Posted by BILL HUGHES on July 29, 2009 at 08:49:10:
here is where we are at:
we own the restaurant and have a 5 yr lease with 3 5 yr options - it’s triple net with annual cpi increases
current rent - $ 5250 / mo - single tennant free standing building
based on an income approach, it comes up around $ 525,000
how else should i look at it?
thanks
we are looking to make an offer on a commercial building
and would like some input on setting our offer price.
details are as follows:
2 story brick bldg - 6000 sf total
single use - single tenant - restaurant
current lease - $ 5,250 / mo nnn - 5 year term
with 3 - 5 year options - annual increase tied to cpi
increases
we are also negotiating the purchase of the restaurant
if that makes any impact on the evaluation
Restaurants are my least favorite tenants because they are so vulnerable to competitive pressure, economic issues and mis-management. We do have restaurants in our portfolio, so my bias does not extend to avoiding them completely.
I typically ask to for personal financial statements from the principals as well as the entity, and require personal guarantees. However since this is an existing lease you are stuck with whatever the current owner got. You don’t mention how long they’ve been in business. If it’s a short time I would ask for sales and financials to establish their viability.
Also, be sure to evaluate the property by general real estate standards, i.e. the “dirt factors” mentioned in this article: