A sale leaseback in Tampa Bay gives business owners a way to convert the equity locked inside their commercial building into working capital, while continuing to operate from the same location under a long-term lease. The transaction separates real estate ownership from business operations, freeing up capital for expansion, debt reduction, or retirement planning. Most brokers can identify buyers for these transactions, but few can accurately determine what the property is actually worth before the deal is structured. Tom Brubaker’s certification as a state appraiser means every sale leaseback starts with a defensible value conclusion, which directly determines investor demand and the final sale price.
Before a sale leaseback can be structured, the property must be valued accurately. Tom Brubaker applies certified appraisal methodology to establish a defensible market value, factoring in location, lease structure, building condition, and current investor yield expectations in the Tampa Bay market. That number becomes the foundation for every subsequent decision in the transaction.
We identify qualifying like-kind properties in Tampa Bay that meet IRS requirements while aligning with your investment goals. Every candidate property is evaluated for market value, income potential, and strategic fit within your portfolio.
What We Provide:
Step 1: Initial Property Assessment
Tom Brubaker conducts a certified appraisal analysis of your property to establish a defensible market value. This determines what price the market will bear, what lease rate needs to be set for investors to underwrite the deal, and whether the transaction makes financial sense given your specific goals.
Step 2: Lease Structuring and Financial Modeling
We structure the lease terms, including base rent, escalation schedule, and lease duration, based on current Tampa Bay market data and investor yield requirements. We model the long-term occupancy cost so you understand exactly what you are committing to before any decision is made.
Step 3: Buyer Marketing and Offer Evaluation
The property is marketed to qualified net lease investors through CoStar, LoopNet, and direct outreach. We present offers with full context, evaluating not just the price but the buyer’s financial strength, due diligence timeline, and likelihood of closing.
Step 4: Due Diligence and Closing
TAMBAY Commercial coordinates directly with the buyer, your legal counsel, and any lenders involved to manage the due diligence process and keep the transaction on schedule through closing.
Q. What are the deadlines for a 1031 exchange?
A. The IRS requires you to identify replacement properties within 45 days of closing on your relinquished property and complete the purchase of the replacement property within 180 days. Both deadlines are strict. Missing either one disqualifies the exchange and triggers immediate tax liability.
Q. Can I use 1031 exchange proceeds for a down payment on a replacement property?
A. No. To defer 100% of your capital gains tax, the replacement property must be equal to or greater in value than the relinquished property, and you must reinvest all net proceeds from the sale. If you take cash out, that portion becomes taxable as boot.
Q. What qualifies as a like-kind property in a 1031 exchange?
A. Under IRS Section 1031, like-kind refers to the nature of the investment, not the specific property type. You can exchange an office building for an industrial warehouse or a retail strip center for a multifamily asset, as long as both are held for investment purposes in the United States.
Q. Do I need a qualified intermediary for a 1031 exchange?
A. Yes. IRS rules prohibit you from taking direct possession of sale proceeds during a 1031 exchange. A qualified intermediary holds the funds in escrow and facilitates the transfer to the replacement property. We coordinate with your QI throughout the process to ensure compliance.
Q. How does Tom Brubaker’s appraisal background help with 1031 exchanges?
A. Most brokers estimate property values using comparable sales. Tom Brubaker provides certified appraisal analysis, which meets the IRS standard for determining whether a replacement property qualifies as equal or greater value. That distinction eliminates the risk of disqualification due to valuation errors.
Q. What happens if I cannot find a replacement property in 45 days?
A. If you miss the 45-day identification deadline, the exchange is disqualified, and you owe full capital gains tax on the sale. That is why we pre-qualify replacement properties before you close on your relinquished asset, so you have vetted options ready to identify within the window.
