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Tenant Representation | Demographic Research | Lease Negotiation

Transaction Management | Site Selection | Territory Management

JMS Defined

JMS Commercial Real Estate Advisors is a full-service commercial real estate
brokerage, specializing in Tenant/Buyer representation. With 15 years of industry experience, JMS delivers the highest levels of professionalism, service, and fiduciary responsibility to our clients.

JMS In Action

Our procedures provide detailed insight into each site selection. We access major
MLS Commercial Databases nationwide, and may work with local brokers, co-brokering with them when it proves to our clients’ advantage. If the location that best suits your needs exists, we will find it.

More than mere brokers, our name states
the breadth of services we’re able to provide. JMS Commercial Real Estate Advisors
guides you through regulations, permitting
and licensing. We can also help you find the
contractors and services needed to open
your doors. JMS can do more just locate
the space we can help launch your business.

Territory Mapping


We offer territory mapping when you need to have specific boundaries, that may be needed when defining a sale to a Franchisee. Our report comes in a custom booklet, suitable for presentation or insertion in FDDS. 


Businesses market products or services through targeted approaches to different segments of the population. Demographics are the statistical component of marketing used to identify population segments by specific characteristics. Whether small or large, businesses need a targeted approach to consumers. Demographics affects all the choices a business owner makes in developing a marketing plan. Using demographics gives you a head start in understanding your market

We can assist you in defining territories by many guidelines such as:

  • Demographics

  • Zip Codes

  • Population

  • Radius 

  • Income

  • Ethnic Diversity

  • City, County or State 

  • Custom Requirements​

Site Selection

For of all spaces, there’s no avoiding the fact that managing real estate decisions while increasing return on investment is a task with many inherent challenges. These challenges don’t have to distract you from your core competencies. Turn to the experts at JMS Commercial Real Estate Advisors for real estate strategies and put your worries at the back of your mind.

As we exclusively represent our Clients, we can deliver our broad range of real estate services across the nation without any conflicts of interest. 


Our Benefits

  • Eliminate conflicts of interest

  • Increase negotiation leverage

  • Assess the feasibility of a site and compare that site to alternatives

  • Improve occupancy efficiencies

  • Reduce capital expenditures

  • Leverage best-in-class resources


Lease Negotiations

JMS understands the complexity of   Though getting the lowest monthly payment is a priority in negotiations, it is imperative to keep in mind other factors that can save thousands of dollars for the Client. Tenant Improvements, who pays for them, Tenant or Landlord? Free rent vs. abated rent. Occupancy vs. Rent Commencement, contingencies related to governmental agency processes.  All important items to be addressed during negotiations. JMS addresses all these important items during lease negotiation.  

Lease Addendums

An addendum to a real estate contract

is a document attached to and made a

part of the original lease. JMS prepares

this document with your goals and objectives

in order to protect your interests within the

lease term.

Broker's Opinion of Lease

A commercial lease is completely different than a residential lease, and it should be reviewed by a real estate attorney. JMS can offer recommendations or you can use your own counsel.

JMS, as part of the real estate service, will review the draft lease and review the final, agreed upon LOI to see the terms and conditions were transferred over as part of the service provided the Client. 


  • By a Lawyer of his choosing

  • By JMS doing a Broker's Opinion of Lease

Both are fee-based services, above and beyond the scope of traditional real estate services.

Real Estate Consulting

JMS offers Real Estate consulting for the Franchisor. We can be your in-house real estate department, saving you the time and expense of running your own.

Market Research

JMS accesses all current avenues of technology as well as the traditional; “knock on the door” networking research. Our nationwide partnering with major brokerage firms, allows us to find the most reliable market information available.

Our Services

  • Site selection consulting

  • Lease renewals and expansions

  • Relocations

  • Subleases

  • Acquisitions and dispositions

  • Sale-leasebacks

  • Lease administration

  • Lease audits

Dual Agency in Real Estate

  • Dual Agency is better described as an “unavoidable conflict of interest”.

  • Dual Agency can happen when one agent is representing the Tenant and the other agent is also employed by the same broker.

  • A dual agent cannot get the highest price for the Landlord and the lowest price for the Tenant, it is impossible.

  • Landlords provide their brokerage companies with steady streams of monthly revenues while individual tenants provide revenue on a spot basis.

  • A Landlord’s Agent’s objective is to achieve the highest rents possible while giving away as little as possible in the way of concessions and benefits to Tenants.

  • There are no economic savings for a Tenant to think a Landlord’s Agent will save them money.

  • Dual Agency bonuses the income to the Landlord’s Agent.

  • Tenants need their own brokers who represent only their interests. They need focused experts who spend 100% of their time negotiating, protecting, and strategizing for the benefit of tenants and tenants only. Tenants need to take the initiative on their own to seek out and retain a broker who exclusively represents only tenants.

JMS Demographic Case Study

The Dog Stop: Speed, Leads, Healthy Franchisees, BlastPoint Is the Key to Franchise Expansion

Case Studies

Small franchise optimizes growth with help from Blastpoint’s ability to generate leads and territory info – quickly.

Lease Comments

Leasing space is often a big expense for a small company. But it can be unnecessarily expensive if you don’t understand the hidden costs and restrictions that are buried in many leases.

The first thing to understand is that when you negotiate a lease, your landlord probably has the advantage. (Leases tend to be written more in favor of the Landlord than the Tenant.) If you’re like most tenants, you negotiate a lease once every five or ten years and you put rent into the same category as another routine, current business expenses, weighing the monthly payment versus your cash flow.

The landlord is in a different position. Its business is leasing space, and buildings are its major asset. The landlord is highly motivated to plan for the long-term and to write conservative leases that maximize the return on their assets. A good real estate lawyer can help protect your interests but often isn’t equipped to advise on business points.

Fortunately, if you’re savvy and reserve certain rights, you can turn a lease into a tremendous asset. Here are some of the more obscure lease provisions that protect landlords at their tenants’ expense.

The Space

Lease space is priced per “rentable” square foot Based upon BOMA Standards. (Building Owners and Managers Association International) (, vs. usable square feet. The difference called a “load factor. The load factor will include that particular space’s percentage of the common area within the property. Find more detailed information at the BOMA website.

In addition, landlords often develop their own methods for measuring rentable area. A landlord may measure from the outside of one exterior wall to another, for example, and include questionably “public” areas like air shafts. Some buildings seem to be measured from gargoyle to gargoyle—facade ornaments unrelated to a tenant’s usable space.

Operating Expenses/NNN—The Trickiest Clause

An operating expense or Triple Nets (NNN)) clause lets your landlord recover normal out-of-pocket costs of running a building. That should be all it does. Operating expenses listed in your bill should correspond directly to the percentage your square feet represent the gross square feet of the building, and they ought to meet an objective standard such as GAAP (generally accepted accounting principles), not conventions particular to your landlord.

Exclusions. Certain items should be specifically excluded from operating expenses: electricity that serves tenants’ spaces (the landlord recovers this from each tenant individually); executive salaries; consulting fees; market study fees; commissions and advertising costs; initial landscaping costs; structural repairs or replacements; penalties incurred because the landlord fails to pay taxes on time; fees and higher interest charges caused by the landlord’s refinancing of the property; money the landlord must pay if it defaults under a lease or other agreement; any legal fees to resolve disputes involving the landlord; any excessive amount the landlord pays a contractor or vendor because of a special relationship.

Capital Improvements. Capital expenditures require particular attention when you’re negotiating a lease. The operating expense clause should exclude them generally from the operating expenses for which you are billed.

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