Strategic Investment Sales.

Investment sales is a specialized discipline within commercial real estate focused on the buying and selling of income-producing properties valued for their cash flow and return profile. A general commercial broker may handle leasing, tenant representation, or owner-user sales. An investment sales broker underwrites assets using NOI, cap rates, and debt coverage ratios, and works with buyers who are evaluating return on capital rather than occupying the space themselves.

Commercial properties are primarily priced using the income approach: Net Operating Income divided by a market cap rate produces the estimated value. We also analyze price per square foot, price per unit for multifamily, and replacement cost where relevant. We review actual rent rolls, operating expenses, lease expirations, and vacancy before arriving at a recommended asking price. The goal is a number that holds through due diligence, not one that erodes by the time a buyer finishes their review.

Multifamily and industrial are showing the strongest buyer demand. Multifamily cap rates are compressing in core boroughs as inventory remains tight and rents continue to rise. Industrial assets are attracting institutional buyers chasing last-mile logistics demand. Mixed-use is stable. Office is active only for distressed acquisitions where buyers see repositioning upside. Hospitality is selective but active for the right hotel at the right basis.

Yes. We run off-market processes for sellers who want to avoid public exposure, test pricing discretely, or transact with a specific buyer type. An off-market process involves targeted outreach to a curated list of pre-qualified buyers, no public listing or OM distribution, and controlled information sharing under NDA. This approach often results in a faster timeline and preserves seller negotiating leverage by limiting competitive pressure from curious but unqualified parties.

A 1031 exchange allows you to defer capital gains taxes on the sale of an investment property by reinvesting the proceeds into a like-kind replacement property. The key requirements are: a qualified intermediary must be designated before the relinquished property closes, replacement properties must be identified within 45 days of the sale, and the replacement property must close within 180 days. We manage both legs of the exchange and have off-market replacement inventory available, which is a significant advantage when you are working against a 45-day identification deadline.

Cap rate measures the return on an asset assuming you paid all cash. It is calculated as Net Operating Income divided by purchase price, and it does not account for financing. Cash-on-cash return measures the annual pre-tax cash flow as a percentage of the actual equity invested, after debt service. It reflects the actual return to a leveraged buyer. A property with a 5% cap rate and a mortgage at 6.5% would produce a negative cash-on-cash return, which is a common scenario in today's market that buyers need to underwrite carefully.