{"id":30085,"date":"2018-09-24T14:03:45","date_gmt":"2018-09-24T18:03:45","guid":{"rendered":"https:\/\/realestateguysradio.com\/?p=30085"},"modified":"2020-07-09T18:17:28","modified_gmt":"2020-07-09T22:17:28","slug":"creating-consistent-cashflow-with-retail-real-estate","status":"publish","type":"post","link":"https:\/\/realestateguysradio.com\/creating-consistent-cashflow-with-retail-real-estate\/","title":{"rendered":"Creating Consistent Cashflow with Retail Real Estate"},"content":{"rendered":"<p><img fetchpriority=\"high\" decoding=\"async\" class=\"aligncenter \" src=\"https:\/\/s3.amazonaws.com\/reg-public\/Images\/women-shopping-in-mall-F183193821-M.jpg\" width=\"590\" height=\"394\" \/><\/p>\n<p><span style=\"font-weight: 400;\">Most people in the real estate investing world tend to gravitate toward a specialty \u2026 a market about which they know ALL the ins and outs.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">On our latest show, we\u2019ll talk to someone who has made a particular market his bread and butter \u2026 the retail market.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Wait \u2026 isn\u2019t retail dead? No! <\/span><\/p>\n<p><span style=\"font-weight: 400;\">In this episode we\u2019ll talk with a 30-year veteran of the retail investment industry about WHY the retail market is still completely viable \u2026 and HOW you can get started in the wide world of retail.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">In this episode of <\/span><i><span style=\"font-weight: 400;\">The Real Estate Guys<\/span><\/i><span style=\"font-weight: 400;\">\u2122 show you\u2019ll hear from:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Your seasoned host,\u00a0<\/span><b>Robert Helms<\/b><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">His senior co-host,\u00a0<\/span><b>Russell Gray<\/b><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Retail investor and developer <\/span><b>Michael Flight<\/b><\/li>\n<\/ul>\n<hr \/>\n<h2><span style=\"color: #000080;\"><strong>Listen<\/strong><\/span><\/h2>\n<p style=\"text-align: center;\"><iframe style=\"border: none;\" src=\"\/\/html5-player.libsyn.com\/embed\/episode\/id\/7090249\/height\/360\/theme\/standard\/autoplay\/no\/autonext\/no\/thumbnail\/yes\/preload\/no\/no_addthis\/no\/direction\/backward\/\" width=\"100%\" height=\"360\" scrolling=\"no\" allowfullscreen=\"allowfullscreen\"><\/iframe><\/p>\n<p><span style=\"font-weight: 400;\">\u00a0<\/span><\/p>\n<hr \/>\n<h2><span style=\"color: #000080;\"><strong>Subscribe<\/strong><\/span><\/h2>\n<p>Broadcasting since 1997 with <em><strong>over 300 episodes<\/strong><\/em> on <a href=\"https:\/\/itunes.apple.com\/us\/podcast\/real-estate-guys-radio-show\/id194167775?mt=2\" target=\"_blank\" rel=\"noopener noreferrer\">iTunes<\/a>!<\/p>\n<p><a href=\"https:\/\/itunes.apple.com\/us\/podcast\/real-estate-guys-radio-show\/id194167775?mt=2\" target=\"_blank\" rel=\"noopener noreferrer\"><img decoding=\"async\" class=\"wp-image-16480 alignleft\" src=\"https:\/\/reg-wordpress-images.s3.amazonaws.com\/wp-content\/uploads\/2009\/11\/23221642\/button-itunes.png\" alt=\"real estate podcast on itunes\" width=\"112\" height=\"41\" \/><\/a><a title=\"Subscribe on Android\" href=\"http:\/\/www.subscribeonandroid.com\/realestateguysradio.libsyn.com\/rss\" target=\"_blank\" rel=\"noopener noreferrer\"><img decoding=\"async\" class=\"alignleft\" src=\"https:\/\/assets.blubrry.com\/soa\/BadgeLarge.png\" alt=\"Subscribe on Android\" width=\"110\" height=\"40\" \/><\/a><a href=\"https:\/\/www.youtube.com\/channel\/UCIeBshxsoymVsZOsR93geOQ\" target=\"_blank\" rel=\"noopener noreferrer\"><img loading=\"lazy\" decoding=\"async\" class=\"alignleft wp-image-16668\" src=\"https:\/\/reg-wordpress-images.s3.amazonaws.com\/wp-content\/uploads\/2015\/12\/23221656\/youtube_subscribe_button__2014__by_just_browsiing-d7qkda4-300x87.png\" sizes=\"(max-width: 149px) 100vw, 149px\" srcset=\"https:\/\/reg-wordpress-images.s3.amazonaws.com\/wp-content\/uploads\/2015\/12\/23221656\/youtube_subscribe_button__2014__by_just_browsiing-d7qkda4-300x87.png 300w, https:\/\/reg-wordpress-images.s3.amazonaws.com\/wp-content\/uploads\/2015\/12\/23221656\/youtube_subscribe_button__2014__by_just_browsiing-d7qkda4-1024x296.png 1024w\" alt=\"youtube_subscribe_button__2014__by_just_browsiing-d7qkda4\" width=\"149\" height=\"43\" \/><\/a><\/p>\n<p>&nbsp;<\/p>\n<p>&nbsp;<\/p>\n<hr \/>\n<h2><span style=\"color: #000080;\"><strong>Review<\/strong><\/span><\/h2>\n<p>When you\u00a0<a href=\"https:\/\/itunes.apple.com\/us\/podcast\/real-estate-guys-radio-show\/id194167775?mt=2\" target=\"_blank\" rel=\"noopener noreferrer\">give\u00a0us a positive\u00a0review on iTunes<\/a>\u00a0you\u00a0<strong>help us continue to bring you high caliber guests<\/strong> and attract new listeners. It&#8217;s easy and takes just a minute!\u00a0(Don\u2019t know how? Follow <a href=\"http:\/\/web.archive.org\/web\/20170708080002\/https:\/\/support.apple.com\/en-us\/HT201991\" target=\"_blank\" rel=\"noopener noreferrer\">these<\/a> instructions).<\/p>\n<p>Thanks!<\/p>\n<hr \/>\n<h2><span style=\"color: #000080;\"><b>Why retail?<\/b><\/span><\/h2>\n<p><span style=\"font-weight: 400;\">Michael Flight has been involved in shopping center development since 1986. His business, <\/span><a href=\"http:\/\/www.concordiarealty.com\/\"><span style=\"font-weight: 400;\">Concordia Realty<\/span><\/a><span style=\"font-weight: 400;\"> has been adding value to shopping centers since 1990.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">In his 30-year career, Michael has seen the retail industry change a lot. Change is one constant in the industry, he says.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Several decades ago, the Sears catalogue made a big splash and replaced the business of many local merchants. Today, Sears is going downhill quickly \u2026 due to the popularity of online shopping sites like Amazon.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">But smart investors have found ways to make brick-and-mortar retail thrive. <\/span><\/p>\n<p><span style=\"font-weight: 400;\">Retail facilities have evolved from single-purpose buildings to multi-function facilities (think shopping malls with restaurants, entertainment, and a wide variety of stores).<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Businesses like Amazon need space to store and fill orders \u2026 another place where real estate folks come in. <\/span><\/p>\n<p><span style=\"font-weight: 400;\">Michael calls his specialty \u201cde-mall-ing\u201d \u2026 that is, taking a struggling mall and changing out the tenants and revitalizing the complex for modern shoppers.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">We\u2019ll explore the nitty gritty of how to get into the retail market, but first, a few great reasons investors should consider retail as part of their investment strategy:<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">One of America\u2019s favorite pastimes is shopping \u2026 in person. Although online shopping is increasing in popularity, it\u2019s still only 10 percent of the retail market. And customers flock to big-box stores for necessities like clothes and shoes that are harder to buy online.<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Investors don\u2019t have to deal with two of the major problems of apartment investing \u2026 vacancy and turnover. Tenants typically sign long-term leases ranging from 5 to 40 years to very stable tenants. Michael says many tenants will be national brands who offer lots of equity and will advertise FOR you.<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Low day-to-day involvement \u2026 tenants are responsible for their own maintenance and sometimes even build their own stores. With a triple-net lease, tenants are responsible for real estate taxes, insurance (both property and liability, plus the contents of their store), and maintenance, including common-area maintenance like plowing snow and maintaining lighting.<\/span><\/li>\n<\/ul>\n<h2><span style=\"color: #000080;\"><b>How does the retail market work?<\/b><\/span><\/h2>\n<p><span style=\"font-weight: 400;\">What does it take to purchase a small shopping center? Michael says potential investors must answer a few questions first \u2026<\/span><\/p>\n<ul>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">What\u2019s the neighborhood like? Is the property located in a good location?<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Is there an adequate local population to support retail stores?<\/span><\/li>\n<li style=\"font-weight: 400;\"><span style=\"font-weight: 400;\">Is there a good travel path? That is, is the center accessible to cars and located near homes and other businesses?<\/span><\/li>\n<\/ul>\n<p><span style=\"font-weight: 400;\">Once you\u2019ve made sure those criteria are satisfied, you have to look at what kind of tenants are already there \u2026 and what kind of tenants you need.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Shopping centers should have an anchor tenant \u2026 a grocery store or drug store or other big brand that will draw customers to the shopping complex. <\/span><\/p>\n<p><span style=\"font-weight: 400;\">When you\u2019re negotiating, anchor tenants often have a lot of power to negotiate terms. But if you have a really great location, that gives YOU more leverage.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">And you have to make sure customers are going to come.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">The threat from online retail is real, but that doesn\u2019t mean brick-and-mortar retail stores are failing \u2026 it just means investors have to get creative.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">That might mean integrating omni-channel options \u2026 warehouses that provide last-mile delivery and stores that offer online order pick-up, for example.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">But the big question investors have to look at is <\/span><i><span style=\"font-weight: 400;\">how can we get more people here \u2026 and keep them here longer?<\/span><\/i><\/p>\n<p><span style=\"font-weight: 400;\">For example, don\u2019t build a shopping center without integrating great places to eat and rest \u2026 you\u2019ll get more customers who stick around, and a more successful investment.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Michael emphasizes that investors need to know about retail itself, from how retailers do business and which retailers sell what, to merchandising \u2026 putting the right tenants in the right spots.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">That means making sure tenants are complimentary. Have a couple clothing stores? Make sure you look for a shoe store as well.<\/span><\/p>\n<h2><span style=\"color: #000080;\"><b>The fine details of retail investing<\/b><\/span><\/h2>\n<p><span style=\"font-weight: 400;\">We asked Michael what he looks for when he is figuring out finances.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">He said he wants the loan-to-square-foot amount to be $100 or less.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">After that part is figured out, he does underwriting based on a 10-year lease. <\/span><\/p>\n<p><span style=\"font-weight: 400;\">Lenders range from big lenders to banks or private loans for turnaround situations.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">\u201cWe really like to play in the 1 to 20 million dollar range,\u201d says Michael. This puts him below big institutional facilities \u2026 but above the mom-and-pop shops.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">How long does it usually take to rehab a distressed retail asset? Nothing ever goes as planned, Michael says, but three years is typical to execute a solid business plan.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Retail is a LOT different than single-family homes and apartment complexes, so we asked Michael to explain some of the big differences.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">In retail, tenants typically get a retail improvement allowance.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Owners will offer a white box \u2026 drywall, drop ceilings, concrete floors, and bathrooms. They often offer an allowance to build out the store to the tenant\u2019s specifications. <\/span><\/p>\n<p><span style=\"font-weight: 400;\">When tenants have very specific construction specifications, Michael says a good option is offering money or free rent so the tenant can deal with construction on their own.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Why should the investor pay for modifications to the retail space? It\u2019s the standard \u2026 and investors want to draw in tenants that will stay for 5 or 10 years, or longer.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Remember, if you\u2019re not ready yet to take on an entire shopping mall, working with a syndicator is always an excellent way to dip your toes into retail.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">To dive into ALL the details, listen in for access to Michael\u2019s special report on retail investing. He covers the HOW and WHY of retail real estate in depth.<\/span><\/p>\n<h2><span style=\"color: #000080;\"><b>Listen to experts!<\/b><\/span><\/h2>\n<p><span style=\"font-weight: 400;\">You can\u2019t fake 30 years of expertise.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Our mission is to find subject matter guides who know what they\u2019re talking about and can educate our audience \u2026 YOU.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">Michael Flight is a great example of someone who walks the talk. He is an expert in this area \u2026 and we hope your curiosity about the retail market has been piqued.<\/span><\/p>\n<p><span style=\"font-weight: 400;\">For more wisdom from experts, check out our <\/span><a href=\"https:\/\/realestateguysradio.com\/future-of-money-and-wealth-video-series-invitation\/\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"font-weight: 400;\">Future of Money and Wealth<\/span><\/a><span style=\"font-weight: 400;\"> video series \u2026 or meet some of the best minds in the investing world at our annual <\/span><a href=\"https:\/\/realestateguysradio.com\/summit\/\" target=\"_blank\" rel=\"noopener noreferrer\"><span style=\"font-weight: 400;\">Summit at Sea\u2122<\/span><\/a><span style=\"font-weight: 400;\">.<\/span><\/p>\n<hr \/>\n<h2><b style=\"font-size: 16px;\">More From\u00a0<\/b><b style=\"font-size: 16px;\"><i>The Real Estate Guys<\/i><\/b><b style=\"font-size: 16px;\">\u2122\u2026<\/b><\/h2>\n<ul>\n<li>Check out all the great free info in our\u00a0<a href=\"https:\/\/realestateguysradio.com\/resources\/special-reports\/\" target=\"_blank\" rel=\"noopener noreferrer\">Special Reports<\/a>\u00a0library.<\/li>\n<li>Don\u2019t miss an episode of<i>\u00a0The Real Estate Guys<\/i>\u2122 radio show. Subscribe on\u00a0<a href=\"https:\/\/itunes.apple.com\/us\/podcast\/real-estate-guys-radio-show\/id194167775?mt=2\" target=\"_blank\" rel=\"noopener noreferrer\">iTunes<\/a>\u00a0or\u00a0<a href=\"http:\/\/www.subscribeonandroid.com\/realestateguysradio.libsyn.com\/rss\" target=\"_blank\" rel=\"noopener noreferrer\">Android<\/a>\u00a0or\u00a0<a href=\"https:\/\/www.youtube.com\/channel\/UCIeBshxsoymVsZOsR93geOQ\" target=\"_blank\" rel=\"noopener noreferrer\">YouTube<\/a>!<\/li>\n<li>Stay connected with\u00a0<i>The Real Estate Guys<\/i>\u2122 on\u00a0<a href=\"http:\/\/www.facebook.com\/TheRealEstateGuys\" target=\"_blank\" rel=\"noopener noreferrer\">Facebook<\/a>,\u00a0\u00a0and our\u00a0<a href=\"https:\/\/realestateguysradio.com\/feedback\/\" target=\"_blank\" rel=\"noopener noreferrer\">Feedback<\/a>\u00a0page.<\/li>\n<\/ul>\n<p><i>The Real Estate Guys<\/i>\u2122 radio show and podcast provides real estate investing news, education, training, and resources to help real estate investors succeed.<\/p>\n<hr \/>\n<h4><span style=\"color: #333399;\"><strong>Love the show?\u00a0 Tell the world!\u00a0 When you promote the show, you help us attract more great guests for\u00a0<span class=\"il\">your<\/span>\u00a0listening pleasure!<\/strong><\/span><\/h4>\n","protected":false},"excerpt":{"rendered":"<p>Most people in the real estate investing world tend to gravitate toward a specialty \u2026 a market about which they know ALL the ins and outs. On our latest show, we\u2019ll talk to someone who has made a particular market his bread and butter \u2026 the retail market. Wait \u2026 isn\u2019t retail dead? No! In [&hellip;]<\/p>\n","protected":false},"author":207,"featured_media":46933,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"site-sidebar-layout":"default","site-content-layout":"","ast-site-content-layout":"","site-content-style":"default","site-sidebar-style":"default","ast-global-header-display":"","ast-banner-title-visibility":"","ast-main-header-display":"","ast-hfb-above-header-display":"","ast-hfb-below-header-display":"","ast-hfb-mobile-header-display":"","site-post-title":"","ast-breadcrumbs-content":"","ast-featured-img":"","footer-sml-layout":"","theme-transparent-header-meta":"","adv-header-id-meta":"","stick-header-meta":"","header-above-stick-meta":"","header-main-stick-meta":"","header-below-stick-meta":"","astra-migrate-meta-layouts":"default","ast-page-background-enabled":"default","ast-page-background-meta":{"desktop":{"background-color":"","background-image":"","background-repeat":"repeat","background-position":"center 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center","background-size":"auto","background-attachment":"scroll","background-type":"","background-media":"","overlay-type":"","overlay-color":"","overlay-gradient":""}},"footnotes":""},"categories":[180,51],"tags":[841,2825,71,3449,3451,2745,2563,2058,2826,643,2820,2819,48,439,2846,103,104,2847,91,102],"class_list":["post-30085","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-all-posts","category-broadcast-notes","tag-cashflow","tag-concordia-realty","tag-education","tag-feed-pod-economics","tag-feed-pod-syndication","tag-financial-system","tag-future-of-money-and-wealth","tag-invest","tag-michael-flight","tag-money","tag-passion","tag-real-assets","tag-real-estate","tag-retail","tag-retail-investing","tag-robert-helms","tag-russell-gray","tag-shopping-center","tag-summit-at-sea","tag-the-real-estate-guys"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v23.9 - https:\/\/yoast.com\/wordpress\/plugins\/seo\/ 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