Most owners' idea of their building's value comes from a neighbor's sale, a cold-calling broker's teaser number, or a cap rate applied to last year's income. None of those survive contact with a real buyer, because real buyers underwrite in ARGUS Enterprise: lease-by-lease cash flows, rollover timing and downtime, market rents against contract rents, recovery structures, capital plans, and an exit. I hold the ARGUS Enterprise certification and build your valuation on the same platform and assumptions your eventual buyer and their lender will use. That's the difference between a number you can defend in negotiation and a number that evaporates in due diligence.
Valuation is the input; the strategy is the product. Hold, sell, refinance, or restructure each get modeled against your actual basis, your actual debt, and today's market, with sensitivities on the assumptions that swing value most. Sometimes the answer is sell now. Often it's a sequence: fix the rollover concentration, mark two leases to market, then sell into a better tape in 18 months. The model decides, not the commission, and I'll show you the model.
What you actually get: a broker opinion of value at no cost to open the conversation, a full ARGUS underwrite when the situation warrants it, scenario and sensitivity analysis across hold, sell, refi, and restructure, a written recommendation with the numbers behind it, and, if the strategy calls for a transaction, execution through the full disposition or acquisition process. In between decisions, my monitoring systems keep watching: comps in your submarket, loan maturities, and buyer activity, so when the market moves in your favor, you hear about it the week it happens, not the year after.
Whether the answer turns out to be sell, hold, refinance, or restructure, the process is the same: real underwriting first, strategy second, execution third.
Comps, submarket conditions, and a first-pass valuation, usually at no cost. This is where we find out if the conversation is worth having.
Lease-by-lease cash flow modeling: rollover timing, downtime, leasing costs, recoveries, capital plan, and exit. The same platform institutional buyers and lenders use, run by an ARGUS Enterprise Certified Professional.
Hold, sell, refinance, and restructure, each modeled with today's debt market and your actual basis. Sensitivities on the assumptions that move value most, so you know where the risk lives.
A recommendation with the numbers behind it. Sometimes the answer is sell. Sometimes it's fix the rent roll for 18 months and then sell. Sometimes it's do nothing. The model decides, not the commission.
If the strategy calls for a transaction, it runs through the full disposition or acquisition process, with my sourcing systems monitoring the market for timing the whole way.
Typically nothing. It's how I earn the conversation. It isn't a certified appraisal, but it's built on the same underwriting buyers actually use.
Because your buyers and their lenders model in it. A valuation built on the same platform and assumptions survives negotiation; a napkin cap rate doesn't.
Cap rate prices one year; IRR prices the whole plan, rollover, capital, and exit included. Sophisticated buyers transact on IRR and talk in cap rates. Know both before you set a price.
If that's what the model says, yes. A strategy engagement that ends in "don't sell yet, here's why, here's what to fix first" still ends with you knowing exactly where you stand.
Tell me what you're working on: a lease coming up, a building to buy or sell, or a market question you want a straight answer to. I'll respond within one business day.