Deprecated: Required parameter $options follows optional parameter $args in /var/www/html/wp-content/plugins/testimonials-widget/includes/libraries/testimonials-widget/includes/libraries/aihrus-framework/includes/class-aihrus-widget.php on line 144 Warning: Cannot modify header information - headers already sent by (output started at /var/www/html/wp-content/plugins/testimonials-widget/includes/libraries/testimonials-widget/includes/libraries/aihrus-framework/includes/class-aihrus-widget.php:144) in /var/www/html/wp-includes/rest-api/class-wp-rest-server.php on line 1893 {"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>\n

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

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

Wait \u2026 isn\u2019t retail dead? No! <\/span><\/p>\n

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

In this episode of <\/span>The Real Estate Guys<\/span><\/i>\u2122 show you\u2019ll hear from:<\/span><\/p>\n

\n
Your seasoned host,\u00a0<\/span>Robert Helms<\/b><\/li>\n
His senior co-host,\u00a0<\/span>Russell Gray<\/b><\/li>\n
Retail investor and developer <\/span>Michael Flight<\/b><\/li>\n<\/ul>\n
\n
Listen<\/strong><\/span><\/h2>\n
<\/iframe><\/p>\n\u00a0<\/span><\/p>\n<hr \/>\n<h2>Subscribe<\/strong><\/span><\/h2>\nBroadcasting since 1997 with 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<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>\n <\/p>\n<hr \/>\n<h2>Review<\/strong><\/span><\/h2>\nWhen 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\u00a0help us continue to bring you high caliber guests<\/strong> and attract new listeners. It’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>\nThanks!<\/p>\n<hr \/>\n<h2>Why retail?<\/b><\/span><\/h2>\nMichael Flight has been involved in shopping center development since 1986. His business, <\/span><a href=\"http:\/\/www.concordiarealty.com\/\">Concordia Realty<\/span><\/a> has been adding value to shopping centers since 1990.<\/span><\/p>\nIn his 30-year career, Michael has seen the retail industry change a lot. Change is one constant in the industry, he says.<\/span><\/p>\nSeveral 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>\nBut smart investors have found ways to make brick-and-mortar retail thrive. <\/span><\/p>\nRetail 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>\nBusinesses like Amazon need space to store and fill orders \u2026 another place where real estate folks come in. <\/span><\/p>\nMichael 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>\nWe\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;\">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;\">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;\">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>How does the retail market work?<\/b><\/span><\/h2>\nWhat 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;\">What\u2019s the neighborhood like? Is the property located in a good location?<\/span><\/li>\n<li style=\"font-weight: 400;\">Is there an adequate local population to support retail stores?<\/span><\/li>\n<li 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>\nOnce 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>\nShopping 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>\nWhen 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>\nAnd you have to make sure customers are going to come.<\/span><\/p>\nThe 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>\nThat 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>\nBut the big question investors have to look at is <\/span>how can we get more people here \u2026 and keep them here longer?<\/span><\/i><\/p>\nFor 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>\nMichael 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>\nThat 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>The fine details of retail investing<\/b><\/span><\/h2>\nWe asked Michael what he looks for when he is figuring out finances.<\/span><\/p>\nHe said he wants the loan-to-square-foot amount to be $100 or less.<\/span><\/p>\nAfter that part is figured out, he does underwriting based on a 10-year lease. <\/span><\/p>\nLenders range from big lenders to banks or private loans for turnaround situations.<\/span><\/p>\n\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>\nHow 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>\nRetail is a LOT different than single-family homes and apartment complexes, so we asked Michael to explain some of the big differences.<\/span><\/p>\nIn retail, tenants typically get a retail improvement allowance.<\/span><\/p>\nOwners 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>\nWhen 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>\nWhy 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>\nRemember, 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>\nTo 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>Listen to experts!<\/b><\/span><\/h2>\nYou can\u2019t fake 30 years of expertise.<\/span><\/p>\nOur mission is to find subject matter guides who know what they\u2019re talking about and can educate our audience \u2026 YOU.<\/span><\/p>\nMichael 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>\nFor 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\">Future of Money and Wealth<\/span><\/a> 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\">Summit at Sea\u2122<\/span><\/a>.<\/span><\/p>\n<hr \/>\n<h2>More From\u00a0<\/b>The Real Estate Guys<\/i><\/b>\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\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\u00a0The 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>\nThe 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>Love the show?\u00a0 Tell the world!\u00a0 When you promote the show, you help us attract more great guests for\u00a0your<\/span>\u00a0listening pleasure!<\/strong><\/span><\/h4>\n","protected":false},"excerpt":{"rendered":"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 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