The Inland Private Capital Corporation Story

Top Work Place 2021-2023Inland Private Capital Corporation (IPC) is recognized as the industry leader in securitized 1031 exchange transactions.1 A subsidiary of Inland Real Estate Investment Corporation (Inland Investments) and a part of The Inland Real Estate Group of Companies, Inc. (Inland).

Inland has been delivering value to investors for more than 50 years. Established in 1968 by four Chicago Public School teachers, Inland is involved in every aspect of commercial real estate. Inland’s four founding principals – Dan Goodwin, Bob Baum, Joe Cosenza and Bob Parks – began investing in real estate part-time to earn extra cash while working fulltime as school teachers. In the early 1970s, the group took a leap of faith and started full-time careers in real estate. Their first investors were other teachers, family members and friends. This personal connection and responsibility to investors created a culture of putting investors first, which endures today across Inland’s business entities.

LAUNCH TIMELINE

Evolution of IPC

Inland’s early investments consisted of limited partnerships including private, single asset and tax-sheltered partnerships. Partnering with broker dealers to raise capital, Inland offered its first public investment in 1985, which led to further public offerings consisting of mortgage, monthly income, growth and land funds.

 
 

The Tax Reform Act of 1986 permanently changed tax-sheltered limited partnerships. While many sponsors walked away from these investments and lost investor capital, Inland chose to make a commitment to its investors by strategically using 1031 exchanges and moving investors into new investments where they could continue to build equity. In fact, the 1031 exchange investment vehicles used were Walmart stores and, at one time, Inland was Walmart’s largest landlord.

 
 

Surpassing 58,000 total investors, Inland realized the need for a separate organization to meet the growing demand for 1031 exchange transactions and created IPC, formerly Inland Real Estate Exchange Corporation, in 2001. IPC-sponsored private placements through 2023 have been made up of 930 properties comprised of more than 78 million square feet of gross leasable area across the primary commercial real estate sectors.

 
 

Since IPC’s inception in 2001, Inland entities, Inland employees and spouses, Inland directors, Inland officers and affiliated Inland employees have invested more than $96 million in IPC-sponsored offerings, reflecting Inland’s alignment with its investors.

Track Record of Success

As of 12/31/2023, IPC has completed 136 program dispositions since inception producing weighted average total returns at more than 119 percent for each asset class.

Program Dispositions

  Retail Office Multifamily Industrial Student
Housing		 Healthcare Self-Storage
Cumulative Sales Price $1,404,844,323 $503,700,165 $1,771,432,000   $148,370,041   $196,321,250   $98,975,001   $276,850,000
Weighted Avg. Total Return2 134.73% 119.64% 159.01% 138.47% 131.15% 149.14% 168.48%
Weighted Avg. IRR3 5.99% 3.89% 10.07% 5.75% 6.92% 7.66% 12.93%
Number of Programs 66 22 26 9 3 6 4

Disciplined Property Acquisition Process

IPC offers a proven record of completing smart real estate acquisitions. Our financing expertise, industry knowledge and hands-on approach to the due diligence and closing processes enables success on all fronts. Our investment process is based on six essential criteria.

 
Origination

IPC leverages Inland’s decades of expertise and local market knowledge to purchase properties with the goal of driving returns for investors.

 
Underwriting

Our skilled underwriting team thoroughly reviews each potential acquisition to determine the property’s true value and opportunity.

 
Senior Management Review

IPC’s senior management team has extensive combined industry experience, providing valuable insight and support regarding the strategic direction of the asset post acquisition.

 
Investment Committee

Every asset is presented to Inland's veteran Investment Committee, which reviews and analyzes all aspects of the acquisition and determines if the assets are appropriate for purchase.

 
Due Diligence/Closing

Enacts a hands-on approach to closing to ensure each acquisition closing is successful for all those involved.

 
Asset Management

IPC employs asset management which includes analyzing market trends, economic and political data and company-specific news. This active approach allows IPC to consider selling properties when the opportunity to produce the greatest possible return exists.

Competitive Advantage through Vertical Integration

As part of The Inland Real Estate Group of Companies, Inc., IPC leverages the breadth and depth of Inland's wide range of real estate experts through a collaborative approach. When IPC brings products to investors, this competitive advantage shines through all stages of real estate, including acquisition, securitization, management, and disposition. Vertical integration aligns with IPC’s focus of minimizing costs and maximizing income, while also providing a number of other advantages.

active

Management Team

IPC believes the best investment vision comes from specialized teams with distinct perspectives, operating under an organized process with strong risk oversight. IPC’s management team has substantial experience in all aspects of acquiring, owning, managing, operating and financing commercial real estate across diverse asset types.

 
Keith Lampi

Chairman of the Board, Chief Executive Officer & President

Keith D. Lampi is Chief Executive Officer and President of Inland Real Estate Investment Corporation (Inland Investments). He is responsible for leading the execution of Inland Investments' long-term business strategy. He also serves as Chairman of the Board, Chief Executive Officer and President of Inland Private Capital Corporation (IPC) and Chairman of the Board and Chief Executive Officer for IPC Alternative Real Estate Income Trust, Inc. (ALT REIT).

Mr. Lampi began his career as an intern during the inception of IPC in 2001. Throughout his 20-plus-year tenure at IPC, Mr. Lampi has helped to shape IPC into a market leader in the private real estate securities industry, with more than $12.2 billion in assets under management as of December 31, 2022. Additionally, Mr. Lampi has served as a Manager of Inland Real Estate Services, LLC, Inland Residential Real Estate Services, LLC and Inland Venture Real Estate Services, LLC.

In 2018, Mr. Lampi was the President of ADISA, the nation’s largest alternative investment securities association. Mr. Lampi served on ADISA’s board of directors for six consecutive years and held several leadership positions within the association throughout his board tenure. He was the recipient of the ADISA Distinguished Service Award in 2016, an award presented to individuals and companies that have provided exceptional service to the association, the alternative investments industry, and the overall community.

Mr. Lampi received his bachelor’s degree in economics from the University of Illinois at Urbana-Champaign.

 
Rahul Sehgal

Executive Vice President, Chief Investment Officer and Director

Rahul Sehgal has been a Director and the Chief Investment Officer of Inland Private Capital Corporation since May 2012 and November 2012, respectively. Mr. Sehgal joined Inland Private Capital Corporation in 2004 and has held various positions with Inland Private Capital Corporation throughout his tenure with the firm. Mr. Sehgal currently oversees Inland Private Capital Corporation’s investment strategies, including acquisitions, dispositions, refinancing, tenant negotiations and portfolio review on behalf of ownership. In addition, Mr. Sehgal is responsible for the exploration of new asset classes and coordinating market research to collaborate with executive management in implementing the company’s long term strategic plans. Mr. Sehgal received his bachelor degree in finance from the University of Illinois at Champaign.

 
Nati Kiferbaum

Senior Vice President, Head of Investment Strategy

Nati N. Kiferbaum, joined Inland Private Capital Corporation (IPC) in 2012 as a Financial Analyst and quickly moved up the ranks to his current position as Senior Vice President, Head of Investment Product Strategy. Since joining IPC, Mr. Kiferbaum has overseen more than $4 billion of capital raised from accredited investors through real estate private placements. As Senior Vice President, Head of Investment Product Strategy, Mr. Kiferbaum oversees IPC’s product development and strategy, capital raising initiatives, due diligence process, and strategic relationships. Additionally, he works closely with Inland Securities Corporation to provide the education on the underwriting, financing and structure of each IPC sponsored product. Mr. Kiferbaum received his bachelor’s degree in finance from the University of Iowa. Mr. Kiferbaum served on the Board of Directors of ADISA, the nation’s largest alternative investment securities association, of which he is a member, for a two-year term beginning in 2020.

 
Joseph Binder

Executive Vice President, Acquisition Structure and Finance

Joseph E. Binder 

Joe E. Binder currently serves as Executive Vice President of IPC’s Acquisition Structure and Finance. Mr. Binder joined Inland in 2008 and has served as a senior member of Inland Private Capital Corporation (IPC) management team leading the underwriting, due diligence, and structuring of its acquisitions, along with all debt capital market transactions and corporate lines of credit. In his time with IPC, Mr. Binder has overseen transactions in excess of $14 billion in investment real estate across nearly all asset types and a variety of investment structures and joint ventures. Mr. Binder is the Chief Investment Officer of The Inland Real Estate Group, LLC (“Inland”), a position he assumed in December of 2024. As CIO, Mr. Binder is responsible for managing and executing Inland’s investment strategies and capital markets activities and related strategic transactions. Mr. Binder is also Chief Capital Officer of IPC Alternative Real Estate Income Trust, Inc. (ALT REIT) while managing an experienced 10-person team that supports the entire Inland enterprise. Mr. Binder received a bachelor’s degree in finance from the University of Wisconsin at Whitewater and began his career in 2004 working in commercial real estate brokerage, followed by work in the commercial mortgage-backed securities industry. Mr. Binder holds an Illinois Real Estate Broker’s license.

 
Dione McConnell

Senior Vice President, Operations

Dione K. McConnell is a Senior Vice President of IPC. Ms. McConnell joined IPC in December 2012 and oversees investment operations. Ms. McConnell is also a member of IPC’s CEO Council which is responsible for directing the company’s long term strategic plans. Prior toworking with IPC, Ms. McConnell was Vice President of Investor Relations for Retail Properties of America, Inc., a publicly traded real estate investment trust (NYSE: RPAI), from 2007 to 2012. Ms. McConnell has worked with various other companies related to Inland for over 25 years, serving in many capacities in its meeting facility and investment groups, including serving as Assistant Vice President of IREIC from 2000 until 2005 and as Vice President of Investor Relations of Inland Retail Real Estate Trust, Inc. from 2005 until it was acquired in 2007. She received her bachelor degree in marketing from Ball State University in Muncie, Indiana.

 
Daniel Zatloukal

Senior Vice President, Asset Management

Daniel W. Zatloukal has served as Senior Vice President of IPC since 2014. Mr. Zatloukal also serves as the Executive Vice President for IREIC Asset Management, as well as the Senior Vice President of Inland Real Estate Income Trust, Inc. and reports directly to the Chief Executive Officer of Inland Real Estate Investment Corporation (IREIC). In his role as Executive Vice President for IREIC Asset Management, Mr. Zatloukal is responsible for overseeing the asset management function for IREIC. Mr. Zatloukal also served as the President of Inland Commercial Real Estate Services LLC and Inland Venture Real Estate Services, LLC from May 2016 through June 2017.

Mr. Zatloukal rejoined IPC in February 2013 after previously working for IPC from 2004 through 2007 in the structuring and financing department. Prior to rejoining Inland, Mr. Zatloukal served as Vice President of Capital Markets at Jones Lang LaSalle in Atlanta from 2007 through 2013. Mr. Zatloukal received his bachelor degree in finance from the University of Illinois at Urbana-Champaign.

 

Keith Lampi

Chairman of the Board, Chief Executive Officer & President

View biography
 

Rahul Sehgal

Executive Vice President, Chief Investment Officer and Director

View biography
 

Nati Kiferbaum

Senior Vice President, Head of Investment Product Strategy

View biography
 

Joseph Binder

Executive Vice President, Acquisition Structure and Finance

View biography
 

Dione McConnell

Senior Vice President, Operations

View biography
 

Daniel Zatloukal

Senior Vice President, Asset Management

View biography

Frequently Asked Questions

Who is Inland Private Capital Corporation?

In 2001, IPC was formed to provide replacement properties for investors wishing to complete a tax-deferred exchange under Section 1031, as well as investors seeking a quality, multiple-owner real estate investment. The programs sponsored by IPC offer securities to accredited investors on a private placement basis. IPC was the recipient of the 2006 and 2015 ACE (A Champion of Excellence) Awards given by the Alternative and Direct Investment Securities Association (“ADISA”), formerly known as the Real Estate Investment Securities Association, a trade association of the real estate securities industry. IPC is a founding member of ADISA.

What is IPC’s Investment Philosophy?

Integrity, expertise and innovation are the three hallmarks of Inland. IPC constantly reinforces the importance of both research and market-driven product development, with an unwavering focus on delivering performance to our investors. Our disciplined acquisition process focuses on origination, underwriting and property due diligence, and active asset management is the key to adding value and increasing potential earnings for investors.

What Distinguishes IPC's Approach from its Competitors?

IPC is part of The Inland Real Estate Group of Companies, Inc., one of the nation’s largest commercial real estate and financial institutions with more than 50 years of experience. IPC’s management acumen, financial strength and operational knowledge allows us to focus on our properties and the fundamentals of our business. Through active property management, IPC strives to improve operational efficiency, grow operating income, and generate returns to investors.

What Asset Classes Does IPC Offer?

IPC is active in most commercial real estate sectors including Multifamily, Self-Storage, Senior Living, Industrial, Medical/Healthcare, Retail, Office, and Student Housing. DST offerings are typically asset-class specific and may comprise a single property or multiple properties, which provide diversification within the asset class. IPC's QOZ investments focus on the Hospitality, Multifamily and Self-Storage sectors.

For More Information

Inland Private Capital investment programs are sold by broker dealers and registered investment advisors authorized to do so.

Contact your financial professional to learn more. Or, for help finding a financial professional:

CONTACT INLAND

Inland Private Capital Investment Programs are sold by broker dealers and registered investment advisors authorized to do so.

Connect with your Inland team to learn more:
Important Disclosures

1 Source: Mountain Dell Consulting 1031 DST/TIC Market Equity Update 2023 year-end report. Statement based on total equity raised.

2 Weighted Average Total Return (TR) For each full-cycle program, the TR is calculated by dividing the sum of amounts distributed to investors plus the net sale proceeds returned to the investors, by such investors’ capital invested in the program inclusive of all fees and expenses. To determine the weighted average Total Return in each asset class, the Total Return for each program within that asset class is multiplied by the capital invested in that program, divided by the total capital invested in all full-cycle programs within that asset class since inception (2001).

3 Weighted Average Internal Rate of Return (IRR) The internal rate of return, or “IRR,” represents the average annual return over the lifetime of an investment, accounting for the time value of money. For each full-cycle program, the IRR was calculated using the XIRR function of the Microsoft Excel program (or its functional equivalent) to calculate a discount rate for the hold period at which the sum of (a) the present value of all capital contributions invested by the program for a property and (b) the present value of all funds available for distribution from a property, equals zero. To determine the weighted average in each asset class, the IRR for each program within that asset class is multiplied by the capital invested in that program, divided by the total capital invested in all full-cycle programs within that asset class since inception (2001).

Full-Cycle Programs are those programs that no longer own any assets. However, in certain limited situations in which the subject property(ies) were in foreclosure, IPC has negotiated with the lenders and advanced funds to the investors to allow the investors to exchange their beneficial interest in the original program for a proportionate beneficial interest in a new program, in order to continue their Section 1031 exchanges and avoid potential capital gains and/or forgiveness of debt tax liabilities. Because such exchanges result in an investment continuation, the original programs are not considered full-cycle programs for these purposes.

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This website is neither an offer to sell nor a solicitation of an offer to buy any security, which can be made only by an offering memorandum and sold only by broker dealers and registered investment advisors authorized to do so. An offering is made only by means of the offering memorandum in order to understand fully all of the implications and risks of the offering of securities to which it relates. A copy of the offering memorandum must be made available to you in connection with any offering.

Investments in offerings sponsored by Inland Private Capital Corporation (IPC) involve certain risks including but not limited to tax risks, general real estate risks, risks relating to the financing on the applicable property, if any, risks relating to the ownership and management of the property, risks relating to private offerings and the lack of liquidity, and risks relating to the DST, QOZ and Qualified Opportunity Fund structures. This website is not intended as tax advice

The Inland name and logo are registered trademarks being used under license. Throughout this web site “Inland” refers to some or all of the entities that are a part of The Inland Real Estate Group of Companies, Inc., which is comprised of a group of independent legal entities, some of which may be affiliates, share some common ownership or have been sponsored and/or managed by such entities or subsidiaries thereof, including Inland Real Estate Investment Corporation. The Inland name and logo are registered trademarks being used under license.  Inland Securities Corporation, member FINRA/SIPC, is dealer manager and placement agent for programs sponsored by Inland Investments and Inland Private Capital, respectively. For more information on Inland Securities Corporation, visit FINRA BrokerCheck.

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