Commercial Real Estate

"Dave was instrumental in helping us to find our new office space. I was extremely pleased at how closely he listened to us, and helped us think 'outside of the box' to find the perfect property. He exhibited a true interest in the success of our business, and throughout the process found him to be more and more interested and invested in our business, our staff, and our customers ... I am absolutely convinced that he will be my advocate and I know that I can trust him with this very important purchase." -jjustice56

Commercial Real Estate Investment

Many clients think that when they purchase real estate, they are investing – but that’s only partly true. When they buy real estate hoping for future returns based on market gains, that’s really speculation, rather than investing. The classic example is buying waterfront on the theory that “they can’t make more of it.” However, as those who owned Northwest Montana waterfront during the Great Recession can tell you, values definitely do not always go up, and they can most definitely go down. Investment, by contrast, is purchasing property with a predictable positive income stream. When you purchase a fully-leased office building, for instance, it’s relatively easy to forecast revenue, expenses and vacancy rates. If you make solid assumptions, and the cashflow is positive, that’s an investment.

It’s common to use a capitalization rate, or cap rate, as a measure of the returns expected on an investment. This rate, however, is simply a one-time measure – a ratio between the Net Operating Income (NOI) and the purchase price. A more sophisticated measure of investment performance is the Internal Rate of Return (IRR). The IRR measures the true benefit of a real estate investment, taking into account factors such as depreciation of assets, amortization of loan costs, and expected market appreciation. Further, the IRR allows an investor to compare the return to that of other investment alternatives, such as stocks, bonds, gold, or CDs.

That’s where the benefit of using a Realtor with a CCIM certification comes in. CCIMs receive hundreds of hours of training on sophisticated forms of commercial real estate analysis, including the IRR. The goal of a CCIM is not to have a designation – it’s to go the extra mile to help clients make wide decisions. To take what could be a speculative decision to buy real estate, in other words, and make it into a wise business decision.

Seller Representation

Is it the right time to sell? How are commercial real estate markets performing – both in Northwest Montana as throughout the West? What’s the most effective strategy when selling your property? Simply listing your property isn’t enough. We will create a targeted marketing plan designed to reach the right buyers for your property through:

  • Extensive industry networks
  • Deep-rooted relationships throughout NW Montana and beyond
  • Carefully crafted marketing strategies and creative solutions
  • Regional and national listing sources
  • Proprietary databases
  • Distinctive signage
  • Full-time marketing and client-communication support staff

Buyer Representation

Whether your real estate needs involve purchasing a 20,000-square-foot industrial building, a 1,500-square-foot retail space, a 50-unit apartment complex, or a 100-acre residential development property, our superb market knowledge and extensive experience help our clients find exactly the right commercial property. The competent practice of commercial real estate involves many “moving parts” that are not involved in residential property sales.  Some of the elements we bring to the table as buyer- or tenant-representatives include:

  • Excellent knowledge of properties both on and off the market
  • Expansive industry and in-house networks, both in NW Montana and throughout the West.
  • An extensive network of local attorneys, accountants, appraisers, builders and developers
  • Proven negotiation expertise
  • High-level comparative and financial analysis skills
  • Consulting and support during the due diligence and feasibility phase
  • Unparalleled market knowledge

Leasing Representation

We will work hard to identify and capture the ideal tenant or tenants for your building. We offer property owners a competitive edge through:

  • Careful evaluation of prospective tenants in consideration of your goals
  • Emphasis on filling vacancies with solid credit tenants
  • Extensive experience with aspects of leasing often needed to convert lease prospects, such as free rent, stepped-up rent, inflation adjustments, and cost allocation of tenant improvements.
  • Targeted marketing to turn a carefully designed leasing strategy into leasing results.
  • Superior market knowledge
  • Extensive relationships and team communication. Dave knows which companies are in the market for new space, which leases are expiring soon and which buildings can offer comparable space for less money.

Tenant Representation

Whether you’re a retailer looking for high-traffic space, a manufacturer looking for low-cost industrial space, an entrepreneur relocating your tech firm or a national business searching for a prime location, we help clients of all sizes to secure long and short-term space to meet their needs. Evaluating each space with considerations such as:​

  • Current needs and potential future requirements
  • Expansion (or downsizing) goals
  • Leasing terms (rental rate, leasing period, tenant improvements, rent concessions)
  • Location, parking, pedestrian and traffic flow

In short, we will simplify the process of securing the ideal space in which you and your business can thrive.