Thinking about selling a building, refinancing, or just want to know what your commercial property is really worth? Get a free Broker Opinion of Value from Winner Realty. A Broker Opinion of Value (BOV) is a written estimate of what your property would sell for today, built from its income, recent comparable sales, and current cap rates. No cost, no obligation, and no pressure to list.
What you get
- A value range based on your property's actual income, not a guess off a list price
- The math behind it: net operating income (NOI, the income left after operating expenses, before the mortgage), the cap rate we used, and why
- Recent comparable sales in your area and property type
- What our buyers would pay. Rob Bergeron co-founded OffMarket.deals, a private marketplace where more than 70,000 investors look at off-market property. We'll tell you how your building would land with that buyer pool, on top of the open market.
- Your options: sell on the open market, sell quietly off-market, refinance, or hold, with the trade-offs of each
Who it's for
- Owners of duplexes, triplexes, quadplexes, and apartment buildings
- Owners of retail, office, industrial, and mixed-use buildings
- Investors with a loan coming due who need to decide between refinancing and selling
- Owners planning a 1031 exchange who need to know what they're starting with
- Heirs and partners who need a fair number to settle an estate or a buyout
Why owners ask us
Rob Bergeron has closed 45 commercial transactions on the Louisville MLS and KCREA covering 146 units, 11 acres of development land, and $9.4 million in volume, part of more than 2,000 residential and commercial transactions since 2013. See every one on our commercial sales track record. We price buildings the way buyers underwrite them: on income, cap rate, and condition. We publish our own quarterly Louisville commercial market report, so you can see the data we work from.
How to request your free valuation
- Send us the property address and type through our commercial inquiry form. Put "BOV" in the message.
- If you have them, include a rent roll and last year's income and expenses. If you don't, we'll work from what's available.
- We'll follow up, ask any questions, and send your written opinion of value.
Prefer to talk first? Book a time with Rob.
Want a head start?
Run your own numbers first with our free tools: the commercial real estate calculators (lease cost, lease vs. buy, 1031 deadlines, loan sizing), the cap rate and cash-on-cash calculator, and the capital gains and 1031 exchange estimator.
Frequently asked questions
What is a Broker Opinion of Value?
It's a licensed real estate professional's written estimate of what a property would likely sell for, based on its income, comparable sales, and market cap rates. It's not a formal appraisal, but it's how most commercial owners get a realistic number before deciding to sell or refinance.
Is it really free?
Yes. There's no cost and no obligation to list with us.
How is a BOV different from an appraisal?
An appraisal is done by a licensed appraiser, usually for a lender, and costs money. A BOV is prepared by a real estate professional and focuses on what buyers in today's market would actually pay. Many owners get a BOV first and an appraisal only if a lender requires one.
What does "what would OffMarket.deals buyers pay" mean?
Besides the open market, we can show your property privately to investors on OffMarket.deals. We'll tell you how we think that buyer pool would price your building, so you can compare a quiet sale with a public listing.
Do you do this for small buildings like duplexes?
Yes. Most of the buildings on our track record are duplexes through quadplexes. Small income property is a big part of what we do.