Property Manager

Blue Dock Holdings; Indianapolis (IN); On-site; USD 70,000 - 95,000; Full time

Job summary

Blue Dock Holdings in Indianapolis is seeking a hands-on, on-site Property Manager to oversee roughly 300,000 square feet of multi-tenant industrial and flex space across around 80 units. You will be the owner’s primary contact for tenants, vendors, and contractors, ensuring the physical condition, operational performance, and tenant satisfaction align with the business plan.

The ideal candidate is a self-directed operator who thrives in a high-unit-count environment, takes ownership of the

Qualifications

• 3+ years of property management, facilities, or building-operations experience.
• Mechanical aptitude and understanding of building systems (HVAC, roofing, dock equipment, electrical, plumbing).
• Excellent organizational and interpersonal skills with a tenant-service mindset.
• Self-motivated and able to work independently on-site with minimal supervision.
• Proficiency with basic computer applications and budgeting with invoice processing; valid driver’s license and ability to travel between buildings.

Responsibilities

• Conduct regular inspections of buildings, units, common areas, parking lots, and grounds to ensure safety and presentability.
• Coordinate routine, preventive, and emergency maintenance; respond to tenant service requests.
• Manage turnovers and keep units show-ready to support leasing velocity.
• Oversee utility accounts and coordinate tenant setup/transfer at move-in/out.
• Monitor and coordinate lease compliance and insurance certificates; report issues to Asset Management.
• Assist with annual operating budget and track expenses against budget.
• Support rent collection efforts and maintain organized lease/vendor records.
• Respond to after-hours emergencies as on-call contact when needed.

Skills

Property management

Tenant relations

Vendor management

Budgeting

Communication

Tools

Yardi

Excel

Job description

About The Company

Blue Dock is a rapidly growing commercial real estate investment company with over 1.6M SF of commercial real estate featuring 300+ tenants. We acquire and operate multi-tenant industrial and commercial properties and take a hands-on, detail-oriented approach to leasing and value creation.

Position Summary

We are seeking a hands-on, on-site Property Manager to oversee the day-to-day operations of its Indianapolis portfolio – approximately 300,000 square feet of multi-tenant, small-bay industrial and flex space across roughly 80 separately metered units. Based on-site, the Property Manager is the owner’s primary point of contact for tenants, vendors, and contractors and is responsible for the physical condition, operational performance, and tenant satisfaction of the portfolio. Because the portfolio is being actively repositioned to market rents through light cosmetic and capital improvements and an active leasing program, this role plays a direct part in executing the business plan – keeping units show-ready, turning space quickly, and supporting leasing velocity. The ideal candidate is a self-directed operator who thrives in a high-unit-count, small-bay environment, takes ownership of the property, anticipates issues before they become problems, and always represents the company with professionalism and integrity.

Key Responsibilities

Property Operations & Maintenance

• Conduct regular physical inspections of all buildings, units, common areas, parking lots, and grounds to ensure the portfolio is well-maintained, safe, and presentable.
• Coordinate and oversee routine, preventive, and emergency maintenance and repairs; respond promptly to tenant service requests and maintenance issues.
• Perform or arrange minor repairs and general upkeep (e.g., lighting, doors, dock equipment, minor plumbing) and upscale larger capital items to Asset Management.
• Monitor building systems – HVAC, roofing, overhead doors, life-safety, lighting, and utilities – and track preventive maintenance schedules.
• Oversee snow removal, landscaping, parking-lot maintenance, and general site appearance.
• Manage separately metered utility accounts, including coordinating tenant utility setup and transfer at move-in and move-out.

Tenant Relations

• Serve as the primary on-site point of contact for tenants, building and maintaining strong, professional relationships.
• Address tenant questions, concerns, and complaints promptly and follow through to resolution.
• Coordinate tenant move-ins and move-outs, including unit inspections, key/access management, and documentation of unit condition.
• Support lease compliance by monitoring tenant use, insurance certificates, and adherence to lease terms; report issues to Asset Management.
• Manage a high volume of small-bay tenant relationships across the portfolio, balancing responsiveness with consistent, disciplined enforcement of lease standards.

Vendor & Contractor Management

• Solicit bids, engage, schedule, and supervise third-party vendors and contractors (janitorial, landscaping, HVAC, roofing, electrical, etc.).
• Verify quality and completion of vendor work and ensure proper insurance and licensing are on file.
• Obtain competitive bids for repairs and capital projects and make cost-conscious recommendations to ownership.

Financial & Administrative

• Assist Asset Management with the annual operating budget and operate the property within approved budget parameters.
• Review, code, and approve invoices; track expenses against budget and flag variances.
• Support rent collection efforts and communicate delinquencies to Asset Management.
• Maintain organized records of leases, vendor contracts, warranties, service histories, and property files.
• Provide periodic property status reports to ownership and promptly communicate significant issues.

Leasing Support, Safety & Compliance

• Support leasing activity by keeping vacant units show-ready and coordinating access for brokers and prospective tenants.
• Execute and oversee light cosmetic and capital improvements (paint, lighting, signage, and unit/dock refresh) that improve presentation and support the repositioning of rents to market.
• Turn vacated units quickly to minimize downtime and support the portfolio’s lease-up to market rents.
• Oversee tenant improvement and turnover work in coordination with Asset Management and contractors.
• Ensure the property complies with applicable codes, safety standards, and life-safety requirements; maintain a safe environment for tenants and visitors.
• Respond to after-hours emergencies as needed and serve as the on-call contact for urgent property matters.

Qualifications

• 3+ years of property management, facilities, or building-operations experience, preferably with commercial or multifamily real estate.
• Mechanical aptitude and a working understanding of building systems (HVAC, roofing, dock equipment, electrical, plumbing).
• Excellent organizational, communication, and interpersonal skills, with a tenant-service mindset. Individual should be customer service focused.
• Self-motivated and able to work independently on-site with minimal day-to-day supervision.
• Proficiency with basic computer applications (email, spreadsheets) and Yardi; experience with budgets and invoice processing.
• Valid driver’s license, reliable transportation, and the ability to travel between buildings within the portfolio.
• Ability to perform the physical requirements of the role, including walking the property, climbing stairs and ladders