James Holbrook, Founder and Executive Chairman of Warehub, joined leading industrial real estate executives at Bisnow's Northeast Industrial & Manufacturing Conference in Jersey City on October 21st to discuss how evolving tenant requirements, changing supply dynamics and new leasing strategies are reshaping the industrial real estate market.
Warehub, a sponsor of the conference, participated in the panel “Vacancy, Supply, Development Pipeline & Their Impact on Leasing,” which examined how industrial supply is influencing future development, transaction volume and deal terms across the New York and New Jersey markets.
Drawing on more than 20 years of industrial brokerage experience, Holbrook challenged the industry's traditional approach to future-proofing industrial assets, emphasizing that the conversation must extend beyond individual building specifications to the broader supply chain.
“Future-proofing industrial real estate isn't just about the infrastructure within a building. It's about creating the infrastructure that allows the entire supply chain to operate more efficiently,” said Holbrook. “Tenants need the flexibility to shift between locations as their business requirements evolve, reducing transportation costs and adapting to changing consumer demand.”
Holbrook noted that transportation can account for 50% to 70% of overall supply chain costs, making the ability to dynamically adjust distribution networks increasingly valuable. He also highlighted the impact of population migration and changing consumer demand on industrial occupancy strategies, particularly as tenants evaluate opportunities across established Northeast markets and faster-growing Southern regions.
The discussion also addressed the economic opportunities created by industrial vacancy and the growing importance of flexible lease structures. Holbrook emphasized that institutional landlords can capture additional revenue during the marketing and lease-up periods of their properties without compromising long-term investment objectives.
“Landlords shouldn't have to choose between maximizing long-term asset value and generating income today,” Holbrook said. “There is an opportunity to activate vacant space for six months or a year while pursuing a traditional long-term lease. The key is creating a structured environment that makes those transactions efficient and protects the property's long-term performance.”
Holbrook pointed to Warehub's expanding national platform as an example of how technology can help bridge the gap between available industrial inventory and evolving tenant requirements. The company is building digital infrastructure to accelerate industrial leasing across 50 U.S. markets, with approximately 60 million square feet of inventory available for activation.
The panel also featured executives from Prologis, Stonemont Financial Group, M+H Architects, Cushman & Wakefield and Saxum Real Estate. Held at The Westin Jersey City Newport, the conference brought together owners, developers, investors, brokers and industry leaders to examine industrial market fundamentals, capital deployment, development trends and emerging tenant requirements throughout the Northeast.
