ComReal Industrial Real Estate Podcast

Retail Closures Yielding Opportunities for Industrial Space - Episode 21

Thanks for following us and for checking us out. This is Episode 21 and we are discussing how Retail Closures are Yielding Opportunities for Industrial Real Estate. 

Covid 19 has presented challenges for the retail sector of commercial real estate. Even Pre-Covid, this sector was already facing many challenges, as the trend was was moving towards e-commerce. This trend is now accelerated. Still the retail properties can offer opportunities for the industrial sector:

•Location: A lot of the retail centers have great locations, close to large populations. Last Mile.

•Large Lots: In the case of malls and big box stores, these sits in large parcels of land.

•Hybrid Use: We are also seeing existing retailers using their location as fulfillment centers. Specially in those with great location. 

•Trend not changing: More e-commerce and delivery.

Featured Property: 20,000 SF For Lease at 8850 NW 15th ST

Industrial Tip: Make zoning contingency separate from other contingencies. 

 

Thanks for watching us. Please subscribe and leave us your comments. You can find more about us at: www.WarehousesMarket.com

 

You can also watch this episode on our Youtube Channel:

www.WarehousesTV.com 

 

Follow us on social media at:

Instagram: @edisonindustrial

Twitter: @edisoncre

LinkedIn: Edison Vasquez PA.

Facebook: @edisonindustrial

 

How Industrial Investors Can Avoid Analysis Paralysis - Episode 20

Thanks for following us! This is Episode 20 of our Industrial Real Estate Podcast. We are discussing how Industrial Investors can avoid Analysis Paralysis after the Covid-19 pandemic. You can read the entire article in our blog:

https://www.warehousesmarket.com/blog

 

New and seasoned investors can tend to over-analyze an investment and miss an opportunity. Totally normal. In our work, we see many buyers trying to get all information they can before even making an offer.  Then by the time they make a decision, the deal is no longer available. To try to avoid that. In this episode, we explain 5 multiple things to look for to avoid analysis paralysis

• Cost: Buyers tend to not factor in the cost of Waiting too long and NOT buying the property.
• Time: Think of the holding time. Not what you’ll pay. Over time, the difference becomes less relevant.
• Repairs:          
  • Quickly assess any repairs needed and focus on large expenses. Then once you have the building under contract, you can dig more into all costs for repairs.  
• Property Class:
  • Be flexible and open to look at options. If requirement is too narrow, there will be limited opportunities to analyze.  
• Local Laws: Check zoning and authorized uses quickly. Once under contract, you can confirm all permits and confirmation from local municipalities.  

 

Featured Requirement: 50,000 – 70,000SF To Lease

 

Industrial Tip: Make an offer first, get the property under control, then conduct all due diligence.

 

Thanks for watching us. Please subscribe and leave us your comments. You can find more about us at:

www.WarehousesMarket.com

 

Follow us on social media at:

Instagram: @edisonindustrial

 

Twitter: @edisoncre

 

LinkedIn: Edison Vasquez PA.

5 Common Terms on Purchase Contracts - Episode 19

Thanks for following us! This is Episode 19 of ComReal’s Industrial Real Estate Podcast.  Bringing you market information along with valuable information on the Industrial Real Estate Sector in South Florida, and across the country. Visit our website for more info and our listings.

https://www.warehousesmarket.com

Buying a building for the business can be a great strategy and winning long term investment. There are many terms involved in the purchase process and sometimes it can get complicated. Here we explain 5 of the most common terms found on purchase contracts.

• Effective Date: Date the contract is executed, and deposits are made. Clock starts for inspections and financing.
• Due Diligence
  • Buyer gets to inspect property and make sure it fits for business. From building to zoning. If anything is not satisfactory, Buyer can cancel contract and get escrow deposit back.
  • Use this period to find out anything, not before making an offer. Many Buyer lose properties because they spend too much time doing Due Diligence items before having control of property.
• Financing Contingency           
  • During this period, Buyer can obtain financing (SBA, Conventional), if applicable, for the purchase of the property. . Can run at same time as Due Diligence.
• Escrow Deposit
  • Good faith deposit with Escrow agent. Done at contract execution and after contingencies. Common practice is to deposit it at Buyer’s attorney escrow account. Third party escrow agent could be used too.
• Assignment: Many buyers assign the contract to a related entity. Very standard. Owners a lot of time want to separate the business entity from the property entity.

 

Featured Property: We have a client looking to Purchase 60,000 – 90,000SF Industrial Building in South Florida.

 

Industrial Tip: Consider Releasing escrow after inspections and financing contingencies. Helps Seller show you are committed to building.

 

Thanks for watching us. Hope this is helpful. Please subscribe and leave us your comments. You can find more about us at:

www.WarehousesMarket.com

 

Follow us on social media at:

Instagram: @edisonindustrial

 

Twitter: @edisoncre

 

LinkedIn: Edison Vasquez PA.

How Investors can differentiate on Industrial Real Estate - Episode 18

Thanks for following us! This is Episode 18 of ComReal’s Industrial Real Estate Podcast.  Bringing you market information along with valuable information on the Industrial Real Estate Sector in South Florida, and across the country. Visit our website for more info and our listings.

https://www.warehousesmarket.com

 

More investors than ever are looking at Industrial Real Estate to diversify their investment. From small to large investors, the industrial sector is attracting a lot of attention and capital. All this, along with limited supply, makes it a very competitive market. Now more than ever is important for investors to differentiate and consider carving niches to maximize returns.   Here are some examples of sectors within Industrial Real Estate in which investors might consider specializing.

• Cold Storage Facilities.
  • Consider looking at Refrigerated or Freezer facilities. This will give investors an edge over other industrial landlords.
• Small Bay Multitenant.          
  • Another sector that can provide an advantage. These facilities offer higher rents; however, these require more management
• Truck Terminals
  • Excellent facilities to play the e-commerce trend. These properties have low lot coverage in that the building sits on a large parcel of land.
• Truck Parking.
  • Investor might not even need to build a building. Truck parking has become hot commodity as land continues to be developed and less available for truck parking.

Featured Property: 7857 NW 46^th ST Doral, FL 33166. +/- 7,335SF Facility for sale. Asking $1,550,000.

Industrial Tip: Make offers on same properties every 3- 6 months.

 

Thanks for watching us. Hope this is helpful. Please subscribe and leave us your comments. You can find more about us at:

www.WarehousesMarket.com

 

Follow us on social media at:

Instagram: @edisonindustrial

Twitter: @edisoncre

LinkedIn: Edison Vasquez PA.

Tips Before Selling or Leasing Industrial Building - Episode 17

Thanks for following us! This is Episode 17 of ComReal’s Industrial Real Estate Podcast.  In this Episode, Edison Vasquez explains tips for owners of industrial building on how to prepare a building when it’s time to lease or sell it. Visit our website for more info and our listings.

https://www.warehousesmarket.com

In all Real Estate, first impressions are important to maximize value of the space. Tenants and Buyers would more like go for a space where they have to do less improvement and can visualize their business operating quickly. It’s important for a landlord to present a clean and organize warehouse. Some tips to consider:

1. Clean Office Space and Bathrooms
2. Paint any walls that need panting in the office and warehouse. Interior and Exterior.
3. Clean Warehouse Floors
4. Resurface, restripe parking
5. Change lights on the Office and Warehouse. No need to modify floors or move walls.
6. Make any roof repairs that will extend the life of the roof.
7. Improve Landscape around the property.

All these improvements will provide a great return on investment when it comes time to leasing or selling the property. 

Industrial Tip: Get a Survey or Floor plan done ahead of time.

 

Featured Property: 13964 NW 60th Ave. +/- 39,855SF For Sub-Lease Refrigerated Facility.

 

Industrial Tip: Get a Survey or Floor plan done ahead of time.

 

Thanks for watching us. Hope this is helpful. Please subscribe and leave us your comments. You can find more about us at:

www.WarehousesMarket.com

 

Follow us on social media at:

Instagram: @edisonindustrial

Twitter: @edisoncre

LinkedIn: Edison Vasquez PA.

Industrial Real Estate Off-Market Deals - Episode 16

Thanks for following! This is Episode 16 of our Industrial Real Estate Podcast. Today we bring you tips on finding off-market deals for industrial real estate. Visit out website for info and our listings.

https://www.warehousesmarket.com

Off—Market deals are always appealing for Buyers; even more now as the demand for industrial space continues to be strong. But how do you get these deals? Our saying is Great Deals are created, Not Found He we discuss a few tips for landing off-market deals.

1. Properties for Lease
   1. Check properties for lease and make offers on those properties.
2. Make a list of Target properties and reach out to owners
   1. Put a spreadsheet or a simple list of properties that fits your criteria.
   2. Make offers, don’t just send letter to ask, call, email and mail.
   3. Follow up.
   4. Be creative on mail. Send a gift card.
3. Talk to other brokers for “pocket listings”.
   1. Brokers in the industry might have clients who are considering selling.
4. Persistence, Persistence and more Persistence.
   1. Stay after and keep sending offers. 

Featured Property: 405 E 10^th CT. +/- 40,000SF For Lease in Hialeah. Best Deal in the market!

Industrial Tip: Make offers all the time. Sounds simple but a lot of buyers and brokers don’t do it. Consistence will bring deals.

Thanks for watching us. Hope this is helpful. Please subscribe and leave us your comments. You can find more about us at:

www.WarehousesMarket.com

 

Follow us on social media at:

Instagram: @edisonindustrial

Twitter: @edisoncre

LinkedIn: Edison Vasquez PA.

Common Terms on Industrial Real Estate Leasing - Episode 15

Thanks for following! This is Episode 15 of our Industrial Real Estate Podcast. We are discussing the most common terms used by Landlord and Tenants in the Leasing of warehouse space. You can read the entire article and see all terms in out blog:

https://www.warehousesmarket.com/blog

Leasing a warehouse space can sometimes be a complicated process and there are many terms tenants might not be familiar. Our blog outlines most of the common terms used by landlord and tenants. Here are the top 5 that are more important to remember: 

1. Base Rent: Very common on NNN leases. This is the rent that goes to landlord and separate from operating expenses and property taxes.
2. Common Area Maintenance (CAM): These are the expenses the landlord pays for maintenance on the building. Includes but not limited to Property Taxes, Property Insurance and exterior maintenance.  
3. Gross Lease vs. NNN Lease: Most landlords are now moving towards NNN leases. The big difference is that a gross lease, the lease rate include all operating expenses, and the NNN lease separates the “Base Rent” vs. “CAM”.
4. Build-out/Leasehold Improvements: These are improvements that Landlord plans to do for the space to the benefit of the tenant. Also might increase the value of the building. This includes Office buildout, warehouse lights, refrigeration equipment and others.
5. Lease Concessions: This can also be seen as incentives from Landlord to help the tenant during the transition.  It can a simple month of free rent or cash to tenant to build out specific office or others.

Featured Property: 1800 NW 89^th PL.

Industrial Tip: Have landlord deliver turnkey space, even if paying a bit more.

 

Featured Property: 1800 NW 89^th PL: +/- 106,046SF building with refrigeration on Doral. For sale or Lease.

 

Industrial Tip: Consider having the landlord deliver the space in turn-key condition. Even if it’s a bit more expensive on rent. This will help with headaches of coordinating contractors and build-out. Plus, tenants can concentrate on their business.  

Thanks for watching us. Hope this is helpful. Please subscribe and leave us your comments. You can find more about us at:

www.WarehousesMarket.com

 

Follow us on social media at:

Instagram: @edisonindustrial

Twitter: @edisoncre

LinkedIn: Edison Vasquez PA.

COVID-19 Accelerating Demand for Cold Storage Warehouses

Thanks for following! This is Episode 14 of our Industrial Real Estate Podcast. We are discussing the accelerating demand for cold storage facilities after the Covid-19 pandemic. You can read the entire article in our blog:

https://www.warehousesmarket.com/blog

 

Cooler Warehouses are Hot!  Demand for cold storage has been increasing over the last few years and now this pandemic has accelerated this trend. Studies suggest that an additional 75 – 100 million SF of refrigerated space will be needed. Here are a five trends to look for in this sector:

1. Exponential growth of E-commerce Grocery delivery
2. Public Warehouse Consolidation. Existing Cold Storage companies merging.
3. Fulfillment centers inside retail Big Box retail shops.
4. Shift is restaurant from dine into delivery and pick up. No need for retail.
5. Automation will make facilities more efficient. Specially in land supply constraint sites. Higher building with less need for personnel.

 

We are also seeing Investment Funds adding cold storage facilities to their portfolios. It’s an 180 degree turn from a few years ago when they showed no interest in these facilities. Our team recently completed the sale of two large (157,000SF and 80,000SF) cold storage facilities, fully leased, here in South Florida.

 

Featured Property: 12707 Le Jenue Rd 10,000 – 81,000SF. Refrigerated space Available for Lease at $13/SF.

 

Industrial Tip: If you own your refrigeration equipment and the landlord wants you to remove it after lease expiration, then you could find another company to take over your equipment and they can sign a new lease with your landlord. You can advertise the space for sublease with your broker and that way find a company to take over.

 

Thanks for watching us. Please subscribe and leave us your comments. You can find more about us at:

www.WarehousesMarket.com

 

Follow us on social media at:

Instagram: @edisonindustrial

Twitter: @edisoncre

LinkedIn: Edison Vasquez PA.

5 Factors to Consider When Choosing a Warehouse Location - Episode 13

Thanks for following and listening! This is Episode 13 of our Industrial Real Estate Podcast. In this episode we bring you the 5 factors to consider when choosing a warehouse location. Hope you enjoy it. Please subscribe and leave us your comments.  Check out our website and follow on Social Media. 

Location, Location, Location is Relevant in Industrial Real Estate. Deciding on a warehouse location is a significant decision that impacts every aspect of a business -- finding a balance between a convenient location and a reasonable rent price is integral. The location of your warehouse directly contributes to the efficiency of your company as well as the overall customer experience.

•Desired Consumer Base

•Proximity to Carrier Services

       Think of time, not miles

•Storage Requirements

       Extra Space, Zoning, Landlord helps you grow, Refrigeration/Equipment

•Workforce Availability.

•Longevity - How long would I stay here. 

 

Our team can assist you with search and options.

Featured Property: 13694 NW 60th Ave. +/- 39,855SF For Sublease. 

Industrial Tip: Lease if you have to get location. Many times the business operation and real estate investment don't go together. It's ok to lease to get the right location and grow the business. For example, Amazon doesn't own most of their distribution center. They know they can get higher returns on their business. 

Thanks following. Check our website and social media. 

 

www.WarehousesMarket.com

Instagram: @edisonindustrial

Twitter: @edisoncre

LinkedIn: Edison Vasquez PA. 

Watch Episode on YouTube: YouTube.com/ComRealEdison

 

 

Do Industrial Tenants Need a Broker? Episode 12

Thanks for following us! We bring you Episode 12 of our Industrial Real Estate Podcast. In this episode we review why Tenants of Industrial Properties need a Broker to Represent them. 

Leasing an industrial property can be a complex task. A tenant will need guidance through the process from an expert in the industry and area. Additionally, the landlord will most likely have an agent representing him, looking after his best interest. A tenant needs an agent to represent him and negotiate the best terms. Here is a summary with the top reasons to have an agent when leasing a warehouse:

•Tenant Rep Works for you

•You will have access to more properties

•It will save you time and money

•You get added negotiation power

•Lease Term can be confusing

•You’ll get exactly what you need.

•Team of resources at your disposal

•You don’t have to pay for the service

 

Featured Property: 3100 NW 74th AVE Miami, FL 33166. It's a +/- 35,500SF warehouse for Sublease. Best rate in the area. 

 

Industrial Tip: If the landlord requires extra security deposit or personal guarantee to sign a lease; have landlord refund your extra deposit after year 2-3 lease. Or waive personal guarantee after those years. 

 

Thanks for checkin our our Podcast!  Please Subscribe and leave us a rating.  Send us your questions and feedback too.

You can find more info on our website www.WarehousesMarket.com

 

Watch the episode on our Youtube Channel: www.YouTube.com/ComRealEdison

 

Follow on Social Media:

 

Instagram: @edisonindustrial

 

Twitter: @edisoncre

 

LinkedIn: Edison Vasquez P.A.