Realmo Blog - Page 5

A DCF projects yearly cash flow plus a sale, then discounts it back. How to build one for a commercial property and how to pick a discount rate.

A rent roll tells you who pays what and until when. How to read lease expirations, rent per square foot, escalations, concessions and concentration.

Every metric in one place – cap rate, NOI, DSCR, IRR, equity multiple, debt yield, GRM – with formulas and one-line definitions.

Hold period moves IRR more than almost any other input. How the business plan, debt maturity, lease rollover and tax treatment set the right one.

A T-12 shows twelve months of actual income and expenses. How to spot one-time items, seasonality, missing capex and numbers that won’t repeat.

Physical vacancy, economic vacancy and credit loss are three separate deductions. How to set each one instead of copying the broker’s pro forma.

Why industrial property draws capital: clear height, loading, tenant credit, NNN leases and cap rates – plus what to inspect before you buy.

How commercial leases work end to end: lease types, term and rent structure, expense recovery, options, guarantees and the clauses worth negotiating.

PGI assumes full occupancy at market rent, EGI subtracts vacancy and credit loss and adds other income. How to get from one to the other, line by line.

OER divides operating expenses by effective gross income. Typical ranges for office, retail, industrial and multifamily, and why lease type skews them.

In a triple net lease the tenant pays taxes, insurance and maintenance on top of base rent. How NNN rent is quoted and who still carries the risk.

Break-even occupancy shows how empty a building can get before it stops covering costs and debt. The formula, an example, and safe margins by type.

Decode a commercial listing: NNN vs gross rent, cap rate, NOI, price per square foot, lease terms – and the numbers brokers tend to leave out.

Price per square foot only works when the buildings match. How to adjust for age, condition, clear height and rentable vs usable area first.

Land value plus replacement cost minus depreciation. Why the cost approach fits new construction and special purpose buildings, and fails elsewhere.

The same asset can reach an investor through a public commercial real estate auction or a private pre-foreclosure negotiation before the sale date. Pre-foreclosure gives the buyer more room to negotiate price, terms, financing, and diligence; an auction can deliver greater certainty of execution through a defined sale process and deadline. A commercial real estate […]

Realmo carried more than 86,000 active multifamily listings across all 50 states as of October 2026, with an average asking price of $957,485 and a range running from $30,000 to $125 million. You can see the full national picture on the U.S. multifamily properties page. The inventory covers four property types: duplexes, triplexes, quadplexes (fourplexes), […]

Queries to Rey, the AI assistant on the commercial real estate marketplace Realmo, show where buyers get stuck. Spoiler: finding the property is only the beginning. Commercial real estate search usually starts with filters, but buyers often need more help once a property appears. Inside the CRE marketplace Realmo, these questions go to Rey, an […]

A projected 20% IRR is easier to turn into a headline than a strategy built around steady rent collections and limited downside. This helps explain why conservative CRE approaches might receive less attention in investment discussions, even though they serve a clear purpose for income-focused investors. Core and Core-Plus real estate sit at the lower-risk, […]

Picture two CRE deals: one is a stabilized office building collecting rent, while the other is a vacant lot with zoning work ahead, construction drawings in progress, and no income until a building opens. Both are real estate investments, but their risk profiles are completely different. And as investors move from fixed income to core, […]

There isn’t really one right answer here, and anyone who tells you otherwise is probably trying to sell you something. Leasing office space is a decision that quietly shapes a business for years. It affects what you pay every month, sure, but also who you can hire, how easy it is for clients to reach […]

Cash flow in real estate is what turns a commercial real estate investment from a promising asset into a business that pays its own way. For a buy-and-hold real estate investor, appreciation is important, but the property’s income must cover its bills long before a future sale delivers a gain. Listings can make this harder […]

A strong sale price feels like a win until the tax bill enters the room. When a commercial property has appreciated, the sale can trigger capital gains, capital gains taxes, depreciation recapture, state taxes, and other closing-year tax consequences. If the property was held for a short period, some gain may be taxed at ordinary […]

Every rent check you write helps someone else build equity. That’s the basic frustration behind owner-occupied commercial real estate: as a business owner, you’re already paying for space, but a lease doesn’t give you ownership, appreciation, or long-term control. An SBA loan can change that equation by helping you buy a commercial property for your […]