Do I sell the business and the real estate together?

Either way works. Selling them together suits a buyer who wants to own and operate. You can also sell the real estate to an investor and lease it to the operator, or sell the business and keep the property as its landlord. The pricing review values each part so you can compare.

How is a self storage facility valued?

On its net operating income and the cap rates buyers are paying for comparable facilities, adjusted for occupancy, the gap between current and advertised rents, and room to expand.

Who buys specialty commercial property?

Mostly operators already in the industry and investors who specialize in it. The sale depends on reaching those buyers directly, because a general audience rarely includes them.

For Owners

Sell Your Specialty Commercial Property in Florida

Name: Sell a Specialty Property
Brand: BreakThru Realty

A property built for one use has fewer buyers. The sale depends on reaching the right ones.

You own a property most brokers rarely handle: a self storage facility, a mobile home park, a gas station, a marina, a school or a church. General buyers pass it by, and the buyers who want it ask questions a standard listing never answers. Know what those buyers look for before you set a 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

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

A Specialty Property Is a Building and a Business

A special purpose property is built for one use, and most earn their income from an operation instead of from rent. That changes the sale in two ways. The buyers are fewer and better informed, so the package must answer an operator's questions. And the price has two parts, the real estate and the business, which can be sold together or separately. BreakThru Realty brokers commercial real estate and businesses, so the property and the operation can be valued and sold together.

Self Storage

A self storage facility, still called mini storage by many owners, is valued on its net operating income. Buyers ask for the unit mix, occupancy by unit size, the rents in place against the rents advertised today, the share of climate controlled space and the management reports that support each figure. Boat and RV storage on the site adds income with little building. Room to expand on land you already own is value a buyer will pay for.

Mobile Home Parks and RV Parks

A mobile home park, which investors call a manufactured housing community, earns lot rent. Buyers want the number of occupied lots, the lot rent, who owns the homes, and how water and sewer are supplied and billed. An RV park depends more on seasonal and nightly stays, so buyers study occupancy month by month. Florida law gives the homeowners in a mobile home park specific rights when the park is offered for sale. An attorney confirms the notices required before the park is marketed.

Gas Stations, Convenience Stores and Car Washes

A gas station with a convenience store sells on fuel volume, store sales, the fuel supply agreement and the condition and registration of the tanks. Buyers request environmental reports early, so order them before listing. A truck stop adds diesel volume, truck parking and services. A car wash is valued on wash counts, membership revenue and the age of the equipment. If you lease the site to an operator and own only the real estate, the lease is what the buyer is buying.

Automotive Buildings

An auto repair facility, an auto dealership or any automotive service building needs zoning that allows the use, and many cities limit it to certain districts. That zoning is an asset. Buyers ask about bays, lifts, ceiling height, paint booths, parking for inventory and the environmental history of the site.

Marinas

A marina earns from wet slips, dry stack storage, fuel and services. Buyers ask for slip counts and sizes, occupancy, rates, the depth and the route to open water, and the condition of the docks and the seawall. Where the basin sits over state owned submerged land, the buyer must apply to take over the submerged land lease and the state must approve the assignment. The remaining term and the lease's compliance record affect the price.

Schools, Daycare, Religious and Assembly Buildings

A school building, a charter school campus, a daycare facility, a church or other religious property, a funeral home, a banquet hall, an event venue or an entertainment venue is built around one use, with assembly space, parking and approvals to match. The likely buyer is another operator of the same kind. When none appears, the value comes from what the building or the site can become, so the zoning and the cost of conversion drive the price. A daycare facility is also valued on its licensed capacity, and a new owner needs its own license before taking over.

Parking, Golf and Care Facilities

A parking garage or parking lot sells on income per space and on what the land could hold later. A golf course is priced on its operation and, where the zoning allows, on its land. An assisted living facility is a licensed operation, and the license cannot be sold or transferred with the building. The buyer applies to the state for its own at least 60 days before the change of ownership, so the sale is timed around that approval.

Marketing and the Sale

A broker first checks the property against the requirements buyers and operators working with BreakThru Realty have given us. If no buyer on file fits, the listing goes directly to operators and investors in that industry, along with the MLS commercial listing, this site and cooperating brokers. Financials are released only under a confidentiality agreement, and employees and customers learn of the sale when you decide. The plan follows your objective: selling the real estate, the business, or both.

Pages for Specific Specialty Properties

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 and the type of property, what is for sale: the real estate, the business or both, income and occupancy, your timing.

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

Do I sell the business and the real estate together?: Either way works. Selling them together suits a buyer who wants to own and operate. You can also sell the real estate to an investor and lease it to the operator, or sell the business and keep the property as its landlord. The pricing review values each part so you can compare.
How is a self storage facility valued?: On its net operating income and the cap rates buyers are paying for comparable facilities, adjusted for occupancy, the gap between current and advertised rents, and room to expand.
Who buys specialty commercial property?: Mostly operators already in the industry and investors who specialize in it. The sale depends on reaching those buyers directly, because a general audience rarely includes them.