Consultation and Advice

We underwrite before we price. That means a rent roll reconciled to the leases, expenses normalized against comparable buildings, and a cap rate defensible to a lender — not a number picked to win a listing and cut later.

On the buy side, that produces an offer you can defend in diligence — and, where the income doesn't support the ask, a reason to walk before you have spent money finding out.

A cap rate chosen to win a listing gets cut later, after the market has already seen the building and drawn its own conclusions. We price from the same underwriting we would run as a buyer, so the number survives a lender's review rather than collapsing in diligence.

That produces a marketing package a buyer's analyst can work from on day one, and a negotiation where the awkward questions have already been answered.

For tenants: a listing broker works for the landlord. When you're the one signing a five- or ten-year obligation, you want someone whose only duty is to you — running the site search, benchmarking asking rates against what space actually trades for, and negotiating the terms that don't appear in the headline rate.

Escalations, TI allowance, free rent, renewal and expansion options, restoration obligations: these decide what a lease really costs. We negotiate them explicitly.

For landlords: filling a building is easy if you don't care who fills it. We qualify covenant strength, structure terms that protect the asset's value at sale, and stagger expirations so you never face the whole rent roll rolling in one year.

Marketing runs on the same data as our investment work, so leasing decisions are made against what the building is worth, not just what the space rents for.

A broker opinion of value for a sale decision, a lender conversation, a partnership buyout, or an estate. Comparable sales, income approach, and replacement cost where relevant — with the assumptions written down so you can argue with them.

We say plainly what we can and can't support. Where the market has no recent comparable, you'll be told that rather than sold a number built on nothing.

Site identification and disposition for development ground, with the entitlement questions asked early: zoning and permitted use, utility capacity to the property line, access and traffic, and the jurisdiction's actual review timeline rather than the published one.

The regional MLSs carry no zoning data at all, so land requires legwork. We do it before you're under contract, not during.