Patti Fox joined Miller Industrial Properties in 2012 as a Sales Associate. Patti brings 10+ years of real estate experience with the last two years primarily focused on the marketing of Industrial property in the Inland Empire of Southern California. With her recent relocation to the Reno Market, she looks forward to bringing her previous years of sales and property management experience to benefit the Miller team.

Experience

2009 –2011: CB Richard Ellis | Client Services Specialist (sales and marketing)
2008 – 2009: Coldwell Banker Premier | Sales
2000 -2007: Pine Tree GMAC Real Estate | Broker Associate and Property Manager

www.MillerIndustrialProperties.com

156,800 SF Manufacturing Facility For Sale or Lease
600 Lake Street, Silver Springs, Nevada

• 3,300 Lineal Feet 6’ Chain Link Barbed Wire topped fencing with 30’ automatic rolling gates with keypad and remote entry
• Extensive Perimeter Lighting
• Excess Land for Expansion
• Located Adjacent to Silver Springs Airport
• One Day Access to Western States
• Well Insulated
• Skylights
• Mezzanine Storage over Office in Fabrication Building
• Former truss manufacturing facility built in 2006
• Offered for sale significantly below replacement cost

For more information, please contact:

Brad Lancaster
Miller Industrial Properties
Reno Commercial Real Estate

775-828-4665 ext 17 – Phone
775-690-0535 – Cell
brad@millerindustrialproperties.com

Manufacturing Facility for Sale Details

• 3,300 Lineal Feet 6’ Chain Link Barbed Wire topped fencing with 30’ automatic rolling gates with keypad and remote entry
• Extensive Perimeter Lighting
• Excess Land for Expansion
• Located Adjacent to Silver Springs Airport
• One Day Access to Western States
• Well Insulated
• Skylights
• Mezzanine Storage over Office in Fabrication Building
• Former truss manufacturing facility built in 2006
• Offered for sale significantly below replacement cost

For more information, please contact:

Brad Lancaster
775-828-4665 ext 17 – Phone
775-690-0535 – Cell
brad@millerindustrialproperties.com

Silver Springs NV Manufacturing Facility for sale or lease

1. Define Needs & Determine Project Scope: through a preliminary dialogue between the agent and client, the process of defining the requirement is refined. Some clients have uncertainty on property sizes or lease term due to expansion potential, unsure sales volume, or other factors. Many times, we can help with a solution to your concerns that you may not be aware of. With decades of solving hundreds of clients needs, it’s likely we have the solution to your every need. The more we know about all of your needs, the better we can serve you. Remember, we are on your side, we’re your partner. We work for you. Tell us what you want, what you don’t, and let us provide solution options.
2. Review and Presentation of Marketplace opportunities: After the requirement are established, Miller Industrial Properties employs several industrial property databases as well as our in-house database to completely canvass and identify all available locations that could potentially meet your needs. Our list never eliminates any possible location since we always let the client do the eliminating. This assures the client sees all opportunities. The results are then assembled into a proprietary Excel spreadsheet that identifies and recaps all critical property features into an easy to read format that allows quick comparisons site to site.
3. Select viable site locations – The Tour: When touring multiple industrial properties after a short while they all begin to look alike. We hear this all the time. This is why our property recap spreadsheets are detailed, allowing easy comparison, feature by feature, and include photos. We highly encourage note taking during or immediately after leaving the property. You should find these initial impressions invaluable when the tour completes. Not only will you recall the specific property better, but your intangible, subjective comments help you rank the various options, assisting you in developing your short list. Also, while on tours you are well advised not to engage in conversation with the landlords nor their agents. Our role is to maximize our negotiating leverage. Information obtained about you, your company, or even simple comments about the property, either positive or negative are better shared with the agent working solely on your behalf.
4. Property Selection – Initial Short List: While visiting the property, we recommend that you ask yourself if each property COULD serve your needs. Eliminate those that will not work, and keep all others. This is the first cut you want to make. Then you can order rank all acceptable properties by the features most important to you and your intangibles. Taking these steps helps organize your selection process.
5. Refining the Short List: Based on how properties accommodate your specifi c needs, we order rank the initial list, ending up with some sites rising to the top. We suggest to always try to find at least three sites that you fi nd acceptable. You may have a clear favorite, but try to have three sites in your final short list. Final pricing may make a second or third ranked property the best overall choice.
6. RFP Process or Make an offer: In the RFP phase, we gather all of your project requirements (lease term, expansion needs, options to renew, building modifications, tenant improvements, etc.) plus other aspects and assemble a packet that discloses your identity, your anticipated use, possibly financial data, and presents this to the property ownership. We will be requesting a proposal that addresses quoted lease rates, NNN charges, and a myriad of terms, relevant to assess the properties suitability as your new location. Miller Industrial Properties will gather the replies, check them for completeness and accuracy, and insert the data into a spreadsheet that assists your easy analysis of the property options. This financial analysis, along with your subjective and objective order ranking of the sites, should yield a best option. On occasion, two properties will equally be “best choices” in which case the marketplace puts you in a good position, should final lease negotiations get derailed for some reason.
7. When Does the Negotiation Stop?: Obviously, when the client feels it has. However, our experience has been that the RFP process yields very competitive numbers, first time around. Landlords know their properties will be ranked mostly by price at this stage of the process, so pricing is very competitive. We have also experienced some success when we commit to accept a lease proposal, but at a slightly lower price or diff erent term. We emphasize “offer to accept the property” as the key element at this phase if further pricing accommodations are requested. Feel free to inquire about this directly with your Miller Industrial Properties agent.
8. Approve transaction points: At this stage, the client signs off on the business steps of the transaction and proceeds to the next steps.
9. Lease review – Final contract form: The lease review process is commonly assisted by or even totally conducted by your legal counsel, if you plan to use legal counsel, it is important to team with an attorney that has experience reviewing the type of lease document that you are presented with. Our experience is that the lease review process using leases from REITs tends to be facilitated using an attorney with experience with those type of lease documents, due to the documents depth of matters addressed and the unique concerns of REITs required by their organizational charters. As always, adequate time should be allotted for the review process, mindful of other matters challenge for the time of a busy attorney. Note that we have not included a Letter of Intent step. While there are occasional uses for an LOI; we find that a properly written and negotiated LOI should include such a degree of items to adequately protect our clients, that we are effectively pre-negotiating most all of the substantive lease points in advance, having to negotiate all of those points all over again in the lease itself. We regard LOI’s at this stage as actually wasting precious time, effort and expense for the client.
10. When do you ‘Have a deal’? You have secured a deal when a lease is signed by both parties and delivered; NOT before. It is important that the prospective tenant clearly understand that all of the activity prior to and leading up to a fully signed lease document, does not secure property, nor remove it from the market. Most landlords will advise us that there is a lease document out for signature or another deal pending or other interested parties, but landlords never stop marketing their property until a lease is signed. In fact having subsequent activity or possibly even another offer may well affect landlord negotiating stance on the current transaction. Further, if a higher priced, better termed or more substantial credit off er be presented during lease negotiations, many landlords may well actively move forward with those transactions in deference to yours, attempting to locate a substitute property for your use. In the Northern Nevada Industrial Real Estate market, there is a professional courtesy extended to the brokers who have excellent relationships with the landlords, where we will get a heads up from a landlord that a situation may be unfolding where our clients might lose their selected property due to another transaction and we do get these alerts. The conclusion and word to the wise is to keep the process moving ahead with all due haste until it is complete, since time is of the essence.
11. Sign Lease / Insurance certs. Pay Rent & deposit: Generally, as soon as these items are in the hands of the landlord, they can grant the tenant access to the space, pending the status of required tenant improvements.
12. Tenant Improvements: If substantial tenant improvements are part of the transaction, time should be scheduled for these to be completed. Generally, most ‘TI’s’ will need a design / approval phase, permitting and field construction. There are methods to significantly shorten the time for this phase; talk to your MIP agent about this.
13. Post lease Start Up / Occupancy: Our company has been serving the warehouse/distribution/ manufacturing industry in Northern Nevada since 1976, as an industrial property builder and providing real estate advisory services. After the lease, we are an excellent source to help streamline your start up process by recommending high quality, value price contractors, vendors and service providers. We can also assist in the permitting process. Just ask.

Summary: The lease process is one we are well familiar with. Our experience and expertise can streamline this process significantly. In fact, we can complete the process very quickly if the tenant, landlord, and agents all pull together and focus on the steps. However, these are steps that yield the best results for our clients, which we have outlined here, and it does take some amount of time. Please plan accordingly.

We hope this outline serves to help your planning for your new location. Miller Industrial Properties stands ready to help you achieve your goals.

292,500 sq. ft. Warehouse Space for Lease
Located in the heart of the Stead (Reno), NV industrial area, the Lear Industrial Center is just a short distance off US 395. The area is home to Fortune 500 neighbors: Dupont, Mercedes, General Motors, Firestone, JC Penney, etc. Close to local labor. Airstrip and Golf Course nearby. Excellent location for a west coast distribution or manufacturing facility.

For more information about 6650 Echo Court Reno, NV, please contact Tom Miller at Miller Industrial Properties or call (775) 828-4665.

292,500 SF Industrial Space For Lease Stead NV. Click here to review more information and download the PDF of the Property.

Miller Industrial Properties is a proud supporter of the University of Nevada Wolf Pack.

Reno Commerical Property - Stand out from the competition

Record vacancy, sub performa lease rates, extreme competition over every deal

In today’s challenging real estate environment, landlords need every possible advantage going for them to help separate their property from the pack. Street signage has been an almost forgotten marketing tool. Every company has a logo and a corporate color and their real estate signs reflect those designs and the landlords get what they get.

Miller Industrial Properties has created a brand new sign specifically designed to attract maximum attention to our landlord’s properties.

Interested in learning more about selling your commercial property in Reno or Sparks NV. Contact Miller Industrial Properties for more Commercial Real Estate Property needs. 1(775) 828-4665.

Brad Lancaster, Vice President

Career Summary
Brad has been working full time in the commercial real estate business since June of 2007 and joined the Miller Industrial team in April of 2009 to focus exclusively on the Industrial segment of the Commercial Real Estate industry and assist the firm with it’s aggressive growth strategy. Brad is consistently providing excellent client services, benchmark market knowledge, and highly effective guidance to support Investors, Tenants, Buyers, Landlords, Sellers, and Developers in reaching their business goals.

Read Full Biography

Contact Miller Industrial Properties for more information 775.828.4665.
A Reno Commercial and Industrial Real Estate Firm.

Northern Nevada Q3 Industrial Market Status and Forecast

Northern Nevada Q3 Industrial Market Status and Forecast (PDF)

• Lease Rates: Rates and concessions are still stable for now will rise as Class A continues to fill.
• Construction: Two new projects totaling 650,000 SQ FT.
• Vacancy: Positive absorption but at a slow pace.
• Outlook: 2011 is expected to produce modest results slowly moving toward a more balanced market.

For more information, please contact Miller Industrial Properties, Reno NV.
www.MillerIndustrialProperties.com

Northern Nevada Q3 Industrial Market Status and Forecast