1031 Exchanges
The majority of Marsteller Realty’s transactions are 1031 exchanges that allow investors to defer their capital gain tax payments on the sale of a property. We have extensive experience in navigating clients through this process and can work with you to identify a property, and structure a transaction quickly and with the attention to detail to ensure that your specific objectives are achieved.  We have developed relationships with an extensive network of professionals who can facilitate this exchange including attorneys, accountants and qualified intermediaries.

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Comparable Property Information
Marsteller Realty can provide information to clients that can facilitate a thoughtful analysis of the property being analyzed for potential sale or acquisition. This information includes comparable sales data, current real estate market trends – both local and national and demographic factors.

Property Identification
In our nearly 30 years of experience, we have developed longstanding relationships with owners, builders and developers of net leased properties, as well as other professionals in the net lease investment industry. We have an inventory of available properties and if our current inventory does not meet the specific needs of a client, we can utilize our extensive network of resources to satisfy the request of the client. This experience and capability is particularly important with 1031 exchanges as a risk consideration is the potential challenge of identifying a suitable replacement property in the required time frame.

Financing Resources
We can assist our clients in identifying financing sources through our network of contacts with local and national banks, insurance companies, independent lenders, and mortgage brokers.

Tenant Analysis
The credit worthiness of the tenant is a critical factor in analyzing the quality and characteristics of the income stream associated with a net lease investment property. Marsteller Realty has the experience and resources to evaluate the tenant leasing the property in order to advise the client as to the risks and opportunities of the property under consideration.

Financial Analysis
The terms of the lease and an effective analysis of the quality and characteristics of the income stream associated with a net lease investment property are important to provide to clients considering the potential sale or acquisition of a property. Marsteller Realty has the experience and resources to provide an assessment of the financial terms of a property in order to provide the client information as to the risks and opportunities of the property under consideration.

Leasehold Analysis
The terms of a lease (or sublease) can be evaluated to determine when or whether to sublease or to negotiate the buyout of a lease.  In addition to the terms of the lease, the current market and owner and user motivations are critical considerations.  Marsteller Realty has the experience and resources to provide an analysis in order to provide the client information as to the risks and opportunities of the transaction under consideration.

Sale-Leaseback Analysis
In a sale-leaseback transaction, an investor purchases a property that is owner occupied.  Simultaneous with the sale, the seller executes a lease to lease the property back from the new owner.  Advantages to the seller include converting a non-liquid asset to cash while retaining control of the property; and the user can effectively depreciate the land and building as the lease payments are tax deductible.  Advantages to the investor can include obtaining real estate backed by a lease to a high quality, credit tenant, and the opportunity to deduct depreciation and interest (if debt financing) for tax purposes.  Marsteller Realty has the experience and resources to provide an assessment of the benefits to users and investors from a sale-leaseback transaction.

Demographic Information
Marsteller Realty has the resources and experience to provide information to our clients that is relevant to the property under consideration.
Demographic Overview Example, Ring Analysis (PDF)
Demographic Overview Example, Drive Time Analysis (PDF)

Maps & Aerials
Marsteller Realty can provide maps and aerial photos of the property under consideration to provide a visual overview of the road network systems and surrounding land uses. This information is a useful tool to an investor, particularly when they are not familiar with the geographic area, to better understand the placement of the property in context to major roads, residential developments, employment centers, and other retail/commercial projects.
Ring Map Example (PDF)
Drive Time Map Example (PDF)