{"id":1004782711,"date":"2026-01-07T07:00:06","date_gmt":"2026-01-07T15:00:06","guid":{"rendered":"https:\/\/www.commercialsearch.com\/news\/?p=1004782711"},"modified":"2026-03-27T23:57:17","modified_gmt":"2026-03-28T07:57:17","slug":"where-tech-and-cre-meet-steelwaves-there","status":"publish","type":"post","link":"https:\/\/www.commercialsearch.com\/news\/where-tech-and-cre-meet-steelwaves-there\/","title":{"rendered":"Where Tech and CRE Meet, SteelWave’s There"},"content":{"rendered":"\n

Twenty years ago, before anyone knew what a search engine was, SteelWave leased to Google what would become its corporate headquarters. The San Francisco-based design and development firm has been seizing tech-related real estate opportunities ever since.<\/p>\n\n\n\n

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READ THE MAGAZINE<\/strong><\/a><\/div>\n<\/div>\n\n\n\n
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Since 1998, the company has developed or acquired more than 118 million square feet worth of commercial real estate valued at nearly $18 billion in tech-focused markets like the Bay Area, Los Angeles, Seattle and Austin, Texas. And the owner, whose holdings include office, industrial and mixed-use space, recently ventured into digital real estate investing.<\/p>\n\n\n\n

But for SteelWave Founder & CEO Barry DiRaimondo, the secret sauce hasn\u2019t been about jumping on tech trends before others. It\u2019s been about tracking venture capital investment and listening to tenants about the type of space they want to occupy.<\/p>\n\n\n\n

\u201cI think all the tech companies have figured out that productivity is tied to pushing people into (their) real estate, and that\u2019s the name of the game right now,\u201d shared Barry, who arrived to our interview with son Mitch DiRaimondo dressed more like a tech mogul than the seasoned real estate developer he is.<\/p>\n\n\n\n

\"The_Press_exterior\"\n\t\t\t\n\t\t\t\t\n\t\t\t<\/svg>\n\t\t<\/button>
The Press is the redevelopment of a former printing press and distribution center for the LA Times. In turning the property into a creative office campus, SteelWave sought to preserve many of the existing architectural features while building out more modern office space.
Image by Matthew Millman for The Press; courtesy of SteelWave<\/em><\/figcaption><\/figure>\n\n\n\n

Speed in a slow-moving industry<\/h2>\n\n\n\n

Currently, SteelWave\u2019s markets are alight with leasing and investment due to the explosive growth of artificial intelligence and biotech. San Francisco, which claimed 70 percent of the more than $80 billion of VC investment this year, according to Ernst & Young, is particularly hot.<\/p>\n\n\n\n

\u201c(It\u2019s) always been a strong tech market with the MAG7 firms\u2014think Google, Apple, Meta and Nvidia\u2014and Silicon Valley is no exception,\u201d said Steve Dunn, the firm\u2019s senior managing director of acquisitions and development for the San Francisco Bay Area. \u201cProperties are starting to be reabsorbed with increased rents, and their values are increasing, too.\u201d<\/p>\n\n\n\n

San Francisco ranked as the nation\u2019s top market for office deliveries<\/a> in the first half of 2025, with 1.7 million square feet of new space coming mainly from tech and life science companies, according to Yardi Commercial data. Meanwhile, Avison Young shows that the price per square foot for office assets in San Francisco had increased by nearly 50 percent though last year\u2019s third quarter.<\/p>\n\n\n

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\"Steelwave-Lab_Emeryville\"\n\t\t\t\n\t\t\t\t\n\t\t\t<\/svg>\n\t\t<\/button>
SteelWave converted the 1919-completed Sherwin Williams paint factory into TheLAB Emeryville, a 73,000-square-foot life science facility that retains many of the building\u2019s interior architectural features despite the drastically different uses.
Image by Matthew Millman; courtesy of SteelWave<\/em><\/figcaption><\/figure><\/div>\n\n\n

\u201cThe city\u2019s recovery isn\u2019t just underway\u2014it\u2019s accelerating,\u201d commented Louis Thibault, manager of market intelligence for the U.S. West region at Avison Young.<\/p>\n\n\n\n

At the same time, Los Angeles recorded the second-highest sales price<\/a> per square foot for office assets this year.<\/p>\n\n\n\n

SteelWave received approvals last September for its plan to redevelop the Golden Gate Produce Terminal in South San Francisco into a five-building, 2.5 million-square-foot biotech campus. That same month, the firm signed a lease with self-driving vehicle startup Applied Intuition at Sunnyvale Business Park, a five-building 624,000-square-foot R&D campus in San Jose that it completed in 2014.<\/p>\n\n\n\n

Where SteelWave is more active currently, however, is retail acquisitions. \u201cIt\u2019s buying yesterday\u2019s malls in good locations, which are twice as big as they should be, because retail demographics don\u2019t support as much mall space as they did in the \u201990s,\u201d Barry said.<\/p>\n\n\n\n

Back in September, the firm acquired The Shoppes at Carlsbad, a 1.1 million-square-foot shopping center located outside San Diego. With acquisitions like this, the company prefers to demolish around half of the existing space, rebuild around 50,000 square feet as mixed-use and sell the remaining land to a multifamily developer. In a way, it allows the company to give back to the communities in which it operates.<\/p>\n\n\n\n

\u201cWe have a housing issue in Southern California, but we see some of these (Class) B malls as an opportunity to not just reinvigorate the retail component but also add housing and a mixed-use concept,\u201d said Gregg Hall, SteelWave\u2019s senior managing director of acquisitions and development for Los Angeles County.<\/p>\n\n\n\n

Design-forward<\/h2>\n\n\n\n

SteelWave describes itself as a design-led commercial real estate developer, and its design focus tends toward the practical needs of tech tenants, who see their space as a strategic asset rather than a cost center. They want office space that will help them attract talent and keep them happy.<\/p>\n\n\n\n

\u201cIt\u2019s about creating a facility where people are going to spend as much time as the company requires,\u201d Barry explained. \u201cThe more time they\u2019re on-site, the more productive they are.\u201d<\/p>\n\n\n\n

SteelWave is also a big fan of conversions, focusing on historic commercial properties and obsolete malls. Examples include the LAB Emeryville, a 73,000-square-foot life science campus that emerged from the shell of the 1919-built Sherwin Williams office building in Emeryville, Calif.<\/p>\n\n\n\n

A conversion of an old industrial property will often include elements of the previous building with ample natural light and the latest weapons in the amenity arms race added in.<\/p>\n\n\n\n

EYRC Architects Partner Patricia Rhee said SteelWave embraced the firm\u2019s idea of \u201cselective subtraction\u201d at The Press, a 640,000-square-foot creative office campus conversion of the former printing facility and distribution center for the LA Times. \u201cIt\u2019s a design approach rooted in carefully editing the existing fabric rather than overwriting it,\u201d Rhee pointed out.<\/p>\n\n\n\n

For the roofs, the firm removed surface materials, exposing their interiors to the elements. The result was sunlight, fresh air and even rain pouring into the interiors of the buildings themselves, as detailed by Rhee.<\/p>\n\n\n\n

SteelWave sought to replicate these ideas in the ground-up construction of a 180,000-square-foot R&D building at the campus. Their goal, according to Rhee, was to create a \u201cclear dialogue between old and new.\u201d<\/p>\n\n\n\n

\"\"\n\t\t\t\n\t\t\t\t\n\t\t\t<\/svg>\n\t\t<\/button>
Barry (pictured right to left) and Mitch DiRaimondo, leaders of SteelWave and SteelWave Digital, respectively, talk with Senior Associate Editor Gabriel Frank in CPE\u2019s New York City office.
Image by Therese Fitzgerald<\/em><\/figcaption><\/figure>\n\n\n\n

New demand drivers<\/h2>\n\n\n\n

In the current wave of tech-driven growth, Barry has seen a big change in who\u2019s driving demand. Previously, the MAG7 of tech companies\u2014the Googles, Metas, Amazons and Nvidias\u2014were absorbing most of the space.<\/p>\n\n\n\n

\u201cBut we\u2019re not seeing that at all today,\u201d he said. \u201cThese aren\u2019t just companies like OpenAI, but AI tangential companies: robots, autonomous vehicles and synthetic biology.\u201d<\/p>\n\n\n\n

And the funding for these projects is now coming from the venture capital arms of the tech companies themselves, investing a combined $400 billion<\/a> annually in cutting-edge tech, according to dealroom.co. The figure almost matches the GDP of Norway.<\/p>\n\n\n\n

\u201cIt\u2019s not Sequoia (Capital) and these other guys,\u201d Barry explained. The VC arms of tech companies \u201ccontrol the infrastructure that the startups need for their business, whether that\u2019s the cloud, app stores or computing power.\u201d<\/p>\n\n\n\n

\"Sunnyvale\n\t\t\t\n\t\t\t\t\n\t\t\t<\/svg>\n\t\t<\/button>
The 620,000-square-foot Sunnyvale Business Park points to the Bay Area\u2019s AI-led recovery. In September 2025, the R&D campus secured Silicon Valley\u2019s largest lease of the year from autonomous vehicle software maker Applied Intuition.
 Image by Jeff Peters; courtesy of Steelwave<\/em><\/figcaption><\/figure>\n\n\n\n

Lighting dry powder<\/h2>\n\n\n\n

The Google experience taught SteelWave that outside-the-box solutions often yield the best results, and the company has built a reputation for the \u201ccreativity and innovation\u201d they bring to projects, said Gregg Domanico, vice chairman at CBRE, which is heading up leasing at SteelWave\u2019s Discovery Station, a 15-acre life science campus underway in South San Francisco.<\/p>\n\n\n\n

Lately, as the firm has struggled to access more traditional institutional equity, it\u2019s been thinking creatively about where its capital comes from.<\/p>\n\n\n\n

\u201cA lot of these core funds that historically (had) been office buyers are not buying right now because they can\u2019t recycle capital,\u201d shared Barry.<\/p>\n\n\n\n

So in June 2024, the company launched SteelWave Digital, a $500 million commercial real estate investment fund that allows participants to convert cash commitments into cryptocurrency-backed tokens that are then used to purchase commercial properties.<\/p>\n\n\n\n

\u201cIt solves that liquidity problem so you can recycle capital without selling the asset,\u201d noted Barry. But he turned to Mitch, founder & lead project manager of SteelWave Digital and CEO of ECI Digital Asset Manager, for a more thorough explanation.<\/p>\n\n\n\n

\"ShoppesAtCarlsbad\"\n\t\t\t\n\t\t\t\t\n\t\t\t<\/svg>\n\t\t<\/button>
In a joint venture with Steerpoint Capital, SteelWave purchased the 1.1 million-square-foot Shoppes at Carlsbad for $71.5 million. With some difficulty securing capital partners for traditional office deals, the firm has pivoted to investing in retail assets with potential for residential conversion.
 Image courtesy of SteelWave<\/em><\/figcaption><\/figure>\n\n\n\n

According to the younger DiRaimondo, who joined the company in 2021, the fund facilitates investment in an otherwise notoriously gatekept industry at a time when CRE has more than $350 billion in dry powder<\/a> going into the new year. Long inspired by Robinhood Markets Founder Vladimir Tenev\u2019s idea to democratize stock trading, he thinks the same can be done for CRE finance. He compared it to Fundrise but on a global scale.<\/p>\n\n\n\n

\u201cThere are other options besides an IPO,\u201d said Mitch, leaning forward like he was pitching a startup to VC partners. \u201cWhen people start to realize that this isn\u2019t a yield play, where (real estate) moves from being a locked up archaic asset to money markets round two you can start buying and selling these yield-bearing real estate deals pretty freely.\u201d<\/p>\n\n\n\n

Certainly, there are still some hurdles to get over to make SteelWave Digital happen, but The GENIUS Act, which passed in July of 2025, and the Clarity Act that passed the house in May, could be the start of a clear regulatory body for cryptocurrency.<\/p>\n\n\n\n

\u201c(The administration) understands that this is a potentially $50 trillion industry, and if you have a
$50 trillion industry, why wouldn\u2019t you want that thing regulated in the U.S.?\u201d Barry asserted.
That, in turn, could allay the fears of some of the firm\u2019s more traditional investment partners. But the DiRaimondos think it will be another two to three years before the regulatory environment is certain and there is real estate trading in places like Coinbase.<\/p>\n\n\n\n

\u201cThere\u2019s a lot that needs to change, and it\u2019s getting there,\u201d Mitch noted. \u201cBut I don\u2019t think you\u2019re going to be able to primary issue a real estate deal anytime soon.\u201d<\/p>\n\n\n\n

Riding the wave<\/h2>\n\n\n\n

Despite talk of an AI bubble, SteelWave is content to stay the course, especially when it comes to development. Any changes will come from listening to the tenants in the market.<\/p>\n\n\n\n

\u201cMaybe it\u2019s a climbing wall or golf simulators as opposed to foosball, but it\u2019s going to be design-forward, where you\u2019re creating a super cool environment, and one that resonates with the user base,\u201d Barry said.<\/p>\n\n\n\n

<\/div>\n\n\n\n

Read the January 2026 issue of CPE.<\/a><\/em><\/p>\n","protected":false},"excerpt":{"rendered":"

The West Coast developer has been at the right place at the right time\u2014and not by accident. <\/p>\n","protected":false},"author":3012,"featured_media":1004782717,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[21781,1521],"tags":[33027],"class_list":["post-1004782711","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-corporate-real-estate","category-digital","tag-steelwave"],"acf":[],"yoast_head":"\nWhere Tech and CRE Meet, SteelWave's There - Commercial Property Executive<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.commercialsearch.com\/news\/where-tech-and-cre-meet-steelwaves-there\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Where Tech and CRE Meet, SteelWave's There\" \/>\n<meta property=\"og:description\" content=\"The West Coast developer has been at the right place at the right time\u2014and not by accident.\" \/>\n<meta property=\"og:url\" content=\"https:\/\/www.commercialsearch.com\/news\/where-tech-and-cre-meet-steelwaves-there\/\" \/>\n<meta property=\"og:site_name\" content=\"Commercial Property Executive\" \/>\n<meta property=\"article:publisher\" content=\"https:\/\/www.facebook.com\/CPExecutive\" \/>\n<meta property=\"article:published_time\" content=\"2026-01-07T15:00:06+00:00\" \/>\n<meta property=\"article:modified_time\" content=\"2026-03-28T07:57:17+00:00\" \/>\n<meta property=\"og:image\" content=\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2025\/12\/EYRC-The_Press_exterior.jpg\" \/>\n\t<meta property=\"og:image:width\" content=\"1200\" \/>\n\t<meta property=\"og:image:height\" content=\"900\" \/>\n\t<meta property=\"og:image:type\" content=\"image\/jpeg\" \/>\n<meta name=\"author\" content=\"Gabriel Frank\" \/>\n<meta name=\"twitter:card\" content=\"summary_large_image\" \/>\n<meta name=\"twitter:creator\" content=\"@cpexecutive\" \/>\n<meta name=\"twitter:site\" content=\"@cpexecutive\" \/>\n<script type=\"application\/ld+json\" class=\"yoast-schema-graph\">{\"@context\":\"https:\/\/schema.org\",\"@graph\":[{\"@type\":\"WebPage\",\"@id\":\"https:\/\/www.commercialsearch.com\/news\/where-tech-and-cre-meet-steelwaves-there\/\",\"url\":\"https:\/\/www.commercialsearch.com\/news\/where-tech-and-cre-meet-steelwaves-there\/\",\"name\":\"Where Tech and CRE Meet, SteelWave's There - Commercial Property Executive\",\"isPartOf\":{\"@id\":\"https:\/\/www.commercialsearch.com\/news\/#website\"},\"primaryImageOfPage\":{\"@id\":\"https:\/\/www.commercialsearch.com\/news\/where-tech-and-cre-meet-steelwaves-there\/#primaryimage\"},\"image\":{\"@id\":\"https:\/\/www.commercialsearch.com\/news\/where-tech-and-cre-meet-steelwaves-there\/#primaryimage\"},\"thumbnailUrl\":\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2025\/12\/EYRC-The_Press_exterior.jpg\",\"datePublished\":\"2026-01-07T15:00:06+00:00\",\"dateModified\":\"2026-03-28T07:57:17+00:00\",\"author\":{\"@id\":\"https:\/\/www.commercialsearch.com\/news\/#\/schema\/person\/cf1bfd2d6753f6ea305911ffd020862c\"},\"breadcrumb\":{\"@id\":\"https:\/\/www.commercialsearch.com\/news\/where-tech-and-cre-meet-steelwaves-there\/#breadcrumb\"},\"inLanguage\":\"en-US\",\"potentialAction\":[{\"@type\":\"ReadAction\",\"target\":[\"https:\/\/www.commercialsearch.com\/news\/where-tech-and-cre-meet-steelwaves-there\/\"]}]},{\"@type\":\"ImageObject\",\"inLanguage\":\"en-US\",\"@id\":\"https:\/\/www.commercialsearch.com\/news\/where-tech-and-cre-meet-steelwaves-there\/#primaryimage\",\"url\":\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2025\/12\/EYRC-The_Press_exterior.jpg\",\"contentUrl\":\"https:\/\/www.commercialsearch.com\/news\/wp-content\/uploads\/sites\/46\/2025\/12\/EYRC-The_Press_exterior.jpg\",\"width\":1200,\"height\":900,\"caption\":\"Corporate profile. 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