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Updated almost 3 years ago on . Most recent reply

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Carl Cheung
  • Washington State
2
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17
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How to properly value real estate and use a commercial broker

Carl Cheung
  • Washington State
Posted

Hi all, I'm interested in purchasing this office commercial real estate in Western Washington. There's a small medical/dental business on the lower floor (~2k sq ft) and an upper floor (1k sq ft) that sits empty. Its asking price is 800k.

I understand there's some ways to come with a valuation 1) cap rate 2) comps 3) build. The selling broker seems to be valuing it high since the building next door is larger by 2k, larger lot and sold for $1 million. I hired a local broker and he pulled some comps and agreed that it was a good offer. But if we're looking at the cap rate/income that changes since the top floor is not leased, and the building has not been updated for a long time.

1) How do you take into account the building being old (1990) and hasn't been updated?

2) I understand that having it leased is an important factor. The comps could have had long leases that I don't know about. How does the top floor not being leased for a long time affect the valuation?

3) The lease for the business below ends next year. The current rate is possibly a little higher than comps, especially since it's a medical/dental business, so in the future to lease it out, the new tenant would likely want lower $/sq ft for longer term.


4) How do I make sure my broker is representing my best interest?

I'm sure commercial real estate is pretty localized and my broker knows the selling broker and are currently working on a different deal (not together).  My broker walked through the building with the selling broker and talking to me afterwards he mentioned the "potential" $/sq ft the units could rent for, which were the exact same numbers the selling broker had for his cap rate valuation (which I didn't share with my broker). Thanks for any insight.

Most Popular Reply

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John McKee#5 Commercial Real Estate Investing Contributor
  • Investor
  • Fairfax, VA
736
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1,093
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John McKee#5 Commercial Real Estate Investing Contributor
  • Investor
  • Fairfax, VA
Replied

As an investor you have to evaluate it based on the income that the one unit generates and hope that you can increase the value by renting out the second unit. However the building could be for sale based on market value or potential income and not the actual income. If that is the case i would walk away unless I was an owner/operator of the space. If they are trying to sell you on the potential income you may as well invest in a NNN property with no upside that has guaranteed income with a long term lease.

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