Buyers & investors
Find and underwrite the right property before you commit.
- Search and off-market sourcing
- NOI, cap rate and cash-on-cash review
- Due diligence checklist and timeline
Miguel Charles · Commercial real estate agent
Northeast Florida commercial real estate.Buy, sell, lease and invest with a plan.
Flex industrial off I-295. A retail pad in St. Johns County. Your first owner-occupied building near Orange Park. Every property decision starts with clear objectives, real numbers and a plan you can follow to closing.
Explore
ServicesBuyers, owners, tenants and landlords.View services →
Property typesIndustrial, retail, office, multifamily, storage and land.View property types →
MarketsDuval, St. Johns, Clay, Nassau and Baker counties.View markets →
Property valueRequest a free broker opinion of value.Request a valuation →
About MiguelNavy-trained discipline and how every engagement runs.Meet Miguel →
InsightsPlain-English education for commercial buyers.Read insights →
Who I work with
One advisor for every sideof a commercial deal.
First-time business owners and experienced investors get the same thing: a written plan, the numbers explained in plain English, and a clear next step after every conversation.
Owners & sellers
Know your value, then decide whether to sell, refinance or hold.
- Broker opinion of value
- Pricing and marketing strategy
- Offer review and negotiation
Tenants
Lease the right space on terms you understand.
- Space requirements and budget
- Tours and side-by-side occupancy cost
- Renewal and relocation planning
Landlords
Fill vacant space with tenants who fit the property.
- Market rent review
- Listing and tenant outreach
- Lease proposal comparison
Property types
The asset classesthat move Northeast Florida.
Each type has its own math. A warehouse is judged on clear height and dock doors; a strip center on traffic counts and tenant mix. You get the measures that matter for yours.
Industrial & flex
Warehouse, distribution, flex
Clear height, dock and grade-level doors, truck court depth, power and highway access.
Retail
Strip centers, pads, single-tenant
Traffic counts, co-tenancy, lease terms and the credit behind the rent.
Office
Professional and medical office
Rent per square foot, build-out cost, parking ratio and lease rollover.
Multifamily
Apartments, 5+ units
Rent roll, expense ratio, occupancy history and deferred maintenance.
Self-storage
Storage facilities and sites
Square feet per person in the trade area, street rates and expansion room.
Land
Development and investment land
Zoning, utilities, wetlands, access and what the site can legally become.
Markets
Northeast Florida,county by county.
Jacksonville sits where I-10 meets I-95, with JAXPORT, rail and a growing population on both sides of the St. Johns River. Each county moves differently.
Duval
The region's largest industrial and office market, from Westside distribution to Southside offices and Northside port logistics.
St. Johns
Rooftops driving new retail, medical and service space along I-95 and CR-210, plus historic St. Augustine.
Clay
Neighborhood retail and service businesses on US-17 and Blanding, with the First Coast Expressway opening new sites.
Nassau
Yulee and Wildlight growth on SR-200, with industrial and retail sites close to I-95 and the Georgia line.
Baker
Larger tracts and lower land costs along I-10 for logistics, contractor yards and long-term holds.
For commercial property owners
What is your property worth today?Get a free broker opinion of value.
Rates, rents and buyer demand have shifted across Northeast Florida. Know where your building stands before you decide to sell, refinance, lease up or hold.
- Send your property details
About two minutes. Address, type, size and what you're weighing.
- I review the market
Recent sales and leases of similar property nearby, plus current vacancy and pricing.
- Get your opinion of value
A short call to walk through the number, the range and your options. No obligation.
When owners ask for one
- A loan is maturing and the refinance terms look different
- A partner wants out, or an estate needs a number
- A tenant's lease is ending and you're weighing sell versus re-lease
Miguel CharlesCommercial real estate agent
eXp Commercial · Jacksonville, FL
eXp Commercial · Jacksonville, FL
About Miguel
Navy-trained disciplinefor the property decisions that shape your business.
I spent more than 20 years as a U.S. Navy officer, including strategic planning at the Joint Chiefs level. That work came down to the same things a property decision does: define the objective, know the risks, keep everyone informed and own the outcome.
Today I represent buyers, sellers, tenants, landlords and investors across Northeast Florida with eXp Commercial. I'm working toward the CCIM designation, and I co-founded a veteran-owned Jacksonville business, so I know what it means to sign a lease and make payroll.
How every engagement runs
Objective
What you need the property to do for your business or portfolio, written down before we look at anything.
Recon
Comparable sales and leases, vacancy, zoning and the questions to ask before you sign.
Risk
What could go wrong: financing, inspections, environmental, lease terms. Each one gets a plan.
Execution
A timeline from offer or LOI to closing, with dates you can hold the team to.
Debrief
A short review after closing, and a check-in when your lease or loan comes up again.
Buyer education
Learn the numbersbefore you buy.
A weekly plain-English series for commercial buyers at every level, from first property to fifth.
Cap rates and NOI
Net operating income is what a property earns after expenses. The cap rate is that income divided by the price. Here's how to check the seller's math.
Buying your own building with an SBA 504 loan
How owner-users put as little as 10% down, who qualifies, and what the timeline looks like.
Red flags before you sign
The rent roll, estoppels, environmental reports and zoning letters that tell you whether the deal holds up.
Start a conversation
Schedule a consultation.30 minutes, no obligation.
Tell me what you're trying to do. You'll leave the call with a clear next step, whether or not we work together.
Phone904-544-8698
Emailmiguel.charles@expcommercial.com
Service areaDuval, St. Johns, Clay, Nassau and Baker counties