In this competitive leasing market, one of the first questions prospective commercial real estate tenants ask is, “Is the landlord in a position to negotiate price and terms?”

Lately, that’s translated into: “How much free rent can I get?”

One of the questions, conversely, that the landlord may wish to ask a startup, new-to-area or unknown (as opposed to a national franchise, or a well-established local business, for example) is

“May we see a copy of your business plan?”

Reaction to this request can range from “What’s a business plan?” to “How is that any of your business?”

Not having a business plan for submission with a letter of interest is a red flag to many landlords and their brokers.

To seasoned landlords, a prospective tenant’s business plan is a key piece of collateral, and can be very instrumental for the business owner to obtain the best possible space for the lowest price, with the maximum landlord cooperation.

To the landlord, their building is THEIR business. It’s their income.

A solid business plan answers the question, “Will your tenancy be positive or negative cash flow?” for a landlord. 

To execute a lease without a clear idea of the business’s plan would be like hiring an employee without a job application or resume–and what bank would loan you money without a loan app?

I often find that resistant prospects simply don’t know how to write a business plan.

For a startup, writing a business plan is vitally important, both to impress the landlord and to keep you on track for success.

To write a business plan that impresses the landlord:

• Start with your company’s vision or mission statement.

That’s a line or two describing exactly what you want your company to be known for in its industry, and how it plans to do that.

Example: Wonderful Widgets, Inc, the top supplier of widgets to widget users in the Tri-State Area, using a proprietary fabrication process that streamlines production, facilitates the fastest turn times and assures customer satisfaction through superior customer care.

• Identify your demographic. This will also help the landlord determine if you will be a good fit for the property you’re interested in. He may even have another in mind that would work better, once he knows who your customer base will be.
• Identify similar businesses in the area you would consider competitors. It’s possible that a tenant already in place may have an exclusivity clause that would preclude tenancy in that center. On the other hand, a symbiotic relationship may be possible.
• List the working capital you will need, and where you plan to get the money (or verify that you have it).
• List the type of buildout you will need. A site plan or floorplan would be ideal here. This will help the landlord ‘pencil’ tenant improvements and probably, shorten negotiations.

• List the staff you will be hiring, when and for what purpose.
• List the equipment and fixtures you will need for your business, and its costs.
• List the amount of reserves you will need on hand for anything unforeseen, and the source of those reserves. In my seasonal resort area, this is critical.
• Determine your estimated costs for the period you will lease the property (5-10 years is a good projection period) including advertising, payroll, utilities, taxes, insurance and tools of your trade, etc.

• Project your estimated net operating income for the business during each of the years of tenancy.
• Note plans for expansion and at what point of the plan’s timeline it is anticipated.

• Include, if you feel it necessary, a confidentiality statement for the landlord and his broker to sign.

• Finally, make a statement or attach a resume about your personal qualifications that will make the business a success.

• Include a cover sheet.

Recognize that a business plan is a work in progress. Recently, I had an owner of a startup tell me he had written his business plan over a dozen times in as many years, adapting to changing times and augmenting as new information and data comes in. This is a formula for success.

When you have an organized, clear business plan, you can make the right impression on a landlord. In turn, that landlord will be far more likely to assist you with buildout, incentives and yes . . . perhaps, even that free or reduced effective rent, to get you started comfortably in your new Bullhead City commercial space.

I represent landlords of prime commercial space for lease in Bullhead City, AZ and work with tenants seeking Bullhead City, Fort Mohave and Mohave Valley AZ office, retail, industrial and flex space, to name a few commercial property types.

How can we help you?

Google Me!

Deals That Make Sense.

Bullhead City 86442, Fort Mohave 86426, Mohave Valley 86440

SEARCH FOR ARIZONA REAL ESTATE On The Beautiful Colorado River ~~~

www.RealEstateBHC.com

www.CommercialBHC.com

http://facebook.com/NextWaveREI

866-228-2643

Candice A. Donofrio, Owner/Designated Broker

Certified Commercial Sales Specialist

ALL WORDS AND IMAGES ARE INTELLECTUAL PROPERTY OF CANDICE A DONOFRIO AND NEXT WAVE REAL ESTATE INVESTMENTS AND MAY NOT BE USED WITHOUT PERMISSION. C.2010-2011

Don’t even think about it.

It used to be that Colorado River homes on acreage were easy to find and cheap to buy . . . then, developers came in and split up large parcels into tracts of homes, making it rare and costly to find horse property at an affordable price–if at all. When you do, expect dirt roads, water tanks, fixer uppers and civilization in the distance.

That is great for some, indeed.

But if you are looking for a Mohave Valley home that is move-in ready, on horse-zoned acreage, on a main thoroughfare between 2 Colorado River boat launches with easy access and all the conveniences . . .

THIS IS IT.

And at a GREAT price!

2200 E Courtwright Road, Mohave Valley AZ 86440 is a 1988, ground set multi-wide 1750 SF Cavco manufactured home with 3 bedrooms and 2 baths on 5.03 acres with frontage on both Courtwright and Warwick for easy, paved access to the entire property. This home has its own well, new in 2006, new AC in 2008 and electric and propane for heating, cooking etc.

Inside, a roomy and open floorplan ideal for entertaining – a large breakfast bar and informal dining and a formal dining room that could easily convert to an office, den or even a fourth bedroom.

Split bedrooms at the end of a long hallway allow privacy for guests.

There is a detached, 28 foot deep garage for toys, AND a covered 60 ft long carport for more vehicles.

The entire parcel is cleared and parklike for picnics, barbecues or . . . use your imagination.

The back patio is fenced, with additional storage and even a tiled ‘Arizona room’ for your pet!

You will LOVE relaxing on your own Arizona horse ranch, with plenty of room for lots of guests and family.

This property is offered at a very doable $189,900 with cash or conventional financing the preferred terms. This property can be financed and we have ample resources. Just ask.

Apx 10 minutes east, fisherman’s paradise Topock Marina.

Apx 10 minutes west, golf and launch at Jack Smith Park in Needles, CA. Easy access from I-40 and about a half hour’s drive to Lake Havasu.

About 20 minutes away, all the shopping, services and resorts in Bullhead City and Fort Mohave.

And about 30 minutes north, the casino resorts of Laughlin NV.

For more information, showing appointment or to get the offer process started online, give us a shout.

We love critters!

Google Me!

Deals That Make Sense.

Bullhead City 86442, Fort Mohave 86426, Mohave Valley 86440

SEARCH FOR ARIZONA REAL ESTATE On The Beautiful Colorado River ~~~

www.RealEstateBHC.com

www.CommercialBHC.com

http://facebook.com/NextWaveREI

866-228-2643

Candice A. Donofrio, Owner/Designated Broker

Certified Commercial Sales Specialist

ALL WORDS AND IMAGES ARE INTELLECTUAL PROPERTY OF CANDICE A DONOFRIO AND NEXT WAVE REAL ESTATE INVESTMENTS AND MAY NOT BE USED WITHOUT PERMISSION. C.2010-2011

Don’t even think about it.

Laughlin Ranch is back, bigger and better than ever, market briskly rebounded on far more solid footing than before.

Prices are literally HALF of what they were at the height of the market. And the five star resort-style living remains the best in the area.

Your opportunity to acquire the BEST properties in Laughlin Ranchwill be a short-lived one, as the County records show a flurry of recent activity.

If you move decisively NOW, however, you can live the dream that is Laughlin Ranch.

Here is one of the best opportunities to–pardon the pun–come down the fairway in some time:

2982 Sidewheel Drive, Bullhead City 86442, located in Laughlin Ranch’s prestigious Vistas is a hilltop view homesite that takes in not one but FIVE T-boxes on the championship golf course, as well as offering a bird’s eye view of the Laughlin Ranch clubhouse, the upscale, elegant community’s Grill (to die for chow), salon, mudroom, world class day spa, pro shop, banquet and meeting rooms, swimming pool, gym and workout facilities.

The owner spent an additional $25,000 for custom house plans that are nothing short of breathtaking.

IMAGINE THIS: The plans include a 3000 SF custom home with outside kitchen and bath in the pool area taking advantage of the mountain, T box and River views. The home also will have a formal dining area with fireplace, and a study with atrium garden area. The kitchen niche looks at the breathtaking view.

The owner also paid $1200 for the HOA approval for the plans and additional amenities, such as an RV garage to go with the oversized garage.

Did you know that parts of the movie “Escape From Witch Mountain” were filmed here?

NOW, A 2002 RED CORVETTE WILL ALSO BE INCLUDED FOR 10.00 WITH ACCEPTED OFFER!

Disclosure on Corvette Offer: For an acceptable offer to the seller on 2982 Sidewheel, a 2002 red Corvette will be transferred to the new buyer for $10.00 at closing. The seller will be offering the red Corvette on 2 other combination parcels of land: one in Lake Havasu City, AZ, and one in Yucca, AZ ONLY the first of the three listings of land with an acceptable offer can have the red Corvette for $10.00 at closing. Buyer must come and pick the red Corvette up or pay for transportation from Williams, AZ. Seller will not include owner carry terms if the car is included in the transaction.

This AWESOME property is being offered for $111,111 AND the owner –one is an AZ RE Licensee is willing to get creative!

Laughlin Ranch has never been more affordable. But it won’t last forever.

Still, if you act now, you could be spending part of the Summer of ’12 at the River!

How can you pass THAT up?

How can we help you?

Google Me!

Deals That Make Sense.

Bullhead City 86442, Fort Mohave 86426, Mohave Valley 86440

SEARCH FOR ARIZONA REAL ESTATE On The Beautiful Colorado River ~~~

www.RealEstateBHC.com

www.CommercialBHC.com

http://facebook.com/NextWaveREI

866-228-2643

Candice A. Donofrio, Owner/Designated Broker

Certified Commercial Sales Specialist

ALL WORDS AND IMAGES ARE INTELLECTUAL PROPERTY OF CANDICE A DONOFRIO AND NEXT WAVE REAL ESTATE INVESTMENTS AND MAY NOT BE USED WITHOUT PERMISSION. C.2010-2011 Don’t even think about it.

Truly affordable Bullhead City area waterfront land is available for purchase with no fuss, no muss – BANK OWNED and the bank may finance OAC!

10733 S. Shimmering Way, Mohave Valley AZ 86440 a waterfront custom homesite with 71 feet of crystal blue frontage on The Coves On The Colorado River‘s man made lakes, is now exclusively offered for sale.

The Coves On The Colorado River is a beautiful, gated custom homes only subdivision located in Mohave Valley, AZ, south of Bullhead City and across the Colorado River from Needles, CA’s Jack Smith Park.

The subdivision is one of only a select few with a gated, private community boat launch on the Colorado River.

The HOA dues are 110 a month, much lower than many of the gated communities in the Bullhead City area and as low as a third of some of the other waterfront subdivisions. And with the well-maintained water features and river access, it’s a great value. (The channels allow only electric and row boats – gas powered boats may launch on the River, from the community launch)

For HOA information, call the HOA management company – Ranch Kidz at 928-754-5222

Click HERE for the CCRs

Ask us about local builders. (They are not all created equal, but we know the great ones.)

The water views are stunning in both locations. The land is level with utilities in or easily available. There are NO build deadlines – you may buy and build or invest and hold. Whatever makes sense!

Land in this subdivision was initially very pricey, but a rash of REO and distress sales drove the prices down for a time.

Now, however, the distressed properties are bought up, prices are trending back up, and this is one of the least expensive lots currently offered in the Coves.

The REO bank will consider financing a qualified buyer. Contact us for details.

Can you buy on the River in a custom waterfront subdivision without breaking the bank?

Yes you can.

We love deals that make sense.

Google Me!

Deals That Make Sense.

Bullhead City 86442, Fort Mohave 86426, Mohave Valley 86440

SEARCH FOR ARIZONA REAL ESTATE On The Beautiful Colorado River ~~~

www.RealEstateBHC.com

www.CommercialBHC.com

http://facebook.com/NextWaveREI

866-228-2643

Candice A. Donofrio, Owner/Designated Broker

Certified Commercial Sales Specialist

ALL WORDS AND IMAGES ARE INTELLECTUAL PROPERTY OF CANDICE A DONOFRIO AND NEXT WAVE REAL ESTATE INVESTMENTS AND MAY NOT BE USED WITHOUT PERMISSION. C.2010-2011

Don’t even think about it.

Every year around now, there is a small window of opportunity to dispute your Mohave County AZ Tax Valuation. Our Mohave County Assessor’s Office fields many, many petitions to review valuation on Mohave County, AZ residential, commercial or unimproved property.

Once you receive you Notice Of Valuation, you will have 60 days from notice to submit your request that the County Assessor review the Full Cash Valuation of your property, if you suspect it is based on too high a market value.

You will need to obtain the right forms and instructions.

Click HERE for residential forms.
(Right click, then select ‘Save Link As’ for the residential forms in PDF)

More forms and info can be found HERE, at Mohave County’s website.

Then, obtain comparable sales that support a realistic fair market value for your property. (We can help with that)

Finally, if you find that the Full Cash Value is significantly higher, follow the instructions to submit the forms and supporting information.

Here’s the timeline and flow chart for the process.

If you need assistance, especially with your Bullhead City, Fort Mohave, Mohave Valley area commercial property, give us a shout. We can direct you to the most accurate information to make your case. Our clients are successfully disputing their valuations in many cases.

How can we help you?

Google Me!

Deals That Make Sense.

Bullhead City 86442, Fort Mohave 86426, Mohave Valley 86440

SEARCH FOR ARIZONA REAL ESTATE On The Beautiful Colorado River ~~~

www.RealEstateBHC.com

www.CommercialBHC.com

http://facebook.com/NextWaveREI

866-228-2643

Candice A. Donofrio, Owner/Designated Broker

Certified Commercial Sales Specialist

ALL WORDS AND IMAGES ARE INTELLECTUAL PROPERTY OF CANDICE A DONOFRIO AND NEXT WAVE REAL ESTATE INVESTMENTS AND MAY NOT BE USED WITHOUT PERMISSION. C.2010-2011

Don’t even think about it.

Starting up a small business can be risky and costly in these trying times.

You need to have a good amount of working capital. Equipment. Staff. And time.

Usually.

But perhaps not always.

Preferred Mini Storage, an OREO (commercial bank-owned) 27 unit mini-storage facility in Topock/Golden Shores, located at 12911 S Cerro Colorado Dr, Topock AZ 86436 could be the perfect start up for someone with a little money and a little time to invest in building a business.

It’s a 3429 SF, 3 building mini storage facility built in 1993 . . . just blocks off the easy-to-find corner of Mohave Valley Hwy (Courtwright Rd) and Golden Shores Parkway. It’s located right in the center of town, near the fire station, restaurants, post office and other Topock services.

It’s a business you can operate with low overhead, minimal time and energy.

Since the bank took over, many of the units are not rented (if you need storage there, the prices can’t be beat and we are offering rent specials-contact me to grab a space!) but the potential rental income is around 16,000 a year and the CAP rate, a VERY buyer-friendly 20%

The list price of 76,900 is a good 25% under market.

The bank may also finance a qualified buyer. Contact me for details.

Boaters, skiiers and anglers have Lake Havasu and Lake Mohave within a half hour to 45 minutes in either direction, and it’s a 5 minute hop to fisherman’s paradise Topock Marina (shown here, complete with tongue-in-cheek sign)

So what better service than to provide than inexpensive storage for their stuff?

Why not start 2012 with a brand new business in a great location along the beautiful Colorado River?

Definitely a deal that makes sense.

Our favorite kind.

Google Me!

Deals That Make Sense.

Bullhead City 86442, Fort Mohave 86426, Mohave Valley 86440

SEARCH FOR ARIZONA REAL ESTATE On The Beautiful Colorado River ~~~

www.RealEstateBHC.com

www.CommercialBHC.com

http://facebook.com/NextWaveREI

866-228-2643

Candice A. Donofrio, Owner/Designated Broker

Certified Commercial Sales Specialist

ALL WORDS AND IMAGES ARE INTELLECTUAL PROPERTY OF CANDICE A DONOFRIO AND NEXT WAVE REAL ESTATE INVESTMENTS AND MAY NOT BE USED WITHOUT PERMISSION. C.2010-2011

Don’t even think about it.

You would be amazed to learn how long, contentious and costly battles have been fought over land on the Colorado River.

A recent case, the Aria Case, that started in the early 1990s was settled and put to rest just last year, over a triangle of land on the Colorado River known as the ‘disputed triangle’.

The main issues were whether, through gradual accretion or sudden avulsion, the borders of California, Arizona and the Fort Mohave Indian Reservation were changed over the past 100-ish years–and who had claim to ownership of the disputed land.

The Tribe and the Aria family (gathering other landowners over time) differed over what those boundaries–and ownership–actually were in the present day.

Several dozen disputed parcels along the Colorado River were, after much expert testimony and many studies, deemed to be rightfully owned by their individual owners.

The Tribe appealed the ruling, but withdrew their appeal last year.

Through these past 17 years, getting title insurance issued for these parcels was impossible, making them difficult and risky to transfer for all parties.

The Aria ruling eliminates those particular obstacles to clearing title (subject to whatever other liens or encumberances exist on any individual parcels).

The Aria Case is a fascinating story of how Mother Nature can potentially change the claim to land without ‘human’ intervention.

This wonderful parcel previously among the disputed properties is now available for purchase.

9502 Evans Lane may be one of the best off-River properties available because of its corner location and bordering Tribal agricultural land.

This 1.38 acre land parcel at the extreme north end of Evans Lane, a street of equestrian estates and ranches, has frontage on both Evans Lane and Indian Road, with nothing but wide open spaces to the north and the Colorado River just a few blocks west at Dike Road, the most exclusive Colorado River custom waterfront homes location in our area.

The parcel is fenced and gated, with mature trees (previous old residence has been torn down; a carport remains from the previous structure. Lot will require clearing and some tree-trimming).

Mohave County RE zoning permits horses, AND 2 full size homes per lot.

Also, per County, the lot may be split into 2 lots and each may have 2 homes as long as there is sufficient room for adequate utilities (septic tank and well).

So with the proper permits and approvals, there is multifamily application possible with this property.

Offered at a reasonable 60,000, the owners will consider any terms that make sense.

Contact us for information, or to get the offer process started.

See YOU at the RIVER!

HUD is more than single family homes . . . if it was FHA financed and foreclosed, it will be made available for sale via HUD’s streamlined, automated and information-rich systems.

And that means multifamily housing — even large apartment buildings.

If you visit the HUD website each Wednesday, you’ll be updated with a list of HUD Multifamily properties available for bidding.

Each property has a link to an Info and Bid Kit (Here’s an example of an offering) with property info, instructions and the location of the auction.

Registration with HUD’s Active Partners Performance System is required.

Registration to use HUD’s APPS and Secure Systems is a multi-step process. You will need to follow the Instructions for registering for both “Secure Systems” and APPS on the Active Partners Performance System (APPS) web site in order to login to APPS through Secure Systems.

You can see a list of recent sales here, nationally searchable.

Here are sales in Arizona.

Check out a couple of recent sales in AZ, and the deals these principals got on units:

• VISTA VIEW APARTMENTS — 75 units
• 2002 EAST FORT LOWELL RD. , TUCSON, AZ 85719
• Purchaser: FT. LOWELL VIEW, LLC, 002 N. CAMPBELL AVE, STE. 200
• Sale Date: 05/02/2011
• Sale Price $25,000.00

• CAMPAIGE PLACE — 300 units
• 209 W. JACKSON, PHOENIX, AZ 85003
• (purchaser not disclosed)
• Sale Date: 08/01/2011
• Sale Price $2,455,000

If you want to be placed on HUD's mailing list for available properties of this kind,
you can sign up here.

GREAT opportunities for those wanting to invest in
Arizona commercial and investment real estate.

MORE GREAT opportunities for those wanting to invest in
Bullhead City, Fort Mohave and Mohave Valley commercial and investment real estate.

Here's what's available . . .

It used to be that Colorado River homes on acreage were easy to find and cheap to buy . . . then, developers came in and split up large parcels into tracts of homes, making it rare and costly to find horse property at an affordable price–if at all. When you do, expect dirt roads, water tanks, fixer uppers and civilization in the distance.

That is great for some, indeed.

But if you are looking for a Mohave Valley home that is move-in ready, on horse-zoned acreage, on a main thoroughfare between 2 Colorado River boat launches with easy access and all the conveniences . . .

THIS IS IT.

And at a GREAT price!

2200 E Courtwright Road, Mohave Valley AZ 86440 is a 1988, ground set multi-wide 1750 SF Cavco manufactured home with 3 bedrooms and 2 baths on 5.03 acres with frontage on both Courtwright and Warwick for easy, paved access to the entire property. This home has its own well, new in 2006, new AC in 2008 and electric and propane for heating, cooking etc.

Inside, a roomy and open floorplan ideal for entertaining – a large breakfast bar and informal dining and a formal dining room that could easily convert to an office, den or even a fourth bedroom.

Split bedrooms at the end of a long hallway allow privacy for guests.

There is a detached, 28 foot deep garage for toys, AND a covered 60 ft long carport for more vehicles.

The entire parcel is cleared and parklike for picnics, barbecues or . . . use your imagination.

The back patio is fenced, with additional storage and even a tiled ‘Arizona room’ for your pet!

You will LOVE relaxing on your own Arizona horse ranch, with plenty of room for lots of guests and family.

This property is offered at a very doable $189,900 with cash or conventional financing the preferred terms. This property can be financed and we have ample resources. Just ask.

Apx 10 minutes east, fisherman’s paradise Topock Marina.

Apx 10 minutes west, golf and launch at Jack Smith Park in Needles, CA. Easy access from I-40 and about a half hour’s drive to Lake Havasu.

About 20 minutes away, all the shopping, services and resorts in Bullhead City and Fort Mohave.

And about 30 minutes north, the casino resorts of Laughlin NV.

For more information, showing appointment or to get the offer process started online, give us a shout.

We love critters!

It is very rare to find such an elegant, grand Mohave Valley AZ horse peoperty this close to the Colorado River:

3249 and 3250 Canal Drive is a 2640 SF custom built 2006 ranch style home with a 1152 SF manufactured caretaker’s quarters on a 5 acre Mohave Valley agricultural-residential parcel. Set back about a mile from Courtwright Road, the route between Needles, CA and Topock/Golden Shores AZ, you’ll be immediately struck by the elegance and beauty of this oasis at the end of a remote cul-de-sac rural road, far removed from the noise and bustle of our resort towns.

The next thing that will amaze you is how beautiful and pristine the grounds are. The owner’s pride in this unique property is apparent, as the entire property is landscaped and maintained daily.

Low maintenance landscaping and swaying palms make for a gorgeous front yard, but with plenty of exercise and roaming room for critters. There is a 5 stall barn and additional shade for parking or horses near the homes, as well as a cleared, fenced and cross fenced exercise yard. A private well irrigates and services the properties inside and out, and the main house is equipped with a whole-house water filtration system for crystal clear, low-mineral water for the humans.

Inside, you will be struck by the large rooms–three bedrooms, three full baths including one in the 1600 SF main house garage, and plenty of shelf and custom cabinet space in these king-sized hallways.

The great room has a huge living area and island kitchen with breakfast bar. See the diamond pattern upgraded tile?

The master and guest bedrooms are oversized, with french doors leading from the master to one of the two house-length patios.

Practically every square foot of the grounds is landscaped and decorated. The only ‘bare land’ is for the livestock.

The caretaker’s quarters is a 1984 manufactured home with its own two bedrooms and two full baths, and a 20 x 30 garage with shop. Perfect for hired hands or guests! Front and back patios let you cool off and enjoy the view–or keep a lookout for visitors.

Not counting the county right of way, the property is 4.68 acres. It’s about 10 minutes in either direction to the Topock Marina or Jack Smith Park launch for you Colorado River boaters and fishermen. About 13 miles away is the new state of the art Valley View Medical Center and another 2 miles to Bullhead City, AZ.

This awesome property is exclusively offered by Next Wave Real Estate Investments at a market-realistic 450,000 (that’s 117 PSF), with cash, FHA, USDA or conventional financing the preferred terms. Qualified, serious buyers can contact me for information and a showing appointment.