Buying an office condo

[Tom B]

Hi Group,

This will be my first time buying a commercial office building. It's a small office condo less than 1000 sq ft. The price is right for me. There will be a small bank loan.

My question is this. The seller is also the broker. The listing claims a 3% commission split. I had not anticipated bringing in a commercial realtor to represent me as a buyer since I found the property on my own.

What I'm wondering is this. Is it customary for a buyers such as myself in this position to negotiate the price based on the fact that I would be unrepresented and conceivably saving the seller from having to pay commission dollars?

Should I ask for the price to be reduced by 1.5% (or 1.25% to make it worth it for him).

Thanks for you input.