Lease Renewal Strategy & Market Analysis
Comprehensive, market-driven evaluation of renewal options, including current rental rates, operating expenses, tenant improvement allowances, concessions, and alternative lease structures. This analysis benchmarks your existing lease against comparable transactions and active listings to determine whether proposed renewal terms reflect true market conditions. The strategy includes financial modeling of renewal versus relocation scenarios, assessment of leverage points, timing considerations, and negotiation positioning to ensure tenants or owners make informed, data-backed decisions aligned with long-term operational and investment objectives.
Site Selection Advisory
Strategic, data-driven location analysis designed to identify and secure the most advantageous sites for expansions, relocations, and multi-site growth initiatives. This advisory process evaluates zoning compliance, land use restrictions, access and visibility, traffic counts, surrounding tenant mix, and proximity to referral networks or complementary uses. In addition, comprehensive demographic and psychographic analysis—including population growth trends, income levels, payer mix considerations (for medical users), and competitive saturation—is layered with broader market fundamentals such as vacancy rates, rental trends, absorption, and future development pipelines. The result is a structured, comparative framework that aligns real estate decisions with operational objectives, patient or customer access, long-term scalability, and overall investment performance.
Portfolio Review & Strategy Consulting
Comprehensive portfolio-level advisory designed to evaluate asset performance, identify repositioning opportunities, and align real estate holdings with broader financial and operational objectives. This service includes a detailed review of lease structures, rent rolls, expiration schedules, operating expense recoveries, and tenant credit profiles to uncover income optimization opportunities and mitigate risk. Through lease audits and market benchmarking, we assess below-market rents, renewal timing leverage, capital expenditure exposure, and vacancy risk. We also analyze asset-level cash flow, cap rate positioning, and debt structure to determine optimal hold-versus-sell strategies based on current market conditions and projected value trends. The result is a data-driven roadmap that supports informed decision-making—whether the goal is stabilization, recapitalization, disposition, redevelopment, or long-term portfolio growth.
1031 Exchange Strategy Support
Non-legal, non-tax advisory guidance on exchange timing, reinvestment strategy, and real estate structuring considerations.
Sale-Leaseback Analysis
Comprehensive financial and strategic evaluation of sale-leaseback opportunities designed to unlock capital while preserving operational control of the real estate. This advisory process analyzes current market valuation, cap rate positioning, and investor demand to determine achievable pricing and optimal transaction structure. The analysis includes detailed modeling of lease terms—base rent, escalations, renewal options, expense structures (NNN vs. absolute net), tenant improvement allowances, and maintenance obligations—to ensure the lease supports long-term operational flexibility without overburdening the business. We also evaluate the impact on cash flow, balance sheet positioning, tax considerations, cost of capital comparisons, and reinvestment strategy for proceeds. In addition, we assess long-term exit implications, including renewal leverage, repurchase options, assignment flexibility, and potential constraints on future growth or relocation. The result is a structured decision framework that weighs liquidity benefits against long-term occupancy costs, helping ownership determine whether a sale-leaseback enhances enterprise value and strategic objectives.
Investment Underwriting & Pro Forma Modeling
Comprehensive underwriting and financial modeling designed to support disciplined, data-driven investment decisions across acquisitions, dispositions, redevelopment, and ground-up development scenarios. This service evaluates projected cash flow, expense assumptions, lease rollover risk, tenant credit quality, and capital expenditure requirements to determine true asset performance and downside exposure. Detailed pro forma modeling incorporates rent schedules, operating expense recoveries, escalation structures, financing assumptions, and tax impacts to produce accurate projections of Net Operating Income (NOI), internal rate of return (IRR), cash-on-cash returns, debt service coverage ratios (DSCR), and sensitivity analyses under multiple market conditions. For development or value-add opportunities, the analysis includes construction budgets, lease-up timelines, absorption assumptions, exit cap rate scenarios, and stabilized value projections. For dispositions, we model pricing strategies relative to cap rate compression or expansion and market timing considerations. The result is a structured investment framework that quantifies risk, identifies value-creation levers, and aligns each opportunity with long-term portfolio strategy and capital objectives.
