A Commercial Broker Price Opinion (BPO) is an analysis of properties that are currently for sale and/or have recently sold in the same submarket or geographic region as a specific Subject Property. The analysis includes property characteristics like zoning, city utility status, location with respect to other residential and commercial development, status of city streets, and many other factors. Its purpose is to establish Fair Market Value (FMV) based on past sales, pending sales and property recently listed on the market.

A Commercial BPO is a “here-and-now” snapshot of the market based on the most recent data available. However, the market is constantly changing; new listings, pending and closed sales, price reductions, and expired listings can all impact fair market value in a short period of time and make the BPO obsolete. As a result, Commercial BPOs should be considered a useful tool for determining FMV but should not be considered a substitute for the skill and expertise of a CRE professional.

A Commercial BPO is not an appraisal. Licensed CRE professionals generate BPOs to the best of their ability in order to provide each client with the most current market data available. However, in generating a Commercial BPO, a CRE agent/broker will NOT follow the guidelines for the development of an appraisal/analysis as specified in the Uniform Standards of Professional Appraisal Practice of the Appraisal Foundation. In other words, a Commercial BPO is NOT a Commercial Appraisal and should not be treated as such.
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Frequently Asked Questions

Real estate brokers specializing in commercial properties are known as commercial real estate brokers. In most cases, business enterprises take advantage of these assets. Commercial real estate brokers are the “middle man” between a company’s real estate needs and property or building that the company wants to buy.

Commercial real estate cap rate (short for capitalization rate) is the rate of return on a commercial real estate investment based on the amount of income expected. This statistic is generated to assist an investor in determining the potential return on their property investment. The commercial real estate cap rate of a property can be calculated by dividing the net operating income by the property’s current market value. The net operating income can be calculated by looking at the annual return on the property after deducting any property operating costs.
In general, a broker (who is frequently part of a larger firm known as the brokerage) is required to allow potential buyers access to view the property. While it is not a strict requirement for a buyer to view properties, they may not be able to get the same levels of access without them. A buyer may choose to view properties online, which does not necessarily require the use of a broker. Some of the properties may be difficult to find online, and you will not have as much detailed information as a broker. Alternatively, you could speak with a seller directly to obtain additional information or to gain access to the building itself. While this is an option, not all sellers will be available at times that are convenient for you, and some will only allow buyers to visit through their broker.

Commercial real estate taxes can vary greatly depending on a variety of factors. It is impossible to provide precise, detailed information in a FAQ because the answer will vary depending on you, the property, and the property’s location.

In general, governments require business and property owners to fill out tax forms that provide information about their income and the value of their property. The following factors can influence the amount of taxes you will have to pay for your commercial property: revenue generated by the property, expenses of the property, location of the property, and more.

You can learn how to calculate commercial real estate taxes on your property by reading this NOLO article.

We recommend speaking with industry professionals who can provide more accurate information and data based on your location and other relevant business factors.

This is an investment transaction in which an investor who sells a property transfers the proceeds to another property to be purchased. They then have a set amount of time to identify and close the property.
Because a commercial real estate broker must understand the client’s motivations and needs, honesty and complete transparency are essential. When Preeminent Commercial Real Estate Group is part of your team and empowered to seek the best transaction to meet your needs, we will assume full responsibility for the transaction.

The same rules and risks apply to all real estate transactions:
1. Identify a property.
2. Identify its applications.
3. Determine the property’s value
4. Make a purchase offer
5. Negotiate the terms and conditions and the purchase price.
6. Complete the transaction and take possession of the property. More significant risks are involved when purchasing, selling, renting or leasing commercial real estate.

The key is to assess the risk, including market risk, investment potential, property condition risk, environmental risk, regulatory risk, and so on. Your goal should be to keep these as low as possible. Defects in title, zoning and land use restrictions, market fluctuations, and environmental contamination are potential problems that frequently lead to legal

A letter of intent is a written document that declares the writer’s intentions. From the standpoint of commercial real estate, the letter of intent describes the terms of the real estate transaction. The letter of intent allows two parties (the property seller and the property buyer) to agree on all terms of the proposed transaction.
The most significant difference, in general, is due diligence. Residential purchases are subject to general inspections, which are typically completed in a single day. Residential purchases are also less expensive and are more likely to be a homestead. Residential transactions are emotional purchases that can usually be completed in 30-45 days. Commercial property purchases involve property that is used for commercial purposes, so there is more liability in the property and the land associated with it. Because the inspection process is extremely thorough, depending on prior usage, the feasibility period is much longer, and closing on commercial real estate deals can be a lengthy process.
Commercial lease rates are typically quoted in terms of price per square foot per month or year.
Tenant Improvements are any additional construction needed by the user for its intended use. The landlord allocates this money, which may necessitate plans, permits, and the hiring of contractors.

Contact Preeminent Commercial Real Estate Group today to enter into a legally binding listing agreement!

It can vary, but it usually takes 6-12 months and is highly dependent on the motivation of the parties involved, including any lenders.

It is a risk issue. The importance of due diligence for any property cannot be overstated. Environmental due diligence addresses specific property issues such as hazardous substances, wetlands, endangered species, critical habitats, cultural resources, or regulatory audits. Some lenders may require an environmental site assessment (Phase I ESA or Phase II ESA), and there are more compelling reasons to get one (for example, when purchasing a service station, dry cleaner, auto repair, or manufacturing business). If you don’t get one, you’re probably doing yourself a disservice because any problem could result in catastrophic liability exposure for you, even if you didn’t cause the problem. Call us even if you have completed the Phase I or Phase II ESA and need an opinion. We will not charge you, saving you thousands of dollars in sleepless nights and legal fees.


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