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Landlords & Sellers


Integrity Commercial Real Estate would love to talk to you about hiring our firm to market, lease or sell your commercial property.  Check out what we can do for you:

  • We are commercial real estate experts in the Dallas-Fort Worth Market Area
  • We have a database of over 30,000 contacts in the Dallas-Fort Worth Market Area
  • We subscribe to 2listserves delivering thousands of e-mail flyers &information on your property to thousands of users, brokers, buyers, tenant-rep brokers & investors throughout the United States
  • We use 4 different listing services when listing a property Costar, LoopNet, Crexi& NTREIS
  • We DO NOT turn a prospect for your listing to a tenant rep opportunity & show them other options or our other listings – we work to get your prospects to lease or buy your property
  • We get the job done – leasing or sales or both
  • We have a track record of getting our listings leased from 97-100% or sold for 97-103% of list price
  • We communicate with our owner clients constantly – written reports, phone calls & email
  • We have experience in leasing & sales of office, retail, warehouse/showroom & land
  • We KNOW the market & can advise on changes or new leasing or sales strategies
  • We get top dollar for our clients, many times at the Listing Price or very close to it
  • We assign a lead agent to each listing however anyone in our shop can lease or sell a listing
  • We market our listings to a HUGE database of over 20,000 real estate agents and users
  • We are a boutique firm where the owner actually produces alongside the agents
  • With over 34 years of experience the owner of Integrity knows how to get deals done
  • We take a limited number of listings at a given time & work them till 100% leased or sold
  • We do not farm out your listing to junior agents with little to no experience



Integrity Commercial Real Estate actively markets your property on an ongoing basis until the property is leased or sold as the case may be.  The following outlines marketing activities that are implemented for each Integrity Commercial Real Estate listing:

  • The property is listed on LoopNet, Costar, North Texas Real Estate Information Service (NTREIS) & Commercial Real Estate Exchange (CREXi).  There is not one MLS like in Residential Real Estate, in North Texas there are four major listing services that most Brokers & users go to when searching for a property.  It is important to be on all four services to ensure you see all Broker represented deals in the market as well as non-broker represented deals.
  • CIBList – this service allows Integrity Commercial Real Estate to send out email marketing to 1,600 commercial real estate brokers active in the Dallas-Fort Worth market area.  Emails are sent out on CIBList bi-monthly.
  • CDXMail – this service allows Integrity Commercial Real Estate to send out email marketing monthly to 2,500 commercial real estate brokers active in the Dallas-Fort worth market area targeted by Broker specialization.  Thismarketing flyer is emailed monthly.
  • Network Marketing – Integrity Commercial Real Estate represents your property at the various organizational meetings monthly including chamber events, North Texas Certified Commercial Investment Member meetings, Broker functions &North Texas Commercial Association of Realtor meetings.


LINK’S TO LISTING SERVICES – Property searches open to the public – Property searches for real estate brokers by subscription – Property searched open to the public – Property searches for real estate brokers by subscription



Integrity Commercial Real Estate focuses on ethics, hard work, and client-focused solutions.  Instead of listing properties based on quantity over quality, Integrity Commercial Real Estate focuses on assignments they know they can perform on whether it’s the sale or lease of a property.  When you work with Integrity Commercial Real Estate, you get the best service possible from people who know commercial real estate, know the market, live in the market area and don’t rest until they produce results for you. We routinely bring properties to 98-100% leased and sell at 97 to 103% of the sales price.  We are NOT afraid of a challenge…it is part of what drives us.

With Integrity Commercial Real Estate large range of research capabilities, we provide a real-time competitive analysis of other listings in the area that track performance and market patterns. Producing traffic counts, demographic studies, local retail mapping, and market studies ensures Integrity Commercial Real Estate and our clients will stay competitive in the market and bring landlords the highest and best use of their available space. A competitive edge is the speed at which we bring a property to market and how we aggressively advertise our listings.  In addition we have an extensive database of several thousand landlord and seller-tenant brokers along with users so we quickly see activity on our listings.

At Integrity Commercial Real Estate, market research and frequent follow-up allows project and asset managers, landlords and sellers to actively stay in touch with our team and develop strong leasing momentum at a project.



What do cap rates really mean for real estate investors? What influences them to change?

Although capitalization rates are one of the most common terms in commercial real estate investing, they are also one of the most commonly misunderstood factors. Thus, it is critical that you understand how to use cap rates as an investment metric, as well as the various factors than can influence them.

Capitalization Rates

The capitalization or ‘cap rate’ is calculated by dividing the annual net operating income (NOI) by the purchase price of the property. So a local shopping plaza with a $100,000 annual NOI, which costs $1,000,000 would have a cap rate of 10%.

Essentially, this calculation shows you the current return on investment the property can be expected to generate, assuming income is consistent. While cap rates are generally used as a quick method of comparing and filtering investment property options, there are some downfalls to blindly using cap rates. For instance, cap rates do not take into account financing terms or capital expenditures that may need to be invested in the property.

Factors Influencing Cap Rates

Although the main two factors used in determining the cap rate are net annual income and purchase price, other factors can influence the cap rate, including:

  • Property Type
  • Property Location
  • Tenant Quality
  • Number of Leasable Units
  • Operational Costs
  • Market Strength

The potential risk associated with a property will greatly influence its cap rate. For example, an under-performing property in a poor location may offer a much higher cap rate, but that doesn’t necessarily make it a better investment than another property.

Premier properties in prime locations, anchored with national credit tenants will generally have very low cap rates. These are typically viewed as safer investments, which are often preferred by sophisticated and institutional investors that prioritize wealth preservation over income yield.


By understanding the key factors revolving around cap rates, you will be able to quickly analyze comparable properties when completing your preliminary due diligence. Depending on your investment strategy, cap rates can be used to determine undervalued properties, which can be re-positioned for higher income and equity appreciation in the future.