How to Assess Risk and Return in Commercial Properties Between 15,000 and 120,000 SF

 

Investing in commercial real estate can be highly rewarding, but it comes with inherent risks—especially when dealing with properties in the 15,000 to 120,000 square foot range. These mid-sized assets are common in industrial, flex, and retail markets, and they attract a diverse group of investors, from local operators to institutional buyers. Understanding how to assess both risk and return is critical for making informed decisions. Here’s how to do it:

Here are five key reasons why:

1. Understand the Property Type and Its Market

Start by identifying the property’s primary use: is it warehouse, light industrial, flex, or retail? Each carries different risk profiles. For example:

  • Light industrial properties often have lower vacancy rates and steady demand.

  • Flex spaces may offer higher returns but are more vulnerable to economic shifts.

  • Retail assets in this size range require careful tenant mix analysis, especially post-COVID.

Tip: Study local market data, rent comparables, absorption rates, and economic drivers like transportation access or nearby development projects.

 

2. Evaluate Tenant Risk and Lease Structure

Tenant quality is one of the biggest factors in predicting return and mitigating risk. Ask:

  • Are tenants national brands, regional players, or mom-and-pop operations?

  • What are the lease terms (NNN, gross, modified)?

  • What is the lease rollover schedule?

Long-term, creditworthy tenants on triple-net (NNN) leases reduce risk and improve the stability of returns.

 

3. Analyze Occupancy and Vacancy Trends

Occupancy levels can signal opportunity—or danger.

  • Fully occupied properties may provide stable income but less upside.

  • Partially occupied assets (50–80%) offer value-add potential but require stronger leasing strategies.

  • Vacant spaces in the 15K–120K SF range can be harder to backfill, especially in slow-growth submarkets.

Review historical occupancy data to spot red flags like recurring tenant turnover or long-term vacancies.

 

 

4. Consider Capital Expenditures and Building Condition

Older buildings (especially pre-1980s construction) may require significant capital expenditures (CapEx) for roofing, HVAC, or compliance upgrades.

  • Request a property condition assessment (PCA).

  • Budget for tenant improvements (TIs), especially if the leasing market is competitive.

Factor in deferred maintenance and environmental issues, which can delay leasing or sale.

5. Run Financial Metrics and Sensitivity Analyses

 

Use pro forma analysis to evaluate expected income and expenses. Focus on:

  • Cap rate compared to market norms.

     

  • Cash-on-cash return and IRR (Internal Rate of Return) under different leasing scenarios.

     

  • Break-even occupancy rate to see how much vacancy you can tolerate before losing money.

     

Model best-case, base-case, and worst-case outcomes to see how market changes affect your returns.

6. Understand Local Regulatory Risks

 Zoning, permitting, and municipal taxes can affect the usability and profitability of a property. Be aware of:

  • Zoning restrictions or upcoming rezonings.

     

  • Property tax reassessments after a purchase.

     

  • Entitlement risks for redevelopment or expansion

7. Assess Exit Strategies

Before buying, know how you might exit:

  • Will you hold long-term for cash flow?

  • Is there a value-add or repositioning play?

  • Are there likely buyers in your exit range—private equity, REITs, or local syndicates?

Smaller assets (under 30,000 SF) may appeal more to private buyers; larger ones (80,000–120,000 SF) may draw institutional interest if stabilized.

Conclusion

Mid-sized commercial properties offer a balance of manageability and scale, but they require careful risk-return analysis. From tenant quality to lease structures, from market trends to financial modeling, each element must align with your investment goals.

By thoroughly evaluating these factors, investors can identify the right opportunities—and avoid costly pitfalls—in the 15,000 to 120,000 square foot commercial real estate segment.