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Corporate Real Estate Services, Strategies and Solutions

Ross Selinger Enterprises

410 Jericho Turnpike
Suite 202
Jericho, NY 11753

Tel: 516-222-7974
Fax: 516-719-8698

info@selingerenterprises.com

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How We Can Help

Client Focused • Offering Real Solutions

Commercial Real Estate Services

Selinger Enterprises’s goal is to maximize profitability by reducing real estate costs. We focus on your present needs and long term goals enabling us to achieve an optimal real estate solution that exceeds your expectations.

The Five-Step Customized Strategy to Achieve Real Estate Success

Our proprietary Corporate Turnkey Solutions “demystifies” the real estate process and provides the information you need to make educated decisions with the goal of reducing your real estate costs and increase your profitability.

We lead you through a collaborative process to attain maximum value, providing numerous services to achieve your goals such as market analysis, space planning, and lease negotiations.

We handle all the time-consuming tasks including market research, the bidding process, negotiations, analysis, and more so you can concentrate on running your business.

Businesses Prosper When We All Work Together

Beyond simply searching for office space

We strive to be our clients’ “go-to-resource” for all of their real estate needs by offering Value Added Services that includes state incentives, investment analysis, lease auditing, space planning, and more – providing all the benefits of an in-house real estate department without the overhead.

Click on our Value Added Services below to Expand and Learn More

Building Purchase

Finding the right building to buy that meets the company's requirements is like looking for a needle in a haystack.

  • When leasing there are many buildings that a company can choose from. Finding the right building to buy takes patience, patience, patience. Selinger Enterprises, with over 20 years of experience, is prepared to lead the company through the search, negotiation and contract process of buying a building.

Lease Audits

ARE YOUR OFFICE BILLS HIGHER THAN THE LEASE TERMS DICTATE?

  • Our Lease Auditing services can reduce your past, present and future costs by verifying that you are being properly charged according to your lease agreement.
  • We conduct a thorough investigation of the lease documents and perform an analysis of the billing history to determine if there is a discrepancy. We check the rent, the taxes, the increases and any pass-thoughs to make sure they are accurate. If there is a discrepancy, we will work with you and your accountant to investigate the landlord’s records to bring about a favorable resolution. Once the dispute is resolved, any errors found in your favor will be retroactive. This will significantly improve your bottom line.
  • We can also measure your space to determine if you are paying for more space than you occupy. This is an important step in reducing your costs.

Lease Management

HAVING TROUBLE KEEPING TRACK OF ALL LEASE DATA FOR YOUR MULTIPLE OFFICES?

  • Companies with multiple offices need more than a simple spreadsheet to effectively manage their portfolio of leased properties. Our comprehensive Lease Management Services will help you easily keep track of vital lease information for all your locations.
  • All relevant lease data is stored in our tracking software to ensure the accuracy and timeliness of all information. Reports can be generated on a monthly, quarterly and annual basis and can:
    • List upcoming critical “trigger” dates
    • Provide detailed expense reports, projections and other financial information
    • Identify potential problems associated with operating costs and taxes
    • Update contact information
    • For your convenience, these reports can be sent either by e-mail or Web-based abstracts.

Lease Negotiations

HOW DO YOU GET THE BEST LEASE TERMS TO PROTECT YOUR TENANCY?

  • One of the most important aspects of entering into a new lease is the negotiation of the terms. Every aspect of the lease document must be thoroughly reviewed to ensure that you are getting the maximum protection and flexibility.
  • We have over 20 years of experience negotiating leases. Whatever the situation, we utilize our negotiation skills to ensure that you are getting the best possible terms, your company is protected and your lease is consistent with the terms agreed upon.
  • Some of the important commercial lease clauses are:
    • Assessments & Abatements
    • Proportionate Share
    • Taxes & Tax Base
    • Energy Costs & Overtime
    • Use & Certificate of Occupancy
    • Construction & Substantial Completion
    • Workletter & Alterations
    • Inspection & Landlord Access
    • Damage and Destruction
    • Insurance & Indemnification
    • Default & Conditions of Limitation
    • Assignment & Subletting
    • Security & Guarantees
    • Options to Renew, Expand, Cancel
    • Non-Disturbance
    • Subordination
    • Rules and Regulations
    • Repairs & Maintenance

Making the Market

How to create "Leverage" so the landlord's compete for your tenancy.

  • An important part of this process is "Making The Market". Selinger Enterprises doesn't believe in finding out where the landlords are doing deals, rather where they will do a deal for this company. We accomplish this by "selling' the company to the landlords. This includes bringing the company's brochures, financials, brand, etc. to the landlord. The better the financial viability of the company the more competitive the landlords will be to make the company a tenant in their building. This is how we create leverage to get great deals.

Real Estate Investing

THINKING ABOUT REAL ESTATE AS AN INVESTMENT?

  • Selinger Enterprises will assist you in every step of the process—from determining your requirements and researching the market to analyzing the benefits and economics of a commercial property.
  • Some of the analyses we provide include:
    • Buy vs. Lease
    • Cash on Cash
    • Cap Rate
    • Internal Rate of Return
    • Cost Segregation Studies
  • We will also help you get financing by advising on the available sources.

Renewals

Don't be a landlord's "Captive Audience"

  • The only reason to move is if a company is outgrowing it's space, or the building's maintenance/quality has greatly subsided. If neither of these are occurring it doesn't pay to move…even to save a couple of rent dollars. The smarter move is to renegotiate the lease.
  • Typically, landlord's believe their tenants are captive audiences and don't want to move. Landlord's will give a better deal to a new company moving into the building than the tenant who has been in the building for twenty years.
  • The best way to renegotiate is to make the landlord believe that the company will move unless the landlord gives a market deal. To accomplish this, Selinger Enterprises first educates the client to the market and then selects a short list of buildings that are competitive with the company's present building. We then negotiate on these buildings to drive the best possible deal. Finally, Selinger Enterprises, takes that deal to the present landlord forcing him to match the deal or lose the tenant.

Space Planning

HOW CAN YOU CREATE AN OFFICE ENVIRONMENT THAT MAXIMIZES YOUR SPACE’S EFFICIENCY, WORKFLOW AND IMAGE?

  • Selinger Enterprises can help you accomplish this goal. Our staff has individuals with advanced degrees in Industrial Design enabling us to assist you and the architect to achieve the optimal layout. Our understanding of your requirements will create an efficient design that will appeal to your clients, increase employee productivity and empower management.
  • We will also suggest upgrade selections such as lighting, carpeting, ceiling tiles, woodwork, vision panels, etc., and incorporate them into your Workletter.
  • We will verify that the space plan is accurately measured according to the Building Owners and Managers Association (BOMA) standards, thus eliminating extra square footage that will add to your costs.

State & Municipal Tax Incentives

DO YOU KNOW THAT INCENTIVES CAN ADD MILLIONS OF DOLLARS TO YOUR BOTTOM LINE?

  • State & Municipal Incentives can be very lucrative for expanding companies. Furthermore, they are available to small and mid-sized companies as well as large companies.
  • We have succeeded in attaining the following incentives for our clients:
    • Property tax abatements
    • Corporate tax reductions
    • Payroll tax reductions
    • Free or low-cost property (land and buildings)
    • Subsidized job training
    • Publicly financed infrastructure (e.g. sewer and water, turn lanes, stoplights)
    • Low interest or forgivable loans
    • Cash grants

Tenant Representation

As Tenant Advocates, Selinger Enterprises offers no-conflict negotiation to create best possible deals and exceed our client's expectations.

    This includes:
  • Reviewing the present lease
  • Personnel and Executive location analysis
  • CEO's or Principal's vision for his/hers company's future * Creating a timeline of the process
  • Selinger Enterprises analyzes the market to determine the best alternative to resolve the CEO's vision. The options typically are: *Moving with a new lease *Renewing in the same location *Purchasing a building *Real estate investing.

The Leasing Process

Enjoy all the advantages of your own real estate department without the overhead.

  • The steps in leasing are: *determine the company's workletter and building amenities necessary to accommodate the needs and goals for the corporate culture.
  • Researches the market to determine buildings potentially suitable to meet the afore mentioned needs that are within the company's price range.
  • Accompany the client for a tour of the various buildings.
  • Create a Request for Proposal reflecting the requirements of the company which is sent out to all the landlords.
  • Shorten the list of buildings and make counter-proposals.
  • Continue making proposals and counter-proposals until we achieve acceptable business terms.
  • Provides Net Present Value spread sheets to compare and analyze the myriad of deals placing the executive in a position to making an educated decision.

Market Expertise

Office Market Updates

Long Island Office Space

2nd Quarter 2017 Market Update

Long Island
Brooklyn
2nd Quarter 2017
Areas
South Brooklyn
North Brooklyn
Vacancy
“A” Buildings 8.9%
“B” Buildings 9.3%
“C” Buildings 3.6%
Average Rent: (Plus Electric) Per Square Foot
“A” Buildings $49.70
“B” Buildings $35.42
“C” Buildings $30.17
Rental Change From Previous Quarter:
“A” Buildings 19.6%
“B” Buildings 77.0%
“C” Buildings 5.5%
Queens
2nd Quarter 2017
Areas
Astoria Forest Hills
Bayside Jamaica
College Point Long Island City
Flushing
Vacancy
“A” Buildings 8.4%
“B” Buildings 7.1%
“C” Buildings 2.8%
Average Rent: (Plus Electric) Per Square Foot
“A” Buildings $38.49
“B” Buildings $37.25
“C” Buildings $30.53
Rental Change From Previous Quarter:
“A” Buildings -1.3%
“B” Buildings 2.9%
“C” Buildings 5.5%
Eastern Nassau
2nd Quarter 2017
Areas
Albertson Jericho
Carle Place Plainview
East Meadow Syosset
Bethpage Westbury
Farmingdale Woodbury
Hicksville
Vacancy
“A” Buildings 9.7%
“B” Buildings 7.5%
“C” Buildings 6.0%
Average Rent: (Plus Electric) Per Square Foot
“A” Buildings $34.83
“B” Buildings $23.42
“C” Buildings $22.53
Rental Change From Previous Quarter:
“A” Buildings 0.0%
“B” Buildings 3.5%
“C” Buildings 2.2%
Central Nassau
2nd Quarter 2017
Areas
Garden City Mitchel Field
Garden City Park Uniondale
Hempstead Williston Park
Merrick
Vacancy
“A” Buildings 9.2%
“B” Buildings 11.9%
“C” Buildings 4.6%
Average Rent: (Plus Electric) Per Square Foot
“A” Buildings $33.66
“B” Buildings $25.19
“C” Buildings $25.98
Rental Change From Previous Quarter:
“A” Buildings -1.8%
“B” Buildings 0.8%
“C” Buildings 4.9%
Western Nassau
2nd Quarter 2017
Areas
Astoria Forest Hills
Bayside Jamaica
College Point Long Island City
Flushing
Vacancy
“A” Buildings 5.4%
“B” Buildings 7.1%
“C” Buildings 11.7%
Average Rent: (Plus Electric) Per Square Foot
“A” Buildings $36.73
“B” Buildings $30.12
“C” Buildings $25.36
Rental Change From Previous Quarter:
“A” Buildings 20.3%
“B” Buildings -5.3%
“C” Buildings 11.4%
Eastern Suffolk
2nd Quarter 2017
Areas
Riverhead
Vacancy
“A” Buildings 0.0%
“B” Buildings 3.5%
“C” Buildings 4.6%
Average Rent: (Plus Electric) Per Square Foot
“A” Buildings $35.07
“B” Buildings $22.60
“C” Buildings $21.11
Rental Change From Previous Quarter:
“A” Buildings -3.2%
“B” Buildings 1.1%
“C” Buildings -7.2%
Central Suffolk
2nd Quarter 2017
Areas
Bohemia Nesconset
Centereach Patchogue
East Setaucket Port Jefferson
Farmingville Ronkonkoma
Holbrook Stonybrook
Medford
Vacancy
“A” Buildings 0.5%
“B” Buildings 10.1%
“C” Buildings 5.6%
Average Rent: (Plus Electric) Per Square Foot
“A” Buildings $25.15
“B” Buildings $22.37
“C” Buildings $19.24
Rental Change From Previous Quarter:
“A” Buildings -10.2%
“B” Buildings -0.4%
“C” Buildings 0.2%
Western Suffolk
2nd Quarter 2017
Areas
Amityville Huntington
Babylon Huntington Station
Bayshore Islandia
Commack Melville
Deer Park Smithtown
Hauppauge West Babylon
Vacancy
“A” Buildings 11.0%
“B” Buildings 6.5%
“C” Buildings 4.8%
Average Rent: (Plus Electric) Per Square Foot
“A” Buildings $26.92
“B” Buildings $21.86
“C” Buildings $22.18
Rental Change From Previous Quarter:
“A” Buildings 1.5%
“B” Buildings 0.4%
“C” Buildings 0.0%

International Office Space

London Office Market Survey – 3rd Quarter 2012

DISTRICTS TAKE UP VACANCY PRIME YIELD PRIME RENT
 London (WE) CBD 1.04M 5.2% 4.0% 87.50GBP
 London City 1.44M 6.8% 5.3% 55.00 GBP
 London Docklands 1.29M 5.9% N/A 37.50GBP
 London Midtown 0.61M 4.6% 6.3% 50.00GBP
 Paris CBD 1,095M 4.8% 4,040M 68 Euros
 Paris La Defense 392M 6.8% 2,099M 47 Euros
 Paris Western Suburbs 1,092M 7.25% 8,912M 39 Euros
Definitions for London
“Take up” – Space absorbed in the previous quarter | “GBP” – British Pounds

Asia/Pacific Rim Office Market Survey – 3rd Quarter 2012

CITY TOTAL SQUARE FEET VACANCY AVAILABLE SPACE AVERAGE RENT
 Bangalore, India 32M 3.00% .96M $20.57
 Beijing, China (A+B Office) 117M 18.00% 21.6M $45.00
 Brisbane, Australia 18.8M 1.00% .19M $55.44
 Chennai, India 51M 23.90% 12M $11.82
 Guangzhou 48M 23.00% 11.5M $222.00
 Hong Kong, China 55M 3.00% 1.4M $63.79
 Jakarta, Indonesia 39M 21.00% 8M $9.60
 Melbourne, Australia – CBD 39.6M 5.90% 2.34M $36.70
 Mumbai, India – CBD 25M 1.00% .25M $78.00
 New Delhi, India – CBD 35M 3.00% 1.1M $70.00
 Seoul, S. Korea – Metro 71M 4.60% 3.3M $26.00
 Shanghai, China 39.9M 15.00% 6.0M $36.16
 Shenzhen (A) 21M 14.30% 3M $14.66
 Singapore 46.1M 2.70% 1.24M $63.96
 Sydney, Australia 53M 8.50% 4.5M $60.30
 Taipei, Taiwan 18.4M 23.70% 4.7M $25.61
 Tokyo, Japan – Central Wards 684M 6.00% 40M $171.60

United States Office Space

North America Office Market Survey – 4th Quarter 2012

CITY TOTAL SQUARE FEET VACANCY AVAILABLE SPACE AVERAGE RENT
 Asheville 10.8M 7.4% 0.8M $16.05
 Atlanta 300.6M 15.5% 46.6M $18.57
 Austin 43.2M 10.8% 4.7M $27.56
 Baltimore 135.2M 11.7% 15.8M $21.53
 Boise City / Nampa – – – –
 Boston 221.0M 11.3% 25.1M $24.36
 Charlotte 99.2M 11.9% 11.8M $19.20
 Chicago 460.4M 13.9% 64.2M $22.82
 Colorado Springs 27.7M 15.1% 4.2M $11.86
 Dallas/Ft. Worth 341.8M 15.4% 52.5M $20.08
 Denver/Boulder 186.5M 11.7% 21.8M $21.24
 Fairfield County CT 49.0M 14.2% 11.1M $30.68
 Ft. Lauderdale / W Palm Bch 90.0M 18.0% 19.0M $25.85
 Houston 261.5M 13.5% 35.3M $22.77
 Las Vegas 58.6M 19.3% 11.4M $21.72
 Long Island 81.0M 10.6% 8.6M $26.04
 Los Angeles 420.3M 12.4% 52.0M $27.75
 Miami 102.1M 14.2% 14.5M $29.41
 Minneapolis 172.7M 8.9% 15.3M $17.15
 Nashville 30.9M 11.9% 3.7M $20.05
 New Jersey 261.6M 15.0% 53.6M $24.44
 New York City – Midtown 376.0M 7.0% 42.9M $49.03
 Norfolk 37.0M 14.0% 6.1M $17.83
 Orange County, CA 146.5M 15.7% 23.0M $23.26
 Orlando 95.7M 14.9% 14.2M $19.47
 Philadelphia 93.8M 19.0% 17.6M $25.50
 Phoenix 132.1M 22.9% 33.2M $21.81
 Pittsburgh 102.3M 10.0% 10.2M $19.17
 Portland 91.4M 11.2% 10.2M $20.02
 Richmond 58.7M 11.4% 6.7M $16.60
 Salt Lake City 80.5M 8.2% 6.6M $17.23
 San Diego 111.0M 14.7% 16.4M $26.03
 San Francisco 90.6M 17.8% 16.2M $29.62
 Seattle 171.2M 13.0% 22.1M $25.70
 Silicon Valley 90.6M 18.9% 17.1M $26.40
 Spokane 20.8M 9.3% 1.9M $16.96
 St Louis 126.9M 11.4% 14.4M $18.65
 Tampa 140.9M 13.5% 19.0M $19.89
 Toronto 170.0M 11.0% 18.7M $18.24
 Tucson 19.8M 13.0% 3.0M $19.68
 Washington, D.C 452.2M 12.9% 58.3M D.C.:$48.62 / Metro: $33.72
 Westchester County, NY 36.3M 12.2% 6.8M $25.97

Global Solutions

Looking for help finding commercial office space out of state or over seas?

NEED COMMERCIAL OFFICE SPACE OUTSIDE LONG ISLAND?   IN ANOTHER STATE? EUROPE? ASIA?

Selinger Enterprises. Inc. is the Long Island affiliate of the International Tenant Representative Alliance (ITRA Global), which is one of the largest exclusive tenant representation organizations in the world. All ITRA affiliates exclusively represent corporate users of commercial space. They do not work for landlords or developers, so there is never a conflict of interest.

ITRA’s sixty offices and two hundred affiliates are all senior-level brokers and consultants with an average of 20+ years experience. Each affiliate provides a diverse skill set, with specialties in many sectors of the real estate market.

As the Long Island Affiliate of ITRA, we can serve as your local point of contact for both corporate office and commercial real estate services throughout Nassau and Suffolk counties in New York or find commercial office space throughout the Americas, Europe, Asia and the Pacific Rim.

From exploring all your commercial office space location options to negotiating the lease on their behalf, corporations of all sizes regularly turn to Selinger Enterprises for all their corporate real estate, commercial office, and industrial space needs.

Our Guaranty

Customer Loyalty is truly the essence of our business

To achieve this goal we pledge to:

  • Hold our clients in the highest regard and treat them with honesty, integrity and the respect they deserve.
  • Utilize our skills and experience to resolve any real estate issues they may have.
  • Develop strategic solutions and long-term relationships with no conflicts of interest.
  • Learn the needs and visions of our clients, educate them to the marketplace and endeavor to reduce all real estate costs to the bottom line.

The fact that most of our clients are either repeat business or referrals proves that our customers appreciate our thoroughness and candor, and are confident that we can find the best real estate solutions to meet their needs and goals.

News & Media

Innovate Long Island: Real Estate By The Techies, For The Techies

Press Room | Ross Selinger

Tech companies are their own corporate species, including their unique habitats. That’s the professional assessment of Ross Selinger, a commercial real estate veteran who’s spent…

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Long Island Business News: Tenant Champion

Press Room | Ross Selinger

It was 1996 when Ross Selinger was being pushed by his father to start his own commercial real estate company and continue the family tradition…

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Real Estate Weekly: Selinger Celebrating 15 Years of Delivering on What He Promises

Press Room | Ross Selinger

For Ross Selinger, president of Selinger Enterprises, father knew best. It was 1996, while Selinger was considering ideas to further his career in commercial real…

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