BreakThru Realty

For Owners

Why Your Commercial Property Has Not Sold, and What to Change

A listing that sat is information. Read it before you relist.

Your property was on the market for months. Few buyers asked for the financials, the offers were low or none came. Before you lower the price or relist, find out which part of the first attempt failed. It is usually one of five things, and only one of them is the price.

Review Buyer Interest in My Commercial Property · (786) 914-1017

BreakThru Realty · Founder and Broker of Record: Tyson E. Sam, Florida License 3565210

Your first step: Commercial Property Value and Buyer Match Review

Start With a Commercial Property Value and Buyer Match Review

Investors and owner users price your building three ways: against the competition, against closed sales and on its income, and the investor who buys it may already be working with BreakThru Realty. The review shows you all three prices, where they meet, whether the property fits the acquisition requirements investors have given us, and the ways to sell that fit your timing and your tax position.

What you receive

  • A check of the property against the acquisition requirements investors have given us: location, asset type, budget, occupancy, income and return, with no investor named
  • A broker's opinion of value from closed sales, competing listings and, for an income property, the rent roll and the cap rates buyers are paying
  • The documents buyers and lenders will ask for, and which to prepare before listing
  • Disposition options: open market sale, confidential sale, sale leaseback or a 1031 exchange, with the tradeoffs
  • The buyer profile for your property type and how we would reach it
  • A written summary of the figures behind the opinion, with an estimate of your proceeds where the figures you share allow one

What happens next

  1. Tell us the address, the property type and how the building is occupied.
  2. A commercial agent pulls the closed sales and the competing listings, checks the investor requirements on file and prepares the review.
  3. We call within one business day to walk through it.
  4. You decide whether, when and how to sell.

Free and confidential. It is a broker's opinion of value, not an appraisal, and we never publish an estimate for a specific property. A potential investor match is a conversation, not an offer, and no investor learns about your property without your consent.

Review Buyer Interest in My Commercial Property · How commercial property is valued

Five Reasons a Commercial Listing Stalls

Most stalled listings share one or more of these.

  • The price came from other asking prices. Buyers price from closed sales and from net operating income.
  • The financial package was thin. Investors pass on a property when the rent roll, leases and statements are missing or do not agree.
  • The marketing spoke to the wrong buyer. A building an owner user would buy was presented as an investment, or the reverse.
  • The exposure was narrow. The listing never reached the brokers and buyers active in that property type.
  • A problem went unanswered. A title, zoning, environmental or condition question that buyers found and the listing did not address.

If Your Listing Expired

Read the expired agreement before you sign a new one. Most listing agreements name an expiration date and a protection period, during which a commission may still be owed if the property sells to a buyer who was introduced while the listing was active. Ask the former broker for the list of those buyers in writing. Once the agreement has expired you are free to interview other brokerages. An attorney can answer questions about what the old agreement still requires.

Changing Brokers During a Listing

A listing agreement is a contract with the brokerage, and it says how it can end. If you want to change before it expires, ask the brokerage's managing broker for a written release. Do not sign with a new brokerage until the first agreement has ended or been released, or you could owe two commissions on one sale.

What a Second Launch Needs

Buyers and their brokers remember a listing that sat. A relist at the same price with the same photographs reads as the same listing. A second launch earns attention when something material has changed: a price supported by closed sales, a complete financial package, a vacancy filled, a repair documented, or the property presented to a different kind of buyer.

How BreakThru Realty Approaches a Relist

A broker begins by checking your property against the requirements commercial buyers have given us. If no buyer on file fits, the review names what held the first listing back and sets out the marketing for the second: where it will appear, which buyers and brokers will be contacted directly, and how progress is reported to you. The strategy follows your objective, the price you need or the date you need to close.

Related Pages

Questions you may be asking

Do you already have a buyer for my building?
We say so only after a specific investor has reviewed the property and confirmed interest. The review first checks your property against the acquisition requirements investors have given us and tells you, under confidentiality, whether anything fits. If nothing does, it sets out how we take the property to the wider market.
Can the sale be kept confidential?
Yes. Financials go only to buyers who sign a confidentiality agreement, tours are by appointment, and a tenant occupied building can be marketed without disturbing the tenants. The review sets out the options and the MLS rules that apply.
What does it cost to sell?
The commission is negotiable and agreed in writing in the listing agreement before anything is marketed. Other seller costs usually include title and closing charges and Florida documentary stamp tax on the deed; your closing agent confirms the figures.
I am thinking about a 1031 exchange.
Tell us before you sign anything: the exchange has to be set up before the sale closes. The review covers the timing, and your CPA and a qualified intermediary handle the tax side.
How long will it take?
Longer than a home. Pricing, marketing, a due diligence period that commonly runs 30 to 60 days and financing all take time. The commercial market pages show how long listings like yours have been on the market today.

Request a Broker Pricing Review

On this page you can tell us: the address, the asking price and how long it was listed, the offers or feedback you received, whether the listing has expired.

Call or text (786) 914-1017 or email sales@breakthrurealty.com. A licensed BreakThru Realty agent follows up within one business day.

Your Next Commercial Buyer May Already Be Working With BreakThru Realty

Investors, owner users and business owners across Florida work with BreakThru Realty with defined requirements: the asset type, the size, the location, the price and the return they need. If you own commercial property, a broker can review it against those requirements before you list, and if no buyer on file fits, explain the marketing that reaches the rest of the market.

Before you list, a broker reviews what you own, the market around it and whether an existing buyer's requirements match. If none does, you see how we would position it to reach other qualified buyers.

Find Out If We Have Your Buyer · Discuss Selling With BreakThru Realty

A potential match is a conversation, not an offer, until the buyer sees your property and makes one. No buyer is named and nothing about your property or business is shared until you decide to proceed.

Frequently Asked Questions

Why is my shopping center not selling?
The usual causes are a price above what the net operating income supports, lease expirations bunched in the next few years, or a package that leaves investors guessing about recoveries and tenant sales. A broker's review of the rent roll against recent closed sales shows which one applies to yours.
Can I change commercial real estate brokers before my listing expires?
Only as the listing agreement allows, or with a written release from the brokerage. Read the agreement, ask for the release, and wait until it is signed before you list with anyone else.
Should I lower the price or take the property off the market?
Lower the price when the evidence shows it was above closed sales and income. Withdraw and prepare when the problem was the package, a vacancy or a repair that can be fixed. The review tells you which.

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