Licensed Commercial Real Estate Advisor

Commercial Real Estate Services

John Salony is a licensed commercial real estate advisor who helps property owners sell commercial properties across North Carolina, South Carolina, and Georgia. Services include property valuation, buyer sourcing, transaction management, and sale-leaseback advisory for properties valued from $500K to $10M or more.

Whether you own the building your business operates from, hold investment property, or are looking to reposition a commercial asset — you need an advisor who understands both the real estate market and the business side of the transaction.

ABI Certified
Business Intermediary
MBA
Business Administration
Licensed
NC, SC, GA
20+ Years
Business & CRE Experience
$500K–$10M+
Property Values
Primary focus range
20+ Yrs
Experience
Business & CRE advisory
3–9 Mo
Avg. Time to Close
For marketed properties
NC, SC, GA
Licensed States
Affiliated with G Brokerage, Inc.
NC #302735 · SC #138767 · GA #39099
The Opportunity

Why Commercial Property Owners Are Selling Now

The commercial real estate market in the Southeast is experiencing strong buyer demand. Cap rate compression in major metros, population growth across the Carolinas and Georgia, and strong fundamentals in industrial and retail sectors are creating favorable conditions for commercial property sellers.

Investors are actively seeking income-producing properties with stable tenants, particularly in the $500K to $5M range where competition from institutional buyers is lower and returns are attractive. Owner-occupied properties tied to successful businesses are especially desirable because they come with built-in income stability.

Whether you are planning to retire, relocating your business, or looking to unlock equity from your real estate holdings — understanding your property's value and the current market is the most important first step.

Southeast population & job growth driving demand
Strong investor appetite for stabilized assets
Favorable cap rates for sellers in NC, SC, GA
How I Help

Commercial Real Estate Services for Property Owners

Whether you're selling an owner-occupied building, repositioning an investment property, or exploring a sale-leaseback — John Salony provides experienced guidance through every step.

Property Sales & Dispositions

Full-service marketing and sale of commercial properties — from initial valuation and property packaging to buyer sourcing, negotiation, due diligence management, and closing coordination. Every listing receives targeted exposure to qualified buyers.

Valuation & Pricing Strategy

Accurate property valuation using income capitalization (NOI and cap rates), comparable sales analysis, and market conditions. Proper pricing from day one attracts serious buyers and prevents the costly mistake of overpricing or leaving value on the table.

Sale-Leaseback & 1031 Advisory

For owners who want to unlock equity while staying in their space, sale-leaseback structures let you sell to an investor and lease back your property. For sellers looking to defer capital gains, John coordinates with 1031 exchange intermediaries to ensure compliance and timing.

The Process

How Selling Commercial Real Estate Works — Step by Step

A structured process designed to maximize your property's value while protecting your interests throughout the transaction.

Selling commercial real estate typically takes 3 to 9 months and follows seven key steps: a confidential discovery call, professional property valuation, preparation and packaging, targeted marketing to qualified buyers, buyer qualification, negotiation and due diligence, and closing with transition coordination.

  1. Confidential Discovery Call

    A private conversation about your property, your goals, and your timeline. We'll discuss whether selling, leasing, or a sale-leaseback makes the most sense for your situation.

  2. Property Valuation & Market Analysis

    Detailed analysis using the income approach (NOI and cap rate), comparable sales, and current market conditions. You'll receive a clear value range and pricing recommendation backed by data.

  3. Property Preparation & Packaging

    Assembling a comprehensive offering package including financial summaries, rent rolls, lease abstracts, property photos, site plans, and a professional Confidential Offering Memorandum (COM) that positions your property to attract the best buyers.

  4. Targeted Marketing & Buyer Outreach

    Strategic marketing to qualified buyers including investors, 1031 exchange buyers, owner-users, and development groups. Every prospect signs a confidentiality agreement before receiving property details.

  5. Buyer Qualification & Property Tours

    Every buyer is pre-qualified for financial capability and serious intent. Coordinated property tours and information requests are managed to minimize disruption to your business and tenants.

  6. Offer Negotiation & Due Diligence

    Offers are evaluated, terms negotiated on your behalf, and the buyer's due diligence process managed — including inspections, environmental review, title work, survey, and financing contingencies.

  7. Closing & Transition

    Coordination with attorneys, title companies, lenders, and surveyors to close the transaction. If a sale-leaseback or business sale is involved, those elements are synchronized for a seamless closing.

Property Types

What Types of Commercial Properties Can You Sell?

John Salony works with a range of commercial property types, with particular expertise in owner-occupied buildings and small-to-mid-size investment properties.

Commercial property types commonly sold include: owner-occupied business properties, retail strip centers, standalone retail buildings, office buildings, industrial and warehouse facilities, mixed-use properties, multi-tenant investment properties, and land for development.

Owner-Occupied Properties

Buildings owned by the business that operates from them. These are often sold alongside the business or structured as a sale-leaseback. Buyers value the built-in tenant and stable income stream.

  • Sold with or without the business
  • Sale-leaseback options available
  • Built-in tenant stability
  • Often highest demand segment

Investment Properties

Income-producing properties with existing tenants and established cash flow. Investors evaluate these based on Net Operating Income (NOI), cap rate, lease terms, and tenant credit quality.

  • Valued on NOI & cap rate
  • Tenant quality drives value
  • 1031 exchange buyer pool
  • Long-term lease terms preferred

Industrial & Warehouse

Manufacturing facilities, distribution centers, flex space, and warehouse properties. Industrial is one of the strongest sectors in the Southeast with strong demand from logistics, e-commerce, and manufacturing.

  • Highest demand CRE sector
  • E-commerce & logistics growth
  • Flex and heavy industrial
  • Strong rent growth trajectory
Value Drivers

What Makes Commercial Property Worth More When Selling

These factors directly impact your property's cap rate and sale price. Understanding them helps you maximize value before going to market.

Strong Net Operating Income

NOI is the single most important number in commercial real estate. Higher NOI means higher property value. Reducing expenses and maintaining high occupancy directly increase what buyers will pay.

Quality Tenants & Lease Terms

Creditworthy tenants on long-term leases with annual escalations reduce risk for buyers and compress cap rates — meaning a higher sale price for you. NNN leases are especially attractive.

Location & Market Fundamentals

Properties in growing markets with strong population trends, employment growth, and infrastructure investment command premium pricing. The Carolinas and Georgia are among the strongest growth markets in the U.S.

Building Condition & Deferred Maintenance

A well-maintained property with updated systems signals lower capital expenditure risk to buyers. Deferred maintenance gives buyers leverage to negotiate your price down.

Occupancy & Lease Rollover Risk

High occupancy with staggered lease expirations is ideal. If a significant portion of your leases expire within 12 months of sale, buyers will factor in the risk of vacancy and discount accordingly.

Clear Title & Clean Documentation

Properties with clean title, current surveys, resolved environmental issues, and organized financial records close faster and at higher prices. Documentation issues create uncertainty and buyer hesitation.

Valuation

How Is Commercial Real Estate Valued? Cap Rates and NOI Explained

Understanding how buyers calculate what your commercial property is worth.

Commercial real estate is valued primarily using the income capitalization approach. A property's Net Operating Income (NOI) is divided by a market-derived capitalization rate (cap rate) to determine value. For example, a property with $80,000 NOI at a 7% cap rate is valued at approximately $1,142,857. Lower cap rates indicate lower risk and higher property values. Cap rates for commercial properties typically range from 4% to 10% depending on property type, location, and tenant quality.

The Income Capitalization Approach

Net Operating Income (NOI) is the property's total annual income minus operating expenses — including property taxes, insurance, maintenance, and management fees. It does not include mortgage payments or depreciation. NOI represents the property's true earning power.

The capitalization rate (cap rate) reflects the market's required rate of return for a property of similar type, location, and risk profile. It is determined by analyzing comparable sales and current market conditions.

Property Value = NOI ÷ Cap Rate. This means that increasing your NOI (through higher rents or lower expenses) or selling in a market with compressed cap rates both increase your sale price.

Typical Cap Rates by Property Type (Southeast)

Industrial / Warehouse: 5.5% – 7.5%
Retail (Strip Center): 6.0% – 8.5%
Office: 6.5% – 9.0%
Mixed-Use: 6.0% – 8.0%
NNN Single-Tenant: 4.5% – 6.5%

Example NOI & Cap Rate Valuation

Gross Rental Income$120,000
– Vacancy Allowance (5%)– $6,000
= Effective Gross Income$114,000
– Property Taxes– $12,000
– Insurance– $4,500
– Maintenance & Repairs– $8,000
– Management (8%)– $9,120
= Net Operating Income (NOI)$80,380
Estimated Property Value
$1,005,000 – $1,340,000
at 6.0% – 8.0% cap rate
Avoid These Pitfalls

Common Mistakes Commercial Property Owners Make When Selling

These are the most common — and expensive — mistakes sellers make. Each can reduce your sale price or kill a deal entirely.

Overpricing Based on Replacement Cost

What it cost you to build or buy the property is irrelevant to today's buyer. Commercial property value is driven by income (NOI) and market cap rates. Overpriced properties sit on market and develop a stigma.

Incomplete or Disorganized Financials

Buyers and lenders need 3 years of operating statements, rent rolls, and lease copies. Missing or inconsistent financials slow due diligence, erode buyer confidence, and give buyers leverage to renegotiate.

Deferred Maintenance

Postponing roof repairs, HVAC replacements, or parking lot maintenance seems like saving money — until a buyer's inspector flags it. Every deferred item becomes a price reduction or repair credit in negotiations.

Ignoring Lease Rollover Risk

If major leases expire within 12 months of the sale, buyers will discount for the vacancy risk. Renewing key tenants or extending leases before listing adds significant value to your property.

Selling Without Market Exposure

Accepting the first off-market offer without testing the market often leaves money on the table. Proper marketing creates competition among buyers, which drives price up and produces better terms.

Not Addressing Environmental Issues

Unknown environmental conditions create deal-killing uncertainty. A Phase I Environmental Site Assessment conducted before listing removes the risk and gives buyers confidence to move forward.

Properties We Handle

Commercial Property Types We Represent

Experience across a broad range of commercial asset classes. Each property type has its own buyer pool, valuation approach, and marketing strategy.

Your Advisor

Why Property Owners Choose John Salony

With over 20 years of experience in business and commercial real estate, John Salony brings the expertise and personal attention your transaction deserves.

ABI Certified
Business Intermediary
MBA
Business Administration
Licensed
NC, SC, GA
20+ Years
Business & CRE Experience

John handled both the sale of my business and the commercial property it operated from. Having one advisor who understood both sides of the transaction made the process so much simpler and the outcome was better than I expected.

Former Client
Business & property owner

We had been approached by a buyer for our warehouse but had no idea if the offer was fair. John provided a thorough valuation, marketed the property to additional buyers, and we ended up selling for significantly more than the original offer.

Former Client
Industrial property owner
Selling With vs. Without a Broker

Why Working With a Commercial Real Estate Advisor Matters

Selling on Your Own

  • Must determine property value without market data
  • Limited exposure to qualified buyer pool
  • Complex due diligence managed without support
  • Negotiating against experienced investor-side brokers
  • Risk of mispricing — too high or too low
  • Legal and environmental risks managed alone

Working With John Salony

  • Professional valuation backed by market data
  • Targeted marketing to qualified investors & buyers
  • Due diligence managed on your behalf
  • Experienced negotiation protecting your interests
  • Accurate pricing maximizes sale price
  • Coordination with attorneys, lenders, and title
Common Questions

Frequently Asked Questions About Selling Commercial Property

Also selling your business?

John Salony handles business sales and real estate transactions together — so you don't need two separate advisors for a combined deal.

Not ready to sell yet?

Read the blog for practical advice on maximizing your property's value, understanding cap rates, and preparing for a future sale.

Ready to Find Out What Your Property Is Worth?

Schedule a confidential, no-obligation conversation. We'll discuss your property, your goals, and what the current market looks like for sellers in your area.

100% Confidential
hiker in nature

Connect with Me

100% Confidential

hiker in nature

Connect with Me

100% Confidential