Commercial Property Owners Nationwide
Rising rates. Declining income. Rent control. Tax burden. When the math no longer works, you need advisors who specialize in getting commercial property owners to the other side — whether that means restructuring, repositioning, or exiting on your terms.
Commercial property owners across the country are facing a perfect storm of financial pressure. You are not alone — but you do need to act before your options narrow.
Your commercial mortgage is coming due, and today's interest rates mean the new payment could be 40-60% higher than what you've been paying. The property that cash-flowed at 4.5% may not survive at 7.5%.
Vacancies increased. Tenants negotiated lower rents. Operating expenses climbed. The income your property generated when you financed it is not the income it generates today — and lenders see the gap.
In states like California, New York, and Oregon, rent control laws cap your ability to raise rents to meet rising costs. Your expenses go up with the market. Your income doesn't.
California Prop 13 reassessments on transfer, combined with insurance increases and special assessments, can erase profit margins overnight. A property that looks valuable on paper may be bleeding cash.
The income no longer covers the mortgage. Every month you fall further behind. Lender calls are increasing. You need an advocate who understands workout negotiations — not a generic broker.
The new appraisal came in lower. Your DSCR doesn't meet the lender's threshold. You need additional capital or a fundamentally different structure, and your current lender can't get there.
We are not a listing service. We are a capital advisory and workout team that sits on your side of the table and builds a strategy around your specific numbers, your specific property, and your specific timeline.
State Spotlight
California's combination of rent control, Proposition 13 reassessment triggers, rising insurance costs, and some of the highest property tax rates in the country creates a uniquely challenging environment for commercial and multifamily property owners.
The problem: This owner purchased the property five years ago with a $3.2M loan at 4.25%. Monthly payment was ~$15,740. The loan matures this year and the best available rate is 7.1% — pushing the payment to ~$21,400/month. That's $256,800/year in debt service against $264,720 in NOI. The property now generates less than $8,000 per year in actual cash flow — before capital reserves. Los Angeles rent stabilization ordinance caps annual increases at 4% for covered units. The owner cannot raise rents fast enough to cover the gap.
This is exactly the situation we solve. Every day we don't act, the options get narrower.
AB 1482 (California Tenant Protection Act) caps rent increases statewide at 5% plus CPI, with a 10% ceiling. Local ordinances in LA, SF, Oakland, and San Jose are even more restrictive. When your expenses grow at market rate but your income is capped by law, negative cash flow is a matter of time.
Proposition 13 bases taxes on purchase price — but the moment a property transfers, it reassesses to current market value. An owner who bought at $2M and now faces a $4.5M assessed value will see their tax bill more than double. For sellers evaluating an exit, the buyer's carrying cost is significantly higher, compressing what they can pay.
Major carriers have pulled out of California or dramatically increased premiums — particularly for multifamily and properties in wildfire-risk zones. We've seen insurance costs jump 50-100% year over year. This isn't a temporary market correction. It's structural — and it directly erodes your NOI.
Enter your Net Operating Income and property type to see an estimated value range. Then compare it to your outstanding loan balance. The gap — or lack of one — tells you everything.
Get an instant value range based on your Net Operating Income and property type. This uses current market cap rate ranges to estimate where your property falls.
The income no longer covers the debt service. You've already cut expenses where you can. The lender is calling. Maybe you've missed a payment — or several. This is not the time for a general-practice broker. This is the time for a team that has negotiated directly with lenders, worked out loan modifications, executed short sales, and prevented foreclosures on commercial properties across the country.
We contact your lender directly and negotiate on your behalf — forbearance, modification, or restructuring. We speak their language because we've been on both sides of the table.
When the property must sell below the loan balance, we manage the entire process: BPO defense, lender approval, buyer sourcing, and closing. Our goal is to minimize your deficiency exposure and protect your credit.
Sometimes the best move is a controlled exit before the lender forces one. We'll compare every option — sale, deed-in-lieu, recapitalization — and tell you which path costs you the least.
Time is the one thing you cannot get back. Every month of inaction costs you leverage with your lender. Call us today at (502) 817-6484 or submit your information below.
Loyalty to a property is not a financial strategy. We help owners answer the question most brokers never ask: compared to what? If your equity is trapped in an underperforming asset, we identify alternatives — 1031 exchange candidates, NNN investments, DSTs, or outright disposition — that may put your capital to work at a higher return with less management burden.
What is your equity actually earning you right now?
Could that same equity generate more income in a different asset class?
What are the real after-tax proceeds of selling vs. holding?
If you exit, how do you defer the tax hit and redeploy into higher-yield assets?
Every conversation is confidential. We'll review your numbers, assess your position, and give you a candid recommendation — even if that recommendation is to do nothing.
Your information is kept strictly confidential. We do not share your data with third parties.
Led by Stephanie Gilezan — a commercial real estate broker, developer, and M&A advisor with 28+ years of experience and over $3 billion in closed transaction volume across 40+ states and nearly 40 countries. Recognized as a GlobeSt. Woman of Influence and 6× ICON Agent. Brokered by eXp Realty & eXp Commercial.
stephanie@gilezanteam.com | (502) 817-6484