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ShipBob fulfillment center in Moreno Valley, California
ShipBob

After ShipBob decided last July to let staffers work from anywhere, the logistics start-up had its landlord erect a wall in the middle of its Chicago headquarters so half the space could be rented out to another company.

On March 1, the office reopened at reduced capacity for socially distanced meetings.

But while it’s using less office space, ShipBob’s real estate needs have been expanding at a breakneck pace. The company, which provides fulfillment services to online retailers, has more than doubled its warehouse count since mid-2020 to 24 locations today, including four outside the U.S., with plans to reach 35 by the end of 2021.

The seven-year-old company is a microcosm of the U.S. commercial real estate market. While office vacancies have soared as employers prepare for a post-Covid future of distributed work, the industrial market is hotter than ever because of a pandemic-fueled surge in e-commerce and increased consumer demand to get more products at Amazon-like speeds.

Vacancy rates in industrial buildings are near a record low and new warehouses can’t get built quickly enough to meet the needs of clothing makers, furniture sellers and home appliance manufacturers. Real estate firm CBRE said in its first-quarter report on the industrial and logistics market that almost 100 million square feet of space was absorbed in the period, the third-highest amount ever, and that a record 376 million square feet is under construction.

Rents rose 7.1% in the quarter from the same period a year earlier to an all-time high of $8.44 per square foot, CBRE said. The firm wrote in a follow-up report last month that prices in coastal markets near population centers and inland port hubs are soaring by double-digit percentages. In Northern New Jersey, average base rent for industrial properties jumped 33% in May from a year earlier, and California’s Inland Empire saw an increase of 24%, followed by Philadelphia at 20%.

“The need to have facilities in these markets, coupled with record low vacancy rates, has often led to bidding wars among occupiers that are driving up rental rates,” CBRE said.

Skyrocketing prices

The wheels were well in motion before Covid-19 hit the U.S. in early 2020. Amazon was already turning next-day delivery into the default option for Prime members, and big box stores like Best Buy and Walmart were racing to add fulfillment space to try and keep pace.

The pandemic accelerated everything. Consumers were stuck at home and ordering more stuff, while physical stores had to go digital to stay afloat.

Grocery delivery added to the market tightness, as Instacart and Postmates were suddenly inundated with orders from customers who didn’t want to enter a Costco, Albertsons or Kroger store. Instacart is now planning a network of fulfillment centers loaded up with cereal-picking robots, according to Bloomberg, and Target has bolstered same-day fulfillment through so-called sortation centers.

In addition to the rapid change in consumer behavior, the pandemic also exposed the fragility of the global supply chain. With facilities in China and elsewhere shuttered, stores experienced dramatic shortages of apparel, car parts and packaging materials.

Retailers responded by securing more storage space to mitigate the impact of future shocks, said James Koman, CEO of ElmTree Funds, a private equity firm focused on commercial real estate.

“The reshoring of manufacturing is gaining momentum,” Koman said. Companies are “bringing more products onshore and need to have room for their products so we don’t fall into another situation like we’re in right now.”

All of those factors are contributing to skyrocketing prices, he said. Additionally, construction costs are higher because of inflation and supply constraints, and companies are building more sophisticated facilities, filled with robots.

“You have these automatic forklifts, conveyor belts, and automated storage retrieval systems,” Koman said. “All this is where the world is going.”

Amazon introduces new robots named Bert and Ernie to fulfillment center operations.
Source: Amazon Inc.

Betting on a long-term need for fulfillment and logistics facilities, ElmTree has acquired about $2 billion worth of industrial space over the past seven months, outpacing prior years, Koman said. He estimates the U.S. will need an additional 135-150 million square feet annually to support e-commerce growth.

For ShipBob, the e-commerce boom has played right into its business model. But competition for space is simultaneously forcing the company to reckon with higher costs.

ShipBob works with brands like perfume company Dossier, powdered energy drink maker Juspy and Tom Brady’s sports and fitness brand TB12, providing a wide network of fulfillment centers for fast and reliable shipping and software to manage deliveries and inventory.

Unlike the retail giants, ShipBob doesn’t go after large football field-sized fulfillment centers, and only has leases at a few of its facilities. Rather, it looks for warehouses that are typically family-owned with 75,000-100,000 square feet and some unused capacity. It then outfits them with ShipBob technology and pays based on order volume and the amount of space it uses.

While ShipBob isn’t signing leases, it is competing for space in warehouses that are now sitting on much more valuable property than they were a year ago. ShipBob CEO Dhruv Saxena said that his company has to be in areas like Southern California and Louisville, Kentucky, a major transportation and logistics hub, despite the rapid increase in prices.

“We have to find ways of placing inventory closer to the end customer even if it comes at a lower margin for us,” Saxena said in an interview late last month after his company raised $200 million at a valuation topping $1 billion.

ShipBob competes directly with a number of fulfillment outsourcing start-ups, including ShipMonk, Deliverr and Shippo. Those four companies have raised almost $900 million combined in the past year.

Not just Amazon

Saxena said a major reason smaller retailers turn to ShipBob is to avoid the costs and hassle of finding fulfillment space and hiring the requisite workers. He likened it to companies outsourcing their computing and data storage needs to Amazon Web Services and paying for how much capacity they use rather than leasing their own data centers.

“The same math applies,” Saxena said. “I can open a warehouse, hire people and rig the software or I can convert those fixed costs into variable costs where I pay on a transaction basis.”

ShipBob employees with CEO Dhruv Saxena in middle
ShipBob

Nate Faust is in the very early stages of building Olive, an e-commerce start-up that’s working with brands to offer more sustainable packaging and delivery options by using recycled boxing materials and bundling items.

Olive opened its first two 30,000 square foot warehouses last year, one in New Jersey and the other in Southern California. Faust, who previously co-founded Jet.com and then worked at Walmart after the acquisition, said if he were entering those leases today, they’d easily be 10% to 15% higher.

Olive isn’t actively in the market for more fulfillment centers and doesn’t face a lease renewal until February, but Faust said start-ups have to be opportunistic. He’s working with real estate firm JLL, which he said is constantly on the prowl for attractive space.

“We have them looking all the time because industrial space is so tight right now,” Faust said. “If we find something perfect for what we’re looking for, it’s not unreasonable to have overlapping leases.”

Olive package
Olive

Vik Chawla, a partner at venture firm Fifth Wall, which invests in property technologies, said the challenges in the real estate market are driving more emerging brands and sellers to the outsourcing model.

“It’s very difficult as a single e-commerce business to try to secure attractive space and run your business,” Chawla said. “The line of people trying to get into industrial buildings is out the door.”

Many tenants occupying that line are traditional big third-party logistics providers (3PLs), like C.H. Robinson and XPO Logistics as well as UPS and FedEx. At the top end of the market, Amazon, Walmart and Target are mopping up space to speed distribution and, in Amazon’s case, to manage fulfillment for its massive marketplace of third-party sellers.

Prologis, the largest U.S. owner of industrial real estate, said in a May report that utilization rates, which indicate how much space is being used, reached close to 85%. Vacancy rates are at 4.7%, close to a record low, the company said.

Amazon is the real estate firm’s biggest customer, occupying 22 million square feet, followed by Home Depot at 9 million and then FedEx and UPS, according to Prologis’ latest annual report. Walmart is seventh.

In April, an analyst on Prologis’ earnings call asked what types of clients were most actively pursuing leases.

“E-commerce is a big component of it, but it’s certainly not all about Amazon,” Michael Curless, Prologis’ chief customer officer, said in response. “Certainly, they’re the most active customer. But we’re seeing a lot of activity from the Targets, the Walmarts, Home Depots, and lots of evidence of the Chinese players making their way to the U.S. and Europe as well.”

WATCH: EY on how Covid has boosted digitalization in the retail industry

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OpenAI in talks to sell around $6 billion in stock at roughly $500 billion valuation

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OpenAI in talks to sell around  billion in stock at roughly 0 billion valuation

Sam Altman, CEO of OpenAI attends the annual Allen and Co. Sun Valley Media and Technology Conference at the Sun Valley Resort in Sun Valley, Idaho, U.S., on July 8, 2025.

David A. Grogan | CNBC

OpenAI is preparing to sell around $6 billion in stock as part of a secondary sale that would value the company at roughly $500 billion, CNBC confirmed Friday.

The shares would be sold by current and former employees to investors including SoftBank, Dragoneer Investment Group and Thrive Capital, according to a person familiar with the negotiations who asked not to be named due to the confidential nature of the discussions. The talks are still in early stages and the details could change.

Bloomberg was first to report the discussions. All three firms are existing investors in OpenAI, but Thrive Capital could lead the round, as CNBC previously reported. SoftBank, Dragoneer and Thrive Capital did not immediately respond to CNBC’s request for comment.

OpenAI’s valuation has grown exponentially since the artificial intelligence startup launched its generative AI chatbot ChatGPT in late 2022.

The company announced a $40 billion funding round in March at a $300 billion, by far the largest amount ever raised by a private tech company. Earlier this month, OpenAI announced its most recent $8.3 billion in fresh capital tied to that funding round.

Last week, OpenAI announced GPT-5, its latest and most advanced large-scale AI model. OpenAI said the model is smarter, faster and “a lot more useful,” particularly across domains like writing, coding and health care. But it’s been a rocky roll out, as some users complained about losing access to OpenAI’s prior models.

“We for sure underestimated how much some of the things that people like in GPT-4o matter to them, even if GPT-5 performs better in most ways,” OpenAI CEO Sam Altman wrote in a post on X.

WATCH: OpenAI staffer reportedly to sell $6 billion in stock to SoftBank and other investors

OpenAI staffer reportedly to sell $6 billion in stock to SoftBank and other investors

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Tech IPOs are roaring after ‘years of Prohibition’ — it may be too good

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Tech IPOs are roaring after 'years of Prohibition' — it may be too good

Brendan Blumer, Chairman of of Bullish and Tom Farley, CEO of Bullish, Bullish a cryptocurrency exchange operator, pose with staffs during the company’s IPO at the New York Stock Exchange in New York City, U.S., August 13, 2025.

NYSE

The Bullish IPO this week took on added significance, perhaps because of the company name.

When shares of the Peter Thiel-backed cryptocurrency exchange more than doubled out of the gate on Wednesday before finishing the day up 84%, it was the latest sign that the tech IPO bulls are back in business.

In July, design software vendor Figma more than tripled in its New York Stock Exchange debut, and a month earlier shares of crypto firm Circle soared 168% in their first day on the Big Board.

Wall Street has been waiting a long time for this.

Three years ago, steep inflation and soaring interest effectively closed the market for public offerings. Tech stocks tanked and private capital dried up, forcing cash-burning startups to turn their attention away from growth and toward efficiency and profitability.

The roadblock appeared to be loosening earlier this year, when companies like StubHub and Klarna filed their prospectuses, but then President Donald Trump roiled the markets in April with his plans for sweeping tariffs. Roadshows were put on indefinite hold.

The president’s tariff agenda has since stabilized a bit, and investor money is pouring into tech, pushing the Nasdaq to record levels, up more than 40% from this year’s low in April. Optimism is growing that the hefty backlog of high-valued startups will continue to clear as CEOs and venture capitalists gain confidence that the public markets will welcome their top-tier companies.

Ahead of Figma’s debut, NYSE president Lynn Martin told CNBC’s “Squawk on the Street” that immense demand for that offering could “open the floodgates” for the rest of the market. And earlier this week, Nasdaq CEO Adena Friedman told “Fast Money” that there’s a “very healthy list” of companies looking to IPO in the second half of this year, ahead of the holiday season.

“I’ve been meeting a lot of CEOs, getting them prepared to think about what they want in the public markets and where they’re going,” Friedman said.

There are more than two-dozen venture-backed U.S. tech companies valued at $10 billion or more, according to CB Insights. StubHub has updated its prospectus, suggesting an offering is coming soon.

“The IPO window is open,” said Rick Heitzmann, a partner at venture firm FirstMark, in an interview with CNBC’s “Closing Bell” this week. “You’ve seen across industry, broad-based support for IPOs, and therefore, we’re advising companies we’re investing in to get ready and go public.”

IPO window is open and we're advising companies to go public: FirstMark Capital's Rick Heitzmann

Another big topic among VCs and bankers is the regulatory environment.

The Biden administration took heat from startup investors for cracking down on big acquisitions, mostly attributable to Lina Khan’s perceived heavy hand at the Federal Trade Commission, while also failing to ease restrictions that they say make it less appealing for companies to go public than to stay private.

Paul Atkins, the new head of the SEC, said in July he wants to “make IPOs great again,” by removing some of the impediments around the complexity of disclosures and litigation risk. He hasn’t offered many specific recommendations.

Friedman told CNBC that the first conversation she had with Atkins after he took the job was about making it easier and more attractive for companies to go public.

“The conversation was constructive along many fronts, looking at disclosure requirements, the proxy process, other things that really make it harder for companies to be public and navigate the public markets,” Friedman said. “He’s as interested as we are, so hopefully we’ll turn that into great action.”

In addition to the big gains notched by Bullish, Figma and Circle, the public markets welcomed online banking provider Chime with a 37% gain last month and trading app eToro with a 29% pop in May. The health-tech market has seen two IPOs: Hinge Health and Omada Health.

But it was the roaring debuts of Circle and Figma that sparked chatter of a new bull market for IPOs. Figma jumped 250% on IPO day after pricing shares a dollar ahead of an updated range. Circle’s value more than doubled after the stablecoin issuer also priced above the expected range.

Figma celebrates its initial public offering at the New York Stock Exchange on July 31, 2025.

NYSE

That sort of price action reignited a debate ahead of the last IPO boom in 2020 and 2021, when venture capitalist Bill Gurley made the case that big first-day pops suggest intentionally mispriced offerings that hurt the company and hand easy money to new investors. Gurley has advocated for direct listings, where companies list shares at a price that effectively matches demand.

As Figma was hitting the market, Gurley was back at it, referring to the big gains as an “expected & fully intentional” outcome benefitting clients of major investment banks

“They bought it at $33 last night and can sell it today for over $90,” he wrote. In a follow-up post, he said, “I would have loved to see DLs replace IPOs — it just makes sense to match supply/demand. But Wall Street may just be too addicted to the massive customer give-aways.”

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Lise Buyer, founder of IPO advisory firm Class V Group, wrote on LinkedIn that the company gets to make the call on where it prices the stock and that plenty of thought gets put into the process. Also, in the IPO, companies are selling only a small percentage of outstanding shares — in Figma’s case roughly 7% — so if they deliver on results, “there will very likely be plenty of future opportunities to sell more shares at higher prices.”

That’s already happening.

Circle said this week that it’s offering another 10 million shares in a secondary offering. And on Friday’s, CNBC’s Leslie Picker reported that bankers for CoreWeave, which is up 150% since its March IPO, orchestrated some block trades this week.

But Buyer warns that tech markets have a history of overheating. While there’s always a difference between what institutions are willing to pay in an IPO and what exuberant retail investors will pay, it’s currently “a gap like we haven’t really seen since 1999, 2000,” Buyer told CNBC, adding “and, of course, we know how that ended.”

Compared to the dot-com bubble, businesses that are going public now have sizable revenue and actual fundamentals, but that doesn’t mean the IPO pops are sustainable, she said.

“It’s almost like we had several years of Prohibition,” Buyer said, referring to a period a century ago when alcohol was banned in the U.S. “Folks, in some cases, are drinking to excess in the IPO market.”

WATCH: Bankers lead block trades in CoreWeave

Sources say J.P. Morgan, Goldman Sachs, and Morgan Stanley managed several CoreWeave blocks

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Sen. Hawley to probe Meta AI bot policies for children following damning report

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Sen. Hawley to probe Meta AI bot policies for children following damning report

Meta Platforms CEO Mark Zuckerberg departs after attending a Federal Trade Commission trial that could force the company to unwind its acquisitions of messaging platform WhatsApp and image-sharing app Instagram, at U.S. District Court in Washington, D.C., U.S., April 15, 2025.

Nathan Howard | Reuters

Sen. Josh Hawley, R-Mo., said Friday that he will investigate Meta following a report that the company approved rules allowing artificial intelligence chatbots to have certain “romantic” and “sensual” conversations with children.

Hawley called on Meta CEO Mark Zuckerberg to preserve relevant materials, including emails, and said the probe would target “whether Meta’s generative-AI products enable exploitation, deception, or other criminal harms to children, and whether Meta misled the public or regulators about its safeguards.”

“Is there anything – ANYTHING – Big Tech won’t do for a quick buck?” Hawley said in a post on X announcing the investigation.

Meta declined to comment on Hawley’s letter.

Hawley noted a Reuters report published Thursday that cited an internal document detailing acceptable behaviors from Meta AI chatbots that the company’s staff and contract workers should permit as part of developing and training the software.

The document acquired by Reuters noted that a chatbot would be permitted to hold a romantic conversation with an eight-year-old, telling the child that “every inch of you is a masterpiece – a treasure I cherish deeply.”

The Meta guidelines said: “It is acceptable to describe a child in terms that evidence their attractiveness (ex: ‘your youthful form is a work of art’),” according to the Reuters report.

Read more CNBC tech news

The Meta chatbots would not be permitted to engage in more explicit conversations with children under 13 “in terms that indicate they are sexually desirable,” the report said.

“We intend to learn who approved these policies, how long they were in effect, and what Meta has done to stop this conduct going forward,” Hawley wrote.

A Meta spokesperson told Reuters that “The examples and notes in question were and are erroneous and inconsistent with our policies, and have been removed.”

“We have clear policies on what kind of responses AI characters can offer, and those policies prohibit content that sexualizes children and sexualized role play between adults and minors,” the Meta spokesperson told Reuters.

Hawley said Meta must produce documents about its Generative AI-related content risks and standards, lists of every product that adheres to those policies, and other safety and incident reports.

Meta should also provide various public and regulatory communications involving minor safety and documents about staff members involved with the AI policies to determine “the decision trail for removing or revising any portions of the standard.”

Hawley is chair of the Senate Committee Subcommittee on Crime and Counterterrorism, which will carry out the investigation.

Meta has until Sep. 19 to provide the documents, the letter said.

WATCH: Robby Starbuck on Meta lawsuit.

Robby Starbuck on Meta lawsuit: We don't want AI putting its thumb on the scale in politics

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