BreakThru Realty

For Owners

Sell Your Shopping Center in Florida

Your rent roll is what a buyer pays for. Make sure the price reflects all of it.

Know what investors would pay for your strip center, neighborhood or community shopping center, retail plaza or mixed retail building anywhere in Florida before it goes to market. A center is valued on its leases: who the tenants are, how long they run, what they pay and what they reimburse. A licensed BreakThru Realty agent works the figure from the rent roll and the statements, prepares the package investors expect, and markets the center to the buyers who acquire retail.

Get My Commercial Property Strategy · (786) 914-1017

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

Your first step: Property Value & Disposition Review

Start With a Property Value and Disposition Review

Investors and owner-users price your building three ways: against the competition, against closed sales and on its income. The review shows you all three, where they meet, and the ways to sell that fit your timing and your tax position.

What you receive

  • 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 trade-offs
  • The buyer profile for your property type and how we would reach it
  • A written summary of the figures behind the opinion

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 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.

Get My Commercial Property Strategy · How commercial property is valued

The Rent Roll Is the Property

Investors underwrite a center tenant by tenant: the remaining term, the increases, the renewal options, the recoveries for taxes, insurance and common area maintenance, the sales a tenant reports, and the credit behind the lease. An anchor or a national tenant on a long lease raises the price; a cluster of expirations in the next two years lowers it. Vacancy is valued on what the space would lease for and how long it would take.

What Sets the Cap Rate

Tenant quality and lease length first, then the location, the age and condition of the center, the parking and access, the co-tenancy and exclusives, and the share of income that comes from one tenant. Grocery-anchored and necessity retail trades at lower cap rates than unanchored strip; a center with a strong rent roll and clean recoveries sells for more than the same bricks with messy leases.

Preparing the Center for Sale

A current rent roll with every lease abstracted; copies of the leases and amendments; three years of operating statements and the CAM reconciliations; the survey, the zoning and the parking count; the roof, parking lot and air-conditioning records; tenant sales where reported; and the estoppel certificates the buyer will request before closing. Fixing the recoveries and renewing a key tenant before listing often adds more to the price than it costs.

Marketing and the Sale

An offering package under confidentiality agreement; the MLS listing; BreakThru Realty's retail investment pages and direct outreach to registered investors and 1031 exchange buyers looking for retail in that price range; and the brokers who represent retail investors. Letters of intent, a contract with a due-diligence period for lease review, inspections, survey, title and financing, estoppels and subordination agreements, and closing coordinated with your attorney.

Questions you may be asking

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, gross leasable area and the number of tenants, the anchor and the lease expirations, net operating income, your timing.

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

How is a shopping center valued?
On its net operating income, verified from the leases and the statements, divided by the cap rate investors are paying for comparable retail centers in the area. The quality and length of the leases set the cap rate as much as the location does.
Should I fill the vacancies before selling?
A signed lease on a vacant bay adds its income to the value at the center's cap rate, which is usually more than the leasing cost. But a short or weak lease signed only to show occupancy can lower the price. The pricing review shows which bays are worth leasing first.
Do the tenants need to know the center is for sale?
Not during marketing. They are asked for estoppel certificates once a buyer is under contract, which confirms their lease terms to the buyer; the sale itself does not change their leases.

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