Selling or leasing the building, and the work that decides the price
Most of what determines the number is settled before the listing goes live: how the income is presented, what the zoning allows, which buyers are called first. This is how we run a sale or a lease assignment, and what you get at each stage.
What actually happens, in order
- 01Underwrite it before pricing itRent roll, operating expenses, taxes and the assessment, zoning and permitted uses, building specifications. Where the income is soft, we would rather find it than have a buyer find it in diligence.
- 02Price it against the evidenceSales comparison and, where there is income, a capitalization view. You get the number, the comparables behind it, and the case for pricing above or below them.
- 03Build the offering packagePhotography, a brochure or offering memorandum, site plan and survey, tax map, rent roll and expenses, zoning summary. The same set of facts every listing on this site carries.
- 04Market it in three directions at onceOneKey MLS for broker reach, our own investor and tenant list for the people who buy here repeatedly, and direct outreach to owners and operators who should want it. Signage where signage still works, which in this valley it often does.
- 05Run the tours, and report what we hearYou get the feedback, including the unwelcome kind. A pattern in what tourists say about price, condition or access is the most useful thing that happens in the first month.
- 06Offers, LOI and contractWe take offers in a form you can compare: price, deposit, financing, diligence period, closing date, contingencies. Then we work the terms, not just the number.
- 07Manage diligence to closingSurvey, environmental, title, lender appraisal, municipal sign-offs. Most deals that die after contract die here, and they die quietly unless someone is chasing them.
A lease is an asset you are building, not a vacancy you are filling
The terms decide what the building is worth to the next buyer. We work them with that in mind.
What a national firm cannot bring to a Hudson Valley building
Our management arm runs more than 60 properties here, so when we underwrite an expense line we are using numbers we pay ourselves, not a per-square-foot rule of thumb from a national report.
We have sat through the planning and zoning board meetings in these towns. That matters in a sale because half the value questions on a commercial property in this valley are really approval questions: can it be expanded, can the use change, what happens at the curb cut.
And we have been doing it since 1962, through everything from a single storefront to 50-lot subdivisions and 500,000 square foot redevelopment sites. The range is what lets us tell you early whether an asset trades as it stands, trades entitled, or should be held and repositioned.