The ICO Development team is unique in its ability to visualize the value creation potential of challenged locations, sites, or jurisdictions. Because we have an in-house staff of engineers, architects, geotechnical, and site experts who support our business development experts with over $2B of combined real estate investment experience, ICO is able to bring to market the most distinctive and highest performing properties in the markets we serve.
Like every ICO business, Development is grounded in fundamental analysis of market research and financial assessments. Unlike most real estate developers, ICO applies sophisticated tools from adjacent industries and experience of its founders to add financial rigor, conduct market research at a granular level, and model outcomes using proprietary software tools to create an unmatched development process. Fundamental value investment tools underlie the decision to proceed on any development. Expert interviews, using ICO’s broad industry contacts, are performed on every development opportunity, and results are confirmed in primary user interviews, conducted at the sub-segment tenant level. Proprietary supply and demand sub-market forecast models are also used to support each project decision.
ICO Development is known for excellence in the style, craftsmanship, and utility of its projects. Developments are much more than construction projects: Our zealousness for research, and ability to transform vision into distinctive value, enable ICO to create communities and lifestyles for its residents, not just buildings.
While tax rules vary across investment situations, ICO considers after-tax returns when making all its investments.
Investing innovation has exploded over the last several decades. Technology has enabled and will continue to enable new approaches such as high-speed trading, increasingly fine niche strategies, ETF market surrogates, etc. Despite this, ICO does not feel the need to fundamentally change its value-based investment philosophy and processes, grounded in approaches developed decades ago. Patient analysis and adherence to a value-based discipline will continue to outperform versus other investing disciplines over a market cycle.