Selling Buildings

COMMERCIAL REAL ESTATE

Our list of contacts are always interested in hotels, liquor stores, restaurant buildings, office buildings, convenience stores, and free-standing buildings. We have one thought in mind when helping our clients: "We would not recommend a property if we would not buy it ourselves." This is why we evaluate every purchase and come close to appraising every purchase or sale by reviewing and presenting comps to you.

We help with buying and selling buildings. We use our experience in purchasing real estate, building out commercial spaces, and evaluating costs vs income. Cliff Bramble is a Georgia REALTOR specializing in commercial, parcels, residential, and restaurants.

How much is my building worth?

The single most important question to any commercial building owner are the words, "How much is my building worth?" Our answer, is "It's not that easy." Part of our valuation is by us reviewing several areas. (Income Cap, Sales Comp and Cost Approach) The first could be the local comps in the area. Then, we will review the income valuation on an annual basis. We also look at the highest and best use scenario. And lastly, we will look at the cost approach of what somebody would pay for building the same type of structure.

Once we complete our discovery, we sit down and begin to analyze the information. Part of our discovery is also researching the local area and the opportunities for the building. Through our software we subscribe to, we can search through millions of sales, neighborhoods, zip codes, cities, and counties to get the best results and arrive at a valuation. We would love to help you too.

Find out what your building is worth by completing the form.

It only takes 60 seconds!

Name *

First

Last

Email *

Phone Number *

* Indicates required field

Do you have a tenant in the property? *

What type of tenant is in the building? (Restaurant, auto repair, retail?) *

How long is the lease? *

What is the tenant paying for the monthly lease? (Including CAM, Taxes, & Insurance? *

Do you have a mortgage? *

How many square feet are in the building? *

How big is the land in square feet or acreage? *

How long have you owned the building? *

Are you ready to sell or just thinking? *

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Restaurant Buildings

What Is a Cap Rate? A cap rate expresses an anticipated annual return on an investment.

How Is a Cap Rate Calculated? In order to calculate a cap rate, an investor needs to be in possession of two data points: the asset’s market value or asking price, and the property’s net operating income (NOI). A property’s NOI is established by starting with its annual revenue and subtracting annual expenses related to operating and managing the asset before debt service.

Liquor Store Buildings

Commercial Office Buildings

Most tenants have specific requirements when leasing a new space, whether its office, retail or warehouse, and will typically require modifications in order for the space to suit their needs. To attract prospective tenants, commercial owners will often offer a tenant improvement allowance; but what is a tenant improvement allowance?
A tenant improvement allowance (or TI allowance) is a monetary sum provided by the landlord to the tenant that pays for all or some portion of the build-out for a commercial space. By minimizing your out-of-pocket expenses, a TI allowance can help you create a space that fulfills your particular requirements or preferences.

Gas Stations and Convenience Stores

What Is a Triple Net Lease?A triple net lease is a type of commercial real estate lease in which the tenant pays a base rent to the landlord and pays their own operating expenses directly to the relevant service and utility providers. The “N” stands for “net of” or exclusion of certain expenses which typically include utilities, property taxes, building insurance, and maintenance or repairs in common areas of the building.
True triple net leases are typically executed by tenants that occupy an entire building, but they are executed in multi-tenant buildings as well. Landlords that carry out triple net leases in multi-tenant buildings typically have tenants pay for in-suite utilities — cleaning and trash collection, for instance — directly and charge tenants some fixed amount to cover shared costs relating to taxes, insurance, maintenance, etc.

Hotels

Letter of Intent (LOI)
The LOI should outline the "heads of agreement" for which the lease document will be based. Don't issue an LOI unless it is your intent to follow through in good faith.
Tenant Improvements
Tenants should seek out space that requires minimal improvement wherever possible, especially in booming markets where construction costs are rising quickly and contractors are backlogged.
Tenant Improvement Allowance
Is this provided above a "warm shell"? While it is unusual in today's landlords' market to get a turnkey deal (built out by landlord to your specifications), it is always worth asking for this. A landlord might agree to it for a strong-credit tenant on a long-term lease, as long as the buildout is not overly specialized.
Common Area Maintenance (CAM) Charges
These are passed on directly to tenants in triple net (NNN) leases to cover the maintenance of buildings and their grounds.
Capital Improvements
Landlords have the right to pass the amortized cost (over its useful life) of replacement and repair of building components such as roofs and HVAC onto tenants.