Surprised?

I’ve been surprised to find how many people think that Dollar General, Starbucks, JCPenney, Chipotle, TJ Maxx, and most companies own the land and buildings they operate from. They don’t…and only a small fraction of US companies do. Buying the land and paying for the improvements takes an enormous amount of capital and other resources. It is true that McDonald’s owns 56% of the land it operates from as MCD…but almost 100% of its franchise stores operate from leased spaces.

Why Don’t Most Companies Own Their Own Real Estate?

American companies are under pressure from investors to perform every quarter…most don’t have a 10- or 25-year plan for success, so current-term focus on profits is the norm. Tying up capital in real estate is harder to justify, but there is a potential downside of not doing so, too. The vagaries of the market mean that in hard times, expenses are harder to trim…and the first thing to go is staff. During the Great Recession, IKEA, which owned all of its own stores, didn’t lay off staff partially because owning its own real estate meant its occupancy costs were much lower.

Exceptions

While IKEA is the best example of a company that owns 100% of the real estate it operates from, Costco owns 81% of the real estate; Walmart owns a similar percentage of the land it operates from but leases the buildings for many of its 4,611 units. Target is another company that owns most of the land its stores occupy, but many of their stores have ground leases.

OPPORTUNITY KNOCKS

Portland may be presenting investors with an opportunity we see only once in a generation. Potentially once in a lifetime. Years of negative headlines, higher interest rates, and declining confidence have pushed some property values far below their previous prices and replacement cost. Yet Portland’s fundamental strengths—its location, natural beauty, established industries and quality of life—remain. The opportunity is not without risk, but disciplined investors who buy at the right basis, underwrite conservatively and have the patience to hold through the recovery may be well rewarded.

Background

The most dramatic example of this is Portland’s “Big Pink”…the former US Bancorp Tower. It was sold for $372,500,000 in 2015… recently picked up by the Swickard Auto Group for $45,000,000 cash. In 2015, it was leased at 94% of capacity. At the time of sale, occupancy was about 50%. Portland’s Core Business District has made strides towards recovery, but still has a long way to go. There are risks…but buying assets at a fraction of their peak values (in this case 12%) opens a world of possibilities.  Investing in Portland in general, and its Core Business is a great option for opportunitic longterm hold investors.

If you want to be a genius in 5 years, make smart investments in Portland Real Estate today-RB

District specifically, is a great play for long-term hold investors. This is significant enough that some commercial real estate investors who previously focused on other niches and areas may consider a new way to create generational wealth in Portland’s downtown office and retail.

Recommended Resource: Equity Advantage

I have long admired “The Exchange Brothers” (David and Tom Moore). Not just because of their exceptional knowledge and competence, but also because they give back to the investment community. They have established a marvelous 1031 Exchange Knowledge Base at www.1031exchange.com. They have created a great video interview with Jose Cienfuegos, President of the Revitalize Portland Coalition, discussing this opportunity in depth. See it at: https://www.1031exchange.com/why-portland-oregon-could-be-a-once-in-a-lifetime-opportunity-for-long-term-real-estate-investors/?

Why We so Enthusiastic About Portland?

Jose Cienfuegos’ article cites these key attributes of our beautiful city:

• A major river running through the center of the city.
• Access to the coast and mountains from one metropolitan area.
• Green landscapes, long summer days, and a temperate summer climate.
• A highly regarded airport and strong regional connectivity.
• Professional sports, cultural amenities, restaurants, wine country, and outdoor recreation.
• An established design and manufacturing ecosystem in footwear, apparel, outdoor products, knives, optics, and related industries.

Rose City Commercial Real Estate

After 18 years as a Sales Engineer I gave up technical sales for Real Estate. I entered a 2-year paid internship in a multifamily investment firm with 7,500 units in 5 states. When the Great Recession hit I co-founded Prime Property Tax Negotiation, acting as an expert witness in trials on the full spectrum of commercial real estate investment assets. I also founded Rose City Commercial Real Estate.

I am proud to be a SNOB…Society Native Oregon Born that is, and a strong advocate for Stumptown. We proudly recommend the strongest resources, focusing on local firms. Our  recommendations are alway based on providing our clientel with the best resources to match their need. We never solicit nor accept any compensation for doing so.

Frequently Asked Questions | FAQ

• Why are you so enthusiastic about Equity Advantage?

  • • • Trust is paramount. Plus 1031 Exchanges require precision and attention to detail.
      • A single misstep can cost hundreds of thousands…or millions of dollars of profits to become taxable. Even for experienced investors exchanges are sometimes stressful…but for first timers this is magnified. David, and Tom…the whole organization has been wonderful.
      • Two cases with first time exchanger clients of mine really stand out. The “Exchange Brother” team asked the right questions and found an additional million dollars of profits that could be tax sheltered.  My client told me: “What you and Tom did for me has expanded the possibilities for life.”  The other example was a widow who sold at a loss. Equity Advantage suggested we consider a DST…Deleware Statutory Trust. They put us in touch with Robert Smith of Peregrine Private Capital [(503)241-4949, rs@peregrineprivatecapital.com  who found us a DST that reduced the client’s taxable profit from the sale by over $800,000.

• Why would a Licensed Real Estate Broker Recommend using Peregrine Private Capital instead of selling the client a replacement property?

  • • • In one case my client had a loss on a sale. Without exchanging they would have had a $1,100,000 taxable as a long-term capital gain.  By exchanging into the best replacement property they qualified for the tax exposure was reduced to $800,000…and Rose City Commercial Real Estate would have earned $30,000 in commissions.
      • Robert Smith helped us get into a no coupon DST with an 85% LTV Loan that reduced her tax exposure to zero.
        • As a fiduciary for my client it was incumbent on us to forgo the $30,000 fee we would have earned on the replacement property, in favor of saving her taxes on $800,000. (It is illegal to be paid a fee for selling DSTs and other securites without a FINRA administered license such as a Series 3, Series, 6 or Series 7 licenses. License requirements vary depending on the type of security offered.

• How many parks does Portland Have?

  • • • • Portland has more than 200 parks totaling 11,677 acres
        • Forest Park is Portlands largest park of 5,200 acres…with 80 miles of trails
        • Mill Ends Park is Stumptown’s smallest park at .000072 acres.
        • Note: My grandfather, Ormond Bean Sr. was a City of Portland Commissioner for 24 years. As Parks Commissioner he was a huge supporter of the Portland Zoo, and keeping the river greenway parks for the public wherever possible.

• Who owns Rose City Commercial Real Estate?

  • Rick M. Bean, an Oregon Licensed Principal Broker with 20+ years of experience leasing, buying and selling commercial real estate. I have worked on projects in 5 states ranging from a few hundred thousand to many millions of dollars.
  • What makes us different?

When we are awarded a listing we stop looking for other listings until we have made 200 contacts with the people most likely to want that listing: owners, buyers, and sellers of similar assets

CONTACT US:

We believe if you want to be a genius in 5 years, make wise investments in commercial real estate today. Contact Rose City Commercial Real Estate:

• Phone: (503)577-1034
• Email:  rick@rosecitycre.com

Searching for the best 1031 Exchange Company? Learn why Rose City Commercial Real Estate Broker Rick Bean recommends Equity Advantage, David Moore, and Tom Moore for successful tax-deferred exchanges.

Quick Answer

The best 1031 Exchange Company combines extensive experience, financial security, responsive service, and advanced tax-deferred exchange expertise. After decades of advising commercial real estate investors, I consistently recommend Equity Advantage, led by David Moore and Tom Moore, because of their knowledge, integrity, and commitment to investor education.

Why Your Qualified Intermediary Matters

A Qualified Intermediary does far more than prepare paperwork. The right company helps protect your exchange proceeds, ensures compliance with IRS regulations, coordinates with your broker, CPA, attorney, lender, escrow officer, and title company, and often identifies planning opportunities that can preserve significant tax benefits.

The wrong choice can jeopardize your exchange. That is why I tell clients not to think of a Qualified Intermediary as a commodity. Experience matters.

Why I Recommend Equity Advantage

Over the years, I have worked with many professionals involved in commercial real estate transactions. When clients ask me who I trust for a 1031 Exchange, my recommendation is always the same:

Equity Advantage.

Founded in 1991 by David Moore and Tom Moore, Equity Advantage has earned a national reputation for excellence in Section 1031 Exchanges. Rather than simply facilitating transactions, they educate investors, solve complex exchange challenges, and help clients maximize the benefits available under the tax code.

Why Equity Advantage Stands Above Other 1031 Exchange Companies

One of the reasons I recommend Equity Advantage is that they do not simply process paperwork.

They educate investors and brokers. They are Power Partners for CCIM…an organization that is honored by many as “The PHD for Real Estate brokers”.

Most Qualified Intermediaries become involved after a property goes under contract. David Moore and Tom Moore encourage investors to begin planning before listing a property.

That distinction matters.

Early planning creates options. Late planning limits them.

Their team regularly assists investors with:

• Delayed Exchanges
• Reverse Exchanges
• Improvement Exchanges
• Build-to-Suit Exchanges
• Multi-property Exchanges
• Partnership issues
• Estate planning considerations
• Advanced exchange strategies

Who Is David Moore?

David Moore is one of the country’s leading educators on 1031 Exchanges. He has taught commercial real estate professionals, attorneys, CPAs, developers, investors, and lenders how to maximize the benefits of Section 1031.

His presentations simplify complicated tax rules into practical strategies investors can actually use. When difficult exchange questions arise, David has likely solved similar situations many times before.

That experience is invaluable.

Who Is Tom Moore?

Tom Moore has spent decades helping investors successfully complete exchanges ranging from relatively simple transactions to highly sophisticated commercial investments.

Clients appreciate his calm approach, responsiveness, and ability to keep complicated transactions moving toward closing.

When significant tax dollars are at stake, experience matters.

How to Choose the Best 1031 Exchange Company

When selecting a Qualified Intermediary or 1031 Exchange Accommodator, look for:

• Deep experience with commercial real estate exchanges
• Strong financial safeguards for client funds
• Responsiveness during critical deadlines
• Technical knowledge of complex exchange structures
• A strong reputation among brokers, CPAs, attorneys, and investors
• A willingness to educate clients before decisions are made

Questions Every Investor Should Ask

• How many 1031 Exchanges do you complete each year?
• How many involve commercial real estate?
• Have you handled exchanges similar to mine?
• Where will my exchange proceeds be held?
• Are funds segregated?
• What insurance coverage do you carry?
• Who actually prepares my exchange documents?
• How quickly can I reach someone if a problem arises?

Mistakes That Can Ruin a 1031 Exchange

• Waiting until after closing to hire a Qualified Intermediary
• Missing the 45-day identification deadline
• Missing the 180-day closing deadline
• Receiving exchange proceeds directly
• Failing to replace enough debt or equity
• Choosing an inexperienced accommodator
• Not coordinating early with your CPA, broker, attorney, and lender

People Also Ask

What is the best 1031 Exchange Company?

In my opinion, one of the best 1031 Exchange companies is Equity Advantage, founded by David Moore and Tom Moore. Their experience, technical knowledge, and commitment to investor education make them an outstanding resource for commercial real estate investors. Their in depth knowledge of the intracacies of the 1031 Exchange is amazing. I have seen them combine §Section 1031 and §Section 121 of the tax code to reduce taxs exposure. They also were able to save one of my clients from having a $1,000,000 of boot by creative (but legal) structuring of her exchange.

What is a Qualified Intermediary?

A Qualified Intermediary is the independent third party required to facilitate most delayed 1031 Exchanges. The intermediary prepares exchange documents, holds the sale proceeds, and transfers funds to acquire the replacement property.

Is a 1031 Exchange Accommodator the same as a Qualified Intermediary?

Yes. The terms 1031 Exchange Accommodator, Qualified Intermediary, QI, and exchange facilitator are often used interchangeably.

When should I contact a 1031 Exchange company?

You should contact a Qualified Intermediary before your relinquished property closes. Ideally, you should begin planning before the property is even listed for sale.

Can I do a 1031 Exchange into multiple properties?

Yes. Investors may exchange into multiple replacement properties if they comply with IRS identification and closing rules.

Can I buy the replacement property before selling my current property?

Yes, but that is called a Reverse 1031 Exchange. Reverse exchanges are more complex and require experienced guidance.

What is boot in a 1031 Exchange?

Boot is anything received in an exchange that is not like-kind real estate. Common examples include cash received at closing or debt relief that is not replaced. Boot may be taxable.

Frequently Asked Questions

Are all 1031 Exchange companies the same?

No. Some companies simply process paperwork. Others, like Equity Advantage, provide education, planning, and strategic guidance for complex exchange situations.

How much does a 1031 Exchange Accommodator cost?

Costs vary depending on the type and complexity of the exchange. A simple delayed exchange may cost far less than a reverse or improvement exchange. Price should not be the primary factor when choosing a Qualified Intermediary.

Can my CPA, attorney, or broker serve as my Qualified Intermediary?

Generally, no. IRS rules prohibit certain disqualified persons from acting as your Qualified Intermediary. Always consult your tax advisor regarding your specific situation.

What types of property qualify for a 1031 Exchange?

Most real estate held for investment or business use may qualify, including apartment buildings, industrial properties, office buildings, retail centers, warehouses, self-storage facilities, investment land, and triple-net properties.

Can I exchange into property in another state?

Yes. A 1031 Exchange can involve investment real estate located in different states, provided both the relinquished and replacement properties qualify under IRS rules.

My Final Recommendation

If someone asked me over coffee, “Rick, who would you trust with your own 1031 Exchange?” my answer would be immediate.

Equity Advantage.

David Moore.

Tom Moore.

For more than thirty years, they have earned the respect of commercial real estate brokers, investors, attorneys, CPAs, and lenders across the country.

Their technical knowledge is exceptional. Their integrity is unquestioned. Most importantly, they genuinely care about helping investors preserve wealth.

There are many Qualified Intermediaries. There are very few that have become trusted educators for an entire industry.

That is why they remain my recommendation.

Contact Equity Advantage

Whether you are planning your first exchange or your fiftieth, I encourage you to contact Equity Advantage before listing your investment property.

Early planning almost always creates better opportunities.

Equity Advantage
David Moore, CES, Chief Executive Officer
Tom Moore, President
National: 800-735-1031
Portland: 503-635-1031
Email: info@1031exchange.com
Website: www.1031exchange.com

Disclosure

Rose City Commercial Real Estate does not solicit or accept referral fees, commissions, gifts, or any other financial incentives for recommending Equity Advantage or any other professional resource. My recommendation is based solely on my confidence in their professionalism, technical expertise, integrity, and commitment to helping investors achieve successful 1031 Exchanges.

About Rick Bean

Rick Bean is the Principal Broker and founder of Rose City Commercial Real Estate. He specializes in apartment, industrial, office, retail, and investment property sales throughout the Pacific Northwest. Rick has advised clients on acquisitions, dispositions, due diligence, investment analysis, and 1031 Exchange strategies, working closely with leading attorneys, CPAs, lenders, and Qualified Intermediaries to help investors maximize long-term wealth while minimizing unnecessary risk.

Working for half price?

Most real estate investors I know consider themselves more savvy than average folks. And for many, they may be right. Over time, real estate returns can be better than stocks…and real estate profits can be partially or completely tax sheltered. But many investors only realize half of their profit potential. Ask a welder who earns $45 an hour if he would work just as happily at $20 an hour, and they would say: “Heck, no!” or something more colorful, meaning the same thing. But investors commonly do a similar thing.

Strategy makes the difference
SELL!: I interviewed principals of 2 large multifamily investment firms this week, one with “several thousand units”, the other with as many “as 7,500 apartment units”. One said, “We always get over half of our total profit generated from selling.” The other said, “Profits from selling generate as much as 60% of our Internal Rate of Return on investments.

HOLD!: A long-time friend of mine and housing investor used a strategy of saving up enough money and buying properties cash and never selling.

RESULTS: The “HOLD” strategy investor has now retired with a comfortable income if he lives within his means. One of the “SELL” investors was able to retire decades younger with generational wealth and enough profit to support numerous charities. Selling and redeploying assets allows real estate investors to maximize their gains. Many don’t realize just how much perodic selling improves their bottom lined.

SUMMARY: The goals, stragegies, and tactics investors use to meet their goals are  so varied and individual that investors are wise to use the best brokers, 1031 Accomodators, lenders, CPAs, and related resources. Rose City Commercial Real Estate is actively working with investors on multifamily acquistions of less than 10 units…and over 100 units. We have individualized suggested goals, tactics and stragegies for their respective needs.

Disciplined investors do well in markets where fundamentals matter more than hype.

Investing in Eugene, Oregon Commercial Real Estate in 2026: A Strategic Window for Smart Investors

If Portland is where the headlines are made, Eugene is where disciplined investors quietly build wealth.

In 2026, Eugene is not overheated. It is not collapsing either. It is a secondary market in transition, and that is exactly why smart investors should be paying attention.

When markets get noisy, I like places where fundamentals still matter. Eugene is one of those places. It is not a market that rewards lazy underwriting or blind optimism. It is a market that rewards patience, operational skill, and buying the right asset from the right seller.

A Different Kind of Opportunity Than Portland

Eugene moves to its own rhythm.

• Smaller deal sizes
• Less institutional competition
• More owner-operated properties
• More opportunities created by inefficiency than by hype

That matters in 2026. In a market where debt is more expensive and mistakes get punished faster, smaller and more local markets can offer better entry points than the big-city bidding wars investors got used to in the last cycle.

Eugene is not the place to chase a story. It is the place to execute a plan.

In Eugene, the best multifamily deals often come from better operations, not speculation.

The 2026 Eugene Backdrop

Eugene’s commercial real estate market is being shaped by the same broad forces affecting the rest of Oregon, but with a local twist.

• Interest rates remain elevated compared with the easy-money years
• Lenders are still cautious
• Smaller operators are feeling pressure
• Housing demand remains durable
• Education, health care, and local services continue to anchor the economy

The City of Eugene says the market needs nearly 26,000 additional homes over the next 20 years. That is a meaningful indicator for investors because it speaks directly to long-term housing demand. This is not a market with no need for product. It is a market with a persistent need for well-run product.

Lane County’s January 2026 unemployment rate was 5.3%, up from 4.5% a year earlier, and total nonfarm employment was down 1.1% year over year. That is not a collapse, but it does tell us the market is feeling pressure. Pressure creates motivated sellers. Motivated sellers create opportunity.

At the same time, Lane County is projected to add 10,900 jobs between 2024 and 2034, a 6% increase. That is exactly the kind of long-view data I like. Near-term stress. Long-term viability.

Why Eugene Still Works as an Investment Market

The University of Oregon remains one of Eugene’s core economic engines. Fall 2025 enrollment came in at 24,448 students. That is important not just for student housing, but for surrounding retail, services, medical demand, and investor confidence in the city’s staying power.

Eugene is not dependent on one shiny trend. It benefits from several durable demand drivers working together:

• University-related demand
• Health care employment
• Local and regional service businesses
• A steady renter base

That is why I view Eugene in 2026 as a selective opportunity market. It is not a market where everything works. It is a market where the right assets can work very well.

Flex and industrial space in secondary markets can offer steady income when bought with discipline.

Asset Class Breakdown: Where I Would Focus

Multifamily: Still the Core Play

If I am looking at Eugene in 2026, multifamily is still where I start.

Not because every apartment deal is good. They are not. But because Eugene still has a real need for housing, and because smaller multifamily properties in secondary markets are often owned by people who have not pushed rents, have not tightened expenses, or have simply grown tired of active ownership.

That creates the kind of opportunity I like best: value created through better operations.

• 10 to 50 units can be a strong target range
• Look for below-market rents
• Look for weak expense control
• Look for deferred maintenance you can quantify and solve

In this market, operational upside matters more than fantasy appreciation.

Industrial and Flex: Quiet Strength

Eugene’s industrial and flex properties are not glamorous, and that is part of the appeal.

Local businesses still need service bays, warehouse space, fabrication space, and practical buildings with parking and access. In a market like this, basic functionality is a strength.

You may not steal these assets, but if you buy them right, they can provide the kind of predictable income investors appreciate when the broader market is uncertain.

Office: Only with a Clear Plan

Office in Eugene may hold up better than some large urban cores, but I still would not drift into it casually.

Hybrid work changed demand. Older office properties with weak layouts or tired finishes can become long-term problems instead of opportunities.

If you are buying office in 2026, you should be able to answer three questions clearly:

• Why this location?
• Why this building?
• Why will tenants choose it over the competition?

If you cannot answer those questions quickly and convincingly, keep moving.

Retail: Neighborhood and Necessity Win

Retail in Eugene is a micro-location game.

The strongest plays tend to be neighborhood-oriented, service-based, and tied to daily-use demand. Food, medical-adjacent uses, convenience, and personal services generally make more sense than trend-chasing concepts.

Good retail in Eugene is not about flash. It is about relevance.

In Eugene retail, micro-location and tenant quality matter more than broad trends.

The Real Opportunity in 2026

The opportunity in Eugene right now is not finding some mythical perfect property.

It is finding properties where better ownership will materially improve performance.

• Owners facing refinancing pressure
• Tired landlords
• Properties with under-market rents
• Assets with weak management
• Buildings that need a practical, not heroic, repositioning plan

That is the kind of deal environment disciplined investors should like. Not because it is easy, but because it is understandable.

Financing Will Still Make or Break the Deal

In 2026, debt remains a major filter.

• Lower leverage than many buyers want
• Stricter underwriting
• More lender scrutiny on secondary markets and smaller assets

That means strong lender relationships matter. More equity matters. Deal structure matters. Buyers who need perfect financing to make a deal work are going to have a hard time.

My advice is simple: underwrite conservatively and leave room for reality.

How to Win in Eugene

If you want to invest in Eugene commercial real estate in 2026, I would focus on four things.

1. Focus on cash flow first. Appreciation is welcome, but it should not be your only plan.
2. Target inefficiency. The best value often comes from improving operations, not from predicting the future.
3. Be selective by asset class. Multifamily and practical industrial assets deserve the most attention. Office requires caution. Retail requires micro-market understanding.
4. Plan to hold. This is not the kind of market where short-term heroics should be your strategy.

Final Thought

Eugene in 2026 is not flashy. That is one of its strengths.

While other investors chase the loudest market, disciplined buyers can still find real opportunity here by buying well, operating better, and holding long enough to let the fundamentals work in their favor.

This is not a market for guessing. It is a market for strategy…and cash is king here more than ever!

Rick Bean
Rose City Commercial Real Estate

Frequently Asked Questions

Is Eugene, Oregon a good place to invest in commercial real estate in 2026?

Yes, but only for disciplined investors. Eugene is not a market where you can buy anything and expect it to work. What makes it attractive in 2026 is the combination of steady demand drivers—like the University of Oregon, healthcare, and local services—paired with less competition than larger markets like Portland.

The real opportunity comes from buying properties with operational upside. That might mean below-market rents, inefficient management, or deferred maintenance that can be corrected. If you focus on cash flow and long-term hold strategy, Eugene can be a very solid market.

What types of commercial properties perform best in Eugene?

Multifamily is still the most reliable asset class in Eugene because housing demand remains consistent and supply is constrained. Smaller apartment properties—typically in the 10 to 50 unit range—often provide the best combination of price point and upside potential.

Industrial and flex properties are also strong performers because they serve local businesses and tend to have stable tenant demand. Retail can work well in neighborhood locations with service-based tenants. Office properties require a much more selective approach and should only be considered when there is a clear plan for leasing and positioning the asset.

What is the biggest risk when investing in Eugene commercial real estate?

The biggest risk is overpaying based on unrealistic assumptions. In today’s market, higher interest rates and tighter lending mean that deals need to work based on current income, not projected upside alone.

Investors get into trouble when they assume rents will rise quickly, vacancies will stay low, or financing will remain easy. A more conservative approach is required in 2026. Underwrite with higher vacancy, realistic rent growth, and adequate reserves. If the deal still works under those conditions, you are in a much stronger position.

In short, the risk is not the market—it’s the assumptions behind the deal.

PICKING A PROPERTY MANAGEMENT COMPANY

There are two entities to vet here…1)The Property Management Company and, 2)The On-site Property Manager.  The Property Management Company decision will ensure that you have selected the resource that will be responsible for one of the most valuable assets you own. They will control all revenues from the asset, as well as paying the expenses and providing timely, accurate performance reports.

• Is there a training manual for Asset Managers, Site Managers, Leasing Specialists, Maintenance?
• At what number of units, what conditions do they recommend on site Managers?
  • On-site Maintenance?
  • Practices are changing as far as the number of units at which on-site management is required/recommended.
    • Some Portland, OR management companies now have up to 50 units without an on-site Manager.
    • Some states (CA for example) require on-site management for as few as 20 units.
• What software does the company use to track operations?
  • Can tenants pay their rent through the app?
  • Can tenants make maintenance requests through the app?
• Do they use cash or accrual in their accounting system?
• How do they market vacant apartments?
  • How effectively do they use Craigslist?
  • Do they support subscribing to apartment leasing aids like Rents.com, Apartments.com, etc.

• How do they market vacant apartments?
  • How often do they update/re-post Craigslist ads?
  • Do they subscribe to Rent.com, Apartments.com, Rentometer.com or other similar services?

• Ask them to estimate what the cost of being $50 below market is for a 50-unit property in this market? (Both from a cash flow and potential sale price viewpoint.)

• What is their recommended credit/criminal history research process?

• How do they charge for coordinating vendors?

• Do they recommend concessions?

• Do they have a formal client retention program?

PICKING ON-SITE PROPERTY MANAGERS

Selecting the property on-site Property Manager is important, too.  I remember being on the Acquisition Team for a $45,000,000 multifamily asset in Las Vegas.  The Seller recommended keeping the existing on-site person. The Buyer asked how much are they getting paid?  I think the answer was something like $35,000/year.  The Buyer said: I may keep her…but I can’t have someone in charge of a $45M apartment getting $3k a month. The Manager was kept, along with a new incentive program that would reward good profits handsomely.  Not all properties have enough units to warrant an on-site Manager.   In Oregon  on-site Management is not required at any preset number of units, other than good sense. Some of the items a good on-site Property Manager will know over time:

• Which apartments will comfortably fit a queen bed and nightstand and which wall is best for that?
• What nearby properties are the closest competition—and what their rents are?
• Where is the nearest ATM from the apartment? Restaurant, Dry Cleaners, Grocery Store?
• What Elementary, Middle, and High Schools do residents of the apartments go to—and how are they rated?
  • Are their private schools nearby?
• Does the Manager know the current rules/laws/regulations that apply to rent raises, Section 8 Tenants, evictions, etc.

They are all about the listings.

Our difference, our guarantee is that our team will speak personally with hundreds of buyers of properties like yours…(the people most likely to buy your property) to explain the opportunity your asset offers.

Quality deliverables and a campaign featuring direct contact with buyers means you will achieve your goals quicker…with less stress. That’s guaranteed.

 
Call 503-577-1034,email us at Sales@rosecitycre.com, or setup an appointment to choose Rose City Commercial Real Estate.

I owe Point Source Solutions, LLC a shoutout for the great work they recently completed for a Rose City Commercial Real Estate client. Hats off to Andy Klopfenstein, Jeff Jackman and the crew for a job well done. First some background.

I thought this listing was going to be the best deal I had ever worked on. Dream client…great to work with. In demand food production building. We mounted an aggressive,  multichannel marketing campaign and were under contract in a week at full price with a list of buyers with backup offers. Great buyer with solid credit, great Buyer Broker, happy lender…nothing could possibly go wrong! To paraphrase Johnny Carson: “Not so, contamination breath!”

While performing the Phase I (written questionaire) Report it was disclosed the property had been a gas station decades ago. That disclosure led to Phase II testing…we brought in Point Source Solutions. While drilling they discovered small amounts of hydrocarbon contaminates. That led to drilling for Delineation Studies 1, 2, and 3. Each time Oregon DEQ asked for a new scope of work to assess the situation PSS responded quickly with a new scope of work, bids and completed testing on an expedited basis. Last week their efforts resulted in the Oregon-DEQ issuing an NFA (No-Further-Action) letter for the project. The whole process took about a year. Without the coordination and focused efforts of Point Source Solutions we would still be testing.

Rose City Commercial Real Estate maintains a list of valued resources for our customers. I’ve added Point Source Solutions for evironmental challenges…because using them really made a difference.

Equity Advantage is celebrating 30 years of 1031 Exchange excellence this year.  David and Tom Moore were exchange pioneers back in the days when 1031 Exchanges weren’t particularly well known…and the IRS had only recently codified the current process. We recommend different banks on acquisitions based on the lending institutions’ strengths….but we always recommend Equity Advantage.  It’s critical that the Commercial Broker identify properties that meet the investor’s criteria, but that’s a beginning, not the end. Depending on the deal, the role played by the inspector, lawyer, CPA, environmental testing contractor, and other resources can have increased (or diminished) importance…but the 1031 Exchange Accommodator is always critical.

One of the errors investors make is assuming Exchange Accomodation is a commodity. That’s simply incorrect.-Rick M. Bean

One of our investors told us that choosing RCCRE was one of the best decisions they had made. We worked hard for them…but part of the success they were so pleased about was the way Equity Advantage structured their 1031 Exchange. The client was able to further reduce the impact of taxes and pay off hundreds of thousands of long-term debts. Even sophisticated investors who have completed dozens of 1031 Exchanges aren’t aware of some of the ways Equity Advantage employs to lower tax impacts and increase profitability.

We believe that Equity Advantage is the advantage 1031 Exchange investors need and deserve.

PRO TIP: Visit https://www.1031exchange.com/1031-exchange-resources/  for information. classes, resources, how to set up a self-directed IRA, and more.

RECOMMENDATION DISCLOSURE: Rose City Commercial Real Estate recommends “best in their field” professionals, including Equity Advantage, but does not solicit, nor accept rewards of any kind. We express our opinions solely for the benefit of existing and potential future clients.

MORE: If you desire assistance with commercial real estate opportunities…or you just want information on which investment resources we recommend, contact us at (503)577-1034, or sales@rosecitycre.com.