Address:               4980 Appian Way, North Charleston, SC

County:                 Dorchester County 

Rental Rate:        $5.00 NNN + $1.50/Square Foot/Year x 6,000 Sq Ft

6000 Sq Foot Stand-Alone Building. Now Vacant!

Approximately 3,000 Sq Ft Office/Showroom with Two Private Offices, a Kitchen and Office Restroom. Showroom size is 50-ft x 50-ft and office/kitchen portion is 500 Sq Ft. Behind a Firewall is another 3,000 Sq Ft of warehouse space consisting of one 2,000 Sq Ft Bay separated by a wall and a 1,000 Sq Ft bay with 2 drive-in doors. Three-Phase Power, Roll Up Doors are 10-ft x 14-ft. ADDITIONAL 7400 SF FENCED OUTSIDE STORAGE AVAILABLE;  and, there is access to building on Appian Way plus a curb cut from Coosaw Creek Blvd. Building was constructed in 2006. Owners are interested in leasing the building for a 3-year term. Rental Rate is $5.00/Sq Ft + $1.50/Sq Ft for Taxes and Insurance. This is a very nice building for a great price. Businesses may consider using Showroom as inexpensive office space.

Medical Space Available To Lease

Address:        897 Von Kolnitz Blvd,

                         Mount Pleasant, SC

County:          Charleston

Rental Rate: $22/Sq Ft/Year

Sq Ft:              2,000 to 4,000 Sq Ft

Right across the street from the new East Cooper Hospital in Mount Pleasant. Space is on left-hand side of building, adjacent to Mount Pleasant Internal Medicine and Sleep Disorders. Easy access for doctors to new hospital complex from this single-story medical office space at a competitive rental rate. This Butler Building offers a clearspan framing system to allow for maximum flexibility in interior buildout of the space. There are two entrances to the space, allowing for two medical users, with some combination of square footage ranging from 2000-4000 sq ft. Generous tenant improvement package offered to strong credit medical tenant(s).

Dear Jonathan,

I would like to thank you for your assistance in finding my company rental garage space. Your hard work and communication skills easily saved my company well over 50% market value and you are clearly an asset to Choice Realty and the real estate community of the area. I look forward to working with you again and would gladly recommend you to others in need of real estate services. Again, a sincere thank you, from myself and my staff.

Sincerely,

Brian Welenc
Owner
The OtherSide Lawn Care

September 25, 2008

Dear Choice Realty,

It has been my distinct pleasure to work with Jonathan Lee. He has been a wonderful blessing to me and our team at Esther Victory Ministries for Christ. When we began searching for a location that would be suitable for our outreach center it seemed as if we would never find it. We met Jonathan and he worked with us on a very personal level and helped us find the perfect location.

As we embark on this journey we invite you to join us at our Ribbon Cutting Ceremony and Grand Opening Celebration on October 25th from 12:00 – 2:00 at 1209 Central Avenue in Summerville. There will be lots of food, live music and great door giveaways. Please plan to attend if at all possible.

Esther Victory Ministries will provide emergency groceries to families in need, school supplies to children and help provide essential medications to senior citizens who can not afford them in the Summerville/Ladson area.

Thank you and sincerely,

Cheryl O’Meara
Executive Director
Esther Victory Ministries for Christ

July 28, 2008

Dear Jonathan,

I want to thank you for your wonderful support and assistance in finding our new Charleston Office Space. We are all so excited about the opportunity to move into a location that meets our needs for space, visibility and a very professional environment. It was obvious from the beginning that you had our best interest in mind and were willing to work to help us find just the right office that would fit into our budget and meet our needs.

As a non-profit organization, we must constantly work to keep our costs as low as possible and you certainly helped us to accomplish this by negotiating a 43% savings off our first year occupancy cost, 15 days of free rent and a free sign! You also helped us to find the right space before the renewal of our previous lease which would have been costly for us. We really appreciate the opportunity to have new carpet and tile installed at no cost to our organization.

Jonathan, I really appreciate your support and assistance and would welcome the opportunity to recommend you to others who are looking to relocate. Thank you again for helping us to continue our mission in a professional, safe and comfortable environment.

Sincerely,

Cindy C. Alewine, CEO/President
SC Chapter, Alzheimer’s Association

June 27, 2008

My name is Jens Franzen. I am a chiropractor who just moved back from Ireland to the Charleston area. Even though the economy had changed here since the last time I lived here I was quite surprised how difficult it still was to find the right place for my new business.

I thought it would be quite easy to find commercial property but I soon found out I was completely off..at least when it came to Goose Creek. I knew Goose Creek was the area I wanted to open my new business in and I tried to do most of the ground work myself, demographics, looking at different locations, negotiating and much more.

Soon however, I realized that I needed help from someone who was up on the market and also could help me negotiating a good deal. I happened to get in contact with Jonathan Lee in January this year and he was very knowledgeable but foremost I appreciated his genuine concern to help me even if it meant walking an extra mile to get what I were looking for.

Jonathan helped me every step of the way and I ended up in a great location in the heart of Goose Creek. Even though it was some kinks which needed to be ironed out, Jonathan Lee handled everything with outmost precision from a business point of view and helped me to get what I was looking for. He also helped protect my interest in finalizing contracts, etc.

I would recommend anyone to use Jonathan Lee’s services since I feel he is honest, helpful and always willing to look out for his clients first.

If anyone wants to contact me further on how Jonathan Lee has helped me feel free to contact me at 843 437 5533.

Sincerely,

Jens Franzen, Back 2 Health

February 12, 2008

Dear Jonathan:

We enjoyed working with you and Choice Realty. It was amazing how efficient and professional you were in regards to our lease. Within a week, you negotiated our lease, reduced occupancy costs by 21%, and provided our company with flexibility in terms of expansion and renewal options. WOW! Not only did you save us money, but also eliminated the hassle associated with real estate transactions.

If need be, we will definitely use you in the future. In the mean time though, we are recommending you to everyone.

Thank you; we couldn’t have succeeded without you!

Sincerely,

C. Massey

January 10, 2008

To Whom It May Concern:

I am writing this letter in reference to service that I received from Choice Realty. I chose Choice Realty to handle my real estate needs in looking for an office for my growing business. Mr. Lee was very diligent in handling my transactions. He located and negotiated the lease of my new office within 45 days and reduced occupancy costs by 20 percent. Mr. Lee also provided my company with flexibility in terms of expansion, renewals, and termination options. He was very professional and courteous when dealing with all my needs in this matter. I have been very happy with the service that Mr. Lee and Choice Realty provided me while searching out a location for my new office that was convenient and affordable. Choice Realty took the hassle out of looking for a location for my new office and provided me with outstanding customer service. I would highly recommend Choice Realty in handling any real estate transaction in the future.

Sincerely,

M.L. Keller, President (KLM Environmental, LLC)

December 14, 2007

Dear Jonathan:

I want to thank you for your much needed help locating office space during my recent visit to Charleston. It is very hard to find realtors willing to help find small office space. You not only helped me locate a space within one day, you took a personal interest in negotiating a rate that was 25% less than the property owner was asking. Also, your prompt handling of the lease allowed me to focus on the many other things that I had going on.

If you ever need to use me as a reference feel free to contact me or have any of your potential clients contact me.

Best regards,

L. Padgett, Second Vice President, Liberty National Life Insurance Company

December 19, 2007

Dear Jonathan:

Thank you SO much for the fantastic services you have provided Telogical Systems as you helped us find a new office and successfully negotiate attractive terms. Throughout the process, I have been impressed by your…

-Knowledge of the local real estate market,

-Professionalism and follow-through,

-Sensitivity to our particular wants and needs,

-Expertise in commercial real estate law, and

-Attention to detail as you carefully reviewed the lease.

On that last point, your knowledge of commercial real estate law not only impressed our attorney, but resulted in both significant savings in the near term and less risk in the long term.

The bottom line: you delivered extraordinary service to Telogical Systems and we are truly grateful. If I can ever serve as a reference, please don’t hesitate to call on me!

Sincerely,

R. Gray Somerville, Managing Partner, Telogical Systems, LLC

August 26, 2007

Dear Potential Client:

Jonathan Lee is one hard working, thorough and dedicated Commercial Real Estate Agent. He was quick to educate us on the ins and outs of the industry and guided us through the entire process. We would have been lost without his assistance.

Jonathan’s thorough knowledge of all aspects of Commercial Real Estate will be an asset to you and your venture. He is meticulous and exhaustive in his search for meeting your company’s needs, goals and will achieve the best deal going. You can’t go wrong with Jonathan!

Sincerely,

Sarah Hard, Owner of Eileen’s, Summerville

Earlier Testimonials from Corporate Tenant Clients in Atlanta, Georgia:

August 2004
“It’s helpful to have a friend in commercial real estate. We had previously used Mr. Lee’s services to negotiate our office leases. After we achieved a stable growth rate, he researched the market, negotiated the purchase of our first commercial real estate investment and led us through the financing process. We now have office space to grow into and residual lease income. (WellFound, Technology Company)

March 2004
“We needed a location that was close to our largest customer and flexible enough to accommodate our two companies. Mr. Lee found us our best solution and negotiated the purchase of our building, creating savings over $100,000.” (Uniglobe, Courier Services and Technology Company)

“We wanted a deal, and we got a steal! Your efforts allowed us to move into a fully decked-out space that is 3 times larger, in a building 10 times nicer, and all at a flat rate that is the same rate we were paying at our old building!” (Nations Funding, Mortgage Co., September 2003)

“Your assistance allowed us to completely renovate our office, enjoy a year of free rent, and saved us a total of $530,635, representing 41% of the lease value!” (International Accounting Firm, August 2003)

“Thank you for providing us a beautiful space below our budget with great terms!” (Mad Booking, Music Industry Company, July 2003)

By Jonathan Lee, CCIM; Tenant Rep Broker in Charleston, SC

• Hire an Experienced Tenant Rep Broker: Does Your Company rely on CPAs for financial matters, Attorneys for legal matters, and Managers for productivity matters? Of course! Relying on a Tenant Representation Broker is essential to handling Corporate Real Estate, particularly when considering real estate is the second largest line item expense on a company’s Income Statement. Companies save thousands of dollars when they hire Tenant Reps to serve as their outsourced “Corporate Real Estate Department.” If you are thinking you can save money by not hiring a Tenant Rep, think again. Listing agreements compensate the Landlord’s Broker with an industry “standard” fee which the Landlord’s Broker shares with the Tenant’s Tenant Rep Broker, if there is one. The Landlord’s Broker would prefer there is no Tenant Rep Broker so they can receive the entire fee even though the Landlord’s Broker isn’t representing the Tenant. There is no discount to a Tenant by not hiring a Tenant Rep as the full commission is paid on every listing whether you’re represented by a Tenant Rep or not. The savings generated by our Company’s Tenant Rep Broker typically ranges between 25- and 40-percent off occupancy costs.
•  
• Understand Your Objectives: When we meet with prospective clients, we go through a detailed Needs Analysis with them to understand the strategic needs of their company and how the corporate real estate component can help them be more competitive in the marketplace, attract strong talent, be easily accessible for their customers, and what are their specific geographic, facility, and financial requirements. 
•  
• Negotiate Smartly: The best book out there on negotiating, in my opinion, is Getting to Yes.  And, the best piece of advice in that book is in understanding your BATNA (Best Alternative To Negotiating an Agreement). When you know your BATNA, you know that if current negotiations fall apart, this is the course of action you will likely pursue. Looking at your current situation, what happens if negotiations fail? What are your alternatives? Do you have options available in your current lease to create the flexibility you desire?
•  
• Start the Process Earlier Than You Think You Should: If your lease is ending in the next 12 months, it’s very important to engage a Tenant Rep now. It takes time to understand your company’s ideal real estate solution, and the space that you’re looking for may be like finding a needle in a haystack—it takes time. When we’ve located several possibilities—ideally, we want to have the landlords competing for your business—if time is on your side, you’ve got leverage. The more time you have, the more leverage and negotiating power.
•  
• Read the Lease (including all exhibits and regulations): Once you have worked with your Tenant Rep to hammer out the most advantageous letter of intent, the next step is drafting a lease. Lease Agreements are written by the landlord’s attorney (translation: the lease is written FOR the landlord, not the tenant). Be mindful of provision in a lease that would pose problems for the daily operations of your business. Always ask your Tenant Rep to review the lease for business points that adhere to your Company’s needs and find an efficient attorney who can ensure the lease is enforceable.
•  
• Know Your Landlord: As a Tenant Rep, I frequently run into a situation where the Landlord wants either a Personal Guaranty or a hefty-sized security deposit to ensure the performance of the tenant. In today’s market (2009-2010), we also need to be concerned about the “credit” of the Landlord—are they going to go “belly up,” or do they have the reserves in place to maintain their property? What happens to your Tenant Improvement Allowance if the Landlord files for bankruptcy? What about the level of service you expected when you signed your lease—how do you maintain this level if the Landlord is under financial stress? These are valid questions, especially when numerous landlords are in default of their loans and lenders are shying away from helping those who are cash-strapped already. Hire an experienced Tenant Rep to guide you to landlords with strong reputations and those with a strong financial history.  
•  
• Beware Less Than Market Rent: Many times a low asking rental rate is simply the base rate. Then, there are additional operating cost pass-throughs which add to the base rent as additional rent. Ask for a cap on annual increases and understand what calculation method is normal in your market.
•  
• Limit Operating Expenses to Limit High Rent: Be sure your rent payments cover building or retail center operating costs not inappropriate expenses. I had one client who recently lamented about paying for 1^st class air travel expenses for their landlord to fly from Vermont to Charleston! Avoid having to pay for capital improvements, high executive salaries, markups on utilities and above-market payments to affiliates of the landlord. Insist on your right to audit Landlord records. 
•  
• Abate Rent if Damages Prevent Business Operations: You should not have to pay rent during the time you cannot use your space. If a fire on another floor prevented your employees from reaching your office or the ceiling collapsed due to a leak, this will make operating your business difficult. You shouldn’t pay rent during those times.
•  
• Have the Right to Assign or Sublease: There are a number of reasons your company may need these rights. The company could be sold, merged, or the company may outgrow space or need to downsize. At the very least, be sure your lease allows you the right to assign or sublease which shall not be unreasonably withheld, delayed or conditioned.
•  
• Demand a Concession if Your Lease has a Relocation Clause: For smaller tenants, the landlord typically reserves the right to relocate your company to an alternate space in the building. If this sounds like a horrible disruption to your business—you’re absolutely correct. This means you’ll have to pay for the move, print new stationary, and the new space may not be configured as well as the old. Be sure the landlord pays for the move and related expenses incurred. The new suite needs to meet your needs and you shouldn’t pay more in total rent simply because the space they moved you into is larger. If the space doesn’t work, demand a termination option and compensation for moving into an alternate building.
•  
• Condition upon Return: Some leases, particularly Retail Leases, require the tenant to return the premises at the end of the Lease term in the same condition as when they were at the beginning. This is unreasonable if you started out with a “vanilla box,” which was then built out to your specs. Be sure to qualify that “with normal wear and tear and any damage by casualty excepted.”
•  
• Landlord Consents: Similar to the rights of an assignment or sublease, always be certain that a Landlord’s consent will not be unreasonably withheld, delayed, or conditioned.
•  
• Review Default Language Paragraph: This paragraph can put you in default by simply not sending in a copy of your certificate of insurance which is absurd. Another reason of tenant default could be that you didn’t fulfill an obligation in a timely fashion. At the very least, be certain you are entitled to a written notice of a default and a period of time to cure the default prior to the landlord being entitled to take any action against you. 
•  
• Never Depend on Verbal Commitments: I met with a tenant who told me his landlord’s property manager had promised they would install new signs within a retail center. It was never done. Never rely on verbal commitments—if you expect something to be done, it must be in writing.
•  
• Understand the CAM Charges: Sometimes we will see a Lease Agreement which has a property management line item under Common Area Maintenance charges as well as a Lease Administrative fee. This additional fee can usually be waived if it is caught in the lease prior to signing the document.
•  
• Insist on a Nondisturbance Agreement: This ensures that if the landlord’s lender forecloses on the property, your lease cannot be terminated. Also be certain the lease states any future lender that acquires the property via foreclosure cannot terminate the lease.
•  
• Insist on Self-Help Clauses from Smaller Landlords: if you state in your lease that you can fix a problem if the landlord does not, and then reduce your rent payments by the amount it costs you, you provide an incentive for the landlord to do the work themselves.
•  
• Negotiate a Low Holdover Rate: The holdover rate is that rental rate charged to a tenant who stays in the space after the initial lease term has expired. The holdover rate can often be equal to 200% of the current rent.
•  
• Know what services you’re paying for and what is paid for by the landlord. Your lease should describe in detail the condition of the space you are leasing and all services for which the landlord is responsible. Be sure the lease describes the list of services included in the rent such as utilities, heating, electric power, restrooms and maintenance thereof, janitorial services, and any others you might expect the landlord to provide on their nickel.
•  
• Build Flexibility into the Lease with Options: Consider having these options in the lease if they relate to your situation: Option to renew; option to purchase; option to terminate; option to expand; and, option to relocate. Each type has its own advantage.
•  
• Distinguish between Net Leases and Full-Service Leases: Net leases make the tenant responsible for all expenses of the pro-rata proportion of space they occupy, as if they were the owner. Full Service Leases keep the responsibility upon the Landlord.
•  
• Always have a No-compete Clause in a Retail Lease: This prohibits a person or business from operating a nearby business that would compete with one of the parties to the contract.
•  
• Right of First Refusal: Unlike the options, this right can only be fulfilled when it is offered by the landlord. A right of first refusal might give a tenant the right to buy the building. Other “rights” include the right to take contiguous space or right to renew. 
• Know the Difference between Usable Square Feet and Rentable Square Feet: Landlords often quote the square footage of a space in rentable square feet which, in a multitenant building, is higher than the usable square footage due to the core values. Landlords may offer tenant improvement allowances on a usable square footage price per square foot. When analyzing space alternatives on a quantitative basis, be certain comparisons are using the same type square footage and that spaces are based on the BOMA quality standard of measurement.

• These lease tips were written by Jonathan Lee, CCIM, Tenant Rep Broker with Choice Realty, Inc. in Charleston, South Carolina. Mr. Lee works as a Corporate Real Estate Services Advisor for several companies located throughout the Lowcountry and specializes in Transaction Management for companies needing assistance on a national basis. Contact Mr. Lee at (843) 991-4848 or via Email at JonathanLee@ChoiceRealtyUSA.com.

 MARKET KNOWLEDGE AND NEGOTIATING EXPERIENCE
Each of our Tenant Reps has 10 + years experience in commercial space relocations, renewing, and renegotiating leases. We know what is standard, what is unacceptable, and what can put your company at risk. Each and every Lease is negotiable! We’re not just talking about the Rental Rate, either. Did you know that there are hidden terms and conditions in each Lease that can create problems or benefits for your Company’s future facility use? Are you familiar with the reputations of the Landlords in your desired submarket? Our Tenant Reps understand the commercial real estate market and have specific market knowledge with the Tenant’s best interests at heart. Our priority is understanding your Company’s Real Estate Goals, developing a strategy to achieve those objectives efficiently, and serving as your Company’s Real Estate Advocate throughout the process. 

TRANSACTION MANAGEMENT—LOCALLY AND NATIONWIDE
We not only provide Tenant Rep Services throughout South Carolina, we also operate within an alliance of CCIM-qualified Tenant Reps throughout the United States to help companies and corporate investors find commercial space throughout the country. We serve clients with multiple locations and provide one point-of-contact, resulting in a streamlined approach to Transaction Management. Transaction Management Services include:

Corporate Advisory Services
• Lease Abstracts & Lease Reviews
• Lease vs. Purchase Analysis
• Transaction Schedules & Timelines
• Demographic & Lifestyle Research
• Strategic Space Programming

Acquisitions / Dispositions
• Sales / Purchases
• New Leases
• Subleasing
• Renegotiating Leases
• Lease Dispute Resolutions
• Lease Renewals
• Lease Buy-Outs
• Sale & Leasebacks
• Multiple Location Transactions

Ancillary Transaction Services
• FF & E Preferred Vendor Selections
• Commercial Real Estate Lenders
• Lease Review & Critical Date Checklists
• Employee Benefits Analysis
• Corporate Art Collections

Contact Us Today! Office: (843) 225-6368

Jonathan Lee, CCIM    Tenant Representation Broker 
Office Location: 3527 Mary Ader Ave, Charleston, SC 29414
Mobile (Call 24/7—anytime): 843-991-4848
Email: JonathanLee@ChoiceRealtyUSA.com

North Charleston Location

Size (square footage): Approximately 6,300

Transaction Type: New Lease

Facility Type/Use: Corporate Office

Execution/Close Date: January 2008

Corporate Real Estate Goals: This nationally-affiliated insurance company was located in a small one-story suburban office park located between North Charleston and Summerville, SC. The facility supported the company’s needs for the time being, but lacked in expansion opportunities and didn’t provide the image requirements or perks for attracting new hires.

CHOICE REALTY was engaged in October 2007 to locate an office space with the goals of locating a convenient and central location from which to work for the insurance agents; a layout which provided a combination of executive offices, private agent offices, open space for a cube farm and a training room; enough parking to accommodate up to 40 agents on a weekly basis; and, one that fit within the confines of a strict budget.

Real Estate Solution: More than $260,000 in savings was generated, equal to 26% of the total lease value in this transaction. These savings were generated through continued negotiations with the landlord concerning free rent, landlord-paid build-out of space, first rights on expansion space, and free parking for all 40+ agents. The build-out produced for this client includes a custom-designed space providing a large training room, executive offices, a professional waiting area, partitioned offices for its agents, open space, and an employee lounge. CHOICE REALTY generated astronomical savings for this company in the Charleston market as well as other U.S. markets, including Atlanta, GA and Roseville, CA.

Looking for Commercial Space Outside of South Carolina? Not a problem. We have access to availabilities nationwide and work extensively with qualified and experienced Tenant Rep Brokers throughout the United States to provide streamlined Corporate Real Estate Services for our clients with satellite offices and offices in other states.

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