What cap rates are Florida listings asking?

Few commercial listings in the MLS publish their net operating income, so a published cap rate is the exception. We calculate it from the rent roll and operating statements the listing broker provides, and test it against what the verified income supports.

What are the 1031 exchange deadlines?

You have 45 days from the sale to identify replacement property in writing and 180 days from the sale (or the due date of that year's tax return, including extensions, if earlier) to close on it. The deadlines are not extended for weekends or holidays, so confirm the dates with your qualified intermediary.

Is BreakThru Realty a qualified intermediary?

No. A qualified intermediary is an independent party that holds the proceeds. We coordinate the property side of the exchange with your intermediary, your CPA and your attorney.

Can I exchange into a different kind of property?

Real property held for business or investment is generally like-kind to other such real property, so an apartment building can be exchanged for a retail or industrial building. Your CPA confirms what qualifies in your case.

For Investors

Commercial Investment Sales and 1031 Exchanges

Name: Investment Sales & 1031 Exchanges
Brand: BreakThru Realty

The best investment decision starts before you buy.

Buy or sell income-producing property anywhere in Florida knowing what the income really is before you commit: apartment buildings, retail centers, office and industrial buildings leased to tenants. A licensed BreakThru Realty agent finds the properties, tests the income behind the asking price and keeps a 1031 exchange on its deadlines.

Analyze My Investment Strategy · (786) 914-1017

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

Your first step: Investment Strategy & Underwriting Review

Start With an Investment Strategy and Underwriting Review

A property can look attractive until financing, insurance, taxes, vacancy, repairs, closing costs and the exit are counted. We set your criteria first, then underwrite the opportunities against them with assumptions you can see, before you write an offer.

What you receive

Your investment criteria in writing: strategy, markets, property types, price range and return targets
An underwriting walk-through of a property you are considering, with every assumption stated
What similar properties are listed and have sold for, with the income and expense figures the MLS carries
The insurance, tax and association costs that change the answer in South Florida, and the financing questions to take to a lender
Off-market and new-listing alerts matched to your criteria

What happens next

Tell us your strategy, your markets and your price range.
An agent reviews your criteria against what is listed and what has sold.
We call within one business day to walk through it.
Send us any property you are considering and we underwrite it with you.

Free and without obligation. We show assumptions, never promised returns; income and cap rates quoted on listings are the listing agent's published figures, not audited ones.

Analyze My Investment Strategy · View investment properties

What We Look at Before You Offer

An investment property is worth its income, so the work starts with the numbers the seller reports.

Net operating income checked against the rent roll, the leases and the operating statements
The cap rate at the asking price, and at the price the verified income supports
Lease terms: remaining term, increases, renewal options and who pays which expenses
Tenant quality and how much of the income depends on one tenant
Insurance cost and the property tax a new owner will pay after the sale
Deferred maintenance, the roof, and any county safety recertification that is due

1031 Exchanges

A like-kind exchange under Section 1031 of the Internal Revenue Code lets an investor defer tax on the gain from selling real property held for business or investment by buying replacement real property. The rules are strict.

A qualified intermediary must hold the sale proceeds; if you receive the money, the exchange fails
Replacement property must be identified in writing within 45 days of the sale
The purchase must close within 180 days of the sale, or by the due date of your tax return for that year (including extensions) if that comes first
Cash or debt relief you do not reinvest ("boot") is taxable

Finding Replacement Property on Time

Forty-five days is short. We start the search before your sale closes, line up candidates that fit your price, debt and income targets, and help you identify back-ups so one failed deal does not end the exchange. We work alongside your qualified intermediary, CPA and attorney; we are not a qualified intermediary and do not give tax advice.

Selling an Investment Property

When you are the seller, see how we price, prepare and market a commercial property. Buyers pay for income they can verify, so a rent roll, leases and statements ready on day one are worth more than a higher asking price.

Questions you may be asking

Do you promise a return?: No, and nobody honest does. We show the assumptions behind every figure so you can change them and see what happens to the answer.
I already have a property in mind.: Good. Send the address and we underwrite it with you: the published income, the real expenses, the financing and the exit, before you write an offer.
I am out of state.: Most of our investor clients are. The review, the underwriting and the search happen by phone, video and email, and a local agent walks the property for you.

Analyze My Investment Strategy

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

Frequently Asked Questions

What cap rates are Florida listings asking?: Few commercial listings in the MLS publish their net operating income, so a published cap rate is the exception. We calculate it from the rent roll and operating statements the listing broker provides, and test it against what the verified income supports.
What are the 1031 exchange deadlines?: You have 45 days from the sale to identify replacement property in writing and 180 days from the sale (or the due date of that year's tax return, including extensions, if earlier) to close on it. The deadlines are not extended for weekends or holidays, so confirm the dates with your qualified intermediary.
Is BreakThru Realty a qualified intermediary?: No. A qualified intermediary is an independent party that holds the proceeds. We coordinate the property side of the exchange with your intermediary, your CPA and your attorney.
Can I exchange into a different kind of property?: Real property held for business or investment is generally like-kind to other such real property, so an apartment building can be exchanged for a retail or industrial building. Your CPA confirms what qualifies in your case.