Mastering Contract Management: How Buyers and Sellers Can Navigate Development Challenges Together
Why Contract Management Matters in Commercial Real Estate Development By: MA Sadik, Commercial Real Estate Intern 2025 In commercial real estate development, securing a contract is a major milestone—but it’s only the beginning. The real work, and the true test of a project's success, lies in the intricate process of contract management. This phase is fraught with potential obstacles, from zoning delays and permitting issues to unforeseen site conditions. Navigating [...]
Retail NNN Lease in Lake Charles, LA — 7 Brew Secures 1.11 acres for 15 Years
Retail NNN Lease in Lake Charles, LA — 7 Brew Secures 1.11 acres for 15 Years M Square Commercial successfully secured a NNN retail lease for 7 Brew at 4735 Nelson Road, Lake Charles, LA 70605. The 15-year transaction places a drive-thru coffee concept at a visible corridor location, supporting long-term income for Hutton Lake Charles LA ST, LLC and 7Brew’s expansion in Southwest Louisiana. Retail Lease Overview Location: 4735 [...]
Retail NNN Lease in Zachary, LA — 7Brew Secures 38,550 SF Site at 5568 Main Street
M Square Commercial successfully secured a 15-year triple net lease for Zachary 7Brew, LLC at 5568 Main Street, Zachary, Louisiana. The 38,550 SF assembled two-parcel site with a 510 SF modular building positions 7Brew along a high-traffic corridor with excellent visibility, full access, and ample stacking—while delivering long-term stability for the landlord. Retail Lease Overview Location: 5568 Main Street, Zachary, LA Deal Type: New Lease / Retail Net Lease (NNN-style) [...]
Retail NNN Lease in North Las Vegas, NV — Tint World Leases 4,840 SF
M Square Commercial secured a retail NNN lease for Tint World at 2575 E. Craig Rd., Units A & B, North Las Vegas, NV. The 4,840 SF, 10-year lease effective July 31, 2025 positions the brand for success along the Craig Rd. corridor while delivering long-term stability for landlord NLV Fund 3, LLC, a Nevada Limited Liability Company. Retail Lease Overview Location: 2575 E. Craig Rd., Units A & B, [...]
Working With Investment Sales Brokers: Setting Your Development Up for Success
By: Hyatt Tullu, Commercial Real Estate Intern 2025 In any development project, success is defined not only by what is built but also by how much value it creates at the end of the day. One of the most effective, yet often underappreciated, ways to ensure a project’s financial success is by involving an investment sales broker early in the process. Why Engage an Investment Sales Broker? An investment sales [...]
Insights Into a Build-to-Suit: What Is a Build-to-Suit Deal in Commercial Real Estate?
Written By: Hyatt Tullu, Commercial Real Estate Intern, 2025 A build-to-suit deal is a common structure in commercial real estate where a developer constructs a building specifically tailored to meet the needs of a tenant, who then agrees to lease the property upon completion. Unlike speculative development, where a developer builds a property without a signed tenant and hopes to lease it later, a build-to-suit begins with a lease commitment [...]
Summerlin Retail NNN Lease Extension in Las Vegas for Shepherd Eye at 2100 N Rampart Boulevard
Summerlin retail space does not sit empty for long, especially when it blends strong visibility with a trusted medical brand. At 2100 N Rampart Boulevard, Shepherd Eye had built a steady presence in a 7,100 square foot medical retail space, and the landlord, Rampart PhD LLC, saw the value in keeping that momentum. M Square Commercial stepped in to design a 10-year NNN lease extension that secured long term stability [...]
The Site Selection Playbook for National STNL Developers and Investors
Site selection is an essential component of a successful STNL investment. Selecting the right site is the cornerstone of a successful Single-Tenant Net Lease (STNL) development project. These projects, often referred to as triple-net or NNN investments, depend heavily on strategic location choices due to their long-term lease structures and single-tenant focus. For national developers, mastering site selection means balancing hard data, local market conditions, and tenant business needs to [...]
Retail Land Sale in High Point NC – Culver’s Acquires 1.16 Acres
Every piece of land has a story, and this one’s next chapter involves ButterBurgers. This 1.16-acre site at 3904 Sedgebrook Street in High Point, North Carolina, was originally slated for a car wash development. When Hutton High Point NC ST, LLC decided to reposition and sell the property as part of its excess land portfolio, our team at M Square Commercial led the sale process. Working alongside local partners Geoff [...]
Understanding Zoning: Why It’s Critical for Land Development
Written By: MA Sadik, Commercial Real Estate Intern, 2025 Zoning is a foundational concept in real estate development that directly affects what can be built on a piece of land, how it can be built, and what it's ultimately worth. For anyone involved in land use—from investors to developers to policymakers—understanding zoning is essential to making smart, legally sound, and profitable decisions. What Is Zoning? Zoning is a set [...]
Attica IN Excess Land Sale: AutoZone Acquires 1.73 Acres
When a 1.73-acre parcel in Attica, Indiana, fell out of contract, M Square Commercial stepped in to get the deal back on track. Representing Hutton Attica IN St, LLC in partnership with The Warren Agency, MSC coordinated with the buyer, seller, and local planning department to reinstate the agreement and move the project forward. On August 22, 2025, the team successfully closed the excess land sale with AutoZone Development, LLC. [...]
Tenant Intelligence: A Strategic Advantage for Real Estate Investors
Written By: MA Sadik, Commercial Real Estate Intern, 2025 In real estate, particularly in commercial and net lease development, knowing who your tenant is goes far beyond simply collecting rent. It determines your property’s financial performance, marketability, long-term value, and investment risk. Whether you're a developer or investor, understanding your tenant is one of the most strategic advantages you can have. Here's why: Tenant Creditworthiness Directly Impacts Valuation The tenant [...]
The Inspection Period In A Land Development Contract: What It Is And Why It Matters
Written By: Hyatt Tullu, Commercial Real Estate Intern, 2025 Overview: In a typical land development contract, the inspection period is the buyer’s opportunity to investigate the property before moving forward with the purchase. During this time, the buyer evaluates key factors that could affect the feasibility, cost, or timeline of the project. If major issues are found, the buyer often has the option to cancel the contract without penalty. What [...]
Plantation FL Excess Land Sale: Seller Representation Success
When Hutton Growth Blue Sky, LLC needed to sell an excess commercial land parcel in Plantation, Florida, M Square Commercial represented the seller in partnership with local broker Forefront CRE. The 0.79-acre property, zoned B-HC for commercial use, originated as surplus land from a 2013 O’Reilly Auto Parts development. When the original buyer was unable to complete the purchase, MSC and Forefront CRE secured a new buyer, Green Mills Holdings, [...]
Build-to-Suit NNN Lease Secured for 7Brew Coffee in Houma, LA
M Square Commercial represented the landlord in structuring a build-to-suit lease for 7Brew Coffee in Houma, LA. M Square Commercial partnered with Judah Vedros of Kurz & Hebert Commercial Real Estate, Inc. on the site acquisition, advised on lease terms, and supported development coordination. From demolition of the former office building to the grand opening on July 5, 2025, MSC helped deliver a long-term NNN lease and a fully customized [...]
Slim Chickens Expands in Las Vegas with 21-Year Ground Lease on Former Carl’s Jr. Site
When Slim Chickens sought a new quick‑service restaurant site in Las Vegas, M Square Commercial stepped in as their expert tenant representative. On January 15, 2025, MSC closed a 21‑year NNN ground lease on a former Carl’s Jr. parcel, demonstrating strategic market insight and smooth transaction execution. Las Vegas NNN Ground Lease Overview Tenant: Slim Chickens Landlord: VIV Sunset Sandhill, LLC Address: 3780 Sunset Rd, Las Vegas, NV 89120 Effective Date: 1/15/25 Deal Type: NNN [...]
Retail Property Sold in Beresford, SD: Former Dollar General Site Transitions to New Owner
Big changes are coming to Beresford, South Dakota. M Square Commercial recently closed the sale of a former Dollar General property at 1400 W Cedar Street, paving the way for O’Reilly Auto Enterprises, LLC to bring new life to the site. The 9,014-square-foot building sits on 1.1 acres and officially changed hands on February 25, 2025. M Square Commercial represented the seller, Hutton Basecamp, LLC, with local support from Yale [...]
M Square Commercial Closes Ocala FL Car Wash Real Estate Sale
M Square Commercial successfully represented the seller, ModWash, LLC, in the disposition of a 0.97-acre retail parcel at 1554 E Silver Springs Blvd in Ocala, Florida. The deal closed on January 30, 2025, with the property transferring to K2 Ocala 2 LLC, a new car wash operator entering the Florida market. Car Wash Real Estate Sale Overview: 1554 E Silver Springs Blvd, Ocala FL Location: 1554 E Silver Springs Blvd, [...]
The Value of Site Planning: A Crucial First Step in Single Tenant Ground Up Development
Site planning is a critical initial step when evaluating potential locations for single tenant ground up development. By carefully considering setback requirements and zoning regulations upfront, developers can save time, money, and avoid potential roadblocks. Let's explore why this process is so valuable and what factors to consider. Understanding Setback Requirements Setback requirements dictate the minimum distance between a building and the property line. These regulations serve several purposes: [...]
Jeff’s Bagel Run Expands to Las Vegas with 10-Year NNN Lease at Eastern Promenade
M Square Commercial has successfully secured a 10-year NNN lease for Jeff's Bagel Run at Eastern Promenade, located at 9400 S Eastern Ave, Las Vegas, NV. This lease marks Jeff's Bagel Run’s entry into the Las Vegas market, expanding its well-loved New York-style bagel concept beyond its Florida roots. With high visibility and access to a thriving retail corridor, this new location positions Jeff's Bagel Run for long-term success in [...]
What is a 1031 Exchange? A Powerful Tool for Real Estate Investors
If you're a savvy real estate investor, you've likely heard of a 1031 exchange. But what exactly is it, and how can it benefit you? Let's dive in! A 1031 exchange, named after Section 1031 of the Internal Revenue Code, is a strategy that allows real estate investors to defer capital gains taxes when selling an investment property and reinvesting the proceeds into a “like-kind property”. In simpler terms, it's [...]
7 Brew Development in Baton Rouge LA: Build-to-Suit NNN Lease Fuels Retail Expansion
M Square Commercial, in collaboration with NAI Latter & Blum, successfully facilitated a strategic build-to-suit, NNN lease agreement for 7 Brew at 5821 Creek Centre Drive in Baton Rouge, Louisiana. This development marks a significant milestone in Baton Rouge's commercial real estate landscape, bringing a new drive-thru coffee experience to one of the city’s busiest retail corridors. NNN Lease Project Overview: 7 Brew Drive-Thru Coffee Development Location: 5821 Creek Centre [...]
Insights into Phase II Environmental Site Assessments
When it comes to commercial real estate development, due diligence is key. One crucial step in this process is the Phase II Environmental Site Assessment (ESA). But what exactly is it, and why might you need one? A Phase II ESA is a more in-depth investigation of a property's environmental conditions, typically conducted when a Phase I ESA has identified potential environmental concerns. It involves collecting and analyzing samples from [...]
Car Wash Development in Springfield MA: Hutton Successfully Acquires 710 Liberty St
We are excited to announce the successful closing of the commercial property at 710 Liberty St, Springfield, MA, marking a significant milestone for our client, Hutton Springfield MA ST, LLC, a Massachusetts limited liability company. This 1.04-acre site will be the new location for a state-of-the-art car wash development in Springfield, MA. Project Overview: Springfield, MA Commercial Property Acquisition Location: 710 Liberty St, Springfield, MA Settlement Date: November 6, 2024 Property Size: 1.04 acres Zoning: Business [...]
Commercial Land Sale in Conroe, TX: Taco Veloz Expands with Retail Acquisition
What happens when excess land from a previous development finds its perfect match? M Square Commercial answered this question by facilitating the sale of a 0.558-acre property in Conroe, TX, enabling local business Taco Veloz to expand its fast-casual dining operations. This transaction highlights the strategic potential of underutilized commercial land in growing markets like Conroe. Located at 826 S Frazier Street, the property was originally part of a Little [...]
Insights into NNN Ground Leases
A NNN ground lease in commercial real estate is a specific type of long-term lease agreement between a landowner (lessor) and a tenant (lessee) with unique characteristics. NNN ground leases are commonly used for single-tenant retail developments like a quick service restaurants, automotive businesses, or free standing retailer uses. Below are some key points about this type of lease… Key Features Land Only - A ground lease covers only [...]
Commercial Land Sale in Erie, PA: Strategic Disposition of Excess Parcels for Franchise Expansion
M Square Commercial recently completed a strategic land disposition in Erie, Pennsylvania, transforming two parcels of excess commercial property into a value-generating opportunity for both the seller and buyer. The transaction involved 2.649 acres adjacent to a Modwash development, effectively marketed and sold to neighboring business owner Papa Echo Holdings, LLC, a Burger King franchisee. This sale underscores the impact of strategic property disposition in reducing holding costs and supporting [...]
Insights into Entitlements
Overview The land entitlement process involves obtaining the necessary legal approvals to develop land for specific commercial use. It is a key step in real estate development, ensuring that any changes to land use or appearance follow local regulations. Importance of Land Entitlements Legal Compliance: This is essential for changing land use, particularly for commercial development. It ensures that the project adheres to local laws and regulations. Project Viability: The [...]
Commercial Land Sale in Dallas, GA: Strickland Brothers Oil Change Franchise Acquisition of B-2 Zoned Excess Land
M Square Commercial recently facilitated the sale of a B-2 zoned commercial property in Dallas, GA, to a Strickland Brothers Oil Change franchisee. This 0.697-acre site, originally part of a Modwash development, highlights the growing demand for franchise property investments in the expanding Atlanta metropolitan area and demonstrates our role in driving strategic real estate opportunities for our clients. Project Overview: Dallas, GA Commercial Land Sale This commercial land sale [...]
Retail Strip Center in Summerlin: Starbucks Lease Extension at Pueblo Place Las Vegas
M Square Commercial (MSC) recently facilitated a significant retail lease extension for Starbucks Corporation at Pueblo Place, a prime retail strip center in Summerlin, Las Vegas. This case study examines the details of the retail lease renewal and planned store remodeling, highlighting the strategic importance of long-term tenant relationships and the value of well-positioned commercial retail property investment in Summerlin. Project Overview: Pueblo Place Retail Center Summerlin Location: 2120 N [...]
Commercial Property Redevelopment in Alton, TX Case Study: Vacant Family Dollar Transformed by Dollar Tree Developer
At M Square Commercial, we recently acted as consultants for a commercial property redevelopment project in Alton, TX, involving the transformation of a vacant Family Dollar building into a new retail space for a Dollar Tree developer. This redevelopment demonstrates our strategic expertise in facilitating complex real estate transactions and delivering value for our clients. Commercial Property Redevelopment Alton, TX: Project Overview This project demonstrates the growing potential for commercial [...]
Insights from the Car Wash Show
Key Take Aways from The Car Wash Show - Nashville 2024 The car wash industry is experiencing shifts in consumer preferences towards professional services and express models, improved labor efficiency due to subscription models, and evolving business sentiments. Takeaways Employees per location decreased by about 15% Revenue per store nearly doubled. Significant increase in professional car washing since the 90s. Overall customer satisfaction shows subscribers have higher satisfaction. Shift from [...]
Strategic M-1 Zoned Land Sale Disposition: Ashland, OH Commercial Real Estate Success
Maximizing Industrial Property Value in Ohio's Heartland In the competitive landscape of commercial real estate, identifying opportunities for value creation is paramount. M Square Commercial (MSC) recently demonstrated its expertise in industrial land brokerage by facilitating a strategic M-1 zoned land sale disposition in Ashland, Ohio. This case study explores how our team leveraged local market insights and cross-state collaboration to transform excess industrial acreage into a prime commercial development [...]
Successful C-2 Zoned Property Sale to Del Taco Franchisee in Sanford, NC
At M Square Commercial, we recently facilitated a successful C-2 zoned land sale to a Del Taco franchisee in Sanford, NC. This 0.96-acre transaction, part of an excess land sale from a Modwash development, was a key opportunity for the franchisee to expand their operations. Our expertise in handling C-2 zoned land sales enabled us to secure this Del Taco franchisee for our Seller, in Sanford, NC. Sanford, NC [...]
Insights into an ALTA Survey
An ALTA survey is a valuable tool for developers and real estate purchasers to understand a property's characteristics, rights, and encumbrances. Here are some key points about ALTA surveys: Comprehensive information: ALTA surveys provide detailed information about property boundaries, easements, improvements, access, zoning, and flood zone classifications. Title-related matters: They include survey-related exceptions from the title commitment, such as rights-of-way, easements, and encroachments. Comparison with title documents: It's important to [...]
Insights into Marketing Land for Development
Marketing for retail land development includes selling not just a real estate location, but a vision of possibilities. Five must have’s for marketing materials for land development opportunities are as follows…. 1.Define the area in discussion. Simply pointing to a property with a designated parcel size next the arrow is not enough information. Instead provide the boundary lines or a survey if your seller can provide one to you for [...]
Insights into a Phase I Environmental Site Assessment
A Phase I Environmental Site Assessment (ESA) is a common due diligence item performed when purchasing land for development. Its purpose is to identify potential or existing environmental contamination liabilities that could impact the property's value and pose threats to the environment or human health. The intent is to evaluate the historical and current uses of the property to evaluate whether these uses have affected the soil or groundwater. Phase [...]
Insights into a Geotechnical Report
A geotechnical report is a common form of due diligence performed when purchasing a property and a crucial document that assesses the subsurface conditions of a parcel intended for development. It provides valuable insights and recommendations that are essential for the successful planning, design, and construction of a project. Here’s an overview of what a geotechnical report entails and its value to developers. A geotechnical report is prepared by geotechnical [...]