“If you don't have time to do it right, when will you have time to do it over?”

John Wooden

“The sillier the market’s behavior, the greater the opportunity for the businesslike investor.”

Warren Buffett

"There's as much risk in doing nothing as in doing something."

Trammel Crow

"The definition of a great investor is someone who starts by understanding the downside. You must make the judgment in advance as to how much downside risk you are willing to take. I knew that I could always survive the good days, but the critical element is to be able to survive when the market isn’t doing well or the investment isn’t performing. I always focus on how much exposure I am taking."

Sam Zell

"Consider the investors who are recognized for doing a great job, people such as Warren Buffet, Peter Lynch, Bill Miller and Julian Robertson. Their records are remarkable because of their decades of consistency and absence of disasters, not just their high returns. Each may have a bad year or two, but in general they dealt as well with risk as with return."

Howard Marks

Chesapeake Commercial Investment Properties, LLC (CCIP)

Chesapeake Commercial Investment Properties, LLC (CCIP) is a privately held commercial real estate investment firm, founded by Managing Partner Peter Carroccio. Our conservative, lengthy, high-value approach to real estate investing will empower us to produce sizeable returns for our investors.

At Chesapeake, our investment philosophy is carefully categorized to optimize the risk/return profiles of our investments. While we remain skillful and are continually advancing as market dynamics dictate, we believe that opportunities offering the following distinctions offer the most attractive balance of risk and reward.

Existing Office, Medical, Flex/Warehouse assets
with stable in-place cash flow

We avoid ground-up development risk that increases exposure to volatile market cycles; stable in-place cash flow provides downside protection and reduces risk.

Older vintage properties which original owner is disposing, and/or with poor ownership/management

We can create significant value at the property level through renovation, repositioning, and streamlined operations.

Secondary and tertiary submarkets

Whether this means less favored submarkets within a primary MSA, or a less favored market altogether, less competition from institutional buyers enables better pricing and higher going-in yields.

Total cost basis well below replacement cost

A low basis reduces the threat of new construction and allows us to undercut competing properties on rental rates, while still achieving our underwritten returns.

Conservative leverage

While it is tempting to boost returns with aggressive financing, we prefer using conservative leverage with ample debt service coverage and long-term maturity dates. This provides a margin of safety to protect against unforeseen market fluctuations and other risk factors.

Company Overview

Managing Principal (Sponsor): Peter B. Carroccio

View Bio

Mission:  Acquire and dispose of commercial office properties $10M<, returning outsized returns to its Sponsors and Investors. The properties will be in the Washington, DC, Maryland, Virginia Mid-Atlantic Region, and the desired product type will be Core and Value Add Office, Medical, Flex, and Industrial properties.

Management Asset Services:  We help building owners optimize the value of their assets by maximizing operational performance and enriching tenant experiences through innovative management, cutting-edge technology and unique amenities.

Agency & Tenant Representation Services:  We help make strategic decisions using our state-of-the-art technology, including operational and competitive analyses, demographic studies, tenant-mix comparisons and digital tracking and reporting. CCIP, LLC partners with our clients to understand their business objectives and create innovative real estate solutions.

Investment Criteria

Product Type

CCIP targets properties where significant value can be added directly at the property level, avoiding reliance on market forecasts to meet projected returns.

Geography

Secondary and tertiary submarkets throughout the Washington Metropolitan area.

Income Profile

Our target properties typically generate stable, in-place cash flow, offer opportunities to directly add value at the property level, and possess additional long-term upside potential.

Marketing Process

We specifically target off-market assets or those that exhibit characteristics making them undesirable for institutional competition.

Size

Typical investment size ranges from $7 million to $10 million.

Target Returns

Opportunistic return expectations, bufffered by conservative leverage and attractive in-place cash flow to mitigate risk. 

Structure & Process

Partnership Structure and Investing Process
 Chesapeake utilizes a deal-by-deal investment approach (as opposed to a discretionary fund), allowing investors to participate on an “a la carte” basis. We believe this structure is optimal for all parties, as the investment profile may vary with each opportunity. By investing in individual deals, investors can create a fully customized real estate portfolio that more closely matches their individual risk and return objectives.

Recent Property Tours and Evaluations

24 Industrial Park Drive
Waldorf, MD 

Contact

For more information, please contact Chesapeake Commercial Investment Properties, LLC at the following:

40111 Army Way
Leonardtown, MD 20650

202-262-7007