Fibra MTY finalized the acquisition of an industrial building in Guanajuato for approximately $24.1 million, an operation that strengthens its exposure to the Bajío manufacturing corridor and expands its participation in one of the country’s main automotive and export production hubs.

The transaction, previously announced in June of this year, was settled in full with available cash resources, which, according to the real estate investment trust, reflects its liquidity position and capital allocation strategy.

The acquired asset corresponds to a Class A industrial building with a Gross Leasable Area (GLA) of approximately 28,000 square meters, built on a plot of approximately 96,500 square meters.

One of the main attributes of the operation is that the property is already 100% occupied by a global company linked to the automotive supply chain, through a sale and leaseback scheme.

The lease agreement was structured under the absolute Triple Net (NNN) model, is denominated in dollars and will have a mandatory initial term of 10 years, in addition to considering annual adjustments according to the Consumer Price Index (CPI).

As a result of this acquisition, Fibra MTY estimates that the property will generate an approximate Net Operating Income (NOI) of $2.1 million during the first 12 months after the closing of the transaction .

The consideration includes an initial payment of $21.1 million, made upon completion of the purchase, as well as a second deferred payment of $3 million to be made two years later, subject to compliance with the contractual conditions established between the parties.

With this acquisition, Fibra MTY continues to strengthen the participation of industrial assets within its portfolio, a segment that has consolidated itself as one of the most dynamic, driven by the growth of manufacturing chains , the automotive industry, and the relocation of production operations in Mexico.

The company stated that this operation is part of its strategy of profitable growth through selective acquisitions that allow it to increase cash flow per Real Estate Trust Certificate (CBFI), while strengthening the credit quality of its tenants and consolidating its presence in strategic industrial markets in the country.

If you prefer, I can also take a more analytical approach, linking the acquisition to the rise of nearshoring, the performance of the Bajío industrial market, and the growth strategy of real estate investment trusts.

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El cargo Fibra MTY strengthens its presence in the Bajío region with an industrial acquisition apareció primero en T21.

In 2025, cargo theft in Mexico showed greater geographical dispersion, although it was concentrated in the most industrialized regions, with the central (51%) and the Bajío (31%) areas registering the highest incidence, with 82% , according to the analysis Mexico: Annual Report 2025 of cargo transport theft .

In the Overhaul Cargo Chronicles webinar , Luis Villatoro, president of the National Association of Vehicle Tracking and Protection Companies (ANERPV) , pointed out that by region, the central-southeast (State of Mexico, Mexico City, Puebla, Tlaxcala, Hidalgo, Morelos, Veracruz, Oaxaca, Guerrero, Tabasco, Chiapas, Campeche, Yucatán, and Quintana Roo) accounted for 65% of thefts last year , despite a 13% decrease compared to 2024. The Bajío region (Aguascalientes, Colima, Guanajuato, Jalisco, Nayarit, Michoacán, Querétaro, San Luis Potosí, and Zacatecas) showed an 11% increase , reaching 27% of incidents in 2025.

At the state level, 10 states accounted for 82% of the robberies ; the State of Mexico (21%) and Puebla (17%) registered 38% of the cases. Meanwhile, Guanajuato, Hidalgo, Veracruz, San Luis Potosí, and Michoacán saw increases of between 1% and 2%.

Regarding the timing, Villatoro emphasized that it “remained consistent with the robbery trends observed in 2024,” with 83% of incidents occurring between Tuesday and Friday. The most critical times were nighttime, from 6:00 p.m. to midnight, with 33% of incidents ; morning, from 6:00 a.m. to noon, accounting for 28% of cases; while during the early morning hours, from midnight to 6:00 a.m., the figure was 23%.

“The risk is occurring or increasing right at this time. And what does that have to do with? Probably with the logistics operations themselves, where we are forced to leave at these times in order to meet our objectives, or to have greater possibilities in our logistics operations, because we have the communication route available,” Villatoro pointed out.

By product type, food and beverages accounted for 31% of thefts . This was followed by construction and industrial goods, cars and parts, and miscellaneous items, each with 8%, and fuel with 7%.

According to Villatoro, the dominant modus operandi was interception in transit at 64.1% , while theft from parked vehicles ranked second at 33.1%, concentrated in high-risk areas such as hookah lounges and areas linked to fuel theft. Thefts at facilities remained at 1.4% in 2025.

The president of ANERPV pointed out that the Bajío region accounted for 31% of the nation’s robberies, primarily in the states of Guanajuato (36%), Jalisco (22%), Michoacán (19%), and Querétaro (16%). Furthermore, 38% of the robberies occurred on four main highways: the Querétaro-León highway (MEX-45D) (16%), the Querétaro-San Luis Potosí highway (MEX-57D) (10%), and the Guadalajara-Lagos de Moreno (MEX-80D) and Atlacomulco-Zapotlanejo (MEX-15D) highways (6% each).

Villatoro indicated that cargo theft in Mexico reflects a changing dynamic that responds to social and strategic factors, making it essential to address the four categories that define it: geographic displacement, temporal variation, type of target, and modus operandi. He emphasized that identifying these elements is crucial for strengthening prevention strategies and improving coordination between the private sector and authorities .

“Not everything can be left to that side; we also have to generate prevention strategies based on diagnoses, and the diagnosis comes from the intelligence we can have to identify these sites and consequently see what we are doing,” he concluded.

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El cargo Central and Bajío regions, the areas with the most cargo theft in Mexico during 2025: Overhaul apareció primero en T21.

Insecurity, informal employment,  wage inequality, and a drop in Foreign Direct Investment (FDI) are the main factors limiting regional development in Mexico , according to the 2026 Regional Competitiveness Index (ICR) , prepared by the Mexican Institute for Competitiveness (IMCO) .

The study, which measures the capacity of regions to attract and retain investment and talent , pointed out that competitiveness should be understood as a regional phenomenon, in which the advances or setbacks of one state directly impact its neighbors, which it called the “neighborhood effect”.

The 2026 Regional Competitiveness Index (ICR) divided the country into six regions and includes data up to the end of 2024. The Northeast —Coahuila, Nuevo León, San Luis Potosí, and Tamaulipas—  consolidated its position as the leader in attracting businesses and skilled labor . Furthermore, it registered one of the highest rates of perceived safety, with 32% of the population over 18 years of age reporting feeling safe.

This region, along with the Northwest—Baja California, Baja California Sur, Chihuahua, Durango, Sinaloa, Sonora, and Zacatecas— allocated the largest share of business spending on security . However, the Northwest faces the highest homicide rate in the country, with 33.74 per 100,000 inhabitants.

The Bajío region —Colima, Guanajuato, Jalisco, Michoacán, Nayarit, Querétaro, and Aguascalientes—stood out for innovation and patents, but showed low levels of skilled labor, with only 22.22% of the population over 15 years of age. The central region —Mexico City, Tlaxcala, State of Mexico, Hidalgo, Puebla, and Morelos— presented high school enrollment and a skilled workforce , at 98.42% and 30.68%, respectively, although it struggled to retain talent. Furthermore, high housing prices prevented it from absorbing new residents.

The Maya (Campeche, Chiapas, Quintana Roo, Tabasco and Yucatán) and Isthmus (Guerrero, Oaxaca and Veracruz) regions showed shortcomings in logistics and energy infrastructure , in addition to low foreign investment and high levels of informality.

In the Isthmus, informality reached 73.08%, while FDI remained at 7.87%. In the Maya region, the figure for Foreign Direct Investment was only 10.32%, while informality was 63.81%, reflecting a gap in the capacity to attract foreign capital.

The IMCO suggested several proposals to advance a regional cooperation strategy . In the case of businesses, it indicated that talent retention should be strengthened by creating training hubs that allow for cost sharing and standardization of job profiles.

For the states, the organization proposed aligning agendas to compete as a region and not in isolation ; in addition to consolidating common priorities such as reducing informality and improving access to services.

For the federal government, he suggested directing nearshoring (relocation of production lines) and logistics  support to projects that connect leading regions with lagging entities , conditioning the incentives on the generation of formal employment.

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El cargo Northeast, Northwest and Bajío regions of Mexico stand out in regional competitiveness: IMCO apareció primero en T21.

Scania Mexico relocated  its headquarters to León, Guanajuato, with an investment of 51.19 million pesos (mdp) , as part of its expansion and network renewal plan in 2025, with which it seeks to improve after-sales service in the logistics corridors of the Bajío region .

Manuel Aranda, Retail Director of Scania Mexico, noted that the new headquarters is part of a national framework for coverage and process standardization .

“This site was created to be closer to the customer and translate that closeness into operational agility. The network grows where it adds the most value: through direct access, efficient flows, and predictable scheduling,” he explained.

For his part, Alejandro Mondragón, president and CEO of Scania Mexico, indicated that the new headquarters seeks  to serve flows connecting Mexico City, Aguascalientes, Guadalajara and San Luis Potosí, in proximity to the Silao logistics and industrial cluster .

The new facility, located on the highway and featuring a larger maneuvering yard, has a total area of ​​5,323 square meters (m²), including a 1,580 m² workshop, seven work bays , and an estimated capacity of 1,900 services per year . It also has a 120 m² warehouse that houses nearly 3,000 part numbers.

It is also designed to streamline the entry and exit of units, reduce wait times, and improve service to carriers . Additionally, four additional bays were added compared to the previous location, as well as an area dedicated to major component repairs.

In terms of sustainability, the facility stands out for its LED lighting, 11 cooling units, workshop air extraction system , and a waste separation area, as well as attention to units that operate on compressed natural gas (CNG).

Scania’s relocation adds to the dynamism of the automotive sector in Guanajuato, which in 2024 produced a record 896,000+ assembled vehicles , according to state government data. During the first half of 2025, automobile exports to the United States grew by 27 billion pesos, according to figures from the Guanajuato Automotive Cluster (CLAUGTO) .

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El cargo Scania Mexico relocates its headquarters to León and strengthens its network in the Bajío region. apareció primero en T21.

The closure of Nissan ‘s CIVAC manufacturing plant in Cuernavaca, Morelos, marks the end of an era for the Mexican automotive industry and reflects a global restructuring strategy seeking greater operational efficiency.

Nissan chose CIVAC as the location for its first plant outside of Japan in 1966. At that time, Mexico was just beginning to write its automotive history, and the complex became a symbol of modernity, employment, and progress for the region.

Nearly six decades later, the Japanese company announced that its production lines at the facility would soon be shut down, marking the end of an era.

In an interview with T21, Alberto Bustamante, general director of the National Agency of Suppliers of the Automotive Sector (Anapsa) , commented that this closure is due to two main reasons:  the age of the facilities and a global restructuring that the Japanese brand has undertaken in several countries, which has also involved adjustments in Japan, India, England and Argentina.

“The Cuernavaca plant was the first outside of Japan and where the first Nissan vehicle in Mexico was manufactured. However, we’re talking about a facility that’s been in operation for almost 60 years. The maintenance costs were no longer viable compared to the profit margin,” he explained.

According to Nissan, production in Mexico at CIVAC will be moved to Aguascalientes , where the assembly lines will be expanded to more modern and efficient facilities.

“This type of decision does not mean a weakening of the country’s automotive industry. On the contrary, it consolidates the Bajío and northern Mexico as key regions for automotive manufacturing,” he noted.

According to industry data, more than 80% of the vehicles produced in Mexico are exported to the United States , and concentrating operations closer to the border reduces export logistics costs.

In this regard, Bustamante ruled out significant impacts on the supply chain.

“No supplier is closing. There will only be logistical adjustments in some cases, especially for those located in the state of Morelos, who will now have to send their auto parts to Aguascalientes,” he explained.

For the rest of the suppliers, especially those located outside of Morelos, there will be no significant operational changes.

This dynamic is similar to what happened with the Michelin tire manufacturer when it announced it would move its production lines to Guanajuato, which “was misinterpreted as an exit from the country, when in reality it was an internal reconfiguration,” Bustamante emphasized.

Local impact

At the state level, the plant’s closure will have an economic impact. Nissan is one of the largest industrial employers in central Mexico.

In this regard, impacts are anticipated for direct and indirect employees , as well as for local services and businesses that depended on the operation, despite the company’s assurances that the change would be gradual to avoid any impact.

However, the automaker is expected to explore alternatives for relocating some of the affected employees, although details have not yet been released.

“We’ll have to wait for Nissan’s decisions, but we know they’re evaluating options,” Bustamante said.

Nissan’s announcement comes amid a complex context for the Mexican automotive sector, as logistical tensions and the technological transformation of the industry are compounded by tariff pressures from the United States.

“We’re just days away from the deadline for Mexico and the United States to reach an agreement on automotive rules of origin. It’s a tense environment,” Bustamante warned.

Although the closure of the CIVAC plant represents a loss for the state of Morelos, the Anapsa executive emphasized that this is not a divestment, but rather a commitment to process modernization and operational efficiency within Mexico.

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El cargo Nissan puts the brakes on Morelos; strengthens the Bajío region apareció primero en T21.

The central, Bajío, and western regions account for more than 80% of cargo thefts in Mexico, a problem that continues into 2025 and is forcing the logistics sector to rethink prevention and operational strategies, according to Luis Villatoro Martínez, president of the National Association of Vehicle Tracking and Protection Companies (ANERPV) .

During the conference “Viable Supply Chain Intelligence and Security Strategies for North America’s Logistics Hub to the World ,” held within the framework of The Logistics World Summit & Expo 2025, Villatoro emphasized that ” security cannot be improvised ,” and that data and operational intelligence must guide all decisions in the sector.

According to the report, in 2024 the central region, which includes the State of Mexico, Puebla, Tlaxcala, Hidalgo, and Querétaro , accounted for 61% of all robberies, while the Bajío and western regions accounted for 23%, mainly in Guanajuato, Jalisco, Michoacán, and also Querétaro . The two areas accounted for 84% of all incidents, revealing a high concentration of crime in a relatively small geographic area of ​​the country.

“Eighty-five percent of the incidents are committed with violence, and 70% occur while the vehicles are in motion,” he explained. The lack of monitoring and prevention protocols, he warned, leaves many fleets vulnerable to increasingly organized criminal groups.

Among the highways most at risk are the Mexico–Querétaro (57D) , Mexico–Veracruz (150D) , and Mexico–Lázaro Cárdenas highways, in addition to the Arco Norte (Northern Arch) . On the latter, for example, the section between Jilotepec and Tula saw its risk level increase from 23% to 33% between 2023 and 2024 .

In the case of Highway 150D, Villatoro highlighted that municipalities such as La Esperanza , in Puebla, are among the most dangerous areas for freight transport.

Even with this outlook, the president of ANERPV emphasized that it is possible to operate safely with accurate information and appropriate measures.

“The myth that you can’t drive at night must be dispelled. With logistical intelligence and technology, it’s possible to reduce exposure, as long as you don’t travel through risk areas without prior analysis,” Villatoro said.

As alternatives, he proposed using less exposed roads , such as Mexico 140D, which connects Veracruz with Amusco via Xalapa, and which can reduce the risk by up to 50% compared to Highway 150D. He also mentioned the option of modifying routes and considering intermodal or rail transport, depending on the risk profile.

Villatoro emphasized the tools that should be adopted as standard to protect logistics operations:

• Layers of physical and electronic security , including door sensors, in-cab cameras, electromagnetic locks, time-delay locks, fifth-door locks, and assistance buttons.
• Satellite tracking technology and full visibility platforms, with real-time data integration, covert GPS, and 24/7 monitoring.
• Operational audit protocols , such as operator safety interviews, exit audits, and the no-stop rule for the first 300 to 400 km of the journey.
• Countermeasures and counterintelligence , which analyze the new tactics of criminal groups. In some cases, gangs have opted not to turn off the engines and instead have pulled the drivers out through the windows to evade engine-stop systems.
• Constant risk analysis , based on geographic data, schedules, cargo types, and the most affected routes.
• Human resources evaluation and process certification using national and international standards.

Nationwide, the food and beverage sector is the most affected, accounting for a third of all reported robberies. ANERPV’s analysis also shows that crimes occur primarily from Monday to Friday , and that organized crime’s operating patterns have evolved, with their methods becoming more sophisticated and their attacks concentrated during peak travel times.

“Today, more than ever, professionalism and a deep-rooted culture of prevention are needed. Logistics security must be planned from route design to the last mile. This is where technology, strategy, and data make the difference,” Villatoro explained.

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El cargo Risk of cargo theft is concentrated in the center and shoals apareció primero en T21.

The commercial real estate investment and services company, CBRE , reported that from January to September 2024, the net absorption of the Mexican Bajío region reached 540 thousand square meters (m2) , a figure that almost doubles that of the same period in 2023, while the commercialization of spaces or gross demand was 722 thousand m2 , which was mainly driven by land sale transactions, and the expansion of companies already established in the region.

In its MarketView report on the Bajío industrial real estate sector in the third quarter of 2024 (3Q24) , the firm noted that construction activity closed the third quarter with 612 thousand m2 ^under development, of which 30% is pre-leased.

He also indicated that demand for industrial space by tenants in the automotive and light manufacturing industries , which account for more than half of the demand, continues, and that figure is expected to remain high due to current negotiations.

According to information from the Ministry of Economy , during the first half of 2024 (1H24), the entities that make up the Bajío, that is, Aguascalientes, Guanajuato, Querétaro and San Luis Potosí, totaled three thousand 688 million dollars of Foreign Direct Investment (FDI) , with Guanajuato and San Luis Potosí being the largest recipients in the region.

“The Bajío region has been characterized by having an important automotive cluster. Automotive plants have been established in all four states, which have boosted the commercialization of industrial spaces,” said Rodrigo Folgueras, vice president of CBRE Mexico in the Bajío region.

At the close of 3Q24, Querétaro led gross demand with 41% , driven by diverse manufacturing tenant transactions. Meanwhile, Guanajuato was the second market with the highest gross absorption with 28% of the commercialization activity ; San Luis Potosí was in third position with 19% of the gross absorption driven by land sale transactions, CBRE reported.

In turn, the vacancy rate or availability remained with downward variations, since it closed said period at 3.4%, slightly lower compared to the same period in 2023, when it was 4.2 percent.

CBRE stated that construction activity has been characterized by the development of Build to Suit projects, closing 3Q24 with just over 612 thousand m2 under development , of which 30% are projects with these characteristics and are already pre-leased.

Developers have begun speculative building as demand is expected from industrial tenants in both light manufacturing and automotive. Light manufacturing and the automotive industry are expected to demand industrial space in the region, attracted by the logistical advantages, skilled workforce, as well as the infrastructure of industrial parks in the Bajío.

At the end of the period, the Bajío closed with an inventory of 14.1 million m2 , which represented an annual increase of 5%, with Querétaro and Guanajuato as the markets with the greatest inventory growth, being the first in which more than half of the new supply was concentrated from January to September 2024. 3Q24 closed with 612 thousand m2 of construction activity for delivery in the following six months.

Meanwhile, the vacancy rate closed at 3.4% in 3Q24, which was 0.9% less than at the end of 3Q23.

Due to the shortage of supply in markets in the north of the country, the Bajío continues to represent an opportunity for investors and companies looking for industrial space as a result of the relocation of companies in Mexico ( nearshoring ).

In addition, the dynamism of the automotive and light manufacturing sectors continues to drive the growing demand for industrial real estate in this region of Mexico.

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El cargo Automotive and Manufacturing Industries Drive Demand for Industrial Spaces in the Bajío apareció primero en T21.

SILAO, GTO.- With an investment of more than 500 million dollars (mdd), the new distribution center (cedis) of Walmart of Mexico and Central America (Walmex)  in this city in the Mexican Bajío region will have a social focus and will use Artificial Intelligence (AI) to automate and streamline its processes, which will put this building in line with the best logistics chains in the world, according to executives of the largest supermarket chain.

Gastón Wainstein, senior vice president of Real Estate Development and Supply Chain at Walmart of Mexico and Central America, said that the new facility will use the same technological resources as the distribution centers in the United States.

“We are bringing the same robotics company with the same technology that the United States is implementing right now; we are on par with what is happening in the best logistics chains in the world,” he stressed in an interview with T21.

During the laying of the first stone of this cedis, Wainstein added that the facility will be fully automated , from the entry to the exit of products, “from the time the supplier arrives until they are delivered to the stores.”

In this regard, he explained that there will be a palletizing reception system. “ We open the pallet and there the robots place the merchandise that comes on the pallets in different places in an intelligent manner and assemble the orders for each of the more than 600 stores that we are going to distribute from here,” he specified.

The cedis is expected to begin operating at the end of 2027 and plans to move up to one million boxes per day.

Regarding the investment of more than 500 million dollars, Wainstein said that this is probably the largest outlay that Walmart has made , due to the levels of automation that the new facility in Guanajuato will have.

He said that they chose Silao because of the strategic position of the municipality and in order to take advantage of the logistics potential of the region.

“There are logistical and investment-encouraging conditions that we believe are the right ones to be able to make a very long-term decision, because $500 million is not something that you can just make a mistake and take next week, this is an investment that is here to stay, it is an investment in the real economy; we believe that there are geographical, logistical and business conditions to be able to move forward,” he emphasized in an interview.

Social benefit of the new cedis

The event highlighted the social benefits of this new construction of Walmart of Mexico and Central America, one of which is that it will generate more than a thousand direct jobs , in addition to serving more than 600 stores in Zacatecas, Tamaulipas, Aguascalientes, Guanajuato, Michoacán, Querétaro, San Luis Potosí and Jalisco.

Javier Treviño, Senior Vice President of Corporate Affairs at Walmart of Mexico and Central America, emphasized that their purpose is to help people save and live better, something they have achieved over the course of 29 years, since they began operations in Guanajuato.

He added that they also seek to be a regenerative company by 2040 , which is why they implement sustainable actions in their processes.

Meanwhile, Carlos García, mayor of Silao, highlighted Walmart’s social responsibility, with the job creation that this new distribution center will bring.

In turn, Ignacio Caride, CEO and general director of Walmart of Mexico and Central America, highlighted that the retail firm’s growth plan is solid in the region and what they seek is to gain in discounts with a focus on low prices.

Gastón Wainstein said that Walmart’s social responsibility goes hand in hand with its workforce. “Today, 55% of our workforce are women , almost 5% of our workforce are people with disabilities, we have almost nine thousand people working in the company, we support all causes that have to do with diversity, with inclusion, with our way of fostering belonging,” he said.

During her participation, Libia Dennise García, governor of Guanajuato, highlighted Walmart’s investment in Silao, and said that this is what is sought, that there is more investment in the entity and that the companies that do so help with social development and promote the well-being of families.

The new facility will be one of the most advanced in Latin America and will join the network of 21 distribution centers that Walmart operates in Mexico and 11 in Central America.

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El cargo Walmart Opens Distribution Center in Silao with Technological and Social Focus; It Will Be the Most Automated apareció primero en T21.