Case studies
Retail deals and how we handled them.
Examples of completed deals and our approach to common leasing situations. Each explains the circumstances, our role, and the outcome or process. Client names are omitted where needed for confidentiality.
10+
Active retail engagements
1995
Founded in Orange County
Closed dealRestaurantAliso Viejo
Restaurant Business Sale + New Operator Lease
- Size
- ~4,000 sf
- Timeline
- 3 months from engagement to lease execution
- Role
- Outgoing operator, incoming operator, landlord relet
The situation
An Aliso Viejo restaurant operator wanted out of the space without dark-period rent loss for the landlord and without giving up the asset value sitting in the existing buildout. A potential incoming operator was interested but needed a path through the asset transfer, the liquor license, and a lease structure that fit their balance sheet.
Outcome
Three months from engagement to new lease execution. The outgoing operator exited cleanly with asset value preserved. The landlord avoided dark-period rent loss. The incoming operator stepped into a turnkey restaurant with a personal guarantee scoped to their capacity.
What we negotiated
- Structured asset transfer terms between the outgoing and incoming operators so the buildout, equipment, and goodwill changed hands at a defensible value.
- Coordinated the ABC liquor license transfer alongside the lease assignment so neither side carried risk on the licensing timeline.
- Scoped the personal guarantee on the new lease to fit the incoming operator's balance sheet rather than carrying forward the outgoing operator's terms.
- Walked the landlord through new-tenant approval and consent so the relet closed without re-pricing the deal.
Closed dealLandlordSan Juan Capistrano
Pilates Studio Lease for a Landlord Client
- Role
- Landlord representation, independent pilates studio tenant
The situation
A San Juan Capistrano shopping center landlord had a small-shop vacancy and a pilates studio operator interested in the space. The deal needed a term long enough for the operator to amortize buildout, with escalations, exclusivity scope, and TI structure that protected the landlord and the rest of the center's tenant mix.
Outcome
The landlord secured a 5-year stable tenant in a use category that complements the rest of the center. The studio operator got a runway long enough to amortize buildout and grow membership.
What we negotiated
- Structured a 5-year lease that aligned the operator's buildout payback period with the landlord's stability objectives.
- Negotiated escalations and TI scope so the landlord's contribution matched the long-term value of the use, not the short-term cost of the buildout.
- Scoped use exclusivity narrowly enough to protect the studio's category without restricting the rest of the center's leasing flexibility.
- Set a buildout timeline and rent-commencement structure that kept both sides aligned on opening risk.
Closed dealLandlordLaguna Niguel
Veterinary Hospital Lease at La Paz Shopping Center
- Size
- 4,385 SF
- Timeline
- LOI signed March 2026, lease commenced July 30, 2026
- Role
- Landlord representation (the tenant had its own broker)
The situation
La Paz Shopping Center in Laguna Niguel had a suite built out as a veterinary clinic. A specialized buildout like that is worth the most to another veterinary operator, but those users are few, they look hard at the existing plumbing, HVAC and room layout, and the use needs a city permit before it can open.
Outcome
The lease was signed at the end of June 2026, the city approved the veterinary use, and the lease commenced on July 30, 2026. The suite stays in veterinary use, which puts the existing buildout to work and adds a daily-needs service to the center.
What we negotiated
- Marketed the suite to veterinary groups and their brokers as second-generation veterinary space, and shared plans only with serious prospects.
- Brought the owner two competing veterinary letters of intent with a side-by-side comparison of each group's financials and key terms, so the decision rested on tenant strength as well as rent.
- Negotiated the letter of intent with the selected operator, who accepted the owner's proposed changes, then worked with the owner's attorney and the tenant's team through lease signing.
- Coordinated the city use permit, possession, and the landlord documents the tenant's lender required, so the lease could commence on schedule.
ApproachRestaurantOrange County and South Orange County
Restaurant Site Selection in Orange County
Common situation
A restaurant operator compares multiple Orange County submarkets without confusing high traffic counts for actual site quality.
What the client receives
Operators reject attractive-looking spaces that would be operationally expensive and focus on locations where access, utilities, parking, and sales potential line up.
Our approach
- We separate customer demand by daypart (lunch, dinner, weekend, and delivery pickup) instead of relying on a single traffic count.
- We check hood, grease, gas, electrical, trash, venting, patio rights, and city review timing before treating rent as the main issue.
- We compare parking at the operator's likely peak hour rather than relying on a stated parking ratio.
- We use rent affordability math to test whether the space can support realistic sales volume before making a first offer.