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908, 2017

The Number 1 Reason Tenants Loose in Landlord Negotiations

By |August 9th, 2017|Categories: Leasing 101|Tags: |

For today's topic, I want to talk about the number one reasons that tenants get beat on landlord negotiations. The number one reason that tenants get beat is quite simple. It's fear of loss. When a landlord understands that your business is dependent on that location or if you have, let's say you're a print shop and you have $100,000 of equipment in that center. They understand that they have [...]

804, 2017

How to Have the Upper hand in Lease Negotiations

By |April 8th, 2017|Categories: Blog|

Here is how to always have the upper hand when you're dealing with negotiations. Whether it's a landlord broker or whether it's another property that you're trying to negotiate. The most consistent way to always have the upper hand is to understand a winning hand for yourself. That's the first thing. If you understand exactly what a win looks like for you. That's based on market research, that's based on [...]

504, 2017

5 Reasons to Tour (Even if You Plan on Renewing Your Lease)

By |April 5th, 2017|Categories: Uncategorized|

5 Reasons it is important to tour (Even if you plan on renewing your lease) In the Houston market, statistically over 75% of tenants that I run into renew at their current location.  Insurance agents are some of the most loyal tenants that I know, once they settle in and get Allstate, Farmers, or State Farm to pony up cash for that monument sign they are there to stay.  [...]

1103, 2017

Spear Street Capital Acquires Former ExxonMobil Research Campus in Houston

By |March 11th, 2017|Categories: Houston CRE News|Tags: , , , , |

Spear Street Capital, a San Francisco-based real estate investment company, has purchased the former ExxonMobil campus at 3120 Buffalo Speedway in Houston in order to develop a major mixed-use project. Currently, the 16.88-acre infill tract supports a 350,000-square-foot office building that had housed ExxonMobil's upstream research campus since the 1950's. Spear Street Capital plans to redevelop the site for office, retail and urban residential use.

1103, 2017

Jarrar & Co. Buys 24-Acre Development Site in Houston

By |March 11th, 2017|Categories: Houston CRE News|Tags: , , , , |

Jarrar & Co., a Houston-based plumbing and utility contracting company, has acquired 23.38 acres in northwest Houston from a private family trust. The site is located at 7810 Fairbanks St. across the street from Reed Elementary School. Jarrar plans to develop 40 light industrial buildings on the tract ranging in size from 5,400 to 12,000 square feet. Brent Fredricks and Bob Gulley of Moody Rambin represented the seller in negotiations. [...]

1412, 2016

Five Cost Saving Tax Benefits of Renewable Green Energy

By |December 14th, 2016|Categories: Blog|

As Renewable Green Energy Initiatives continue in growth, the cost saving tax benefits become clearer. There are five cost saving, tax benefits of Renewable Green Energy. These include: . Stable energy prices . The Energy Investment Tax Credit . The Modified Accelerated Cost Recovery System . Solar Renewable Energy Credit (SREC) . Section 179d Stable Energy Prices Renewable Green Energy offers the cost saving, tax benefit of providing stable energy [...]

412, 2016

How the Pros Find the Best Rental Rate

By |December 4th, 2016|Categories: Videos|

The real story of where the deals are to rent office space at a discounted rate lie in the submarkets. We're going to take a look at 1314 Texas in Houston's Downtown market. For years, this has been one of this market's most affordable buildings at a gross rental rate of about $13-14 per foot. When you look at a 10 year average you can see that [...]

3108, 2016

How to Project Total Cost of an Expansion or New Space (Office, Industrial, Retail)

By |August 31st, 2016|Categories: Leasing 101|

Are you trying to decide whether or not you should lease space?  Whether this is your first or 50th location, this guide will give you insight on how to work with your WorkSpace Agent to get the answers you need to move forward (or not move forward) with confidence. Considering Real Estate cost is second only to the cost of HR for a company, there are a multitude of questions [...]

806, 2016

15085 Bellaire Blvd.

By |June 8th, 2016|Categories: Listings|

Features What is unique about this property this that 2 acre pad sites like this are almost non existent in this market due to the fact that all of the surrounding property has already been developed making this a standout opportunity for an investor, business owner, or institution looking for a small to mid size commercial development in the" market. Contact the Broker Description If [...]

806, 2016

Understanding Environmentals

By |June 8th, 2016|Categories: Uncategorized|

What is a Phase 1 or Phase 2 Environmental Site Assessment? Phase I and Phase II Environmental Site Assessments (ESAs) have been developed to evaluate environmental issues at any site previously used for commercial purposes. A Phase 1 Report is when an agency comes in and investigates a property and the surrounding areas to make sure that there is no contamination on the property or near the property.  If a Phase 1 shows [...]

606, 2016

Market Analysis: Northwest Houston Industrial Commercial Real Estate 1 Quarter 2016

By |June 6th, 2016|Categories: Blog, Market Reports, Videos|Tags: , , |

Contact James!  832.493.3377 The Northwest Corridor is the territory from the 6-10 loop and fans out west between 290 and I-45 about halfway to beltway 8. This is by far one of the largest industrial markets in Houston with over 155 million SF of existing Industrial inventory on the market which only about 9 million SF is vacant. To put this in perspective, the downtown [...]

506, 2016

Energy Corridor Office Market Report (Katy Freeway market)

By |June 5th, 2016|Categories: Blog, Market Reports|Tags: , |

The energy corridor historically has had the lion's share of new construction and growth in the Houston market with the Woodlands being the other exception. Looking at the 1st quarter numbers it is clear that this area has been overbuilt as far as office space is concerned for now and the market will have to take some time to catch up. Click edit button to change this text. [...]

2205, 2016

11602 Canyon Trail Drive

By |May 22nd, 2016|Categories: Listings|Tags: , , , |

Features This property is priced to move (below market) Building Signage is available Location is just minutes away from the Beltway 8 other Class A industrial space leasing at almost twice the rate Huge parking lot to make it easy for 60ft truck to have access New construction means lower risk of deferred maintenance Contact the Broker Description If you're looking for a [...]

2404, 2016

O Greens Crossing at Greens Mark

By |April 24th, 2016|Categories: Listings|Tags: , , |

Features Mere minutes from Beltway 8 Perfect for a truck yard or industrial use Contact the Broker Description If you're looking for flex space or a truck yard, there not many options right now. That is why we are excited to announce 10 acres of industrial land just released in the Greenspoint market. Previously owned by Exxon Land Development it is currently being held [...]

2004, 2016

What Should You Do After Your Business Has Flooded?

By |April 20th, 2016|Categories: News|Tags: , , , , |

The flooding of various areas throughout Houston has brought the issues of flood recovery and flood insurance to the forefront for many of Houston's business owners.  Here is a quick overview of some things you should know:  Tenants Many tenants don't even consider the need for flood insurance, but they should be aware that the coverage that their landlord may have does not generally cover their property, or any tenant improvements [...]

1904, 2016

Aerial Footage of Kroger Shopping Center Flooding – April 19, 2016 – Houston

By |April 19th, 2016|Categories: News, Videos|Tags: , , |

Close up aerial video of the flooding at the intersection of 249 Tomball Parkway and Cypresswood -- Kroger (10010 Cypresswood Dr, Houston TX, 77070) Willie's Grill & Icehouse, Subway, Wing Stop in Northwest Houston, Texas as of Tuesday afternoon, April 19th. Cypress Creek is at a near-record 127.5 feet as of Tuesday morning, which is 5.5 feet above flood stage.

1404, 2016

How Commercial Loan Terms Affect Rent

By |April 14th, 2016|Categories: Videos|Tags: , , , |

Commercial Real Estate value is usually based on cashflow or rent. Banks will not allow landlords to go below a certain rent level. Landlords are much more sensitive to occupancy when their property is under bank review for refinance. Proforma If you understand what the Landlord projected rents to be this year, you have a better idea of what types of deals they will do.  The landlords in these markets [...]

1603, 2016

What do successful grads think you should study?

By |March 16th, 2016|Categories: University News|

Learn to think smart. Etiam consectetur odio erat, quis mattis leo vestibulum non. Fusce ex ligula, tristique quis finibus sed, placerat sed libero. Phasellus convallis, sem ac tristique interdum, purus purus vehicula quam, ut fermentum sem orci in est. Aliquam leo purus, iaculis non condimentum hendrerit, vestibulum quis tortor. Vestibulum quis viverra felis. Vestibulum elementum magna ut diam placerat, in venenatis est egestas. Vivamus at libero auctor, ullamcorper libero [...]

1503, 2016

Former student discusses success in the fashion industry

By |March 15th, 2016|Categories: University News|

My success is no accident. Etiam consectetur odio erat, quis mattis leo vestibulum non. Fusce ex ligula, tristique quis finibus sed, placerat sed libero. Phasellus convallis, sem ac tristique interdum, purus purus vehicula quam, ut fermentum sem orci in est. Aliquam leo purus, iaculis non condimentum hendrerit, vestibulum quis tortor. Vestibulum quis viverra felis. Vestibulum elementum magna ut diam placerat, in venenatis est egestas. Vivamus at libero auctor, ullamcorper libero [...]

1503, 2016

How do you best prepare for university?

By |March 15th, 2016|Categories: University News|

Focus on exam results. Etiam consectetur odio erat, quis mattis leo vestibulum non. Fusce ex ligula, tristique quis finibus sed, placerat sed libero. Phasellus convallis, sem ac tristique interdum, purus purus vehicula quam, ut fermentum sem orci in est. Aliquam leo purus, iaculis non condimentum hendrerit, vestibulum quis tortor. Vestibulum quis viverra felis. Vestibulum elementum magna ut diam placerat, in venenatis est egestas. Vivamus at libero auctor, ullamcorper libero condimentum, [...]

803, 2016

2016 Office Market Outlook : Video

By |March 8th, 2016|Categories: Videos|

Are you thinking about buying or leasing commercial property in 2016? Watch this video (first in a series) to decide if now it the right time to act. Includes the latest market data showing how the oil and gas crisis has impacted Houston's office market.

2010, 2015

Don’t Let Real Estate Costs Sink Your Business

By |October 20th, 2015|Categories: Leasing 101|Tags: , , , , |

You (and everyone else) want the absolute best space they can for the lowest price possible.  Attractive curb appeal, great visibility, signage opportunities, at a low price.  As the captain of your ship, make sure that you are looking at what lies beneath the surface while navigating the economic waters.  A simple lease transaction could have unexpected consequences that could devastate your business financially.   Cost of staying The average [...]

2909, 2015

5 Big Real Estate Blunders Business Owners Make

By |September 29th, 2015|Categories: Leasing 101|

Getting the first property for a business, or relocating to a different one, can be an extremely costly venture. The one thing that will bring down the cost in regards to the purchase or lease negotiation is the use of an experienced broker to ensure the business owner is getting everything they need at the best price. Here are five big real estate blunders that business owners make. Starting the [...]

1806, 2013

Capital Improvements

By |June 18th, 2013|Categories: Leasing 101|Tags: , |

What are Capital Improvements? Capital improvement is work done to a commercial property (office, retail, or industrial) that is undertaken to improve or extend the normal economic life of an existing structure.  Deductions are not done for capital repairs, the cost is added to the cost of the property. Why does this matter to tenants? The cost of a capital improvement cannot be deducted from income from the building.  It [...]

1806, 2013

Understanding Commercial Building Classifications

By |June 18th, 2013|Categories: Leasing 101|Tags: , , , |

Class A Class A buildings are the most prestigious of  buildings--competing for premier office users with rents above average for the area. Class A buildings have high quality standard finishes, state of the art systems, exceptional accessibility and a definite market presence. Class B Class B buildings compete for a wide range of users with rents in the average range for the area.  Finishes are fair to good for the [...]

1806, 2013

Common Area Defined

By |June 18th, 2013|Categories: Leasing 101|Tags: , , |

Common Area defined For lease purposes, common area is defined as the areas of a building that are available for the nonexclusive use of all its tenants, such as lobbies, corridors, and parking lots. Common Area Maintenance (CAM) Common Area Maintenance (CAM) charges are charges that are paid by the tenant for the upkeep of areas designated for use and benefit for all tenants.  CAM charges are common in commercial transactions and [...]

1806, 2013

What is Rentable Versus Usable SF

By |June 18th, 2013|Categories: Leasing 101|Tags: , |

Loss Factor Loss factor is the square footage in an office or industrial building that is not usable by the tenant.  This includes common area, hallways, lobby areas, etc.  The way to determine the amount of rentable SF in an office building is by multiplying the space you want to lease by 1+ loss factor to go from usable SF to rentable SF.  An example is if you owned a [...]

1806, 2013

How Tenant Rep Brokers Level the Playing Field

By |June 18th, 2013|Categories: Leasing 101|Tags: , , |

Tenant Representation Brokers Know the Cards and How They are Played We are full time commercial real estate experts that have landlord and tenant rep experience.  We have been on both sides of the table and know how to achieve goals for our clients with a track record to prove it!  We fully understand the business points of a lease and know what concessions are acceptable in the market 5 [...]

1806, 2013

Why Landlords Win

By |June 18th, 2013|Categories: Leasing 101|Tags: , , |

The Landlord Knows All the Cards in the Deck The landlord broker already knows which concessions he is willing to make and will never reveal this to the tenant.  Because of this, most tenants will focus on the obvious,  leaving the entire lease agreement basically untouched.  Even with a few concessions given in this scenario, this is a huge win for the landlord because he retains all the "gotcha" clauses, cost-increase [...]

1806, 2013

Misfit Office Tenants

By |June 18th, 2013|Categories: Leasing 101|Tags: , , |

My definition of a “misfit” tenant is an office or industrial user that is allowed into a space that does not fit the use of a traditional office or industrial tenant.  In softer markets landlords may attempt to maintain occupancy by going a little further than giving attractive concessions.  When a landlord crosses the line and closes a deal with a misfit tenant, the entire building  (including the tenants) can [...]

1806, 2013

Rent Increase Triggers Hidden in Plain Sight

By |June 18th, 2013|Categories: Leasing 101|Tags: , |

We've discussed  lease negotiations for office and industrial space multiple post, but have not gone into too much detail yet on why negotiations are so important! One of the benefits of negotiations is identifying and removing cost increase triggers in the lease that can be debilitating to a small or midsized business. If the landlord decides to repair or replace any number of items that could be considered a capital [...]

1806, 2013

Like a BAD Neighbor…

By |June 18th, 2013|Categories: Leasing 101|Tags: , , |

Whether you're a tenant in an office, retail, or industrial space you run the risk of having an undesirable neighbor. Bad tenants are loud, rude, inconsiderate, sometimes dangerous, and always bad for business.  Knowing the landlord and property management's history is a crucial factor in determining how peaceful and productive your office space will be in the months and years ahead.  Responsive management will enforce lease restrictions on noise, foot [...]

1806, 2013

There is No Such Thing as a Fair Lease

By |June 18th, 2013|Categories: Leasing 101|Tags: , , , , |

All standard boilerplate leases for office space, industrial space, and retail space are heavily in favor of the landlord.  By nature this document is designed to limit exposure and liability from the Landlord as much as possible. While most tenants pay attention to a few areas (i.e. term, rental rate), the danger lies in all of that “standard” language that is too often overlooked!  A “standard” lease agreement that is [...]

2805, 2013

Understanding NNN Leases Part 2

By |May 28th, 2013|Categories: Leasing 101|Tags: |

How do we control cost? If your looking at this post, you have probably experienced the unexpected rent increases as a business owner.  Tenants do not want the volatility or extra burden that a NNN lease brings to the table.  Here are a few ways to control NNN cost.  Prioritizing NNN in your negotiation strategy is the best opportunity.  Every Landlord has different concessions that could be made to help [...]

2805, 2013

Understanding NNN Leases Part 1

By |May 28th, 2013|Categories: Leasing 101|Tags: |

What is a NNN Lease? A triple net lease or Net Net Net Lease is a type of lease where the tenant pays their share of the common area maintenance, taxes, and insurance.  A NNN lease passes on the instability or burden of market volatility from the hands of the landlord (as in a full gross lease) to the tenant by making the tenant absorb any increases in Common Area [...]




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