Case Study One: 201 Sage Road / Tenant Representation
Commercial Carolina was hired to represent a large managed healthcare organization in the establishment of a regional home office. The difficulty of the task was compounded by the fact the organization needed extreme confidentiality in all matters, as closing and consolidation of existing offices was to be accomplished in tandem with the requirement. In addition, at nearly 20,000 square feet, the number of spaces available, in perhaps the tightest submarket in the State of North Carolina (Chapel Hill), that could accommodate this requirement was very limited. To further heighten the difficulty level of this assignment, the organization was answerable to a public board regarding lease rates and faced an immediate lease expiration in their current space.
We were called upon to provide assistance in: Site Search | Site Evaluation and Economics | Space Analysis | Negotiation | Closing Documents
Through an exhaustive search of on and off market properties, we were able to provide a list of five options to the tenant. The list was quickly reduced to the top three alternatives. Through our experience and methods, we were able to negotiate a favorable long term lease for the client with more space for less cost with the following documented value creation:
$591,333.28 -Lease Savings ( based upon size equalization) $95,307.00 -Savings in negotiated reduction of building load factor $127,533.00 -In higher Tenant Improvement allowance negotiated $141,106.00 -In reduced escalations to lease negotiated $955,279.28 in total negotiated savings.
The tenant has enjoyed the space and been able to take advantage of a more than 28% cost reduction due to our successful efforts. The building features a desirable location close to many amenities. The site has been successful in the mission to create what is essentially a 'second headquarters' facility in a major growth market accessible to State Government and other key players in their business. In addition, we were able to negotiate a favorable purchase option. The tenant has rewarded us through additional significant assignments.
Case Study Two: The Rosedale Medical Center / Landlord Representation
The year was 2010 and the country was well into the nadir of "the great recession". Commercial real estate, credit and the healthcare industry were all essentially frozen. Our principal represented the ownership group of a major suburban class "A" medical office building (MOB). The property stood at just over 15% leased when we took on the assignment. Through a diligent and creative marketing campaign including outreach to brokerage personnel, medical organizations and practitioners over a large geographic footprint, we were able to identify and capture the most significant medical office transaction in the market. After a negotiation period of more than a year, the result was a win for our Landlord- the Charlotte market's largest medical office lease of the year - at a $6,000,000+ transaction! Upon winning this transaction, we were able to piggyback this success into leasing the additional vacancy in the building to ancillary and supporting firms creating a quality, well diversified rent roll for our landlord and and a greater than 95% occupancy upon principals exit from the property.
We were rewarded by the ownership group with a strong long term relationship that is in effect to this day. In addition, we earned their trust, additional listings and other assignments, as well as meaningful referrals to significant business sources.
Case Study Three: Tenant Representation / Corporate Asset Real Estate Services
Relationship oriented and results focused is our moto and the theme of this case study. As a result of our national relationships, we were able to secure referral business from a private Los Angeles, CA based bank to handle assets in the Carolinas and South Eastern United States. The Bank owned an investment asset that became an O.R.E.O upon the tenant's vacancy. The asset had fallen into disrepair and was in need of attention. Our team was brought on board to evaluate, stabilize, mitigate and position the asset for sale. Commercial Carolina managed and competitively bid services for the property, responded to city requests, (responsively and proactively) and stabilized utility services, etc. . In addition, we are assisting in the bank with monitoring and efficient insurance coverage of the asset. A valuation was prepared by Commercial Carolina and we are assisting in the marketing and disposition of the asset.