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Hybrid Office & Flex Tech Industrial

Built at the Epicenter of Innovation



PRIVILEGED & CONFIDENTIAL

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TABLE OF CONTENTS

Arizona Market

About BizTech Parks

Deal Highlights

Executive Summary

Site Specifics

Development Plan

Origins and Opportunity

Executive Leadership

Development Team


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ARIZONA MARKET

Phoenix has emerged as the most consequential technology investment destination in American history.





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PHOENIX

Welcome to the Silicon Oasis

Semiconductor Dominance

Arizona is now the #1 state in the nation for semiconductor investment. While TSMC and Intel occupy the headlines, the real opportunity for small-bay industrial owners lies in the 60+ industry expansions of supplier firms that need smaller, high-purity, or specialized tech-flex spaces.

Record-Breaking Job Creation

In 2025, the Arizona Commerce Authority won 90 competitive projects slated to create nearly 28,000 new jobs. Many of these are in advanced manufacturing, which has a much higher “space-per-employee” requirement than traditional office work.

Robust Infrastructure

Phoenix’s infrastructure is currently undergoing a multi-billion dollar “turbocharge” that acts as a physical guarantee for industrial asset value. The region has officially entered the first phase of the Proposition 479 era, a voter-approved 20-year master plan that is pouring an estimated up to $27.2 billion into regional connectivity.

Diverse Economy

Phoenix has transitioned into a globally recognized hub for advanced manufacturing, biosciences, and financial services. This diversification is anchored by massive capital infusions, such as the $7 billion Amkor Technology expansion in Peoria and the continued scaling of the Phoenix Bioscience Core, which now hosts over 400 biotech firms.

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Two Corridors Transforming Phoenix

NORTH PHOENIX TECH COORIDOR

Halo Vista Development

A $7 billion mixed-use development encircling the TSMC site, planned across 2,300 acres. Halo Vista will deliver residential districts, retail corridors, hospitality, and supplier parks in an integrated live-work community unlike anything previously seen in the Southwest.

Infrastructure Boom

Massive investment in utilities, water reclamation systems, and logistics infrastructure is underway to support the expanding semiconductor campus and the businesses that will serve it — creating a foundation for multi-decade growth.

Live-Work Region Evolution

The broader area is rapidly evolving into a fully integrated live-work region. Supplier parks, advanced manufacturing facilities, and technology service providers are locating proximate to the TSMC campus to participate in the supply chain opportunity.

Residential & Commercial Surge

A projected surge in demand for housing, hospitality, food service, healthcare, and commercial space is already materializing — driven by the influx of engineers, technicians, contractors, and their families relocating to the Phoenix metro.


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Two Corridors Transforming Phoenix

SOUTHEAST VALLEY TECH COORIDOR

LG Energy Solution — Arizona

LG Energy Solution's massive battery manufacturing facility in Queen Creek anchors the Southeast Valley as a critical node in America's EV and energy storage supply chain — drawing a dense network of component suppliers, logistics providers, and advanced manufacturers to the corridor.

Mesa Gateway Airport Corridor

The Phoenix-Mesa Gateway Airport area has emerged as a premier destination for aerospace, defense, and advanced manufacturing tenants — with companies like Boeing, Textron Aviation, and Able Aerospace operating in the corridor, creating sustained demand for flex and industrial space.

Intel & Semiconductor Supply Chain

Intel's Chandler campus — one of the largest semiconductor manufacturing sites in the U.S. — continues to anchor a deep supply chain ecosystem across the Southeast Valley, generating consistent demand for small-bay industrial and flex space from component manufacturers and service providers.

Residential & Commercial Surge

The Southeast Valley's rapid population growth, driven by tech employment and corporate relocations, is fueling surging demand for commercial space, hospitality, healthcare, and retail — creating a multi-decade tailwind for well-positioned industrial condo product.

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ABOUT BIZTECH PARKS

Next-generation small bay industrial business parks designed for today's tech-enabled and service-oriented businesses.




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Introducing the "BizTech Park"

Built for Modern Business

BizTech Parks are next generation developments that combine the flexibility of small bay industrial with the professional image and community of a modern business park. This condominium style hybrid business park is designed to accommodate today's growing base of service-oriented, technology-enabled light industrial users seeking to own their operating real estate.

Designed for Flexibility

Units range from approximately 2,500–12,000 SF, featuring integrated office/showroom space with rear warehouse, storage, or light production areas. This efficient customizable layout allows owners to seamlessly combine administrative, customer-facing operations with warehouse or light production space and scale within a single asset. The vision is to integrate amenities like cafes, gyms and walking paths to support employee well-being and work-life balance.

Built to Create Value

Our BizTech Parks address a critical supply gap where traditional industrial buildings are oversized and ownership options are limited. We deliver an adaptable, scalable, and cost efficient real estate solution tailored to how companies actually operate. The condominium ownership structure enables small businesses to build long term equity, participate in real estate appreciation, and operate in a professionally managed, cohesive community environment.

Positioned for Growth

BizTech Parks represent a durable, high demand product positioned at the intersection of entrepreneurship, decentralized logistics, and modern business use delivering long term value for owners, investors, and the surrounding community.

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Premier Locations

Three sites positioned within the North Phoenix and East Valley technology corridors — each chosen for proximity to industrial corridors, major freeway access, and supported by strong market fundamentals.

Our strategy delivers high-utility, small-bay industrial assets to the most underserved segment of the Phoenix Metro market while institutional capital overbuilt big-box distribution centers now facing 9%+ vacancy, the small-bay segment remains exceptionally tight with vacancy rates often below 4%.

Happy Valley Road

Surprise, AZ

I-17 & Loop 303 | North Phoenix Tech Corridor

A 35-acre development strategically positioned on the south side of Happy Valley Road between 157th and 159th Ave in Surprise. Located minutes from TSMC's $265B semiconductor campus and directly accessible via the Loop 303 corridor.

Morrison Ranch

Gilbert, AZ

US-60 Corridor | Southeast Valley

A 15.5-acre development at NWC Power Road & Elliot Road in Gilbert. Positioned within one of the Southeast Valley's most established and amenity-rich business communities, with immediate access to the US-60 freeway.

Meridian

Queen Creek, AZ

State Route 24 | Near LG Energy Solution

A 24.46-acre development at S/SEC Meridian & Pecos in Queen Creek. Adjacent to LG Energy Solution's $5.5B advanced manufacturing complex and strategically located off the new State Route 24.

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DEAL HIGHLIGHTS

Most equity groups are flooded with incomplete proposals with no land control, no bids, and no entitlement clarity. Their biggest frustration is wasting time on deals that are not ready to execute.


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Eliminate early-stage uncertainty with execution-ready projects.

Land Under Contract

Construction Bids in Hand

Financial Models Complete

Clear Development Timeline




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Created to Thrive

FRESH PRODUCT TYPE

BizTech Parks have been thoughtfully designed with cohesive, synergistic spaces for business owners and users of all types to create and thrive as a community. The projects will be amenitized with community-focused programming and activation that reimagines the business parks of today.

LOW BASIS

With a cost effective design approach led by a seasoned team of developers and consultants, these projects will be delivered 15% below comparable product (less than $300/sf), while delivering a high-quality product with state of the art design, materials, and amenities.

FLEXIBLE BUSINESS MODEL

This product type will be individually platted, with predemised spaces allowing the suites to be sold as condos to end users or rented out at favorable economics generate lasting value for all stakeholders.

WELL LOCATED

BizTech Parks are strategically located off expanding business corridors. We will ensure that locations are interconnected with a robust network of major manufacturing and distribution companies, newly built housing communities, and proximity to neighborhood retail amenities.

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EXECUTIVE SUMMARY

We structure deals to outperform benchmarks not through aggressive assumptions, but through disciplined acquisition, multi-phase cost management, and quality execution.




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EXECUTIVE SUMMARY

Combined

Investment Overview

Silverado is pleased to present the opportunity to invest in the combined capitalization of all three BizTech Park developments across the Phoenix Metro. Silverado is seeking equity partners to join in the development of these projects.

Portfolio Overview

These Biz-Tech Park projects will encompass approximately 75 acres, 885,000 SF of small-bay flex industrial condominium spaces, designed to meet the surging demand for individually owned warehouse and light flex industrial spaces near major transportation corridors. These projects are strategically located near major tech and manufacturing companies—including TSMC, Luke Airforce Base, Intel, Boeing, Amazon, LG and many others. They offer a rare opportunity to develop highly sought-after small-bay industrial space in supply-constrained, high-growth submarkets, catering to contractors, e-commerce operators, and investors seeking stable, appreciating assets.

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EXECUTIVE SUMMARY

Happy Valley

Investment Overview

Silverado Holdings is pleased to present the opportunity to invest in the capitalization of Happy Valley BizTech Park in the burgeoning submarket of Surprise. Silverado is seeking an equity partner to join in the development of this project.

Project Overview

Happy Valley Biz-Tech Park is a 35-acre small-bay flex industrial condominium development in Surprise, Arizona, designed to meet the surging demand for individually owned warehouse and light flex industrial spaces. Strategically located near TSMC's $265 billion semiconductor campus and major transportation corridors, Happy Valley Biz-Tech Park is positioned to capture demand in one of Arizona's fastest-growing industrial markets.

Silverado is underway with the entitlements which include a Minor GPA, Rezone, Conditional Use permit and overall Site Plan approval. It is anticipated that entitlements will be achieved in December 2026 with permitting running simultaneous to approval. The total spend required to get to construction start in Q1 2027 is $5.7M. This includes a recapitalization of the existing land loan on the 7.5 acres for $2.0M and monthly land interest payments.

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EXECUTIVE SUMMARY

Morrison Ranch Gilbert


Investment Overview

Silverado is pleased to present the opportunity to invest in the capitalization of Morrison Ranch BizTech Park in the established Southeast Valley submarket of Gilbert. Silverado is seeking an equity partner to join in the development of this project.

Project Overview

Morrison Ranch Biz-Tech Park is a 15-acre small-bay flex industrial condominium development in Gilbert, Arizona, designed to meet the surging demand for individually owned warehouse and light flex industrial spaces near major transportation corridors. Strategically located near major tech and manufacturing companies—including Intel, Boeing, Google, Apple, and LG—along with ASU's Polytechnic Campus and Mesa-Gateway Airport. The project also includes a 3-acre retail pad which will be sold to a separate developer.

Silverado completed the Conceptual Site Plan meeting with Gilbert, and is anticipating submitting full design in July to the Design Review Board. Building and Civil permits are anticipated in November 2026, requiring $2.8M of total predevelopment spend which includes development fees, city impact fees, and permitting fees prior to construction start in December 2026.

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EXECUTIVE SUMMARY

Meridian Queen Creek

Investment Overview

Silverado is pleased to present the opportunity to invest in the capitalization of Meridian QC BizTech Park in the burgeoning submarket of Queen Creek. Silverado is seeking an equity partner to join in the development of this project.

Project Overview

Meridian BizTech Park is a 15-acre small-bay flex industrial condominium development in Queen Creek, Arizona, designed to meet the surging demand for individually owned warehouse and light flex industrial spaces near major transportation corridors. Strategically located off the new State Route 24 and adjacent to LG Energy Solution's newly built $5.5 Billion advanced manufacturing complex, along with other major manufacturers including—CMC, Gulfstream, Galactic, JX—along with ASU's Polytechnic Campus and Mesa-Gateway Airport.

The site is zoned for the intended use, and Silverado will be pursuing design review and site plan approval through Queen Creek. This process is anticipated to take approximately six months after the PreApp meeting. The total predevelopment cost is $1.9M.

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SITE
SPECIFICS




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PHOENIX

OVERVIEW

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LOCATION
OVERVIEW:

Happy Valley

Surprise, AZ


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Happy Valley

Surprise, AZ


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PROJECT PROFILE | Happy Valley

CITY OF SURPRISE

BizTech Happy Valley is a mixed-use economic development project designed to transform the West Valley and its growing demand for modern industrial space. The project will deliver a 30.37-acre flex industrial campus totaling approximately 470,000 square feet of building area, complemented by 4.20 acres of retail development. Together, these components create a cohesive, high-quality environment that supports logistics, light manufacturing, and technology-enabled businesses while providing convenient amenities for tenants.

The campus is strategically designed with flexible, scalable building configurations to attract a diverse mix of small, mid-sized, and expanding companies. By integrating retail services within the development, BizTech Happy Valley enhances tenant experience, operational efficiency, and overall site functionality.

The project directly addresses market gaps, including limited supply of modern industrial facilities, and the need for well-located, amenity-rich developments in one of Phoenix's fastest-growing areas.


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SITE PLAN OVERVIEW | Happy Valley

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LOCATION
OVERVIEW:

Morrison Ranch

Gilbert, AZ


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Morrison Ranch

Gilbert, AZ

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PROJECT PROFILE | Morrison Ranch

TOWN OF GILBERT

This mixed-use development consists of 15.52 acres and is designed to meet growing demand for modern industrial space in the Southeast Valley. The project will include 160,000 SF of flex industrial buildings and 14,000 SF of retail, creating a cohesive, high-quality campus that supports light manufacturing, logistics, service providers, and technology-enabled businesses. The integrated retail component enhances functionality by providing convenient amenities for tenants, employees, and the surrounding community.

The flexible development is planned to accommodate scalable building configurations that will attract a diverse mix of small, mid-sized, and growing businesses. BizTech Morrison Ranch addresses key market gaps, including limited availability of small- to mid-bay industrial space and the lack of amenity-rich industrial environments in well-located areas. Combining industrial and retail uses improves tenant experience, operational efficiency, and long-term desirability while aligning with the Town of Gilbert's high quality standards.

The project is expected to generate new jobs, attract a diverse tenant base, and strengthen Gilbert's economic position. BizTech Morrison Ranch represents a forward-looking investment that supports continued regional growth and delivers a modern, high-quality industrial environment for the Southeast Valley.


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SITE PLAN OVERVIEW | Morrison Ranch

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LOCATION:

Meridian

Queen Creek, AZ


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LOCATION:

Meridian

Queen Creek, AZ


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PROJECT PROFILE | Meridian

CITY OF QUEEN CREEK

This modern, high-quality business campus project will accommodate a wide range of users including light manufacturing, logistics, warehousing, service providers and technology-enabled operations. Designed with flexibility and scalability in mind, the campus will offer adaptable building configurations to support small, mid-sized, and growing businesses while aligning with current market demand.

The development addresses a critical need for modern, multi-tenant industrial space in a high-growth market with a limited supply of small to mid-bay facilities. BizTech Meridian will provide efficient layouts, updated infrastructure, and a thoughtfully planned campus environment that enhances usability and long-term tenant appeal. By delivering high-quality industrial space in a strategic Southeast Valley location, the project is expected to attract a diverse tenant base, support business expansion, and contribute to local economic development in Queen Creek.

Upon delivery, BizTech Meridian is expected to generate employment opportunities, strengthen the local tax base, and increase the availability of modern industrial facilities. The project represents a forward-looking investment that supports sustained growth and reinforces Queen Creek’s position as an emerging industrial and business hub.

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SITE PLAN OVERVIEW | Meridian

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DEVELOPMENT PLAN






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Development Plan

PREDEVELOPMENT
Design and value engineering exercises with consultants and general contractors to position the product as a true value proposition for stakeholders and end users.

REZONING / ENTITLEMENTS

The project team is engaging strategic entitlement teams to process zoning cases and entitlements effectively through each municipality. Estimated timeline between 3-6 months.

PERMITTING PHASE

After receiving entitlements, the project team will submit for permit approval, which will take 3 months, consisting of two review cycles.

CONSTRUCTION
After the off-sites are completed, the project will be phased out over a 12-18 month vertical build schedule.

CONDO SALES
Each demised space will be marketed and sold within a 6-month window upon delivery. Presales will begin at the same time construction begins. The project team is anticipating 50% of the suites to be pre-sold by the construction completion.

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ORIGINS & OPPORTUNITY







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OUR HISTORY

A Nationwide Leader in Design-Build, Build-to-Suit, and Investment-Grade Real Estate Solutions

Our team brings a proven track record of disciplined execution, transparent reporting, and a reputation for integrity that provides for long-term relationships.

Silverado Holdings is an experienced national real estate development firm specializing in design-build, build-to-suit, and sale-leaseback projects throughout the Western United States. The firm provides an integrated development platform spanning site selection, capital structuring, design, construction, and long-term asset management.

Silverado's development philosophy focuses on delivering institutional-grade, high-profile projects with strong long-term investment value. The firm and its affiliates have developed and managed a diverse portfolio including master-planned residential communities, senior living, mixed-use developments, hotels and resorts, office campuses, industrial facilities, retail environments, and entertainment destinations.

At the core of Silverado's approach is Authentic Intelligence — combining human insight, creativity, and disciplined execution with modern development tools. This enables the firm to deliver real estate solutions that are financially sound, operationally efficient, and thoughtfully designed to serve the communities and businesses they support.

Through strategic partnerships and joint ventures nationwide, Silverado works with major financial institutions and Fortune 500 companies to deliver comprehensive turnkey development solutions. The firm specializes in industrial, warehousing and distribution, high-technology, manufacturing, food and beverage, cold storage, automotive, aerospace, and aviation development.

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Investment Strategy

Silverado Holding’s strategy focuses on delivering high-utility, small-bay industrial (SBI) assets to the most under-served segment of the Arizona and Southern California markets. While institutional capital overbuilt big-box distribution centers (now facing 9%+ vacancy), the small-bay segment remains exceptionally tight with vacancy rates often below 4%. Silverado Holdings has determined that significant unmet demand exists for small-bay and flex industrial condos in the Phoenix Valley. Supporting research reveals:

3x Faster Absorption


In 2024, leases for 50,000 SF or smaller accounted for 29% of industrial activity in Phoenix.¹ Urgency in the SBI space is apparent as contractors and service businesses are leasing space 3.0x faster than big box industrial tenants.²

Semiconductor & Tech Demand

Arizona ranks No. 1 in the country for semiconductors, recording more than 60 industry expansions since 2020, and also leads the nation in international investment with over $195.7B announced during that period.³ TSMC’s semiconductor campus and affiliates will drive suppliers and service providers to the immediate area.⁴

Growth Corridors


The 303 Corridor has seen a 114% increase in businesses over five years.⁵ The 2,300-acre Halo Vista project anchors Northwest Valley growth, while the Southeast Valley's Pecos Road and Ironwood corridors are rapidly emerging as new industrial hubs.⁶

SoftBank & AI Supply Chain

SoftBank is exploring major industrial investments in Arizona to support AI and semiconductor supply chains.⁷

Together, these factors highlight the land’s optimal use as flex industrial condominiums—offering a distinctive owner-user opportunity that aligns with market demand and capitalizes on strong regional growth.

Sources: 1. Avison Young 2. Costar 3. Kidder Mathews 4. Phoenix Business Journal 5. Maricopa Association of Governments 6. Maricopa Association of Governments 7. Reuters

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EXECUTIVE TEAM

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Executive Leadership

BRADLEY GORMAN
Managing Principal, Chairman & Chief Executive Officer

Bradley is a seasoned real estate executive with more than 50 years of leadership in industrial and commercial real estate development, investment strategy, acquisitions, entitlement, design, construction, and long-term asset ownership. Throughout his career, he has led the delivery of more than 250 million square feet of institutional real estate representing over $30 billion in development value across industrial, manufacturing, logistics, commercial, healthcare, hospitality, residential, entertainment, and master-planned mixed-use projects.

His career began with Boeing Realty, where he supported aerospace and defense development programs, and has since included decades of ownership and executive leadership across general contracting, architecture, and engineering firms nationwide. Brad has partnered with more than 150 Fortune 500 companies and institutional capital leaders including J.P. Morgan, Invesco, Oaktree Capital, Starwood Capital Group, LaSalle Investment Management, W. P. Carey, and Dell Technologies Capital, delivering institutional-quality developments with disciplined execution and long-term value.

A Vietnam-era U.S. Army veteran, Bradley holds a Bachelor of Science in Construction Management from the University of California, Long Beach.

DANIEL PERKINSON
Managing Principal, President

Daniel is a real estate executive with more than 15 years of experience in strategic land acquisition, brokerage, development, and investment across the commercial and residential sectors. He has led one of Arizona's top-performing real estate brokerages and built a reputation for identifying high-value opportunities, assembling strategic land positions, and structuring complex transactions.

A licensed Arizona real estate broker for more than a decade, Daniel has been responsible for more than $1 billion in real estate transactions, including the assembly of approximately 3,500 single-family rental units valued at more than $1 billion across U.S. Sun Belt markets, while helping structure some of the nation's earliest build-for-rent transactions. His experience also includes more than $750 million in self-storage development and over $200 million in strategic land acquisitions.

Daniel holds a Bachelor of Science in Construction Management from Brigham Young University.

MARK SCURR
Chief Financial Officer

Mark is a financial executive with more than 40 years of experience leading finance, operations, and strategic growth across real estate development, homebuilding, and privately held companies. Throughout his career, he has served as a company President, Chief Financial Officer, business owner, and executive advisor, overseeing corporate finance, project financing, banking relationships, cash management, budgeting, and capital planning.

Working alongside Silverado Holdings' leadership team, Mark has supported more than $1 billion in real estate transactions and over $200 million in strategic land acquisitions, providing the financial discipline and operational oversight that drive successful development projects.

Mark holds a Bachelors of Science in Finance from Brigham Young University and an MBA from Arizona State University.

NICK POTTER
Chief Investment Officer

Nick is a real estate finance executive with more than 20 years of experience in commercial real estate investment, capital markets, and structured finance. Throughout his career, he has managed complex capital structures, overseen portfolios exceeding 4 million square feet of office, multifamily, and self-storage assets, and originated and managed more than $1 billion in bridge and construction loans as a commercial banker.

At Silverado Holdings, Nick leads investment strategy, capital structuring, and financial underwriting, bringing institutional expertise to every stage of the development and investment process.

Nick is a licensed California Real Estate Broker and holds an MBA and Master of Real Estate Development from the University of Southern California, along with a Bachelors of Science in Finance from California Polytechnic State University, San Luis Obispo.

TYLOR HARDY
Director of Development

Tylor is a commercial real estate development professional with more than a decade of experience leading acquisitions and development for institutional owners and developers across the multifamily, industrial, office, retail, and manufactured housing sectors. Throughout his career, he has held key acquisition and development roles with industry leaders including Hines, Toll Brothers, Crescent Communities, Bridge Investment Group, and other nationally recognized firms, representing approximately 4,800 multifamily units, 720,000 square feet of industrial, 575,000 square feet of office, 45,000 square feet of retail, and more than 1,200 manufactured housing units.

At Silverado Holdings, Tylor leads development execution, applying institutional best practices to land acquisition, project planning, entitlement, and delivery.

Tylor holds a Bachelor of Science in Finance from Brigham Young University.

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Our Development Team

Silverado Holdings
Real Estate Developer

Silverado Holdings is a national real estate development and investment firm built on over 50 years of hands-on execution at institutional scale. From capital structuring through construction and asset management, we operate across the full development lifecycle delivering projects that perform for investors and strengthen the communities around them.

Ware Malcomb
Planning/Architectural & Engineering

Ware Malcomb is a top-tier, dynamic, and forward-thinking commercial real estate design firm with a strong national presence, committed to delivering cutting-edge, innovative solutions for clients. Diverse, multidisciplinary approach combines visionary design, proactive community and industry engagement—setting the standard for excellence across the country.

Alcorn Construction
Design Build Services

Alcorn Construction is an award-winning general contractor specializing in relationship-based commercial office, light industrial, retail, multi-family, and senior living projects in the Denver and Phoenix metro areas. Alcorn’s proven track record of delivering high-quality projects on time and on budget makes them the ideal construction partner for the BizTech portfolio.

Withey Morris Baugh
Land Use Counsel

Withey Morris Baugh is one of Arizona’s most prominent land use law firms, with an exceptional staff of attorneys and planners that have successfully handled intensely complex legal scenarios for some of the state’s largest and most sophisticated clients.

Downey Law, PLLC
Legal Services

Downey Law PLLC, represents institutional clients in acquiring, developing, leasing, restructuring, financing, and selling industrial parks, mobile-home communities, retail centers, luxury multifamily communities, and vacant land, among others. The practice focuses on the the preparation and negotiation of complex purchase and sale agreements, leases, development agreements, construction agreements, design agreements, easements, restrictive covenants, and other custom documentation.

Commercial Properties Inc. (CPI)
Broker Sales/Leasing

CPI is a full-service commercial real estate brokerage and property management firm for all product types in Arizona. Currently CPI’s listings include over 22 million square feet for sale/lease with more than 224 properties and associations under management, totaling over 14 million square feet. CPI are Phoenix experts in the small-bay industrial space.

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A Reputation Earned Over Five Decades

For more than five decades, Silverado has earned recognition for their work with respected industry organizations, capital partners, and Fortune 500 clients.



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Partner with Us

OFFICES IN NEWPORT BEACH, CA AND SCOTTSDALE, AZ | silveradoholdings.com | 480-841-5225

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