What McDonald Property Group does

McDonald Property Group (MPG) is a privately owned regional industrial real estate development firm headquartered in Laguna Beach, California. Founded in 2015 by Bruce McDonald as part of a three-generation family legacy in commercial real estate, the company specializes in ground-up development of large-scale industrial and logistics facilities across Southern California's Inland Empire and San Diego County submarkets. MPG operates as a full-cycle developer providing land procurement, due diligence, entitlements, design, permitting, construction management, leasing, and disposition services, and is licensed as both a general contractor and real estate broker. The firm partners with institutional capital providers — including USAA Real Estate, Affinius Capital, Industrial Property Trust, First Industrial, and STRS Ohio — through joint venture equity structures, and also provides development services on behalf of REITs in non-partnership capacities. Notable completed and active projects include Amazon's first West Coast Multi-Story Sort Fulfillment Center (2.7M SF BTS in Beaumont), the 1.8M SF ULAC build-to-suit in Beaumont, and The HUB @ ONT, a 198-acre master-planned logistics park totaling approximately 4.26M SF adjacent to Ontario International Airport.

The company's revenue model combines three streams: (1) episodic development management fees tied to project milestones on JV and fee-for-service engagements, (2) recurring asset management fees on completed inventory managed by MPG and its affiliate Thoroughbred Properties, Inc. (approximately $1.4B AUM and ~6M SF under management), and (3) leasing and disposition fees as a licensed real estate broker. GTM motion is relationship-driven enterprise field sales targeting institutional investors/REITs on the capital side and major enterprise tenants (e-commerce, logistics, apparel) on the demand side, with repeat business anchored by longstanding partnerships. Leadership is concentrated in a small team of ~11-50 professionals led by President/CEO Bruce McDonald, with operating capability spanning preconstruction, development, construction management, and accounting functions.

McDonald Property Group has no disclosed external funding rounds, appears bootstrapped/developer-capital funded, and operates exclusively in Southern California rather than pursuing national expansion. Its competitive position rests on three decades of institutional joint venture relationships, a 6.5M+ SF development track record since 2015, and a multi-generational development brand that materially shortens institutional due diligence cycles. Active 2024 groundbreakings at The HUB @ ONT and prior large BTS deliveries indicate a meaningfully scaling project pipeline, though revenue remains project-lumpy and tied to a small set of repeat capital partners.

Name

McDonald Property Group

Legal name

McDonald Property Group

Website

https://mcdonaldpropertygroup.com

Company type

Private

Founded year

2015

Operating status

Operating

Headcount range

11–50 employees

Short description

McDonald Property Group is a privately owned Southern California industrial real estate developer that delivers ground-up logistics and distribution facilities through joint ventures with institutional capital partners. Founded in 2015, the firm manages approximately $1.4B in AUM across roughly 6M SF and serves e-commerce, logistics, and apparel tenants across the Inland Empire and San Diego submarkets.

Ownership category

akta.pro rank

Product category

Industrial Real Estate Development

NAICS

Real Estate Property Managers (53131), Management of Companies and Enterprises (55111)

SIC

Real Estate Agents & Managers (For Others) (6531), Operators Of Nonresidential Buildings (6512)

akta.pro primary industry

Real Estate Public-Private Partnership (PPP) & Infrastructure-Adjacent Real Estate Advisory (BPAJANAL)

Keywords

• Industrial real estate development
• Build-to-suit facilities
• Logistics property development
• Commercial development management
• Asset management services

Headquarters

HQ city

Laguna Beach

HQ country

United States

HQ region

North America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Supply Chain, Marketing or Sales, Others

Revenue model

1. Development Management Fees: MPG earns fees for development management services including land procurement, due diligence, acquisition, entitlements, design, permitting, and construction management. Services are provided through joint venture structures with institutional partners and on behalf of REITs.
2. Asset Management Fees: Long-term asset management of completed developments through both MPG and affiliate company Thoroughbred Properties, Inc. Currently managing $1.4B AUM.
3. Leasing and Disposition Fees: MPG is a licensed Real Estate Broker providing leasing services for industrial properties. The company also handles disposition of developed assets.

Go-to-market motion2 records

Distribution channels3 records

Marketing channels4 records

Core offering

McDonald Property Group is a privately owned regional industrial real estate development firm that provides full-cycle development management services for ground-up industrial and logistics properties in Southern California. The company handles land procurement, due diligence, acquisition, entitlements, design, permitting, construction management, leasing, and disposition, primarily through joint ventures with institutional capital partners. MPG also provides long-term asset management of completed developments through its affiliate Thoroughbred Properties, Inc., managing approximately $1.4B in assets under management.

Product overview

McDonald Property Group is a privately owned regional industrial real estate development firm offering full-cycle development services. The company's service portfolio encompasses land procurement, due diligence, acquisition, entitlements, design, permitting, development management, leasing, disposition, and property management. MPG operates through joint ventures with institutional capital partners and on behalf of REITs, managing approximately $1.4B AUM through both MPG and its affiliate company Thoroughbred Properties, Inc. The company specializes in large-scale ground-up developments of commercial industrial products, with completed developments exceeding 6.5M SF located in the Inland Empire and San Diego markets. Notable projects include The HUB @ ONT (a 198-acre logistics park with 4.26M SF), Amazon build-to-suit fulfillment centers, and various speculative industrial developments.

Differentiator

Problem solved

Functional benefit

Products and services

• The HUB @ ONT A 198-acre master-planned logistics park in Ontario, CA adjacent to Ontario International Airport, featuring nine speculative industrial buildings totaling approximately 4,263,000 SF for lease or sale.
• Amazon – Beaumont (PSP1) Build-to-suit industrial building for Amazon serving as their first West Coast Multi-Story Sort Fulfillment Center (G+3 prototype) totaling 2.7M SF, with 67' clear height, ESFR sprinkler systems, and 100% air conditioned space.
• Project Legs Build-to-suit industrial building totaling 1.8M SF including 30,000 SF of office space for United Legwear & Apparel Company, featuring cross-dock configuration, 40' clear height, Ductilcrete slab, and Silver LEED equivalent certification.
• Beaumont Spec Speculative industrial building developed in Beaumont, CA for lease or sale to industrial tenants.
• Amazon (KRB7) Amazon build-to-suit fulfillment center developed in Beaumont, CA as part of Crossroads Logistics Center.
• Wolverine – Beaumont 720,000 SF distribution center developed for Wolverine Worldwide at Crossroads Logistics Center in Beaumont, CA for national distribution and e-commerce support.
• Rialto I-10 Logistics Center Industrial logistics center developed in Rialto, CA in the Inland Empire market.
• Pacific Coast Collection Four-building industrial park totaling 396,220 SF in Oceanside, CA at Pacific Coast Business Park, developed in partnership with Industrial Property Trust.
• La Pacifica II Three-building speculative industrial park totaling 237,275 SF in Oceanside's Ocean Ranch business park - the first speculative industrial construction in North San Diego since 2008.
• Long-Term Asset Management Long-term asset management services for completed industrial developments provided through both MPG and affiliate Thoroughbred Properties, Inc., covering approximately 6 million SF of industrial property currently.

Quantifiable outcome

• $1.4B in assets under management
• +2 more outcomes

Named customers5 records

Segments3 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Five partnerships are on record, tiered core and major.

• Premier Design + Build GroupcoreImplementation/ SI/ Consulting Partner · 1 January 2024National design-build construction firm serving as general contractor for The HUB @ ONT project. Began mass grading the entire site and will construct over two million square feet in Phase I with four buildings.
• Granite ConstructionmajorImplementation/ SI/ Consulting Partner · 1 January 2024Awarded $25 million contract for infrastructure retrofit work at Ontario airport site including water, sewer, drainage systems, and public improvements on surrounding roadways. Project scope to be completed by August 2025.
• United Legwear & Apparel Company (ULAC)majorOthers · 1 January 2022New York-based global design, manufacturing, and distribution company for legwear and apparel. Tenant for 1.8M SF build-to-suit distribution center in Beaumont at Crossroads Logistics Center Phase II.
• Wolverine WorldwidemajorOthers · 1 January 2017Michigan-based global footwear company signed 720,000 SF lease at Crossroads Logistics Center in Beaumont. Lease allows expansion to 1.3 million SF in the future.
• Thoroughbred Properties, Inc.coreStrategic or Co-development Partner · 1 January 2015Affiliate property management company of McDonald Property Group. Karen Hickey serves as president. Handles long-term asset management of completed developments alongside MPG.

Scale indicators7 records

Recent moves7 records

Expansion highlights5 records

Broad incumbents

• Prologis: Largest global industrial REIT with significant Inland Empire holdings. Offers overlapping development capabilities but at much greater scale and scope than MPG's regional platform.
• Trammell Crow Company: Large diversified commercial real estate developer with industrial/logistics capabilities. Broader asset class exposure than MPG but comparable institutional development execution model.
• Duke Realty: Major industrial REIT/developer (now part of Prologis) with a comparable institutional-grade industrial development model and BTS execution track record.

Direct peers

• Industrial Property Trust: Industrial REIT that has partnered with MPG on Pacific Coast Collection and other San Diego County projects. Comparable SoCal industrial development focus.
• IDI Logistics: Industrial/logistics developer with a JV capital partner model and BTS capabilities for major tenants, comparable in size, scope, and institutional delivery model to MPG.
• Hillwood: Major industrial/logistics developer with SoCal presence and BTS capabilities for large e-commerce tenants. Similar institutional JV partnership structure and industrial focus as MPG.
• First Industrial Realty Trust: National industrial REIT that has partnered with MPG on multiple SoCal developments. Comparable BTS/speculative development focus and institutional capital alignment.
• Seefried Industrial Properties: Industrial developer specializing in BTS and speculative developments for institutional capital partners, with significant SoCal presence and a similar relationship-driven operating model.
• Panattoni Development Company: Largest US industrial developer with a JV-driven, full-cycle ground-up development model. Operates extensively in Inland Empire and West Coast markets with BTS and speculative product similar to MPG.
• Bridge Industrial: Pure-play industrial developer with institutional JV capital structure and BTS expertise, focused on supply-constrained infill markets including the West Coast.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights6 records

Customer concentration

Revenue estimate

Valuation estimate

Number of profiles

Profiles7 records

Subsidiaries1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about McDonald Property Group