Northgate Commercial Advisors Request a study

Toledo, Ohio — commercial real estate advisory

Before you sign, read the whole market.

Northgate Commercial Advisors reviews leases, rent comps and sale-leaseback math for tenants, landlords and investors across retail, office and industrial property. The work is written down, clause by clause, before anyone commits to anything.

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Market report

Toledo Retail & Office Rent Study

Lease comps · Clause notes · Option pricing
  • Retail and office rent comps
  • Clause notes and expense stops
  • Renewal options priced to market
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Lease abstract — review copy Sheet 01 · Clause notes

Rent comps, clause by clause.

Check the base year before comparing anything to the market.

Option rent is read against the market, not against the lease.

§1.1 Base rent

Fixed annual escalation across the primary term. Percentage rent reviewed against gross sales thresholds.

§1.2 Term & options

Primary term with renewal options exercised in writing; option rent set to market rather than a fixed schedule.

§1.3 Operating expenses

Tenant share with base year and expense stop; caps, exclusions and audit rights negotiated.

§1.4 Assignment

Assignment and subletting subject to landlord consent, with recapture reviewed for effect on value.

§1.5 Co-tenancy

Co-tenancy and exclusive use tied to anchor occupancy, with remedies and rent abatement triggers.

§1.6 Tenant work

Landlord work and tenant allowance defined against the delivery condition and the build-out schedule.

Work product

Three ways we put the market in writing.

Each report is a document: comparables listed, adjustments shown, assumptions visible. Read it before you take it to a landlord or a lender.

§01 — Leasing

Lease review & rent study

Every asking rate is read against the lease it sits in — base year, expense stop, escalations and options, side by side.

  • Retail and office leasing
  • Tenant representation
  • Market rent studies
Request the leasing report Request · PDF
§02 — Investment

Investment sales underwriting

An asset is worth what its leases say it is. The work starts in the documents and finishes at the closing table.

  • Investment sales
  • Market rent studies
  • Sale-leaseback analysis
Request the investment market note Request · PDF
§03 — Sale-leaseback

Sale-leaseback analysis

Separate the operating business from the real estate, then price the lease that stays behind. Proceeds, rent and term modelled together.

  • Sale-leaseback analysis
  • Industrial site selection
  • Retail and office leasing
Request the sale-leaseback study Request · PDF

Scope of services

Clause by clause, the work we take on.

Six areas of practice, handled the same way: in writing, with the assumptions visible and the comparables named.

§1

Retail and office leasing

Space matched to the requirement — size, frontage, access and term — then negotiated against comparable deals rather than an asking rate.

§2

Tenant representation

One party at the table. We represent the occupier on rent, term, options, build-out and the clauses that cost money later.

§3

Industrial site selection

Site, access, clear height and utility requirements matched to the operation before a lease is drafted around the wrong building.

§4

Investment sales

Positioning, marketing and disposition of leased commercial property, with the rent roll and lease abstracts prepared before the asset goes out.

§5

Market rent studies

A written study of what comparable space actually rents for, adjusted and annotated so the conclusion can be checked line by line.

§6

Sale-leaseback analysis

Proceeds, retained occupancy and the rent that stays with the business, modelled side by side before a decision is made.

Market evidence

Rent comps, clause by clause.

A market rent study is a document, not an opinion. Comparable leases are listed, adjusted and annotated so a tenant or an investor can see exactly where a rate came from and what would move it.

  • Comparable leases, adjusted line by line
  • Expense stops, caps and base years isolated
  • Options and renewal rent priced to market
  • Sale-leaseback scenarios run side by side
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Street-level view of a downtown office building at blue hour
Office leasing, downtown Toledo
Retail unit interior during a build-out, fixtures partly installed
Retail build-out under review

Intake

Start with a market rent study.

Tell us the property, the space and the decision in front of you. We will prepare the study as a written document and send it on, alongside the market reports if you want them.

Close view of a desk with lease documents and a calculator during review
Lease review in progress
Intake sheet — market rent study Sheet 01

Reports and studies are issued as PDF documents. Your details are used to prepare the study.