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GI Partners

GI Partners is a private investment firm specializing in private equity, , and , with a focus on control investments in and . Founded in 2001 by Rick Magnuson, the firm is headquartered in , , at Four , and maintains additional offices in , , , , Scottsdale, and . With over 180 employees, GI Partners has raised more than $49 billion in capital as of 2025 from leading institutional investors worldwide to support its investment activities. The firm's group targets middle-market companies in , investing up to $1.5 billion in initial equity for enterprises valued up to $2 billion at entry, emphasizing sectors such as services, healthcare, software, and products. It partners closely with experienced management teams to drive operational value creation through , , talent development, and technology enhancements. In real estate, GI Partners leverages its industry expertise to invest in operating platforms across multifamily, , , , and life sciences sectors, focusing on advantaged sourcing and value-add strategies. The arm, active for over 20 years, targets opportunities in data centers and related assets, drawing on senior professionals' operational and investment backgrounds to identify and scale high-potential investments. Guided by eight core operating principles—including excellence, integrity, collaboration, and long-term thinking—GI Partners emphasizes responsible investing and building enduring relationships with stakeholders to create sustainable value. Notable portfolio companies include Flexential in , Waypoint Homes in , and Daxko in private equity software solutions, reflecting the firm's diversified approach to generating returns.

History

Founding

GI Partners was founded in 2001 by Rick Magnuson in San Francisco, California. Magnuson, who had previously served as Deputy Managing Director of Nomura International's Principal Finance Group in London from 1994 to 2001 and as Director of Investment Banking at Merrill Lynch & Co., brought extensive experience in private equity and structured finance to the new venture. Earlier in his career, he had co-founded Digital Realty Trust, a data center real estate investment trust, and worked in software development roles, including founding and selling Interactive Software. The firm was established as a middle-market entity, with an initial focus on making control-oriented investments in North American businesses and properties. Operating as a , GI Partners launched its debut fund in 2001, raising $526 million primarily from institutional investors, including a $500 million commitment from the Public Employees' Retirement System (). This capital enabled early investments, such as the acquisition of data centers that formed the foundation of Trust, aligning with the firm's emphasis on asset-backed opportunities in sectors like and . As founder and Executive Managing Director, Magnuson shaped GI Partners' core investment philosophy, which prioritizes the creation of sustainable, long-term value for investors, portfolio companies, and employees through operational improvements and strategic partnerships. This approach underscored the firm's commitment to building enduring relationships and downside-protected investments from its inception.

Expansion and Milestones

Following its establishment in 2001, GI Partners launched its inaugural fund, GI Partners Fund I, a vehicle focused on control investments in and Europe, marking the firm's initial foray into with a vintage year of 2001. The firm built on this foundation through subsequent funds in the early 2000s, including investments like its role as the sole investor in from February 2001 to March 2007, which underscored its early emphasis on asset-backed opportunities in the burgeoning sector. By the mid-2000s, GI Partners had established a track record of realizing investments, such as completing the sale of assets from Fund I, including a in 2009, demonstrating steady growth in deployments. The firm underwent significant strategic evolution in the , transitioning from a primarily private equity-focused operation to a multi-platform by expanding into . Beginning with separate account investments around 2012, GI Partners targeted specialized assets, such as technology-advantaged , before launching its first commingled fund in 2021 with a focus on essential and sectors. This shift was driven by opportunities in high-growth niches, culminating in the 2022 closing of the GI Real Estate Essential + Fund at $1.45 billion, which acquired in key markets like the Bay Area and . Concurrently, GI Partners formalized its platform around 2010 in response to rising demands from the , leveraging its long-standing expertise—dating back to the 2001 Digital Realty investment—to pursue control-oriented stakes in data centers and networks. This culminated in the 2020 closing of its debut dedicated GI Fund at $1.8 billion, oversubscribed and continuing the firm's 20-year history in hard asset infrastructure. Key fundraising milestones highlighted GI Partners' scaling trajectory, with Fund IV closing at its $2 billion hard cap in 2014, Fund V at $2.7 billion in 2017, and Fund VI at $3.9 billion in 2021, reflecting strong demand from limited partners. By early 2024, the firm achieved a milestone of more than $42 billion in assets under management across its platforms. As of November 2025, GI Partners has raised over $49 billion in total capital commitments since inception, supported by an oversubscribed single-asset continuation vehicle for its portfolio company Flexential, which provided approximately $1 billion in capital for data center expansion amid record-low vacancy rates and surging demand. This transaction, anchored by funds managed by Hamilton Lane, exemplified the firm's ability to structure innovative vehicles to extend holdings in high-growth assets. In November 2025, GI Partners and Legacy Investing, LLC completed the acquisition of the former Chicago Board Options Exchange headquarters in Chicago for conversion into a data center, further expanding its data infrastructure portfolio. GI Partners has cultivated a global investor base of leading institutional investors, including longstanding commitments from U.S. public pensions such as the , with which it has maintained a strategic relationship since 2001, and the . This diverse pool of capital from pensions, endowments, and sovereign wealth funds has enabled the firm's multi-platform expansion and consistent oversubscription in recent vintages.

Business Overview

Investment Platforms

GI Partners operates through three core investment platforms: , and , each designed to pursue control-oriented opportunities with a focus on value creation. The platform emphasizes control buyouts of middle-market businesses led by experienced management teams, targeting sectors such as healthcare, services, and software to foster and operational enhancements. The platform centers on acquiring and managing properties in specialized sectors, including technology-advantaged and healthcare-related assets, by applying a combination of real estate underwriting and operational skills to build scalable portfolios. The platform invests in operating businesses essential to digital ecosystems, such as data centers, data transport networks, wireless access, and tech-enabled infrastructure, prioritizing assets with stable, recurring revenue streams. These platforms are operationally integrated to leverage cross-synergies across GI Partners' expertise, notably by combining capabilities with investments to develop and manage tech-enabled properties like data centers that support critical digital operations. This model enables shared resources, including operational support from in-house teams, to enhance portfolio company performance and capitalize on thematic overlaps in technology-driven assets. Investment criteria across the platforms prioritize middle-market opportunities in and , with a focus on deals offering downside protection and long-term growth potential. In private equity, the firm typically commits initial equity of up to $1.5 billion per transaction, targeting enterprise values up to $2 billion at entry. Equity investments in and similarly emphasize middle-market scale, though specific check sizes vary by opportunity and are aligned with specialized sector themes. The firm's overall approach involves extended holding periods, often several years, paired with hands-on to implement operational improvements, such as talent development, enablement, and strategic M&A, thereby driving sustainable value for investors. This disciplined strategy underscores a commitment to partnering closely with management teams and leveraging proprietary sourcing to achieve consistent, risk-adjusted returns.

Assets Under Management

GI Partners manages over $49 billion in assets under management as of November 2025, spanning its , and data infrastructure platforms. This figure represents capital committed by a diverse base of global institutional investors, including pension funds, endowments, and sovereign wealth funds, underscoring the firm's established reputation in alternative s. The firm's fundraising history reflects steady expansion, with cumulative capital raised exceeding $49 billion since inception. Early funds in the early 2000s focused on targeted and opportunities, evolving into larger, multi-strategy vehicles that capture broader market dynamics in technology-enabled sectors. A notable recent development is the August 2025 closure of an oversubscribed single-asset continuation vehicle for Flexential, its platform, which, combined with a strategic from GI , secured approximately $1 billion in primary equity to fuel growth in digital infrastructure. This transaction, anchored by funds managed by Hamilton Lane, highlights GI Partners' ability to extend asset lifecycles and attract co-investors amid evolving market conditions. Growth in has been driven by successful fund closings and platform maturation, progressing from initial funds launched in 2001—totaling under $1 billion—to today's multi-billion-dollar scale across diversified strategies. This trajectory mirrors expansions in private markets, particularly in data-intensive industries, with compounded annual growth enabling GI Partners to deploy capital at increasing volumes while maintaining downside protection and value creation focus. Private equity firms typically employ a fee structure featuring management fees of around 2% of committed capital and of 20% on profits exceeding an 8% hurdle rate. This model, common across the industry, aligns incentives with long-term performance for limited partners.

Investment Focus

Private Equity

GI Partners' private equity platform focuses on control investments in middle-market companies, primarily targeting sectors such as healthcare, services, and software. These investments typically involve firms with enterprise values up to $2 billion, emphasizing opportunities where GI Partners can partner with experienced management teams to drive sustainable growth. The firm's deal characteristics prioritize downside protection and long-term value creation, often through buyouts or majority stakes in North American businesses that exhibit strong fundamentals and potential for expansion. Geographically, the strategy centers on North America, with selective opportunities in Western Europe to capitalize on complementary market dynamics. Value creation is achieved through a combination of operational enhancements, such as improving efficiency and , alongside initiatives and programmatic add-on acquisitions. Strategic repositioning plays a key role, enabling portfolio companies to adapt to market changes and scale effectively, while integrating with GI Partners' broader investment platforms for synergistic benefits.

Real Estate

GI Partners' real estate platform, established as part of the firm's diversified investment strategies since , focuses on acquiring and managing scalable property portfolios and operating platforms that capitalize on trends. The platform integrates expertise with principles to pursue opportunities in specialized sectors, emphasizing properties that drive long-term value through operational enhancements and strategic positioning. This approach has enabled the firm to deploy over $9 billion in equity across real estate operating businesses and platforms since inception. The platform targets multifamily, industrial, , life sciences, and technology-enabled properties, which are selected for their role in supporting mission-critical operations within innovation-driven economies. Technology-enabled properties include facilities that facilitate advanced technological functions in innovation hubs, while life sciences facilities encompass and spaces essential for and pharmaceutical advancements. Industrial assets, such as single-tenant and properties, are prioritized for their logistical advantages and resilience in dynamics. These investments are concentrated in North American and suburban markets where demand from high-growth industries remains robust. GI Partners employs value-add and core-plus investment strategies, involving targeted improvements to existing assets or moderate enhancements to stable properties to generate upside potential while maintaining downside protection. Value-add initiatives often include repositioning underutilized spaces for higher-yield tenants in innovation sectors, whereas core-plus approaches focus on income-producing assets with opportunities for modest deployment to boost occupancy and efficiency. These strategies are executed in markets with strong fundamentals, leveraging operational expertise to ensure long-term income growth and capital appreciation. Key metrics underscore the platform's scale, with target deal sizes ranging from $25 million to $1 billion for single assets, portfolios, or platforms, enabling flexibility across transaction types while focusing on properties that bolster economies. The emphasis on risk-adjusted returns guides selections, prioritizing investments with clear value creation paths and alignment with broader economic shifts. This disciplined approach complements synergies with the firm's other platforms by identifying opportunities adjacent to and holdings. Sustainability integration is a core component of the real estate platform, with factors embedded in , development, and acquisition processes to mitigate risks and enhance long-term viability. The firm conducts risk assessments for all holdings as part of pre-investment , evaluating environmental impacts, social responsibilities, and governance standards to align with expectations. This includes incorporating sustainable practices in asset operations, such as energy-efficient upgrades in life sciences and industrial facilities, to support broader goals of responsible investing.

Data Infrastructure

GI Partners' Data Infrastructure platform targets investments in essential digital assets that form the backbone of the modern economy, including data centers, fiber networks for data transport, wireless access infrastructure, and tech-enabled services. These assets support the delivery of mission-critical and resources to commercial enterprises, government entities, and end-users. The platform emphasizes operating businesses that provide reliable, scalable infrastructure with low technology risk, focusing on control-oriented investments that enable operational enhancements. The investment rationale centers on capitalizing on the explosive growth in , , and data-intensive applications, which drive demand for robust, high-capacity . By investing in these areas, GI Partners positions itself to benefit from the increasing reliance on digital services for business operations and needs, while ensuring downside protection through long-lived physical assets and stable revenue streams. This approach leverages the firm's deep sector expertise to support essential services that underpin technological advancement. Deal parameters typically involve equity commitments ranging from $100 million to $400 million per , often accompanied by meaningful co-investments from limited partners to scale opportunities. The platform predominantly targets assets in , with selective investments in , where infrastructure needs are acute due to regional and connectivity demands. Revenue is generated through predictable, long-term contracts for mission-critical services, characterized by low customer churn and recurring payments that provide financial stability.

Portfolio and Transactions

Notable Investments

GI Partners has made several notable investments across its private equity, real estate, and platforms, focusing on middle-market companies with strong growth potential in sectors such as , healthcare, , multifamily amenities, government technology, and . These investments typically involve majority stakes or strategic capital infusions aimed at supporting operational expansion, technological innovation, and market leadership. In March 2018, GI Partners completed a majority recapitalization of Doxim, a leading provider of customer communications and document management solutions for , acquiring the stake from Strattam Capital. The transaction enabled Doxim to accelerate product development and pursue add-on acquisitions, such as the 2019 purchase of MessagingDirect to enhance its digital messaging capabilities, reflecting GI Partners' strategy to build scale in services. GI Partners acquired Insurity, a prominent insurtech software provider offering policy administration and claims management platforms, in July 2019 from previous investors including , , and Genstar Capital. Valued for its market leadership in serving and casualty insurers, the deal supported Insurity's into new product lines and markets, with subsequent investments like ' 2021 re-investment further fueling innovation in cloud-based solutions. In August 2020, GI Partners took a majority interest in Clinical Ink, a technology company specializing in and ePRO solutions to streamline workflows. The acquisition, completed in partnership with management, was driven by the need to capitalize on in healthcare, enabling Clinical Ink to invest in AI-enhanced platforms and expand its global client base among pharmaceutical firms. November 2020 marked GI Partners' acquisition of Valet Living, the largest U.S. provider of and valet services for multifamily properties, from and Harvest Partners. As a real estate services play, the targeted the growing demand for amenities in communities, with GI Partners providing for nationwide expansion and service enhancements like doorstep collection in over 2,500 properties. In April 2022, GI Partners agreed to acquire GTY Technology Holdings, a govtech software firm delivering cloud-based solutions for procurement and , with the merger completing in July 2022 at $6.30 per share in an all-cash transaction. The deal, at a 123% premium to recent trading prices, underscored GTY's position in the underserved municipal technology market, allowing increased investments in sales, marketing, and product integrations to drive adoption among government entities. GI Partners signed an agreement in December 2023 to acquire DQE Communications, a Pittsburgh-based fiber-optic network provider serving enterprise and carrier clients in the Northeast U.S., with the deal closing in May 2024. This investment highlights GI Partners' focus on high-capacity assets, supporting DQE's network upgrades and expansion to meet rising demands from businesses and hyperscalers. Most recently, in August 2025, GI Partners closed an oversubscribed continuation vehicle anchored by Hamilton Lane-managed funds, alongside a strategic from its GI Data Infrastructure strategy, in Flexential, a and hybrid IT services provider. The dual-structure , involving over $1 billion in new , aims to fund Flexential's buildout and enhancements for and high-density computing, extending GI Partners' long-term commitment to the asset amid strong market tailwinds. In October 2025, GI Partners acquired a 15.2 MW facility spanning 185,000 square feet in , for at least $253 million from Principal . This acquisition bolsters GI Partners' data infrastructure holdings in the Southeast U.S., targeting high-demand regions for and services. In November 2025, GI Partners, in partnership with Investing, LLC, completed the acquisition of the former headquarters at 400 South . The firms plan to repurpose the 1.2 million square foot property into a 33 MW state-of-the-art in Chicago's , addressing the surging need for advanced digital infrastructure in a major financial hub.

Key Exits

As of 2025, GI Partners has completed a total of 82 exits across its investment history, demonstrating a consistent track record of realizing value from its portfolio companies. GI Partners typically holds investments for 4-7 years, aligning with broader industry norms where average buyout holding periods have extended to around 6.7 years amid dynamics. Exits are primarily executed through strategic sales to industry buyers or, less frequently, initial public offerings (IPOs), with value creation driven by operational enhancements, such as expanding capacity and strengthening positions during the ownership period. A prominent recent example is the divestiture of DRFortress, Hawaii's largest carrier-neutral provider, which GI Partners acquired a majority stake in during January 2020. Under GI Partners' ownership, DRFortress nearly doubled its capacity and solidified its leadership in the region's digital infrastructure market, capitalizing on growing demand for secure, reliable services. The company was sold in April 2025 to a between fifteenfortyseven Critical Systems Realty (1547) and Harrison Street for an undisclosed amount, representing a strategic exit in a maturing sector where consolidation and expansion opportunities are accelerating. These exits have significantly contributed to the returns of GI Partners' funds by generating capital distributions to partners, enabling reinvestment into new opportunities across , and platforms. For instance, successful realizations like DRFortress have supported the firm's ability to close oversubscribed vehicles, such as its recent continuation fund investments, thereby sustaining momentum in and .

Leadership

Key Executives

Rick Magnuson is the founder and Executive Managing Director of GI Partners, having established the firm in 2001. He serves as a member of all investment committees, providing oversight on strategic decisions across , and data infrastructure investments. Prior to founding GI Partners, Magnuson held senior roles in private equity and , including Deputy Managing Director in Nomura International's Principal Finance Group in from 1994 to 2001, and Director of Investment Banking at . He also co-founded Trust, Inc., where he served as Chairman Emeritus. Travis Pearson is a Managing Director and Co-Head of the strategy at GI Partners, with a focus on technology-enabled services, software, and healthcare investments. He joined the firm in 2014 after 15 years at , where he led the Technology practice for the Americas and advised on over 100 transactions for private equity clients. Pearson currently serves on the boards of several portfolio companies, including Flexential, , and Doxim, and leads the development of the firm's Portfolio Operations Program to enhance value creation. John K. Saer Jr. is a Managing Director and Head of the Real Estate team at GI Partners, overseeing investments in , multifamily, and tech+science properties. He joined in 2010 from & Co. (), where he was a heading the and groups and served on the Portfolio Management Committee. Earlier, Saer was at KSL Recreation Corporation, a KKR portfolio company, and focused on turnarounds and restructurings. Under his leadership, the real estate platform managed over $13 billion in assets as of 2021. Mike Armstrong is a Managing Director and Head of Technology & Science Real Estate Investments at GI Partners. He rejoined the firm in March 2025 after previously serving in roles. Armstrong brings extensive experience in and life sciences , focusing on mission-critical assets like data centers and R&D facilities. George Psaras Jr. serves as for the Real Estate division at GI Partners, managing financial reporting, , and treasury functions. He joined in 2010 alongside the firm's management of the CalEast Global Logistics portfolio and brings over 10 years of experience in finance. Previously, Psaras was Senior Vice President at , Director of Financial Reporting at Trizec Properties and First Industrial Realty Trust, and began his career at Coopers & Lybrand specializing in real estate audits. He holds a B.S. in from and is a . Philip Yau is a Managing Director responsible for and at GI Partners, including oversight of the team and co-investment activities. He joined in 2017 after 24 years in , most recently as a senior leader in UBS's Private Funds Group advising private equity firms on . Yau serves on the firm's Executive Committee and pursues strategic origination opportunities to support growth. The leadership collectively brings decades of expertise in deal sourcing, operational improvements, and sector-specific knowledge, with tenures spanning from the firm's founding to recent additions. Magnuson's central role in all investment committees ensures alignment and strategic consistency across GI Partners' platforms.

Organizational Structure

GI Partners is structured as a , with GI Manager L.P. serving as the primary entity that oversees its affiliated funds, separate accounts, and operations. The firm's internal organization is divided into three core investment platforms—private equity, real estate, and —each led by dedicated teams of professionals, including managing directors, principals, vice presidents, and analysts with platform-specific expertise in sourcing, , and value creation. Centralized support functions, such as , , , , and legal , operate firm-wide to facilitate cross-platform coordination and operational efficiency. Investment governance is managed through platform-specific investment committees that evaluate opportunities and risks during diligence, with founder Rick Magnuson maintaining oversight as a member of all such committees to ensure strategic alignment across the organization. The firm also maintains a Responsible Investing Committee, chaired by Managing Director and David Smolen and comprising representatives from each and support functions, which addresses environmental, social, and governance (ESG) integration, compliance, and material risk assessments. Complementing this, a Limited Partner Responsible Investing Committee convenes annually with select investors to provide guidance on ESG priorities and program development. In terms of broader , GI Partners employs a model that emphasizes collaborative decision-making and merit-based advancement, guided by eight operating principles that prioritize integrity, excellence, and teamwork. For its portfolio companies, the firm provides advisory through board seats and requires adoption of key policies on conduct, cybersecurity, and environmental matters to promote standardized oversight. Since its inception in 2001 with a small founding team, GI Partners has expanded to over 180 employees, evolving from a unified structure to platform-specific silos that enhance specialized focus while retaining centralized controls for and .

Operations

Global Presence

GI Partners maintains its global headquarters at Four Embarcadero Center, Suite 3200, in , , serving as the central base for its private alternatives investment operations. The firm has expanded its U.S. footprint with additional offices in key financial and business centers, including , ; , ; , Illinois; ; and . Internationally, GI Partners operates an office in at 10 , established to support investment sourcing and activities in , particularly in digital infrastructure and other . This of regional offices functions as hubs for origination, , and , enabling localized engagement with opportunities and stakeholders; the offices have been progressively added since the firm's founding in 2001 to align with its growth in and .

Workforce

As of 2025, GI Partners employs over 180 individuals, including affiliates in , marking growth from over 150 employees in 2023. The workforce composition includes approximately 113 investment professionals—such as 19 partners and 34 principals—comprising about 60% of the total staff, with the remaining 40% in operations and support roles. Employees possess diverse expertise in , , and , reflecting the firm's focus across , and strategies. GI Partners cultivates a collaborative culture, supported by a team with an average tenure exceeding a decade, emphasizing integrity, partnership, and a shared commitment to learning and teamwork. is prioritized through annual responsible investing for all employees and of such contributions into reviews. Diversity, equity, and inclusion (DEI) form a core aspect of the firm's culture, with policies mandating at least one and one underrepresented minority in interviews for open positions, including senior executive roles at portfolio companies. Key initiatives include the annual Women's Initiative Event, now in its third year, which provides and networking opportunities, and a Discussion Group aimed at enhancing recruitment and career advancement. In , GI Partners was named one of America’s Greatest Workplaces for by and Plant-A Insights Group. Recruitment emphasizes attracting experienced professionals from top firms and varied backgrounds to build a high-caliber , complemented by structured training programs for junior staff to foster and retention.

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