5 Ways to Find Off-Market Industrial Properties Before Anyone Else

If you’re tired of competing with dozens of buyers on every listed industrial property, you’re not alone. In today’s high-demand, low-inventory market, many of the best deals never hit the open market.

Off-market industrial properties—those sold quietly without public listings—offer serious advantages:

  • Less competition

  • Direct negotiation with motivated sellers

  • Potential for better pricing or terms

But how do you actually find these off-market opportunities?

At CommercialGrp.com, we specialize in helping investors and brokers uncover industrial assets before they go public. Below, we’re sharing five proven strategies to help you find your next deal—before the rest of the market even knows it exists.

1. Build Relationships with Active Industrial Brokers

This may sound obvious, but it’s still rule number one.
 Many industrial properties are sold “off-market” because brokers quietly shop them to a shortlist of qualified buyers before (or instead of) going live on the MLS or LoopNet.

Here’s why:

  • Sellers want privacy or discretion
  • Brokers want a faster, cleaner deal
  • Investors who can move quickly often get first look

👉 Want in? Build trust with local brokers who specialize in industrial sales—especially those who control portfolios or have repeat landlord clients.

💡 Pro Tip: At CommercialGrp.com, we offer early access to select off-market industrial listings to registered buyers.

2. Contact Property Owners Directly

Sometimes, the best deals come from property owners who haven’t even considered selling—until the right offer lands in their inbox.

Here’s how to get started:

  • Use property records to identify industrial owners in your target area

  • Send personalized letters or emails expressing interest in buying

  • Follow up with a call (or better yet, a visit if local)

This approach works best if you’re looking for:

  • Long-term hold opportunities

  • Value-add buildings

  • Land with potential redevelopment upside

Be prepared to have meaningful conversations about valuation, timing, and terms—especially if the owner is emotionally attached or skeptical.

3. Network with Local Business Professionals

Not all industrial real estate deals come through brokers or online platforms. Your next opportunity could come through:

  • Commercial lenders

  • Real estate attorneys

  • Property managers

  • Contractors or maintenance vendors

  • CPAs or wealth advisors

These professionals often hear about upcoming sales or owner distress before the public does. Stay top-of-mind, and they’ll refer you when the time is right.

💡 Ask: “Do you know any industrial property owners who might consider selling—quietly?”

4. Monitor Expiring Leases or Distressed Assets

When a lease is about to expire—or a tenant moves out unexpectedly—it can trigger a seller’s motivation.

Here’s how to identify properties that might soon come to market:

  • Use CoStar or CREXi to track lease expirations

  • Look for buildings with high vacancy

  • Search for tax delinquencies or code violations

  • Watch bankruptcy or foreclosure filings

These signs often indicate a potential for negotiation, especially if the owner is facing cash flow issues or prefers to exit rather than reinvest.

5. Partner with a Broker Who Specializes in Off-Market Deals

The truth is: off-market deals don’t just happen by accident. They’re sourced, nurtured, and closed by professionals who live and breathe industrial real estate.

When you partner with a broker who knows:

  • Where the off-market opportunities are hiding

  • Which owners are quietly exploring a sale

  • How to structure a deal that works for both parties

… you gain access to a pipeline that most buyers will never see.

Want Access to Exclusive Off-Market Industrial Deals?

At CommercialGrp.com, we maintain strong relationships with industrial property owners, private sellers, and institutional landlords who prefer to sell off-market. We also work with brokers and investment groups looking for:

  • Warehouses

  • Manufacturing facilities

  • Logistics/distribution centers

Truck yards or flex industrial space

Join Our Off-Market Buyer List

Tell us what you’re looking for, and we’ll connect you with qualified, off-market industrial deals before they go public

Final Thought

In this competitive market, information is power—and timing is everything. Use the five strategies above to gain the inside edge on your next industrial acquisition.

And if you’re serious about finding off-market properties… let’s talk.