Hiring

We are hiring a Part-Time, On Call, Maintenance Position.

Location: Taborwood Townhomes

A. General maintenance of the common areas (exterior), Community Room and occupied resident apartments.

B. Ensure the safety of residents by seeing that all potential hazards are repaired immediately,

C. Small repairs in occupied residents apartments includes but not limited to, plumbing issues, fixture replacement, appliance repair, window and door replacement/repair, clean and check air conditioning units, replace furnace replacement quarterly.

D. Maintain equipment and tools.

E. Oversee the rehab of vacant units, including cleaning , drywall repair and painting.

This is an on-call position meaning availability should be flexible. Emergencies will need to be handled immediately, general repair and maintenance can be scheduled.

Application is available at www.cisnorthplatte.com under the “Learning” Tab

Please submit resume and application to:

Commercial Investment Services

212 North Dewey St

PO Box 1185

North Platte NE 69103

(308)532-1332

Equal Opportunity Employer

Hiring Administrative Assistant

The Administrative Assistant is responsible for the certifications, and recertification of the South Oak Manor, Buffalo Bill Manor residents.  This person will also take applications for Taborwood Townhomes and Maplewood Apartments, show the units and perform the move-ins and move-outs of these two properties. Ensure maintenance items for all properties are scheduled and completed. This person will also assist the Department Manager in other aspects, and other duties as assigned.

This position requires a 40-hour work week – Monday thru Friday – 8 am to 5 pm.

Some travel is required when servicing Maplewood Apartments in McCook. Employee is reimbursed for travel to this location.

An Equal Opportunity Employer

Application available under “Learning Tab”

and submit resume to commercialnp212@gmail.com or mail to Commercial Investment Services at 212 N Dewey PO Box 1185 North Platte, Ne 69103

Let’s Do This Together

Commercial Investment Services is incredibly blessed to work with tenants, landlords and a vast array of businesses in our community, as well as throughout the region. As a commercial brokerage, we are fortunate to work with Buyers & Sellers of commercial properties and businesses, and have listened to the array of issues facing these principals, so many of which could never have been imagined. As a property management company, the conversations that we’ve had with our tenants that own businesses have been frank, raw, and at times, gut-wrenching. By and large, our landlord conversations have all been the same…let’s see where this goes before we make any decisions regarding rental payments, because, how do we know what this will look like next week? Next month? Three months from now?

Listen – this virus is scary and there is no doubt it must be taken seriously. The prescribed health measures are understandable. Those health providers on the front lines deserve accolades – truly, thank you for all you’ve done. The employees that are checking groceries, bringing meals to your car, operating offices from a six-foot distance or remote basis – they deserve recognition as well. There is a lot of fight against this unseen enemy and that is very heartening.

However, from the “front line” of working with so many businesses, the economic impact is also very real. Livelihoods are in the balance. We have had a tenant literally drop off keys, with a hand-written note, and remorsefully admit they’re done. Another letter from a decades-long tenant stating that at the end of the month, their doors will close, for good. Our salons, our massage therapists, our tattoo providers, some of our retailers – done (for now). Other retailers are trying to be as creative as possible to entice customers, all the while trying to be cognizant that many in their customer base have experienced loss of income as well. Countless other tenants have significantly abbreviated their operating hours, in an effort to simply make it through this. The stifling of our businesses cannot end soon enough. This. Is. Real.

Commercial Investments Services stands with all local businesses during these unfathomable times. We feel your pain and wholeheartedly support your efforts to battle, to survive, and to ultimately thrive. Together, friends & colleagues, let’s get through this. Let’s fight. Let’s create. Let’s foster ingenuity. Let’s do everything we can as a business community that’s at our disposal. Support local. Reach out to a friend. Stay strong. And, please, know that if we can help in any way, we want to do just that. We’re here, we’ll listen, and we’ll work with you and your business. Let’s do this, together. Let’s go!

Preparing A Loan Request Package

When preparing the loan package for presentation to the lender, the real estate borrower must be as complete as possible the first time. Insufficient, imprecise, or incorrect data in a loan request package can mean a rejection for an otherwise attractive real estate loan.

Following are suggestions on things to include with the loan request package:

The Loan Request

There should be a detailed statement of the purpose of loan and the sources and uses of funds for the project. The property should be described in detail (whether it is a proposed development or an existing building), with a map showing the site and its relation to major roads, shopping access, recreation and other advantages.

Cash Flow Statement

The loan package should include a detailed cash flow statement covering the subject property and any others owned by the borrower. For each, the loan application should show percentage of ownership, date of purchase, original cost, present market value, present mortgage balance, and net (equity) value. It should also show the net cash flow before and after the debt service. Should any property show an unusually large difference between gross and net income, make sure there is a complete explanation.

Details Of Expenses

Include complete information on the expenses for the property on which financing is sought and it should be broken down to show taxes, insurance costs, utilities and services, management fees, property security expenses, and general and administrative expenses. Provision should be made for structural reserves for such items as roofs and parking lots.

Also included with the expense analyses should be an expense reimbursement schedule, showing expenses that can be passed through to tenants on a pro rata basis. These might include utilities, taxes, insurance and others.

Financial Statements

When the borrower is an individual or a partnership, the lender will usually want personal financial statements. These should be current and less than 90 days old for the borrower and any guarantor and be accompanied by bank and credit references.

The corporate borrower will need to provide legal details about its organization, names and addresses of its officers, and a certificate of good standing showing that it has paid all taxes in its state of incorporation.

The Appraisal

Usually the lender will want an appraisal made within one year by a qualified appraisal firm (one accredited by the American Institute of Real Estate Appraisers). The appraisal should be detailed, with notes and comments, comparable sales facts and figures, and assessed valuations.

The appraisal should be accompanied with photographs showing the property from its most attractive and impressive angles. Each photo should identify the view and the particular features shown.

Positive Features Of The Property

There should be a summary portion of the loan package that highlights the condition of the property and the reasons why it should be profitable in the future. Current vacancy rates, list of major tenants, traffic counts, availability of public transport, amenities and any other positive features should be included.

Any information about prospective improvements in the area, whether public or private, that will enhance the property’s value should be included. ♦

Property Managers Can Help Save Energy

When oil prices soar, gasoline goes up, then all other energy also goes up.

When faced with high energy prices, conservation can cut costs significantly. Using modern computer controls can result in savings with little inconvenience to tenants. Here are some ways to save:

•   Lighting levels. Sometimes lighting levels in public areas are primarily decorative. If the levels are higher than needed for eye comfort, they might be reduced. Outside decorative lighting might be replaced with solar lighting. Take special care with any lighting needed for security. If any changes are made in any security lighting, it could be the basis for a claim against the owner in case of accident or criminal activity. Install motion sensors in areas that are not used continually, like restrooms, storage rooms, janitorial areas, etc. These simple things can save you even more money by reducing the amount of time that lights are on but not being used.

•   Temperature. You can cut fuel usage with a slight increase in indoor temperature (when cooling is required) or a slight decrease (when heating is required). If the property is not occupied at night and on weekends, drastic changes can be made at those times. Making small changes in controls can save fuel. Individual room controls can be used so that an entire floor or portion of it need not be heated, if unoccupied. Keep in mind that some municipalities have regulations regarding heating levels in apartment buildings.

•   Maintenance. Check the heating and air conditioning equipment at regular intervals to keep operation at high efficiency. Check for adequate insulation. 

Tenant cooperation. By contacting the tenants, asking them to use care in use of utilities, savings can result. Simply closing blinds in summer and opening them to sunshine in winter can have a big effect on utilities. In some cases, there are tenant leases that contain escalation clauses that include increases in energy costs. There may be further incentives for tenants to keep costs down.

Some of the things we learned in previous times should make income property investors and builders do some contingency planning. Real estate is affected because buildings use a great deal of energy for heating and cooling and because accessibility (an element in value for many kinds of real estate) is dependent on automobile travel.

What if you are investing in properties that are in outlying areas? A remote resort property could be a victim if automobile travel slows. There was a Sunday ban on gasoline sales during the 1973 embargo. Residential projects that are some distance from shopping, jobs, etc., could be affected if oil and gas prices stay high for long periods of time.

In-fill space (undeveloped land located in built-up areas) could become much more desirable. Office buildings and shopping centers close to downtown areas, accessible to public transportation could benefit. F

Adding Value Means Increased Cash Flow

Since the value of a rental property is based directly on the cash return, adding value means increasing cash flow.

When small investors set out to increase real estate values, the steps are in upgrading houses, duplexes, triplexes, etc., enhancing the cash flow and therefore increasing equity when the property is sold. 

When working with larger commercial and apartment properties, there are two major actions:

•   Be aware of the things that have the potential of adding value, taking advantage of this knowledge and moving quickly before another buyer can purchase or option the property.

•   Do the required homework on the property. A feasibility analysis can measure the ability to add value. There may be many other measures that must be taken, such as market analyses, applications for new zoning, design and construction planning and a plan for marketing.

Making Money

Investors purchase commercial income producing real estate to make money. There are two obvious ways of making money from a property.

First, the owner takes a share of the annual operating profit generated by the investment, and

Second, profits from increasing the market value of the investment beyond what it would be because of inflation alone.

Apartment properties lend themselves to the second way of making profits better than many other types of investments. Increasing the market value of rental units does require know-how, absolute understanding of the market values of this type of property and excellent management.

The Operating Income 

Good management has always been the most important point in increasing or maintaining annual operating profits. Being a skillful manager requires intelligent handling of the functions of buying and selling properties, rent collections, maintenance, leasing, controlling expenses, refurbishing, management accounting and more. All of this requires long “hands-on” experience in the field with plenty of assistance from the latest in operational and administrative hardware and software. Professional property managers will do a much better job than most owners and will more than cover their fees.

The Future of Investments

The Future Of Investments

Which way is the right way in real estate investments in 2021? What is the future in these investments? An answer to these questions can be an interview with an interested professional real estate broker who can act as a real estate investment counselor. Each prospective investor can be interviewed in depth to find out specific needs in an income property. At the same time their needs are being evaluated, the broker will also communicate what benefits are available in various properties and how to identify them.

Some considerations should be given to the risk of loss for each age bracket of investor. Should an older investor purchase a property with the smallest down payment and highest leverage position? This will limit cash flow and may cause the property to have a “negative” cash flow. Is this what they want-or do they want cash flow from the property?

How about the younger investors? Are their objectives for long-range estate building or for current cash flow? Would they be more willing to take chances with a marginal investment that might bring big returns later?

Each investor must decide these answers for himself or herself. But, only after enough information has been furnished so that an intelligent decision can be made.

When a new investor has a better idea of the type of property that will do the right job for him/her, or them, then and only then should they be exposed to the market place and shown specific properties. Now the investor or investors can evaluate the various benefits and risks for the information shown on each property and apply the information to their own situation.

What is right for you? A new rental unit? A strip center? A one hundred-unit apartment property? Perhaps you should have five or six apartments or commercial properties in scattered locations. Real estate counseling can show you that you can choose which is right for you and know the reasons why it is right!

Lease Negotiations With Large Corporations

Lease Negotiations With Large Corporations
A few years ago, senior corporate managers were able to make major real estate decisions by themselves. Now, a negotiating team will negotiate leases. This team may consist of legal counsel, finance department representatives, outside specialists such as real estate brokers or tenant representatives, design and engineering consultants, and others.
In today’s market, corporate tenants with high credit ratings, who are willing to make long-term lease commitments negotiate from a strong position. Therefore, corporations that formerly treated real estate transactions in a casual way have now developed detailed real estate negotiating strategies. The corporate tenant sees these negotiations as a way to cut costs within the company (whether upsizing or downsizing).
Landlords, developers, and brokers must be aware of this new style of negotiation. While the real estate executive plays a key role in developing the strategy, the other parties must be ready to respond quickly to requests for information and be prepared to discuss issues that rarely if ever arose in the past.
Request For Proposal
The document that best illustrates the new negotiating process is the Request For Proposal (RFP), sent to property owners. The RFP incorporates the specification for rental rates, free rent, up fitting, operating expenses, options, cash incentives and other “money clauses” that the corporation intends to negotiate. A short list of prospective sites or buildings is then prepared based on the initial responses to the RFP. The corporate real estate executive (often with the aid of a real estate broker) will negotiate to obtain the best deal with the prospective landlords.
The RFP usually contains a number of items that are nonnegotiable–for example, amount of usable square feet, geographic area, lease term, expansion option, parking facilities, and security. On the other hand, many items remain negotiable, such as rent rate, concessions, rent escalations, cash inducements, and amenities. The parties should understand from the outset that failure to obtain a non-negotiable term could kill the deal for the tenant. Other items may be “throwaways” that could be modified or omitted from the lease.
Example: A corporate tenant may lack the capital funds to improve the leased premises, and so may be willing to pay a higher rental rate or extend the lease term in exchange for a larger allowance for improvements. Alternatively, the tenant may be willing to fund all or part of the improvement costs in exchange for a lower rental.
Give-and-Take in Negotiations
Although it is obvious that any negotiating process involves give and take by both sides, corporate real estate executives have learned the importance of understanding the strengths and weaknesses of their bargaining position as well as that of the landlord. Within reason, these tenants are assured of getting whatever is needed if the bargaining team is aware of the options and takes carefully calculated risks based on solid information. o

The Use Of Other People’s Money


Each investor has a “comfort zone” about loans. The leverage seeker wants the largest loan that is practical. Others may have experience or training that calls for no loans at all. They must have the property free and clear.
Most of us have a loan comfort zone somewhere between these extremes. Nearly everyone accepts the idea of some sort of mortgage. The use of OPM (other people’s money) makes sense. The comfort in loans may affect the type of investment. Many of these “free and clear” owners prefer land as the investment. They want no improvements on it, just the bare land. Here’s some of the benefits of investing in unimproved land. These can make a lot of sense:

  1. There are no tenant problems. There may be a
    simple lease for farming or grazing, but only limited
    contacts between lessor and lessee. Often, the investment
    land lies unused.
  2. A well-chosen land investment can result in huge
    profits. We have all heard stories of owners who have
    purchased land for just a few dollars an acre, then
    later sold for millions! (The key is “well-chosen.”)
  3. Land is a secure investment. Even in the worst
    economic situations, the land is still there. Value can
    fluctuate, but the investment will not disappear.
  4. Land represents wealth. It can be a quick source
    of cash for an owner to use for another investment.
    Land looks good on a financial statement. It adds
    permanence and stability to an applicant for loans or
    for a line of credit.

What Every Real Estate Investor Should Know

 
Commercial Real Estate Formulas Every Investor Should Know   Commercial real estate involves formulas that differ from residential investments. Are you familiar with these key calculations?

Here’s a summary of some key formulas to remember when you’re investing in commercial real estate (and don’t forget to consult with real estate and financial experts for more advice).

Net Operating Income (NOI): This formula is used to determine the amount of income your property generates. It focuses on the real estate itself, not the financial situation of the prospective investor. To calculate the net operating income, subtract the operating expenses from the real estate revenue the property produces. Revenue includes all money generated from the property, not just leases. This could include parking and other facility fees.

Capitalization Rate: This is also known as the “cap rate.” Investors often use it to quickly determine how properties they own are performing financially or to assess the return on investment of properties they’d like to buy. It is calculated by dividing the net operating income by the property asset value. Cap rates are expressed as percentages.

  Cash-on-Cash: This is a rate of return often used to calculate the cash income earned in relation to the cash invested in the property. This is calculated by dividing the net income from a property for one year by the total cash invested into the property, expressed as a percentage. It takes into account debt financing but only considers income from one year.

Feel free to contact me for assistance with any potential investments. I’m happy to help you find a property that would be a solid investment for you.