Hickory, North Carolina
Forsite Development acquired the former Hickory Business Furniture (HBF) property in the foothills of western North Carolina with a clear objective: repurpose a legacy furniture manufacturing campus into flexible, tenant-ready industrial space that could support a range of modern operations.
The site spans approximately 15 acres and includes three buildings of varying size, layout, and capability. Rather than waiting for a single tenant to absorb an entire facility, Forsite pursued a more strategic approach—subdividing space where it made sense, upgrading critical infrastructure, and tailoring each area to the operational needs of future tenants.
To lead the on-site redevelopment and execution, Forsite tapped Greg Lowman, Director of Facilities, whose more than 20 years of construction and facilities management experience—including prior involvement with the HBF site—played a critical role in shaping the project’s success.
The Challenge
The Hickory Business Furniture campus was not a distressed property. The buildings had been maintained and were structurally sound. However, the challenge wasn’t about repairing damage—it was about repositioning a single-user manufacturing site into a multi-tenant industrial environment without introducing unnecessary friction for incoming businesses.
Key challenges included:
- Three buildings with different ceiling heights, layouts, and compartmentalized interiors
- A need to support multiple tenants across the campus, eventually totaling five companies
- Converting former furniture production space into environments suitable for:
- office and administrative teams
- distribution and warehousing
- light manufacturing and assembly
- Upgrading flooring and access to support heavy forklift traffic, racking, and logistics
- Coordinating fast-moving construction timelines while managing multiple contractors on site
The most complex task centered on the largest building, which needed to be divided into three functional tenant spaces, each with distinct operational requirements.
The Approach
Forsite approached the redevelopment with a practical, tenant-first mindset—one grounded in listening, decisiveness, and a willingness to tackle challenges head-on.
“No obstacle is too high. If it has to happen, we’re not scared of it.”
— Greg Lowman, Director of Facilities
Rather than imposing a standard layout or over-engineering the space, Forsite treated each walkthrough as a working session. The goal was to understand how tenants actually operate—how people move through the building, where equipment flows, and what constraints would matter on day one.
“During the walk-around, you ask pointed questions: What do you need? What does your operation consist of?”
Those conversations shaped every major decision—from space allocation and wall removal to flooring upgrades and access improvements—ensuring that modifications aligned with real operational needs rather than assumptions.
Planning for Multiple Tenants
The largest building ultimately became home to three different companies, each with a unique use case:
- Hickory Business Furniture (HBF) retained a primarily office-based footprint with limited warehousing.
- Factory Motor Parts, a distribution operation, required durable warehouse space with minimal office build-out.
- ModuForm, the sole manufacturer in the building, needed CNC capacity, assembly areas, dust control, and efficient material flow.
“Three companies with three different needs… you listen, ask the right questions, and build around what they actually do.”
Forsite carved out spaces that fit each tenant’s workflow while maintaining flexibility across the building. The result was a facility that feels purpose-built for each operation without locking the property into a single long-term use.
Solving the Hard Parts
Opening Up the Space
One area of the building had been divided by a floor-to-ceiling wall that limited visibility and access between two large sections. While the square footage existed, the separation made the space feel constrained and less attractive to prospective tenants.
Forsite removed the wall entirely, transforming segmented areas into a large, contiguous footprint that immediately improved usability and leasing appeal.
From Wood Flooring to Forklift-Ready Concrete
Legacy wood flooring—once appropriate for furniture operations—posed a major limitation for modern industrial use. Multiple tenants required forklift access throughout the building, making the flooring incompatible with daily operations.
Forsite made the call to remove the wood flooring and rebuild the surface for durability and load capacity.
A Creative Concrete Solution
Further complicating the project, portions of the building had only a three-inch concrete slab, insufficient for heavy industrial traffic. Replacing the slab entirely or pouring significantly thicker concrete would have increased costs substantially.
Instead, Forsite implemented a targeted solution:
- verified slab depth through testing
- applied a concrete bonding agent
- poured an additional three-inch slab over the existing surface
- created a reinforced, forklift-capable floor without unnecessary overbuild
Even experienced contractors approached the solution cautiously due to the scale and risk, but careful planning and coordination paid off. The finished floors now support heavy forklifts and racking while maintaining a clean, durable finish.
Access That Makes the Deal Work
For Factory Motor Parts, exterior access was critical. The tenant required a 30,000-pound drive-in ramp to allow large equipment to enter the building—an item that would determine whether the lease moved forward.
Forsite adjusted the site layout, removed select landscaping, and constructed the ramp to meet the tenant’s operational needs—another example of prioritizing function over convenience when it matters most.
Execution Under Tight Timelines
Delivering space quickly required more than sequencing—it required coordination. Multiple contractors worked simultaneously across demolition, concrete, structural modifications, and build-outs.
Rather than slowing progress by limiting activity, Forsite focused on orchestration—ensuring trades could operate in parallel without interfering with one another. Clear direction, trusted contractors, and decisive planning kept the project moving while maintaining quality.
Results & Impact
Today, the former Hickory Business Furniture campus supports five tenants across three buildings, including:
- one large building successfully divided among three distinct operations
- two additional buildings leased to single tenants
The redevelopment delivered tangible operational improvements:
- forklift-ready flooring across key areas
- improved circulation and visibility through wall removal
- tenant-specific layouts aligned with real workflows
- upgraded access points that support logistics and equipment movement
More importantly, the project reinforced Forsite’s long-term philosophy: creating spaces that feel like a “happy home” for tenants encourages longer commitments, stronger relationships, and more stable assets.
Looking Ahead
The Hickory Business Furniture redevelopment reflects Forsite’s ability to take a well-maintained legacy facility and reposition it for modern industrial use without unnecessary waste or overbuild.
As Hickory continues evolving beyond its historical roots in furniture and textiles, adaptive reuse projects like this one play a key role in supporting new industries, job growth, and long-term economic stability.
For tenants or property owners considering similar redevelopment, Forsite’s approach remains consistent: start with a conversation, define real operational needs, and build solutions that turn constraints into capability.