Our Services
Brokerage Services
Corporate Services
Investments
Project Management
Construction
Property Management
Financing
Tax Planning
Distressed Property
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Brokerage Services
Our experienced professionals provide a wide range of value-added brokerage services to our clients, including:
Property Representation
By creating unique and targeted marketing campaigns we are able to properly position our clients' properties in the market to achieve the best possible results. Whether it is a sale, lease or sublease our local market knowledge combined with our regional and national marketing capabilities ensures that our property listings receive maximum exposure to a qualified audience of potential prospects.
Tenant/Buyer Representation
Our site selection services are unique in that our professionals strive to truly understand our clients' business and operating requirements. In addition to identifying all potential properties in a given market and negotiating the best lease or sale terms, we evaluate properties based on benefits they can provide to our clients in terms of operational efficiencies, employee retention, transportation costs, etc.
We also assist our clients in identifying and procuring potential governmental incentives such as property tax reductions, state payroll tax credits and training grants.
Lease Renewals/Renegotiation
Even for our clients who are not considering a relocation we provide value-added services by renegotiating existing leases. We utilize our market knowledge and resources to identify lower cost alternatives in the market to use as leverage when negotiating lease renewals and extensions.
Corporate Services
Our Corporate Services professionals act as an extension of our clients' internal operating staff. We are a single point of contact for local, national, or international real estate needs. By understanding our clients' overall business objectives we tailor specific solutions to satisfy our clients' goals.
Services include:
- Single point of contact for local, national or international requirements
- Strategic planning for acquisitions and dispositions
- Financial analysis
- Project management
Investments
As active investors in commercial real estate, our professionals have in-depth knowledge of what it takes to properly analyze, acquire and sell investment real estate. Our experience with all aspects of property ownership such as leasing, construction, and day-to-day management allows us to provide a higher level of service to our investor clients.
We have a broad reach across a wide variety of both private equity and institutional buyers. When marketing investment properties for sale we tailor our marketing materials to accentuate the property's unique characteristics and to channel the offering to a targeted buyer audience. When representing purchasers of investment properties we properly underwrite the transaction in order to provide our clients with a realistic and accurate expectation of property performance.
Project Management
Our Project Management team offers expertise at every stage of a corporate real estate project, from early strategic planning through implementation of the project and final completion. We take on a fiduciary responsibility to oversee your project so you don't have to, thus freeing up your employees' time to do what they do best while we do what we do best.
Our services include:
- Construction management
- Interior build-outs & retrofits
- Build-to-suit consulting
- Property assessments
- Relocation management
- Site Selection
Construction
We provide third-party construction services to our clients through a joint venture with Iris Construction Services, LLC. Iris Construction is a full-service commercial construction and maintenance services company. We specialize in small to mid-sized general contracting work focusing on industrial warehouse and office build-outs. Our mission is to provide our clients with a quality design, exceptional workmanship, and a finished project that is on time and on budget.
Additional information can be found at www.iris-construction.com
Property Management
Our management philosophy is simple - we treat our clients' properties as if they were our own. We work with our clients to understand their ownership objectives and then formulate a strategy to achieve these objectives. Our experience with corporate planning, brokerage, construction and maintenance allows us to efficiently and effectively manage properties in order to maximize value.
Financing
We partner with several lending institutions to provide both real estate lending and business lending services to our clients. Our lending partners provide capital for a wide variety of projects, including:
- Conventional real estate loans
- Small Business Administration (SBA 504) loans with low downpayment options
- Refinancing of existing properties
- Business lines of credit
- Equipment loans
- Construction financing
Tax Planning
We provide consulting and advisory services to help clients reduce tax obligations. In our industry this is primarily done via three vehicles:
- Property tax incentives such as a Cook County Class 6(b) program. This program reduces real estate taxes by approximately 55% and was originally enacted to encourage revitalization and rehabilitation of functionally obsolete or abandoned industrial facilities. Over the past several years we have been successful in procuring 6(b) classifications for a variety of properties thus providing economic incentives for our clients to expand, make infrastructure improvements and create jobs.
- Cost segregation studies. Oftentimes the entire cost of construction projects is classified as real estate for tax purposes and depreciated over 39 years. This results in a small amount of annual depreciation and the county assessor picks up the full project amount for purposes of calculating real estate taxes. By properly segregating and documenting the portion of the project costs attributed to personal property, fixtures, machinery and equipment, our clients are able to generate sizable tax deductions while also reducing real estate taxes.
- Like-Kind 1031 Exchanges. It is possible to defer capital gains taxes due on the sale of a property by purchasing a "like-kind" property within 180 days. Satisfying the IRS requirements is a bit complex, but we partner with tax professionals and mediators to help our clients reduce or defer their tax obligations.
Distressed Property Services
Entre Commercial Realty LLC provides Distressed Property Services to building owners, banks/financial institutions and special servicers in the office and industrial property class throughout the Chicago Metro area. We offer the following services:
Our process is tailored to each property and is streamlined to offer the highest efficiency. Teaming with our clients, we manage a six step process for implementing a definitive strategy in order to maximize success. The steps are:
- Step 1 Initiate a detailed legal review
- Step 2 Obtain detailed information about the property
- Step 3 Evaluate financial criteria and borrower’s quality, focus and value
- Step 4 Develop alternative plans
- Step 5 Provide detailed market information and due diligence
- Step 6 Implement selected program without delay!
Overview / Recent Examples
Sale/Lease & Property Disposition
Our professionals have leased and sold literally hundreds of commercial properties throughout metro-Chicago. Understanding an asset's position and perception in the marketplace, being able to identify the existing impediments to achieving a successful leasing/sale program and what measures are required to properly reposition an asset all require an extensive background in the leasing/sale of commercial space.
Our brokers develop custom marketing programs designed to accentuate each property’s unique features and to channel the property to its most logical target audience. Marketing brochures and packages are prepared which include all relevant property, market and economic data to maximize the value of the asset. The firm’s extensive electronic database through TCN Worldwide broadcasts our commercial listings to a national and international audience of over 50,000 potential users, owners, and investors in corporate real estate.
Bonded Court Appointed Receivership
Given the current market realities, lenders are now finding themselves in a position where they need to quickly gain control of assets in an effort to avoid further physical deterioration and loss of value.
Once installed as Receiver, via court order, Entre Commercial Realty LLC will move to secure the property, gain control of all operating accounts, notify all vendors, interview and evaluate the level and competency of existing staff, document the current condition of the physical plant, review all vendor pricing and scope of services, obtain all relevant lease files and records, assure proper levels of insurance are in place, and begin to build a relationship with existing tenants in an effort to stabilize property related income streams. Once these and a variety of other foundational measures are taken, a property specific asset plan can then be initiated.
Entre Commercial Realty LLC is very familiar with the requirements associated with the court approval process, bonding requirements, the detailed financial reporting appropriate for this type of legal action, and the obligation to serve as an officer of the court.
Maintenance/Construction
Given our extensive experience with commercial and industrial properties, we offer a unique ability to quickly analyze the overall physical condition of these assets. Our partnership with Iris Construction Services LLC (www.iris-construction.com) allows us to identify and remedy building problems efficiently and effectively. We also work with our management and leasing professionals to prepare a cost/benefit analysis to identify cosmetic and functional improvements to properties to aid in the marketability and disposition of the asset. Ultimately this not only helps avoid potential major physical problems but also increases potential market value and reduces the vacancy or marketing timeframe.
Asset/Property Management
Our management philosophy is simple - we treat our clients' properties as if they were our own. We work with our clients to understand their ownership objectives and then formulate a strategy to achieve these objectives. Our experience with corporate planning, brokerage, construction and maintenance allows us to efficiently and effectively manage properties in order to maximize value. We work with our clients to establish realistic operating budgets designed to effectively manage the property. Our standard reporting package would include an executive summary, which outlines the current leasing status of the property as well as an economic summary of cash flows.
Broker Opinion of Value
Our firm's constant monitoring of market dynamics, including capitalization rates, debt markets and transaction velocity allows our brokers to provide comprehensive and accurate valuation conclusions. By understanding multiple aspects of a property such as leasing, management, construction, etc. we are able to provide accurate information and formulate value estimates that are achievable in the open market.
Legal Coordination
Our legal counsel provides the necessary documentation and communication to the judge for our court-appointed receivership assignments. Our counsel also provides detailed review of lease documents and sale contracts along with transaction support and title work.
Auctions
While often unfairly stigmatized as a method of last resort, a properly coordinated auction can be an effective disposition tool for certain types of real estate assets. Many assets sold at auction actually achieve higher prices than conventional marketing programs as a result of the increased market exposure and the competitive open-outcry bidding environment. Our Guaranteed Sales Program is a hybrid marketing approach whereby if a conventional buyer is not procured within a given period of time, the property is taken to auction to be sold at a set date to the highest bidder.
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