ICO Group of Companies

What ICO Group of Companies does

ICO Group of Companies is a privately held, family-office real estate development, investment, and management company headquartered in Century City, Los Angeles, with affiliated entities operating since 1966 and the parent group formed in 2004. The company is structured around three wholly owned operating subsidiaries — ICO Development LLC, ICO Investment Inc., and ICO Real Estate Group — which together cover the full lifecycle of real estate ownership from acquisition and ground-up construction through long-term asset and property management. Its portfolio spans over 3 million square feet of residential, office, retail, and industrial properties across California and the southwest United States, with a reported 98% occupancy rate in commercial assets.

ICO's go-to-market is relationship-driven enterprise field sales: it leases directly to government agencies (federal, state, county) and to national retail and corporate tenants, with named government tenants including multiple County of Los Angeles departments, County of San Bernardino, the California DMV, and the US Army, and named retail tenants including 7-Eleven, Chipotle, Home Depot, Starbucks, Tesco, Staples, and Walgreens. The company derives revenue primarily through long-term lease arrangements with these tenants, with revenue model classified as subscription-recurring and pricing handled via bespoke quote-based negotiations rather than public rates. The firm is recognized for public-private partnership execution (San Bernardino County Fire District Headquarters, Gateway Retail Project), adaptive reuse of historic urban assets (e.g., 500,000 sq ft converted to 314 lofts and retail), and community-revitalization developments in underserved submarkets.

The business is led by Managing Member Alexander Moradi (BS in Business Administration, USC, Real Estate Finance) and Partner Jian Torkan (UCLA Economics/Business, Southwestern Law JD), with Kia Torkan promoted to Principal in 2025 after joining in 2022. Operations are supported by two Los Angeles offices and rely on direct sales motion and community involvement rather than digital channels or proprietary technology; no AI, software platform, or technology IP is disclosed in the source data. The firm is privately held, family-controlled, and operates without disclosed institutional investors or parent company ownership.

Name

ICO Group of Companies

Legal name

ICO Group of Companies

Website

https://icogroupofcompanies.com

Company type

Private

Founded year

1966

Operating status

Operating

Headcount range

11–50 employees

Short description

ICO Group of Companies is a privately held, family-office real estate developer, investor, and manager headquartered in Los Angeles, operating over 3 million square feet across California and the southwest through ICO Development LLC, ICO Investment Inc., and ICO Real Estate Group, serving government agencies and national retail tenants via long-term leases and public-private partnerships.

Ownership category

akta.pro rank

Product category

Commercial Real Estate Development and Management

NAICS

Corporate, Subsidiary, and Regional Managing Offices (551114), Management of Companies and Enterprises (55111)

SIC

Operative Builders (1531), Lessors Of Real Property, Nec (6519), Investors, Nec (6799)

akta.pro primary industry

Single-Family Offices (SFOs) (FSAAADAA)

Keywords

• Commercial real estate development
• Property management services
• Real estate investment
• Public-private partnerships
• Adaptive reuse development

Headquarters

HQ city

Los Angeles

HQ country

United States

HQ region

North America

Offices2 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Commercial Real Estate Leasing: ICO generates revenue through long-term leases with government agencies, corporate tenants, and retail tenants across its portfolio of 3+ million square feet of commercial properties.

Go-to-market motion1 record

Distribution channels1 record

Marketing channels3 records

Core offering

ICO Group of Companies is a family-office real estate development, investment, and management company that acquires, develops, and long-term manages commercial, residential, retail, and industrial properties across Southern California and the Southwest. Its portfolio spans over 3,000,000 square feet with a 98% commercial occupancy rate, serving government agencies, corporate tenants, and national retail brands through long-term leases and public-private partnership projects.

Product overview

ICO Group of Companies operates as a family-office real estate development, investment, and management company with three core operating entities: ICO Development LLC, ICO Investment Inc., and ICO Real Estate Group. The company offers a unified suite of real estate services encompassing property acquisition, development, and long-term management across residential, office, retail, and industrial asset classes. ICO specializes in historic property renovation, adaptive reuse projects, and public-private partnerships for government tenants. The company manages a portfolio of over 3,000,000 square feet of properties throughout California and the southwest.

Differentiator

Problem solved

Functional benefit

Products and services

• ICO Real Estate Development Ground-up construction and substantial renovation of commercial and residential properties, including public-private partnership projects for government agencies and private-sector tenants across Southern California and the Southwest.
• ICO Property Management Long-term management of residential, office, retail, and industrial properties with a reported 98% occupancy rate in commercial properties, delivered through ICO Real Estate Group.
• ICO Investment Services Real estate investment services across Southern California and the Southwest, managing a portfolio of over 3,000,000 square feet of residential, office, retail, and industrial properties, delivered through ICO Investment Inc.
• Historic Property Renovation Renovation of historic urban assets including live/work lofts, multi-family buildings, creative office space, and boutique hotels, requiring specialized preservation and adaptive expertise.
• Adaptive Reuse Development Transformation of existing buildings for new uses, including conversion of historic office buildings into mixed-use loft and retail developments, and conversion of a Cold War–era Department of Defense facility into the San Bernardino County Fire District Headquarters.
• Public Project Development Development of public-sector facilities including government office buildings and fire district headquarters through public-private partnerships, with tailored lease financing and property tax exemption structuring.

Quantifiable outcome

• 98% occupancy rate in commercial properties
• +3 more outcomes

Named customers14 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

Four partnerships are on record, tiered core.

• County of San BernardinocoreStrategic or Co-development PartnerPublic-private partnership for development of San Bernardino County Fire District Headquarters - 80,000 sq ft facility. ICO structured innovative lease solution with long-term tax-exempt financing and property tax exemptions.
• Inland Valley Development Agency (IVDA)coreStrategic or Co-development PartnerPartnered with IVDA for acquisition of 75,000 sq ft building originally constructed for Department of Defense in late 1950s, transforming it into San Bernardino County Fire District Headquarters.
• City of San BernardinocoreStrategic or Co-development PartnerPublic-private partnership through competitive RFP process to transform 7.5 acres of city-owned land into Gateway Retail Project - the first major retail development in Downtown San Bernardino in over 30 years.
• National and Regional Retail TenantscoreChannel Partner/ Reseller/ DistributorICO led development of multi-tenant, street-oriented retail project spanning two city blocks, anchored by curated mix of high-quality national and regional tenants.

Scale indicators6 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• The Ratkovich Company: Los Angeles-based real estate developer specializing in adaptive reuse, public-private partnerships, and urban redevelopment in Southern California. Directly comparable to ICO's core markets and project types.
• Hackman Capital Partners: Specializes in industrial and creative office acquisitions and adaptive reuse across major US markets, with significant LA presence. Comparable in adaptive reuse expertise and California concentration.
• Rising Realty Partners: Southern California-focused commercial real estate owner-operator specializing in adaptive reuse, creative office, and industrial-to-residential conversions. Directly comparable to ICO's adaptive reuse and SoCal focus.

Broad incumbents

• CIM Group: Large LA-based real estate and infrastructure fund with holdings in urban infill, office, retail, and multifamily. Comparable as a vertically integrated LA real estate operator with broader portfolio scale.
• Trammell Crow Company: Major commercial real estate developer with deep public-sector and office development experience across multiple US regions. Comparable to ICO's commercial development and tenant-mix approach.
• Brookfield Property Partners: Large-scale commercial real estate owner and developer with retail, office, and multifamily holdings. Comparable as a diversified CRE operator with adaptive use and renovation capability.
• Forest City Realty Trust: National commercial and mixed-use real estate developer with public-private partnership experience, particularly in adaptive reuse and urban redevelopment. Comparable in PPP and adaptive reuse approach.

Regional players

• McGregor Company: Long-established Southern California general contractor and developer with public-sector project experience. Comparable as a regional California builder with government and institutional focus.

Emerging players

• Linear City Development: LA-based real estate developer focused on urban infill and mixed-use projects in the Los Angeles region. Comparable as a smaller-scale, geographically concentrated LA developer with similar retail and multifamily exposure.
• Redbarn Group: California-based real estate investment and development firm focused on value-add commercial and multifamily assets. Comparable as a California-focused CRE operator with adaptive repositioning experience.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/ico-group-of-companies

Revenue estimate

Valuation estimate

Number of profiles

Profiles3 records

Subsidiaries3 records

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 ICO Group of Companies