Warehouse seller FAQ

Five thousand to twenty-five thousand square feet. Multi-tenant office-warehouse and small-bay flex are the sweet spot, typically 8,000 SF and up. Single-tenant industrial buildings 5,000 SF and up are also a fit when pricing reflects the single-tenant risk. Roll-up doors are required; dock-high is not.

Yes. We buy AS-IS. Roof, HVAC, foundation, deferred maintenance, vacant suites — none of that needs to be addressed before we agree on a number. The offer reflects the condition. You do not have to clean it out, paint it, or replace anything before closing.

Thirty to forty-five days on clean files, sometimes faster. The schedule on a typical warehouse sale: a 15-minute discovery call within a business day, written underwriting in 3–5 days, a site visit within a week if it pencils, a written LOI in 10–14 days, then a standard 30-day due diligence period to close. A brokered listing usually runs 4–9 months from list to close; a direct sale removes the marketing period, the financing-contingent buyer pool, and most of the re-trading.

No. We are a long-term hold owner. We buy small-bay industrial to keep, not to flip or wholesale. When we close on your building, we are the next owner — not the middleman. Your tenants and the relationships you have built with them stay in place.

No. You can sell directly to a buyer. If you come direct, there is no commission deducted from your proceeds. If you already have a broker representing you, we pay the standard commission per their agreement with you. Either way, the commission does not come out of your pocket.

A market cap rate applied to your building’s actual net operating income, with adjustments for condition, deferred capital expense, vacant space, and rollover risk. If the rent roll is short — short leases, vacant suites, below-market rents — the going-in cap reflects that. The math is shown in the written LOI so you can see how we arrived at the number.

It does not disqualify the building. A short remaining lease changes the underwriting, not the conversation. We model the lease-up risk and price accordingly. Buildings with a credit tenant and a one-year remaining lease still pencil; buildings with a non-credit tenant on month-to-month also pencil — just at different numbers.

Three reasons. Speed and certainty: a direct sale runs 30–45 days, while a broker listing typically runs 4–9 months and exposes you to buyers who walk during due diligence. Discretion: no public listing, no MLS, no signage, no buyer tours — the conversation stays between us. And commission: a direct sale means no listing-agent commission deducted from your proceeds. We are not the highest offer on every building. We are the most certain.

Yes. We work with your qualified intermediary. The 1031 mechanics are between you and your QI; we close on whatever timeline your exchange requires within reason. If you do not have a QI yet, we can refer you to one we have worked with before.

A standard Louisiana commercial purchase and sale agreement. Earnest money is deposited into escrow on contract execution, with the amount agreed at LOI. A thirty-day due diligence period covers standard inspection, environmental, and title review. Conventional financing is committed at LOI, not contingent, on clean files. A sample contract is available on request.

Yes. The process is fully confidential — no public listing, no MLS, no signage, no marketing of your building. We do not list properties we are buying. The conversation, the offer, and the closing are between us. An NDA is available on request if you would prefer one in writing.