We cater to international and domestic investors with a concierge service approach acquiring properties anywhere in the US that meet a set strategic criteria for investment. We have created value for clients in commercial retail, hotel, office, medical, industrial and the multi-family housing market.
Team Keeler and the Keeler Group has become known as a solid leader in the Investment Real Estate Brokerage. The company, founded and established to make available a national brokerage platform that provides multi-tiered service at the highest possible level of professionalism. We cater to and partner with commercial real estate investors with a concierge service approach.
Rob Keeler - Lead Broker Co- founder at Real Estate
Your commercial real estate is very personal, and to us you are just that: personal. Our client-minded approach allows us to offer better, more responsive service than our big national competitors. Plus, we've structured our team and services to satisfy your investment needs. We give you the personal attention you deserve, whether it's online, on the phone, or in person.
Read the label first. With such an important decision you must take a minute and make sure that the person you are hiring to represent you has your interest at heart. So many times a buyer or seller uses a residential agent to handle a commercial deal and the results can be catastrophic. Other times a buyer or seller hires the wrong commercial agent. Having the right person for the job will make or break you, literally!!! The next time you speak with an agent simply ask these two questions: (1) Does this agent have my interest at heart or theirs? (2) Does this agent have the experience and knowledge to accomplish my needs and is it the right fit for my team?
A 1031 exchange is a method of trading properties that, under Section 1031 of the Internal Revenue Code, is done without the current payment of tax on the capital gain. Rather, the owner's tax basis in the property is transferred to the replacement property received in the exchange. When a property is exchanged in accordance with the rules promulgated by the IRS, the tax on the gain is not eliminated, but is deferred until the replacement property is subsequently sold or transferred. By continuing to elect Section 1031 treatment on subsequent real property exchanges, a property owner can defer taxes indefinitely. Another section of the tax code allows heirs of a deceased property owner to inherit the property at a stepped up date of death fair market value tax basis, thus eliminating the capital gains tax entirely and leading to the strategy of swap 'til you drop transactions. Under the IRS rules, once a taxpayer sells a property, he or she is allowed a specified time period to identify the replacement property and then to close on its acquisition. At no time during this process, however, can the taxpayer have access to the sale proceeds from the first transaction. Thus, those funds need to be held by the title company or other qualified intermediary until used to acquire the replacement property. There are many technical requirements for this type of exchange, and our team can help connect with the right people to prepare the necessary paperwork and guide you through the process.
One of the most common mistakes among businesses is to tour potential properties without having decided on a commercial real estate brokerage relationship. If you plan on hiring a commercial real estate broker or advisor to represent you, do so before you begin touring properties. For example, if you plan on trying to find office or medical space on your own, make sure that any properties you have an interest in are shown to you by the listing agent (or owner, if the property is not listed). In most cases all an agent has to do is to bring the tenant to a property and he or she is legally entitled to a portion of the leasing commission as the "procuring" broker. A tenant may never see the real estate agent again, but since that agent showed them the property, that agent will be paid a commission. These situations can get messy. For example, if a tenant later hires a real estate broker to represent them, a commission dispute will likely occur if the tenant enters into a lease on a property that was shown to them by another agent.
The answer will largely depend on your company's ability to borrow, and whether or not you choose to invest in property vs. other areas of your business. Leasing frees up capital for business operations. Buying the property gives the company control of its operating facilities and more control over costs. The company's cash flow, cash requirements, management, its resources and flexibility for needing the particular facility will determine the answer.
Market lease rates and sale prices on buildings are very attractive right now but the activity in the marketplace is increasing each week. Solid credit clients are in the driver's seat. Many building owners are distressed with 5-year notes now becoming due. Banks are requiring more equity in the commercial building to refinance and cash-strapped investors or businesses are in a bind. Many banks and third parties are willing to provide below market rates and terms for a qualified buyer. Our firm is partnered with commercial mortgage lending technology platform that taps into hundreds on banks, lenders and even Wall Street to offer our clients the most competitive commercial lending terms available in the country.
There are a number of considerations in selecting a commercial site. Depending on the type of business and how it operates, the following factors may be of great importance: location (near consumers, clients, interstate highways, vendors, airports, etc.), cost (base rent, triple net charges, build out cost, utilities, etc.), zoning restrictions and private covenants, traffic counts, access, visibility, available signage and parking, tenant mix and neighborhood demographics.
Net and gross are different ways of quoting rent. A gross lease means that the stated rental rate includes the major expenses from real estate taxes, property insurance and common area maintenance, and that no additional rent for those items is required to be paid. In an absolute gross or full service lease, the quoted rate will include basic utilities such as electricity, gas, water and sewer. A triple net or NNN lease is one where the rent is quoted as a base rent net of, or not including, the expenses for real estate taxes, building insurance and common area maintenance. These three expenses, as well as the utilities, are an extra charge over and above the base rent. Under a NNN lease, the tenant will also be responsible for utilities in addition to the NNN expenses. In between a gross rental and a NNN rental is a gross plus utilities rental where the quoted rent covers the taxes, insurance and maintenance expenses but does not include utility charges for the leased premises such as gas, electricity, sewer and water. Typically, a tenant will pay for its own telephone and internet services under any of these lease types.
CAM stands for common area maintenance and typically includes the costs of snow removal, lawn mowing, common utilities, janitorial services for common areas, etc. Landlords and tenants should be careful to note all the things that can be included in CAM charges and whether it can include things such as management fees, administrative costs, seasonal shopping center decorations, etc.
A letter of intent is a non-binding document signed by a prospective tenant or buyer and expressing the primary deal terms of the transaction such as price, term, build out, etc. It is generally not considered to be a binding document and does not contain the level of detail of a final binding contract document such a lease or a purchase agreement. It is simply a good faith statement that the tenant or buyer is willing to lease or buy the property on the terms stated if all other conditions can be agreed upon. Often a letter of intent will be signed subject to various contingencies such as licensing, financing or agreement on terms that cannot yet be solidified.
Is a letter of intent legally binding? Typically, a letter of intent is just that - a statement of intent and not a binding contract. However, the exact language of the letter of intent should be reviewed to make sure that the language used is not that of a binding contract.
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