Twin Cities office, industrial, retail and investment. Demonstration site with sample content.
Downtown towers, North Loop creative space and suburban campuses, leased on your side of the table.
Minneapolis CBD
Distribution, light manufacturing and crossdock buildings across the airport south and northwest corridors.
Eagan and Airport South
Endcaps, storefronts and single tenant net lease assets, priced against real Twin Cities comparables.
Retail availabilities
Six practices, one brokerage. Occupiers on one side, owners and investors on the other.
Tenant representation
MN Broker Licence #XXXXXXXX (placeholder) · Demonstration site with sample content
Office, industrial, retail and investment brokerage across the metro. We price the deal in gross occupancy cost per usable square foot, then argue from there.
Sample Figures on this website are illustrative samples created for a demonstration build.
What decides a deal is not the same across product types. These are the numbers we survey on.
Three products that behave nothing alike. Tower space carries a 1.15 to 1.20 load factor on a triple net quote; North Loop brick runs as low as 1.09 on modified gross; suburban office quotes full service gross with parking included. Comparing them on face rate is meaningless.
Pallet positions are the requirement; square footage is a consequence of the racking decision. We survey on clear height at the first column, dock count, slab load, power and court depth, then the square footage falls out of it.
Retail deals turn on infrastructure and on frontage. A grease interceptor, a hood rough-in and a three phase service already in place can be worth more than two dollars off the rate, because bringing a cold shell to restaurant readiness runs 95 to 130 dollars a square foot before finishes.
Flex and medical space are decided by two numbers nobody puts on a flyer: how much of the building is finished office, and how many stalls there are per thousand square feet. Get those wrong and a perfectly good building fails on day one.
Seven of the hundred and twenty eight spaces we track. Every one carries its real specification, not an adjective.
Browse availabilitiesScroll or use the controls
330 Marquette Avenue South, Minneapolis
A full-floor plate on 22 with skyway access, second generation improvements in place and a landlord willing to fund the difference.
Space detail412 North Third Street, Minneapolis
Timber and brick loft space with a 1.09 load factor, which is the lowest of any office availability we track downtown.
Space detail214 East Fourth Street, St. Paul
The largest contiguous block in Lowertown, at a gross occupancy cost roughly nine dollars under comparable Minneapolis CBD space.
Space detail3400 Northwood Circle, Eagan
Cross dock capable bulk distribution nine minutes from the MSP cargo apron, with ESFR sprinklers and a 135 foot court.
Space detail9820 Fernbrook Lane North, Maple Grove
True cross dock configuration with doors on both faces, rare under 60,000 square feet in the northwest corridor.
Space detail1755 Weir Drive, Woodbury
Forty percent office finish with a parking ratio of 4.8 per thousand, which is what makes this work for a service contractor with a large field crew.
Space detail5140 Bass Lake Road, Plymouth
Heavy power and a ten ton bridge crane in two bays. This is a manufacturing building, not a distribution building dressed as one.
Space detailBase rent is a fraction of the answer. Add the operating expense load, escalate it across the term, then take out the free rent and the improvement allowance.
Six ways to work with us. Which side of the table you sit on decides the shape of the agreement and who pays the fee.
Companies looking for space. Our fee comes out of the commission the landlord has already budgeted, so representation costs you nothing directly.
No direct feePaid by the landlord from a budgeted commission
One location, one search, one lease. The standard tenant representation assignment.
No direct feePlus an agreed retainer for locations outside the metro
Multiple locations and rolling expiries handled on one calendar, with a standing renewal review.
Retainer plus commissionRetainer credited against commission at completion
When the question is which city rather than which building: labour, logistics, utilities, incentives.
Sample Fee structures shown are illustrative for a demonstration site. Every assignment is quoted in writing before it begins.
Owners of income producing property. Fees are a percentage of gross rent or of sale price, agreed in writing before the assignment starts.
Percentage of gross rentSplit with the procuring broker on cooperating deals
A twelve month listing with a written absorption target and a pricing review at month six.
Percentage of collectionsScaled by asset size and complexity
Day to day management with an owner's reporting standard and a real capital plan.
Percentage of sale priceAgreed in writing before the asset is prepared
Underwritten before it is listed, marketed to a dated call for offers, closed on a schedule.
Sample Fee structures shown are illustrative for a demonstration site. Every assignment is quoted in writing before it begins.
The same building at the same face rate can cost you fourteen dollars a square foot more or less depending on which of these the landlord quotes.
The most common structure for Twin Cities industrial and retail, and increasingly for office. The quoted rate is base rent alone, and you pay your pro rata share of real estate taxes, building insurance and common area maintenance as a separate monthly estimate, reconciled annually against actual cost. Always ask for the current operating expense estimate and the last two years of actuals: a low base rate with an unexamined expense load is the oldest trap in the business.
Where you will meet it: Industrial, retail, and most modern multi tenant office
Common in converted and smaller office buildings. The base rate includes real estate taxes and building insurance, so the number on the flyer is closer to the number you actually pay, and the tenant handles its own electricity, janitorial and interior maintenance. The variable to watch is the expense stop: many modified gross leases pass through increases in taxes and insurance above a stated base year, so the structure is only fixed for the first year.
Where you will meet it: Converted loft office, North Loop brick and timber, smaller multi tenant buildings
Standard in suburban office and in medical office. The quoted rate covers real estate taxes, insurance, common area maintenance, janitorial and building utilities up to a defined base year, and you pay your share of increases above that year. The base year is the term that matters: if the building was lightly occupied in that year, the grossed-up expense level is low and every subsequent year produces a pass-through. Negotiate the base year as hard as the rate.
Where you will meet it: Suburban office along the 394 corridor, medical office, corporate campuses
Used mostly on single tenant industrial buildings where there is no meaningful common area to allocate. Real estate taxes and building insurance are inside the base rent; the tenant pays every utility, every interior and exterior maintenance item short of roof and structure, and usually the snow removal and landscaping too. The negotiation point is always where the line sits on the roof membrane, the parking surface and the HVAC units, because on a long single tenant term those are the expensive items.
Where you will meet it: Single tenant manufacturing and older industrial buildings
Tenant pays base rent plus its proportionate share of taxes, insurance and CAM
Roughly eleven months for an office requirement with a build-out. The overlapping weeks are deliberate: lease negotiation and design run in parallel, or the build waits on a signature.
Weeks 1 to 4
Headcount curve, room count, power and parking load, target date and budget. We write it down and you sign off before we look at a building.
Weeks 3 to 9
Direct, sublease and shadow availability normalised into one comparable table, then a tour day with a written debrief the same afternoon.
Weeks 9 to 12
One document to every shortlisted landlord on the same day, so the responses can be compared without translation.
Weeks 12 to 18
Two to four counter rounds on rate, term, allowance, free rent, escalations, options and restoration, then the letter of intent.
Weeks 16 to 26
Lease negotiation runs in parallel with test fits, pricing and permit drawings so the build-out does not wait on the signature.
Weeks 26 to 46
Permit, construction, furniture, technology and handover. We stay on the project until you have a certificate of occupancy.
Sample Indicative durations for a 10,000 to 25,000 square foot office requirement. Industrial with a build-out runs longer; a build to suit runs 18 to 30 months.
This is the checklist we walk an industrial building with. Every line has cancelled a deal at some point, usually after the tenant had already fallen for the building.
They showed us gross occupancy cost per usable square foot and the ranking of our shortlist completely flipped. Nobody had done that arithmetic for us before.
Rentable square feet equal usable square feet multiplied by the load factor. The difference is common area, and you pay full rent on all of it.
The same programme in four building types
Seven submarkets, tracked quarterly for vacancy, absorption, deliveries and asking rates across office, industrial and retail.
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