investment sales

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Investment Sales

Investment sales is the disposition of income-producing properties. The TrueRate investment sales team’s unique New York City location and access to leading-edge technology allows for us to sell properties across the country. The team is deeply experienced across all asset types and has created and maintained strong relationships across the U.S. The sales team identifies the most highly probable buyers across multiple market layers for any given listing through its local, national, and NY focused database. This network provides our clients with the most amount of exposure, which leads to more offers in writing, and ultimately the highest prices possible with the best terms.
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Who are the Key Stakeholders in the Investment Sales Process?

There are several stakeholders that make up investment sales: buyers, who are interested in purchasing the property. Sellers, the current owners of the property, and brokers, the middlemen who facilitate the process of buying and selling investment sales properties.

What are the Elements of Investment Sales?

  1. Market analysis: Understanding the current state of the commercial real estate market and identifying trends and opportunities.
  2. Property valuation: Determining the fair market value of the property being sold, taking into account factors such as location, size, condition, and rental income.
  3. Due diligence: Careful examination of the property and its financial and legal aspects, including a review of title, zoning, environmental conditions, and tenant leases.
  4. Marketing: Presenting the property to potential buyers and attracting interest through advertising, conducting tours, and other marketing efforts.
  5. Negotiations: Working with potential buyers to reach an agreement on the terms of the sale, including the purchase price, financing options, and other conditions of the sale.
  6. Closing: Completing the transaction by executing the necessary legal documents, transferring ownership of the property, and disbursing the funds.
  7. Post-closing support: Providing ongoing support and assistance to the buyer and seller after the sale has closed, including assistance with property management, financing, 1031 exchange, and other related services.

How does TrueRate Integrate Data into Investment Sales?

Through our live data APIs and dynamic models, our team delivers the most accurate baseline of value to market your property. Our team of experts utilizes comparable properties, normalized NOI’s, realistic future views on capital expenditures, and closing costs to ensure the most accurate valuation and best possible outcome for our clients. Through our data-driven approach, we are able to identify the buyers who have the highest propensity to transact across multiple market layers.

What Types of Services does TrueRate Investment Sales offer?

TrueRate Investment Sales offers several services including investment advisory and deal execution. Once a listing crosses our desk, the team utilizes all available information on the property to pinpoint the optimal buyer to achieve the best terms and price. We are able to deduce market rents by benchmarking rental rates at various properties within a three-mile radius. Next, economic occupancy and expense levels are benchmarked from asset management portals and cap rates are cataloged using proprietary multi-factor algorithms. Through a combination of market research and financial analysis, our team is able to value a property, negotiate the best terms, and close quickly. By leveraging market research and marketing collateral - including curated email blasts, flyers, and social media exposure - our team is able to garner a higher level of interest from our wide network of buyers to facilitate the buying and selling process for investment sales properties.

Our Expertise

Our Investment Sales brokerage team is deeply experienced in all asset types nationwide and has broad networks on buyers across the U.S. This network provides sellers with more exposure on both local and national levels to buyers for their property. By working with our team, sellers gain access to niche new york metro buyers. This results in greater eyes on each listing, more offers in writing, a competitive bidding environment, and the highest price with the best terms in the shortest amount of time.

Vast Experience in a Variety of Disciplines

Our brokers are experts in executing across all asset classes nationwide. Our model is geared towards valuing properties in a manner consistent with how scaled buyers value assets. Specifically, it is most levered to comparable property rents, economic occupancy, operating expenses, and cap rates. By collecting this information and curating our approach to each individual property, our team is able to put the best deals in front of the optimal buyers, guaranteeing a seamless deal process. 

What is the Process of Investment Sales?

The process of investment sales refers to the sale of commercial properties that are purchased for investment purposes, such as generating rental income, appreciation, or both. These transactions typically involve the transfer of ownership of a commercial property from one party to another, with the primary focus being on the property's potential for generating income and appreciation. Investment sales in commercial real estate can include properties such as office buildings, retail centers, apartment buildings, hotels, and other income-producing properties. The parties involved in investment sales transactions may include real estate investors, property owners, developers, real estate agents, and commercial real estate lenders. Investment sales transactions in commercial real estate typically involve significant amounts of capital and are complex, requiring a thorough understanding of the market, the property, and the financial and legal considerations involved. Investment sales in commercial real estate provide a mechanism for real estate investors to acquire and manage income-generating properties and play a critical role in the overall commercial real estate market.

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Who are the Key Stakeholders in the Investment Sales Process?

There are several stakeholders that make up investment sales: buyers, who are interested in purchasing the property. Sellers, the current owners of the property, and brokers, the middlemen who facilitate the process of buying and selling investment sales properties.

What are the Elements of Investment Sales?

  1. Market analysis: Understanding the current state of the commercial real estate market and identifying trends and opportunities.
  2. Property valuation: Determining the fair market value of the property being sold, taking into account factors such as location, size, condition, and rental income.
  3. Due diligence: Careful examination of the property and its financial and legal aspects, including a review of title, zoning, environmental conditions, and tenant leases.
  4. Marketing: Presenting the property to potential buyers and attracting interest through advertising, conducting tours, and other marketing efforts.
  5. Negotiations: Working with potential buyers to reach an agreement on the terms of the sale, including the purchase price, financing options, and other conditions of the sale.
  6. Closing: Completing the transaction by executing the necessary legal documents, transferring ownership of the property, and disbursing the funds.
  7. Post-closing support: Providing ongoing support and assistance to the buyer and seller after the sale has closed, including assistance with property management, financing, 1031 exchange, and other related services.

How does TrueRate Integrate Data into Investment Sales?

Through our live data APIs and dynamic models, our team delivers the most accurate baseline of value to market your property. Our team of experts utilizes comparable properties, normalized NOI’s, realistic future views on capital expenditures, and closing costs to ensure the most accurate valuation and best possible outcome for our clients. Through our data-driven approach, we are able to identify the buyers who have the highest propensity to transact across multiple market layers.

What Types of Services does TrueRate Investment Sales offer?

TrueRate Investment Sales offers several services including investment advisory and deal execution. Once a listing crosses our desk, the team utilizes all available information on the property to pinpoint the optimal buyer to achieve the best terms and price. We are able to deduce market rents by benchmarking rental rates at various properties within a three-mile radius. Next, economic occupancy and expense levels are benchmarked from asset management portals and cap rates are cataloged using proprietary multi-factor algorithms. Through a combination of market research and financial analysis, our team is able to value a property, negotiate the best terms, and close quickly. By leveraging market research and marketing collateral - including curated email blasts, flyers, and social media exposure - our team is able to garner a higher level of interest from our wide network of buyers to facilitate the buying and selling process for investment sales properties.

Our Expertise

Our Investment Sales brokerage team is deeply experienced in all asset types nationwide and has broad networks on buyers across the U.S. This network provides sellers with more exposure on both local and national levels to buyers for their property. By working with our team, sellers gain access to niche new york metro buyers. This results in greater eyes on each listing, more offers in writing, a competitive bidding environment, and the highest price with the best terms in the shortest amount of time.

Vast Experience in a Variety of Disciplines

Our brokers are experts in executing across all asset classes nationwide. Our model is geared towards valuing properties in a manner consistent with how scaled buyers value assets. Specifically, it is most levered to comparable property rents, economic occupancy, operating expenses, and cap rates. By collecting this information and curating our approach to each individual property, our team is able to put the best deals in front of the optimal buyers, guaranteeing a seamless deal process. 

What is the Process of Investment Sales?

The process of investment sales refers to the sale of commercial properties that are purchased for investment purposes, such as generating rental income, appreciation, or both. These transactions typically involve the transfer of ownership of a commercial property from one party to another, with the primary focus being on the property's potential for generating income and appreciation. Investment sales in commercial real estate can include properties such as office buildings, retail centers, apartment buildings, hotels, and other income-producing properties. The parties involved in investment sales transactions may include real estate investors, property owners, developers, real estate agents, and commercial real estate lenders. Investment sales transactions in commercial real estate typically involve significant amounts of capital and are complex, requiring a thorough understanding of the market, the property, and the financial and legal considerations involved. Investment sales in commercial real estate provide a mechanism for real estate investors to acquire and manage income-generating properties and play a critical role in the overall commercial real estate market.

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Elements of Investment Sales
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Data Integration
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Our Services
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What we do
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Investment Sales Overview
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Exclusive Listings
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Off-Market Listings

Multifamily
Berrien County, Michigan
65
units
SF
See NDA
  • 65 units for sale off-market in Berrien County, Michigan
  • The property has undergone significant renovations including units with vinyl flooring, fully equipped kitchens with black or stainless-steel appliances, and     washer/dryer connections for select units
  • Turning over older leases to market rents being achieved by other units and leasing the property to market-level occupancy would bring the NOI to $278,200
  • This includes a tax and insurance increase for a new owner
  • An annualized 10% cash-on-cash can be achieved after a refinance with a new loan that is DSCR and LTV constrained
  • Pricing guidance is $64K/unit

Multifamily
Fort Walton Beach Market, FL
90
units
SF
See NDA
  • 130 multi-family units for sale in the growing Florida panhandle with attractive assumable debt and seller financing
  • The property is 1980s vintage and has assumable Freddie debt at a 3.64% interest rate
  • The properties are well-maintained with major capex recently spent on the parking lot, new HVAC units, hot water heaters, and interior renovations
  • A new buyer can capitalize on significant upside with current rents 15-20% below market levels
Multifamily
Austin, TX
200
units
SF
See NDA
  • 200 multi-family units for sale off-market near Austin, Texas
  • This is a class A/Core asset that was built within the past 5 years
  • Attractive amenities include a fitness center, outdoor grills, dog parks, pavilions, and a swimming pool
  • The expected 3-mile population growth over the next 5 years is 14%
  • The pricing guidance is $240K/unit

Multifamily
Brooklyn, NY
160
units
SF
See NDA
  • Over 160 multi-family units for sale in Brooklyn, NY
  • The properties consist of 3 separate elevator apartment buildings located in southcentral and southwest neighborhoods of BK
  • The assets can be sold separately or together
  • This is a rare opportunity to acquire well maintained properties in a supply constrained market, with artificially below market rents, substantially below     replacement cost
  • There is significant long-term upside, along with a mix of free-market units, and a large portion of units operating on preferential rents

Multifamily
Providence, RI
80
units
SF
See NDA
  • 80 units for sale off-market in Providence, RI
  • The property is a mix of 1 BR, 2 BR, and 3 BR units
  • 1970s vintage, but the majority of units have been updated to include a combination of the following upgrades: new windows, stainless steel appliances, granite countertops, oak cabinets, new tub/shower, tile flooring, and in unit washer/dryer.
  • The opportunity is priced at a 6.23% in-place cap rate based on 2022 financials

Senior Housing
Clarksville, TN
80
units
SF
See NDA
  • 80-unit Senior Living property for sale off-market fast-growing submarket of Clarksville, Tennessee
  • The offering includes an additional fully entitled 122-unit senior housing development opportunity directly adjacent to the existing structure
  • The seller is amenable to selling the two properties outright or developing the additional units himself to be sold to the eventual buyer
  • The existing units were built within the past 5 years and are currently 93% occupied
  • Clarksville is projected to experience a 22% increase in population of ages 55+ over the course of the next 5 years
Multifamily
Horry County, SC
10
units
SF
See NDA
  • 10 multi-family units for sale in the high-growth county of Horry, South Carolina
  • Job growth is exceeding the national average by 30% and there is expected to be a 20% population growth in Horry over the course of the next 5 years
  • The property was built in the 2000s and is currently 100% occupied
  • The opportunity presents a day one 5.75% cap rate at the pricing guidance
Multifamily
New Bern, NC
70
units
SF
See NDA
  • 70 units for sale off market in New Bern, North Carolina
  • This submarket has experienced 26% year over year rent growth for 2-4 star products
  • This class B property was recently renovated to include modern features
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Meet
the Team
Our investment sales team is led by the top brokers from leading firms in commercial real estate; they have advised owners and sponsors in the acquisition and disposition of over $500MM in CRE across the nation in all asset types, including multifamily, retail, and industrial to name a few.
How we do itImage
Experience Our Value
1
Live Data at Our Fingertips
Through our live data APIs and dynamic models, our team delivers the most accurate baseline of value to market your property. Our team of experts utilizes comparable properties, normalized NOI’s, realistic future views on capital expenditures, and closing costs to ensure the most accurate valuation and best possible outcome for our clients.
2
Predictive Model on Propensity to Transact
In combination with our carefully calculated models is our tailored approach. Based on this predictive model, our team will target the most active buyers over the past 12 months at the local and national levels with the propensity to transact.
3
Exposing the Property to the Widest Variety of Buyers
Through tiered marketing campaigns, we begin by exposing the property to buyers with an investment thesis that matches each opportunity. Next, we market the property to secondary and tertiary layers of investors that are harder to find. Our database has the most complete and up-to-date information on owners and sponsors in the market.
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FAQS
What Our Clients Say

"Sam was on top of it from the moment we gave him the go-ahead to start marketing. He treated us very well and made our sale feel like a priority. He was communicative and attentive to us throughout the process and we would certainly recommend him and your company to anyone that asks."

Jonathan B.
What Our Clients Say

“For my Walmart Supercenter in suburban Milwaukee, the Sam Finkler/Audley Clarke TrueRate team brought me multiple offers at full asking price and we succeeded in transacting smoothly with one of those buyers, a highly credible party of longstanding repute. For our property consisting of 1,100 apartments in three high-rise towers, which we hadn’t thought of listing, they presented a plausible marketing plan designed to achieve a quite full number, and while we haven’t decided to sell that asset we will keep them in mind if we do. They strike me as young (but certainly not inexperienced!), hard-working, fully aware of what will be required of them to make their mark in a crowded field. When I disagree with them on a marketing point, they accept correction gracefully, and they are invariably available for consultation. I think it probable that whoever employs them will get hard work from them from start to finish and a high level of competence and professionalism.”

Zell K.
What Our Clients Say

“Sam carefully guided us through a profitable transaction when there were a lot of unknowns in the market. Our expectations were managed professionally, and he successfully exceeded them with his negotiating skills and special access to data that gave us an edge. Sam has earned our trust and follow-up business because his advice has the integrity we are all looking for”

Matteo C.
What Our Clients Say

“My property was recently sold by Samuel Finkler. I am more than happy and satisfied with his service and excellent negotiation skills throughout the process. Sam indeed went out of his way to work with me from listing to closing. If you are looking for honesty and great salesmanship, go with Sam. My experience was without a doubt exceptional."

Agnes S.
What Our Clients Say

“Sam provided clarity and honesty, hard to find in the competitive real estate world. He put together a comprehensive, organized, and very clear portfolio reflecting all the variables that would be considered in the sale. He also had a pool of buyers ready to "seal the deal." It was very impressive. We have nothing but high praise for Sam Finkler”

Tony O.
What Our Clients Say

“The data analysis methods they use and the understanding of the market enabled them to know exactly at what price the property should be listed. Their extensive database of potential buyers and marketing techniques produced significant interest allowing the best deal possible. The real value, however, is the professionalism that Sam brings to the table. We were extremely impressed with the team’s extensive knowledge, communication skills, efficiency, and ability to provide service on a personal level that I feel is unparalleled in this industry."

Anthony G.
What Our Clients Say

"I was compelled to share my experience with your company and Sam’s excellent job representing us in this venture. Sam had reassured us that even under these COVID times, he could sell our building. Throughout the process, Sam never pressured us to lean towards one buyer or another, detailing each offer and their terms and letting us choose. We settled on an offer that was above our asking price and are happy to have a good relationship and profitable experience. I would not hesitate to hire Sam again if I were to sell my other properties. His team made this a remarkable and fantastic experience for us, and we are grateful for their performance"

Dominick C.