04.28.15 - May 8th Grand Opening of the “Post” Mixed-Use building in Lawrence Village at the Fort

FOR IMMEDIATE RELEASE

Yeager Properties and RealtyQwest announce the May 8th Grand Opening of the “Post” Mixed-Use building in Lawrence Village at the Fort

“Pre-leasing success in the 36,000 sf retail and office suites project has been much stronger than had been forecasted.”

Lawrence, IN, April 28th, 2015: Yeager Properties and RealtyQwest today announced the opening of the “Post.” The Post is a 36,000 s.f. mixed-use project comprised of high energy office suites and approximately 10,000 s.f. of retail space. The project broke ground on August 5th, 2014 and the development team currently reports that the building is over 50% leased, well ahead of their modeled forecasts. Other similar buildings in the development team’s Indianapolis Metro inventory enjoy nearly 100% occupancy. Jockamo Upper Crust Pizza has joined the energy and will be the anchor tenant in the project, adding its third location. The team is negotiating the final form of lease for yet another exciting 3,800 s.f. tenant that cannot yet be named, leaving approximately 1,700 s.f. of retail space in the building. “We are excited to report that nearly all of our first floor is leased,” said Scott Baldwin, a partner in the project. The Post is a public private partnership between the Fort Harrison Reuse Authority and Fort Harrison Office Suites, LLC. Fort Harrison Office Suites, LLC is comprised of Scott Yeager of Yeager Properties and Scott Baldwin of Envoy & RealtyQwest. The project was strongly supported by the City of Lawrence.

“A year of increased excitement and anticipation ends this May. The Post, the iconic, mixed use building at the corner of 56th and Lawrence Village Parkway, will open its doors for operation the 8th of May. The inspirational, eclectic design has landmarked The Post as what we hope will become a beacon in the Lawrence community. It will house over 100+ different businesses utilizing a synergistic networking relationship to propel each business individually.” - Mayor Dean Jessup, Lawrence, IN

As prominent figures in the Indianapolis community, Scott Baldwin and Scott Yeager’s expertise ensure the success of this project. However, after speaking with Scott and Scott, they both claim and attribute all success in the project to the Fort Harrison Reuse Authority and its partnership with the City of Lawrence. They say that without the cooperation from that leadership, the project would never have commenced, and without their involvement the project will not be the success that has been projected. Scott Yeager, President of Yeager Properties and Yeager Construction, and a partner in the Post, states “We produce collaborative incubation space that tailors perfectly to our tenants needs. This concept, coupled with the multitude of service offerings, equips each business with a substantial advantage in increasing their success and growth.” Scott Baldwin, an owner of Envoy, Inc. and RealtyQwest, and a partner in the Post, said, “It’s exciting to see the existence of co-working space, virtual office suites, office suites, and retail space all housed under one roof, in an energetic atmosphere. This will undoubtedly provide the ingredients to incubate new and existing business within the community.”

The Post features:

  • -Individual office suites with shared amenities

  • -On site management to greet guests and assist tenants

  • -Out of this world, two story lobby with lush greenery and a 10' aquarium

  • -Blazing fast fiber internet at no charge / including WIFI throughout the building

  • -Four conference rooms accommodating groups up to 25 people, complete with conference phone, 60” monitor, and easy connectivity

  • -Convenient on-site parking

  • -Security cameras, lockable suites, and 24/7 access via electronic fob

  • -Kitchenette with microwave, double refrigerators, coffee bar and sink

  • -Vending machines, elevator, restrooms, mailroom, copier and fax

  • -All utilities, taxes, insurance, and common area maintenance are paid by Landlord

  • -Cable TV is available

  • -Free use of conference rooms at all locations throughout Indiana (online scheduling tool)

Pricing ranges from $395 to $695 per month without the need to sign a long-term lease. Co-working space is also available from $199 per month, allowing users to enjoy all of the same amenities, including free use of the citywide conference rooms.

The project team will host an open house in Friday, May 8th, 2015 from 10:00 a.m. to 6:00 p.m., with a Ribbon Cutting ceremony and comments by Mayor Dean Jessup for the Grand Opening at 1:00 p.m. Refreshments will be served, courtesy of the project team and Jockamo Upper Crust Pizza, and tours of the facility will be conducted throughout the day. The public is invited to attend.

Contact:
Scott A. Baldwin
RealtyQwest, LLC
scott.baldwin@realtyqwest.com
(317) 645-4444, Ext. 201

Schedule a Tour


Posted by Scott A. Baldwin at 01:30 PM on Tuesday, April 28, 2015

02. 1.15 - Indianapolis Metro Office Market Statistics & Trends

February 2015 Indianapolis Metro Office Market Statistics & Trends


Posted by Scott A. Baldwin at 09:14 PM on Sunday, February 1, 2015

04.14.14 - Real Estate License Transition Deadline Approaching

The Indiana Real Estate Commission has begun the process of implementing changes to real estate licensing, as a result of the passage of Senate Bill 0275. For more information on the language of the bill, specific changes, and more, please visit the page found on the Indiana General Assembly by clicking here. On this page, clicking on "Latest Printing" will provide you the actual bill.

The information presented on the Commission site is of an educational nature, and intended to assist those seeking to either become a real estate licensee, or continue to practicing in the real estate profession. For those seeking legal advice regarding what a licensee can or cannot do, or specifics regarding the law, please consult the state's license law compilation, or contact an attorney.

In short, the bill enhances the real estate profession in Indiana by making changes to education, licensing, and administration. The changes allow for current salespersons to upgrade their license before July 1, 2014 to a broker license by completing a twenty four (24) hour transition course. After July, 2014, the real estate industry will consist of managing brokers and brokers. The license renewal period will extend to a three (3) year period, pre-licensing education will go from fifty-four (54) to ninety (90) hours, and continuing education requirements will change to twelve (12) hours each year. There are many more changes, and for details on how the changes affect your license, please select the license you hold below.

Salesperson

Broker

Many of our agents have been taking their transition course at McKissock.com. The specific course can be found on this page.

S2B

This is also a great time for those thinking of becoming a licensed agent (and Realtor). But, you need to start now! Contact us if you have questions or need help.


Posted by Scott A. Baldwin at 11:15 AM on Monday, April 14, 2014

01.23.14 - Indianapolis Real Estate Looks Up As Vacancies Fall

Businesses continued to absorb empty space in Indianapolis' commercial real estate markets in 2013, driven by several trends, including a logistics boom, revamped suburban office space and retail businesses catering to healthier lifestyles.

As a result, vacancy rates have fallen for retail and office space as the economy continues to recover, real estate brokerage Cassidy Turley reported in its annual "State of Real Estate" report for the metro area.

Cassidy Turley will deliver its findings at 4 p.m. today at the Murat Theatre at Old National Centre.

Industrial space booming

Warehouse and industrial space has been booming, said Cassidy Turley industrial broker Michael Weishaar.

The metro area's appeal as a goods distribution hub lies in its central location, pro-businesses tax structure and regulations, freight rail connections and the presence of FedEx's second-largest cargo shipping facility, Weishaar said.

The vacancy rate is 4.9 percent, he said, higher than the 3.3 percent posted in 2012, but that is because the market is expanding and must absorb the 4 million square feet added in 2013. Central Indiana has 236,857,866 square feet of industrial space in total.

Growth in three sectors spurred the improvement, he said — small businesses moving into larger locations, companies buying land for future growth and companies making big deals.

Companies signed new leases on 7.5 million square feet of industrial space in large transactions, up from 4.2 million square feet a year ago. Companies renewed another 7.8 million square feet of space, up from 6.3 million square feet a year ago.

Suburbs drive office rate

The vacancy rate in the office industry also improved, falling slightly from 20 percent in 2012 to 19.2 percent in 2013, as the market absorbed empty and refurbished space.

Most of the growth was in revamped building space available in the suburbs, said Cassidy Turley office broker Andy Martin. Available suburban space fell from 19.1 percent to 18.6 percent, Martin said, though it's at a premium in markets like Carmel and Keystone that offer up-to-date space and close amenities.

The market Downtown is another matter.

Downtown Indianapolis is struggling with a changing business environment, Martin said, leading to an increase in the vacancy rate from 19.2 percent in 2012 to 20.3 percent in 2013.

Larger firms and companies have been downsizing space to save money and maximize resources.

New companies, such as those in the growing tech market, are attracting millennials who want to work in nontraditional space. They're moving into historical buildings designed around common areas and amenities, rather than traditional high-rise office space. But that market is scarce.

"Someone who owns one of these downtown towers is going to have to do something with their lobbies and their areas," he said. "All of the available space is now in the towers."

Healthy lifestyles fuel retail

The retail sector has been driven by a trend toward healthy living, driving an increase in the number of health-food stores, fitness studios and health-care centers, said real estate broker Jacqueline Haynes.

In particular, Fresh Market, Fresh Thyme Farmers Market, Wal-Mart Neighborhood Center and Earth Fare are building locations in the metro area.

While that segment of the marketplace is growing, the overall vacancy rate only decreased from 7.3 percent in 2012 to 7.2 percent in 2013. Vacancy rates at strip centers and malls have risen, in particular.

Hamilton County, the Zionsville area and the Greenwood area are experiencing the largest growth in retail space, she said.

Source: Indianapolis Star


Posted by Scott A. Baldwin at 03:06 PM on Thursday, January 23, 2014

01.23.14 - 2013 Commercial Real Estate Sales Numbers Strong

Top Property Buyers

Commercial property sales accelerated in 2013, continuing a years-long recovery after activity came to a near-halt during the financial crisis and recession. Buoyed by steadying job growth, improving real estate fundamentals and eager capital, buyers throughout the first 11 months of 2013 ponied up more than $305 billion to acquire office buildings, industrial properties, retail centers, hotels, apartments and development sites around the U.S., according to Real Capital Analytics, which tracks commercial real estate sales of more than $5 million. The dollar volume already had outpaced sales in all of 2012 by about $5 billion, Real Capital notes. The firm is scheduled to release final 2013 sales numbers later this month, but it anticipated close to $360 billion in total dollar volume for the year.

Read More Here


Posted by Scott A. Baldwin at 02:30 PM on Thursday, January 23, 2014

12. 5.13 - Top Ten Benefits to Professional Construction Management

Why retain a Construction Manager? Large construction projects can be complex, with many “moving parts”. A good #ConstructionManager is like the glue holding the process together, educating and leading Owners through the challenges of design and construction. The benefit of an independent team of professionals managing the project is enormous. A professional Construction Manager will:

  1. Serve as an objective, experienced Owner’s Representative to protect the Client’s and project’s best interests first and foremost.
  2. Reduce overall project costs, usually well in excess of their fees. Savings include enhanced competitive bidding, contract negotiation, value engineering, reduced change orders, reduction in time, and elimination of unnecessary scope and cost.
  3. Centralize communication, acting as project liaison to fully and seamlessly integrate all participants.
  4. Advise the Client on retention of the best qualified and appropriate project team.
  5. Enhance quality control to reduce potential for defects and poor workmanship.
  6. Provide realistic and reliable budgets.
  7. Optimize and accelerate the design and construction schedule.
  8. Provide cost effective document controls, including contract negotiation and issuance on standard AIA forms, insurance review, and substantiation of invoices of all project participants to ensure correctness.
  9. Protect the Owner from unnecessary liability.
  10. Provide management expertise, applying resources wherever needed.

The earlier a professional Construction Management firm is retained, the better. Consult with us to determine how best to accomplish your project. See more from our construction partner at Envoy, Inc. - Construction Managers.


Posted by Scott A. Baldwin at 01:51 AM on Thursday, December 5, 2013

02. 8.13 - Expectations & Market Realities in Real Estate - Turn the Page

Our client, Real Estate Research Corporation, in connection with Deloitte, and the National Association of REALTORS, produces an annual commercial real estate report. For 2013, it was entitled Expectations & Market Realities in Real Estate - Turn the Page.

A copy of this report is attached for your review and research.

Expectations & Market Realities in Real Estate - Turn the Page


Posted by Scott A. Baldwin at 11:52 AM on Friday, February 8, 2013

06.14.12 - RealtyQwest - Commercial Real Estate Network

RQLogo

Baldwin Companies is proud to be a member of the RealtyQwest Commercial Real Estate Advisors Network as the exclusive broker affiliate for the Indianapolis Metropolitan market.

Baldwin Companies clients can rest assured that the RealtyQwest advantage lies in the fact that all of the member firms, across the United States, have been vetted to ensure that they are successful, have strong market knowledge, are led by experienced professionals, and remain in compliance with a strict set of guidelines designed to protect national clients and deliver quality service.

Learn more about RealtyQwest.com


Posted by Scott A. Baldwin at 02:27 AM on Thursday, June 14, 2012

04.28.12 - Earth Fare coming to Hamilton Town Center

EarthFare

Earth Fare, an upscale grocery chain that sells natural and organic products is going to replace the Borders bookstore at Hamilton Town Center. This will be the first store in Indiana and the 26 store for the Asheville, N.C. based chain. They are planning to open late this year.

This will be a nice addition for residents on the east side of Hamilton County. I know our family will frequent the "healthy supermarket." We were recently at the Earth Fare store in Kent, Ohio and were impressed by the large selection of fruits, vegetable, and healthy foods. We are by no means health freaks, but we do try, and this will make it easier. Welcome Earth Fare!


Posted by Scott A. Baldwin at 02:33 AM on Saturday, April 28, 2012

02.14.11 - The new Downtown JW Marriott

Clipboard01

http://www.jwindy.com/

The impressive, 34-story, 1,005 room hotel opened February 4th in downtown Indianapolis. JW Marriot states that the hotel is the tallest hotel in Indiana and the 1,005 rooms makes it the largest JW Marriot in the world. The hotel alone boasts well over 100,000 square feet of event/meeting space, not to mention nearly 800,000 square feet of additional space in the Indiana Convention Center and four other Marriot hotels, all connected to the hotel by a skybridge.

The hotel offers towering views of downtown Indy, Victory Field, and maybe even a glimpse of some of the animals in the Indianapolis Zoo. The world class facilities, luxurious guest rooms, and its location to all downtown amenities make this a go-to destination for business meetings, conventions, and even a Super Bowl.


Posted by Bradley J. Untrauer at 12:37 PM on Monday, February 14, 2011

01.17.11 - Goddard Schools ranked # 87 Franchise in 2011

Goddard Systems Inc.

Link to story

Background:

Founded: 1986

Franchising since: 1988

The Goddard School offers year-round programs for children from six weeks to six years old including after-school enrichment and summer programs. Goddard Systems, Inc. (GSI) is the franchisor of The Goddard School. Headquartered in King of Prussia, Pennsylvania, GSI currently operates schools throughout the United States. Each school is a licensed childcare facility with an on-site owner, an Education Director and a staff trained in Early Childhood Education or Childhood Development. GSI provides continuing education for all teachers as well as a corporate Quality Assurance program.

Address: 1016 W. Ninth Ave. King of Prussia, Pennsylvania 19406

Phone: (800)272-4901

Franchisor is a privately-held company with 80 employee(s); 6 employee(s) in franchise department.

Highlights:

  • Top Ranked Childcare Franchise

  • 364 Total Franchises

  • Added 25 New Franchises in 2010

  • Ranked #80 in Fastest-Growing Franchises for 2011

Baldwin Companies is proud to represent the real estate owners of 7 Goddard Schools properties in Indiana and Illinois. These rankings reinforce the high quality of work of these franchise owners. To view our active real estate investment opportunities in the Goddard Schools, visit the links below:

Brownsburg, IN

Zionsville, IN

Noblesville, IN

Fishers, IN

Greenwood, IN

Lawrence, IN


Posted by Bradley J. Untrauer at 02:15 PM on Monday, January 17, 2011

12.17.10 - Happy Holidays!

office_christmas_00272

From The Office and our office to your office (or home), we'd like to wish everyone a Merry Christmas and Happy Holidays!


Posted by Bradley J. Untrauer at 01:17 PM on Friday, December 17, 2010

12.16.10 - New Age of Marketing Real Estate

FotoFlexer_Photo

Gone are the days when marketing real estate starts and stops at putting a sign out front.

For us, it's all about making as many people as possible aware of any investments we have listed for sale, or office, retail, or industrial space we have for lease. In order to make this happen, it's imperative for us to create a strong online presence for each property. We want to cast a wide net for any potential buyers or tenants. We not only want to capture those people that happen to drive by, but the real estate brokers that are searching a variety of property databases and the business owners that are searching online late at night in their pajamas.

It all makes sense really. If you need information on something, ANYTHING, you 'google' it. If you're looking to buy a new house, a new car, or just about any other purchase, the process for many people, more often than not, starts online.

So what do we do?

Well for starters, we list each of our properties that we represent on 9 different listing websites:

  • Baldwin Companies
  • CoStar
  • LoopNet
  • PropertyLine
  • PropertyLinx (Indianapolis MLS)
  • Commercial Source
  • Commercial IQ
  • Space For Lease
  • Rofo

These sites are mostly used by brokers that are searching for properties for clients they represent. We also utilize social networking sites like Facebook, Twitter, and LinkedIn, not only to list properties, but also to drive more traffic to the listings here on our website.

Each of the listings on our website (http://commercial.baldwincompanies.com/listings) has its own webpage that enables us to create a Pay-Per-Click campaign using Google. This helps populate our listings on Google searches for 'fishers office space', 'indianapolis land for sale', etc.

In addition, we create an electronic flyer with details on each property that we send out via email. We have a list of over 5,000 email addresses of local realtors, brokers, and investors. We also have a list of 800+ real estate directors of national retail stores.

Again, our goal is simple. When brokers or business people are looking for commercial real estate, we want them to know what we have available.


Posted by Bradley J. Untrauer at 02:12 PM on Thursday, December 16, 2010

12. 6.10 - Priced To Sell? What does that mean these days?

Today I received two different mass emails from brokers indicating that the property they were advertising was "Priced To Sell." I would normally take particular notice of an opportunity like that; but lately it seems that everything is "Priced To Sell"...yet nothing does. In fact, most things that are "Priced To Sell" certainly aren't. It leaves me wondering, "What is the definition of "priced to sell?" I wish I knew the magic formula for how to arrive at that exact "Price To Sell." It seems that for most brokers, if they list something for less than it would have sold for three years ago, then it is "Priced To Sell."

Appropriate pricing these days is very difficult to gauge. If you find comparable sales at a certain CAP rate, Gross Rent Multiplier, replacement cost, or direct comparison; and you price your property accordingly, or even for less; that doesn't necessarily mean it is "Priced To Sell." At any one time, in many markets, you can find hordes of properties all priced according to existing sales comps....but they are not moving. "Time On The Market" is extending even faster than prices are compressing for many asset classes. In Indianapolis Metro, according to RERC (Real Estate Research Corporation), every CAP rate other than Apartments is growing (prices falling) and the number of properties on the market is growing while transactional volume is falling. Those numbers don't look great, but I feel they will come back eventually. But for right now, if you are going to "Price Something To Sell" it really should be quite low (discernibly low) if you really want to sell it. The normal avenues that a broker might use to value your property are very difficult to rely on these days...it's more of an educated guess followed by a crystal ball consultation. Whatever the case, in order to actually sell something these days, you need to put a concerted effort into social media, electronic advertising, networking, and persistence. The days of putting a sign in a yard and listing the asset as "Priced To Sell" are over. Don't even get me started on "Calling For Offers!"


Posted by Scott A. Baldwin at 07:37 AM on Monday, December 6, 2010

12. 3.10 - Leasing vs. Purchasing Commercial Real Estate

Small business owners often face the question of leasing or purchasing their office, retail, or industrial space. In today's market, good deals are aplenty. Just like you can find lower than ever lease deals, properties are available for purchase at a much lower price per square foot. Properties that leased 4 years ago for $20/SF/Year are now asking for $15/SF/Year. Many owners would be happy to get 80-90 cents on the dollar on what they paid for properties 4 years ago.

For most any business owners, the decision to lease or buy comes down to a number of factors, besides the obvious financial aspect. Having a prime location to attract customers may make leasing the only option. Below is a list of a few Pros and Cons for business owners leasing or purchasing their commercial real estate.

Pros of Purchasing Commercial Real Estate

Fixed Costs: Locking in a long term mortgage gives your business clear, fixed costs each month/year.

Lower Costs: Under-utilized programs and loans are available to small business owners to obtain as much as 90% financing on a purchase that makes their monthly mortgage costs lower than their current monthly rent costs.

Transparent CAM charges: Property upkeep is on you now. You know what you can pay for or save on when it comes to lawn care, snow, utilities, and other charges.

Additional Income: Owning additional space or land that your business doesn't utilize opens up the possibility for another source of income by leasing out space, storage, or parking to other tenants.

Cons of Purchasing Commercial Real Estate

Lack of flexibility: Long term mortgage limits flexibility in adapting to growth, downsizing, changes in the industry, strategic planning, and other issues that may appear.

Higher upfront costs: Monthly payments may be significantly reduced by purchasing a property, but the initial down payment is likely much more than the first month's rent.

Maintenance: Lawn care, snow removal, facility upkeep, improvements, etc, are all on you. In leasing, it's just a number you pay each month. Now in addition to running your business, you must also maintain your property.

Less than Prime location: Most small business owners can't afford to purchase a property downtown or along a retail corridor. A lesser location may mean less foot traffic, less drive by traffic, and ultimately, less business.

Pros of Leasing Commercial Real Estate

Prime location: It may mean a little bit higher rent payment, but your business can take advantage of significant foot/drive traffic, attract more walk-ins, and attract more business.

Flexibility: Signing a lease for 3, 5, or even 10 years can provide you with much more flexibility than a long term mortgage. If you need to move to a new location because it's cheaper, newer, smaller, bigger, there's a change in demographics, or whatever the need may be, there's much more flexibility.

Less risk: In the event that you go out of business, coming up short on a lease is probably a better alternative than coming up short on a several hundred thousand dollar mortgage.

Strictly business: With a lease, the time spent on your property is the time it takes you to stroke a rent check. This allows you to focus on what brings the money to you, your business.

More working capital: Without a large mortgage, you're able to utilize capital in ways to further your business.

Cons of Leasing Commercial Real Estate

Equity lost: Just as if you were renting an apartment, the money you pay out leasing space is lost. You can't recoup any payments or even make money by selling the property in the future.

Variable costs: With a mortgage, you have clear fixed costs. With a lease, you're bound to the market. A recovery in the market may mean in a few years when you're negotiating a new lease, you'll be negotiating at $20/sf instead of $15/sf.

Be holden to landlord: Any changes or upgrades that you'd like to see are up to the landlord. If it's not required in the lease, it may mean more money out of your pocket that you won't be getting back.

This is just a short list of Pros and Cons of leasing or purchasing commercial real estate.

What did I miss or leave out? Comment below.


Posted by Bradley J. Untrauer at 05:06 AM on Friday, December 3, 2010

12. 1.10 - Commercial Real Estate markets should see improvement in 2011, says NAR

According to a recent report put out by a NAR chief economist, commercial real estate markets across the US appear to be stabilizing. "The basic fundamental of rising commercial leasing demand, resulting from a steadily improving economy, means overall vacancy rates have already peaked or will soon top out," says Lawrence Yun.

Read more about the article here:


Posted by Bradley J. Untrauer at 05:23 AM on Wednesday, December 1, 2010

11.22.10 - Indianapolis Commercial Real Estate - 3Q 2010 Investment Criteria

View Pre-Tax Yield, Going-In and Terminal Cap rates for the Indianapolis Commercial Real Estate Market for the 3rd Quarter 2010 at the Baldwin Commercial Wordpress Blog: http://baldwincommercial.wordpress.com/


Posted by Scott A. Baldwin at 11:16 AM on Monday, November 22, 2010

11.22.10 - Do I need a Tenant Representation Specialist to find my office or retail space?

Your primary business is running your company, so hopefully, you don’t have to lease new office or retail space or negotiate renewals more than every 3 to 5 years or so. Usually businesses lease office or retail space only a few times in over the life of the company, while landlords on the other hand lease office space over and over again.

In most cases, landlords hire a listing agent to help market the property and advise them. Do they have an unfair advantage? You bet they do!

Balance this unfair advantage by engaging the services of your own qualified tenant representative.

Many tenants think that by hiring a tenant representative they will end up having to pay more in rent. When it comes to negotiating for office space, a good tenant rep will not only save you money, but will also make sure you don’t make any critical mistakes in the leasing process.

When deciding whether to use the services of a tenant rep, consider the following:

1) Real estate fees of typically 4%-6% of the lease amount are built into the cost of the lease

2) If you do not have a tenant rep, the landlord's (listing) agent will keep the entire commission...

3) If you hire a tenant rep, the commission fee is split between the listing agent and the tenant rep.

4) The listing agent represents the landlord, and will always have their best interests in mind.

5) Not having a tenant rep will most often not save you the commission and you will most likely pay much more for your office space.

For most companies, real estate is their second-largest expense after payroll, and every dollar saved on your lease goes directly to your bottom line. Landlords will always look for the highest possible rent for the longest possible guaranteed term. Tenants typically want the lowest possible rent and the greatest lease flexibility. An experienced tenant rep will develop negotiating leverage and help you to get into a lease drafted in your best interests - not the landlord's.

Analyze and Define Your Space Requirements

An experienced tenant representative can assist you in calculating your actual need for space and determining your company's particular layout requirements. Your tenant rep can help you to evaluate your space plan and maximize the efficiency of space usage, which may decrease your rentable area . A landlord obviously has no incentive to assist you in increasing your economy of space and lowering your lease costs. By knowing your space plan, and therefore your business requirements, your tenant rep will also prevent you from wasting time on property negotiations that are not right for your organization. As part of the process of defining your space requirements, you should also consider geographical areas, the quality of space desired, the image you want your new space to portray, and how that ties into corporate objectives. An experienced tenant rep can be invaluable in that process, as well as help you to calculate the possibility for future expansions.

Investigate Properties and Determine Top Alternatives

This involves more than scanning the available listing services. A professional tenant rep can identify a property that is not an obvious choice to meet your needs. This could result in lower rental rates and space that is otherwise better suited to your needs. An experienced tenant rep will have a general market knowledge of 'deals' available, and will verify the terms and conditions associated with each property. A tenant rep will help you narrow down the alternatives, and schedule tours with the top properties that meet your requirements. After touring the different locations your tenant rep will help you go over space plans as they relate to each property, and help narrow down your decision further, usually to a few alternatives. The tenant rep will request proposals from those properties, and perform layout efficiencies and financial analysis on the responses. At that point the tenant representative will help you to choose the top alternatives and prepare to make offers.

Create a Bidding War Among Landlords

A good tenant rep knows that creating competition for your business will maximize negotiating position, and will try to start a bidding war among landlords. The result can be concessions and incentives that exceed the norm in the marketplace, such as free rent for several months or an allowance for tenant improvements (TIs). The tenant rep will protect your interests during lease negotiations, act as a buffer between you and the landlord, and ensure that you come away with terms that meet your present and potential future needs. For example, a tenant rep would ensure you retain such options as subletting in case you eventually downsize or outgrow the space. A professional tenant rep is familiar with real estate forms and documents, and having them prepare all proposal requests and letters of intent can help resolve issues before the final lease is prepared, and help you avoid signing something by accident or out of ignorance.

Most experts agree that the services of a tenant rep during an office move, lease renewal, or site selection can be even more important to the tenant than anything else in the process.


Posted by Bradley J. Untrauer at 05:52 AM on Monday, November 22, 2010

10.19.10 - Emerging Trends in Real Estate 2011 report

Just recently, Urban Land Institute and PricewaterhouseCoopers released their comprehensive 79-page report on the Emerging Trends in Real Estate 2011. To read the full report, click here

Highlights of the report include:

  • Industry showing signs of improvement, but unemployment, declining wages, and apprehensive lenders continue to restrict a steady rebound.

  • An increase in outsourcing and continued technological advances eliminates some need for new office or industrial space, contributing to the halt in new development.

  • Investors flush with cash will continue to have ample opportunities to obtain struggling or foreclosed assets.

  • Multifamily assets are easily the most sought after investments, with most office complexes lagging the further behind.

  • Indianapolis ranks as one of the top midwest Markets to Watch for Commercial/Multifamily Investment in 2011. However, the outlook for the midwest is well behind the coastal regions.


Posted by Bradley J. Untrauer at 05:12 AM on Tuesday, October 19, 2010

09.30.10 - Commercial Real Estate Market Survey - September

The REALTORS Commercial Real Estate Market Survey has published it's most recent report, highlighting statistics, trends, transaction volume and more. The report presents current economic struggles and what lies ahead.

To view the full report, click here.


Posted by Bradley J. Untrauer at 04:54 AM on Thursday, September 30, 2010

09.15.10 - Goddard School Investment Properties Available

Baldwin Companies has the real estate of 5 Indianapolis area Goddard School properties available for sale. The firm just recently got a sixth Goddard School under contract for purchase. These are modified NNN leases - the Goddard franchise pays taxes, insurance, utilities and CAM charges for the property. The schools are in different stages of a 15 year lease, with options for an additional 5-10 years.

Visit the listings for each school - Brownsburg, Zionsville, Noblesville, Greenwood, and Lawrence - at our website http://commercial.baldwincompanies.com/listings or contact Scott or Brad for additional information.


Posted by Bradley J. Untrauer at 06:25 AM on Wednesday, September 15, 2010

06. 9.10 - Commercial Property Owners Brace For Economic Impact of Gulf Oil Spill

Owners of Hotels, Resorts, Condos and Other Commercial Property Face Pall of Uncertainty -- Just As Economies and Housing Markets of Florida and Other Gulf States Showing Signs of Recovery

With estimates of the economic losses of the Deepwater Horizon oil spill already as much as $11 billion and 200,000 jobs lost in counties along Florida’s Gulf Coast alone, owners of income-generating property throughout Florida, Alabama, and Mississippi face varying degrees of financial exposure to the crisis.

Read entire article here.


Posted by Scott A. Baldwin at 04:11 PM on Wednesday, June 9, 2010

06. 2.10 - Has Commercial Real Estate Market Bottomed Out?

Recent data shows property values stabilizing and suggests that the worst might be over. Read more on this WSJ article here.


Posted by Bradley J. Untrauer at 05:46 AM on Wednesday, June 2, 2010

06. 1.10 - Commercial Real Estate Market Survey - March 2010

Read more on the National Association of Realtors quarterly market survey for March here.


Posted by Bradley J. Untrauer at 04:24 AM on Tuesday, June 1, 2010

05.25.10 - Future of Health Care Real Estate

Clarian Health's CEO envisions three ways in which health care real estate will evolve: smaller, denser clinics incorporating innovative technology, physician assistants populating medical office buildings to handle increased number of patients, and nursing homes in connection with hospitals.

The article states the biggest reason for the shift is the large influx of patients in the coming years: 32 million people who will now have health insurance, as well as the 70 million baby boomer population.

To read more on this Indianapolis Business Journal article, please click here.


Posted by Bradley J. Untrauer at 04:11 AM on Tuesday, May 25, 2010

05.17.10 - Cashing In on a Real Estate Boom

"Triple-net lease properties are the best performing sector of the commercial real estate marketplace," this according to the head of global managed investments for Citi Private Bank. With these properties, the tenants take responsibility for utilities, taxes, and insurance, while the investor collects rent checks.

Baldwin Companies currently has 4 listings with modified triple-net leases.

To read more about these investments, click here.


Posted by Bradley J. Untrauer at 04:08 AM on Monday, May 17, 2010

05.13.10 - Commercial Real Estate Discounts Abound

In this current economy, it's a tenant-driven market not only here in Indiana, but all across the country. With vacancy rates continuing to be high, business owners are taking advantage of these much lower rates in leasing or buying real estate in order to expand their enterprise.

To read more, please visit here.


Posted by Bradley J. Untrauer at 03:14 AM on Thursday, May 13, 2010

12. 2.09 - FDIC Eases Commercial Borrower Woes

RetailTrafficMag.com Dec 1, 2009 11:21 AM

The Federal Deposit Insurance Corporation’s (FDIC) policy recommendations for banks dealing with troubled commercial real estate loans appear to be easing the burden on borrowers facing falling property values.

Read entire story here.


Posted by Scott A. Baldwin at 01:02 PM on Wednesday, December 2, 2009

11.22.09 - Commercial Office downsizing

There's a downsizing trend under way at many small businesses: Moving to smaller offices because of shrinking staffs and as more workers telecommute.

Owners say they're saving money on real estate, office furniture and other expenses by letting employees work from home or by using independent contractors who don't work on-site. And those who have cut staffers obviously don't need to provide space for them.

Read the entire text of the article here.

Commercial Office Downsizing


Posted by Scott A. Baldwin at 12:55 PM on Sunday, November 22, 2009