SERVICES

 An economy reliant on inefficiency within the real estate development process exists.  Evanisko’s unique brand of consultative-form land brokerage combines adept land use consultancy, financial underwriting abilities, and real estate brokerage under one roof.  This reduces time, cost, and gross inefficiency within the decision-making process for landowners attempting to make critical decisions surrounding their land assets.   

Land Broker Services

  • There are two key differences between an urban land sale and the sale of a residential/commercial building.  These two differences justify consideration of hiring a broker who specializes in land if you believe the highest and best use of your property involves redevelopment.

    1. The methodology of valuation is entirely different between real estate slated for redevelopment VS existing houses/commercial buildings as development sites are valued based on a hypothetical outcome rather than an existing structure in place.  This skillset, while recognizable to almost every real estate professional, is a highly nuanced skillset which one will not be adept at unless it is continuously honed. 

    2. The transactional structures (escrow timelines and terms)  for sales involving redevelopment sites will in many cases be different than the sale of a home or commercial building.  Conventional or full spectrum commercial and residential agents in most cases have not considered many of the negotiating structures we frequently deploy to maximize the outcomes for parties involved in land negotiations.

  • We start assessing each property by fully understanding its zoning and land use policies. Key factors like Floor Area Ratio (FAR), unit count, parking, site conditions, and environmental issues help us determine the best use of the site. This detailed knowledge makes us a valuable advisor for our land sellers and buyers. Next, we analyze potential revenue, rent, and costs to evaluate the site's value under different development scenarios. While many competitors focus on identifying buyers first, we believe it's crucial to know the property's specifics which will then enable us to predict the applicable target market and then  formulate strategies for communicating our clients’ property with that market efficiently.

  • We are unique because our clients and the transactions we facilitate for them are unique. In addition to assessing the economic merits of real estate, its location, etc., we want to understand a potential client’s motivation, their aptitude to structuring unique workarounds to site-specific challenges, and (most importantly) their willingness to ultimately transact. Instead of focusing on the accumulation of listings, we focus primarily on the few that we know we are being contracted to transact – not to appraise. We find ourselves oftentimes being the second, third, and sometimes fourth listing broker on a deal. In most cases, we are the last.

 

Strategic Advisory Services

  • Nobody starts as a consultant; it's a role we've taken on after nearly twenty years in brokering urban infill land transactions. To manage land sales effectively, we often need to act as consultants or permit expeditors in some capacity to reach a closing. We were cautious about claiming that title without first experiencing the challenges required to fulfill it. Now, we can confidently say we've faced and continue to face these challenges while drawing upon years of experience in circumventing them. Each transaction teaches us something new, and we believe knowing how to find answers or solve problems is just as important as having the answers themselves. Plus, we truly enjoy helping our clients reach their goals.

  • Development consulting is a form of collaborative guidance provided to property owners to enable them to make the most informed decisions surrounding their land assets.  This can entail in its most basic form an outline as to what the current zoning allows to more complex questions which surround whether to entitle in some form prior to selling.  Land use is a unique and complex discipline which we take a step further to combine with our transactional skillsets.

 

Our Clients and Property Niche

  • • Property owners who demand a professional who has mastered an understanding of the crucial transactional and underwriting considerations unique to the development land sale.

    • Land developers seeking a broker to manage the marketing and sale transaction of an entitled land asset to builders.

    • Developers and investors seeking a strategic advisor during the due diligence phase of the acquisition process.

    • Property owners seeking a consultant to manage an entitlement procedure(s) prior to or while transacting the real estate.

    • Lending institutions contemplating land and/or constructions loans requiring consultation on the value of the real estate as well as the proposed use of the real estate collateral.

    • Lending institutions seeking a land development transactional specialist for the purpose of an asset disposition.

    • Borrowers seeking construction financing or equity for their projects.

    • Property owners seeking consultation on highest and best use/valuation/transactional guidance for their real estate prior to entering into a listing agreement.

    • Public agencies seeking land use, market, and transactional guidance.

  • • Properties slated for dense forms of infill multifamily and mixed-use development.

    • Properties slated for detached and attached for-sale housing development.

    • Properties slated for subsidized affordable housing development.

    • Properties slated for educational facilities, commercial, and industrial development.

    • Properties requiring the processing of discretionary entitlement mechanisms either before, during, or after the close of an escrow.

    • Properties slated for redevelopment involving various environmental, configurational, and zoning constraints and challenges.

    • Entitled development opportunities seeking a builder/buyer or builder/partner.

    • Existing stabilized multi-family and commercial buildings.

Why You Should Work With Us

Challenges unique to the development site transaction are more readily recognizable and circumventable to those who deal with them constantly.

Industry Leading Experts

Evanisko is a top real estate broker focusing on the marketing and selling of underused properties, properties that can be improved, and those suitable for redevelopment in Los Angeles.

Superb Client Services

Evanisko maximizes value on both sides of the transaction through an acute level of market intelligence, an intensive and proven marketing philosophy, and the highest level of client service.

Purveyors of Information

Evanisko has carved a niche by combining development consulting and brokerage, setting its services apart from conventional commercial and residential brokers.

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 Advisory Services You Can Trust

Decisions are only as good as the information considered.

The optimality of our client’s decisions depends on the quality of the information available at the critical point in time. We are often asked to provide strategic advice to help organizations with real estate assessments and evaluations. This includes analyzing land use, potential sale transaction outcomes, political factors, and environmental issues so that our clients can make optimal decisions within our ever-changing real estate landscape. We offer guidance on land use and financial impacts to improve the balance between timing, risk, and value. Often, our advisory work leads to or is part of a listing and marketing agreement where consulting fees are deducted from future sales commissions.

TOC Assessment

In this example, Evanisko assisted the Seller and Buyer in establishing a diagrammatic assessment of a site’s TOC status. Evanisko’s diagrammatic presentations are clear, informative, and visually appealing.

Oil Well Consulting

In this example, Evanisko assisted the Seller and Buyer in transacting a site with several oil wells. This required the coordination of several municipal agencies and knowledge of the API well transfer process.