APEXX · IRAS GROUP

Real estate execution
for long-term ownership.

Apexx is the investment and operating platform for IRAS Group, overseeing acquisitions, development, asset management, and portfolio strategy across long-term real estate holdings.

View Case Studies About Apexx

Develop · Acquire · OperateSunbelt

01— About

The investment and operating platform for IRAS Group.

Apexx supports IRAS Group's real estate platform through disciplined sourcing, development execution, asset management, and portfolio oversight.

Working on behalf of long-term family office ownership, Apexx is built around a simple mandate: protect basis, execute well, and create durable value across market cycles.

Learn More About Apexx

Recognition2x Hilton Developer of the Year · Marriott Developer of the Year.

02— Why Apexx

How we operate.

Apexx supports investment, development, and asset management activities for IRAS Group and affiliated entities through disciplined underwriting, practical execution, and long-term portfolio thinking.

Investment Discipline
Rigorous underwriting, market research, and capital planning help guide each opportunity from thesis to execution.
Development Perspective
Hands-on experience with design, construction, budgets, timelines, and delivery helps connect strategy with real-world execution.
Asset Management Focus
Ongoing oversight of performance, operations, and value-creation plans helps protect downside and improve outcomes.
Long-Term Orientation
Apexx supports durable real estate strategies built around patience, discipline, and compounding value over time.

03— Services

What we do.

Apexx supports IRAS Group across the full real estate lifecycle.

01
Development Management
We coordinate planning, design, entitlement, budgeting, construction oversight, and delivery for ground-up and redevelopment projects.
02
Investment Execution
We support sourcing, underwriting, due diligence, financing coordination, and transaction execution for IRAS Group's real estate investments.
03
Asset & Portfolio Management
We help oversee leasing, operations, capital improvements, reporting, and long-term business plans across the portfolio.
04
Strategic Support
We provide market research, feasibility analysis, capital planning, and strategic support for new and existing real estate initiatives.

Case Studies

Selected
outcomes.

Representative initiatives executed on behalf of IRAS Group and affiliated ownership — spanning retail dispositions, office lease-up, and hospitality operating performance.

Record PSF
Retail Sale Price: 36% → 80%
Occupancy Growth: 93 → 107
Portfolio RGI: 41% → 52.8%
GOP Margin

Aerial view of a multi-tenant neighborhood retail center in South Florida with palm-lined parking.

Case 01 · Retail · Miami, FL

Record-Setting Retail Exit

Re-tenanted four spaces, achieved 100% occupancy, and sold a 13,925 SF multi-tenant retail asset for $11M at a record price per square foot.

100% Occupancy
Stabilized Prior to Sale: Record PSF Sale
Multi-Tenant Retail Exit

Situation: A 13,925-square-foot multi-tenant retail asset in South Florida required meaningful rent-roll work after several tenants either did not renew or were removed from occupancy, leaving the property under-leased and not positioned for a premium exit.
Leasing Strategy: Executed a focused re-tenanting plan targeting credit-worthy retail, fitness, food and beverage, and service users. Four vacant spaces were backfilled within approximately eight months, bringing the asset to 100% occupancy ahead of marketing.
Tenant Mix: Curated a final roster that included 5.11 Tactical, Panna, CKO Kickboxing, and Naturissimo. The improved mix strengthened the income profile, diversified rent sources, and reduced buyer execution risk.
Disposition: Brought the stabilized asset to market with a clean rent roll, full occupancy, and a defensible income story, positioning it for an institutional buyer pool.
Outcome: The property sold for approximately $11 million, or roughly $790 per square foot, setting a record exit price per square foot for multi-tenant retail.

Key Outcomes

13,925 SF asset stabilized to 100% occupancy
Four spaces re-tenanted within approximately eight months
Final roster anchored by 5.11 Tactical, Panna, CKO Kickboxing, and Naturissimo
$11M sale price
~$790 per square foot
Record PSF exit for multi-tenant retail

Exterior of a low-rise mixed-use building with balconies and ground-floor retail frontage.

Case 02 · Office · Atlanta, GA

Office Lease-Up & Repositioning

Executed a focused leasing, amenity, and capital improvement strategy that more than doubled occupancy within two years.

36% → 80%
Occupancy Growth: 2-Year Execution
Lease-Up & Repositioning

Situation: An Atlanta office asset was operating at approximately 36% occupancy, with a dated amenity base and limited appeal to modern office users, constraining rent growth and asset-level performance.
Leasing Strategy: Executed a targeted leasing plan focused on professional services, financial services, and flexible-office demand. Major signings included Spaces coworking, a 13,000-square-foot law office, and a broader base of business and professional tenants.
Capital & Amenities: Ownership funded common-area renovations, a shared conference room, a grab-and-go café, spec suites, and turnkey build-to-suit spaces — reducing tenant friction and improving showings velocity.
Repositioning: Reframed the asset's market positioning around modern, amenitized office space with flexible buildout options, broadening the prospect pool and shortening decision cycles.
Outcome: Occupancy grew from approximately 36% to 80% within roughly two years, with a stronger tenant mix and materially improved asset-level performance.

Key Outcomes

Occupancy increased from 36% to 80% in approximately two years
Spaces coworking signed
13,000 SF law office signed
Expanded financial and professional services tenant base
Conference room and grab-and-go café added
Spec suites and turnkey build-to-suit spaces delivered

Modern select-service hotel facade with branded signage and porte-cochère entry.

Case 03 · Hospitality Portfolio

Top-Line Revenue Growth

Increased portfolio-wide RGI from 93 to 107 by professionalizing revenue management, sales systems, digital visibility, and negotiated corporate demand.

93 → 107
Portfolio RGI: Above Fair Share
Revenue Capture

Situation: The hotel portfolio was under-indexing against its competitive sets, with a portfolio-wide RGI / RevPAR Index of 93 — meaning the assets were capturing less than their fair share of market revenue.
Revenue Strategy: Implemented a more disciplined revenue strategy by rolling out revenue management tools, engaging dedicated revenue managers, and improving pricing, forecasting, and channel strategy across the portfolio.
Sales Infrastructure: Upgraded the sales infrastructure through CRM software, lead-generation tools, improved SEO, optimized property listings, and a more proactive approach to demand capture.
Contracted Demand: Built a stronger base of contracted business — including corporate negotiated and local negotiated rate accounts, alongside larger recurring corporate and group demand — reducing reliance on purely transient business and creating a more stable revenue foundation.
Outcome: Portfolio RGI increased from 93 to 107, moving the hotels from below fair-share performance to above-market revenue capture.

Key Outcomes

Portfolio RGI improved from 93 to 107
Shifted from below fair-share to above-market revenue capture
Revenue management tools and dedicated revenue managers deployed
CRM, lead-generation, SEO, and listing optimization rolled out
Expanded corporate negotiated, local negotiated, and group accounts
More stable, contracted revenue base across the portfolio

Contemporary mid-rise hotel tower with glass curtain wall and urban streetscape.

Case 04 · Hospitality Portfolio

GOP Margin Expansion

Expanded GOP margin from 41% to 52.8% by reducing the expense load ~20% through labor controls, procurement systems, preventive maintenance, forecasting, and portfolio-wide vendor negotiations.

41% → 52.8%
GOP Margin: −20%
Expense Load

Situation: The hotel portfolio had a strong revenue base, but profitability was being limited by inconsistent labor controls, fragmented procurement, reactive maintenance, and vendor costs that were not being managed at portfolio scale.
Labor & Procurement: Implemented labor productivity software to align staffing with occupancy and demand forecasts, alongside tighter scheduling discipline. Introduced procurement software to create visibility into purchasing, reduce leakage, and standardize buying decisions across properties.
Maintenance & Forecasting: Shifted from a reactive maintenance model to a preventive maintenance program, reducing avoidable repair costs and operational disruption. Improved forecasting practices so each property could better anticipate occupancy, labor needs, purchasing, and expense timing.
Vendor Strategy: Negotiated with vendors across the full portfolio rather than property by property, using scale to reduce costs and improve contract terms. Together, these initiatives reduced the overall expense load by approximately 20%.
Outcome: With GOP margin starting at 41%, the implied expense ratio was 59%. A 20% reduction lowers expenses to roughly 47.2% of revenue, expanding GOP margin to approximately 52.8% at constant revenue — yielding a materially more profitable platform with stronger flow-through and improved portfolio-wide cash generation.

Key Outcomes

GOP margin expanded from 41% to ~52.8%
Overall expense load reduced by ~20%
Labor productivity software aligned staffing to demand
Procurement software reduced leakage and standardized buying
Preventive maintenance replaced reactive repair model
Improved forecasting across occupancy, labor, and purchasing
Portfolio-wide vendor negotiations replaced property-by-property contracting

06— Contact

Built for durability.
Managed with discipline.

Apexx supports IRAS Group's long-term real estate platform through disciplined development, asset management, and investment execution.

Real estate execution for long-term ownership.

The investment and operating platform for IRAS Group.

How we operate.

Investment Discipline

Development Perspective

Asset Management Focus

Long-Term Orientation

What we do.

Development Management

Investment Execution

Asset & Portfolio Management

Strategic Support

Selectedoutcomes.

Record-Setting Retail Exit

Office Lease-Up & Repositioning

Top-Line Revenue Growth

GOP Margin Expansion

Built for durability.Managed with discipline.

Real estate execution
for long-term ownership.

Selected
outcomes.

Built for durability.
Managed with discipline.