Commercial Investment Sales and Acquisitions in Atlanta
Randy Suh represents investors buying and selling income-producing commercial property across metro Atlanta: office, retail, industrial, multifamily, mixed-use, and net lease. Every deal comes down to the same question, whichever side you are on. Does the income support the price, and will it still support it in five years?
Both Sides of the Deal
Randy works dispositions and acquisitions, and that matters more than it sounds. Representing sellers means knowing what buyers actually pay and where they push back in diligence. Representing buyers means knowing how sellers price, package, and defend a number. Sitting on both sides of the table is how you learn where the room in a deal really is.
Selling Investment Property
Your building’s value is its income, and the sale process either proves that income or invites a buyer to discount it.
Pricing From Closed Comps
The price comes from recent sales of comparable property in your submarket, combined with your NOI restated the way a buyer will underwrite it. That means market vacancy, a management fee even if you self-manage, and reserves. Pricing off an optimistic pro forma invites a retrade during diligence.
Reaching Actual Investors
Listing platforms are the floor, not the strategy. The buyer for your property is often someone who recently bought nearby, a 1031 investor on a deadline, or a client of a broker across the country. Direct outreach reaches those buyers; a portal listing waits for them.
Managing the Close
Most investment deals get renegotiated once, when diligence turns something up. Disclosing known issues up front and pricing them into the deal removes the leverage a buyer would otherwise use, and keeps your closing on schedule.
Buying Investment Property
Whether this is your first acquisition or your fifteenth, the work happens before the offer.
Defining Real Criteria
Target return, property type, price range, leverage, hold period, and how involved you want to be in operations. Specific criteria surface deals fast. Vague criteria produce tours of everything and a purchase of nothing.
Underwriting Before the Offer
The rent roll rebuilt line by line, expenses tested against comparable properties, debt service run at real lender terms, and the exit modeled at a cap rate higher than today’s. If a deal only works assuming cap rate compression, it does not work.
Negotiating Terms, Not Just Price
Diligence period length, earnest money structure, financing contingencies, and closing timeline all carry real value. On competitive assets, terms often win the deal without paying the highest number.
Property Types
Randy works these asset classes across metro Atlanta, and each one asks something different from an owner.
Office Buildings
Suburban parks through intown mid-rise. Pricing has corrected substantially, which is creating entry points for buyers who can underwrite realistic lease-up assumptions and carry the capital for tenant improvements.
Retail and Strip Centers
Neighborhood centers, strip retail, and single tenant pads. Almost no new retail has been built in fifteen years, which keeps vacancy low in well-located product. Traffic counts and access drive value more than the building.
Industrial and Warehouse
Distribution, light manufacturing, and flex. Atlanta is a national logistics hub, and smaller bay space has stayed tighter than big box. Clear height, dock configuration, power, and truck court depth decide what a building can lease for.
Multifamily
Five units and up. Housing demand is steady, but the 2021 and 2022 loan vintages coming due are creating distress and opportunity at the same time, particularly on floating rate deals with expiring rate caps.
Mixed-Use
Retail or restaurant below, residential or office above, common along the BeltLine and in intown redevelopment. Higher operating complexity, and worth underwriting each component separately rather than as one blended asset.
Net Lease (NNN)
Single tenant properties with long leases and minimal landlord obligations. Popular with 1031 buyers and passive investors. Value rests on tenant credit and remaining term, so underwriting the tenant matters as much as underwriting the building.
Why Investors Work With Randy
Anyone can send you listings. What changes outcomes is underwriting that holds up and negotiation that reflects what the other side is actually thinking.
- Honest underwriting: the NOI a buyer or lender will accept, not the one a marketing package advertises.
- Bull Realty and TCN Worldwide reach: buyer and seller relationships across the Southeast and 200-plus markets nationally.
- Aerial marketing included: Randy is a licensed pilot and drone pilot, so listings get aerial photography and site footage showing access and surroundings.
- Full representation through closing: valuation, marketing or sourcing, negotiation, diligence coordination, and closing, handled by one person.
- 1031 exchange coordination: selling on a schedule that works with the 45 day identification window, and sourcing replacement property before the clock starts.
- Straight answers: including when a deal does not work. Talking a client out of a bad acquisition is worth more than the commission on it.
Buying or Selling Investment Property?
Sellers: request a free broker opinion of value and find out what your property supports right now. Buyers: send your criteria and Randy will underwrite what is available, including deals that have not hit the market yet.
Contact Randy today to get started. Reach him directly at Randy@BullRealty.com or call 404-876-1640 x143.
Randy Suh 