Off-market commercial real estateOff-market · All 67 Florida counties
Jeremiah and Sarah Adler, licensed associates with Native Realty. Most of our deals never touch a listing site. We find the property, or the buyer, directly.
Jeremiah Adler
Sarah Adler
Adler Commercial Team at Native Realty
What we work on
The job is the same in every one of them. Know who owns what, know who is ready to sell, and know which buyers are real. Here is where we spend our time.
Assisted living, memory care, skilled nursing, and medical office. We work with the operators and the funds buying licensed beds across Florida. What moves value here: which license the building carries and what it allows, private-pay versus Medicaid mix, census, and how the change-of-ownership approval is sequenced so the license never lapses. We sell communities quietly, without announcing anything to staff, residents, or competitors.
Quiet sales, statewide
Strip centers, single-tenant buildings, and neighborhood shopping centers. Before we price a center we underwrite the leases themselves: options and renewals, fair-market-value resets, co-tenancy, and exclusives that could block your next anchor. A strong credit tenant on soft lease terms is often worth more than a weak tenant on strong ones, and the difference shows up in the cap rate. That is the analysis a buyer's lender will run, so we run it first.
Underwritten from the leases
Warehouse, flex, and small-bay industrial. Who the buyer is changes what your building is worth. An owner-user financing through SBA can often out-pay an investor, and a 1031 buyer on a deadline pays for certainty. We underwrite clear height, power, truck access, and what the zoning actually permits, then take the building to the buyer type that pays the most.
Sold to the strongest buyer type
Apartment buildings, from small infill to a few hundred units. These sales usually start with a date. A loan matures, a partnership winds down, a plan changes. We underwrite in-place rents against market, what the property-tax reset after closing does to a buyer's expenses, and which buyer pool your size and vintage actually trade to. When the date arrives, we already know what the building is worth and who wants it.
Ready before the date is
Development sites, assemblages, and covered land. Land is worth what you can build on it, so we start with zoning and density, then work backward from the finished project to a price you can defend. Impact fees, concurrency, and platting timelines go into the number up front, not into a surprise later. If the math does not support the ask, we tell you before you go to market.
Priced from what it can become
Restaurants, bars, and hospitality properties, with or without the real estate. We own and invest in restaurants with partners, and we have renovated and permitted commercial space ourselves, so we know what a Type I hood, a grease interceptor, and licenses already in place are worth to the next operator. If you own a restaurant or a second-generation space, you have something a lot of people are looking for.
Operator to operator
Net-leased property and 1031 exchanges, on both sides. Value in net lease is the lease itself: term remaining, escalations, who carries roof and structure, and the credit behind the guarantee. If you are selling, we can usually name the likely exchange buyers before anything goes to market. If you are on the 45-day clock, we build your replacement shortlist before the sale closes.
45 days, with a head startThe buyer side
A 1031 exchange runs on two dates. You have 45 days from closing to identify the replacement property in writing, and 180 days to close on it. Miss either one and the tax you were deferring comes due.
Most exchanges that fail, fail the same way. The search started after the sale closed. We work in the other order.
We follow exchange activity across Florida, so we often know who has money to place before they call anyone. Our buyer network runs deepest in assisted living and healthcare, where we spend most of our time and where the buyers know us by name.
If you have an exchange coming, the earlier we talk, the more room you have.
General information, not tax or legal advice. Your CPA and qualified intermediary run the mechanics.
Selected work
A few recent engagements. Clients and terms stay confidential.
Who we are
We are a husband-and-wife team, licensed with Native Realty in Fort Lauderdale.
Before Florida we ran a property management and apartment leasing company in Los Angeles. That is the operating side of this business: what breaks in a building, what a tenant is worth, how long a build-out takes when the permits are slow. Jeremiah's background is in restaurants and retail: raising capital, negotiating leases, and getting spaces permitted and open. Today we own and invest in restaurants with partners, so we sit on the same side of the table as the operators we work with. Sarah ran the buildings.
We joined Native Realty in 2023 and we work as one team. One of us is always reachable, and both of us know every file.
We work off-market, which mostly means we do the finding. Assisted living and healthcare, retail, industrial, multifamily, land, restaurants, and net lease, across all 67 Florida counties.
If you own something and want to know what it is worth without putting it on the market, that is a short conversation and a useful one.
Jeremiah Adler
Associate, Native Realty
Sarah Adler
Associate, Native Realty
Get in touch
Call or text, or send a note. We answer our own phones.
