LM Real Estate Partners — Southeast Industrial Real Estate
Industrial Real Estate Operators

LM Real Estate
Partners

A fully integrated platform specializing in the acquisition and operation of industrial real estate across high-growth Southeast markets.

Now Raising

LMRE Fund III — $100MM Target

Raised to Date $41MM
$0 $100MM Target
5.9MM SF
Square Feet Transacted
37.2%
Blended Realized IRR
2.4x
Average Equity Multiple
Who We Are

Disciplined capital.
Durable returns.

Founded in 2015 by Jared Marcus and John Livanos, LM Real Estate Partners combines institutional-grade discipline with the agility of a specialized Southeast operator. We focus exclusively on middle-market industrial assets — a segment underserved by large institutions and overlooked by smaller operators.

  • 01

    Last Mile Over Port

    Proximity to consumers — not ports — drives long-term demand and rent growth in Southeast infill markets.

  • 02

    Basis Discount

    Class B and second-gen Class A assets trade below replacement cost, creating mark-to-market leasing upside.

  • 03

    Boots on the Ground

    On-the-ground presence in target markets delivers proprietary deal flow unavailable to remote institutional capital.

Now Raising · Accredited Investors Only

LMRE Fund III

A $100MM Southeast industrial real estate fund targeting Class B and second-generation Class A assets in high-growth infill markets. IRA-eligible through Equity Trust Company.

Fund Highlights
Target Gross IRR15 – 18%
Cash-on-Cash Return5 – 8% Quarterly
Preferred Return8%
Minimum Investment$250,000
Fund Size$100MM Target
IRA EligibleYes — via Equity Trust
IRA Capital

Invest in LMRE Fund III With IRA Capital

LM Real Estate Partners now accommodates self-directed IRA investment through our partnership with Equity Trust Company, one of the nation's leading SDIRA custodians. If you have retirement capital you'd like to put to work in cash flowing, quality industrial real estate, we've streamlined the process to make it straightforward. Minimum investment of $250,000 for IRA investors.

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Traditional IRA
Pre-tax — defer taxes until withdrawal
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Roth IRA
After-tax — qualified withdrawals tax-free
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Solo 401(k)
Self-employed & business owners
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SEP IRA
Simplified Employee Pension
IRA Minimum Investment
$250,000
via Equity Trust Company
About Us

LM Real Estate
Partners

Founded in 2015. Southeast-focused. Vertically integrated. Built to outperform.

$472M
Assets Acquired
5.9MM SF
Square Feet Acquired
23
Transactions
4.0MM SF
Under Management
Our Story

A decade of disciplined execution in Southeast industrial

LM Real Estate Partners is a fully integrated commercial real estate company specializing in the acquisition and operation of industrial real estate. We are responsible for all aspects of capital raising, acquisitions, leasing, and property management.

LM has acquired 22 assets since inception totaling over 5.8 million square feet and currently manages 10 properties totaling 3.9 million square feet. We are one of the top 3 largest buyers of industrial real estate in Charlotte over the last two years and one of the largest private operators of industrial real estate throughout the Southeast.

Our expertise comes from years of institutional experience in real estate equity investment, ground-up development, whole loan purchases and origination, and the management of structured products secured by commercial real estate loans.

LM has built and maintains a network of brokers and lenders with institutional experience. Our 'on-the-ground' philosophy in target markets gives us early insight into properties as they become available for sale, producing proprietary and off-market deal flow.

Founded

2015 by Jared Marcus & John Livanos

Strategy

Core Plus — Value Add Industrial

Focus Markets

Southeast United States

Target Deal Size

$25MM — $100MM

Headquarters

152 Old Gate Lane, Milford CT

Our Platform
"Institutional rigor at a flexible, nimble scale."
Our Platform

Vertically integrated from
acquisition to exit

01

Acquisitions

Deep market relationships and an on-the-ground approach produce proprietary deal flow in the $25–100MM middle market — too small for institutions, too large for private investors.

02

Asset Management

Active asset management with local operating teams driving leasing velocity, revenue enhancement programs, and tenant retention strategies that increase NOI and lower vacancy periods.

03

Capital Markets

Institutional-grade structuring and transparent investor communication. Three funds raised and deployed with demonstrated above-market returns across two decades of market cycles.

Our People

The Team

Decades of institutional experience. A shared commitment to the Southeast industrial market.

Founders
Jared Marcus

Jared Marcus

Partner & Co-Founder

Mr. Marcus is responsible for all aspects of sourcing and financing LM investments. Most recently, Mr. Marcus served as Managing Director and Head of Commercial Real Estate Credit at Ares Management. Prior to Ares, he was a Vice President at Alliance Bernstein where he focused on the placement of over $1.5B in real estate debt across the US. Mr. Marcus also served in progressively senior roles at Gramercy Capital from 2007–2013, during which Gramercy originated and purchased over $1.5B in commercial real estate loans and securities. Jared holds a BBA from the University of Michigan Ross School of Business.

Prior Experience
Ares Management Ares Management
AllianceBernstein AllianceBernstein
Gramercy Gramercy Capital
John Livanos

John Livanos

Partner & Co-Founder

Mr. Livanos focuses on all aspects of sourcing, managing, and leasing LM investments. Previously a Vice President at CPG Real Estate responsible for acquisitions, loan restructuring, asset management and ground-up development. Prior to CPG, an Associate at Gramercy Capital responsible for underwriting fixed income opportunities and the restructuring of over $2B in bridge and mezzanine loans. Mr. Livanos graduated with honors from Lafayette College with a BA in Economics & Business.

Prior Experience
CPG Real Estate CPG Real Estate
Gramercy Gramercy Capital
Team
Matthew Hirsch

Matthew Hirsch

Managing Director & Head of Capital Markets

View Bio ↓

Mr. Hirsch leads equity formation and debt placements, driving the continued growth and scaling of the LM platform. Prior to LM, Managing Director of Structured Capital Markets at Citymark Capital. Also a senior member of the capital advisory teams at CBRE and Greystone & Co., originating and placing more than $8B of financing across debt and equity. Mr. Hirsch holds a BA in Economics from the University of Michigan and an MS in Real Estate Finance from New York University.

Connor McGovern

Connor McGovern

Vice President, Acquisitions

View Bio ↓

Mr. McGovern is responsible for underwriting and asset management of LM's real estate portfolio. Formerly a Financial Analyst in JLL's Investment Sales Group where he was involved in every stage of JLL's sales process, including underwriting a wide variety of real estate investments, market analysis, and preparation of offering memorandums. Connor holds a BBA in Real Estate Finance from the Cox School of Business at Southern Methodist University.

Michael Shuster

Michael Shuster

Head of Accounting

View Bio ↓

Michael oversees all accounting functions for LM entities. A Certified Public Accountant with extensive experience in real estate accounting. Prior to LM, Michael worked in public accounting at EisnerAmper where he led the firm's Outsourced Real Estate Services Group. Michael earned his degree from the University at Buffalo with a dual concentration in Accounting and Finance.

Anna Koulaki

Anna Koulaki

Associate, Asset Management

View Bio ↓

Ms. Koulaki supports asset management and operations across the LM portfolio. She works closely with the acquisitions and accounting teams to monitor property performance, track key metrics, and support the ongoing management of LM's industrial assets.

Portfolio

Portfolio

37.2% blended IRR · 2.4x average equity multiple · ~2.0M SF realized since inception.

Active Portfolio

Current Holdings

LocationClosedTypeSize (SF)
Milford, CTNov '20Industrial / Flex84,615
Flanders, NJJun '21Industrial73,500
Stratford, CTSep '21Industrial166,620
Elmsford, NYSep '21Industrial70,000
Graniteville, SCOct '22Industrial450,033
Charlotte, NCSep '23Industrial879,128
Charlotte, NCMay '24Industrial1,361,756
Mooresville, NCMar '25Industrial / Flex237,734
Alpharetta, GASep '25Industrial / Flex412,805
Atlanta, GAMay '26Cold Storage99,750
Atlanta, GAJul '26Industrial / Flex154,066
Total3,990,007
Current Offering

LMRE Fund III
Round 2 is Open

A $100MM Southeast industrial real estate fund. First two investments closed in the Atlanta MSA. $41MM raised in Round 1. IRA eligible through Equity Trust Company.

Fund Terms

LMRE Fund III

Now Raising

LMRE Fund III

Southeast Industrial
15–18%
Target IRR
5–8%
Cash-on-Cash
$100MM
Target Raise
Raised $41MM
Minimum Investment$250,000
Preferred Return8%
Hold Period5–7 Years
Management Fee1.5% on Invested Capital
Max Leverage70% LTV
IRA EligibleYes — via Equity Trust
Now Accepting Investors

LMRE
Fund III

A $100MM Southeast industrial real estate fund. Designed for accredited investors seeking passive income and durable returns. IRA eligible via Equity Trust.

15–18%
Target Gross IRR
5–8%
Cash-on-Cash
$100MM
Target Raise
Confidential Inquiry

Request Fund III Overview

Complete the form to receive the investment deck. A member of the LM team will be in touch within 24 hours.

$250,000
Accredited (SEC Rule 501)

The confidential inquiry takes under a minute. Upon submission, a member of the LM team will be in touch within one business day with the Fund III Investment Overview.

Your information is kept strictly confidential.

✓

Request Received

A member of the LM Real Estate Partners team will contact you within 24 hours with the Fund III overview deck.

This page is for informational purposes only and does not constitute an offer to sell or solicitation of an offer to buy any securities. This offering is available only to accredited investors. Past performance is not indicative of future results. © 2026 LM Real Estate Partners.
Get In Touch

Contact Us

LM Real Estate Partners

We'd love to
hear from you

📍

Address

152 Old Gate Lane
Milford, CT 06460

✉️
🔐
Interested in Fund III?

Request a confidential overview deck and a member of the LM team will be in touch within 24 hours.

Send a Message

✓

Message Sent

Thank you. A member of the LM team will be in touch shortly.

✓
Request Received

Thank you for your interest in LMRE Fund III

A member of the LM Real Estate Partners team will be in touch within one business day with the Fund III Investment Overview. LMRE Fund III is available to accredited investors only.

Self-Directed IRA Investment

Invest Your IRA in
Institutional Real Estate

LM Real Estate Partners enables accredited investors to deploy self-directed IRA capital into institutional-quality Southeast industrial real estate — starting at $250,000.

$250K
IRA Minimum
15–18%
Target Gross IRR
8%
Preferred Return
5–8%
Quarterly Cash Yield
Why IRA Capital + Real Estate

Your retirement capital is invested in the wrong things. Not bad investments, just wrong for the account holding them.

Most IRA investors don't realize they can invest in private real estate funds. A self-directed IRA (SDIRA) unlocks access to institutional-quality investments that are otherwise difficult to reach through a retirement account.

Retirement capital is uniquely suited for private real estate funds — it's long-term by nature, rarely touched, and not subject to the liquidity pressures of everyday finances. For investors who have historically passed on private funds due to illiquidity concerns, a self-directed IRA removes that friction entirely.

LM Real Estate Partners has facilitated SDIRA investments through Equity Trust Company, one of the nation's leading custodians, with a seamless process from rollover to first distribution.

How It Works — 4 Steps
1
Open a Self-Directed IRA
Open an SDIRA with Equity Trust Company. Takes 1–3 business days.
2
Roll Over Your 401(k) or IRA
Transfer funds tax-free and penalty-free. Especially powerful when changing jobs.
3
Subscribe to LMRE Fund III
Your SDIRA invests directly into the fund. Minimum $250,000.
4
Receive Quarterly Distributions
Cash distributions flow back into your IRA, compounding your retirement wealth tax-deferred.
Eligible Account Types

Which accounts qualify?

Most retirement accounts outside of an active employer plan can be converted to a self-directed IRA. If you recently changed jobs, your previous employer's 401(k) is almost certainly eligible to roll over.

For IRA investors, LM has reduced the minimum to $250,000 — making institutional-quality industrial real estate accessible to more retirement investors.

Employer-sponsored 401(k) plans actively managed by your current employer are generally not eligible. Consult your tax advisor to confirm eligibility for your specific account type.

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Traditional IRA
Pre-tax savings — growth is tax-deferred until withdrawal
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Roth IRA
After-tax — qualified withdrawals are completely tax-free
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Solo 401(k)
For self-employed individuals and small business owners
✓
SEP IRA
Simplified Employee Pension — ideal for self-employed
✕
Employer 401(k)
Active employer-managed plans generally not eligible
IRA Minimum Investment
$250,000
Facilitated through Equity Trust Company
Frequently Asked Questions

IRA Real Estate Investing — Answered

Can I really use my IRA to invest in real estate?

Yes. A self-directed IRA (SDIRA) allows you to invest in alternative assets including private real estate funds, unlike traditional IRAs which are limited to stocks and bonds. The key is using a qualified SDIRA custodian like Equity Trust Company.

What happens when I change jobs? Can I roll over my 401(k)?

Yes — when you leave an employer, your 401(k) can be rolled into a self-directed IRA tax-free and penalty-free. This is the most common entry point for SDIRA investing and a significant window to deploy capital into alternatives.

Is this a good fit given the illiquidity of a private fund?

It is a better fit than most investors expect. Retirement assets are long-term by nature and rarely accessed before retirement age, and the 5–7 year hold period of LMRE Fund III matches that horizon.

What are the tax benefits of investing through an IRA?

With a Traditional IRA, income and gains grow tax-deferred until withdrawal. With a Roth IRA, qualified withdrawals are tax-free. One exception applies to leveraged real estate, where the share of income and gains attributable to borrowed money is taxed inside the account — see the next question. Consult your tax advisor for your specific situation.

What about UBIT?

When an IRA holds mortgaged real estate, the leveraged share of income and gains is taxed inside the account. Only that share is taxed, and depreciation shelters most of it during the hold. The IRA pays the tax, the custodian files, and nothing reaches your personal return. LM shares the full schedule on request.

Who is Equity Trust Company?

Equity Trust is one of the nation's largest SDIRA custodians with 40+ years of experience and $39B+ in assets under custody. They specialize in facilitating alternative investments including real estate and private equity through self-directed retirement accounts.

Take the Next Step

Put Your IRA to Work
in Industrial Real Estate

Request a confidential Fund III overview deck and a member of the LM team will be in touch within 24 hours to walk you through the IRA investment process.