 officially became a candidate.

The timing was ideal. CI103: User Decision Analysis for Commercial Real Estate was being held right on USD’s campus in April of 2024, so I enrolled. I knocked out the Ethics and Negotiations courses online, and thanks to more than five years in the brokerage industry, I was able to submit the streamlined portfolio, no small feat, but manageable.

With the portfolio approved, I registered for the Comprehensive Exam and booked my ticket to Houston, Texas to complete the final hurdle in September 2024. I was ready or so I thought. I missed passing by just six questions. Then, I missed it again the very next morning by six questions. Twice. Back-to-back. Gut punch. Twelve hours of testing and nothing to show for it. The Comprehensive Exam is held only twice a year, and two attempts are allowed. I would have to wait until April 2025 in Miami to get another shot.

At that point, I started to wonder if I was cut out for it. The exam isn’t easy—it’s built that way. Deep down, I knew I could not let those two misses define my journey. So, I regrouped. I studied harder. Rewired my approach. This time, when I sat for the exam in the Spring, I felt that I belonged there. I walked out knowing I’d passed, not just because I knew the material, but because I finally saw myself as worthy of the designation.

Adversity has a way of sharpening perspective. I’ve always respected the lessons that come through struggle more than the ones that come easily. And the silver lining? I got to celebrate in Miami with the San Diego Chapter that had supported me along the way.

Earning the pin wasn’t just about passing an exam—it meant becoming the professional I always aimed to be.

To anyone considering the CCIM journey: take the leap. Whether you pass on the first try or the third, the process will challenge you, grow you, and make you better. And when you finally put that pin on? You are officially a member of the most distinguished professionals worldwide in the industry.

 

Colin Pancrazi receiving the CCIM designation at the 2025 pinning ceremony in Miami, celebrating achievement in commercial real estate.

Colin Pancrazi receiving the CCIM designation at the 2025 pinning ceremony in Miami, FL.

written by
Tara Moore

Managing Small Bay Industrial Properties

Vacant small bay warehouse shown in broom clean, white box condition.

Managing Small Bay Industrial Properties

Small bay industrial properties have become a standout in the commercial real estate world, gaining attention for their versatility and ability to attract a variety of tenants. These spaces are ideal for businesses like light manufacturing, logistics, and service providers. To manage them well, it’s all about balancing tenant needs, smooth operations, and long-term value.

 

Key Features of Small Bay Industrial

1. Size and Layout: These properties typically have unit sizes between 1,000 and 10,000 square feet, perfect for small to medium-sized businesses. Shallow bays make it easy to maximize the space, with features like grade-level loading doors and drive-in bays for smaller trucks and vehicles.

2. Flexibility: Small bay industrial properties are incredibly versatile, attracting tenants ranging from local service businesses to e-commerce operations. Many units include a small office area (about 5–20% of the space), making them ideal for businesses needing both workspace and admin areas.

3. Market Trends: E-commerce growth and the push for last-mile delivery have increased demand for small bay spaces, especially those close to urban areas. These properties can achieve high occupancy rates due to their adaptability and affordability, making them appealing to tenants like artisans, contractors, and specialty manufacturers.

 

Tips for Managing Small Bay Industrial

1. Maximize Occupancy

To keep vacancies low, you need a strong marketing plan, good relationships with brokers, and a clear strategy to attract tenants that match your property’s setup. Moreover, preparing spaces in advance (like white-boxing them) ensures they’re ready for tours, which speeds up leasing. Additionally, keeping an open line of communication with tenants can also boost satisfaction and encourage longer leases.

2. Build Strong Tenant Relationships

Tenants in small bay industrial spaces often have changing needs, like growing their business or needing more space. Therefore, stay ahead of these changes by maintaining regular communication and responding to their concerns quickly. Furthermore, building a sense of community among tenants can enhance satisfaction, strengthen retention, reduce turnover, and encourage long-term lease commitments.

3. Invest in Upgrades

Strategic upgrades like better loading docks, improved security, fresh exterior paint, and HVAC updates can set your property apart. Making these updates early on can help attract tenants faster, allow you to raise rents, and position your property as a premium option.

4. Be Transparent with CAM Costs

Tenants pay a lot of attention to common area maintenance (CAM) charges, so clear communication here is key. Explain how costs are allocated and ensure budgeting is accurate. This builds trust and helps with lease renewals. Regularly reviewing service contracts can also keep expenses in check.

5. Stay on Top of Maintenance

The last thing you want is a tenant’s business being disrupted by a maintenance issue. Regular inspections of key systems like HVAC, plumbing, and electrical help prevent costly problems. Adding security features like gated entry or cameras can also make your property more appealing and even justify higher rents.

6. Follow Market Trends

Industrial real estate is constantly evolving, and staying informed can give you an edge. The rise of e-commerce and demand for last-mile delivery hubs make small bay spaces near cities more valuable than ever. Keep an eye on what tenants are looking for so you can adapt and stay competitive.

 

Wrapping It Up

Managing small bay industrial properties comes down to proactive management and keeping tenants happy. In addition, by focusing on strong tenant relationships, smart operations, and strategic improvements, you can boost occupancy, generate steady income, and create long-term value. The key is to stay adaptable and put tenants at the center of your strategy.

 

Aerial view of a small bay industrial building at Shadow Rock Commerce Center.

Tara Moore is the Asset Manager for Intersection Equities, executing business plans, optimizing operational performance for properties. For general inquiries, please contact Tara at [email protected] 

written by
Natalie Baylon

New Office Management Contract Awarded in San Diego’s Engineering Hub

Located at 16885 Via del Campo Court, San Diego, CA 92127, this 3-story multi-tenant class ‘B’ office building consists of 48,907 SF within Rancho Bernardo submarket.

Intersection has been awarded a new office management assignment in Rancho Bernardo.

“The project came through a referral and the ownership profile is perfectly aligned with our kind of client –privately owned by a local family”, explains Rocco Cortese, Chief Executive Officer and Co-founder of Intersection.

With Senior Real Estate Manager, Nicole Schuck at the helm, our Real Estate Services team has been working diligently with our accounting team to ensure a seamless takeover in management. Intersection Facility Services will be taking over roof maintenance, day-porter services and upgrading electrical and building signage at the property.

“We are creating value for our client and tenants through our full-service platform”, say Nicole Schuck “With large companies like Amazon and Apple moving in, the bar is being raised for office projects in the neighborhood. We are working with Carrier Johnson on the lobby remodel and interior upgrades to meet the standards of today’s market”.

In addition to upgrading the physical plant, Intersection will be performing lease audits and making recommendations to increase net operating income for this project. Del Campo Court is latest example of our company mission: To use our strategic experience and local market knowledge to ensure the financial security of those we serve and the wellbeing of the communities where we live and work.

To learn more about this property please reach out to Nicole Schuck at [email protected]

Natalie Baylon is the Marketing Coordinator at Intersection, providing strategic marketing expertise to support business objectives across company divisions. For general and marketing inquiries, please contact Natalie at [email protected] 

written by
Natalie Baylon

Intersection Diversified Value Fund sold Carlsbad office property, La Place to a local investor

Located at 5900-5950 La Place Court, Carlsbad, CA 92008, this two-building multi-tenant class ‘A’ office campus consists of 81,965 SF within the Carlsbad Research Center.

Brokers Henry Zahner, Steven Jacobson, and Steve Gildred of Intersection, quietly marketed the property for sale in the first quarter of 2022 as an unpriced off-market life science conversion opportunity. After multiple competing offers were received, the buyer Chesnut Properties (Diego I Investment Company, LLC) was selected based on their strong local reputation and future plans for the campus. Strong acquisition interest from a variety of buyers was based on the desire to invest in the future of the Carlsbad market.

La Place was originally acquired by Intersection Diversified Value Fund as a Class ‘A’ stabilized office campus in February 2020. During the holding period, conditions for the office, R&D, and industrial markets across the globe changed largely due to the COVID-19 pandemic. This created a decrease in demand for general office space and an increase in demand for R&D/industrial space. The La Place Court campus represents a versatile product type that continues to be attractive and functional for a variety of uses, including life science.

“There is currently a shortage of life science space in the Carlsbad market where demand and conversion of existing product is anticipated to continue”, says Henry Zahner, Senior Director with Intersection.

Senior Associate Steve Jacobson explains that the Carlsbad submarket and the area immediately surrounding the property are slated to be a premier life science hub. Surrounding properties have either sold for the purpose of life science conversion, are being marketed, or will provide supporting general office space for technology-oriented companies.

“We created a win for both the buyer and seller in this transaction”, says Steve Jacobson

The sale of La Place Court Campus represents the largest transaction for the Intersection Diversified Value Fund, led by Managing Directors Rocco Cortese and Mark Hoekstra.

“The decision to sell the property was tied to our strategy for this project and momentum in the market” shared Rocco Cortese “We have a similar project in Sorrento Mesa that we are also considering for a life science conversion”.

To learn more about this deal please reach out to Rocco Cortese at [email protected] or Henry Zahner at [email protected]

Autumn Valencia is the Marketing Coordinator at Intersection, providing strategic marketing expertise to support business objectives across company divisions. For general and marketing inquiries, please contact Autumn at [email protected] 

written by
Dan McCarthy

Rancho Las Palmas will Relocate from Escondido to an Intersection Owned Retail Center in San Marcos

Established Escondido Restaurant Rancho Las Palmas, has made the decision to relocate and executed a 10-year deal at San Marcos Square located at 160 S. Rancho Santa Fe Rd in San Marcos. Brokers Dan McCarthy and Alec Spencer facilitated the deal, leasing the entire 3,400 SF prime end-cap. Rancho Las Palmas will not only have premier visibility from the window-lined suite but ample parking, with entry accessible from both Rancho Santa Fe Road and Grand Avenue.

Offering authentic coastal-Mexican cuisine with traditional dishes like agua chile and ceviche, Rancho Las Palmas is excited to begin the build-out process for their new space. With plans for a kitchen, bar, indoor and outdoor seating options, and private event space. The restauranteur is excited to elevate their previous location with a bright and colorful design and an open concept dining space.

As an internally owned property under Intersection Investment Management, San Marcos Square is a redeveloped retail center with a strong and harmonious tenant mix of both celebrated local tenants and national credit users like Sunnyside Learning Center and US Bank.

With an anticipated opening of January 2023, Rancho Las Palmas will not only increase the center’s overall foot traffic but will undoubtedly complement the surrounding community. This new lease is the last important step in the value-add program that Intersection set out to achieve with the center.

“We’re Thrilled to have found a tenant with such a great history in San Diego to relocate to our Center”, says Mark Hoekstra, Managing Director with Intersection. “Rancho Las Palmas will become a place for locals in the area to meet and enjoy great food” 

 

To learn more about this deal please reach out to Dan McCarthy at [email protected] or Alec Spencer at [email protected]

Autumn Valencia is the Marketing Coordinator at Intersection, providing strategic marketing expertise to support business objectives across company divisions. For general and marketing inquiries, please contact Autumn at [email protected] 

written by
Natalie Baylon

Intersection Investment Management Acquires Industrial / Flex property in Gilbert, Arizona

Intersection Investment Management is pleased to announce it has acquired a 92,750 square foot multi-tenant flex industrial property in Gilbert, Arizona. Representing brokers, David Bean and Cory Sposi of Commercial Properties Inc., completed this off-market deal bringing the second acquisition in Intersection’s post-pandemic industrial investment strategy. The strategy focuses on $5-$20M projects in markets west of Denver based on post-covid market trend forecasting. The investment was syndicated to a group of Intersection’s high net worth investors. It is the company’s 8th acquisition in total and the fund now has surpassed over $100M in historical deal transaction volume. Anton Myskiw, Intersection Senior Analyst and Phoenix native who sourced the deal says,

“Given the competitive nature of the market for this kind of product, we have to recognize the great work done by our brokerage team at Commercial Properties. They have worked collaboratively with us for months in the Phoenix Metro area and helped us find a great deal off market.”

The Sellers, Golden Key Industrial Park LLC. who previously held and managed the property as private investors, focused upon occupancy rather than driving rental rates. This resulted in an opportunity to hold rents at market while completing significant improvements at the property. This will allow Intersection to focus on tenant experience and make improvements that will improve curb appeal and value-add. Planned renovations include new paint, parking lot resurfacing, landscape upgrades, and, new tenant signage to provide greater visibility. Rocco Cortese, Managing Director with Intersection confirms,

“Multi-tenant flex with a value-add component represents a very good risk profile for our investors. The Southeast Phoenix market has great fundamentals and we can see a clear path to demand for high quality product like KeyWest Plaza. Fundamentally, that is what we set out to do on every deal”

Intersection envisions and intends to create a best-in-class flex industrial asset to meet the demands of the accelerated growth in the Gilbert market. Commercial Properties LLC. will continue to manage and lease the property on behalf of Intersection. David Bean, who represented the seller as broker for Commercial Properties, Inc. notes,

“Intersection is relatively new to this market, but quickly understood where the growth opportunities could be found. We look forward to working with them as they execute the strategy on this property.”

To learn more about this deal please reach out to Rocco Cortese at [email protected] or Anton Myskiw at [email protected]

Autumn Valencia is the Marketing Coordinator at Intersection, providing strategic marketing expertise to support business objectives across company divisions. For general and marketing inquiries, please contact Autumn at [email protected] 

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