Specialty services
Investment property, commercial real estate and business sales.
Some sales are decided by the numbers more than the kitchen. For investors, commercial owners and business owners, we bring the same honest approach we use with homeowners: real figures, clear options and a straight answer on what makes sense.
Our specialty services
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Investors
Rentals, multifamily, flips and sell or hold decisions, underwritten before you commit.
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Commercial
Small commercial, mixed use and land, priced on income and checked against local zoning.
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Business sales
Selling an operating business, with or without the building, through a confidential process.
Investors
Know the numbers before you buy
Whether it is your first two family or your tenth rental, the right deal comes down to rent, expenses, financing and exit. We run the math with you, property by property, and tell you plainly when a deal does not work.
- Full underwriting: rent roll, operating expenses, cap rate, cash flow and cash on cash return, with realistic assumptions instead of the seller's best case.
- Value add and rehab plans: what the property could be worth after improvements, and what it will really cost to get there.
- Flip or rebuild scenarios: side by side comparisons with New Jersey transfer fees and closing costs built in.
- Local rules check: some New Jersey towns have rent control ordinances and registration requirements. We flag them before you are under contract.
- Sell or hold analysis: for owners deciding whether to cash out, keep collecting rent or reposition a property.
- Clear deal sheets: a simple summary of each property's numbers you can share with partners or a lender.
Worth knowing: New Jersey requires most rental units built before 1978 to be inspected for lead based paint hazards. We make sure the inspection status is part of the conversation on every older rental you consider.
Commercial
Small commercial, mixed use and land
We help owners and buyers of storefronts, mixed use buildings, small office and service properties, and land across Monmouth and Ocean counties.
- Pricing on income: commercial property is valued on what it earns. We look at leases, rents, vacancy and expenses, not only comparable sales.
- Zoning and use: before you buy, we help confirm with the town that your intended use is allowed and what approvals it may need.
- Lease review coordination: existing leases can make or break a deal. We make sure your attorney sees the right documents early.
- Due diligence: inspections, environmental questions and permits, organized and on schedule.
Business sales
Selling a business, quietly and carefully
Selling a restaurant, shop or service business is different from selling a house. Employees, customers and competitors should not hear about it too early, and buyers need to see real financials before they make a real offer.
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A confidential first conversation
We learn what you are selling, whether the building is included, and what you need from the sale.
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Valuation from your financials
We review your tax returns, profit and loss statements and lease to set a price buyers and their lenders can support.
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Nondisclosure agreements first
Serious buyers sign a nondisclosure agreement before they learn the name or details of your business.
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A confidential summary for qualified buyers
We prepare a professional overview of the business and share it only with buyers who have shown they can close.
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Negotiation through closing
We coordinate with your attorney and accountant on terms, the lease assignment with your landlord, and any license transfers.
Worth knowing: if your business holds a liquor license, the transfer needs approval from the town, which adds time. We plan for it from the start.
Why work with us
The same honest numbers
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We tell you when a deal does not work
Our job is to help you make a good decision, not just a transaction. If the numbers do not support a purchase or a price, we say so.
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Financing insight on the same team
Zach's years in mortgage lending help us spot financing problems early, for you or for your buyer. You are free to use any lender you choose.
Zachary Silk, NMLS #1745851, is a mortgage loan originator with United Mortgage Corp., NMLS #1330. Licensing information: www.nmlsconsumeraccess.org.
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Local knowledge
Town rules, rent ordinances, zoning and flood zones differ across Monmouth and Ocean counties. We know where to look.
Common questions
Questions investors and owners ask us
What is a cap rate?
A capitalization rate is a property's yearly net operating income, meaning rent minus operating expenses but before the mortgage, divided by its price. It lets you compare income properties on equal footing. A higher cap rate means more income for the price, and usually more risk or work.
Should I sell my rental property or keep it?
It depends on your equity, your rent compared with the market, upcoming repairs, your taxes and what you would do with the money. We run a side by side sell or hold analysis so you can see the numbers, and your tax advisor can weigh in on the tax side.
Do rental properties in New Jersey need a lead paint inspection?
New Jersey requires most rental units built before 1978 to be inspected for lead based paint hazards, with some exemptions. The inspection is typically handled through the town. We check the status on any older rental you are buying or selling.
How is a small business valued?
Most small businesses are valued on their earnings, based on tax returns and profit and loss statements, along with the lease, equipment, inventory and how easily the business can transfer to a new owner. Whether the real estate is included makes a big difference.
Will my employees and customers find out I am selling my business?
Not from us. We market businesses confidentially, share details only after a buyer signs a nondisclosure agreement, and qualify buyers before they learn which business it is.
Start a confidential conversation
Tell us about the property or business
Everything you share stays between us. We will get back to you, usually the same day.
Or call or text either of us directly.