COMPANY OVERVIEW

Upland Real Estate Group, is a full service real estate firm located in the Twin Cities. Upland continues to grow and expand its services to satisfy all commercial real estate needs.
The company's headquarters are located in the Wells Fargo Office Building in downtown Minneapolis.
Upland offers tenant representation and brokerage services, and also specializes in the sale of single tenant, net leased, investment properties.

SALES AND LEASING

The Sales!Leasing Division specializes in the sales and leasing of commercial, retail, office, industrial, land and investment property. Our experienced professional agents provide excellent coverage of the entire Twin Cities marketplace, ensuring detailed expertise on the latest happenings and financial alternatives in today' s marketplace.

Upland's retail leasing specialists represent owners, developers and tenants in the task of leasing or acquiring retail space in the central business districts and in suburban locations. We also help property owners establish rents, determine amenity packages, prepare marketing plans, negotiate leases and insure smooth tenant moves.

Upland also, handles the sales and leasing of retail properties, shopping centers, retail sites and special purpose buildings. The investment dep31tment represents sellers and buyers of investment and institutional grade real estate. We also sell distressed properties, land and arrange sale/leaseback transactions.

Upland also, specializes in industrialluser land and business properties. Typical transactions include selling and leasing warehouse and distribution facilities, leasing office/ warehouse buildings, industrial land sales, single use and multi-tenant properties and arranging build-to-suittransactions.
Upland's Tenant Representation Services are detailed in a following section.

 

TENANT REPRESENTATION SERVICES

TENANT REPRESENTATION

When you as a businessperson are looking for retail space or evaluating current space and engage one of Upland Real Estate's professionals as a tenant representative, everything changes. You now have immediate access to crucial market information on current rental rates, concessions, operating expenses, and property taxes as well as having an advocate working exclusively in your best interest. This information makes you equal to the landlord at the negotiating table. And, most importantly, you can continue to run your business while the Tenant Representative does the "legwork" of finding your space.
Part of this "legwork" includes knowing the market conditions, the buildings and the landlords, who are "in the business everyday," a Tenant Representative knows, for instance, that a soft market means more than just free rent. Cancellation clauses, expansion options, upgrades in space and rights to sublease are all considerations which a tenant or buyer can take advantage of in response to current market conditions. This and other market knowledge becomes extremely valuable to you during lease negotiations

TENANT BENEFITS

In every lease transaction, our goal is to create an environment that will enable you to gain the best economic deal to everyone's satisfaction. Our tenant representatives will:
Exclusively represent your interest while establishing a win/win relationship with the building owner.
Provide in-depth market research, gathered from experience in other transactions, from other real estate professionals and from our custom research.
Save you time by helping to eliminate unlikely alternatives early in the evaluation process.
Help to obtain more concessions, lease flexibility and minimize expenses by utilizing knowledge of the properties and the current market conditions.
Create more negotiating power for you by allowing different properties to compete for your lease.
Establish a relationship between you and your future landlord while acting as negotiator and intermediary.

 

TENANT REPRESENTATION SERVICES

REPRESENTATION PROCESS

The ultimate goal, and the primary focus, for our tenant representatives is to structure a deal for you that most closely meets your short and long term requirements. In every transaction, the best results are achieved by spending time early in the evaluation process understanding your goals and requirements. Before touring any building or space alternatives, our tenant representatives will develop a needs assessment evaluation, identifying your objectives for location, cost, size, timing and amenities.

REQUEST FOR PROPOSAL

After completing the needs assessment, extensive research on the marketplace is compiled. Your tenant representative will deliver Requests for Proposal (RFPs) to the building owners. This RFP outlines your space requirements, timetable, location and rental preferences and in some cases lists what you expect in terms of concessions and tenant improvements.

FINANCIAL ANALYSIS

After receiving information from prospective buildings, your tenant representative will project cash flow analysis for each building. These cash flows enable you to make an "apples to apples" comparison of the different alternatives. The transactions are stripped to the "bare bones: and evaluated from the Landlord's perspective, thereby giving you a negotiating advantage.

The tenant representative's job is to analyze each building in comparison with the other likely candidates, then present the altemati ves to you in a clear and understandable fashion.

LEASE NEGOTIATION

After you take a comprehensi ve tour of each of the candidate buildings, your tenant representati ve will assist you in negotiating a lease.

SCOPE OF SERVICES

Determine Requirements - Broker will develop a li st of Client's
basic and sensitive requirements.

Property Search - Broker will conduct extensive property search.

Prepare and Deliver "Search Letter" - If necessary, Broker will prepare a detailed letter, highlighting Client requirements. This letter will be sent to a qualified list of Owners and other brokers.

Property Evaluation - Broker will assist Client in evaluating property alternatives.

Property Tour - Broker will schedule and accompany Client on a physical tour/inspection of property alternatives. Client may elect to have "windshield tour" without being accompanied by Broker.

Development of "Short List" - Broker will assist Client in developing
a "short list" of available properties.

Space Planning lDesign - If necessary, Broker will work with the property representative(s) and/or their architects or designers to prepare space plans, which encompass Client's specific requirements. Broker will also, if applicable, examine the construction bids to be certain Client is receiving what was communicated on the plans.

Request For Proposal(s) - Broker will send a request for proposal (RFP) to a reasonable and workable number of potential space alternatives.

Proposal Evaluation - Broker will do a complete financial analysis of all of the proposals, including calculations of net effective rent, gross effecti ve rent, net present value, and internal rate of return, and will make specific recommendations regarding the proposals, and may suggest a counter proposal or a Letter Of Intent (LOI) on a specific property.

Negotiations - Broker and Client will establish negotiation priorities and Broker will negotiate as directed by Client.

Letter ofIntentiCounter Proposal - Broker will draft a Letter Of Intent (LOI) or a counter proposal which will outline the specific terms and conditions, by which Client will be willing to enter into a lease or purchase contract.

Lease/Purchase Negotiations - Broker will assist Client in the lease negotiations, which may include review and discussion with Client's legal counsel on specific lease language, and other pertinent business terms.

Provide Continuing Support - Broker will provide continuing su pport.

* SINCE ALL REAL ESTATE TRANSACTIONS DIFFER, BROKER RESERVES THE RIGHT TO USE REASONABLE DISCRETION WITH REGARD TO THE UTILIZATION OF THE AFOREMENTIONED "SCOPE OF SERVICES".