COMMERCIAL REAL ESTATE
Commercial real estate investing can be a worthwhile venture for those with the right experience or for those who hire a Commercial Finder. If you are a new to investing in Commercial real estate properties, there a number of factors that you should consider before investing, including the risks and benefits of the investment, the type of property you want to acquire, and the best way to protect your personal assets. Each type of commercial property brings with it challenges and it is best to surround yourself with experienced investors and professionals to help guide you through the process.
Finding a Good Commercial Real Estate Deal
Ask any real estate professional about investing in commercial property and you’ll hear how such properties are more desirable than residential real estate. Commercial property owners enjoy the additional cash flow, the beneficial economies of scale, the relatively open playing field, the abundant market, and the bigger payoff from commercial real estate.
But how do you evaluate the best properties, and what separates the great deals from the bad?
Like most real estate properties, a successful start is with a good Plan. The following will help you evaluate a good commercial property deal.
Learn What the Insiders Know
To be a competitor in commercial real estate, learn to think like a pros do. For example, know that a commercial property has a valuation different from a residential property. Income on commercial real estate is directly related to its usable square footage. That’s simply not the case with residential properties. You’ll also see a bigger cash flow with commercial property. The math is simple: you’ll earn more income on an apartment building, for instance, than on a single-family home. Know also that commercial property leases are typically longer than on single-family residences. That provides the way for greater cash flow. Lastly, if you’re in a tighter credit situation, make sure to come to the table with cash in hand. Commercial property lenders like to see at least 30% down before they’ll issue a loan.
Draw up a Plan of Action
Setting guidelines is a top priority in a commercial real estate deal. How much can you afford to pay? How much do you expect to make on the deal? Who are the main players? How many tenants are already in place and paying rent? How much rental space do you need to fill or is the space rented to capacity with no more room to expand?
Spotting a Good Deal
The top real estate professionals know a good deal when they see one. What’s their secret? First, they have an exit strategy – the best deals are ones where you know you can walk away from them. It helps to have an observant eye – always be looking for damage that requires repairs, know how to determine risks and make sure to bring your calculator to make certain that the property meets your financial objective.
Get Familiar with Key Commercial Real Estate Metrics
The common formula to use for when assessing real estate include:
NET OPERATING INCOME (NOI)
The NOI of a commercial real estate property is calculated by valuating the property’s gross operating income and then subtracting the operating expenses. You want to have positive NOI.
A real estate property’s Cap rate (Capitalization Rate), is used to calculate the value of income generating properties. For example, an apartment building, commercial office buildings, and smaller strip malls are all representative for a cap rate determination. Cap rates are used to determine the net present value of future profits or cash flow.
CASH ON CASH
Commercial real estate investors who rely on financing to purchase their properties often follow the cash-on-cash formula to compare yearly performance of competing properties. Cash-on-cash takes the fact that the investor in question doesn’t require 100% cash to buy the property into account, but also accounts for the fact that the investor will not keep all of the Net Operating Income because he or she must use some of it to make mortgage payments. The calculation determines the cash income on the cash invested. Calculated as:
Cash on Cash Return Annual Dollar Income Total Dollar Investment
THE HUNT FOR A MOTIVATED SELLER
Like any business, customers drive real estate. Your job is to find them – specifically those who are ready and eager to sell preferably below market value. The motivated seller is someone with a pressing reason to sell below market value. If the seller isn’t motivated, he or she won’t be as willing to negotiate.
DISCOVER THE FINE ART OF NEIGHBORHOOD “FARMING”
A great way to evaluate a commercial property is to study the neighborhood it’s located in by going to open houses, talking to other neighborhood owners, and looking for vacancies.
Be adaptable when searching for great deals. Use the internet, read the classified ads and a certified business brokerage to find you the best properties. Business brokerages can help you find valuable investment leads in exchange for a referral fee.
THE BOTTOM LINE
Finding and evaluating commercial properties is not just about farming neighborhoods or getting the price you want. It’s about building relationships and rapport with property owners so they feel comfortable talking about the good deals – and doing business with you. This is where a Business Brokerage has the advantage. They have already formed great relationships with sellers. The sellers trust them and know that they only bring qualified buyers to the table.
So what makes a successful purchase?
- Understand the local real estate marketBefore making that important decision on what to buy, entrepreneurs should pay heed to where they’re buying. Each local market has its own tax rates, land inventory and environmental issues. The supply of skilled labour in the area also needs to be considered. Municipalities can often provide helpful information on future industrial developments and environmental considerations.
- Get your financing in orderAffordability is a big issue in commercial real estate, so before going to a bank, you should be working with an accountant to establish what your budget is. Bankers will want to see high quality financial statements and proof that the profits you generate will be retained by your company. All of this will play a part in determining whether you get the loan you need.
It’s also worth considering alternatives to conventional banks for financing. A bank may be willing to finance 65% of the capital needed but ask you to put up the remaining 35%—a substantial personal burden if a $1 million plus property is being purchased.
- Get expert help with tax issuesTax implications can be complex in commercial real estate transactions. Find an accountant who knows the ins and outs of commercial investments. You may need to know, for instance, whether your purchase should be considered a corporate or personal transaction. Other issues include succession planning (a process for identifying and developing internal people with the potential to fill key business leadership positions in the company), transition financing and decisions about how assets will be broken up when the business is sold.
- Plan your layout wellWhether it’s an existing building or one that you’ll be renovating, you’ll need a layout that gives you a competitive advantage. The right layout can lower operating costs and improve your capacity to produce new products as well as your ability to produce higher quality goods. A plant’s layout has a major impact on its operational efficiency, optimize processes and reduce waste, and although some may be reluctant to make further changes on layout after a costly purchase, they usually see a payback quickly when they make that extra investment.
- Choose the right Commercial AgentIt’s a fact! It is not easy to buy, sell, lease or manage commercial real estate properties without the help of an expert. Would you go to court without a lawyer? Then why would you buy a commercial property without an expert representing you?
Hiring a reputable licensed commercial real estate agent or business broker is your best defence from losing thousands of dollars when you make costly mistakes, or miss out on solid commercial real estate investing opportunities.
That is why finding and hiring the right commercial real estate agent or business broker is paramount. This critical choice can make or break your commercial real estate venture. As important as these issues are, there is simply much more to a reputable commercial real estate agent than finding the right property and negotiating the deal terms.
This agent/business broker should be your partner for all matters concerning commercial real estate acquisitions, especially pertaining to the original transaction that this agent made with you. If your agent can’t perform these services because their knowledge is limited or they don’t want to take the time to do so for you, it would be in your best interest to find one that can.
Most agents do not have the full knowledge required to represent you effectively, so be careful to choose the right agent/business broker. Too many agents choose to do business “transaction” based instead of “relationship” based. Check references to find out if your prospective agent/business broker gives good follow up service throughout the terms of your sale or lease and has the knowledge and resources to do so. Choosing the wrong agent now can cost you money, time and headaches later.
#12 1771 Cooper Road,… $250,000.00
MLS #: 10184808
Heres your chance to take over a reputable and profitable business! Logos & Stitches is the oldest embroidery and silk screening business in the Okanagan. It has been providing outstanding products and service for over 28 years with excellent clientele. It is one of the few embroidery businesses that does its own digitizing in-house. This provides the customer with better service, faster turn-around times and quality control. The store features a vast showroom for clients to see and try on products. The store also carries a variety of promotional products that customers can have personalize. They also hold exclusivity on certain clothing lines. Please note, inventory is not included in the price. This is a unique opportunity to run a long established business. (id:20794)
521 Bernard Avenue,… $99,750.00
MLS #: 10181958
Tobacco Land Kelowna is the leading supplier of premium cigars and pipe tobacco in the City of Kelowna. They offer a wide selection of cuban and non-cuban cigars along with a variety of pipe tobacco, wood pipes, hookahs, sheesha, lighters, electronic cigarettes and many other gifts and smoking accessories. This fully turn key business has an amazing lease in place and is located centrally along Bernard Avenue downtown Kelowna. This is a perfect opportunity for a seasoned entrepreneur owner operator to take on. Proudly marketed by Carlo Giusto & Stu Morgan of Kelowna Business Brokers and Re/Max Kelowna. (id:20794)
#1 1890 Cooper Road,… $175,000.00
MLS #: 10185460
#1 Cold-Pressed Juicery and Raw Food Bar in the Okanagan Valley. This very successful business has been in operation for more than four years and has 2 successful locations in Kelowna; a flagship store and a satellite location, both in high traffic areas. With a very strong reputation for producing high quality juices and raw food that are second to none, their faithful following of customers realize that enjoying the experience of exceptional locally-sourced juices and raw food is exactly what their body both craves and deserves! (id:20794)
108 1289 Ellis Street,… $675,000.00
MLS #: 10185700
LIVE and be your own boss in the gorgeous Okanagan Valley. This successful commercial landscape development business has been owned and operated profitably for the past 20 years. A share sale will set you up with existing contracts for the next 2-3 years. Owner is retiring but will train and set you up for success. Proudly presented by Marnie Perrier, Sotheby’s International Realty Canada. A NDA is required to be signed before releasing any further information. Please call/text or email Marnie today 250.212.8552. firstname.lastname@example.org for an NDA and further information about this once in a lifetime opportunity. (id:20794)
4583 Fuller Road,… $125,000.00
MLS #: 10185649
High end award winning exterior painting franchise for sale. This franchise has the exclusive rights to the Thompson -Okanagan Territory and is a fully turn key seasonal business. 2019 bookings are already in full swing. Nothing to do except to take the reins and keep on building the current business. Proudly marketed by Carlo Giusto Personal Real Estate Corporation and Stu Morgan of Invest In Kelowna Real Estate Group and RE/MAX Kelowna. (id:20794)
#B 426 Bernard Avenue,… $695,000.00
MLS #: 10180467
Amazing family-friendly FRANCHISE restaurant opportunity in Downtown Kelowna right on Bernard Avenue. Just a short walk to the lake with a spacious outdoor patio for your customers during those tourist-heavy Okanagan summers. Liquor license already in place and an outstanding newly-negotiated 10-year lease for downtown; with two additional 5 year-term renewal options. This establishment is in the Top 10% of Kelowna Trip Advisor rated restaurants; Food Network recognized; and has over 200 positive reviews on Google. With 10 years of financials to back, great management staff and systems in place, you’ll be completely set up for success. *NDA required prior to release of detailed information; listed address is not actual business address, photos are generic. For more info and photos or to set up a showing, contact: JP@LetnickEstates.com or Chris@LetnickEstates.com (id:20794)
130 Rutland Road, S… $99,000.00
MLS #: 10180667
Proudly presented by Bill Raine PREC. Here is a great opportunity to purchase the assets of an established Chinese restaurant in Kelowna. The restaurant is in a great location. Great lease rate available for a new 5 year term. Give Bill Raine (250)870-6210 a call today for more information. (id:20794)
#108 1289 Ellis Street,… $399,000.00
MLS #: 10180702
High grossing/high volume and profitable Health oriented business, w/growth potential. Established franchise opportunity in prime location. 11 year franchise agreement available. You do not want to miss this! NDA required. Be your own boss! Proudly presented by Marnie Perrier, Coldwell Banker Horizon Realty. Call Marnie today 250.212.8552 for more information on this fantastic business/life style opportunity. email@example.com (id:20794)
#100 1595 Harvey Avenue,… $124,000.00
MLS #: 10180995
MARKETED BY MCL REAL ESTATE GROUP. Outstanding opportunity to acquire a successful and profitable womans clothing business located in Orchard Park Mall. The business, Honest, caters to women and features exclusive brands of clothing, athletic wear, jewelry and accessories, 90% of which is North America made. They carry the latest merchandise from exclusive upscale brands at competitive prices with a unique retail business model. Honest has quickly gained a reputation as one of the up and coming boutique retailers in the mall and includes a robust clientele of new and repeat customers. This is a unique opportunity for someone in the retail industry or an entrepreneur looking to own a profitable business in fashion retail. This high traffic location has an assumable lease and the sale price includes all leaseholds and inventory. Current owner selling due to unexpected family commitments. For more information please contact Nate Flavel at 250-979-8310 (id:20794)
#c/o 14 1470 Harvey Avenue,… $299,000.00
MLS #: 10180944
Here is an opportunity to acquire the assets, clients and projects of a very successful Central Okanagan landscaping company. This family-run business has been in operation for almost 20 years with trained employees, many loyal customers, and an excellent reputation within the community and with suppliers. Be your own boss and grow this business to the next level by capitalizing on the Okanagans continued growth and development. Asking price includes all equipment, maintenance/construction contracts and customer lists. Signed NDA must be in place for further information on this opportunity. (id:20794)
#110 1950 Harvey Avenue,… $699,000.00
MLS #: 10181372
Turn-key franchise restaurant Barcelos Flame Grilled Chicken in the heart of Kelowna. Long term lease with excellent landlord. Newly renovated location with brand new equipment, commercial kitchen and dining area. Over $800,000 invested including leasehold improvements. Great exposure on HWY 97, Central Located with ample parking. Location has a food-primary liquor licence to compliment award winning food, roughly 3319 sq ft size, 109 seats. Over 200 positive Google reviews with large client base and return customers. Backed by comprehensive training and full ongoing support, ideal franchise partners will have the benefit of a successful corporate head office and marketing suite. NDA required to be signed prior to accessing financial statements and lease agreement. Proudly presented by the “Letnick Estates Group” http://letnickestates.com JP Letnick *PREC 778 363 1314 and Joanna Wang 778 363 8859 (id:20794)
#c/o #14 1470 Harvey Avenue,… $449,000.00
MLS #: 10182505
Here is an opportunity to acquire the assets of a well-known Central Okanagan company specializing in Plumbing, Heating, Air Conditioning, and Gas Fitting for new construction and renovation of commercial and residential properties. In addition they provide service and repairs on residential and commercial properties with 24-hour emergency service. This business has been in operation for 30 years with 13 trained employees, many loyal customers, and an excellent reputation within the community and with suppliers. Be your own boss and grow this business to the next level by capitalizing on the Okanagans continued growth and development. Asking price includes all equipment, construction/service contracts, business name and customer lists. Signed NDA must be in place for further information on this property. (id:20794)
#200A 1449 St Paul Street,… $369,000.00
MLS #: 10184392
Rare opportunity! Residential AND commercial / home base business use.. Funky ,updated unit in the thriving downtown core where you can live and run your business for such a low price!Downtown Resturants, Shopping & Lake literally at your front door Also ideal for part time use..and perfect Airbnb set-up! Could be great revenue stream..includes your own parking spot plus shared waterscape courtyard . Low strata fees.Vacant (id:20794)
#C/O 1685 Pandosy Street,… $179,995.00
MLS #: 10184517
Profitable Independent Convenience store – turn key operation for sale. Top of the line Coolers and Equipment, Counters and Racking. ATM recently installed. 2 POS stations with touch screen terminals with customer facing screen. Fantastic location, with exclusivity to Landmark 3, 4, 5 and 6 in high density and growing location with no competition. Fully wired with CAT5, ROKU TV for marketing, Top of the line 5 camera security system with remote in, backroom with fridge, bathroom, kitchen, proper mop sink, and tons of racking. Business has consistently grown daily with no signs of slowing down. Price does not include inventory. A Non-Disclosure Agreement required for confidential information. Contact Business Finders Canada for a full marketing package. (id:20794)
#12 1771 Cooper Road,… $350,000.00
MLS #: 10184791
Unique business opportunity! Hardcore Archery is a full-service archery store complete with a large indoor shooting range attached! It is the most recognized archery store in BC and is known all over Western Canada. The store offers service, sales and archery practice, classes and group functions. The shooting range is one of a kind in BC and could easily be expanded to gun use. There is also the potential for subleasing the shooting range. The sales portion of the store offers a large selection of bows and accessories. The service department is one of few in BC that has certified staff to service all kinds of bows. Please note, inventory is not included in the price. This is an excellent opportunity to run an already established, reputable business! (id:20794)
3489 East Kelowna Road,… $3,499,900.00
MLS #: 10150013
CAMELOT VINEYARDS. Full “vine to bottle” turn key, established winery in beautiful East Kelowna. 5 acres, with approx. 4 acres planted to Pinot Noir, Pinot Gris, Riesling, Gewurztraminer. Currently producing 1000 cases, has done 6000 in past with the addition of non-estate grown Chardonnay (award winning) and Merlot. Lovely 3-4 bedroom, 3 bath home PLUS guest cottage, both overlooking the vineyards. Modern (2007) production facility with quaint visitor tasting room and outside picnic tables. Part of the “Fab Five Wine Trail” tours, encouraging visits to experience Camelot, and the other 4 wineries in this immediate area. Consistently increasing revenues, with additional income avail from weddings, tourist accommodation, etc. This is the dream! (id:20794)
426B Bernard Avenue,… $108,000.00
MLS #: 10162609
Excellent location for a small cafe or restaurant in the heart of downtown. Close to Prospera Place, the Kelowna Library, RCMP detachment, law offices and small businesses, this family-run establishment serves excellent 5-star Google-rated breakfast and lunches to the downtown core. With an attractive lease and low triple net in place until 2020, this turn-key business is your opportunity to get in early before the condo developments and downtown Kelowna area really start to boom. With the high-rise condos going up among other residential developments, this is your opportunity! (id:20794)
270 33 Highway, W… $159,900.00
MLS #: 10172788
Heart & Sol Tours has been leading the way in the Okanagan with their fully customizable sightseeing & Wine Tours. This profitable turnkey operation is perfect for someone looking to own and operate their own business. Contact us today for more information. (id:20794)
150 Campion Street,… $99,000.00
MLS #: 10169206
KISS Auto Repair is a turn key auto repair shop that has been in business for over 30 years with a long list of loyal customers. The business comes with an amazing monthly lease of $1700 for the 2000 square foot shop, including all tools and machines. It is time for the owner to retire so this is a perfect opportunity for any auto mechanic to walk in and take over the established business. Book your private showing today!
#145 2463 97 Highway, N… $69,000.00
MLS #: 10173737
Turn key business opportunity located in prime strip mall with ample parking. Inner Sol tanning salon features 5 private tanning rooms, 4 stand-up booths and a Hydro message bed, providing the clients with the most relaxing environment that modern technology can provide.
1191 Gordon Drive,… $10,500.00
MLS #: 10173147
Busy dog grooming business in a great Kelowna North location. Turnkey opportunity for someone who wants to own their own business. As the downtown continues to grow, so can this business!
#108 108 – 1289 Ellis Street,… $125,900.00
MLS #: 10173834
Owner operated manufacturing business; currently runs as a wholesale concern. Easy to add a revenue stream and retail element. Owner will train and set Buyer up for success. Must fill out an NDA for further information.
#c/o 100 1553 Harvey Avenue,… $1,250,000.00
MLS #: 10175134
Successful, upscale grocery business for sale, includes assets, equipment & goodwill. Well established business has operated for many years at its current location. Store specializes in groceries, produce, dairy, fresh baked goods, gluten free items, vitamins, spices, bulk foods, and meat products. High profile location, with over 24,000 households within 15 mins This turn-key grocery store is operational, fully fixtured and ready to go for an entrepreneurial-minded hands-on owner-operator. Revenues and discretionary earnings are stable and strong. Monthly sales consistently close to $150,000/month. Potential for solid net income. 3-years remaining on the existing lease and a further 5-year renewal term at market rents. Inventory is at an additional cost over the purchase price. Current owner willing to provide training and support. Confidentiality is mandatory, name and address of this upscale grocery will be released with a signed confidentiality agreement (attached to the brochure).
#C/O 108 1980 Cooper Road,… $139,000.00
MLS #: 10175324
Easy to manage small business in Kelowna. This coffee shop is located steps from the beach in a tourist-heavy area of Lower Mission. With a newly renovated space and updated equipment, this small business has tons of potential. Increase revenues throughout winter by adding catering or baked goods delivery. Long term lease in place and amazing loyal part-time staff on hand. For more details and location, please request an NDA. Photos are not of the actual business. Measurements taken from lease agreement and should be verified by Buyer if important. (id:20794)
426B Bernard Avenue,… $139,000.00
MLS #: 10173166
Location! Location! Location! This longstanding turnkey restaurant on the Robson of downtown Kelowna is ready for you to takeover and expand or make it your own concept. Located steps away from the already started Brooklyn Condo Development, here you’ll get the best (tourist) foot-traffic possible in Kelowna. This eatery has a full commercial kitchen, liquor license in place, and can expand seating to the patio to take advantage of the warm Kelowna weather. Inside seats over 40 with reserved parking and loading area in the back. Loads of potential. Get in early!
#c/o #100 1553 Harvey Avenue,… $35,000.00
MLS #: 10176151
COMFORT KEEPERS KELOWNA FRANCHISE OPPORTUNITY FOR AN ENTREPRENEURIAL-MINDED OPERATOR FOCUSED ON IN-HOME SENIORS CARE – Exceptional opportunity to acquire the local Comfort Keepers franchise covering Kelowna, West Kelowna/Westbank and Lake Country. Comfort Keepers provides a wide variety of customized in-home care services and solutions including in-home care, respite care, end-of-life care, nursing services, interactive care-giving, Alzheimers disease & dementia care, and transitioning home services. Comfort Keepers business model and continued support have helped grow their system to over 50 home care franchises in Canada, and 800 internationally. The Canadian Franchise Association recently recognized Comfort Keepers Canada with the CFA Award of Excellence and they are consistently recognized with the CFA Franchisees Choice Award. Comfort Keepers Canada is also very supportive of their franchisees and provide an abundance of resources and support to help grow their business.
2890 Highway 97 Highway, N… $2,499,000.00
MLS #: 10176716
For Sale – M & M Performance Land & Buildings. 6200 sq ft building (show room, parts, customer service areas), Highway 97 location, high traffic area, 0.67 acre corner site with easy access both North & South. For more information please call Tony Sprovieri at Royal LePage Kelowna 250-878-7811 (id:20794)
#201 150 Campion Street,… $399,000.00
MLS #: 10177182
New Holland agricultural dealership. Specializing in tractor sales and service, hay and foraging, harvesting, crop production and material handling equipment. Purchase price does not include parts inventory or whole goods. Call Tony Sprovieri at 250-878-7811 (id:20794)
#c/o 100 1553 Harvey Avenue,… $1,500,000.00
MLS #: 10177488
Award winning Kelowna area Landscaping, Commercial/Residential Cleaning and Snow Removal companies has come to market. This is an amazing opportunity for a seasoned vet to own and operate this very profitable turn key operation. All three divisions have highly skilled management and employees in place. This has created a very vested and strong work atmosphere within the core company team.Â This is a confidential listing and qualified Buyers will need to complete the NDA before any information is released. Proudly marketed by Carlo Giusto of Kelowna Business Brokers and RE/MAX Kelowna. (id:20794)
#C/O 100 1553 Harvey Avenue,… $87,000.00
MLS #: 10177582
MARKETED BY MCL REAL ESTATE GROUP – Is excited to offer a state of the art fitness facility for sale including assets and equipment. This is an established facility with a good client base in the Central Okanagan. The facility specializes in one on one training, small group training and fitness classes. Programs are customized to meet clients fitness goals and levels in bootcamp, weight train, power lifting, spin, yoga and lifestyle coaching. Facility is clean and has a great atmosphere for working out. Confidentiality is mandatory, name and address will be released with a signed confidentiality agreement. For more information on this outstanding entrepreneurial opportunity contact Nate Flavel of the MCL Real Estate Group at 250 979 8310 or firstname.lastname@example.org (id:20794)
#c/o #100 1553 Harvey Avenue,… $175,000.00
MLS #: 10179187
Marketed by the MCL REAL ESTATE GROUP – HIGHLY SUCCESSFUL BEFORE & AFTER SCHOOL DAYCARE BUSINESS IN THE CENTRAL OKANAGAN – Over $60,000 per year normalized net income. Current waitlist extends until 2022. Premier location with potential opportunity to expand. Very favourable lease rate. Inquire for more information! For a personal tour contact Kris McLaughlin, CCIM @ 250.870.2165. (id:20794)
c/o 1470 Harvey Street,… $149,000.00
MLS #: 10180464
Great profitable business opportunity, busy location. Assets of Japanese Restaurant For Sale. Please Contact Listing Agent for more information Bill Raine 250-870-6210 email@example.com (id:20794)
1140 Harvey Avenue,… $298,000.00
MLS #: 10180256
Proudly Marketed by Bill McKay and the Welcome Home Team Thriving Turn Key Franchise Restaurant in a fantastic central location. Surrounded by Hotels with access direct from Hwy 97 and combined with strong Franchise support, this 150 seat licensed family restaurant provides great opportunity for someone looking for a new challenge. Fresh $125,000 interior renovation done in Oct 2016 with several new pieces of equipment added. Solid regular clientele. Contact Bill McKay for details 250-300-9366 or email firstname.lastname@example.org (id:20794)