Lease and estoppel review
Every in-place lease, option, exclusive, co-tenancy clause, and estoppel is read for the obligations you are actually buying.
Qualifications
Commercial Acquisition
Buying Commercial Property in Houston
A commercial acquisition lives or dies in diligence. We underwrite the income, read the leases, examine the title and zoning, and negotiate terms that protect your return before the money is hard.
Who we represent: Owner-users, private investors, family offices, and 1031 exchange buyers.
Our Qualifications
What we personally handle on your behalf.
Zoning, deed restriction, and use analysis
Houston has no traditional zoning, which makes deed restrictions, plat notes, and municipal utility district rules decisive for your intended use.
Environmental and physical diligence
Phase I coordination, roof and structure assessment, ADA exposure, and deferred maintenance quantified into a capital plan.
Title, survey, and access
Easements, encroachments, parking ratios, and ingress and egress verified against how you intend to operate.
Confidential and entity-driven acquisition
We represent family offices, private investors, and LLCs that prefer quiet sourcing and entity-structured closings. We coordinate NDAs, off-market introductions, and title vesting with your counsel.
Inside the guide
What your buying a commercial property guide covers.
Written for the Houston and Dallas metro markets, in plain language, with the questions most clients only learn to ask after the transaction is over.
- Defining the acquisition strategy
- Owner-user versus investment-property considerations
- Establishing property criteria and investment objectives
- Commercial financing and lender preparation
- SBA-financing considerations for qualifying owner-users
- Proof of funds and liquidity preparation
- Site and property identification
- On-market and off-market property sourcing
- Market and submarket analysis
- Comparable sales analysis
- Property valuation
- NOI, cap rate, cash flow, and return analysis
- Reviewing existing leases and rent rolls
- Evaluating tenant quality and lease-expiration exposure
- Operating-expense and NNN analysis
- Property-tax considerations
- Physical-property due diligence
- Environmental considerations
- Survey, title, zoning, and permitted-use review
- Access, parking, visibility, signage, utilities, and infrastructure
- Letter of Intent strategy
- Purchase-contract negotiations
- Due-diligence timelines
- Financing and appraisal coordination
- Closing strategy
- Post-acquisition and exit-strategy considerations
Financial Strategy
Your money is examined as carefully as your contract.
01
NOI and cap rate underwriting
We rebuild the seller's pro forma from actual rent rolls and trailing expenses, then stress-test vacancy, renewal, and expense growth.
02
Debt structure comparison
Bank, SBA 504 and 7(a) for owner-users, and bridge or life company options compared on total cost, recourse, and prepayment terms.
03
Capital gains deferral and tax strategy
We coordinate with your CPA and qualified intermediary on 1031 exchange structure, cost segregation, depreciation timing, and future capital gains exposure before you close, so the acquisition supports your long-term tax plan.
04
Hard money protection
Feasibility periods and earnest money release schedules structured so your capital is not at risk before diligence answers the question.
05
Entity and privacy coordination
We work with your attorney and title company on LLC, trust, or partnership vesting, signer authority, and disclosure so the acquisition closes cleanly and quietly.
The Process
Nothing is left for you to guess.
- 01
Investment criteria
Asset type, return targets, hold period, and financing capacity.
- 02
Sourcing
Marketed and off-market opportunities across the Houston and Dallas metro areas.
- 03
Underwrite and offer
LOI terms, feasibility period, and deposit structure.
- 04
Diligence
Financials, leases, environmental, physical, title, and survey.
- 05
Close
Lender coordination, estoppels, SNDAs, and transition of operations.
Questions Answered
The answers most people never get.
What cap rate should I expect in Houston?
It varies sharply by asset class, submarket, tenant credit, and lease term remaining. We underwrite to your return requirement rather than to a market average.
Can I use SBA financing?
If you will occupy a qualifying share of the space, SBA 504 or 7(a) can substantially reduce your down payment. We compare it against conventional debt on total cost.
How do you help with capital gains on a commercial purchase?
We review how the acquisition fits your exit and tax plan, whether a 1031 exchange applies, how depreciation and cost segregation will affect future gain, and what structure preserves flexibility. Your CPA and qualified intermediary handle the tax execution; we make sure the real estate contract and timeline support it.
Can a commercial property be acquired discreetly through an entity?
Yes. Many of our commercial buyers use LLCs, partnerships, or trusts for liability and privacy. We coordinate NDAs, off-market sourcing, and entity-structured closing with your attorney and title company.
Get the buying a commercial property guide, free.
Tell us your timeframe and we will send the material written for your exact transaction, plus the financial questions worth asking first.
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