Commercial Real Estate Terms

1031 Exchange

A 1031 exchange is a tax strategy that allows real estate investors to defer paying capital gains taxes on the sale of an investment property by reinvesting the proceeds into a "like-kind" property. This tax-deferred exchange enables investors to continue their investment without an immediate tax liability, while also providing benefits to brokers who can facilitate the sale and purchase of properties involved in the exchange.

721 Exchange

A 721 exchange allows real estate investors to defer paying capital gains taxes on the sale of an investment property by exchanging it for shares in a real estate partnership. This tax-deferred exchange enables investors to gain exposure to a diversified portfolio managed by a Real Estate Investment Trust (REIT), providing potential benefits such as passive income, simplified estate planning, and reduced management responsibilities. Unlike a 1031 exchange, a 721 exchange involves exchanging property for REIT shares rather than another physical property.

Absolute Net Lease

An absolute net lease is a type of commercial real estate lease where the tenant takes on significant financial responsibility, including paying for property taxes, insurance, routine maintenance, and even major structural repairs. This type of lease provides tenants with control over maintenance and repairs, as well as potential tax deductions, but also carries unpredictable expenses and financial risks.

Accessory Dwelling Unit (ADU)

An accessory dwelling unit is a self-contained residential structure located on the same lot as a primary home. Investors are increasingly using ADUs to enhance rental income, increase property value, and address housing demand without taking on full-scale multifamily development. These units come in various forms—such as detached new builds, garage conversions, or basement units—and can serve as a strategic hybrid between residential and commercial returns. When thoughtfully integrated into a portfolio, ADUs provide flexibility, favorable financing options, and long-term cash flow potential.

Build-to-Core

A build to core strategy is a commercial real estate investment approach that involves developing and leasing a building instead of buying an existing core asset, often due to high market prices. This strategy can be beneficial in situations where the market for core real estate assets is highly competitive and prices exceed replacement costs. However, it requires specific market conditions, such as high demand from tenants, limited supply, and stable costs, to be successful.

Build-Out Process

A commercial office build out process involves developing, designing, and renovating shell office space to create a customized workspace that meets a tenant's needs. This process typically involves selecting a team, developing a schedule and budget, designing the space, filing plans, bidding out furniture and fixtures, selecting a contractor, and preparing shop drawings and layouts. Effective management of the build-out process is crucial to ensure the successful completion of the project on time and within budget.

CAM Reconciliation

CAM Reconciliation is the process of comparing the estimated Common Area Maintenance (CAM) charges that tenants pay throughout the year with the actual costs incurred by the landlord. This process ensures that tenants are charged fairly for their share of the expenses associated with maintaining shared spaces like parking lots, lobbies, and restrooms.

Capitalization (Cap) Rate

A capitalization (cap) rate is a critical metric used in commercial real estate to evaluate the potential return on investment for an income-producing property, expressed as a percentage and representing the ratio between the property's net operating income (NOI) and its current market value or purchase price. Understanding what is a cap rate is essential for making informed investment decisions, as it provides a straightforward way for investors to compare the profitability and risk levels of different properties.

Cash on Cash Return

When evaluating the financial performance of commercial and residential real estate investments, one crucial metric to consider is the Cash on Cash Return. The cash on cash return provides a clear picture of the annual return on your real estate investment, helping you make informed decisions and set realistic financial goals.

Common Area Maintenance (CAM) Charges

CAM charges are fees paid by tenants to cover the operating expenses of shared areas within a building or campus. These fees, also known as CAM charges, can include costs such as landscaping, parking lot maintenance, and janitorial services. Tenants should carefully review their lease agreement to understand what expenses are included in their CAM charges.

Commercial Real Estate (CRE) Appraisals

A commercial real estate appraisal is a comprehensive analysis done by a certified expert to determine the market worth of a commercial property, based on factors such as the property's condition, location, and income-generating potential. Appraisals provide an unbiased value that guides buyers, sellers, and lenders. The appraisal process involves evaluating market data, income statements, and comparable properties to arrive at a fair market value.

Coworking Agreements

A coworking agreement is a contract outlining the terms and conditions for using a shared workspace. Unlike traditional office leases, these agreements offer flexible rental terms, covering key aspects such as access rights, pricing, liability, and amenities. Reviewing a coworking agreement carefully helps businesses ensure they have the right level of workspace access, legal protections, and services needed to support their operations.

Coworking Space

A coworking space is a shared work environment where businesses and individuals can rent flexible office space with essential amenities like high-speed internet, meeting rooms, and office services. For startups, freelancers, and hybrid teams, understanding what is a coworking space helps in finding cost-effective, scalable solutions without the long-term commitments of traditional office leases.

Debt Yield

Debt yield is a measure of risk and return in commercial real estate, calculated by dividing the property's net operating income (NOI) by the total loan amount. It indicates a lender's potential return and risk if a borrower defaults, and a higher debt yield typically suggests lower risk and larger returns.

Debt Service Coverage Ratio (DSCR)

Debt service coverage ratio (DSCR) is crucial for investors, as it helps evaluate a property's financial performance, determine if a property can support its current or potential debt, and assess the risk level of an investment. A higher DSCR indicates that the property generates more income relative to its debt payments, making it a safer and more attractive investment.

Discounted Cash Flow

The discounted cash flow method is a financial model used by commercial real estate investors to estimate a property’s value based on its projected future cash flows. By discounting those cash flows back to present value using a selected rate, DCF helps determine whether an investment meets return thresholds. It’s particularly useful for assets with variable income, repositioning plans, or long-term hold strategies. When market conditions shift, DCF provides a flexible decision-making framework that supports smarter acquisitions, hold strategies, and sale timing.

Distressed Property

A distressed commercial property is a property that is being sold due to financial difficulties, such as foreclosure or bankruptcy, and is often available at a discounted price. Investing in distressed properties requires a blend of strategic thinking, legal expertise, and market awareness, and involves navigating complex transactions and potential risks. Despite the challenges, distressed property sales can offer opportunities for investors to acquire properties at below market value and potentially generate substantial returns.

Exit Cap Rates

An exit cap rate, also known as a terminal cap rate, is the projected capitalization rate used to estimate a property's future sale price at the end of an investment period. It reflects the relationship between expected net operating income (NOI) and the anticipated sale price, helping investors evaluate potential returns. Exit cap rates are typically higher than entry cap rates to account for market uncertainty, property aging, and shifting economic conditions, making them a key factor in strategic investment planning.

Grant Deed

A grant deed is a legal document used to transfer property ownership while providing limited warranties that the title is clear during the grantor’s ownership period. It offers more protection than a quitclaim deed but less than a warranty deed, making it a common choice for standard commercial real estate transactions. Investors often use grant deeds when they have confidence in the property’s history and want a balance between risk and efficiency.

Ground Lease

A ground lease is a long-term arrangement where a tenant has the right to develop a parcel of land and then relinquish the improvements to the property owner upon lease expiry. It's essential to understand what is a ground lease and its implications, as it can provide access to prime locations and lower initial investments, but also comes with long-term commitments and potential risks.

Gross Lease

A gross lease is a type of commercial lease where the tenant pays a fixed rent, and the landlord covers most of the property's operating expenses. This lease structure simplifies budgeting for tenants and offers predictable costs, making it a popular choice in commercial real estate.

Gross Rent Multiplier (GRM)

The gross rent multiplier (GRM) is a valuable metric used in real estate to evaluate the potential profitability of an investment property by comparing its price to its annual gross rental income. A lower GRM indicates a potentially better investment, as the property generates higher income relative to its price. However, GRM should be used in conjunction with other metrics, such as Net Operating Income (NOI) and Capitalization Rate (Cap Rate), to gain a more comprehensive understanding of the investment opportunity.

Improved Land

Improved land is property that has been enhanced through the addition of infrastructure, utilities, or buildings, making it more valuable and ready for development or use. These improvements can significantly increase the land's marketability and overall value, offering investors more immediate opportunities compared to unimproved land.

Internal Rate of Return

The IRR is a core financial metric used to evaluate the long-term profitability of a commercial real estate investment. It calculates the discount rate that makes the net present value (NPV) of all future cash flows equal to zero, providing a time-adjusted annual return percentage. Investors often use IRR to compare deals with varying timelines, risk levels, and capital outlays. While IRR is useful for gauging investment efficiency over time, it works best when paired with metrics like NPV, yield on cost, and cash-on-cash return to get a more complete picture of expected performance and risk-adjusted return.

Land Appraisals

Land appraisals are professional assessments that determine the market value of a piece of land by evaluating factors like location, size, and potential use. Understanding land appraisals is crucial for making informed real estate decisions, whether you're buying, selling, or developing property.

Land Entitlement

Land entitlement is the legal process that determines how a piece of land can be used, requiring approval from local authorities for specific development plans. This process is crucial for developers and investors as it ensures that the land can be developed according to its intended use, thereby increasing its value and reducing the risk of project delays or failure.

Land Trust

A land trust is a legal entity that holds title to real estate, providing a way to manage and protect property ownership. When considering a land trust, it's essential to understand what is a land trust and its benefits, including privacy and anonymity, avoiding probate, enhanced liability protection, and separation of assets.

Land Zoning

Land zoning is a system of rules set by local governments that dictate how specific parcels of land can be used, such as for residential, commercial, or industrial purposes. Understanding the principles of land zoning is essential for investors as it directly affects the value and development potential of a property, ensuring that land use aligns with community goals and legal regulations.

LEED Certification

LEED Certification is a globally recognized standard for green building practices, awarded by the U.S. Green Building Council (USGBC) to projects that meet specific sustainability criteria. Achieving LEED certification demonstrates a commitment to environmental responsibility and can result in long-term savings through reduced energy consumption and lower operational costs.

Lien Waivers

A lien waiver is a written contract renouncing the right to lien a property after receiving payment, providing protection for property owners and preventing disputes over payment in commercial real estate investing. Lien waivers are indispensable tools in commercial real estate, serving as key risk mitigation instruments that shield against double payment scenarios and uplift investor confidence.

Modified Gross Lease

A modified gross lease is a commercial lease agreement where both the landlord and tenant share operating expenses. The tenant pays a fixed base rent along with certain costs like utilities, property taxes, or maintenance, while the landlord covers the remaining expenses. This lease structure offers a balanced approach, providing flexibility in cost-sharing while maintaining predictable expenses for both parties.

Net Lease

A net lease is a contractual arrangement in commercial real estate where the tenant not only pays rent but also covers some or all property-related expenses. These typically include taxes, insurance, and maintenance. Understanding a net lease is essential for investors as it impacts financial planning and property management responsibilities.

Net Operating Income (NOI)

Net Operating Income (NOI) is a key metric in real estate investment that measures the profitability of an income-generating property by subtracting all operating expenses from the total revenue generated by the property. Understanding net operating income is crucial for investors, as it provides a clear picture of a property's financial health and helps determine if a property is worth the investment. NOI is also used to calculate the capitalization rate (cap rate) and the debt coverage ratio (DCR), which are essential for assessing the value and financing potential of a property.

Opportunity Zones

Opportunity Zones are federally-recognized areas in economically distressed communities that offer preferential tax treatment for new investments, with the goal of incentivizing long-term investment in low-income communities. Understanding opportunity zones can help investors take advantage of tax benefits, such as capital gains tax deferral and exclusion, while also supporting community development and job creation.

Quitclaim Deed

A quitclaim deed is a legal document used to transfer a property interest without guaranteeing a clear title. It’s commonly used in low-risk scenarios like transfers between family members, business partners, or into LLCs and trusts. While a quitclaim deed offers speed and flexibility, it carries more risk for the grantee due to the lack of title protection, making due diligence essential before use in commercial real estate transactions.

Rate of Return (RoR)

Rate of return measures the total gain or loss on a commercial real estate investment as a percentage of the original cost. It helps investors compare performance across deals, but unlike internal rate of return (IRR), it doesn’t account for when cash flows occur.

Raw Land

Raw land is completely undeveloped property that lacks infrastructure like roads, electricity, and water. Investors often consider raw land for long-term investment due to its lower purchase price and potential for appreciation, although it requires significant development before it can be fully utilized.

Real Estate Investment Trusts (REITs)

Real estate investment trusts (REITs) allow individual investors to buy shares in a company that owns and manages income-producing real estate, providing a way to invest in real estate without directly owning physical properties. REITs must distribute at least 90% of their taxable income to shareholders as dividends, offering a steady income stream. There are various types of REITs, including equity REITs, mortgage REITs, hybrid REITs, public non-traded REITs, and private REITs, each with its unique characteristics and benefits.

Reciprocal Easement Agreements (REA)

Understanding what is a REA is crucial in commercial real estate development, as it enables multiple property owners to work together to create a unified and functional property. REAs are legal agreements that facilitate access to essential project elements, such as roads and parking lots, and govern the covenants, conditions, and restrictions for large development projects.

Tenancy in Common

Tenancy in common is a property ownership structure where two or more individuals hold undivided shares in the same real estate asset, each with the ability to sell or transfer their share independently. This model allows for unequal ownership percentages and offers flexibility for investors with different capital contributions or exit timelines. While it provides adaptability and access to larger deals, it also requires careful structuring to manage shared liabilities and avoid disputes.

Tenant Improvement Allowance (TIA)

A tenant improvement allowance (TIA) is a sum provided by a landlord to cover part or all of a commercial space's build-out costs, typically expressed as a per-square-foot value depending on the size of the space being rented. The TIA can be used for construction-related costs that enhance the physical aspects of the rented premises, such as architectural modifications, installations, and interior detailed works.

Triple Net Lease

A triple net lease is a type of commercial real estate lease agreement where the tenant pays a base rent to the landlord, as well as their own operating expenses directly to the service and utility providers.

Sale-Leaseback

A sale-leaseback is a financing option that allows businesses to raise capital by selling a building and leasing it back from the buyer. This arrangement provides businesses with immediate access to cash, while still allowing them to use the building to operate their business. By selling the building and leasing it back, businesses can gain liquidity and flexibility, while avoiding the disruption of relocating their operations.

Sales Comparison Approach

The sales comparison approach is a valuation method that estimates a property’s market value by analyzing recent sales of comparable properties. Adjustments are made for differences in location, size, condition, and other factors to determine an accurate price. This approach is widely used in commercial real estate to validate asking prices, assess investment opportunities, and support negotiations with data-driven insights.

Single Tenant Triple Net Lease (STNL)

A single tenant triple net lease (STNL) is a commercial lease structure where one tenant occupies the entire property and assumes responsibility for all operating expenses, including property taxes, insurance, and maintenance. This arrangement provides investors with a low-maintenance, stable income stream while shifting financial obligations to the tenant. STNL investments are popular for their predictable cash flow and long-term tenant commitments, often involving creditworthy businesses in retail, office, or industrial properties.

Spec Suites

A spec suite is a newly constructed office suite built by a landlord prior to a tenant signing a lease, providing a ready-to-go space that can be quickly occupied. Understanding spec suites is crucial for commercial real estate investors, as it offers a cost-effective and time-efficient way to attract tenants and fill office space.

Special Warranty Deed

A special warranty deed is a legal instrument commonly used in commercial real estate transactions that provides limited title protection to the buyer. Unlike a general warranty deed, which covers the property's entire ownership history, a special warranty deed only guarantees that the title was free of defects during the seller’s ownership period. This shifts the risk of earlier title issues to the buyer, making due diligence and title insurance critical. It’s often used in foreclosure sales, value-add deals, and transactions involving corporate sellers who seek to cap long-term liability.

Unimproved Land

Unimproved land is partially developed, with limited access to basic utilities like roads and electricity, but not fully ready for construction. Investors might choose unimproved land for its potential to be developed more quickly than raw land, though it still requires additional investment to become fully usable.

Yield on Cost

Yield on cost is a key metric used by commercial real estate investors to assess how efficiently a project generates income relative to its total development cost. By dividing stabilized net operating income by total project cost, investors can determine if a property delivers adequate return for the capital deployed. It’s particularly useful when evaluating value-add or ground-up developments, comparing projects, and calculating development spread against current market cap rates. When used alongside other financial metrics like IRR, DSCR, and cash-on-cash return, yield on cost helps build a clearer picture of a project’s risk-adjusted performance.

Zoning Variance

A zoning variance is a special permission granted by local authorities that allows a property owner to deviate from existing zoning regulations. This flexibility is often needed when strict zoning laws create undue hardship or restrict the intended use of a property. Investors seeking to modify building requirements or land use classifications must navigate an application process, which typically involves submitting site plans, proving hardship, and attending public hearings.