A third-party management partnership

Best-in-class third-party management for flex & small-bay industrial

Small-bay industrial is where self-storage stood a decade ago: fragmented, private ownership with no institutional operator built for the asset class. United Flex Parks is Patriot Holdings' bid to be that operator.

Start With One Park Why owners are underserved

No obligation

Talk to us about a pilot

Tell us about your property. We'll follow up within one business day.

The opportunity

Small-bay industrial is where self-storage stood a decade ago

Ownership is dominated by private individuals, family offices, and small syndications, not institutions.
Frequent tenant turnover and constant make-ready activity reward disciplined, hands-on operations, just like storage.
Institutional capital is targeting the asset class faster than operating platforms are being built to run it.

The white space

No branded, institutional third-party manager has yet claimed small-bay & flex industrial the way Extra Space and SmartStop claimed self-storage.

Big-box already has national brokerage managers. Small-bay does not. That gap is the opening.

Why owners are underserved

Traditional management wasn't built for this asset class

Traditional managers

×Generalist local firms with no small-bay specialization
×Big-box brokerage arms built for single-tenant 500K SF boxes
×Ad hoc email updates instead of real reporting
×Reactive maintenance and slow, high-friction leasing
×Rent collection only, no active NOI or ancillary focus

United Flex Parks

100% focused on flex & small-bay: we speak the asset class
Owner-operators: we run your asset the way we run our own
Institutional reporting with real-time KPI transparency
AI-monitored cameras, on-site presence & self-serve showings
Active NOI growth: revenue management + ancillary income

A track record behind the platform

Powered by Patriot Holdings

United Flex Parks is powered by Patriot Holdings: two decades of acquiring, developing, and operating commercial real estate. These numbers are Patriot Holdings' track record, not a completed United Flex Parks engagement. United Flex Parks is a new platform built to bring that same operating discipline to outside owners' flex and small-bay assets.

$420M+
Assets under management: 25.1%
Average IRR: 2.21x
Equity multiple: 3M+ SF
Projects completed

The metrics we report on, every asset, every month

Physical OccupancyNOI MarginDays-to-LeaseWork-Order Turn TimeTenant RetentionCollections %

Each KPI carries a named owner, a documented baseline, and a target: the difference between a professional platform and a mom-and-pop operator.

What we do

One operating playbook. Every asset, every owner.

Leasing & Marketing

Tour-to-lease execution, renewal strategy, and pipeline visibility.

Marketing beyond LoopNet: Instagram, Facebook, FB Marketplace, website + SEO, Google Ads
Self-guided showings via keyless keypad access
Renewal strategy tracked alongside new-lease pipeline

Maintenance & Capital

Preventive maintenance, work orders, and disciplined capex management.

On-site facilities director, not a call once a month
CMMS-tracked preventive-maintenance calendars and SLAs
Capital projects scoped, bid, and delivered on budget

Accounting & Reporting

Monthly close, budgeting, and a standardized owner reporting package.

Multi-owner accounting in one system of record
Standardized monthly reporting package, every asset
Budgeting tied to the capital plan, not built after the fact

Risk & Compliance

COI tracking, safety programs, and life-safety compliance.

Automated certificate-of-insurance tracking
Life-safety documentation kept current, not reconstructed at audit time
Safety programs enforced on-site, not just written down

Tenant Experience

Onboarding, communication, and retention built into every touchpoint.

Dedicated call center: every call answered, every lead captured
Co-branded tenant introduction at transition
Retention tracked as a monthly KPI, not an afterthought

Technology & Data

A connected PMS / CMMS / BI stack that makes every KPI visible.

Rent roll and lease administration in one system of record
Spot AI camera monitoring and Alarm Lock keyless access
Real-time dashboards, not ad hoc email updates

Smart-site technology

We equip every park to think differently.

Best-in-class tools that a traditional manager simply doesn't deploy.

AI-monitored cameras

Spot AI

AI that observes the physical world.

24/7 AI monitoring, surfaces only the moments that matter
Human-like deterrence & instant alerts, not passive recording
NDAA-compliant, SOC 2 Type II, works with any IP camera
Trusted by 1,000+ operators across security & operations

BHMA Grade 1 keyless keypad entry

Alarm Lock Trilogy

Vandal-proof all-metal keypad, built for outdoor bays.

Vandal-proof all-metal keypad, built for outdoor bays
Up to 100 unique user codes (3-6 digits)
Weatherproof, rated from +151°F to -31°F
Powers self-guided showings & keyless tenant access

A connected stack, not a spreadsheet with a logo

Property Management System

Rent roll, lease administration, and multi-owner accounting in one system of record.

Access & Security

Spot AI cameras and Alarm Lock keypads: AI monitoring and self-serve showings.

CMMS / Work Orders

Preventive-maintenance calendars, SLAs, and vendor dispatch tracked to completion.

Call Center & CRM

Live-agent coverage and a leasing pipeline that captures every inquiry.

BI & Owner Reporting

Real-time dashboards and a standardized monthly package for every owner.

Compliance & COI

Automated certificate-of-insurance tracking and life-safety documentation.

Our leasing partner

Best-in-class leasing, in partnership with Flex Parks USA

We've teamed up with Flex Parks USA, the national specialist in small-bay industrial and flex space, so your leasing is run by people who do nothing else.

Flex Parks USA

Fort Worth, Texas

Specializes exclusively in small-bay industrial & flex space across the United States.

Brokerage · Investment Sales · Site Selection · Development Advisory

National Buyer & Tenant Network

Targeted exposure that fills your space faster.

Real-Time Market Data

Pricing intelligence for stronger lease terms.

Small-Bay Specialists

Shallow-bay focus, not office or big-box generalists.

Full-Service Advisory

Acquisitions, dispositions & development strategy.

Beyond LoopNet

Most owners only list on LoopNet. We put your space in front of the business owners who never look there.

Instagram

Targeted posts showcasing available space.

Facebook

Direct outreach to local business owners.

FB Marketplace

Listed where small businesses already shop.

Website + SEO

Ranked pages that capture local search.

Google Ads

Managed campaigns that win page one.

Straight answers

Every reason not to hand off management, answered.

“I'll lose control of my own asset.”

You keep ownership and the final call on every decision. We run daily operations and report to you monthly, with real-time KPI access in between. Nothing changes about who owns the building.

“My local manager already knows the tenants.”

Days 1-30 is a full site, lease-file, and vendor audit before we touch anything, plus a co-branded tenant introduction. Relationships transfer. What changes is the reporting, the maintenance discipline, and the leasing speed behind them.

“Generalist managers don't get this asset class.”

That's the gap. Big-box brokerage arms are built for single-tenant 500K SF boxes. We're 100% focused on flex and small-bay: frequent turnover, constant make-ready, and tenant mix that rewards hands-on operators, not spreadsheet landlords.

“Management fees eat my NOI.”

Our fees are structured so we only win when your NOI wins: a base fee on effective gross revenue, a leasing fee for keeping space full, and an ancillary income share on revenue we create that wouldn't otherwise exist.

“I only have one property, not a portfolio.”

Start with one park. Prove the platform on a single asset with a documented 90-day and year-one plan, then decide whether to expand. We built the pilot option for exactly this.

“I don't want to be locked into a long contract.”

Initial term is 2-3 years with auto-renewal, and either side can terminate for convenience with 90 days notice. You are not stuck if it is not working.

“How do I know reporting will actually be real?”

Six KPIs tracked every month, every asset: physical occupancy, NOI margin, days-to-lease, work-order turn time, tenant retention, collections percent. Each one carries a named owner, a documented baseline, and a target.

“Vacancies take forever to fill with a generalist manager.”

Self-guided showings via keyless keypad entry mean a prospect can tour and apply without waiting on a leasing agent to unlock a door. Paired with Flex Parks USA leasing full-time on the asset, days-to-lease is the number we chase hardest.

Have a different question?

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Onboarding experience

What the first 90 days looks like

A standardized transition, so you know exactly what week one delivers before you sign.

Days 1-30
Discovery & Stabilization
- Full site, lease-file & vendor audit
- Rent roll migrated into our PMS
- Co-branded tenant introduction
- Baseline KPI snapshot established
Days 31-60
Standardization
- SOPs implemented on-site
- Preferred-vendor program applied
- Contracts reviewed & renegotiated
- First owner reporting package delivered
Days 61-90
Optimization & Cadence
- Leasing pipeline fully populated
- Capital plan reconciled to budget
- 90-day business review with ownership
- Year-one plan presented formally

Our team

An org built for institutional-grade execution

Jeremiah Boucher

CEO & Founder, Patriot Holdings

20+ years acquiring, developing, and operating self-storage, industrial, and MHC. Host of the Finding Your Edge podcast.

Kellen Kalso

Chief Operating Officer

Owns the P&L for the management platform, internal and third-party, and the operating discipline behind every park.

The platform org: defined roles across three layers

Corporate / Platform

VP, Property Operations
VP, Leasing & Revenue
VP, Client Services & BD
Director, Facilities & Capital
Director, Accounting
Director, Technology

Regional

Regional Director of Operations
Regional Property Managers
Regional Leasing Manager
Regional Facilities Manager

Site-Level

Property Manager
Assistant PM / Coordinator
Leasing Agent
Maintenance Technician

Questions

Before you make the first call

A base management fee on effective gross revenue, plus a leasing fee on executed leases, a construction management fee on capital projects, and a share of ancillary income we create. No flat rate: the structure is built so we only win when your NOI wins.

A 2-3 year initial term with auto-renewal, and 90-day termination for convenience on either side. You are not locked in if it is not working.

Days 1-30 includes a full vendor audit. A preferred-vendor program gets applied in days 31-60, with contracts reviewed and renegotiated where it helps you. Nothing gets torn out on day one.

Either. The single-asset pilot exists specifically so you can prove the platform on one property before deciding whether to expand. Most owners start there.

A standardized monthly owner reporting package and real-time access to six tracked KPIs: physical occupancy, NOI margin, days-to-lease, work-order turn time, tenant retention, and collections percent.

We've teamed up with Flex Parks USA, a Fort Worth-based brokerage specializing exclusively in small-bay industrial and flex space, so leasing is run by people who do nothing else.