Commercial Property We Buy

What counts as commercial property?

If a building produces income, houses the business that owns it, or is zoned for business use, it is usually something we would review. For apartments and multifamily, that starts at five units — one-to-four-unit residential is handled by a sibling company, listed below.

A building does not have to be clean, fully leased, or single-use for us to review it. The harder-to-place cases usually still fit:

• You run your own business out of the building and want to sell and move on, downsize, or retire.
• It is part commercial and part apartments — a mixed-use building.
• It is a former church, daycare, restaurant, or other special-use building waiting on its next use.
• It is mostly or fully vacant and still costing you taxes, insurance, utilities, and upkeep.
• It is an apartment or multifamily building of five units or more, which trades as commercial property rather than as a house.

If you are not sure whether your building fits, describe it and we will tell you plainly.

Why each type of commercial property is reviewed differently

A retail strip and a warehouse are not worth the same things, so we do not review them the same way. What drives value — and what we weigh — changes with the asset class:

• Retail turns on visibility and frontage, parking and access, signage limits, tenant buildout, and the strength of the corridor.
• Office turns on floor-plate usefulness, parking ratio, HVAC and interior condition, and how much demand the layout still has.
• Warehouse, flex, and industrial turn on clear height, loading and truck access, power, roof and slab condition, and zoning.
• Multifamily of five units and up turns on the rent roll, unit mix and metering, occupancy, and deferred capex.
• Mixed-use turns on the commercial-and-residential split, separate utilities, the lease mix, and code compliance on the upper floors.
• Special-use turns on the realistic reuse path, the size of the buyer pool, and any licensing or build-out a new use would require.
• Owner-occupied property turns on the building’s value apart from the business, any lease-back you may want, and how special-purpose the layout is.
• Vacant commercial turns on how long it has been dark, the carrying cost and condition, and the realistic path to re-tenant or reuse it.

These differences are why the review is done by the people who own the company — local owners based here in the Louisville metro and Southern Indiana — rather than run through a national script. Because the decision is made here, the answer comes back quickly.

What we do not handle — and who does

Being clear about what we do not buy keeps the review honest. If your property is a better fit for one of our sibling companies — or for a traditional broker — we will say so and point you to the right place:

• We do not buy one-to-four-unit residential houses — those go to Mortgage Forfeiture.
• We do not buy manufactured or mobile homes, even on land you own — those go to We Buy Doublewides.
• We do not buy vacant land or acreage — that goes to Kentuckiana Land Co.

And if your building is clean, financeable, and you have time to wait, a brokered listing may net you more. A direct sale is the right tool when the timeline, condition, title, or tenancy makes a normal listed sale hard — it is not the right tool for every building, and we will tell you when it is not.