James Hawkins, Author at Hawkins Commercial Realty

Distribution of Sales Prices Nationally of Big Box Drugstore Property Sales

Jul 15, 2025 - Retail Properties - 0 Comments - Standard

The question of market value arises with single tenant big box drugstore properties, particularly where the property is vacant or soon to be vacant. To get at this, we first queried Costar for sales in the prior year for the entire USA of 10-20k sf “drugstore” properties for single tenant occupancy. The distribution chart above […]

Chart showing Florida state sales tax on commercial leases from 2017 to 2025

Florida Sales Tax on Commercial Leases Eliminated Effective October 1st

Jul 10, 2025 - Taxation - 0 Comments - Standard

Starting October 1, 2025, Florida will eliminate the sales tax on commercial real estate leases, marking a significant change for landlords and tenants alike. This repeal applies not only to the state-level sales tax but also to the local discretionary surtaxes that have historically added up to 1.5% in many counties. With this move, Florida […]

Chart: Park Centre Business Park Industrial Condo Unit Sales PSF 2018 to 2025 Q2

Jul 01, 2025 - Industrial - 0 Comments - Standard

The above charts known sales of industrial condo units in Park Centre Business Park (Park Center Business Park) from 2018 through the second half of 2025. I (James Hawkins) brokered more than half of these sales, specifically the ones highlighted in light yellow. The square footage and price per square foot are displayed both using […]

Video: Port of Miami Tunnel Construction Time-Lapse

Jun 19, 2025 - Development - 0 Comments - Standard

The Port of Miami Tunnel was conceived as a solution to longstanding traffic bottlenecks in downtown Miami, aiming to provide a direct link between the Port of Miami and major thoroughfares I-395 and I-95. The project broke ground in May 2010 and reached substantial completion on August 3, 2014. As seen in the EarthCam time-lapse […]

Chart: Surge in Trade Policy Uncertainty Index 4 Times any Prior

Jun 18, 2025 - Economy - 0 Comments - Standard

Economic uncertainty related to trade policy has spiked to unprecedented levels, driven by erratic political shifts and a barrage of rapidly changing tariffs. While some interpret this as a strategic maneuver, the effects are measurable regardless of intent. The chart above, based on the Fed’s Economic Policy Uncertainty Index for trade policy, highlights the current […]

Should Owners Use Separate LLCs for a Business and Real Estate it Occupies in Florida?

May 25, 2025 - Negotiating - 0 Comments - Standard

In Florida, many business owners choose to separate the ownership of their operating business and their real estate into two LLCs — one for the business and one for the property. This structure is often used to manage liability, create flexibility for estate or exit planning, and improve financing options. However, it’s not without drawbacks, […]

Practical Density Expectations in Miami Area 5-Story Multifamily Builds

Apr 28, 2025 - Multifamily Property - 0 Comments - Standard

A recurring question in multifamily development involves the viability of 5-story projects. While zoning under the Live Local Act may allow for greater height and density, in practice, many sites face economic height constraints. That is, although taller buildings may be permitted, the marginal cost of construction per unit rises significantly with each additional story—often […]

When a Business is Worthless but a Seller Thinks Otherwise

Feb 04, 2025 - M&A - Business Brokerage - 0 Comments - Standard

In my practice brokering commercial real estate and businesses, I encounter situations where sellers wish to package their real estate with a struggling business, inflating the asking price beyond the property’s fair market value as they assign value to the operating business. A recent example illustrates this: A seller was offering both their property and […]

Chart – Inflation Watch as 2025 Begins: TIPS Spead Indicating 2.44% Expected Inflation for Next 5 Years

Jan 08, 2025 - Economy - 0 Comments - Standard

The chart above is of the 5-Year breakeven inflation rate, commonly referred to as the TIPS spread, for the five year period ending on January 7, 2025. This illustrates the difference in the yields, i.e. the spread, between United States Treasury bonds and Treasury Inflation-Protected Securities (TIPS) of the same maturity. This is a useful […]

An SBA Financing Primer: How SBA Financing Empowers Commercial Real Estate Ventures for Small Businesses

Sep 04, 2024 - Financing - 0 Comments - Standard

Disclaimer: I’m not a banker. The following is upon information and belief only, provided here for general familiarity. Do not rely on content in this post for investment or borrowing related decisions. Confirm/obtain all your information on SBA financing from a financing institution or lending professional. In the world of business, seizing opportunities often hinges […]

Chart: Yield Curve Remains Inverted as Recession-Predicting Power is Debated

Jun 25, 2024 - Economy - 0 Comments - Standard

Understanding the Yield Curve The yield curve is a graphical representation of interest rates on debts for a range of maturities. Typically, it compares the yields on short-term and long-term Treasury securities. The most commonly analyzed yield curve is the difference between the 10-year Treasury note and the 2-year Treasury note, often referred to as […]

Florida State Sales Tax Rate on Commercial Leases Drops to 2% on June 1

May 25, 2024 - Taxation - 0 Comments - Standard

Florida Senate Bill 50 will go into effect on June 1, 2024. This will result in a reduction of more than 50% in the state’s commercial lease tax from 4.5% to 2.0%. However, this decline does not extend to any fees or taxes at the local level. In Miami-Dade, Broward, and Palm Beach counties, the […]

Video: Developer Don Peebles Discusses Real Estate, Lists Miami Among Cities of Opportunity

May 17, 2024 - Trends - 0 Comments - Standard

The Discussion: The Future of the Housing Market and Commercial Real Estate; Insights from Industry Leader Don Peebles Introduction: Recent data indicate that the housing market is beginning to cool, as evidenced by an increase in “For Sale” signs and a rise in new mortgage applications. The market is experiencing a complex interplay of factors […]

Chart: Miami-Dade Multifamily Listings Surge

Apr 12, 2024 - Multifamily Property - 0 Comments - Standard

Multifamily properties offered for sale generally go up on one or more listings platforms, one of which is the commercial MLS. It has seemed that there has been a rash of multifamily listings in recent weeks. Conveniently, the commercial MLS allows one to checks such a perception by viewing active listings counts over time, filtered […]