local expertise. national reach. world class.

 How we assess the value of a property:

• Current in-place lease rates, terms, rights, responsibilities, and history
• Market rents, leasing sentiment, absorption figures, market cycle timing data and analysis
• Market, income, and replacement cost approaches to value
• Capital expenses, property condition, deferred maintenance
• Higher and best use of the property and potential value-add opportunities
• Competing property, recently sold comparable property, and transaction environment analysis
• Potential sales platforms and approaches
• Prospective buyer pool analysis
• Lending environment, maturity date and interest rate analysis

With the above factors taken into consideration to maximize values and proceeds from the sale of a property, our clients benefit! We believe in providing current market research along with industry trends to ensure our clients can make informed strategic decisions, so they are confident and have peace of mind.

 We have expertise in everything from determining space requirements and choosing a location that best meets your needs to negotiating your initial lease, lease renewal, and/or lease termination. When you look at a potential location in conjunction with other locations with others, you get the truth about the market as a whole so that you can choose the best property relative to the others. Even if you know everything pros and cons about a site, you don't necessarily know how it compares with other potential locations. Part of a tenant broker's job is to find multiple sites and help you compare them. You will get the reality about the market as a whole so you not only  choose a good location, but select the best one relative to the other options. You’ll save a lot of time, eliminate aggravation, and be able to focus on what is in your best interest while we address the tasks for which we have proven expertise. 

Lease Negotiation

•A common misconception is that there is little room for negotiations on lease renewals.

•The key to successful lease renewal negotiations, like many other business decisions, is timing. Knowing when to push or pull creates leverage and ultimately leverage is generating the best deal possible.

•Not all brokers are cut from the same cloth. Can you see through their list of impressive credentials to learn whom they really serve?

Because of the expense, tenants typically do not prefer to move, but ironically not all landlords know this. Convincing a landlord that you will move if you do not get the right deal is essential. On the landlord side of the coin, it is of great value when there is less than six months remaining to engage your tenant on a lease renewal. Why?, Because it takes time to move and less time remaining in the lease means the likelihood of the tenant vacating on the lease expiration date is less likely. This is why a third-party broker representing your best interests are important.

The lease negotiation process is part dance and part dog fight. The right intermediary between you and the landlord makes it easier to leverage your power in the negotiation which can save or earn you money now and for a long time to come.

Keeping the peace, this boxing contest between tenant vs. landlord can get intense as big dollars and property values are on the line. Having a third party commercial representative enables you to have a good relationship with the other side after the negotiation is completed. Don't box in the dark and don't step in the ring yourself, let a third party do it for you.

 Not to be confused with Owner/User sales. Investment sales is first about maximizing the net operating income of a commercial real estate asset and dividing that annual NOI number by the current market cap rate to provide a property valuation. The benefits of calculating net operating income are that it provides excellent insight into the potential revenue a property can generate on an ongoing basis. However, not all owners are created equal as the NOI is prone to be inconsistent as it depends on how the property is managed. Planning ahead is critical when selling an investment property. The second key factor to consider in investment sales is the capitalization rate or CAP rate is the ratio of NOI to the property asset value. Here is an overview of what to consider when underwriting a property and determining a property’s value:

• Lease Expiration(s) & Vacancy Rate - How stable is the NOI
• Entry & Exit Cap Rate - Along with the NOI, the capitalization rate is the biggest driver of the asset price.
• Rent and Expense Growth - Inflations
• Financing Terms – Is the cost of capital going up or down
• Capital Expenditure Reserves - Deferred maintenance

If you would like to know the value of your investment sale, I can provide a complementary broker opinion of value.

 Here's how our team can add value to your portfolio. 

1: Maximize the value

2: Maximize the income

3: Minimize Risk

Lease negotiations. Improving net operating income. Interfacing with property managers. Updating investors. There’s a lot to do at every stage of the deal cycle. Asset management consists of high-level decision-making for a subset of properties within a portfolio. Asset managers drive the business plan for their client's commercial real estate assets and oversee property management teams. They are responsible for leasing, capital improvements, budgeting, and financing.

Tenants, toilets, taxes, trash and termites are just some of the many item’s property owners can become tired of owning real estate or lose sight of the big picture items listed above. Click the link for a complimentary consultation on how we can help maximize value, income and minimize risk to your portfolio so you can focus on what your owners are passionate about.

Every lease of a commercial property will have the following in the contract:

1) Dates - Expiration and notices

2) Monies – Rent, scheduled increases and property expenses

3) Rights - Options, Subleasing, Expansions

4) Responsibilities - landlord vs tenant liabilities

5) HVAC units - maintenance and useful life remaining

These items need to be examined annually to maximize profits, potential and flexibility, while protecting your exposure.