ETP Properties | Grocery-Anchored Retail Investments
Now Accepting Investors

Grocery-Anchored Retail. Recession-Resistant Returns.

ETP Properties acquires value-add shopping centers anchored by essential grocery tenants — delivering stable cash flow, downside protection, and strong upside for our investors.

View Current Offering ↓ Request Investor Info

70+

Years Combined Experience

3.5M+

SF Under Management*

Hands-On

Owner-Operators

*Under management through ExFlex Property Services.

Our Investment Thesis

Why Grocery-Anchored Retail?

Grocery stores are essential, internet-resistant tenants that drive consistent foot traffic — creating a stable foundation for outsized returns through active management.

Recession-Resistant Demand

People buy groceries in every economic cycle. Grocery-anchored centers maintained 96%+ occupancy through the 2008 financial crisis and COVID — while other retail categories saw 20-40% vacancy spikes.

Value-Add Upside

We target centers with below-market occupancy and deferred maintenance — unlocking value through strategic lease-up, tenant curation, and capital improvements that drive NOI growth and appreciation.

Cash Flow From Day One

Existing grocery anchors provide immediate, predictable income that covers debt service and investor distributions — while we execute the value-add business plan on the remaining space.

Current Offering

Jamestown Village Plaza

A 107,480 SF grocery-anchored shopping center in Warren, Ohio with significant lease-up upside and immediate cash flow.

Jamestown Village Plaza

Warren, Ohio · Trumbull County · 107,480 SF · Built 1986

● Actively Raising

16.0%

Target LP IRR

2.0x

Equity Multiple

8.5%

Avg Cash-on-Cash

5 Year

Target Hold

The Opportunity

Jamestown Village Plaza is a well-located, grocery-anchored shopping center currently at 80.3% occupancy with approximately 21,200 SF of leasable vacancy. Giant Eagle — one of the nation's largest regional grocery chains — anchors the property at roughly 64,000 SF, providing a stable income foundation.

Our business plan targets stabilization to approximately 97% occupancy through strategic lease-up of vacant inline and endcap space, targeted capital improvements of approximately $450,000, and active property management. This approach is projected to grow Net Operating Income from approximately $665,000 to $985,000 over the hold period.

The property sits on roughly 12 acres in a trade area with strong household density and limited competing supply — positioning it for durable tenant demand and long-term value creation.

Deal Highlights

  • Purchase Price$8,150,000
  • Price Per SF$75.83
  • Anchor TenantGiant Eagle
  • Current Occupancy80.3%
  • Target Occupancy~97%
  • Cap Improvements~$450,000
  • Minimum Investment$100,000
  • LP / GP Split70 / 30

Interested in learning more? Request the full Confidential Investment Memorandum.

View the CIM

The information contained herein is neither an offer to sell nor a solicitation to buy, nor a solicitation of such purchases or sales of any of the securities discussed. The form below allows you to request offering materials and obtain answers to any questions you may have. This offering is made pursuant to SEC Regulation D, Rule 506(c) and is available only to Accredited Investors.

Our Team

Experienced Operators, Aligned Interests

Our partners bring over 70 years of combined experience in retail real estate — from capital markets to property operations to tenant management.

Evan Polaski

Evan Polaski

Partner · Capital Markets

Nearly 20 years of commercial real estate experience with an engineering foundation. Evan has spent over a decade in retail real estate capital markets, specializing in equity and debt placements — having secured over $1 billion of capital across his career. He leads investor relations, deal sourcing, and capital strategy for ETP Properties.

evan@etpproperties.com →
Dawn Stamper

Dawn Stamper

Partner · Operations (ExFlex)

With 26 years in retail real estate management, Dawn brings deep operational expertise to ETP Properties. Previously a Senior Vice President at Phillips Edison & Company (PECO), she has managed the day-to-day performance of grocery-anchored portfolios at institutional scale. Dawn oversees property operations, budgeting, and tenant experience across ETP's investments.

Eric Richter

Eric Richter

Partner · Property Management (ExFlex)

Eric brings over 25 years of commercial real estate experience, including a long tenure as Senior Vice President of Property Management at Phillips Edison & Company (PECO). He specializes in CAM management, capital projects, vendor management, and sustainability initiatives. Eric leads all property management execution for ETP's portfolio through ExFlex Property Services.

Insights

Research, Education & Market Intelligence

We believe informed investors make the best partners. Explore our guides, market commentary, and educational resources on grocery-anchored retail and passive CRE investing.

Free Guide

The Case for Grocery-Anchored Retail: An Investor’s Guide

Why grocery-anchored centers outperform other retail, how value-add strategies work, and what to look for in a sponsor — all in one investor-ready PDF.

Download the Guide →
Education

Passive Real Estate Investing 101

New to syndications? Learn how private equity real estate works, what a preferred return means, and how to evaluate a sponsor and investment opportunity.

Read the Overview →

Latest Commentary

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Invest With ETP Properties

Interested in our current offering or future opportunities? We'd love to connect.

Request Investor Information

Get the full details on our current offering, including the Confidential Investment Memorandum. Just click below to view and download the CIM.

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