Grocery-anchored neighborhood centers, on the other hand, are highly sought after and often command cap rates in the 6% to 7% range, with better quality assets pushing well into the 5% region.For example, institutional investment manager Nuveen acquired Peachtree Crossing in Atlanta for $21.8 million, or $270/SF, in January 2024.

Other markets can appreciate more quickly and you can use real value-add strategies in larger units.

BP won't let me tag him for some reason, so here's a link to his profile: https://www.biggerpockets.com/users/allenduan

Baselane is so user friendly that I've been able to take it over myself and I saved $450/month by cancelling my contract with my bookkeeper and another $90/mo by cancelling my QB subscription.

I’m finding the HOA fees getting bumped  especially in the older buildings to keep up with the new requirement.It’ll obviously take a good team to help strategize exits due to the challenging financing on the backend for the end user. 

If you have a strong reason to believe you can command a lower Cap Rate, go for it.

In my area Portland we have completely different problem it was the state decriminalizing hard drugs which caused a ton of drug users to flood Portland since they could not get arrested and of course liberal Portland feeds them and crime went through the roof  who would have thunk right?

It sounds like large assureds like Fannie and Freddie are comfortable paving the way for others, hopefully we can all benefit from that and other users and attorney's know to be cautious in the meantime. 

They will often want a new building constructed and building today with labor and materials is very expensive versus retrofitting existing building.When I buy value add vacant buildings the goal is to double the return on investment within a 3 year period.So if I can use the existing building and retrofit to same concept ( example previous burger inc. but now Whataburger wants to come in ) then not as much tenant improvements to convert.So if rent 20 a foot for 5,000 ft that is 100k NOI NNN a year. 7 cap value is about a 1,400,000 stabilized valueSo if I buy it for 400k and have 300k in it more 700k to get new tenant in the value is then around 1,400,000 based on NNN 20 a foot and a 7 cap rate exit value.If you want a premium price then you would need to sell to an end user tenant ( regional or national in nature) that wants to buy the building and put their concept in there.

For the front end ratio I use: Gross Monthly Income >= 3 x RentFor the back end ratio I use:  Rent + Monthly Debt Payments <= 45% x Gross Monthly IncomeIn this way, debt is considered in a consistent way in determining if the applicant can afford the rental.