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Sperry – RJ Realty’s Ron Osborne Reps Seller And Buyer In Purchase Of Automotive Facility In Ft. Lauderdale

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Ron Osborne, Managing Director/Broker of Sperry – RJ Realty, represented the Seller, Repair Business Holdings LLC, and the  Buyer, 1543 S STATE RD 7 LLC, in the sale and purchase of 1543 S. State Road 7 in Ft. Lauderdale, Florida.

The Seller was looking for a long-term sale-leaseback, however, the ultimate buyer is an end-user. The parties agreed to a one-year lease to allow the seller time to relocate his business.

The property is currently being utilized as a transmission shop.

Sperry – RJ Realty has represented both parties previously in unrelated transactions.

The buyer will ultimately use the property as an automotive repair business that will serve both the public as well as the vehicles from his own independent car dealership located on Oakland Park Blvd.

The property sold for $1,575,000. The buyer obtained a loan of approximately $1,100,000 from American National Bank, which was represented by loan officer Jeffrey Martin.

Osborne has been working the Broward County Market since 1978 and is a top producer in the Sperry Commercial Global Affiliates (SPERRY) network.

 

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Sperry – RJ Realty’s Ron Osborne Reps Buyer In Purchase Of Central Florida Medical Office

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Ron Osborne, Managing Director/Broker of Sperry – RJ Realty, represented the Buyer, GCDC Orlando LLC, in the purchase of a medical office located at 4980 E Irlo Bronson Memorial Highway in St Cloud.

PD ST. CLOUD LLC sold the medical office building for $5.3 million.

The newly constructed build-to-suit property was built for Sanitas Medical Center, which currently occupies the property. The Tenant signed a 10-year lease with over 9 years remaining with an annual increase at the time of the sale.

Sanitas operates 6 other locations in greater Orlando and has 68 medical facilities throughout Florida, Texas, Tennessee, Connecticut, and New Jersey.

Osborne also arranged for the financing of the acquisition with FirstBank Florida. Jeff Goldstein, Vice President, Business Relationship Officer, represented FirstBank Florida in the transaction, with 50% down at an attractive interest rate of about 7%.  Osborne has a long-standing relationship with FirstBank Florida along with other lenders.

Ronald Osborne 500x500“Obtaining financing for a nonresident buyer is extremely difficult without them having a permanent residence in the United States,” stated Osborne. “We have been very successful in helping our client obtain loans from different lenders.”

Osborne stated that the Buyer is still looking for great opportunities to acquire additional assets this year.

“They must be in a major MSA with a cap rate over 7.5%+ or approaching it with annual rent increases,” Osborne explained. “With the more normalized interest rates of 7 to 8%, both developers of STNL properties are adjusting their offerings prices to meet the buyer’s expectations of being able to purchase a property and obtain a reasonable amount of leverage,” he added. “The days of 4 to 5% cap rates are coming to end. Developers need to develop in order to stay in business and recognize that as their construction loans are coming due, they will need to meet the market demands.”

The property was represented by Jeffrey Cicurel with JLL’s Miami office.

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Ron Osborne Recognized As Sperry Commercial Global Affiliates Top Producer For 3rd Consecutive Year And Top Producing Office For The First Time

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Ron Osborne, Managing Director/Broker of SperryCGA | RJ Realty, has been recognized as a Top Producer at Sperry Commercial Global Affiliates for the third consecutive year.

Each year, the firm bestows this esteemed accolade upon the top 10 brokers who achieve the highest grossing volume.

“Over each of these years, I have consistently elevated my production levels, culminating in being honored as the 2nd highest producer in 2023,” commented Osborne. “This remarkable accomplishment is largely a result of the unwavering trust my clients have placed in my abilities, along with the invaluable support from my colleagues, family, friends, mentors, and influential figures in the business community. As I settle in to 2024, I am confident that with that continued support, I will be reach my ongoing aspiration of attaining the coveted position of Top Producer.”

The firm, RJ Realty, was also recognized as a Top Producing Office in the Sperry network of 60+ offices.  Mr. Osborne the Managing Director/Broker, attributes the honor to the hard work of his team.

The team is laser focused on clients’ needs and helping them achieve their goals. Most of RJ Realty’s clients have worked with Mr. Osborne for years and consider him and his team part of their advisory team.  The RJ Realty team always puts the client’s needs first, from assisting them in financing a new acquisition, to helping them determine the right time to exit a property.  Ron always advises his clients not to just buy for a return on the investment, but to also place location as just as important – sometimes even more than the current cap rate.

 

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Sperry Commercial Global Affiliates | RJ Realty’s Ron Osborne Reps GCDC LLC In The Purchase Of Naranja Property

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Ronald Osborne_blue shirt 480x480Ron Osborne, Managing Director/Broker of SperryCGA | RJ Realty, represented the Buyer, GCDC LLC, a foreign investor, in the purchase of a 1,730-square-foot retail property located at 26655 S. Dixie Highway in Naranja.

The deal closed August 30.

GCDC, LLC purchased the property from POR Naranja, LLC for $2,769,230.

The seller was represented by Barry Wolfe and Alan Lipsky of Marcus & Millichap.

This is the sixth transaction Ron Osborne has completed with this buyer and his second purchase of a property with a cannabis tenant.  The investor likes the higher returns with annual rent increases as well as the true NNN leases that all tenant improvements are handled by the tenant.

Osborne believes the upside in these transactions is the future full legalization for statewide recreational use and decriminalization. At that time, the cap rates will decrease dramatically, and the valuation will increase.  While this may take several years, the investor is receiving a better than average return.

Osborne has represented GCDC, LLC for the last year and they are looking to acquire additional properties this coming year. Due to the higher cost of capital and the cost of windstorm insurance, they will be seeking higher returns.

 

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Sperry CGA | RJ Realty’s Ron Osborne Closes Three Sale Transactions Totaling $8 Million

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Ron Osborne, Managing Director/Broker of SperryCGA | RJ Realty, has completed three significant transaction in the 2nd quarter of the year.

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The most recent transaction involved the sale of both the real estate and business located at 5360 S. State Road 7 in Tamarac. The transaction was handled as an exclusive listing but completed off market in order to protect the business from interruptions.  Hi-Tech Collision, a well-known paint and body business for over 38 years, was purchased by Gerber Collision or subsidiaries, In addition, the Buyer leased an additional 2,500 square feet from the Seller, who owns the adjacent multi-tenant property. While the amount of the combined sale is confidential, the sale price of the real estate transaction, which is comprised of 9,747 square feet of buildings situated on 23,756 square feet of land, was $2,750,000.

Osborne stated, ”Due to the current financing condition in the lending market and higher interest rates, it was decided to reach out only to the national body shop companies as they have the ability to pay cash or execute a long-term lease.” 

Gerber Collision was ultimately selected from several major buyers to purchase the property rather than lease it, which was preferable to the Seller. Gerber also agreed to retain all employees in order to keep the quality of work consistent. This was important to the seller as most of them had been long-term employees.

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The second transaction, which closed in June, involved the sale of a former bank building located at 6001 N University Dr., also in Tamarac. The building was leased to Sunnyside Cannabis Dispensary, which is scheduled to open at the end of this year. The tenant executed a 10-year NNN lease. The property closed at $4,520,000 in an all-cash transaction. The Buyer, GCDC 5, LLC, an entity managed by Osborne, purchased the property as it offered a much higher yield than other STNL (single net tenant lease) properties in South Florida by more than two percentage points. Osborne stated that since this type of tenant is very hard to obtain financing for, especially in the current increasing interest rate climate, the all-cash offer with proof of the available funds to purchase made GCDC 5, LLC offer very attractive to the Seller. Barry Wolff and Alan Lipsky of Marcus and Millichap represented the Seller in the transaction.

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The third transaction completed by Osborne, which closed in May, involved the sale of 1030 N Federal Highway in Pompano Beach, FL. The property was leased to Hertz Car Rental for more than 10 years. When Hertz declined to renew its lease at market rates, GCDC, LLC decided to market the property for sale or lease. The property totals approximately ±800 square feet of office space, situated on 8,000 square feet of land. While numerous full list price offers of $795,000 were received from used car dealerships, the zoning did not allow for that use, so the offers were ultimately declined. Numerous list price offers were subject to financing, which, in the current market climate, were questionable. An offer was ultimately accepted from Autobuy/WePayTheMax.com for $750,000 with a very short contingency period only to confirm that the city would permit an auto appraisal office.

Osborne is now representing GCDC, LLC in its 1031 exchange and has identified several properties of interest for purchase and expects to close on another cannabis dispensary in Homestead in August.

 

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Sperry Commercial Global Affiliates | RJ Realty’s Ron Osborne Closes Two Property Sales Totaling $7.55 Million

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Ron Osborne, Managing Director/Broker of SperryCGA | RJ Realty, negotiated the sales of two properties – an office property and a boat/auto dealership – totaling $7,550,000

The first transaction included the sale of the 911 Building (pictured above), a 25,000-square-foot office building located at 911 E Atlantic Blvd in Pompano Beach. The property was in contract numerous times with potential owner/users and investors, but the ultimate buyer was JSA 911 POMPANO LLC, a group affiliated with Architect Yuri Gurfel who is well known for his multifamily projects in Pompano Beach. The new owners’ 2–3-year plan is to build approximately 60 multifamily units on the site. JSA 911 POMPANO LLC paid $3.6 million for the property. The seller, 911 Atlantic LLC, or an affiliated company held a short-term 50% mortgage. The transaction closed March 30.

1771 S State Road 7The second transactions included the sale of 1771 S State Road 7 in Ft. Lauderdale, a closed boat/auto dealership, for $3,950,000, marking a 38% gain in less than two years. The property last sold in June 2021 for $2.65 million to 1771 HOLDINGS LLC, which Osborne also negotiated. The seller never moved into the building due to internal issues. Osborne sourced a buyer at full asking price within days of putting the property on the market, going under contract with ELEVATOR CONSTRUCTORS LOCAL 71 HOLDING CO INC and closing in under 45 days. The transaction closed March 24. The buyer was represented by Gus Bergamini of The Keyes Company.

Ronald Osborne-SperryCGA RJ Realty“The market is a shifting from a Seller’s market to a market-in-equilibrium and depending on future interest rate increases, it could shift to a Buyer’s market,” commented Osborne. “Demand is high for all asset classes and certain property types that are harder to locate and in demand and are trading quickly at top values like the 1771 S State Road 7 property.”

Osborne also commented that properties that have loans coming due in the next 12 to 18 months will have a harder time refinancing as interest rates have increased dramatically since March of 2022 and lenders are being more conservative with higher debt coverage ratios and lower loan-to-value ratios.

“Many property owners do not have the required funds to pay down their loans and will need to consider all options including selling,” explained Osborne. “It is better to sell now than later if this becomes a Buyers’ market as it did during the savings and loan crises or the last recession from 2007 to 2009. The properties values will adjust accordingly.”

 

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Ron Osborne Awarded ‘Top 3’ Broker Award

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It is a true honor to be named one of Sperry Commercial Global Affiliates’ Top Producers for 2022, for the second year in a row.

This is by far is one of my highest achievements so far in the 40 years of brokerage and would not be here without the support of my fellow SperryCGA Affiliates thoughout the company’s 62 offices.  I want to thank both Mark Hinkins and Rand Sperry for their continued help and advice on difficult and complex transactions.

Looking forward to 2023 and challenges of navigating the rough waters ahead like I have always done for my clients over the last 40 years of brokerage.

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Sperry Commercial Global Affiliates | RJ Realty’s Ron Osborne Reps Buyer In Purchase Of Davie Retail Building

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Ron Osborne, Managing Director/Broker of SperryCGA | RJ Realty, represented  GCDC4 LLC, a foreign investor, in the purchase of a 3,200-square-foot, free-standing retail building outparcel located at 9180 W. State Road 84 in Davie, Florida.

The buyer purchased the property from CR Ridge Plaza LLC for $2,400,000.00, representing a 6.2% cap rate.

The deal closed December 16.

The property is currently occupied by Metro By T-Mobile on a corporate lease with 4+ years remaining. Metro has occupied the property for 20 years.

The transaction marks the fifth in which Osborne has represented the investor in the last 12 months. They will continue to acquire prime real estate in which they find strong financial fundamentals. The last two transactions have shown the trend in adjusting capitalization rate increases as interest rates increase.

In October, Osborne represented GCDC LLC in the purchase of a 5,300-square-foot retail automotive repair facility in the same retail plaza. GCDC, LLC purchased the property from CR Ridge Plaza LLC for $2,967,9335, representing a 6.2% cap rate.

Ronald Osborne“We expect the rates to continue to increase over the next several months,” commented Osborne. “This will be in both single and multi-tenant properties. Properties that are not in prime locations will see even a greater increase in rates. We are in a shifting market from a seller’s market to a stabilized market. With the lack of liquidity, a cash buyer that does not need a loan will be able to move quickly and close on transactions at better returns than those seeking financing.”

 

“I also believe the additional cost of windstorm insurance here in South Florida will drive cap rates upward,” Osborne continued. “Buyers that pay cash or those that have a good relationship with their lenders that can waive the windstorm insurance requirement will be critical in the sale of property this coming year. We looked at several STNL properties over the last four months and could not find one in the South Florida market that would offer a reasonable return and future upside. This property offers both and the client hopes to purchase another property in the first Quarter of next year. They will be looking at both single and multi-tenant properties in 2023.”

The property was listed by Stan Johnson Company.

 

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Sperry Commercial Global Affiliates | RJ Realty’s Ron Osborne Reps Buyer In Purchase Of Ridge Plaza Auto & Tire Center

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Ron Osborne, Managing Director/Broker of SperryCGA | RJ Realty, represented the Buyer, GCDC LLC, a foreign Investor, in the purchase of a 5,300-square-foot retail automotive repair facility located at 9190 W. State Road 84 in Davie Florida.

The deal closed October 28.

GCDC, LLC purchased the property from CR Ridge Plaza LLC for $2,967,9335, representing a 6.2% cap rate.

The property is currently occupied by Ridge Plaza Auto & Tire Center. The operator has occupied the property for 38 years and has 8+ years remaining on the lease with an annual 2% rent increase.

This is the fourth transaction in which Mr. Osborne has represented this investor in the last 12 months and the first transaction in which the buyer secured financing. Osborne has a fifth purchase under contract and is scheduled to close before the end of the year on an all cash abasis with a cap rat of 6.2%.

Ronald Osborne“As a foreign investor without a US residence, it was extremely difficult to find a lender willing to make the loan even with 50% down,” explained Osborne. “Ultimately, we were able to obtain a first mortgage with the assistance of Manuel Huerta of Interamerican Bank.”

Osborne has represented GCDC, LLC for the last year and they are looking to acquire additional properties this coming year. Due to the higher cost of capital and the cost of Windstorm Insurance, they will be seeking higher returns.

“With the current cap rates lower than in other parts of the country, we believe market will see higher cap rates in the near future, especially here in South Florida, as interest rates increase and the additional cost of Windstorm Insurance,” Osborne added. “Buyers that can pay all cash or have a good relationship with the lender that will waive the windstorm insurance will be critical in the sale of property within the coming year. We looked at several STNL properties over the last 4 months and could not find one in the South Florida market that would offer a reasonable return and future upside. This property offers both and we hope to purchase another property from the same group shortly.”

The property was listed by Stan Johnson Company.

 

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Is Your Loan Coming Due Or Up For A Rate Increase? You May Need To Take Action

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The September CPI Report illustrated a 0.6% monthly increase in core CPI (net of food and gas prices), which came in above expectations. The annual core CPI of 6.6% is the largest jump in 40 years. If you include food and gas, the inflation is over 8.7%!

The Federal Reserve is expected to raise the Fed Funds Rate in the next meeting on November 2nd by another 0.75%. This would set the Prime Rate at 7%.  If your loan is coming due or up for a rate increase, you may have to buy down the rate or add additional equity.

If this is the case, you may want to consider selling your property at this time while the returns that Investors are willing to accept are still at the peak of the market.  We believe that the Capitalization rates will be increasing over the next several months on all property classifications – prices will adjust due to the capital market.

Sperry Commercial Global Affiliates/RJ Realty is equipped with the skills, expertise, and relationships to solve your needs. Please reach out with any inquiries!

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