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Guardian Realty offers a wide range of services. Our Funds Management system pays close attention to cost and risk in order to really capitalize on cash flow opportunities. In Addition, we take Investment Strategy seriously. Guardian’s most important part of Investment Strategy is to closely follow and align it with the individual’s goals. The company’s Acquisition Criteria is simple, we acquire properties that have demonstrated consistent earning power. That means properties being at least 80% occupied at time of acquisition and earning good returns on equity while employing little or no debt. Our Property and Asset Management strategy helps to reduce operating costs while maintaining property values.

FUNDS MANAGEMENT

Guardian was founded by Marvin Lang, a second-generation real estate investor, with the goal of creating long term value through real estate investment focused exclusively on the Greater Washington, DC region. Capitalizing on the unique demographic and employment strengths of the region, Guardian successfully deployed its knowledge, experience and local focus through its family office program and network of private investors. Guardian broadened its reach in 1999 with the launch of its funds management business in order to expand services to the institutional investment community.

To date, the Company has created and operated three private real estate funds including completion of $1.5 billion in total real estate transaction volume covering more than six million rentable square feet. Institutional investors have included university endowments, pension funds, foundations and fund of funds.

Guardian’s initial fund had a long-term investment horizon and is still active. Fund I primarily seeks current cashflow and selectively sells and/or reinvests capital proceeds as opportunities may arise. Currently, the fund owns 25 commercial office properties and one apartment building.

Guardian’s second fund commenced in 2004 with $113.75 million of equity from a diverse group of high-quality institutional investors. The fund acquired 19 properties during its investment period and completed its liquidation in 2015.

Guardian’s third fund commenced in 2015 with $44 million of equity from a major institutional investor in conjunction with the acquisition of a portfolio totaling 1.4 million square feet. Fund III completed its liquidation in January 2020.

INVESTMENT STRATEGY

Guardian focuses on local markets where the Principals have over 70 years proven expertise and success. Our investment strategy is to acquire existing Class B and B+ (Value-Add) commercial office buildings that have value enhancement potential through repositioning, re-tenanting, refurbishing and intensive hands-on asset management. The geographic focus is within 125 miles of Washington, DC with the three primary sub-markets consisting of Washington, DC, Northern Virginia and Suburban Maryland.

Guardian seeks to acquire and proactively asset and manage properties which generate risk adjusted returns that are significantly greater than larger Class A properties. Using a hands-on team approach, Guardian’s objective is to maintain a low level of risk, generate predictable cash flow and earn superior returns. The Principals, Executive Team, senior staff and property management personnel are actively involved in every transaction.

Guardian’s business model calls for future growth of the Firm through expansion of fund management, and the strategy employed in Fund Management today is the same strategy successfully deployed on a deal-by-deal basis since inception.

ACQUISITION CRITERIA

Guardian’s acquisition process focuses on locating and obtaining commercial properties with value enhancement potential in the Washington, D.C. Metropolitan Area. We emphasize fundamentals: location, demand driven, barriers to entry, amenities, and existing tenancy. We invest in commercial assets that include the following:

• Commercial Buildings (preferably multi-tenanted/first floor retail)

• Developable Land (entitled or unentitled)

• Flex-office properties that combine office, warehouse and light assembly activities.

• Warehouses

Location:                       Washington DC Metropolitan Area, Maryland and Virginia,
                                            including both primary and select secondary markets.

Transaction Size:      $10 million – $100 million

Structure:                     All cash (JV’s or complex structures are welcomed)

Property Types:        Multi-tenant office, flex, warehouse, and existing
                                           and development opportunities

Grade:                             Class A to B- (Value-Add, Core Plus)

Portfolios:                    Portfolios will be actively considered

Occupancy:                  Current occupancy of 70% or higher – Vacant buildings on a
                                            case-by-case basis

Encumbrance:            Prefer properties with no mortgage debt in place, but will
                                            consider leveraged properties on a case-by-case basis

Brokers:                         We cooperate, protect, and compensate brokers that provide
                                            us acquisition opportunities (“off-market” preferred) **

* Please contact us HERE for a list of due diligence material
** All procuring brokers must be registered

ASSET MANAGEMENT

Guardian employs an integrated hands-on approach to asset and property management with the Principals and Executive Team actively and jointly involved in all aspects. The team’s success in its market niche of Class B and B+ commercial office buildings is its ability to identify, purchase, upgrade and enhance the value of quality buildings while successfully employing a multi-tenant strategy.

Guardian’s integrated approach ensures optimal management of portfolio assets by a team of industry experts who have demonstrated the ability to effectively lease and manage properties. The team creates and adds value by ensuring proper attention is paid to all facets of real estate management and that appropriate cost control measures are met. The result is a distinct economic edge that includes the following components:

• Lower property acquisition costs

• Lower initial leasing costs

• Lower renewal fees

• Reduced downtimes

• Economies of scale

• Higher returns upon disposition

Guardian’s in-house management program further maximizes return on investments by generating cash flow through careful control of expenditures, multiple leases, better leasing performance, substantial occupancy plus prompt and personal attention for optimal tenant satisfaction. The firm’s strategy incorporates a carefully monitored program of property maintenance and necessary capital improvements, often handled in-house.

The Principals believe that timely and accurate financial reporting and business controls are crucial to sound management. Guardian has made a significant investment in technology to ensure that its reporting procedures are second to none. Financial reporting packages utilized by the team include Argus and Access Property Management software by JenArk. Guardian uses scanning technology and workflow software to efficiently standardize financial responsibilities of approval and payment processing.

PROPERTY MANAGEMENT

Property management services are provided through Guardian’s affiliate, Guardian Realty Management, Inc. By utilizing in-house staff to handle most projects, including; HVAC, electrical, carpentry, painting and general maintenance, Guardian is able to maintain a hands-on strategy that ensures an optimum operation, a high level of tenant retention, and lower operating costs. Guardian independently estimates and competitively bids out tenant improvement work.

A diversified staff of specialists, all of whom have major involvement in the physical and financial oversight of all Guardian properties, is managed by a diverse group of commercial real estate professionals that focus as owners. Guardian’s in-house team consists of:

• Leasing Agents

• Property Managers

• Construction Project Managers

• Project Managers

• HVAC and electrical technicians

• Engineering and Maintenance staff

Guardian is well-positioned to work effectively with various professions, from medical tenants, to government agencies, to marketing and law firms. The team is able to respond quickly to new tenant requirements and to facilitate occupancy. On the first day of occupancy, we provide our tenants with a comprehensive Welcome Package and Orientation Program followed by ongoing manager level communications and meetings. All service requests are addressed within 24 hours, and a follow up call is placed to ensure tenant satisfaction. This comprehensive property management program has enabled Guardian to historically achieve an 80% renewal rate.