MDH Partners
MDH Partners is an Atlanta-based private real estate investment firm managing over $2.5 billion in equity through industrial-focused discretionary funds and separate accounts, acquiring, developing, and managing warehouse and logistics properties across 33 U.S. markets for institutional investors.
- Company typePrivate
- Founded2005
- HeadquartersAtlanta, United States
- Headcount11–50
- GTM typeB2B
- OfferingServices
What MDH Partners does
MDH Partners is a private real estate investment firm founded in 2005 and headquartered in Atlanta, Georgia, that invests in, develops, and manages industrial and logistics properties across the United States. The firm operates three discretionary value-add funds — Fund I ($350M, 2019), Fund II ($575M upsized to $750M in 2022), and Fund III ($1.2B equity closed in February 2024 with $3B of buying power) — alongside a separate account joint venture with a global institutional investor, collectively representing over $2.5B of equity assets under management and a portfolio spanning approximately 35-38.7 million square feet across 33 markets, concentrated in the Southeast and Southwest.
The firm pursues value-add acquisitions of warehouse, distribution, and logistics facilities at discounts to replacement cost, sourced both on-market and off-market through long-standing broker and seller relationships with national REITs, private equity funds, family developers, and corporate users. MDH complements acquisitions with a dedicated ground-up speculative development platform that has delivered over 4 million square feet since 2019, and selectively pursues mixed-use adaptive redevelopments such as Lee + White in Atlanta and Oakhurst Commons in Charlotte. Asset management is performed in-house across three offices (Atlanta, Dallas, and Santa Monica) by a 25-30 person team, with operations covering 30+ markets and recent portfolio metrics including 91% occupancy on a recently acquired seven-building portfolio and 100% occupancy at Ocala Logistics Center.
MDH earns revenue through asset management fees on committed fund and separate-account equity, acquisition and disposition transaction fees, development fees, and incentive participation above fund-level IRR hurdles, all of which are negotiated privately with its institutional investor base of university endowments, foundations, and a global institutional partner. Founding principals Jeff Small and Michael Pelt have produced 25%+ IRRs across three decades without ever losing investor capital or failing to close a contracted acquisition, underwriting their continued capital commitments and access to senior debt from Capital One, Truist, KKR Real Estate, Wells Fargo, JLL, and Regions Bank.
MDH Partners firmographics
Firmographics- Name
- MDH Partners
- Legal name
- MDH Partners
- Website
- https://mdhpartners.com
- Company type
- Private
- Founded year
- 2005
- Operating status
- Operating
- Headcount range
- 11–50 employees
- Short description
- MDH Partners is an Atlanta-based private real estate investment firm managing over $2.5 billion in equity through industrial-focused discretionary funds and separate accounts, acquiring, developing, and managing warehouse and logistics properties across 33 U.S. markets for institutional investors.
- Ownership category
- akta.pro rank
MDH Partners industry classification
Industry- Product category
- Real Estate Private Equity
- NAICS
- Portfolio Management and Investment Advice (523940), Funds, Trusts, and Other Financial Vehicles (525)
- SIC
- Real Estate Dealers (For Their Own Account) (6532)
- akta.pro primary industry
- Corporate Strategic Real Assets & Infrastructure Venture Investing (FSANAHAN)
Keywords
Where MDH Partners is headquartered
LocationHeadquarters
- HQ city
- Atlanta
- HQ country
- United States
- HQ region
- North America
Offices3 records
Markets served
MDH Partners business model
Business model- GTM type
- B2B
- Offering type
- Services
- Cost components
- Personnel, Operations, Supply Chain, Marketing or Sales, Technology or R&D, Infrastructure
Revenue model
- Fund Management: MDH generates revenue through management of discretionary real estate funds (Fund I, Fund II, Fund III) for institutional investors including university endowments and foundations. Fund III totals $1.2 billion equity with $3 billion buying power.
- Asset Management Fees: The firm earns fees for managing industrial real estate portfolios including acquisitions, development, and asset management services across 35 million square feet.
- Acquisition and Disposition Transaction Fees: MDH participates in acquisitions, developments, and asset management transactions, having participated in over $7 billion of such activities. The firm acquires properties at discounts to replacement cost and creates value through repositioning.
Go-to-market motion2 records
Distribution channels3 records
Marketing channels5 records
MDH Partners product offering
Product offeringCore offering
MDH Partners is a real estate private equity firm that invests in, develops, and asset-manages industrial and logistics properties in the United States on behalf of institutional limited partners. The firm operates three discretionary funds (Fund I at $350M, Fund II at $750M, Fund III at $1.2B equity / $3B buying power) and a separate account with a global institutional investor, providing value-add acquisitions, ground-up speculative development, and ongoing asset management across 35 million square feet in 33 markets.
Product overview
MDH Partners is a real estate private equity firm that offers investment management services through three discretionary funds (Fund I at $350M, Fund II at $750M, and Fund III at $1.2B equity). The firm specializes in industrial and logistics property acquisitions, development, and asset management, targeting industrial and e-commerce properties across 33 markets in the United States. Services include value-add acquisitions of industrial warehouses, speculative development of Class A logistics facilities, and asset management of a portfolio spanning 35 million square feet. The firm also engages in mixed-use redevelopments such as Lee + White (Atlanta) and Oakhurst Commons (Charlotte), combining entertainment, retail, and office components with industrial/logistics properties.
Differentiator
Problem solved
Functional benefit
Products and services
- MDH Fund I MDH's first discretionary industrial real estate fund that invests in value-add warehouse and logistics properties on behalf of institutional limited partners including university endowments and foundations.
- MDH Fund II MDH's second discretionary industrial real estate fund, launched with $575 million (subsequently upsized to $750 million in 2022) from the same institutional investors as Fund I, now fully invested.
- MDH Fund III MDH's third discretionary industrial real estate fund, closed in February 2024 with $1.2 billion of equity and $3 billion of buying power, currently being invested throughout the US with a focus on Southeast and Southwest markets.
- Industrial Property Acquisitions Direct acquisition of industrial and logistics properties at discounts to replacement cost from national REITs, private equity funds, family development companies, and corporate users, executed through on-market and off-market transactions.
- Speculative Industrial Development Ground-up development of Class A speculative industrial facilities in markets including Florida, Georgia, Tennessee, Texas, and Arizona, adding facilities to the portfolio at substantial discount to acquisition cost.
- Industrial Asset Management Ongoing asset management of the 35 million square foot industrial portfolio across 33 US markets, including leasing strategy execution, capital project oversight, and joint venture relationship management for institutional investors.
- Global Institutional Separate Account Separate account joint venture with a global institutional investor providing over $1 billion in assets for programmatic exposure to US industrial real estate under MDH's management.
- Adaptive Mixed-Use Redevelopment Development of adaptive mixed-use projects such as Lee + White in Atlanta and Oakhurst Commons in Charlotte, combining entertainment, retail, and office components with industrial/logistics properties.
Quantifiable outcome
- Consistently returned in excess of 25% IRRs on investments over three decades while never losing investor capital
- +2 more outcomes
Companies that use MDH Partners
Customer profileNamed customers7 records
Segments3 records
Ideal customer profiles2 records
MDH Partners technology and API
TechnologyTechnology focussed No
API detail
- Has API
- No
- API docs
- API detail
Core technology
AI maturity
App detail
MDH Partners partnerships and signals
Strategic signalPartnerships
Three partnerships are on record, tiered significant and major.
- Parkside PartnerssignificantOakhurst Commons mixed-use redevelopment in Charlotte's Oakhurst neighborhood is owned by Parkside Partners and MDH Partners, with new tenants including Brunches restaurant and The Queen's Mahjery mahjong studio being announced.
- CF Real Estate InvestmentssignificantMDH Partners and CF Real Estate Investments broke ground on a 1.2 million square foot speculative industrial development, combining development expertise and capital.
- Ackerman & Co.majorAckerman & Co. and MDH Partners closed financing for Lee + White mixed-use redevelopment project in Atlanta's West End, a major adaptive reuse of warehouse district.
Scale indicators12 records
Recent moves8 records
Expansion highlights6 records
MDH Partners competitors and assessment
Company assessmentDirect peers
- Seefried Industrial Properties: Seefried Industrial Properties is a privately held real estate firm specializing in industrial property development, leasing, and asset management across the US. Several MDH senior team members came from Seefried, reflecting highly comparable industrial focus and operating model.
- Clarion Partners: Clarion Partners is one of the largest US real estate private equity managers with broad sector exposure across industrial, multifamily, and office. They acquired M.D. Hodges Enterprises (MDH's predecessor) in 2005. Directly comparable as a US-focused real estate PE manager with institutional LP base.
- Crow Holdings Industrial: Crow Holdings Industrial is the industrial-focused arm of Crow Holdings Capital, a real estate investment manager. They focus on industrial/logistics acquisitions and development across the US, closely comparable to MDH's strategy and asset class focus.
- Dermody Properties: Dermody Properties is a national industrial real estate developer and investor focused on logistics and distribution facilities. They develop and acquire Class A industrial properties across the US, similar to MDH's industrial value-add and development platform.
- Bridge Industrial: Bridge Industrial is a private equity firm focused exclusively on industrial real estate in the US. They acquire, develop, and operate Class A logistics facilities, mirroring MDH's industrial-only strategy and value-add approach.
- Hillwood Investment Properties: Hillwood Investment Properties is a major US industrial and logistics real estate developer and investor. They develop and acquire Class A industrial facilities for institutional capital, comparable to MDH in strategy, asset class, and institutional LP base.
Broad incumbents
- GLP (Gazeley): GLP is a global logistics real estate operator and fund manager with significant US industrial presence. Several MDH team members came from GLP. As a global industrial specialist and capital partner, GLP is a major institutional competitor and potential partner for MDH.
- Rexford Industrial: Rexford Industrial is a public REIT focused exclusively on Southern California industrial properties. MDH's VP James Hwang previously worked at Rexford, where he closed $2.7B across 11.1M sq ft. Rexford represents a regional industrial incumbent competing for similar infill industrial assets.
- Prologis: Prologis is the world's largest industrial REIT with over $200B in AUM, dominating US logistics real estate. Several MDH executives came from Prologis. As a public industrial incumbent, Prologis represents the dominant competitive force MDH faces in acquiring and developing industrial assets.
- Blackstone Real Estate: Blackstone is the world's largest real estate PE manager with over $300B in real estate AUM. Blackstone acquired the original M.D. Hodges Enterprises portfolio in 1999 and again acquired the MDH/Bain joint venture portfolio in November 2018. They represent a mega-scale institutional buyer and former MDH counterparty.
Market position
Strengths5 records
Weaknesses5 records
Competitive moat5 records
Key risks6 records
Key highlights7 records
Customer concentration
MDH Partners social profiles
Digital presenceMDH Partners financial estimates
Financial estimateRevenue estimate
Valuation estimate
MDH Partners leadership team
Management profileNumber of profiles
Profiles9 records
MDH Partners funding detail
Funding detailFunding overview
Funding rounds
Investors
Funding detail is available on the Subscription and Enterprise plan.Contact sales →
MDH Partners M&A and investment
M&A and investmentM&A
Investments
M&A and investment is available on the Subscription and Enterprise plan.Contact sales →
Frequently asked questions about MDH Partners
What does MDH Partners do?
MDH Partners is a real estate private equity firm that invests in, develops, and asset-manages industrial and logistics properties in the United States on behalf of institutional limited partners. The firm operates three discretionary funds (Fund I at $350M, Fund II at $750M, Fund III at $1.2B equity / $3B buying power) and a separate account with a global institutional investor, providing value-add acquisitions, ground-up speculative development, and ongoing asset management across 35 million square feet in 33 markets.
Is MDH Partners a public or private company?
MDH Partners is a private company. It is classified as founder individual operated bootstrapped and is currently operating.
When was MDH Partners founded?
MDH Partners was founded in 2005. It employs 11 to 50 people.
Where is MDH Partners based?
MDH Partners is headquartered in Atlanta, United States, in the North America region.
How does MDH Partners make money?
Three revenue lines are on record. Fund Management is the primary driver. The others are asset Management Fees and acquisition and Disposition Transaction Fees.
Who are MDH Partners's main competitors?
Direct peers on record are Seefried Industrial Properties, Clarion Partners, Crow Holdings Industrial, Dermody Properties, Bridge Industrial and Hillwood Investment Properties. Broad incumbents are GLP (Gazeley), Rexford Industrial, Prologis and Blackstone Real Estate.
Does MDH Partners have an API?
No public API is recorded for MDH Partners.
What industry is MDH Partners in?
MDH Partners's product category is Real Estate Private Equity. Its primary akta.pro industry code is FSANAHAN, Corporate Strategic Real Assets & Infrastructure Venture Investing. Its NAICS code is 523940 and its SIC code is 6532.