Regal Properties Leads the Pack in 2013 Deal Closings

Less than one year after closing one of the largest retail purchase transactions in the United States, in 2013 Regal Properties has already successfully closed: (1) the purchase of a 40,000 square foot retail center on Cave Creek Road in Phoenix, (2) the purchase from a bank of a broken residential subdivision in Kerman, California, (3) the purchase of a 12,600 square foot automotive center in Phoenix, and (4) the office lease negotiations, on ... Read more

122,826 Square Foot Office Lease Negotiated with National Credit Tenant in Tulsa, OK

Regal Properties successfully negotiated on behalf of 22 tenant-in-common owners of a distressed office building in Tulsa, Oklahoma, a lease with USCC Real Estate Corporation (US Cellular) for 122,826 rentable square feet in this Union Pines Building at 4700 South Garnett Road.  Regal Properties has since been retained by the owners to sell the property. Read more

Shopping Center in Phoenix, AZ

Regal Properties represented the buyer in the purchase of this 40,000 square foot retail shopping center on Cave Creek Road in Phoenix, Arizona. Read more

The Shops at Lake Havasu — 704,000 Square Foot Regional Mall Sold by Regal Properties

Regal Properties represented BOTH the buyer and seller in the purchase and sale of this 704,000 square foot regional mall for less than $22 per square foot, after successfully facilitating an enormous loan write-down and riddance of the seller’s personal guarantee, in what has been referred to as “the commercial real estate transaction of the year.” Regal Properties orchestrated a complex workout with the seller, existing lender and anchor tenant to enable the buyer’s ... Read more

Automotive Center in Phoenix generates 11% Cash-on-Cash with Upside for Investors

Regal Properties brokered the purchase of this 12,600 square foot automotive center in Phoenix, Arizona, which generates a cash-on-cash return of 11% for the investors in year 1, with remaining value-add potential in the lease-up of the existing vacant space, and a projected IRR of 25%. Read more

Commercial Real Estate Loan Workout Strategies

Increasing vacancies, decreasing rents, negative cash flows, rising cap rates, imprecise valuations, severely constrained financing, and personal guaranties will continue to put severe pressure on over-leveraged commercial real estate owners during the next few years. As the wave of commercial property loan defaults begins to crest, borrowers should be armed and prepared with practical strategies and solutions for dealing with their under-performing properties and maturing loans. Foresight Analytics recently estimated about two-thirds of the $800 ... Read more

California Real Estate Foreclosure Procedures, Timelines and Strategies for Lenders and Borrowers

This article will provide a general summary of real property foreclosure procedures, timelines and strategies for borrowers and lenders in California. As a precursor, it helps to understand that the creditor typically has a promissory note evidencing the loan or mortgage, which is secured by a recorded deed of trust. The deed of trust identifies the trustor, trustee and beneficiary, as well as the property securing the note. The truster is the debtor, and the ... Read more

The Landlord’s Response to a Retail Tenant’s Request for Rent Reduction

Retail landlord’s everywhere have almost certainly experienced tenant requests for rent reductions during these challenging economic times. When responding to such requests, the landlord should consider doing the following: 1. Require a written confidentiality agreement before discussing any rent or other lease modifications with the tenant, to reduce the risk of opening a Pandora’s Box with other tenants. 2. Ask the tenant to provide a current financial statement, a report of annual sales for the last ... Read more

Minimizing the Risks of Purchasing Commercial Real Estate

Almost everyone is familiar with the three cardinal rules of real estate investment: “Location, Location and Location.” Although property well situated certainly has fewer risks, an investor must carefully consider other ways to minimize the risks involved in the purchase of commercial real estate. Focusing the Search Commercial real estate includes apartment, office, industrial, retail and other income properties. Each of these property types has different advantages and disadvantages, risks and opportunities. Most commercial real estate ... Read more

Anonymity and Other Benefits of Title Holding Trusts

A Title Holding Trust (“THT”), sometimes referred to as a land trust, holding trust or blind trust, can be a simple and inexpensive method for taking and holding title to California real estate or personal property, confidentially and privately . A THT can be established by an individual, partnership, trust, limited liability company or corporation. The person or entity that sets-up the THT, the Trustor, enters into a standardized THT Agreement with the Trustee he or ... Read more
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