South Florida
Commercial property for sale.
Buying commercial property in South Florida, underwritten on the numbers rather than the pitch.
The process
Four steps, no surprises.
Buying commercial space is a technical exercise before it is a negotiation. Most of the value is created before the paperwork starts.
- Define the buy box
Asset type, size, market, use and the return the deal has to produce. Financing capacity established early so offers are credible.
- Underwrite before offering
Verified income and expenses, reassessed taxes, quoted insurance and capital items — not the seller's pro forma.
- Contract and due diligence
Title, survey, zoning, inspection, environmental where warranted, and lease review if the property is tenanted.
- Close
Lender, title and closing coordinated to the contract dates, with the numbers re-checked before funding.
Questions
For Sale, answered.
How should I evaluate a commercial building?
On the numbers: verified income, real operating expenses, the tax bill after reassessment, insurance quoted rather than assumed, capital items coming due, and the debt available. A pro forma the seller prepared is a starting point, not evidence.
Will my property taxes match the seller's?
No, and this is the single most common underwriting error here. Assessed value re-sets on sale, and a property held a long time may carry an assessment far below what yours will be. Underwrite from the expected reassessment.
What does due diligence cover?
Title and survey, zoning and permitted use, a physical inspection including roof and structure, environmental assessment where warranted, lease and estoppel review if tenanted, and confirmed insurance pricing. The review period exists to do this properly.
How much will insurance cost?
Enough that it has to be quoted, not estimated. Wind exposure, roof age and construction type drive it, and on a coastal property it can be the largest line after debt service.
Is now a good time to buy?
That depends on the asset, the financing and your hold period, and anyone answering it with a slogan is selling you something. I would rather build the numbers with you on a specific property.
Get in touch
Tell me what you’re looking for.
Square footage, use, market and timing is enough to start. I’ll reply personally, usually the same day.
6413 Congress Ave Ste 100
Boca Raton, FL 33487