Question(s) about renting at an Industrial Complex

[tpitman]

I have 8,000 sqft and it only costs me $1500 a month, and im not sharing space or anything with anyone.

DAYUM! I was shelling out $1150 for 1250 sf. I also had to sign a "morality" addendum saying I wouldn't open a titty bar, tattoo parlor, massage parlor, adult bookstore or marital aid emporium on the premises.
Needless to say, that shot Plan B right out the window. 

[Prosperi-Tees]

I wish I had not signed a 2 year lease. In our are there is a bunch of really nice 3-5000 sq ft spaces for 1000-1500 a month

[GraphicDisorder]

I have 8,000 sqft and it only costs me $1500 a month, and im not sharing space or anything with anyone.

DAYUM! I was shelling out $1150 for 1250 sf. I also had to sign a "morality" addendum saying I wouldn't open a titty bar, tattoo parlor, massage parlor, adult bookstore or marital aid emporium on the premises.
Needless to say, that shot Plan B right out the window. 

Loading dock, UPS bay, 6,300 warehouse and 1700 offices.  All heated and offices AC'ed  400 amp service.  Gas already was here.  Happy with it.  I think I am going to buy the joint. 

[brandon]

$1 a sq ft here in Seattle. We have a big warehouse. Sucks! And moving again next year to a larger one

[ebscreen]

Was $1/sqft in our old place (1500). We're in 2500 now at $0.65. Which is a pretty slick deal
around here. I'm not one much for haggling but when it comes to real estate it's almost
necessary.

Moving to Georgia.

[brandon]

Was $1/sqft in our old place (1500). We're in 2500 now at $0.65. Which is a pretty slick deal
around here. I'm not one much for haggling but when it comes to real estate it's almost
necessary.

Moving to Georgia.

Hey,
Y'all are in Oakland huh? I think I may have driven past your shop last year. My wife's sister lives in Oakland. Yeah, not cheap. Could not imagine what a shop over in SF cost. Is there even any there? Is Cinderblock still around?

And yeah, I want to move back to New Orleans! Super cheap!

[Nation03]

Seems like any buildings near big cities is going to be in that $1/sqft range. Since I'm in the greater NYC area everything I look at is $1+. But my boss found an awesome deal on a 4800 sqft building. Guy is selling it for $200k. He wants to buy it and let me rent it out from him, but he's having cash flow issues with his new business. Hopefully we can work something out though, I want to get out of my basement lol.

$1500 for 8000 sqft?! wow, benefits of the south I suppose. My boss saw a place in georgia - 10,000 sqft for $900 a month.. guess thats why most of the big contract shops are in the south.. we'd never be able to compete on a contract basis with anyone in the south. We have been getting a few decent wholesale accounts that want to stay local though.

The town with the complex I was looking at is a pretty rich/snobby town... so I don't even know if a print shop is allowed, but I have no clue on the rules/regulations that area. Guess I need to call the town.

[Evo]

A few notes:

Think of what you need now, and what the shop might need if business takes off. Square footage is important, but it's not everything. You'll be surprised at what you can do with high ceilings that are found in the suites of most industrial parks. (think: loft storage, high shelves, etc)


Some points:

Plumbing and water source. One of the easy ways to put in a washout sink is look for a place where the bathroom has been added to the shop space in one corner. Tap into the water and drain from the adjoining wall. Done.
Ask if it's septic or municipal. THIS IS IMPORTANT. Some septic systems cannot handle the reclaiming output from a busy shop.
Make sure there is adequate water supply for most any pressure washer. (look for 2 gallons/minute or better)

Electrical. Gonna have an electric dryer? Make sure you have a big panel, at least 100 amps three phase. Planning on an auto? 200 amps. Not gonna have either? Look for a space with that kind of electrical potential anyway. It costs nothing to not use it. It costs a pile of money to have it installed later on if/when you need it.

Ventilation. Ask the landlord if punching a hole in the ceiling or wall is ok. This isn't an option, most any dryer ever made will need an exhaust vent.

Gas line. If you are going for a gas dryer, (now or down the road) you'll need it. If you are heating the entire space, you will want it.

Smooth floors. If they are cracked and rough, it's a pain in the ass.

Screen room. If a space has a small built in room that can be made clean, dry and dark, (aside from the bathroom) bonus. Doesn't have to be big, a 5x10 closet would even work.

Lighting. Lots of it. Skylights rule. Low hanging fleuro fixtures rule.

Noise restrictions. Screen printing shops are noisy. Ask about the neighbors.

Speaking of neighbors, check the adjoining businesses. Some are NOT ok to have next door to a screen printing shop. For instance, a tile/stone shop that produces copious amounts of dust. Google the address and check out all the neighbors.

Permits and licenses. Make SURE the space allows industrial work. Go to the city/county office and ask them about any use permits you might need in that location. Do that BEFORE you sign any lease. Don't assume that because it's in an "industrial" park that your business is allowed within the confines of local permitting laws.

[Evo]

Loading dock, UPS bay, 6,300 warehouse and 1700 offices.  All heated and offices AC'ed  400 amp service.  Gas already was here.  Happy with it.  I think I am going to buy the joint.

I hate you.

 

[GraphicDisorder]

Loading dock, UPS bay, 6,300 warehouse and 1700 offices.  All heated and offices AC'ed  400 amp service.  Gas already was here.  Happy with it.  I think I am going to buy the joint.

I hate you.

 

[Nation03]

Good info Evo, thanks!

[royster13]

Have you figured out how much extra business you will have to do in a year just to make the same profit as you do now?....

[Nation03]

Yeah. Like I said, I still don't have the volume or enough cash flow to get a place yet. My website has only been up for a few months and I am getting a good response from it. I'm finally starting to see some progression once I really started trying to market.. I can still do better though. I think what's going to end up happening is my boss will most likely get a second location and have me run it. He'll source is printing out to me and I can run my own jobs. We'll see what happens.