Zoned Commercial

di Roy Malkison

Stagione 1

Sell Commercial Property Without Paying Capital Gains Tax Now? How a 1031 Exchange Works

Thinking about selling a commercial property with a large gain? Before you sell, you need to understand the 1031 Exchange. A properly structured 1031 exchange can allow a commercial real estate investor to defer capital gains taxes by reinvesting the proceeds from one investment property into another qualifying like-kind property—keeping more equity working in the next deal. But the rules are strict, the deadlines are unforgiving, and one procedural mistake can cause the exchange to fail. In Episode 9 of Zoned Commercial, I break down the 1031 Exchange from beginning to end—in practical, plain English. I am Roy Malkison — licensed realtor, loan officer, insurance agent, and business broker. Founder of Malkison Company. In this episode we cover: — What a 1031 Exchange actually is and how tax deferral works — The critical 45-day identification deadline — The 180-day closing deadline and why both clocks run at the same time — The Three-Property Rule, 200% Rule, and 95% Rule — What qualifies as like-kind property — How you can exchange one type of commercial property for another — Why you need a Qualified Intermediary (QI) and why you should never touch the sale proceeds — What cash boot and mortgage boot are and how they can trigger taxes — How a Reverse 1031 Exchange works — How Delaware Statutory Trusts (DSTs) can be used in a 1031 strategy — The five costly 1031 mistakes that can turn a tax-deferred transaction into an unexpected tax bill. The biggest takeaway: A 1031 Exchange is not simply about “avoiding taxes.” It is a strategy for deferring taxes and keeping more of your equity invested as you move from one commercial real estate investment to the next. ⚠️ IMPORTANT DISCLAIMER I am not a tax attorney or CPA. This episode is for educational purposes only. Every 1031 exchange should be structured with a qualified intermediary and reviewed with a qualified CPA and commercial real estate attorney. 📞 WORK WITH ROY MALKISON Real Estate · Loans · Insurance · Business Brokerage 📱 (972) 918-5500 🌐 malkison.com 🔔 Subscribe to Zoned Commercial — new episodes every week. Real Numbers. Real Strategy. The Information Professionals Actually Use. #1031Exchange #CommercialRealEstate #CapitalGainsTax #RealEstateInvesting #CREInvesting #CommercialProperty #TaxStrategy #RealEstateTax #ZonedCommercial #MalkisonCompany #RoyMalkison #CommercialRealEstateInvesting #InvestmentProperty #RealEstatePodcast

S1 · E9

26 set 2026

25:33

Which Commercial Loan Is Right for Your Deal? SBA, Bridge, CMBS, Life Company & Hard Money

Not every commercial real estate deal can — or should — be financed the same way. In Episode 8 of Zoned Commercial, I break down the major commercial real estate financing structures, how each one works, who each is designed for, the pros and cons, and the specific deal scenarios where each financing option makes sense. The right financing structure can make a good deal work. The wrong financing can create unnecessary costs, restrict your exit strategy, or put an otherwise strong investment at risk. I am Roy Malkison — licensed realtor, loan officer, insurance agent, and business broker. Founder of Malkison Company. In this episode we cover: — Conventional commercial loans — the baseline and when they make sense — SBA 7(a) loans — flexible financing for small business owners — SBA 504 loans — one of the most powerful options for owner-occupied commercial real estate — Bridge loans — short-term financing for transitional, value-add, and quick-close deals — CMBS loans — competitive fixed-rate financing and non-recourse protection, but with important restrictions — Life company loans — long-term financing for high-quality commercial assets — Hard money and private lending — when speed and flexibility matter more than cost — How to determine which financing structure fits your specific property, business plan, hold period, and loan size. The key takeaway: commercial financing is not one-size-fits-all. Before choosing a loan, ask five questions: Is the property stabilized or transitional? Are you an owner-occupant or investor? How long do you plan to hold the property? How much flexibility do you need? What is your loan size? Those answers can point you toward the financing structure that actually fits your deal. 📞 WORK WITH ROY MALKISON Real Estate · Loans · Insurance · Business Brokerage 📱 (972) 918-5500 🌐 malkison.com 🔔 Subscribe to Zoned Commercial — new episodes every week. #CommercialRealEstate #CommercialLoans #CommercialFinancing #SBALoan #SBA504 #SBA7a #BridgeLoans #CMBS #LifeCompanyLoans #HardMoney #CREInvesting #ZonedCommercial #MalkisonCompany #RoyMalkison #CommercialMortgage #RealEstateInvesting #RealEstatePodcast

S1 · E8

19 set 2026

26:08

Don’t Buy a Commercial Property Until You Run These Numbers

HOW TO ANALYZE A COMMERCIAL REAL ESTATE DEAL In this episode, we cover: — Net Operating Income (NOI) — where every commercial real estate analysis begins — How to calculate a property's real NOI instead of simply trusting the seller's numbers — Cap Rate — how to calculate it, compare properties, and understand when it can be misleading — The relationship between cap rates, interest rates, risk, and property values — Cash-on-Cash Return — what you're actually earning on the cash you invested — How leverage and debt service can turn an attractive property into a weak investment — Internal Rate of Return (IRR) — measuring your return across the entire investment and eventual sale — Why your exit cap rate can dramatically change projected returns — How to combine all four metrics into a practical buy-or-walk-away decision — How to stress-test vacancy, rent growth, interest rates, and exit assumptions — Five underwriting mistakes that can make a bad deal look good The biggest lesson? Don't fall in love with the property before you understand the numbers. Commercial real estate investing isn't about how impressive a building looks or how exciting the opportunity sounds. Build your own model using actual leases and expenses, stress-test your assumptions, and be disciplined enough to walk away when the deal doesn't underwrite. — Net Operating Income (NOI) — Cap Rate Explained — Cash-on-Cash Return — Internal Rate of Return (IRR) — Putting the Four Metrics Together — Five Underwriting Mistakes That Make Bad Deals Look Good — Key Takeaways & Closing 📞 WORK WITH ROY MALKISON Real Estate · Loans · Insurance · Business Brokerage 📱 (972) 918-5500 🌐 malkison.com 🔔 Subscribe to Zoned Commercial — new episodes every week. #CommercialRealEstate #CREInvesting #RealEstateInvesting #CapRate #CashOnCash #IRR #NOI #CommercialProperty #ZonedCommercial #MalkisonCompany #RoyMalkison #CommercialRealEstateInvesting #InvestmentProperty #RealEstatePodcast

S1 · E7

12 set 2026

25:51

Don’t Sign a Commercial Lease Until You listen to This — What Most People Miss.

COMMERCIAL LEASES DECODED In this episode, we cover: — The 4 major commercial lease types: Gross, Modified Gross, Triple Net (NNN), and Percentage Rent — How base rent, escalations, CPI adjustments, and fair-market resets actually work — Critical clauses landlords should have in their leases — What tenants should negotiate before signing anything — Renewal options, exclusivity, assignment rights, and right of first refusal — Tenant Improvement (TI) allowances and who really pays for the build-out — How lease terms can affect the value and financing of a commercial property — Five commonly misunderstood provisions: SNDA, force majeure, estoppel certificates, operating-expense caps, and early-termination clauses Whether you're a business owner leasing space, a commercial landlord, or an investor evaluating a property with existing tenants, this episode can help you understand what you're agreeing to before you sign. — The Four Commercial Lease Types — Base Rent, Escalations & CPI Adjustments — Critical Lease Clauses Every Landlord Needs — What Tenants Must Negotiate — Lease Terms, Renewal Options & Right of First Refusal — Tenant Improvement Allowances & Build-Out — Five Lease Terms Most People Sign Without Understanding — Key Takeaways & Closing ⚠️ One important takeaway: A commercial lease can create obligations lasting years. Have a qualified commercial real estate attorney review your lease before signing. 📞 WORK WITH ROY MALKISON Real Estate · Loans · Insurance · Business Brokerage 📱 (972) 918-5500 🌐 malkison.com 🔔 Subscribe to Zoned Commercial — new episodes every week. #CommercialRealEstate #CommercialLease #CommercialLeasing #ZonedCommercial #MalkisonCompany #RoyMalkison #NNNLease #TripleNetLease #CRE #RealEstateInvesting #CommercialProperty #CommercialLandlord #BusinessOwners #RealEstatePodcast

S1 · E6

9 set 2026

31:33

Don't File a Commercial Insurance Claim Until You Watch This — What Most Owners Get Wrong

Most commercial property owners buy insurance because they have to — then never read the policy. And when a major loss hits, they find out the hard way that what they bought does not cover what happened. In Episode 5 of Zoned Commercial, I walk you through commercial insurance from the ground up — what you actually need, the gaps your standard policy almost certainly has, what your lender requires versus what actually protects you, how to handle a claim correctly, and the five mistakes that can void your coverage when you need it most. I am Roy Malkison — licensed realtor, loan officer, insurance agent, and business broker. This is the official podcast of Malkison Company. In this episode we cover: — Why commercial insurance is completely different from residential — and why this matters — The four core policies every commercial property owner must have — Replacement cost vs. actual cash value — and the coinsurance trap that punishes underinsured owners at claim time — The five coverage gaps standard policies leave open — flood, earthquake, ordinance and law, equipment breakdown, and vacancy — What your lender requires vs. what actually protects your equity and income — What your leases must require from tenants — additional insured, waiver of subrogation, primary and non-contributory language — How to handle a claim correctly from the first minute — before you touch anything — Five mistakes that give insurers grounds to deny or reduce your claim — The annual insurance review checklist — what to check every single year

S1 · E5

30 ago 2026

26:22

Stop Trusting Your Property Manager Until You Watch This — Commercial Real Estate

Most commercial property owners never read their management agreement. They do not know what fees they are paying, what authority they have given away, or what their manager is doing with their money. This episode fixes that. In Episode 4 of Zoned Commercial, I walk you through everything you need to know about commercial property management — before you hire someone, while you have someone, and the exact moment you should fire them and start over. I am Roy Malkison — licensed realtor, loan officer, insurance agent, and business broker. This is the official podcast of Malkison Company. In this episode we cover: — Commercial vs. residential property management — why they are completely different and why this distinction matters — When to self-manage vs. when to hire — and the threshold that makes the decision easy — How property management fees actually work — management fee, leasing commission, ancillary fees, and the gross collected vs. gross scheduled trap — The 10 clauses every commercial management agreement must have before you sign — CAM reconciliations — what they are, what goes wrong, and how to review them yourself — Tenant retention and lease renewals — why you must start the conversation 12 to 18 months early — The 5 red flags that tell you the relationship is over — 5 interview questions to find the right manager for your asset

S1 · E4

30 ago 2026

31:49

How Deals Die at the Last Minute in Commercial Real Estate & How to Protect Yours

Most commercial real estate deals that fall apart don't die during negotiation. They die in the final week — during due diligence — when something surfaces that nobody caught earlier. In Episode 3 of Zoned Commercial, I walk you through everything that can kill your deal before closing — and exactly what to check, in what order, so you are never caught off guard. I am Roy Malkison — licensed realtor, loan officer, insurance agent, and business broker. I have seen deals unravel days before closing. This episode is the checklist I wish every buyer had from day one. In this episode we cover: — What due diligence actually means in commercial real estate — and how long you have — Title search and title insurance — what clouds on title look like and how they stop a closing — The environmental report (Phase One) — what triggers it, what it finds, and what happens when it does — Property inspection — the structural, mechanical, and system issues that kill deals — Survey issues — easements, encroachments, and boundary disputes — Zoning verification — confirming the property can legally do what you plan to use it for — Lease and tenant audit — estoppel certificates, rent rolls, and what tenants can hide — Financial document review — actual NOI vs. what was marketed — Lender re-underwriting — when the bank changes terms after the appraisal comes in — The top five deal killers and how to protect your earnest money when they hit

S1 · E3

30 ago 2026

33:51

The Warning - Stop Signing Commercial Loan Term Sheets Until You Watch This.

Most people sign commercial loan term sheets without fully understanding what they agreed to. This episode changes that. In Episode 2 of Zoned Commercial, I walk you through a commercial loan term sheet line by line — in plain English. Every number. Every fee. Every clause that can trap you if you are not paying attention. And exactly what you can push back on. I am Roy Malkison — licensed realtor, loan officer, insurance agent, and business broker. This is what I do every day. Now I am giving you the inside view.

S1 · E2

30 ago 2026

33:00

Commercial Real Estate 101: Everything You Need to Know Before You Buy Your First Property

Most people think commercial real estate is only for big investors with deep pockets. It's not. In this episode, I break down everything you need to know to get started — from scratch. Welcome to Zoned Commercial — the official podcast of Malkison Company. I'm Roy Malkison: licensed realtor, loan officer, insurance agent, and business broker. Every episode, I break down the world of commercial real estate, lending, insurance, and business in plain language so you can make smarter financial decisions. In Episode 1, we cover: — What commercial real estate actually is (and how it's different from residential) — The 5 types of commercial property every investor needs to know — How commercial properties are valued by income — not comps — Commercial lending: the 5 loan types and what banks actually look for — Why commercial insurance is capital protection, not just an expense — 3 realistic entry points into commercial real estate no matter where you're starting from

S1 · E1

30 ago 2026

27:48