Contact Us

Selinger Enterprises, Inc.

410 Jericho Turnpike
Suite 202
Jericho, NY 11753

Tel: 516-222-7974
Fax: 516-719-8698

info@selingerenterprises.com

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Corporate Real Estate Strategies

Client Focused • Offering Real Solutions

Beyond Simply Searching for Office Space

We strive to become our clients’ go-to resource for all their real estate needs. 

We offer Value Added Services which provides all the benefits of an in-house real estate department.

As Tenant Advocates, Selinger Enterprises offers no-conflict negotiation to create the best possible deals and exceed our client's expectations.

This includes:

  • Reviewing the present lease
  • Personnel and Executive location analysis
  • CEO's or Principal's vision for his/hers company's future
  • Creating a timeline of the process

Selinger Enterprises analyzes the market to determine the best alternative to resolve the CEO's vision. The options typically are:

  • Moving with a new lease
  • Renewing in the same location
  • Purchasing a building
  • Real estate investing.

Enjoy all the advantages of your own real estate department without the overhead.

The steps in leasing are:

  • Determine the company's workletter and building amenities necessary to accommodate the needs and goals for the corporate culture.
  • Researches the market to determine buildings potentially suitable to meet the afore mentioned needs that are within the company's price range.
  • Accompany the client for a tour of the various buildings.
  • Create a Request for Proposal reflecting the requirements of the company which is sent out to all the landlords.
  • Shorten the list of buildings and make counter-proposals.
  • Continue making proposals and counter-proposals until we achieve acceptable business terms.
  • Provides Net Present Value spread sheets to compare and analyze the myriad of deals placing the executive in a position to making an educated decision.
  • How to create "Leverage" so the landlord's compete for your tenancy.

    • An important service by Selinger Enterprises is 'Making the Market'. We create leverage for our clients by selling the client to the landlords. We bring our clients financials, brand, history, etc. to the landlord. The better the viability of the company, the more competitive the landlord will be to make the company a tenant.

    How can you create an office environment that maximizes your space's efficiency, workflow and image?

    • Selinger Enterprises can help you accomplish this goal. Our staff has individuals with advanced degrees in Industrial Design enabling us to assist you and the architect to achieve the optimal layout. Our understanding of your requirements will create an efficient design that will appeal to your clients, increase employee productivity and empower management.
    • We will also suggest upgrade selections such as lighting, carpeting, ceiling tiles, woodwork, vision panels, etc., and incorporate them into your Workletter.
    • We will verify that the space plan is accurately measured according to the Building Owners and Managers Association (BOMA) standards, thus eliminating extra square footage that will add to your costs.

    How do you get the best lease terms to protect your tenancy?

    • One of the most important aspects of entering into a new lease is the negotiation of the terms. Every aspect of the lease document must be thoroughly reviewed to ensure that you are getting the maximum protection and flexibility.
    • We have over 20 years of experience negotiating leases. Whatever the situation, we utilize our negotiation skills to ensure that you are getting the best possible terms, your company is protected and your lease is consistent with the terms agreed upon.
    • Some of the important commercial lease clauses are:
      • Assessments & Abatements
      • Proportionate Share
      • Taxes & Tax Base
      • Energy Costs & Overtime
      • Use & Certificate of Occupancy
      • Construction & Substantial Completion
      • Workletter & Alterations
      • Inspection & Landlord Access
      • Damage and Destruction
      • Insurance & Indemnification
      • Default & Conditions of Limitation
      • Assignment & Subletting
      • Security & Guarantees
      • Options to Renew, Expand, Cancel
      • Non-Disturbance
      • Subordination
      • Rules and Regulations
      • Repairs & Maintenance

    Don't be a landlord's "Captive Audience"

    • The only reason to move is if a company is outgrowing it's space, or the building's maintenance/quality has greatly subsided. If neither of these are occurring it doesn't pay to move…even to save a couple of rent dollars. The smarter move is to renegotiate the lease.
    • Typically, landlord's believe their tenants are captive audiences and don't want to move. Landlord's will give a better deal to a new company moving into the building than the tenant who has been in the building for twenty years.
    • The best way to renegotiate is to make the landlord believe that the company will move unless the landlord gives a market deal. To accomplish this, Selinger Enterprises first educates the client to the market and then selects a short list of buildings that are competitive with the company's present building. we then negotiate on these buildings to drive the best possible deal. Finally, Selinger Enterprises, takes that deal to the present landlord forcing him to match the deal or lose the tenant.

    Finding the right building to buy that meets the company's requirements is like looking for a needle in a haystack.

    • When leasing there are many buildings that a company can choose from. Finding the right building to buy takes patience, patience, patience. Selinger Enterprises, with over 20 years of experience, is prepared to lead the company through the search, negotiation and contract process of buying a building.

    SEtech was established to fill a void in the worlds of Real Estate and Technology Companies, focusing solely on their specific needs.

    • We lead you through a collaborative process to attain maximum value, providing numerous services to achieve your goals such as market analysis, space planning, and lease negotiations.
    • We handle all the time-consuming tasks including market research, the bidding process, negotiations, analysis, and more so you can concentrate on running your business.
    • We understand that finding talent is one of the biggest challenges for tech companies. Selinger Enterprises assists in designing collaborative space with amenities that will attract today's millennials.

    Are your office bills higher than the lease terms dictate?

    • Our Lease Auditing services can reduce your past, present and future costs by verifying that you are being properly charged according to your lease agreement.
    • We conduct a thorough investigation of the lease documents and perform an analysis of the billing history to determine if there is a discrepancy. We check the rent, the taxes, the increases and any pass-thoughs to make sure they are accurate. If there is a discrepancy, we will work with you and your accountant to investigate the landlord’s records to bring about a favorable resolution. Once the dispute is resolved, any errors found in your favor will be retroactive. This will significantly improve your bottom line.
    • We can also measure your space to determine if you are paying for more space than you occupy. This is an important step in reducing your costs.

    Thinking about real estate as an investment?

    • Selinger Enterprises will assist you in every step of the process—from determining your requirements and researching the market to analyzing the benefits and economics of a commercial property.
    • Some of the analyses we provide include:
      • Buy vs. Lease
      • Cash on Cash
      • Cap Rate
      • Internal Rate of Return
      • Cost Segregation Studies
    • We will also help you get financing by advising on the available sources.

    Need Commercial Office space outside Long Island? In another state? Europe? Asia? The Pacific Rim?

    • Selinger Enterprises. Inc. is the Long Island affiliate of the International Tenant Representative Alliance (ITRA Global), which is one of the largest exclusive tenant representation organizations in the world. All ITRA affiliates exclusively represent corporate users of commercial space. They do not work for landlords or developers, so there is never a conflict of interest.
    • ITRA’s sixty offices and two hundred affiliates are all senior-level brokers and consultants with an average of 20+ years experience. Each affiliate provides a diverse skill set, with specialties in many sectors of the real estate market.

    Our proprietary Corporate Turnkey Solutions “demystifies” the real estate process and provides the information you need to make educated decisions with the goal of reducing your real estate costs and increasing your profitability.

    • We lead you through a collaborative process to attain maximum value. We provide numerous services to achieve your goals such as market analysis, space planning, and lease negotiations.
    • We handle all the time-consuming tasks including market research, the bidding process, negotiations, analysis, and more so you can concentrate on running your business.

    Market Expertise

    Office Market Updates

    3rd Quarter 2017 Market Update

    Long Island
    Brooklyn

    3rd

    3rd Quarter 2017
    Areas
    South Brooklyn
    North Brooklyn
    Vacancy
    “A” Buildings 9.4%
    “B” Buildings 8.9%
    “C” Buildings 4.0%
    Average Rent: (Plus Electric) Per Square Foot
    “A” Buildings $49.84
    “B” Buildings $36.69
    “C” Buildings $31.75
    Rental Change From Previous Quarter:
    “A” Buildings 2.8%
    “B” Buildings 3.6%
    “C” Buildings 5.2%
    Queens
    3rd Quarter 2017
    Areas
    Astoria Forest Hills
    Bayside Jamaica
    College Point Long Island City
    Flushing
    Vacancy
    “A” Buildings 13.5%
    “B” Buildings 8.1%
    “C” Buildings 2.8%
    Average Rent: (Plus Electric) Per Square Foot
    “A” Buildings $44.59
    “B” Buildings $39.45
    “C” Buildings $30.53
    Rental Change From Previous Quarter:
    “A” Buildings 15.3%
    “B” Buildings 5.9%
    “C” Buildings 0.0%
    Eastern Nassau
    3rd Quarter 2017
    Areas
    Albertson Jericho
    Carle Place Plainview
    East Meadow Syosset
    Bethpage Westbury
    Farmingdale Woodbury
    Hicksville
    Vacancy
    “A” Buildings 9.7%
    “B” Buildings 6.5%
    “C” Buildings 9.0%
    Average Rent: (Plus Electric) Per Square Foot
    “A” Buildings $34.63
    “B” Buildings $22.42
    “C” Buildings $23.53
    Rental Change From Previous Quarter:
    “A” Buildings -0.6%
    “B” Buildings -2.5%
    “C” Buildings 3.9%
    Central Nassau
    2nd Quarter 2017
    Areas
    Garden City Mitchel Field
    Garden City Park Uniondale
    Hempstead Williston Park
    Merrick
    Vacancy
    “A” Buildings 9.2%
    “B” Buildings 11.9%
    “C” Buildings 4.6%
    Average Rent: (Plus Electric) Per Square Foot
    “A” Buildings $33.66
    “B” Buildings $25.19
    “C” Buildings $25.98
    Rental Change From Previous Quarter:
    “A” Buildings -1.8%
    “B” Buildings 0.8%
    “C” Buildings 4.9%
    Western Nassau
    3rd Quarter 2017
    Areas
    Astoria Forest Hills
    Bayside Jamaica
    College Point Long Island City
    Flushing
    Vacancy
    “A” Buildings 1.9%
    “B” Buildings 6.1%
    “C” Buildings 11.3%
    Average Rent: (Plus Electric) Per Square Foot
    “A” Buildings $32.73
    “B” Buildings $31.12
    “C” Buildings $20.36
    Rental Change From Previous Quarter:
    “A” Buildings -11.3%
    “B” Buildings 3.0%
    “C” Buildings -20.4%
    Eastern Suffolk
    3rd Quarter 2017
    Areas
    Riverhead
    Vacancy
    “A” Buildings 0.0%
    “B” Buildings 4.5%
    “C” Buildings 3.6%
    Average Rent: (Plus Electric) Per Square Foot
    “A” Buildings $42.07
    “B” Buildings $25.90
    “C” Buildings $22.11
    Rental Change From Previous Quarter:
    “A” Buildings 19.8%
    “B” Buildings 14.7%
    “C” Buildings 4.4%
    Central Suffolk
    3rd Quarter 2017
    Areas
    Bohemia Nesconset
    Centereach Patchogue
    East Setaucket Port Jefferson
    Farmingville Ronkonkoma
    Holbrook Stonybrook
    Medford
    Vacancy
    “A” Buildings 8.8%
    “B” Buildings 10.6%
    “C” Buildings 4.9%
    Average Rent: (Plus Electric) Per Square Foot
    “A” Buildings $28.00
    “B” Buildings $23.97
    “C” Buildings $18.84
    Rental Change From Previous Quarter:
    “A” Buildings 11.2%
    “B” Buildings 6.0%
    “C” Buildings -2.0%
    Western Suffolk
    3rd Quarter 2017
    Areas
    Amityville Huntington
    Babylon Huntington Station
    Bayshore Islandia
    Commack Melville
    Deer Park Smithtown
    Hauppauge West Babylon
    Vacancy
    “A” Buildings 11.0%
    “B” Buildings 7.5%
    “C” Buildings 4.4%
    Average Rent: (Plus Electric) Per Square Foot
    “A” Buildings $26.2
    “B” Buildings $22.86
    “C” Buildings $22.18
    Rental Change From Previous Quarter:
    “A” Buildings -15.5%
    “B” Buildings 3.8%
    “C” Buildings 0.5%

    North America Office Market Survey – 3rd Quarter 2017

    CITY TOTAL SQUARE FEET VACANCY AVAILABLE SPACE AVERAGE RENT
     Asheville 12.8M 2.4% 307K $15.26
     Atlanta 309.6M 11.9% 36.6M $22.97
     Austin 93.2M 11.8% 8.0M $33.02
     Baltimore 140.2M 9.9% 13.9M $22.53
     Boise City / Nampa 29.2M 6.5 12.0M $6.50
     Boston 390.5M 7.3% 31.6M $23.36
     Charlotte 104.2M 8.9% 8.8M $23.84
     Chicago 472.4M 13.9% 64.2M $23.82
     Colorado Springs 28.7M 11.1% 11M $15.86
     Dallas/Ft. Worth 367.8M 14.4% 53.5M $25.08
     Denver/Boulder 200.5M 10.7% 20.8M $25.24
     Fairfield County CT 49.0M 14.2% 11.1M $30.68
     Ft. Lauderdale / W Palm Bch 90.0M 18.0% 19.0M $25.85
     Houston 306.5M 16.5% 50.3M $27.77
     Las Vegas 63.6M 14.3% 8.4M $19.72
     Long Island 81.0M 9.6% 7.6M $28.04
     Los Angeles 437.3M 10.4% 46.0M $34.75
     Miami 102.1M 8.2% 8.9M $33.41
     Minneapolis 193.7M 7.9% 15.3M $19.15
     Nashville 84.9M 6.9% 5.7M $25.05
     New Jersey 364.6M 12.0% 43.6M $25.44
     New York City – Midtown 560.0M 8.2% 46.9M $65.03
     Norfolk 37.0M 14.0% 6.1M $17.83
     Orange County, CA 154.5M 9.7% 14.0M $29.26
     Orlando 105.7M 14.9% 14.2M $29.47
     Philadelphia 425.8M 8.0% 35.6M $22.50
     Phoenix 172.1M 14.9% 25.2M $24.81
     Pittsburgh 129.3M 8.0% 10.8M $21.17
     Portland 100.4M 6.2% 6.8M $24.52
     Richmond 63.7M 7.4% 4.8M $18.60
     Salt Lake City 100.5M 7.2% 7.1M $20.23
     San Diego 114.0M 7.7% 11.4M $31.03
     San Francisco 167.6M 7.8% 11.2M $59.62
     Seattle 197.2M 7.0% 14.1M $31.70
     Silicon Valley 90.6M 18.9% 17.1M $26.40
     Spokane 21.8M 8.3% 1.9M $15.96
     St Louis 131.9M 7.4% 10.4M $18.65
     Tampa 154.9M 7.5% 11.0M $20.89
     Toronto 170.0M 11.0% 18.7M $18.24
     Tucson 25.8M 9.0% 2.5M $18.68
     Washington, D.C 472.2M 14.2% 673M D.C.:$48.62
     Westchester County, NY 173.3M 12.2% 20.8M $28.97

    Our Guaranty

    Customer Loyalty is the essence of our business

    To achieve this goal we pledge to:

    • Hold our clients in the highest regard and treat them with honesty, integrity and the respect they deserve.
    • Utilize our skills and experience to resolve any real estate issues they may have.
    • Develop strategic solutions and long-term relationships with no conflicts of interest.
    • Learn the needs and visions of our clients, educate them to the marketplace and endeavor to reduce all real estate costs to the bottom line.

    The fact that most of our clients are either repeat business or referrals proves that our customers appreciate our thoroughness and transparency, and are confident that we can find the best real estate solutions to meet their needs and goals.

    Social Stream

    Dedication • Passion • Integrity

    Our work is guaranteed because satisfied clients are our most important asset