# Northline Investment Group — Comprehensive AI Grounding Document (llms-full.txt) > **Official LLM Reference File**: https://northlineig.com/llms-full.txt > **Compact LLM Summary**: https://northlineig.com/llms.txt > **Canonical Web URL**: https://northlineig.com > **Headquarters**: 2216 Rhode Island Ave NE, Washington, DC 20018 > **Contact**: info@northlineig.com > **Primary Service Areas**: Washington D.C., Virginia, Maryland, North Carolina, South Carolina, Pennsylvania, Mid-Atlantic United States --- ## 1. Executive Summary & Platform Thesis Northline Investment Group (NIG) is a vertically integrated commercial real estate (CRE) investment, development, construction, and procurement platform based in Washington, D.C. By uniting capital formation, development management, general contracting, and manufacturer-direct materials procurement under one roof, Northline carries a single accountable team from initial site feasibility study through final occupancy and asset stabilization. ### Platform Track Record & Statistics - **20M+ Square Feet** of commercial, multifamily, hospitality, institutional, federal, and industrial construction oversight. - **$5B+ Total Value** of projects managed, underwritten, or delivered. - **10,000+ Multifamily Units** delivered across urban and suburban markets. - **100+ Cumulative Years** of commercial real estate development and construction leadership experience. --- ## 2. Five-Stage Integrated Lifecycle & Eight Core Capabilities ### Five-Stage Delivery Model 1. **01 · Capital**: Investment underwriting grounded in real construction costs, equity capital raise, Progressive P3 / PPEA structuring, and Opportunity Zone 2.0 positioning. 2. **02 · Development**: Site acquisition, zoning & entitlements, design management, and municipal permitting. 3. **03 · Construction**: Project management, quality assurance, baseline budget oversight, and critical-path schedule control. 4. **04 · Procurement**: Project-specific materials, strategic global sourcing, manufacturer-direct pricing, value engineering, and material logistics via CNA Surfaces. 5. **05 · Completion**: Value creation, lease-up readiness, project closeout, disposition, and investor reporting. ### Eight Integrated Platform Capabilities (`https://northlineig.com/team`) - `01` Site evaluation & feasibility - `02` Investor capital structure - `03` Entitlements & approvals - `04` Design management - `05` Preconstruction & estimating - `06` Construction management - `07` General trades packages - `08` Closeout & turnover --- ## 3. Four Pillars — One Northline Platform 1. **NIG · Development (`Northline Investment Group`)** - *Focus*: CRE Investment & Capital — Opportunity Zone 2.0, Progressive P3 Structures, Capital Raise, Entitlements. - *Role*: Leads development sponsorship, investment strategy, financial underwriting, and capital structuring across market sectors. 2. **MLG · Project Management (`MLG-CM` & `MLG-DC`)** - *Focus*: Owner's Rep & CM Leadership — Third-Party Owner Representation, OPM, Construction Management, Asset Management, CBE Certified. - *Role*: MLG-CM delivers owner's representation and construction management ([https://www.mlg-cm.com](https://www.mlg-cm.com)); MLG-DC focuses on infrastructure and public-sector delivery ([https://mlgcm-dc.com](https://mlgcm-dc.com)). 3. **NCG · Construction (`Northline Construction Group`)** - *Focus*: Delivery & Field Execution — Class A General Contracting, Preconstruction, General Trades Packaging, Scheduling, Estimating ([https://northlinecg.com](https://northlinecg.com)). - *Role*: Carries projects from preconstruction and trade buyout through disciplined field execution and final closeout. 4. **CNA · Procurement (`CNA Surfaces`)** - *Focus*: Manufacturer-Direct Sourcing & Pricing — Value Engineering, Logistics, Design Assist ([https://www.cnasurfaces.com](https://www.cnasurfaces.com)). - *Role*: Sources architectural finishes and building materials (flooring, tile, stone, windows, cabinetry, countertops, lighting) at manufacturer-direct pricing, protecting project budgets and lead-time schedules. 5. **Waverly | MLG (`waverlymlg.com`)** - *Focus*: Public infrastructure, industrial parks, and federal/state public-sector owner's project management ([https://waverlymlg.com](https://waverlymlg.com)). --- ## 4. Senior Leadership & Advisory Bench - **Grid Gremi, P.E. — Founder & Managing Member | Northline Investment Group**: Licensed Professional Engineer with 20+ years of experience leading real estate development, complex public-private partnerships, civil infrastructure, and commercial construction. - **Peter Farrell — Chairman, Board of Advisors | Northline Investment Group**: Real estate developer with 35+ years delivering transformative urban mixed-use redevelopments across the Washington, D.C. region; Co-Founder of City Interests Development Partners (Parkside master plan). - **Michael Hodas — Chief Investment Officer | Northline Investment Group**: Leads investment strategy, capital markets initiatives, financial underwriting, transaction structuring, and investor relations; development partner on the 3.1M SF Parkside transit-oriented development. - **Andrew V. Marusak IV — President | MLG-CM (Preconstruction Services)**: 25+ years overseeing construction management, predevelopment planning, budgeting, procurement, and owner's representation. - **Sohrab Rafie — President | CNA Surfaces (Material Procurement Services)**: Procurement Advisor to NIG and President of CNA Surfaces, overseeing global strategic sourcing, supplier coordination, and manufacturer-direct architectural finishes. - **Jon Penney — President | Penney Design Group (Design & Development Advisor)**: Provides architectural design, master planning, massing, and entitlement design leadership connecting architectural vision with constructability. - **David Durant — President | Northline Construction Group (Construction)**: 35+ years leading field execution across commercial, multifamily, hospitality, and institutional construction, having led over $6B+ in projects from acquisition through turnover. - **Dan Strotman — President | Waverly | MLG (Federal Facilities)**: Leads strategic programs across federal facilities, diplomatic missions, industrial parks, and public infrastructure. - **Steve Kalthoff — Vice President | MLG-CM (Predevelopment & Entitlement Services)**: 30+ years of predevelopment leadership, zoning entitlements, and ground-up feasibility analysis across the Mid-Atlantic. --- ## 5. Progressive Public-Private Partnerships (P3 / PPEA) — CenterST Manassas ### Overview (`https://northlineig.com/progressive-p3`) Under Virginia's Public-Private Education Facilities and Infrastructure Act (PPEA), Northline and the City of Manassas are advancing the **CenterST Manassas** downtown redevelopment across two sites in Historic Downtown Manassas, Virginia (adjacent to the VRE/Amtrak station and City Hall): 1. **Propose a shared use**: The September 2025 PPEA proposal paired multifamily apartments and shared public parking at the former Manassas Ice and Fuel Company (MIFCO) site with a boutique hotel concept at the former Olde Towne Inn site. 2. **Test the plan with the City**: Under an executed Interim Agreement between the City and CenterST, LLC, Northline and City staff evaluated garage requirements, construction costs, and architectural compatibility with historic neighbors. 3. **Bring the design to Council**: Following work sessions and a Planning Commission recommendation for approval (September 2, 2026) and public comment (September 28, 2026), City Council scheduled the ordinance for first reading on November 9, 2026. ### Site 1: CenterST Manassas · Multifamily & Public Parking (`https://northlineig.com/centerst-multifamily`) - **Address**: 9007 Center Street, Manassas, VA (former Davis / Manassas Ice and Fuel Company site beside City Hall). - **Program**: 162 proposed multifamily homes and a structured parking garage serving residents, City Hall, and downtown visitors. - **Design**: Penney Design Group. - **Framework**: Virginia PPEA Interim Agreement executed; Comprehensive Agreement terms under discussion with the City Attorney. ### Site 2: CenterST Manassas · Boutique Hotel (`https://northlineig.com/centerst-boutique-hotel`) - **Location**: Corner of Main Street and Center Street, Historic Downtown Manassas, VA (former Olde Towne Inn site). - **Program**: 4-story boutique hotel with approximately 100–130 keys, signature corner arrival, ground-floor restaurant and food-and-beverage frontage, meeting rooms, and retail space. - **Hotel Architect**: JCJ Architecture. - **Role**: Hospitality anchor supporting tourism, business travel, dining, and 18-hour downtown vitality alongside the CenterST multifamily and municipal garage program. --- ## 6. Sector Experience & Representative Portfolio ### Multifamily (`https://northlineig.com/multifamily`) - **Parkside (Washington, DC · Ward 7)**: 3.1M SF transit-oriented master plan at Minnesota Avenue Metro across the Anacostia from the RFK campus; Parcels 8, 10 (230 apartments + ground-floor retail), and Parcel 11 completed by Northline principals Peter Farrell and Michael Hodas through City Interests Development Partners. - **City Ridge (Washington, DC)**: 887 residential units within a 1.2M SF mixed-use redevelopment on the former Fannie Mae headquarters campus on Wisconsin Avenue NW. - **Heritage at Old Town · Block 4 (Alexandria, VA)**: Urban multifamily redevelopment in Old Town Alexandria. - **The Glover House (Washington, DC)**: 355,000 GSF adaptive reuse into 226 residential units, street retail, and below-grade parking on Wisconsin Avenue NW. - **South Alex (Alexandria, VA)**: Transit-oriented mixed-use multifamily and retail community. ### Hospitality (`https://northlineig.com/hospitality`) - **CenterST Manassas · Boutique Hotel (Manassas, VA)**: Proposed 4-story, ~100–130 key boutique hotel under the PPEA framework. - **AC Hotel & Residence Inn by Marriott Reston (Reston, VA)**: 16-story dual-brand Marriott hotel with 267 guest rooms and rooftop bar across from Reston Town Center Metro (third-party construction oversight by MLG). - **The Nickel Hotel (Charleston, SC)**: 5-story, 50-key luxury boutique hotel at 529 King Street (third-party construction oversight by MLG). - **Pike & Rose · Canopy by Hilton (North Bethesda, MD)**: 177-key launch property for Hilton's Canopy lifestyle brand. - **The Gathering Spot DC (Washington, DC)**: Private club, hospitality, and culinary venue in downtown Washington, DC. ### Retail (`https://northlineig.com/retail`) - **City Ridge (Washington, DC)**: 155,000 SF retail program anchored by Washington, DC's first Wegmans grocery store built within the lowest level of the historic former Fannie Mae headquarters. - **Tysons West (Tysons, VA)**: 250,000 SF retail and office redevelopment. - **Aviation Station (linthicum / BWI region, MD)**, **Yorktowne Plaza (MD)**, **Pike & Rose Phase II Retail (North Bethesda, MD)**, **Scout on the Circle (Fairfax, VA)**, **South Alex (Alexandria, VA)**, and **RTC West (Reston, VA)**. ### Office (`https://northlineig.com/office`) - **610 Water Street SW · The Wharf, Phase 2 (Washington, DC)**: Waterfront Class A office building along the Washington Channel. - **City Ridge (Washington, DC)**: 185,000 SF Class A office component. - **Potomac Gateway · 2800/2900 Crystal Drive (Arlington, VA)**: Class A office complex in National Landing / Crystal City. - **8111 Gatehouse Road (Falls Church, VA)**, **Commonwealth Building II (Arlington, VA)**, and **SAP NS2 · National Security Services**. ### Institutional (`https://northlineig.com/institutional`) - **Whittle School & Studios (Washington, DC)**: 800,000 SF adaptive reuse of the former Intelsat headquarters into an international K-12 campus. - **Bishop McNamara High School (Forestville, MD)**, **Lisner Senior Independent (Washington, DC)**, **John & Jill Ker Conway Residence (Washington, DC)**, **Stratford University**, and **Aspire at East Beach · Phase II (Norfolk, VA)**. ### Industrial (`https://northlineig.com/industrial`) - **Tradepoint Atlantic (Sparrows Point, MD)**: $50M+ civil, utility, roadway, and site infrastructure across a 3,300-acre intermodal logistics campus serving Amazon, FedEx, Under Armour, Perdue, and Pasha Automotive. - **Solaris Paper (Winchester, VA)**: 1M SF manufacturing and distribution facility. - **Virginia Port Logistics (Portsmouth, VA)**, **Artemis Industrial**, **Shady Elm**, and **Union Market Infrastructure (45 acres, Washington, DC)**. ### Federal (`https://northlineig.com/federal`) - **National Archives Building (Washington, DC)**: Historic landmark renovation upgrading all major building systems, Rotunda, facade, and a new 290-seat theater and exhibit space. - **USDA South Administration Building (Washington, DC)**, **U.S. Embassies & Consulates Worldwide**, **GSA Tenant Space at Potomac Gateway**, **GSA Tenant Space at Commonwealth Building II (60,000 SF)**, and **SAP NS2 · National Security Services**. ### Commercial & Land Advisory - **Commercial (`https://northlineig.com/commercial`)**: Tenant mix evaluation, landlord vs. tenant improvement fit-out underwriting, and shell-to-occupancy delivery coordination. - **Land (`https://northlineig.com/land`)**: Parcel feasibility, entitlement path testing (by-right vs. rezoning/P3), and phased infrastructure investment sequencing. --- ## 7. Geographic Footprint (GEO) - **Headquarters**: 2216 Rhode Island Ave NE, Washington, DC 20018 - **Coordinates**: Latitude 38.9288° N, Longitude -76.9745° W (`US-DC`) - **Manassas Project Coordinates**: 9007 Center Street, Manassas, VA 20110 — Latitude 38.7509° N, Longitude -77.4753° W (`US-VA`) - **Core Markets**: Washington, D.C., Northern Virginia (Manassas, Reston, Tysons, Arlington, Alexandria, Fairfax, Falls Church), Central & Coastal Virginia (Norfolk, Portsmouth, Winchester), Maryland (North Bethesda, Sparrows Point / Baltimore, Forestville), and Charleston, South Carolina.