When is the best time to sell in this market?
How’s the market trending: am I on my way up or on my way down?
What would I need plan for today to get the right price for this property to close the deal?
Boston commercial real estate market sales trends to watch
We help you find the right buyer for your high value greater Boston commercial property. That’s why we track commercial real estate sales trends in 3 similar greater Boston markets: Rockingham, Essex, and Middlesex Counties.
Greater Boston retail, office, and industrial sales trends
Office across those 3 counties, between $1M to $20M is trading about 5% over its long-term average. Industrial is trading 43% over its long-term average. Retail is trading 19% over its long-term average.
When you choose MANSARD, you can be sure that your valuation of your commercial real estate for sale will reflect the full potential of your property.
Sales trends maintain momentum
The Federal Reserve Bank’s decision to lower interest rates in 2019 protracted Boston commercial real estate market sales trends in a mature phase of the cycle, so we’re still seeing high volume, but expecting flattening appreciation into 2020.
Retail property sales betray news headlines
The retail commercial real estate sales market in greater Boston is not following what you’re seeing in the news. In fact, the market continues to appreciate. The average price per square foot for retail property, between $1M and $20M, is currently trading at $221/SF. According to CoStar, average rents for retail space are $23.20/SF. That’s up 15.39% over the last 9 years.
Steady as she goes: suburban office
Suburban office property, between $1 and $20 million is mainly steady as she goes. Dr. Glenn Mueller, whose market cycle data reports on Boston commercial real estate market sales trends, shows us that the office market is in mid-expansion. Historically, suburban Boston office property valued between $1 and $20 million trends at 96 sales per year. Greater Boston office property sales have trended above that long-term average since 2014.
Greater Boston industrial sales appreciate
Dr. Glenn Mueller’s Market Cycle Monitor shows the greater Boston commercial real estate market sales trends for industrial at peak. This year, the industrial market’s on track to close about 97 deals. 2018 saw over 41 deals more industrial property sales. Industrial property sales are 42% over the longterm average running back to 2006. It’s a hot segment.
Growth is constrained by industrial land availability in Essex, Middlesex, and Rockingham Counties. Plus, industrial rents are not high enough to support new construction with construction prices inflating at nearly 12% per year. CoStar reports industrial rents at an average rate of $10.28/SF.
It’s a great time be a SELLER of industrial property. With low interest rates, it’s a great time to be a BUYER of industrial property to lock-in operating overhead.
Greater Boston industrial space remains tight
No new industrial property construction means the greater Boston commercial real estate market’s sales trends will continue. Prices will appreciate. Rents will inflate.
Schedule a Conversation with MANSARD Today
Ultimately, very few resources have the expertise to ensure the successful sale to the right buyer at the right time.
MANSARD was named one of the largest commercial real estate selling brokers in Massachusetts in 2018 by the Boston Business Journal.
88.9% of MANSARD’s recent deals closed on time and at our client’s accepted offer price.
That’s because at MANSARD, we deliver engaged buyers who close, guarantee experience and knowledge, and outrank our competitors by average sale transactions per broker.
Average Number of Sales Per Broker in 2017 (BBJ: 2018)
40,000 SF Office Building Sold for $5,500,000
Situation – Acquired as a 3 year reposition, this 41,000 SF office building located at 41-55 North Road in Bedford, Massachusetts underwent nearly $2M in capital upgrades and was leased to 80% occupancy. The time had come to return capital to the investors.
Process – We undertook a public marketing process with a priced offering at $5.5M and a bid deadline. We generated 5 offers that topped out at 90% of the asking price until we began the negotiations.
Result – The property sold for 100% of its asking price within 60 days of going under contract.
Coldwell Banker Retail Property: Sold
Situation – A 40 year investment partnership sought to sell, requiring top value and assurance of close. During the marketing period, Coldwell Banker vacated, followed by a title issue that prevented a sale.
Process – We conducted a national search, registering 49 buyers. 8 cash bids were received and negotiations resulted in a winning offer, 60 day cash close. We coordinated an attorney to clear the title, working with the buyer’s title company and legal team for 3 months.
Result – Property is under contract with a clear path to close.
Privately Marketed: Sold for $3,900,000
Situation – Family office requested a discrete, private sale of the 100% net leased near term medical office and retail property located at 1069 Broadway in Saugus, Massachusetts.
Process – We conducted confidential outreach to our database of qualified buyers combined with owner profiling calls to area investors inclined to acquire this property type, resulting in 12 buyer-seller meetings at our office. In the interviews, the sellers gained insight into market demand for the property and focused on the right buyer.
Result – 4 offers were generated and the property was ultimately sold for $3,900,000.
The Choice of Successful Investors
Thank you for everything you did in completing the leasing and sale of our building at 580 Main Street. You did a wonderful job working with all of the personalities involved. We look forward to working with you again in the future.
Richard TamboneTambone Investment Group
MANSARD was a partner through the whole process. From the initial leasing of a temporary space to the acquisition of our own building. I like the personal touch and sense of expertise that came with working with MANSARD.
Norbert JohnsonGlobus Medical
We used MANSARD to help us reposition, lease and sell a small suburban commercial office building. They were fantastic, well read in the market place and helped us realize our projected returns. Would highly recommend their services.
Bob MacnamaraCB Equities
Get started working with MANSARD
Step 1: Schedule a Phone Call
Before we begin, we will hold a 20 minute phone conversation to ask each other some questions. Together, we determine what you would like the successful sale of your commercial real estate to do for you. If at the end of the conversation, you decide it makes sense to schedule a meeting, we will meet in person within the next 1 to 5 days.
Step 2: Hold an Initial 45-90 Minute Meeting in Person – What to Expect
We will first meet for 45-90 minutes at your place of business, the property or a convenient location for you. During this meeting, we will review our phone conversation and then gather more information about specific questions you have about the market, our proprietary investment sales process, your property valuation, and the costs to complete a sale with MANSARD. If at the end of the meeting you believe it makes sense, we will schedule a second meeting within the next week at MANSARD’s office.
Step 3: Hold a Second Meeting at MANSARD to Review the Sale Process
The second meeting will take from 45-90 minutes, depending on the amount of questions you have for us. We will review our expert underwriting and valuation of your property, discuss the composition of active buyers in the market and what they are looking for, how we reach them, and then how the transaction process will work from beginning to end. If at the end of the meeting you elect to go forward, we review and sign our exclusive engagement agreement and have the property on the market in the following 1-2 weeks.
To get started today, contact us at MANSARD at (617) 674-2043. We look forward to working with you.