Marketing a Commercial Property in a Challenging Location

Contributing Author: William F. “Felton” McLaughlin, CCIM, SIOR

When it comes time to sell a commercial property that sits in a challenged location, the first course of action for a seller and/or the listing broker should not be to wonder about the size of the discount that should be placed on the valuation of the property. Rather, focus your efforts on all characteristics of the property that are either unique or offer some sort of competitive advantage. If you can identify how these unique features benefit the user, you can market the challenging property more effectively. 

As the recent sale of a veterinary medical office building will show, we discovered some unique property attributes that helped the seller achieve a sale price close to the asking price. 

Continue reading Marketing a Commercial Property in a Challenging Location

Time To Lock In Returns

Contributing Author: Sean O’Shea

There has been a lot of discussion, recently, in broader investment circles, that we have come through ten years since the “Great Recession of 2008-2009,” and that some scale of a Recession is on the horizon, whether Q4 2019 or mid 2020, which suggests, a round of “defensive investing” may be in order.

Having come through this period of historically compressed cap rates (higher prices) across all asset classes, none has been more pronounced than the NNN retail sector of the real estate investment industry.

Immediately after the Great Recession, when debt sources were becoming more diverse, both debt and equity were available, in abundance, in the multi-family or recycled housing sector, since you had a new captive audience of former home owners (newly created renters) who, in some markets, actually rented their own prior homes from their new hedge fund landlords, who had swooped in and bought up bank REO assets en masse in certain markets like Phoenix.

Continue reading Time To Lock In Returns

Insurance Implications to the Triple Net Lease

Contributing Author: Mark Rogina, CPCU

Commercial property owners who lease out their buildings to others have multiple choices when designing the lease.  Even after the lease is designed, further consideration must be taken to determine the execution of the designed lease.

In the event a commercial property owner has chosen to utilize a triple net lease with their tenant, the next choice to be made is how to handle taxes, maintenance, and insurance costs.  The landlord has two options: 1) purchase their own insurance and pass through the cost of the policy to the tenant or 2) to allow the tenant to purchase their insurance directly.

The advantages to allowing a tenant to purchase commercial insurance for the property directly include:

Continue reading Insurance Implications to the Triple Net Lease

TOP CRE Brokers New Year Resolutions for 2019

Contributing Author: Jay Verro, CCIM

As we kick off a new year, we are always looking for ways to improve our brokerage services and provide the best possible experience for our clients. In 2019, we will be focusing on numerous things to continue being the best commercial real estate brokerage we can be. Setting guidelines and goals can help balance your calendar, while increasing your success and happiness throughout the year.

Continue reading TOP CRE Brokers New Year Resolutions for 2019

2019 NNN Forecast

Contributing Author: Sean O’Shea

As many much smarter ‘guys’ than me (and smarter women, too) are reviewing the last year; and struggling with Forecasts for 2019, at this time, there has been a lot of discussion about Fed Policy on rates and their impact.

Bloomberg had a recent interview with the legendary hedge fund and financial advisor, Stanley Druckenmiller, who was reviewing the last ten year era; and he was critical, then, (2009); and now, (2019) regarding rates and the liquidity implications of the unwinding of QE policies.

We think some useful language, is to characterize ‘asset bubbles’ or the asset inflation that these policies may have created as a real thing. Actually, many are referring to this period as the ‘Bernanke-Yellen Asset Inflation’ period.  

Continue reading 2019 NNN Forecast

2018 CRE In the Rearview Mirror

Contributing Author: Jay Verro, CCIM

Wow, another year is coming to an end already! Time to start wrapping up year end closings, preparing for the holidays and looking ahead to 2019.

2018 proved to be the year of the Fed Rate Hikes! While rate hikes have been predicted for several years, they occurred this year. By comparison, the Fed Fund Rate was 1.0% in Q12017 and 1.5% in December 2017. In 2018, the first 3 quarters saw 0.25% increases with another 0.25% increase anticipated this month. It’s realistic that we’ll end 2018 at 2.5%. Many are forecasting another 0.5% increase in both 2019 and 2020, while others forecast a potential reversal in the continued upward rate trends.

Continue reading 2018 CRE In the Rearview Mirror

Start Using these 5 Tools to Grow Your Brand and Be More Productive

Contributing Author: Levi Steier

As a commercial real estate (CRE) broker or salesperson, you may operate as part of a group, however, you are also an independent contractor, and in many ways, operating your own business. This means you should be developing a marketing strategy of your own, in conjunction with your firm’s marketing plan, to help you grow your personal brand, get more listings, and become a leader in your market and/or area of specialization.

There are many great tools available to help business owners leverage technology, and this is equally true for marketing yourself, growing your brand, and measuring your efforts.

Here are some tools you might want to consider adding to your toolkit.

Continue reading Start Using these 5 Tools to Grow Your Brand and Be More Productive

Flood Insurance Vs. Water Backup Coverage

Water can cause some of the most extensive damage to commercial buildings.  Knowing this, many business owners would like coverage in the event that their building is damaged by water.  However, business owners would be surprised to learn that most commercial policies do not provide coverage for water/sewer backup or for traditional flooding. Sometimes these coverages can be provided by endorsement to the commercial property policy, while other times a separate policy will need to be purchased to provide coverage.

To begin, it’s important to define the terms and understand the difference between the two causes of loss:

Continue reading Flood Insurance Vs. Water Backup Coverage

End of Year 2018 Wrap up for CRE

2003-2005 “Irrational exuberance” a la Greenspan, now famous quote;

2008-2010 Great Recession and aftermath:  PTSD for many of us;

2016-2018 Recovery being fully realized after almost a decade;

2019-2020 And Beyond: A measure of Uncertainty???????

With the marking of George H.W. Bush’s passing, we are afforded, yet, another “Opportunity to take stock.”

For those readers and investors who were beneficiaries, in this past year of the Tax and Jobs Act of 2018, I suspect, we can readily acknowledge the positive impacts of stock market valuations, due, in part, to share buy backs; and, shortly, when we do our taxes at new rate structures.   The Economy has continued… (Is it sustainable?).  The introduction of Opportunity Zone Funds, as once-in-a lifetime tax incentives, if properly executed, are also very encouraging.

Continue reading End of Year 2018 Wrap up for CRE

Top 10 Suggestions for Selling Commercial Property

Congratulations, you successfully signed up a new listing, now you have to perform and sell the listing. If you are looking to perform quickly, to the best of your abilities, and acting in the best interest of your client you should be open to cooperating with other brokers. This can have some drawbacks, as brokers have overlapping clients, but overall the more people working on a listing the greater the chances the deal turns into a transaction and closes. Also, half of a commission is better than no commission. In today’s market buyers are coming from all over the place, not just other states but outside the country as well. In order to reach more buyers and increase leverage as a seller’s agent you have to reach a large audience and create buyer demand.

Here are our Top 10 Suggestions for Selling Commercial Real Estate: Continue reading Top 10 Suggestions for Selling Commercial Property

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