Evan Lyons’ Post

This is definitely NOT OK and it’s definitely not your fault - but it does happen all 👏 the 👏 time.👏⁠ ⁠ So, what gives?⁠ ⁠ Traditional tenant rep brokers get paid by the landlord in the form of a commission at the end of the deal. That means they don’t get anything if you don’t sign anything… so, they may decide to prioritize a different deal because it’s easier. Or the commission is bigger. Or they forgot about you.⁠ ⁠ And if they’re doing all the work before you sign for free, can you really blame them?⁠ ⁠ The commission structure doesn’t work for anybody - if you haven’t heard from your broker in a month, sounds like they’re not really your broker. #retailrealestate #tenantrep

LeasingMinute We have all seen how good guy guarantees have evolved over the years. Especially so after the pandemic. One of the changes (which I like when I represent the landlord but don't like when I represent the tenant 🤦♂️ ) has to do with the time period that must pass BEFORE the guarantor can exercise the guaranty. And the time period varies drastically. It can be 6 months to 24 months. I had a landlord attorney say to me recently that the 24 months that was in the attorney's initial draft was a compromise; he usually starts at 48 months! This is not a rant. YET. The landlord has expenses when it does a deal. I get it. But, what if there are no expenses? I am working on a deal where a tenant initially leased spaces A and B about 10 years ago. Tenant invested about $200,000 in space A. Now the Tenant wants to give back, and Landlord wants to take back, space A. [A lot more to the story but that is for another day] Landlord wanted to do a new lease. So we are doing a new lease. And, now, for the rant. This is not a new tenant. This tenant has invested money in the space. There is no free-rent, no tenant improvement allowance, no commissions. Nothing. So, I don't think there should be a time limit before the Tenant can exercise the good guy clause in the guaranty!! Do you agree/disagree? #retailleasing #realestate #newyorkrealestate #retailbrands

Triple net in retail real estate: The tenant handles it all - from lease payments to property tax, insurance, and maintenance. 📄🔧 Why? It's all about control and seamless operations. No waiting on landlords, no surprise shutdowns, just ensuring smooth sailing and coverage on their terms. 🏢⚖️ It's more common than you'd think in the retail world. #TripleNetExplained #SyndicationAttorneys

What we have here is a clean corner building on Amsterdam Avenue and W 147th street. Original list Price? $3,2500,000 Price after reduction? $2,800,000 That’s a $450,000 reduction. If that’s not seller motivation, then I don’t know what is. Us brokers over at NYM tend to beat the living crap out of expenses since we know what a bank will underwrite this for. What’s the metrics you ask? Sub 6.5x GRM and just touching a 7% cap. 13 resi units… 50% of which are free market. Not to mention that a 3 bed in this location shouldn’t rent for under $2500… easy rent growth. How is the gross income so high? Well, with a retail lease paying north of $11,000/mo running through 2042 with 3-3.5% increases annually it’s only getting higher. LL11 is going to be a killer. Oh wait, this doesn’t need LL11!! There’s a contract ready with a pen full of ink ready to sign. (347) 307-4023 [email protected] Michael Fusco Seth Glasser

RECAPTURE CLAUSEs in CRE 🧱🏢 Commercial leases typically involve a lot of moving pieces and ergo, end up involving a lot of money as well. Because a commercial tenant is likely using her leased space as a place of business, the lease structure is incredibly important because it’ll dictate how smooth (or rough) their business operations will go. The smoother the operations, the more money everyone makes. On the flip side, commercial landlords also understand that the value of their property is tied directly into the value and structure of the lease. If the lease is too unfavorable to them, it’ll likely effect their bottom line when it comes time to sell or finance their property. Enter the RECAPTURE CLAUSE. In commercial leases, a recapture clause is a mutually agreed upon provision that dictates the scenarios in which the landlord can “recapture” the lease from the tenant even after the contracts have been signed. Of course, the terms of the recapture can vary lease to lease and will typically involve any violations the landlord doesn’t want to see happen, for example: - Use of the premises for unauthorized purposes - Illegal subletting - Missed payment in excess of X months If you’re in the process of leasing out a space from a landlord, OR if you’re a landlord that’s looking to lease out a space and have no idea what to do… I might know a guy ;) I ANSWER ALL CALLs/DMs/COMMENTs/TEXTs/EMAILs 📲929-349-8042 📧[email protected] IG/TikTok/YT/FB/LI @ClosedByMo #ClosedByMo #NYCRealEstate #ResidentialRealEstate #CommercialBroker #RealEstateInvesting #CashFlowKing #NYCREInvesting #HouseHack #BiggerPockets #IBUYANDSELLREALESTATE #NYCHistory #RealEstateInvesting #NYCRentals #RealEstateTips #NYRealEstate #commercialrealestatenyc

#JustClosed CJ Wilson & I represented the seller and also procured the buyer. The deal got done with the seller financing structure. We closed multiple deals this year with that structure and currently have few under contract. This seems to be the way to go in this market. This year we also had a good mix of all-cash closings and roughly 35% of our closings had traditional lending. #MarcusandMillichap #TheAPGroup #InvestmentSales #CommercialRealEstate #SellerFinancing

LeasingMinute This is a first. I recently negotiated a lease on behalf of a tenant and the tenant put up a cash security deposit upon execution. The plan was, and still is, to replace the cash with a letter of credit. I frequently use the above approach because invariably getting a letter of credit takes much longer than anyone reasonably anticipates. Here, our client was given 60 days. The client missed the date. They know that. The client and I both received a default notice from the landlord’s attorney. I spoke with the landlord’s attorney. She said that her client has no intention of terminating yet but wanted my client to know that the landlord follows the lease clauses. The landlord-tenant relationship is based on trust, transparency, flexibility, and clear communication. The quick trigger may not be indicative of how this landlord will behave during the lease term. That is my hope. I am positive by nature. But it left a bad taste in everyone’s mouth, unnecassarily. #retailrealestate #leasing #officespace

As a seasoned tenant rep, I've often found myself in the midst of a careful dance with landlords when it comes to renewing leases. While renewing a lease should be straightforward, it can turn into a complex negotiation with landlords. Over the years, negotiating on behalf of clients has unveiled challenges, highlighting the hurdles tenants face. Landlords have their priorities, turning the renewal process into a test of negotiation prowess. As tenant advocates, addressing these challenges is crucial, advocating for fair terms. From escalating rent to unexpected fees, landlords' hurdles impact clients' bottom lines. Armed with market insights, we, as brokers, ensure lease renewals transcend transactions to strategic partnerships. Let's discuss the intricacies of lease renewals. What challenges have you faced, and how did you overcome them? #TenantRepresentation #LeaseRenewals #CommercialRealEstate #NegotiationSkills #BrokerInsights

Welcome to anchor tenant triple net commercial retail investing. This asset class allows you to take advantage of having long term lease structures in place ranging from 5-20 years. Triple net leases insure the tenant is responsible for the taxes, insurance, common area maintenance, and repairs. This allows you to take advantage of passive income based rents with annual increases in most cases. Contract me today for more information on this asset class, or for available investment opportunities like these in your area. #retail #retailshoppingcenters #commercial #nnn #triplenet #leasing #shoppingcenter #retialproperty #retailinvestors #commercialproperty #investing #investment #invest #commercialrealestate #life #cash #passiveincome #passiveincomestream #passiveincomeinvesting #viralvideos #viral #top #topbrokers #topagent #sacramento #realtor #instagram #instagood #instalike #explore #exp

Navigating the complexities of lease agreements can be challenging for landlords, especially when it comes to end-of-lease obligations. Our latest article explores Section 20J of the Retail and Commercial Leases Act (RCLA), offering insights into what you need to know to stay compliant. Whether you're a seasoned landlord or just starting out, we hope you find this information valuable. #MellorOlssonLawyers #PropertyLaw #CommercialLeasing