Sansone's 3PL funding program is worth more than the warehouse

Sansone Group has delivered the Palmer Logistics facility at Midlothian Business Park, a 269,700-square-foot build-to-suit on 26.5 acres that arrived fully leased, with ARCO/Murray as general contractor on a building that will store and distribute hazardous materials for Palmer International. Palmer Logistics is a fourth-generation, Houston-based third-party logistics provider, a tenant profile that in a build-to-suit matters more to the underwriting than the address does.

A facility that delivers with the lease already in place leaves construction and site risk spent and leasing risk unspent—the version of industrial development that institutional capital has been most willing to fund. This one is the first completed development between Sansone and Palmer and the inaugural deal under Sansone's programmatic funding initiative for 3PL operators inside the International Warehouse Logistics Association network. Sansone is privately held, describes nearly 70 years of history, and counts a development footprint spanning nearly 35 states and tens of millions of square feet, so one warehouse does not move that needle.

The value sits in that program. Originating tenants through an association's member rolls should put a developer in front of expansion plans before they become a broker's offering memorandum, and it should generate repeat build-to-suits from operators who already know the sponsor's construction standards and site preferences. Not disclosed are what Sansone spent, how long Palmer's lease runs, and how the funding initiative is capitalized—the three numbers that would settle whether the economics work or whether the program is a marketing frame around one transaction.

Hazardous-materials storage cuts the other way at the back end, likely thinning the buyer pool if Sansone ever sells and tilting the return toward rent collected across a holding period rather than a residual sale to a generic industrial buyer. Every project the initiative signs takes that same shape—a narrower exit in exchange for a tenant whose operations are expensive to relocate.

Construction began in August 2025 and delivery was reported this month, putting the build at roughly a year, quick for a facility carrying hazmat specs. Watch the next IWLA-network project—whether Palmer's own expansion or another member's, and whether it follows inside a similar window.