What Stiva does

Stiva S.A. de C.V. is a privately held Mexican real estate development company founded in 1993 in Monterrey that develops and manages industrial parks and commercial real estate across Mexico, with primary operations concentrated in Nuevo León and an active footprint in San Luis Potosí. The company's core products are (i) industrial developments — comprising ready-to-use inventory buildings and build-to-suit (BTS) custom facilities, served by a direct enterprise sales force via its headquarters in San Pedro Garza García — and (ii) commercial developments — shopping centers and plazas operated under sub-brands such as Citadina. The portfolio also includes Mas Espacio, a self-storage/mini-warehouse business launched in 2002, and Fundación Promover, a 2018 corporate foundation supporting microbusinesses. Underlying technology centers on physical infrastructure rather than software: AISC-certified steel construction, on-site photovoltaic generation (1,166,604 kWh produced in 2024–2025), wastewater treatment plants handling 320+ million liters in 2025, and active pursuit of LEED certification for 12 buildings and Todo Accesible Distintivo A for 11 buildings. The company describes itself as the leader in industrial market absorption in Nuevo León in 2024.

Revenue mechanics combine multi-year industrial and BTS lease agreements (one-time/perpetual license billing on multi-year contracts) with monthly subscription-style retail leasing on commercial plazas; pricing is quote-based and not publicly disclosed. The customer base spans more than 700 companies and is anchored by global enterprises including DHL, GXO, Ryder, FedEx, Amazon, Ceva, Fanuc, Schneider Electric, Trane, Netafim, Lear Corporation, John Deere, Vitro, Sherwin-Williams, Johnson Controls, Skechers, OXXO, Cinépolis, Sears, Smart Fit, Petco, Coppel, C&A, Office Depot, and Dairy Queen. The company cites 14 million ft² of constructed space, 8 industrial parks, and 11 commercial plazas under management. Marketing channels are predominantly B2B and organic: LinkedIn, Instagram, the corporate website, and AMPIP membership. Strategic positioning emphasizes ESG credentials, sustained by 11 consecutive years of Cemefi ESR recognition, AMPIP ESG and social responsibility distinctions in 2025, and UN Global Compact membership since 2022. No revenue, headcount, funding, or valuation figures are publicly disclosed.

Name

Stiva

Legal name

Stiva S.A. de C.V.

Website

https://stiva.com

Company type

Private

Founded year

1993

Operating status

Operating

Headcount range

251–500 employees

Short description

Stiva is a privately held Mexican real estate developer founded in 1993 that builds and manages industrial parks and commercial plazas in Nuevo León and San Luis Potosí, serving over 700 enterprise and retail tenants including DHL, Amazon, FedEx, John Deere, and OXXO with build-to-suit and ready-to-use facilities.

Ownership category

akta.pro rank

Product category

Industrial and Commercial Real Estate Development

NAICS

Industrial Building Construction (23621), Other Warehousing and Storage (493190)

SIC

Land Subdividers & Developers (No Cemeteries) (6552), Public Warehousing & Storage (4220)

akta.pro primary industry

Industrial Land & Build-to-Suit Site Brokerage (BPAJACAJ)

akta.pro secondary industry

Business & Commercial Self-Storage (Inventory/Records) (HSAKAGAD)

Keywords

• Industrial real estate development
• Commercial real estate leasing
• Build-to-suit construction
• Industrial park management
• Shopping center development

Headquarters

HQ city

San Pedro

HQ country

Mexico

HQ region

Latin America

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

Supply Chain, Infrastructure, Personnel, Operations, Technology or R&D, Marketing or Sales

Revenue model

1. Industrial Real Estate Development: Development and administration of world-class industrial buildings and parks for lease to manufacturing, logistics, and distribution companies in Mexico.
2. Commercial Real Estate Development: Development of shopping centers and commercial plazas, leasing retail space to tenants including anchor stores and service providers.
3. Build-to-Suit (BTS) Custom Projects: Custom-designed and built industrial facilities tailored to specific client requirements, including design, construction, and ongoing management.

Pricing tiers

Go-to-market motion2 records

Distribution channels3 records

Marketing channels4 records

Core offering

Stiva develops, constructs, leases, and manages industrial and commercial real estate in Mexico, operating 8 industrial parks and 11 commercial plazas totaling 14 million ft². The company sells/leases ready-to-use inventory buildings, delivers custom build-to-suit (BTS) facilities tailored to client specifications, and operates the Mas Espacio mini-warehouse/self-storage brand for small businesses and individuals.

Product overview

Stiva is a Mexican real estate development company operating a dual-core product portfolio: (1) Desarrollos Industriales (Industrial Developments) covering industrial parks, inventory buildings, and build-to-suit custom projects, and (2) Desarrollos Comerciales (Commercial Developments) encompassing shopping centers and commercial plazas under brands like Citadina. The portfolio is complemented by Mas Espacio mini-warehouses and Fundación Promover social initiative. Stiva serves over 700 companies across 8 industrial parks and 11 commercial plazas in Mexico.

Differentiator

Problem solved

Functional benefit

Brands

• Mas Espacio: Mini-warehouse and self-storage facilities launched in 2002, targeting small businesses and individuals needing flexible storage solutions.

Products and services

• Desarrollos Industriales (Industrial Developments) Development and management of world-class industrial buildings and parks in Mexico, including inventory buildings (ready-to-use) and build-to-suit custom projects. Serves manufacturing, logistics, e-commerce, and distribution companies requiring industrial facilities, warehouses, and specialized manufacturing plants.
• Desarrollos Comerciales (Commercial Developments) Development and management of shopping centers and commercial plazas in Mexico, including brands such as Citadina. Serves retail chains, restaurants, entertainment venues, fitness centers, and service providers seeking space in high-traffic commercial developments.
• Mas Espacio Mini-warehouse and self-storage facilities under the Mas Espacio brand, providing compact, flexible storage solutions for small businesses and individuals.
• Build-to-Suit (BTS) Custom Projects Custom-designed and constructed industrial buildings tailored to specific client operational requirements, covering design, construction, and ongoing management.
• Inventory Buildings (Ready-to-Use Industrial Facilities) Ready-to-use industrial warehouse and manufacturing facilities available for immediate lease and occupancy, located across Stiva's industrial parks in Mexico.

Quantifiable outcome

• Leader in industrial market absorption in Nuevo León, Mexico (2024)
• +4 more outcomes

Named customers25 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

Feature5 records

Partnerships

Nine partnerships are on record, tiered core and minor.

• United Nations Global CompactcoreStrategic or Co-development Partner · 1 January 2022Since 2022, Stiva has been a proud participant in the UN Global Compact, committing to align operations with universal principles on human rights, labor, environment, and anti-corruption. They publish progress reports on their commitment.
• AMPIP (Asociación de Parques Industriales Privados)coreStrategic or Co-development PartnerActive member of AMPIP, Mexico's private industrial parks association, participating in industry initiatives and receiving ASG and social responsibility distinctions from the organization.
• ALEN (Alianza por la Sostenibilidad)coreStrategic or Co-development PartnerStrategic alliance for recycling through the 'Reciclar para Ganar' program, supporting environmental sustainability initiatives in commercial developments.
• SUMe (Sistema Mexicano de Eficiencia Empresarial)minorStrategic or Co-development PartnerMember of SUMe, a Mexican system for business efficiency improvement.
• ANADE (Asociación Nacional de Abogados de Empresa)minorStrategic or Co-development PartnerMember of ANADE, Mexico's national association of corporate lawyers.
• American Chamber of Mexico (ACHAM)minorStrategic or Co-development PartnerMember of American Chamber of Commerce in Mexico for bilateral business relations.
• INVESTMTYminorStrategic or Co-development PartnerPartner with INVESTMTY for investment promotion and economic development in Monterrey region.
• Fundación PromovercoreStrategic or Co-development PartnerCorporate foundation created in 2018 to support the growth and sustainability of microbusinesses through training, mentorship, and resources.
• Cemefi (Centro Mexicano para la Filantropía)coreStrategic or Co-development PartnerStiva has received the ESR (Empresa Socialmente Responsable) distinction from Cemefi for 11 consecutive years, demonstrating commitment to social responsibility.

Scale indicators11 records

Recent moves11 records

Expansion highlights6 records

Direct peers

• Terrafina: Terrafina was a leading Mexican industrial REIT (acquired by Fibra Prologis in 2024) operating a multi-million ft² portfolio of logistics, light manufacturing, and retail facilities across Mexico. Stiva competes with this platform — now consolidated into Fibra Prologis — for large-format industrial tenants in the same regions.
• Fibra Prologis: Fibra Prologis is a Mexican industrial REIT (and part of Prologis' global platform) that owns and operates distribution/logistics facilities across Mexico, including in Nuevo León. It directly competes with Stiva for BTS industrial mandates from global logistics and e-commerce tenants.
• Vesta: Vesta is a NYSE-listed Mexican industrial real estate developer and operator with a multi-million ft² portfolio focused on manufacturing and logistics facilities across Mexico, including significant Nuevo León exposure. Directly comparable to Stiva as a BTS / inventory industrial landlord serving multinational tenants in the same nearshoring corridor.
• Fibra Macquarie: Fibra Macquarie is a publicly listed Mexican industrial REIT that owns and leases industrial and logistics properties to multinational manufacturers and 3PLs. Comparable to Stiva in target customer base, asset class (industrial BTS / inventory), and geographic focus on nearshoring-driven markets.

Emerging players

• Meor: Meor is a Mexican industrial real estate developer focused on speculative and BTS industrial parks in northern Mexico. Comparable to Stiva in product type (BTS / inventory industrial) and target markets, but smaller in scale — competing for similar mid-market industrial tenants in the nearshoring corridor.

Broad incumbents

• Fibra Uno (FUNO): Fibra Uno is Mexico's largest diversified REIT with industrial, retail, and office properties across the country. While broader than Stiva, FUNO's industrial segment (which includes logistics and BTS-style assets) directly overlaps with Stiva's industrial parks portfolio and competes for large institutional tenants.

Market position

Strengths4 records

Weaknesses4 records

Competitive moat6 records

Key risks6 records

Key highlights6 records

Customer concentration

• LinkedInlinkedin.com/company/stiva-s-a--de-c-v-
• Instagraminstagram.com/stiva.industrial

Compliance5 records

Revenue estimate

Valuation estimate

Number of profiles

Subsidiaries2 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 Stiva