SERVICES

We provide the following services to our clients:

Site Selection
Leasing
Co-Ordinate Tenant Improvements
Acquisitions & Dispositions
Investment Sales
1031 Tax Deferred Exchanges
Build to Suits
Feasibility Studies
Analysis of Investment Opportunities
Buyer Representation
Tenant Representation
Due Diligence on Building Acquisitions
Negotiate Purchase, Lease and Sale Documents
Development

Site Selection

Site Selection sounds simple but it is rather complex, a lot goes into choosing a good site. Part of the services that we provide at Southern Commercial is the ability to choose a proper site when hired to provide site selection services. 

What makes a proper site? That question may be answered more easily by others who have attempted to drive around town and locate a property to buy only to find out that through the permitting process there are obstacles to developing a site which are unforeseen. 

Part of the services that we provide our clients at no cost include, investigating all aspects of the site including road access curb cuts, water and sewer capacity, concurrency issues, environmental studies and much, much more.

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Leasing

We provide leasing support, market studies, oversee architects, coordinate the space planning process as well as choose a contractor and oversee completion of tenant improvement work for our clients. The days of just being a leasing agent are gone. We provide a myriad of services to our clients and we are good at it. There is a reason why we handle the leasing of over 6 million square feet, and it has everything to do with our experience and our ability.

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Co-Ordinate Tenant Improvements

This paragraph says it all; we are involved in every step of the process, from the initial design of a space through the pricing, the tenant lease proposals and the final completion and receipt of certificate of occupancy.

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Acquisitions & Dispositions

Through our combined 38 years of experience in this business, we have completed a multitude of acquisitions and dispositions. Anybody can sell a piece of real estate; the measure of somebody's success, in our opinion has nothing to do with making the sale, but rather everything to do with maximizing the value. When we are selling something, you will never get a flippant response. 

What you will receive is a meaningful, thoughtful, and well supported opinion of value that is based upon facts, recent transactions, and our knowledge of the market. Acquisitions are also a strength of ours. Our market is continually changing and values are always being impacted adversely or positively through these different changes that are occurring.

In order to understand these changes and their effects on value, one must be active in the field that they profess to be an expert in. We don't profess to be an expert in anything other than industrial and office because that is our sole focus. On acquisitions, we handle everything for our clients. For starters, we assemble a hard bound package of options that are on and off the market for our clients to consider. We don't ever tour our clients through 15 properties and spend a day of their time running around looking at buildings that don't make sense. We pre-qualify each building prior to our clients ever setting foot in them. 

This minimizes the amount of time our clients spend on non-revenue generating tasks, such as real estate and allows them to focus more on their core business, which is what generates their dollars. When a property is found, we negotiate the letter of intent, we negotiate the contract, and we provide as much due diligence as our clients request. 

Some of the services that we provide our clients include hiring of environmental companies, hiring of survey companies, recommending lenders and seeking bids for financing, hiring of appraisers, hiring of building inspectors, roofers, electricians, arranging plumbing and septic inspections, and much more. 

We track all processes on a single spreadsheet for our clients so that they know when critical dates are coming due and when money becomes at risk. We arrange title services, provide closing estimates, and we also recommend attorney's and act as a buffer between the buyer and the seller.

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Investment Sales

We have investment sales experience particularly with a focus on assets under 5 million dollars. Together our team has sold over 100 million dollars in investment properties. We know how to properly underwrite, value, and make leasing assumptions to maximize returns for owners. 

We also understand the impact of financing as it relates to non-credit and credit oriented properties and are able to make recommendations to buyers for lenders that we know will finance a property. 

Financing, we predict will continue to be more of  a challenge in the future and we pride ourselves on having a multitude of contacts in the financing arena such that we can pretty much guarantee that any assignment that we take on is financeable.

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1031 Tax Deferred Exchanges

We work closely with several attorney’s on 1031 tax deferred exchanges. We understand the process, the due diligence, and are often able to perform above our clients expectations in finding replacement properties.

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Build to Suits

We are well versed in the build-to-suit process. We have completed several industrial build-to-suit transactions over the last couple of years. Those transactions include a 70,000 square foot tilt-wall project for California based Jerry Leigh, a 340,000 square foot tilt-wall, cross dock facility for Broder Brothers and most recently a 260,000 square foot build-to-suit project for Martin Brower.

In Central Florida, land is the key to a good, successful build-to-suit and with the development constraints and the challenges in the State of Florida, having a person on your team that understands the development process as well as industrial real estate becomes invaluable.

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Feasibility Studies

We have the ability to perform feasibility studies on any vacant land site to any degree that our clients desire. This would include hiring of engineers to determine soils, wetland issues, mitigation issues, zoning and jurisdiction issues, as well as road design and vertical development through our network of partners.

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Analysis of Investment Opportunities

Our team is capable of analyzing the most complex investment opportunities and making recommendations that are based upon realistic facts as opposed to emotion or unsubstantiated opinions.

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Buyer Representation

Our team is well versed in representing buyers to purchase land or buildings. We have completed in excess of $250 million dollars worth of buyer representation assignments in our career. We consider buyer representation an incredible privilege and an incredible vote of confidence for the clients that hire us to help them. 

We treat each client's money as if it was our own money and we make recommendations that are in the best interest of our clients, not our own pocket. As our mission statements says, we have practiced this philosophy our entire real estate careers and it has always worked.

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Tenant Representation

Tenant Representation is one of the strengths of Southern Commercial. We have represented multiple tenants ranging from small companies to publically traded companies looking for lease space. Our tenant representation process is simple, in an effort to minimize the amount of time our client spends out of the office, we assemble a hard bound package of properties that are available that meet our clients' needs, and we preview these properties and confirm their availability and then submit this package to our clients for their review.

 Instead of our client's taking a day out of their work week to go look at real estate that may or may not make sense, we give them the ability to dictate to us which properties they think warrant further investigation and then coordinate meetings to see just those specific properties. This minimizes the amount of time our clients spend out of the office.

Being well versed in the leasing process, we negotiate rates and lease terms, and we can advise our clients what terms are market and what terms are not and substantiate our position through a list of completed lease transactions that we track. You may ask, "What is that?" Our completed transaction deal list is a proprietary list of every single industrial lease transaction greater than 15,000 square feet that has occurred in the market since 2000. 

We track the tenant name, term of the lease, the rental rate, incentives offered, tenant improvement contributions made by the Landlord, and much more. This is a powerful piece of knowledge that gives us credibility when we go negotiate on the behalf of our clients who hire us for tenant representation.

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Due Diligence on Building Acquisitions

We perform a myriad of due diligence for our clients who hire us to help them when they are acquiring buildings. (Please see "Acquisitions & Dispositions").

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Negotiate Purchase, Lease and Sale Documents

We are experts at negotiating purchase and sale as well as lease documents. Through our 38 years of combined experience, we have seen and have had privilege to work with many of the finest attorney's in town. We don't profess ourselves to know everything, but we certainly profess to be good students and we have learned much from having the privilege to work with so different attorneys. 

We use our knowledge to benefit our clients. Perhaps the best part of the value that we can bring when being hired to negotiate purchase and sale documents is from our previous experience in having completed over 1,500 different commercial real estate transactions. Problems always arise, common ground sometimes can't be found, and sometimes personalities are just standing in the way of completing a real estate transaction. 

It is times like this when experience pays off, it is times like this when the strengths of your broker will be immediately known, and it is times like this when we shine. We have completed in excess of 350 sale/lease transactions since January 2002. Every transaction always has one or more sticking points and we are well qualified, as our track record proves, to not only handle but solve those problems. 

When we encounter problems, often times we can go back and look in our files and find another transaction that had similar issues and find solutions that otherwise may not have been solved. Put our experience to work, sit back and prepare to be impressed.

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Development

Assists in the preparation of project pro forma’s, financing packages and placement of the project capitalization. Identify planning, design and other consultants responsive to the project scope of work and the tenant’s stated functional requirements. Management of design consultants in connection with their preparation of schematic, design development and construction drawings. Work in tandem with the project design consultants and prospective general contractors to evaluate alternative building systems (i.e. foundations, structural, mechanical, electrical, plumbing, etc.) in order to identify systems which best satisfy the tenant’s functional requirements while maintaining budget objectives. Oversight of the design consultant’s efforts to obtain all required permits and approvals incidental to the construction and occupancy of the project. Identify general contractors and other contractors with experience responsive to the proposed scope of work and work in tandem with Client to select contractors to bid the work.

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