Shopping The Downtown Deals

It has been interesting to review new trends when it comes to converting downtown and major business district areas. Per the below linked article, they want room for people to be able to walk comfortably, not have to worry about traffic and "hurry", and offer a variety of shops, restaurants, and entertainment within close proximity.

 

At the same time, we all continue to read about the decline in malls, as large anchor stores walk away into the sunset. Malls are being converted to residential or industrial because they are not able to attract the numbers they used to. Mall spaces have plenty of room for parking, with most of them offering free parking to encourage visitors to easily be able to make a day out of visiting. Most malls have (or had, but could again) forms of transportation to accommodate those who do not or cannot drive to get there. 

 

Downtown space in the vast majority of municipalities is the most expensive space within the community. Parking is often a big hassle for shoppers, whether because of having to drive around multiple levels to find a spot or facing paying more for a space than for some of the merchandise they would like to purchase.

 

The time is right for developers and investors to research their markets of interest on these trends. Land that is or was used as mall space includes parking, structure, and is ripe for transportation, while being available for a lot less of a financial investment. Consumers would not have to deal with downtown traffic and parking hassles in order to shop or enjoy their leisure time. Being "first in" on an opportunity of this magnitude could be a life changing decision.

 

https://www.bloomberg.com/news/features/2025-09-27/washington-dc-s-national-building-museum-explores-downtowns-after-the-pandemic  

 

 

Speed Limits Matter For Business Locations

Reducing speed limits in metro areas where there are large school districts or other heavy pedestrian traffic areas does seem to be reducing the number of serious accidents. However, there are also reasons for keeping speed limits low in major business district and downtown areas. I was recently at a presentation for a municipality during which they discussed how reducing the speed limit on a downtown artery from 45 MPH to 25 MPH has played a role in the increase of foot traffic of stores and restaurants on that street. Driving slower is giving more people the chance to see what is there, as opposed to whipping past without looking.

 

The below linked article discusses the residential side of doing this, in terms of making school districts safer. This all has plenty to do with real estate and how solid research can impact decisions and results.

 

Using the Milwaukee example, a real estate developer or investor can have data to show a location with increased safety and/or a better safety performance than other locations. Parents seeking a good location for their young kids would love to know that. On the downtown or business example, showing speed limit reductions along with traffic flow could influence a potential tenant to want to lease or purchase under those conditions. Being on top of this type of information can make you "first in" for a great opportunity.

 

In this challenging real estate market, the idea is to include as many potential advantages as possible. Just some of what you become capable of with a research person or team on your side!  

  

https://www.planetizen.com/news/2025/09/136068-milwaukees-secret-reducing-speeding-27  

 

 

Literally An Old School Opportunity

The community of Kenosha, Wisconsin has gone "old school". Literally. The decision to replace old and unused school buildings with new single-family residences makes for an interesting use of available land. It continues to seemingly growing trend of municipalities taking action to increase economic development.

 

Making these types of conversions happen takes plenty of research and follow through, especially when many cities are not known to be aggressive in terms of creative ways to spur economic growth. In cases like this, both sides need to have done their homework. The municipality can come up with necessary business statistics and demographics to support their project. However, the buyers, builders, developers, and investors involved in making these projects happen need to be sure they have a viable opportunity. 

 

However, the very first thing is having knowledge of the potential opportunity, followed by doing their homework. I am currently involved with putting projects together for three separate municipalities and meeting with city or village officials to give and gather helpful information. One result is that I find myself in both teaching and learning situations. Conversions, zoning changes to accommodate proposals from municipally owned land, research, and cost estimation are only part of the process. We now have more environmental, sustainable, and energy concerns as part of the guidelines than in the past (which is a great thing!). Some parcels are delivered with utilities and infrastructure ready (or close to it), while others are not.

 

There are plenty of opportunities right now, regardless of interest rates and other circumstances which are roadblocks if you let them be. All three opportunities I am currently involved in came from a single conversation, each with people that could help pave the way. No matter how busy my day is, I always have time for new connections and exploring new opportunities. 

  

https://www.wpr.org/news/wisconsin-kenosha-demolishing-school-buildings-housing 

 

 

Ignoring The 1%

The minor controversy over some municipalities in Illinois adopting a 1% grocery tax ordinance upon the stopping of the statewide charge is still going as the "deadline" draws near. The State tax is ending. Some cities are planning to implement their own to raise funds for the municipality while technically not increasing current prices. They reason that local consumers have faced the same tax for years, but now they get that revenue. 

 

Peoria Heights is one such community. Per the below linked article, the Mayor reasons that by vetoing the local proposal he is saving his voters 1%. He also points out that he thinks this strategy might attract at least one more grocery store to the area. Really?

 

Is continuing a $2 savings on a $200 purchase really worth constructing an entire grocery store for?

 

My takeaway of this story is the reminder of factors like sales taxes and local financial incentives should be a factor in determining where to place a commercial or residential real estate opportunity. Sales tax differences from state to state and, in some instances, from city to city can definitely be a factor. Consumers will often travel to another state to save hundreds of dollars on a major purchase, or even thousands in some cases (such as a car).

 

While it is necessary to run the numbers on a potential real estate purchase, sale, or investment, considering other factors which will likely impact customers and/or tenants can be the difference maker in the long-term impact of the transaction.

 

It is why researching "everything" is the key to success. 

 

 

https://www.illinoispolicy.org/peoria-heights-mayor-vetoes-grocery-tax-as-chicago-considers-it/ 

 

 

Would You Bid On More Than 5,000 Rent Stabilzed Apartments?

It is push coming to shove in New York City as the struggles of Pinnacle Group have forced Flagstar Bank to foreclose on more than 5,100 rent-stabilized apartments spread throughout New York City (including some in Manhattan). One report shows 82 debtors on the properties. Bidders have just under two months to indicate an interest in acquisition. Flagstar Bank is reportedly on the hook for more than $560 million. Meanwhile, these are not the only buildings facing similar circumstances.

 

Those circumstances are that stabilized rents during times of significant rising costs for materials, labor, repairs, and maintenance are putting the future of ownership companies in serious danger. The same may be true for lenders and other businesses in the construction industry. This development (pun intended) has many people wondering how this will shake out. For an investment group to take over and make this work, they would need a significant discount, putting the bank and others at risk of losing millions while cutting their losses. However, that investment group would need assurances that may not exist because of subsidized tenants.

 

Although we can tell "how" this happened, my question is how and why things reached this point. My answer is it is from NOT doing enough research. How did Flagstar Bank let things get to this point without creating at least one solution? Could they have saved millions of dollars, and possibly these properties, by financing repairs, bringing in their own property managers, or some other methods? Now it's too late. How did they, or Pinnacle, not have "back up" investors they could work with when the problems started? Now it's too late.

 

Someone that does their homework might have been able to step in much sooner, whether with Pinnacle or the funding situation, helped to solve the problem, and created a significant income stream by having the right information and strategies to act upon it.

 

It takes the right research to make a real estate deal happen and properly managed over the years. However, it should not stop there. I consider this my latest significant example of the damage from not being ready to take on a possible situation.

 

https://www.bloomberg.com/news/articles/2025-09-22/over-5-000-nyc-rent-stabilized-apartments-headed-for-auction

 

 

 

When A Deal Closing Is Not Good Marketing

My clients, coaching students, and connections sometimes question me when I talk about the need to constantly monitor every inch of your marketing, branding, and advertising. I have been working with real estate agents, brokers, investors, and developers on various aspects of marketing for more than 30 years. Over the years, I have seen a percentage of them take the approach of, "Oh, here is ad copy...." and act like it is no big deal.

 

Nothing can be further than the truth, especially when it actually can do more harm than good. Last weekend, I drove by a rotating digital billboard in a Chicago suburb and saw an instance of that very thing and went back to get a (below) photo. There is so much wrong with this advertisement that, frankly, I see it as a waste of valuable advertising dollars.

 

This rotating digital billboard sits by an intersection which has a Speed Limit of 45 on one road and 40 on the other, with the consequence being that many of those that see it only get a quick glance. Those stopped at the stoplight get around 5 seconds each time. Upon my glance as I drove past, my reaction was "A Baird & Warner office closed??". The first things the reader sees are "Closed" and the company name "Baird & Warner", which is a well-known Chicago area company. Those readers that have the time to see the address and look at the photo are likely to realize that the ad is about this property. 

 

However, if it "closed", that means it is no longer available. People have no reason to drive by the property, which is actually more than 20 minutes away from the billboard location and in a different municipality. My hunch is that the new owner (if there is one, since some people have different interpretations of a 'closed' listing) does not want their new property shown to thousands of people each day. 

 

If this home was actually "sold" instead of "closed", the ad would have been easier to interpret. However, people don't know how long the property was on the market, whether the price was at, below, or above asking price, or any of the amenities. While I appreciate trying to pick up on a success story, this ad does not indicate a call to action or reason to follow up.

 

One more thing, which is the old saying that "People buy from people, not companies". While the agent's photo is prominent, her name and phone number are buried at the bottom of an advertisement that people only see for a maximum of five seconds, and while driving or being a passenger in a car. If the status of a property changes, change the ad as soon as possible.

 

This advertisement does not tell us anything about why this property was attractive, the school district, or specific location it was in, or anything about a specialty of the agent or her office. Sorry, but you can't just "put up an ad" and expect it to work in your favor. I wouldn't be surprised if those behind this ad go on to complain about how "advertising doesn't work". You have to know how to use it!

   

 

 

A Blank Campus Is A Challenging Investment

Real estate investors, developers, and brokers often evaluate current and possible opportunities within proximity of a college campus. Those opportunities may range from student housing to restaurant, retail, or some form of student service. Despite variations between campuses in big cities and traditional college towns, students typically need the same types of services. Research includes the expected number of students, and advance schedules determine the dates when students would be arriving, vacationing, and leaving the campus area.

These factors would seem like easy research. Not many give any thought to researching the viability of the college or university and its campus continuing for years to come. As the below linked article demonstrates, the viability of a campus is now among the matters to research. Schools need warm bodies which generate revenue, just like any other business. These days, it is no longer a given that schools which depend on tuition are going to be around for years to come.

Students and their supporting families need to look at more than the rising cost of attending a private school, college, or university. That expense often does not include the cost of staying on or near campus, transportation, food, clothing, and materials. Some students and parents have begun running the numbers on the possible difference of spending six figures over four or five years against seeking work which pays less but is available years sooner.

The impact of a campus coming to a close is heavy on the real estate life of the municipality which has been hosting a campus for many years. Based on recent research, including the below linked story, studying enrollment trends should become part of preliminary research for a viable location. It may be more important than running the numbers on the property. You don't need a college education to figure that out. Just the right research person or team.

 

 

https://www.bloomberg.com/news/features/2025-09-18/closed-college-campuses-can-be-a-real-estate-puzzle-for-cities 

 

 

Conversion With Reputation

An added developer has received approval from the Chicago Planning Commission to convert unused office space into more than 200 units in a well-known downtown building. There has already been a separate developer that started the project, but was unable to acquire these units at the time.

 

The location, the Pittsfield Building, is well known to long-time Chicago residents for the many professional offices and businesses it has hosted over the years. It has plenty of train and bus transportation, restaurants, shops, and plenty of retail in close proximity. Consequently, when people within the demographics that would realistically consider the majority of the units (in addition to some already designated for affordable housing), they will be well aware of where this location is and its advantages before taking a look at the data.

 

This situation reduces the marketing challenge. Although the location will clearly factor into the cost per unit, potential buyers will come in knowing plenty about it, which should be an advantage to the real estate professionals involved in marketing and selling the units. There are times in forming marketing strategies that eliminating the "Where is THAT?" factor helps when you face potential buyers weighing different locations.

 

These are things to be aware of when researching for potential opportunities. Acquiring another property at a lower cost might mean a higher marketing budget is needed and additional challenges are involved for presenting the location. The best results include more than the numbers working in your favor. The value of research.

 

https://chicagoyimby.com/2025/09/office-to-residential-conversion-of-pittsfield-building-approved-by-plan-commission.html

 

 

 

 

 

 

When Research Could Save Nearly $100 Million

When coaching or consulting with investors, especially newer ones, I stress allowing margins for cost overruns and things which happen during a rehab or upgrade. I have seen too many situations where something unforeseen happens and takes away a large percentage of an anticipated cash flow or profit margin. Even the most experienced real estate investors and professionals encounter challenges while executing a project.

 

The news that a park and environmental development in Kansas City is running nearly $100 million over budget is certainly another story. Per the below linked story, significant increases in the design and planning are more responsible than rising construction costs. This is much different than allowing a few thousand dollars to cover a lower estimate or items needing replacement during the construction process.

 

Consequences from a $100 million shortage are astronomical. Money originally earmarked for other projects now goes to fund this park above a freeway project. While the vast majority of us are not involved in a project of this magnitude, there are lessons to be learned. Those lessons go beyond questioning key personnel involved in the action process.

 

My feeling is that it is due to a failure of initial research. While the response could be, and rightfully so, that there were not the needed restrictions on the budget, it is hard to justify a project being this far below the necessary budget before being approved. If the plants and materials needed for the project were significantly under budget, adjustments could be made to allow more open space. If it is due to personnel, look at it that $1 million pays for 8 full-time professionals. Put that together, and it makes me wonder even more how any real estate project could be underestimated by $100 million.

 

It is still another instance where a few thousand dollars spent on research would have made millions of dollars worth of difference. The Kansas City park project being outrageously over budget never should have gotten to that point.

 

https://www.kansascity.com/news/local/article312137896.html

 

 

You Could Go To Town With This Opportunity

Part of finding a good real estate deal is going through the checklist and determining what can be done as much as what cannot. Any potential deal is going to come with obstacles. That is where having a solid network of connections comes in. Real estate is not a one person situation. Other people can definitely have an influence in important decisions, which is why knowing the capabilities and experience of your connections is important.

 

I know of a current opportunity which involves creating what could be an independent town with most of the major components. It starts with more than 540 acres of raw land, which is the initial investment. The location has potential, with a beach and airport within one-half hour, a major coast-to-coast interstate minutes away, and a military base within proximity. The property allows for residential and commercial development. The buyer could literally own an entire town!

 

Think of the possibilities. Think of how many single-family homes, condo or apartment developments, and mobile home parks that could be comfortably built on 300 acres. Two hundred acres allows plenty of room for commercial and retail, especially for multiple big box stores. Remaining space goes for restaurants, banks, and local retailers. Ten acres is plenty for a grammar school and high school facility, which would be in close proximity to thousands of residents. The remaining acres can be used for a forest, athletic fields, hiking trails, and various forms of recreation. The plan would leave space for a solar farm, storage facility, and other profit centers.

 

From here, this could be a tremendous opportunity for a developer to acquire all of the land, create the master design, and partner with major home builders, apartment/condo builders, big box store and/or franchise enterprises,  and architect and design firms. 

 

The point here is that instead of the reality that I personally don't have the $25 million it takes to get this project started, my thinking goes to, "Who do I know that I could do this with?". I know my team and I could do handle the research, business plan(s), feasibility studies, funding applications, and presentations of the concept. It's part of the work to make this project happen. Knowing what you CAN do is a start. Knowing what you cannot do can be overcome when you know who could. That is how deals happen.

 

 

 

Changing Course When Buyers Are Looking Where You Don't Expect

Seeing how houses are selling more quickly in what are definitely not tourist or fancy areas can be a wake up call for those doing research on single-family and multi-family opportunities around the country. It appears that people want practical ahead of amenities which increase the price. Every city among the 12 listed is located within either the Eastern or Central Time zone, with Cincinnati being the furthest "south" of all of them. 

 

The list does have have 'great weather' areas, popular retirement or relaxation destinations, or slow-paced suburban living communities. It's for August 2025, with this written mid-September 2025. It looks from here like people are seeking locations served by public transportation and which have plenty of jobs nearby, public school systems, and nearby shopping and family entertainment. 

 

Part of success in real estate, or in any business, is being where your target audience is. Based on the currently popular areas, per the below linked article, it would seem that buyers are not looking for amenities, luxury, or upscale living. People seem to be leaning toward what they need and can afford, understanding the sacrifice of amenities, and having access to services and facilities they need.

 

To put it another way, there are some developers and investors looking in the listed cities for new construction and/or parcels they can upgrade and improve. At this point in time, there may be faster ways to reach positive cash flow while serving the current need. Having a research person or team helps you to make those important decisions while you continue with your daily responsibilities. I love showing people how a few thousand dollars can bring in a few million dollars! 

https://www.newsweek.com/map-shows-us-cities-where-homes-selling-fastest-2128116

 

 

How Quick From Executive Order to Groundbreaking?

Some opportunities come through because of research and discovery but there are some which are immediate and without warning. One example is the Executive Order signed after Labor Day by the Governor of Maryland designed to immediately increase the construction of housing through sales of State controlled parcels. Since this ordinance did not take months of review, chances are fewer real estate developers were fully prepared to be "first in" on the many new opportunities created.

When something like this happens, there is a clear advantage to being ready and knowing who to call instead of deciding to begin to research for possible opportunities. I already have clients and coaching students working on opportunities through municipalities offering properties for development and am helping them to formulate opportunities which can benefit their bottom line for years to come.

 

Having the information and team in place weeks or months ahead of the competition brings significant advantages, starting with initial costs. It's another instance of spending a few thousand dollars for research and development resulting in a million dollar opportunity.  

  

https://governor.maryland.gov/news/press/pages/governor-moore-signs-executive-order-to-increase-housing-production-and-make-housing-more-affordable-across-maryland.aspx

 

 

 

If The Land Is Not Available, Land Another Opportunity

It always interests me how problems are presented, and the fresh research about more challenges for home builders is an example. Upon reading that appropriate parcels to build are harder and harder to find along with labor problems and supply chain issues, the article offers little to no encouragement for those within the industry. While I understand the need for industry associations to report on trends and statistics, I remain puzzled by the lack of at least one suggested solution. There is not a positive spin.

 

It's like when residential real estate associations release information about a local drop in home sales, and days later member agents are complaining about a lack of inventory. There are ways to report less than positive news while adding a positive spin.

 

Meanwhile, new residential opportunities continue to happen. They are happening from conversions of office space and other commercial properties and not from "fresh" builds. Conversion projects mean work for architects, designers, contractors, and brokers. Those taking action don't need to worry about how many or how few lots are now available.

 

There are so many opportunities for taking advantage of housing shortages, affordable or regular, in many areas. Those that think it's only about finding parcels ready for development without doing thorough research will still be complaining about not having lots to build on. Those that understand the value of research, and have technology and creative financing access are the ones that are going to succeed. It also makes a big difference to be "first in" on a project instead of a bidding war.

 

Let my team and me help you to find the many opportunities which fit your wheelhouse. 

https://eyeonhousing.org/2025/09/lots-still-in-relatively-short-supply/ 

 

 

How College Students Impact Real Estate Marketing

The costs of living as a college student have been a strain for parents and students for many years. Within the past 20 years we have seen some parents invest in properties near campuses to enable their child to live there while renting rooms to other students. Doing so is designed to enable the son or daughter to live rent-free or close to it while starting (or adding to) a real estate portfolio.

 

However, the "older" houses which lack the amenities and conveniences which modern day student housing offers are catching up with parents and potential buyers. Per the below linked story, the trend is becoming to buy a house for the student(s) instead. Rents for "modern" student housing have reached the point of being the equivalent of a mortgage payment instead of being "cheap old" properties.

 

We are seeing quite the variation in student housing prices and conditions, especially when compared with the general residential market, in college towns along with for schools within big city neighborhoods. What it all means is that there is the need for researching college and university communities one by one to find the best trends from a real estate perspective. It's more than parents of upcoming students that should be doing the researching.

 

If you are a developer of student housing, it matters more than ever which market(s) to explore. If you are an investor, researching markets can determine whether to look at student housing, single-family, or apartments within range of campuses. If you are a broker, you should research to be aware of the differences within your coverage areas and which properties are most likely to have the most appeal.

 

If you own, or represent, properties in college areas, you should be exploring the possibilities as well. You might be overlooking your best target audience. 

 

Even if it is about one student attending college, a lot of people benefit from doing their homework! I can show you how. 

  

https://www.realestatenews.com/2025/09/08/in-some-college-towns-buying-a-home-is-cheaper-than-dorm-life

 

 

How Research Could Save 99% of Estimated Cost

A few of my valued connections were surprised when I mentioned an opportunity in the works which I do not consider to be of value, even with more than $100 million on the line. There is a lot to be said for examining any and all opportunities, whether based on location (knowing everything about your targeted area) or category. 

 

One of the strongest points I make to my coaching students is to consider every aspect of an opportunity, especially possible or existing problems. Your ability (or inability) to change or overcome them in some way could be the difference maker in your favor. A simple example was the time a new investor (student) told me that she looked closely at 20 properties in one area but could not find any she thought would be good to acquire, fix, and flip. She wondered what her next step should be. My response was to ask her if any of those properties she looked at could be good rentals. When she had "no idea", I calmly suggested that getting that answer should be her next step. 

 

By her learning to look at the same properties when considering a fix & flip OR for rental income, she "doubles" her chances for success based on her own findings.

 

On a much larger scale, the below linked story talks about multi-million dollar proposals to construct a Gondola ride system for Anaheim to connect entertainment and business venues. For $125 million?? This proposal also requires hundreds of trees to be removed, not to mention the inconvenience of nearly 4 miles of construction this project would force. Meanwhile, there is a proposal for a $500 million project for L.A. to link the Dodger Stadium area to downtown L.A.

 

As much as I question the viability of costly projects involving venues which are used for a few hours maybe 100 days per year, I see cost-effective solutions for business people. If there is truly demand to get people back and forth that proposals for hundreds of millions of dollars exist, coming up with a more viable solution could be a gold mine. 

 

Simply put, a shuttle service could serve this supposedly large audience starting in a matter of days for less than $1.25 million. (1% of the gondola project cost!!) That would be the cost of new vehicles, more drivers, and marketing the service. This is what I tell my coaching students about exploring opportunities. Finding problems can lead to you finding solutions. 

 

https://www.planetizen.com/news/2025/09/135934-anaheim-proposes-gondola-connecting-disneyland-stadiums-transit-center  

 

 

Not Just Another Day In The Park For These Retailers

As someone who never understood having to pay to park outside when spending money "inside", I'm very pleased to see the Atlanta decision toward reviving a once thriving retail section starting with removing parking meters and creating free parking spaces. Having very close and free parking can be promoted with advantages over the local mall. Being able to park "closer" helps when it comes to purchasing larger products and/or quantities. It opens up the "I can stop in for a minute" opportunity for area residents on their way to and from because they don't have to drive around a mall lot just to find a space.

 

It will be interesting to see how taking out the parking meters impacts local business over the first few months and how much it helps. This is about trying to make it easier for consumers. 

 

When performing research for a current or potential retail, medical, or restaurant location, I always consider the ability for customers to park and the convenience it brings or adds. What is interesting is that not all of my clients worry about it. I can't help but wonder if they are among the many people that have recently said, "Let's go to (place) instead. It's easier to park!"

 

The "little things" can make a big difference in a success story. The success story comes from having thorough research.  

 

 

https://atlanta.urbanize.city/post/virginia-highland-street-parking-virginia-highland-following-complaints 

 

 

 

Find Out Before The Train Leaves The Station

Monitoring local, regional, and statewide news stories may not seem like real estate related research, but doing so is where many real estate opportunities come from - or change. Take the below linked news story about how a recent Florida budget change could impact the South Florida commuter railroad to the point where it may have to shut down within the next two years.

 

Suppose you own or just broke ground for a rental property at which one of the prime amenities is proximity to the train station for the type of tenants you wish to attract. Knowing that the train station might be useless in two years is horrendous news for your investment. However, knowing about it with at least 18 months' notice gives you the chance to form a strategy to overcome. Not knowing about this could severely hurt your investment and profit potential, while giving competitors the chance to gain from it.

 

Suppose you do not own property in those areas, but are involved in opportunities which do not rely on commuter trains. In South Florida, senior or student housing are both solid examples. Being aware of this news could help you to be able to acquire land or an existing property at a discount from an owner seeing the writing on the wall for what they are currently doing.

 

My point is to show how a news story you won't find in the real estate section could impact your real estate world in either a positive or negative way, along with the significant advantages of knowing this information as soon as possible. In this case, it might not be soon enough. I would bet that several research people were aware of this due to monitoring the legislation which may cause this change and had an even bigger jump on the situation, but that's for another day.

 

Opportunities come from being fully prepared and having more information than the other side so you can take better advantage. Without a research person or team, you have no idea of how much you and your team may be missing out on.

 

 

https://www.planetizen.com/news/2025/09/135911-floridas-successful-commuter-rail-could-cease-operations-two-years  

 

 

Do You Build Apartments Where Many Others Are?

Is it WHAT you build? Or is it WHERE you build? 

 

After more than 30 years of working with real estate brokers, developers, and investors I still get answers coming from each of those directions. Some people are focused on location, while others look at the type of development, whether residential or commercial, ground-up or renovation, active or passive, and established vs. upstart.

 

This topic comes to mind upon reviewing the latest research showing which parts of the country have the most new apartment construction. The research is supposed to answer questions, but from my point of view, it raises them. We see that "the south", especially Texas and Georgia, are leaders within that region when it comes to gaining apartments. If you and your team are now looking for a development or purchase opportunity for apartments, how do you approach it?

 

There is no automatic formula for determining the best outcome. However, there is a way to determine the best path for the people or entity doing the "looking". If you have "done it before", you should have a pretty good idea of what is needed to "do it again". Your ability to "do it again" may be impacted by the location of the next venture. Maybe you are not familiar with the "new" location. In that case, someone with a better knowledge and more experience with the new location may be coming in with an advantage.

 

It may be easy to think that since Dallas, Austin, and Atlanta are showing significant growth in apartment development that those places are where the best opportunities are. In real estate, it should not be "easy" to think anything!

 

Maybe cities or areas with the least amount of new development are worth exploring, at least until you know WHY those cities have the least amount of development. If the reasons are something you and your team could overcome, you may be on to a very beneficial situation. If the reasons are something you and your team could NOT overcome, it helps to know that when looking into other locations, no matter what market trends may be.

 

Among the many things I have learned and pass along to my valued clients and students is that, quite often, the best decisions get made for you. 

https://www.rentcafe.com/blog/rental-market/market-snapshots/new-apartment-construction/

 

 

Making Developing Affordable Housing Affordable

Municipalities are playing a bigger role than ever before when it comes to both residential and commercial real estate opportunities, especially when in the preliminary research stages. Just as investors and developers run the numbers on various parcels and the location, and evaluate zoning and infrastructure, there is much more to making the best possible decisions.

 

Some municipalities offer tax and other financial incentives to developers for certain projects. In some cases, they are in conjunction with federal, state, or county energy incentives, grants, or economic development specialists. I'm amazed at how many people are shocked at how different one city can be from another when it comes to the impact local government can have on the real estate market. Affordable housing is one example.

 

In Los Angeles County, home ownership has dropped to its lowest level in 50 years at 45%. Meanwhile, the earlier cap on property taxes has resulted in nearly half of L.A. County homeowners living in their current home for more than 20 years, which is a big reason supply is so limited there. Presently, the L.A. County rental stock consists of only 6% of properties which are subsidized by the federal or California government.

 

Across in New York City, the downtown Brooklyn community has already seen more than 3,700 new apartment units opened through the first seven months of 2025, with more than 1,000 of those being affordable housing. An estimated 1,000 more units are expected to become available within the next six months. That is for just one neighborhood in Brooklyn!

 

Does this mean a developer should target Brooklyn over Los Angeles? 

 

My answer to this interesting question is that the answer won't be known without plenty of advance research. Are there more resources now available in L.A. which would add incentives to build there? Have the subsidies run out in Brooklyn? Are there other large cities out there with even better and more immediate opportunities?

 

It is possible that developers in Brooklyn had the right research to be "first in" to capitalize on demand and availability. 

 

https://la.myneighborhooddata.org/solachan-2025-exec-summary/

 

https://nypost.com/2025/08/19/real-estate/downtown-brooklyn-is-bursting-with-new-housing-options/

 

 

  

Groundbreaking On A $300 Million Project and Finding Out About It Too Late

It is easy for a commercial real estate investor, developer, or broker to skip over the (below linked) story about groundbreaking for a hospital building in Jamestown, North Dakota and move forward with his or her day. Although it is a $300 million project which fills a void, it should be seen as a real estate project instead of for the healthcare industry the property itself will serve. The new hospital has state approved funding and is expected to be completed in about two years.

 

Since the new hospital replaces a 140 year old project, the locals in Jamestown are well aware of this progress of the project to get to this point. This project involves more than the 300+ employees, and the construction workers and others involved in the build. It means that plenty of people will be needing restaurants, services, and possibly temporary housing. Upon completion in two years, there will be even more of a need for nearby retail, services, and residential. Let's face it that land values and construction costs in Jamestown N.D. are below those of most major cities, which opens up more profitable opportunities for real estate investors and developers.

 

However, the time to acquire land and make plans to jump on this upcoming opportunity may have passed. Now that construction is underway, nearby land and buildings ripe for acquisition are no longer available at the lower prices they would have been around the time the state approved the funding for this new development.

 

When you have a good research person or team on your side, you find out about these opportunities long enough prior to groundbreaking. Being "first in" to bid when there is little or no competition makes it easier to get a more favorable acquisition. The lesson in all of this is to, for example, be aware as soon as possible of upcoming major commercial developments. A few thousand dollars spent on research time could result in a few million dollars of added income in few years later.

 

 

https://www.governor.nd.gov/news/armstrong-helps-break-ground-new-state-art-north-dakota-state-hospital-jamestown

 

 

How Research Can Turn The Tables On Your Proposals

My many years of performing research for real estate developers, builders, investors, and brokers has taught me plenty about how much research information comes from seemingly unrelated sources. If you only rely on the same sources of information others are, your findings are not likely to be any different than theirs. The nugget is those pieces of information which can set your proposal, offer, or acquisition apart from competitors.

 

This is why reviewing sources which relate to an industry or business type associated with your project often come in very handy. Because of the new project I am working on involving technology for restaurants to be able to utilize patio and outdoor space year-round with full protection from weather and conditions, I have extended my research on needs of sit-down restaurants along with bars. Statistics, such as from the below linked article, reinforce the number of people that will not wait more than 10 minutes for a table. Having more table space than previous January periods (for example) can easily make a difference with customer retention, making the technology my team and I provide even more valuable in the long run.

 

Or, if I am doing research for creating or expanding a restaurant location, knowing speed of deliveries and/or table service could be crucial to the odds of success and the eventual marketing of the location. This is important information, and not something you get from a real estate broker or via the MLS. 

 

Knowing the demand for a specific category of restaurant is crucial, but part of that demand is knowing what your project will do in comparison with competitors. Let's work together to show your potential investor how your project will outshine the competition, in addition to the story behind your ideal location.

 

 

https://www.tastingtable.com/1945221/how-long-food-delivery-should-take/  

 

 

 

Why Your Research Policy Is As Important As Your Insurance Policy

Real estate investors and professionals often hold off or decide to move forward on potential transactions because of "rates" or waiting for "rates" to drop. Recent trends, like those in the below linked article, show that "waiting for rates to drop" now applies to more than just mortgage rates, especially in states like Florida, California, and Texas. 

 

As brokers and lenders and potential buyers and investors know, making the numbers work toward a transaction, whether residential or commercial, is a crucial element of the first stage of trying to make a deal happen. It is more than just the monthly loan payment, with property taxes, and management (or HOA for some residential) fees contributing to the total. Until recently, insurance was considered a minor part of the monthly or yearly expenses.

 

Not anymore. Estimates (like those shown in the article below) consider that for every $100 added to rising annual insurance premiums, the potential buyer's purchasing power is reduced by as much as $16,000. It means that a potential buyer of a $500,000 property may be facing additional costs of $80,000, reducing their "buying power" to $420,000. That is enough of an amount to potentially discourage a potential buyer or limit the borrowing power, while making it more challenging for a potential seller.

 

There are still many investors and potential buyers that limit their research to the specific property or opportunity, thinking that their current or new mortgage rate is a maximum monthly cost. They are hopeful of being able to refinance their monthly costs down. Many of them are not taking the time to research how rising insurance costs could impact their acquisition or investment for the short and long term. 

 

Being under insured on a multi-million dollar property could put an investor or developer out of business if a claim or settlement results in millions less than what they should have been eligible to receive. The consequences of being under insured, or not knowing how much insurance costs have risen to, are only a part of the consequences for not having the right research.

 

 https://qz.com/rising-insurance-costs-push-homebuyers-breaking-point  

 

 

 

 

 

Fixing Problems Is More Important Than Adding Perks

"There, it is fixed", "I turned it in so I can move on", and "It doesn't work, but we'll add something different" are among the responses we hear that seem simple but clearly are not. The below linked article about ways to analyze electronic vehicle charging station experiences initially does not appear to have anything to do with real estate investors, landlords, and brokers. Although I said "initially", there are plenty of real estate investors and professionals that will omit that word and move on.

 

Many people overlook the "little things" without realizing that little things to them can be decision makers for others. EV chargers are one example of this. There are many businesses which offer EV chargers as a way to bring in customers and have a short-term captive audience. However, some of them do not pay close enough attention to the operation of the chargers.

 

All it takes is one or two times for the charger to not be working, forcing the customer to find an alternative, and you may lose their business, no matter how good prices and/or conditions are when they come inside. Think of a restaurant where the food is great but the service is awful more than once. You are less likely to go there and to recommend it to others.

 

I love the line in the article about how "fixing problems is more important than adding perks". Adding another perk with something else that could go wrong for valued customers or clients will do more harm than good.

 

It is why everything about your business, including people, products, and services, need to be important parts of your operation. Let me and my team keep your business or investment property in good standing with everyone! 

 

https://www.dbusiness.com/hustle-and-muscle-articles/study-u-m-dearborn-uses-google-maps-reviews-to-analyze-ev-charging-experiences/ 

 

 

 

 

When New Zoning Reforms Help You Core The Big Apple

The huge news about the major zoning change in the works for Manhattan is now expected to create more than 9,500 new housing units in an area previously restricted for manufacturing. Costs for land, design, and construction in Manhattan require the big bucks, but significant opportunity is there for high end developers and investors. Numerous lenders, contractors, and brokers stand to gain over the next few years as the project comes to light.

 

Plenty of convenient public transportation is already in place, and the city, which has not been favorable toward residential development in the four sections of Manhattan, is finally getting it together to provide more housing, including a couple thousand affordable units. My hunch is that, as this possibility was going through the review process, there are some developers well aware of the opportunities to come. 

 

I talk with my valued clients, students, and connections all day long about finding out about opportunities and doing what it takes to make them happen in your favor. It doesn't get much bigger than development opportunities in four parts of Manhattan. This is not something that is going to happen to this extent any time soon.

 

When you are "first in" for an opportunity, such as knowing about this major zoning chanage well ahead of time, negotiating becomes less of a challenge when there is little to no competition. Locking in costs can save thousands of dollars, sometimes making the deal work vs. not working, before more people learn what's going on and jack up prices.

 

It's what can happen when you have a research person or team to create your future income.

 

 

https://www.jdsupra.com/legalnews/new-york-city-council-approves-midtown-3512006/  

 

 

 

Idea To Help Local Musicians In Tune With Restaurant Investment

There is a lot to be said for appealing to your target audience while attracting a ton of favorable publicity. Kudos to Garth Brooks for coming up with a way to help up and coming musicians by saving them money at a crucial stage (pun intended) of their careers. At the same time, doing this helps to promote the bar and restaurant he owns and operated in the heart of Nashville.

 

However, the key point is that you don't have to have the money or influence that the legendary country music star has in order to reach your target audience and/or promote a project. The point is that Brooks and his team took on a challenge and created a favorable result for part of his audience while promoting their venture in the process.

 

It is obvious that Brooks was aware of this problem for years, perhaps going back as long as 40 years ago when he first came to Nashville and was not able to break through. (We can all learn a lot from his decision to continue performing and make his way BACK to Nashville for a 2nd time.) Opportunities, whether as a marketing strategy or for a life-changing real estate development or acquisition, often take years to happen. But they do happen.

 

However, there is a lot to be said for being "first in" with a solution. Now, if another person or entity does a similar offer to what Brooks is doing to save money for local musicians, the reaction becomes, "Oh, like Garth Brooks did". Fixing a problem that benefits you and others that no one else is doing comes with a lot more meaning along with favorable publicity.

 

Let's collaborate!  

 

 

https://www.msn.com/en-us/music/news/country-music-legend-garth-brooks-announces-priceless-breaking-news-for-nashville-musicians/ar-AA1Kyde8  

 

 

How A Real Estate Developer Or Funding Source Could Rise To The Phoenix

"How did they do that?" is a question I hear often, and ideally it is because of something I helped a valued client with or started as a "First In" project. It is a two-step process to be the person that gets asked that question. The first step is to uncover the opportunity, while the second step is to know how to pounce on it.

 

This week's story about the "tallest tower" in Phoenix project being delayed seems like something that could happen, given supply chain and construction issues. However, as the below linked story indicated in the headline, the delay is due to financing. It certainly hurts the reputation of the developer to have it be public news that they are struggling to pull off such a huge project ($650 million). My immediate take from reading the details is that there is a clear opportunity for another developer or funding source to jump in, save the deal, make it happen much sooner, and come away with equity in one of the biggest deals in town.

 

Obviously, designs, plans, permits and everything else is in place. We may have a true motivated seller on our hands. This is another example of what could be a life-changing opportunity for executives of a large development or funding company. There is the line by hockey great Wayne Gretzky, "You miss 100% of the shots you don't take". 

 

Somebody out there could be "first in" on a great opportunity. 

 

 https://ktar.com/arizona-business/tallest-tower-project-astra/5739432

 

 

 

How A City Threat Got A Multi-Million Dollar To Happen

Over the years I have often used the term "It takes action to get action". I continue to see potential real estate deals that don't happen mainly because of people waiting on other people to take action. Those that take charge often take home a bigger percentage because they position themselves into a larger role.

 

The below linked story about a municipality starting a lawsuit over the lack of promised development of a significant commercial property is a great example of spurring action to be taken, even though it took two years to get it done. Clarksville IN, across the Ohio River from Louisville, filed a lawsuit against a developer while seeing two possible results. One possibility was taking over the property before it needed to be demolished, while the other was to get the developer to finally get going. It was the latter which seems to have happened.

 

As a result, the municipality will eventually get the financial advantages of a large new development, the current owner gets the benefit of avoiding a costly lawsuit and pulling money from their investment, and the new owner has a clear path toward a significant new project. Prior to this "conclusion", the municipality and the owner were facing nothing but lost revenue. 

 

This is not to say that filing lawsuits will help you to get deals done. The takeaway here is what can happen when action is taken (ideally not through the courts) to leverage a deal to happen and benefit those involved. Of course, the new owner had the research to show the viability of investing in their upcoming multi-million dollar project. It is likely a project they got a good deal on since it was sitting for years untapped.

 

It's possible that a few years from now developers will wonder how they got that project done. The current owner will be reaping the benefits from being "first in" on the project.

 

 

https://www.lpm.org/news/2025-08-13/settlement-reached-for-former-colgate-property-in-clarksville-development-upcoming  

 

 

 

 

 

 

New Hotel After Nothing New For 15 Years

Prior to the pandemic, it seemed as though travel to the various national parks was a steady flow for investors and owners of hotels and various forms of hospitality located within the area(s). Since the pandemic, it has taken time for travel activity to build back up.

 

This makes it understandable that new investment and construction for hospitality near national parks has not been "popular" over the past five years. It's nice that we are finally seeing that trend starting to pick up. The below linked article is about a new hotel for California's Joshua Tree area. 

 

However, the lead story of this project is that it is the first new hotel to the area in 15 years. As a specialist that is research oriented, I find this news perplexing. How had it gone ten years without new hospitality development before the events of 2020? 

 

Either something changed drastically recently, or no one carried through on an opportunity for a very long time. If it was a drastic change, research was part of it. If no one carried through the opportunity, it will show how being "the only one" with the right research could result in a life-changing experience for and investor and/or developer behind the project. It would result from them executing while the situation was ripe.

 

Right now, if there is another developer hospitality development within minutes of Joshua Tree National Park in progress, they are going to be months behind the new competition, along with the existing competitors for the traveler dollar. Was Joshua Tree selected for a specific reason ahead of other national parks? Are there other such opportunities ripe for picking?

 

All it takes to get the answer is valuable research.  

 

https://www.sfgate.com/travel/article/joshua-tree-national-park-new-hotel-20814873.php