Off-Market Commercial

Deal-Making

By Mark Hulsey

How interesting to watch the many shifts in the real estate industry over the past 20 years. No doubt, knowing there’s so much more to come. Until recently, residential real estate has always been known for its easy-access, publicly MLS-based and on-market deals.

Now there’s big residential teams claiming there’s no need for a public listing of a house since they have all the buyer names. High-end luxury is often traded privately, off-market, in select markets in the US and around the world.

In our world of commercial real estate (CRE), off-market deals are commonplace. While Results Commercial is well known for best-in-class marketing and sales strategies, providing maximum exposure to maximize our seller’s equity, we do nearly an equal amount of on-market as well as off-market transactions for buyers and sellers (not leasing, which is typically publicly marketed).

Article Part II Continued Below...

NEW TO MARKET

Retail + Auto Repair or Redevelopment

22,640 SF, 0.46 Acres

3610 Lyndale Ave S, Minneapolis, MN

$2,250,000

Off-Market

6 Unit Mixed-Use, 19,969 SF

1820 Como Ave SE, Minneapolis, MN

$2,400,000

Off-Market

Mixed-Use Investment

Near Excel Energy Center

262 W 7th, St. Paul, MN

$1,295,000

2641 Girard Ave S

Minneapolis, MN

7-Unit Multifamily

$1,409,000

$201,285/Unit

212 Ridgewood Ave

Minneapolis, MN

Mixed Use: 3 Apt + 6 Offices

$1,150,000

East Phillips Multifamily Portfolio - PENDING

5 Buildings - 30 Units

Minneapolis, MN

$1,900,000

521 Snelling Ave N

St. Paul, MN

515 Snelling Ave N

St. Paul, MN

Children's Miracle Network Hospitals

Proud to Contribute for 20 years!

Results Commercial is committed to giving back to the community, and we are honored to support the life-changing work of Children's Miracle Network Hospitals and Gillette Children's Hospital in the Twin Cities.

THE BIG DEALS

Off-Market Commercial

Deal-Making

Part II Continued from Above...

Here’s what you need to know: Not all off-market CRE dealmaking is created equal. Far from it, in fact. As most people know, commercial and investment real estate is a dog-eat-dog business. If you don’t know the game, you probably shouldn’t play it. As we warn… the stove is hot and you will get burned! Caveat emptor! That’s right – Buyer Beware. And when it comes to doing off-market deals, all the more for a slew of reasons.

Like everything in life, off-market deals have their pros and cons. However, unless you’re a pro, you could get conned. My concerns with off-market deals have also been weighted heavily on the seller-side of the equation.

• Is the seller really getting the most out of their off-market deal? Best price, terms and timing?
• Did that commercial broker over there just make one phone call to cut a stupid-good-deal for his buddy at the Seller’s expense?
• Wow! Did that Seller just get paid wholesale instead of a retail price by trying to keep it quiet, and off-market? It’s a good thing he listened to some bad advice!

Part III Continued Below... 

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Andover Park Apartments - PENDING

76 Units

Rochester, MN

$5,895,000

Retail/Special Use 36,000 SF, 2.1 Acres

133 Sandberg Road, Monticello

$2,950,000

Med Office Investment 12,156 SF

7 of 8 Suites Leased

2480 White Bear Ave N, Maplewood

$1,595,000

Retail 5,704 SF, 0.6 Acres

1003 Campbell St N, Prescott, WI

$699,900

Mixed-Use Investment 9.0% Cap

4-Units, Fully Leased

609 Dale St N, St. Paul

$599,999

Viking Lakes 3.5 Acres

Eagan Land Redevelopment Site

Eagan, MN

Price Negotiable

$75,000 PRICE REDUCTION!

5500 Broadway Ave, Crystal

Owner User or Redevelopment

NO Automotive Repair or Service Permitted

$1,075,000

Elk River Land 132.55 Acres - PENDING

21566 US 169, Elk River

$1,950,000

North Loop Creative Office Condos

400 N 1st St, Minneapolis

Suite 102 - 6,638 SF

Suite 101 - 3,371 SF

Mixed Use Retail/Office, 4,830 SF

449 7th St E, St. Paul

$450,000

SFH Building Lots, 2.82 Acres

9479 & 9487 Highway 101W, Savage

$199,900

Flex/Office/Retail - 16,200 SF

444 Wacouta St, St. Paul

Contract for Deed Possible

$799,000

Results Commercial

Spring Break !

Off-Market Commercial

Deal-Making

Part III Continued from Above...

This should not happen, and need not happen, when working with excellent CRE brokers.

• Excellent brokers make excellent deals for buyers and sellers with proper disclosure, data, due diligence, risk analysis and funding.

• Excellent brokers have excellent connections – investors, lenders, title, 1031 intermediaries, contractors, environmental companies, and real estate attorneys.

• Excellent brokers write smart deals, not stupid, illogical deals.

• Excellent brokers take fiduciary seriously.

It doesn’t matter if it’s on-market or off-market – there are hard & fast rules & regulations to this game, and if violated, the consequences hurt a lot more than just a little burn.

Off-market deals are simply another CRE disposition or acquisition strategy. Not always better or worse. The wise one understands: Who you know matters. Results Commercial encourages our clients to only use the cream-of-the crop instead of the scum-of-the-barrel. Yes, it’s just common sense, but that seems to be in short supply lately.

Life is so much better when we surround ourselves with excellent professionals that hold strong values and tremendous know-how. They’re not always easy to find, but surely worth the effort.

Mark Hulsey

Managing Broker

Licensed: MN, WI & FL

mark@resultscommercial.com

651-755-2068 - Mobile

For commercial or investment real estate, Mark Hulsey and his team of brokers are happy to help.

Gilbert Building - For Lease

413 Wacouta St

St. Paul, MN

250 SF to 10,000 SF

2nd Level Office Space - For Lease

500 West 98th Street

Bloomington, MN

Office Condo - For Lease

1359 Preserve W

Burnsville, MN

1,800 SF

Warehouse Space - For Lease

678 West 7th Street

St. Paul, MN

11,100 SF

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