Colorado Horse Ranch for sale

One of the last large parcels suitable for use as a Colorado Horse Ranch in the city of Golden, Colorado.  Nestled in a small valley just off of Hwy. 93 in Golden with mountain views and development potential for 120 single family home lots.  Currently there is an older home on the property with three bedrooms, one and 3/4 baths and a wood burning fireplace, including the fully finished basement.  The home is on a well and septic system, and has gas forced air heat.

Horse Property in Colorado

This Colorado Horse ranch is bordered on the East by North Table Mountain Village subdivision.  The homes there are selling in the $400k range on 6,000 square foot lots.  The land has barns, sheds and fenced corral and a pasture in back for horses.  Additionally, the Van Bibber creek runs across the property.  If you are looking for an incredible investment opportunity, that you can also live in, this is it!  Obviously, there is plenty of room for storing an RV, trailer, riding horses, riding ATV’s or dirt bikes.  The land is currently set up for a horse boarding operation with stables, loafing sheds, and has agricultural zoning. 

Excellent Golden Colorado location

Located close to an existing horse equestrian center, this home and ranch land has easy access to I-70, US 6, the Boulder Turnpike and the Northwest Parkway E-470.  The physical address is 19375 W. 58th Avenue, Golden, CO and is located just East of Highway 93 and the newly designated Jefferson Toll route.

Offered for sale at $999,999.  Previously under contract for $3.5 Million!  To see the home and land please call Jason Pavlovic to set an appointment.

Offered Exclusively by:
Surety Realty Inc.

Jason Pavlovic - 303.667.1622 direct
Jason@suretyrealty.com

House Land and Building for sale in Erie CO

Your chance to relocate to Erie Colorado on 5.8 acres of land with a warehouse, shop and house.  Currently zoned Business this existing plastics extrusion molding business has a use by right.  The owner of the property is willing to carry some of the financing, will offer training to a new owner of the business, or the land is suitable to re-development right now.  Located next to the elementary school and across the street from the middle school, the potential business uses for the land are just about endless.

If you’ve always wanted the opportunity to be self employed owning a successful business on land in Colorado, now is your chance.  The current owner is retiring and willing to consider offers and work with the ‘right’ new owner.

Offered Exclusively by:
Surety Realty Inc.

Jason Pavlovic - 303.667.1622 direct
Jason@suretyrealty.com

Stuart Dobson - 303.919.0309 direct
Stuart@suretyrealty.com

Louisville Office building for Sale - Approved Short Sale

This is an approved short sale opportunity right across from the proposed FasTracks light rail station.  Recently remodeled, this two story office building is partially tenant occupied.  Additional land is available for expansion or redevelopment.  Purchased for $540k only two years ago, this property represents an amazing chance to purchase a prime piece of downtown Louisville Colorado commercial real estate at a fraction of it’s appraised value. 

Cash or almost all cash purchase

Due to the limited tenants currently occupying the space, the property will have to be purchased by a cash or very strong buyer as the current rents will not support a full loan amount for the approved short sale amount.

For complete photos and a virtual tour

This office building went under contract within three days of being listed the first time, it has passed the first buyer inspection, but lenders are requiring it to be fully leased in order to lend on it.  Therefore the purchaser will probabaly have to submit a nearly all cash offer.

Offered Exclusively by:
Surety Realty Inc.

Jason Pavlovic - 303.667.1622 direct
Jason@suretyrealty.com

Stuart Dobson - 303.919.0309 direct
Stuart@suretyrealty.com

Broomfield Office Lease Space - Inexpensive and professional

If you are looking for small, short term, very clean, upscale office space to lease in Broomfield, CO.  The Broomfield commercial office space for lease in this building may be just right.  Located at 6343 W. 120th Ave, which is just west of Sheridan Blvd, this brick two story building has office suites with windows, mountain views, or interior offices.  All of the available office spaces left are on the second floor.  This is the best deal is Broomfield for office space for lease.

Cheap office space in Broomfield

Also known as the REMAX building, this office building is home to the REMAX Alliance offices on the first floor.  The lease rates range from $325 per month for an 85 square foot office, up to $975 per month for 630 square feet, with many offices in between.  You will not find nicer, less expensive office space in Broomfield!  Plus the landlord is willing to enter into short term leases, so your risk is minimal.

Office space amenities

Most offices have drop down ceilings, a phone line and one phone are provided (more lines are available), and may come with some office furniture for use as well.

Common Area includes:
• Conference Room - suitable for 15 people.
• Copy Room - has professional copier available.
• Reception Area - tiled; well lighted, and professional.
• Break Room - fridge, microwave, stove, sink, etc.
• Elevator access to second floor.

Offered Exclusively by:
Surety Realty Inc.

Jason Pavlovic - 303.667.1622 direct
Jason@suretyrealty.com

Stuart Dobson - 303.919.0309 direct
Stuart@suretyrealty.com

We believe in the building and office space so much, we even moved our office here.  If we as Realtors don’t know where the best, cheapest deals are…who are you going to follow?

Developers looking to refinance a distressed project by selling the bank note

If you are looking to refinance distressed commercial properties by selling the Commercial Notes that are backing the properties to a third party for a discounted amount and thereby refinance the project Commercial Note Brokers may be able to help.

By having the existing bank agree to take a short payoff on the note and re-selling the note, a developer or other distressed borrower can effectively refinance the loan by mutual agreement with the new note purchase of a lower stated par value of the note.  For example, if a note had an initial amount of $5 million, but the bank is willing to sell the now non-performing note for $3 million, the new note buyer may agree to a new stated par value of $4 million while agreeing to a workout schedule of reduced loan payments for the borrower.  This will have the advantage of allowing the borrower to keep the project without losing it to foreclosure, it will allow the new note buyer to recover the $1 million to the new par value, and it will allow the existing bank to dispose of the non performing note and ‘clean up’ their balance sheet and FDIC loan classifications.

Obviously the new note buyer and borrower must agree to this scenario, but it has been done and may be a possible solution for a well capitalized note buyer to work with a temporarily distressed borrower and bank that is under pressure to reduce their non performing note portfolio size.

For additional infomation on a specific scenario or situation, please contact Commercial Note Brokers directly.

Dear Mr. Bank President or Distressed asset manager:

How is 2010 looking for you?

The New Year has promise for many changes. One thing that has not changed is the continuing pressure on private equity holders of small and midsize banks that may engage in commercial lending. As the FDIC is forcing up Tier 1 capital requirements and becoming harder to satisfy as to the type of collateral and the strength of the borrowers, the bank’s shareholders stand to lose everything.

A bank has limited ways to raise this capital. One is of course increased shareholder equity participation. The other is to liquidate troubled loans.  The problem is that the bank cannot find the buyers who would buy one or two troubled loans at a market rate that is acceptable to the bank. The pooled fund managers that are the last resort for selling these assets will want everything or nothing, and demand prices that will guarantee them an 80% return on investment and guarantee that the bank takes an impossible hit to the bank’s capital. This puts the bank in a bad position of having to alienate good customers with longstanding relationships, do nothing in the hopes the commercial market will improve, or take over the property as OREO real estate and hope to sell it in a few years…

Commercial Note Brokers has a better way to preserve bank capital while disposing of troublesome loans.

We have identified buyers for these distressed notes, whether they are secured by land, multi-family projects, construction loans, commercial investor loans or underperforming retail and office properties. Our system allows the banks to be selective in which loan is offered while maintaining confidentiality.  In other words, the bank can ‘cherry pick’ which individual loans they want to entertain offers for, and allow us to perform the buyer qualification and do the marketing.  The bank is under no obligation to accept any offer, confidentiality will be strictly maintained, and the bank has nothing to lose from trying us out.

Check out our website at Distressed real estate notes, and if you would like to know more, then please give us a call.

Stuart Dobson, manager
303.919.0309 direct

The Time to Act is NOW (or in the immediate future)

As the recession deepens, market-savvy investors are waiting patiently for the time to strike the real estate.  Savvy investors are no longer looking at the residential housing market but the commercial real estate market.  The distressed commercial real estate market in the coming months and years will make the residential market look like a comma (anyone get this reference?).  According to the FDIC Foresight Analytics, the second quarter of 2009 produced 17.1% delinquent construction loans.  As we all could have guessed, the retail market is getting hit the hardest (http://tinyurl.com/ydj2km7). 

Unfortunately, investors who bought commercial real estate a few years ago, are the ones totally getting screwed by the depreciating values of their assets.  With values decreasing and loans maturing, it will make it impossible for them to refinance their loans without a write down in value of the troubled real estate assets. 

So where should investors buy real estate notes?  Well, if they are waiting for the bank to foreclose on the property, it could take months, if not a year(s).  Banks with discounted notes for sale are the best way to achieve a strong bargain in today’s commercial market.  Sites like Commercial Note Brokers will work with banks to bring these discounted notes to the market for investors to peruse and buy if they feel the investment works.

Commercial Real Estate Opportunities arise at your feet

Recently, I’ve been reading many articles – both online as well as through print publications – regarding landlords slashing their rents and increasing incentives for companies (tenants) to stay at their current location.  As I read more and more, landlords should be very wary of all their tenants.  Tenants have a lot more negotiating power than ever before. 

Long lease terms are no protection

Although landlords can sleep better at night with long term leases with, for example, office spaces, there comes a time when the lease expires and the tenant has many choices.  Landlords will be spending a great deal of time, money and energy keeping that business currently in their space when there are more attractive leases with more incentives available elsewhere that are heavily competing for that business tenant.  Not only are the landlords worried about future vacancies but banks are as well.

Commercial Foreclosures are rising

Commercial foreclosures are on the rise and will probably continue to be on the rise for many years to come as landlords won’t be able to pay the mortgage.  Banks should be, if they’re not already, working with landlords to come up with incentives to keep business owners at their current office location as banks are trying to save as many Commercial Notes as possible. 

For example, small gestures may mean a lot to companies.  If a landlord knows that a tenant’s lease is coming up, the landlord may want to pick up the Internet bill for two additional years to incentivize the current company to “stay in office.”  Regardless, rents are down in many places across the country which means that there will be many commercial bank notes not performing as well as they should be.  Banks and landlords should be prepared for tenants looking for a better lease at another office space.

Does your bank have problem loans?

- Does your bank have problem loans backed by commercial real estate?  Are they performing loans now, but you know they may become sub- or non- performing in the future?
- Has the FDIC recently completed an audit and increased your capital requirements or changed some loan classifications?

If these or similar situations apply or your bank needs to dispose of problem OREO, real estate or loans, then you should contact Commercial Note Brokers now.

There are three main problems with disposing of OREO or problem loans. 

1. The cost of foreclosing on the property and then hiring real estate agents to sell the property is very high – often approaching 10% of the property value.
2. The time frame required while the property is foreclosed on and finally sold is very long – usually a year or longer.
3. Finally, the net amount the bank receives in cash, after selling costs or from pooled investor ‘sharks’ offering 20 cents on the dollar is far less than the property is actually worth.

We are the solution

Commercial Note Brokers, or CNB, can market and sell your problem loans whether they are currently performing or not, whether your bank has begun foreclosure proceedings already, and even if the property securing the note is currently being marketed by real estate brokers as that will not affect our note sale transaction.
Our costs are lower and our time frame to sale is quicker!  So rather than paying 10% and taking two years to foreclose and sell a property, CNB can sell the note for 2%, probably in a couple of months.

So if your bank needs to realign loan classifications or raise capital quickly, contact CNB today for a confidential discussion.

Banks can prevent REO from impacting their capital

There seems to be a common knowledge among most of today’s bankers and special asset managers that OREO or REO assets are a given for most commercial loan assets held by banks.  The assumption is that the economy is not doing very well, businesses are struggling, and real estate loans in particular are defaulting left and right, and therefore many real estate backed loans will be finding there way to the banks balances sheets as OREO assets.  This does not have to happen!

Long before a real estate (or any loan for that matter) starts becoming sub or no performing, most bankers are pretty much aware that a problem is developing.  They see the business owner bank balances, know the deposit history, have a recent appraisal, often see the payroll numbers, and may have heard rumors about the borrowers condition.  Banks are often very slow to change or explore alternatives, yet there is a very good alternative to foreclosure and taking the real estate on as OREO, a bank can sell the distressed asset loan.

Why sell the distressed loan?

By selling the distressed note instead of foreclosing on the real estate and giving it to REO real estate brokers a bank can save the cost of foreclosure, title work, real estate commissions and property management and carrying costs.  Often the cost of foreclosing and then selling REO real estate can easily amount to 10% of the price of the real estate asset involved.  When you consider that this process will often take a year or two to complete, it becomes a horrible option for those banks that have recently had an FDIC audit and need to raise capital quickly or reclassify their loans.

By using a group like Commercial Note Brokers to sell the distressed note, the sale process can be completed quickly (often within 30 to 90days), costs less to complete, and completely avoids real estate commissions, title costs, and attorney foreclosure costs.

Recovering more from distressed loan assets

In order to reduce any impact on bank capital, the recovery process for selling distressed assets must be quick, efficient and generate the maximum amount that the distressed asset is worth.  Foreclosing on the real estate securing the loan and then selling it utilizing REO brokers will rarely accomplish this  goal.  Traditional commercial real estate brokerage involves putting up a sign, perhaps managing the property until it sells (at the banks expense of course), and maybe some half hearted attempt at listing the property online with some of the better known commercial property listing sites.  Unless another commercial real estate broker brings a buyer to the property, the odds of selling for any reasonable value are very low.

By selling the distressed note directly, the bank or special asset manager can offer a product that is more in demand, has less competition to sell, lower costs to sell, can close quicker, and due to superior marketing will recover a higher price than the real estate would if sold traditionally.

This translates directly into less of a capital hit to the bank as well as immediately removing the problem loan from the classification on the balance sheet.