Weekly Perl: A Commercial Real Estate News Recap

Marc Perlof • February 23, 2024
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A person is inserting a discover card into an atm machine

Capital One-Discover merger could put a bigger squeeze on credit card users, experts warn

 

Capital One’s $35.3 billion deal to buy Discover is a long way from being completed. But consumer advocates and some lawmakers are already raising questions about how the proposed merger could affect credit-card users — many of whom are already under pressure from high interest rates and record debts. 

A shoe store with a round bench in the middle of the room.

Philly Could Snag First Michael Jordan-Branded World Of Flight Store In The U.S.


Nike has targeted Philadelphia as the first known U.S. market for a retail concept store dedicated to its Michael Jordan brand.The activewear giant is eyeing 1617 Walnut St. as the site of a Jordan World of Flight, the Philadelphia Business Journal first reported. The report was backed up by city records indicatingMBH Architects had applied for final permission to change signage and the facade of the building to make way for the retail venture. 

A man is standing on a stage in front of a large screen that says go to foods.

Auntie Anne’s and Cinnabon parent company Focus Brands rebrands to GoTo Foods


Auntie Anne’s, Cinnabon, and Jamba parent company Focus Brands announced Tuesday morning the company’s rebranding to GoTo Foods. GoTo Foods’ new name and identity represents its “continued transformation into a platform company,” and will also be the start of a new era of growth and change for the Atlanta-based foodservice company. 

A mcdonald 's sign against a blue sky with clouds

Fast-Food Franchising Stands Up to Economic Headwinds


It’s been a common theme in recent years for franchising to prove resilient during whatever rocky backdrop was in order. Last year, the International Franchise Association’s annual Economic Outlook report revealed job and unit growth outpacing 2019 levels. And of the myriad franchising fields, quick-service restaurants, along with “service-based industries,” projected as the highest-growth vehicles going forward.

A mcdonald 's sign next to a cosmos sign

McDonald's vs CosMc's: 5 Major Differences


If you've been at all tuned in to the world of fast food in the past six months, you've probably heard lots of talk about a chain called CosMc's. This brand-new spinoff concept was created by one of the world's preeminent fast-food chains: McDonald's. So, as you can probably imagine, the buzz around CosMc's has been pretty wild.

A billboard for popeye 's wings go is above a building

Popeyes Sets Sights on 800 New Locations, and a Lot More Wings


Restaurant Brands International last Thursday became the latest group to outline a massive growth agenda. In this case, the Burger King, Popeyes, Firehouse Subs, and Tim Hortons owner shared it would reach 40,000 restaurants, $60 billion in systemwide sales, and $3.2 billion in adjusted operating income by 2028. That suggests average annual same-store sales growth of 3 percent-plus, over 5 percent net unit growth, and systemwide sales expansion north of 8 percent.

A grocery outlet store is now open in the rain.

Grocery Outlet Holding to buy United Grocery Outlet


Grocery Outlet Holding Corp. is acquiring United Grocery Outlet, a discount grocer operating in the Southeastern United States, the company reported on Friday. United Grocery Outlet’s 40 stores and distribution center will enable the grocer to expand into Tennessee, North Carolina, Georgia, Alabama, Kentucky, and Virginia.

A man in a wheelchair is standing in front of a counter in a restaurant.

Starbucks Creates New Store Design to Aid Guests and Workers with Disabilities


Starbucks on Friday announced new store design standards that provide better access to employees and customers with disabilities. Called the Inclusive Spaces Framework, the guidelines will become the norm for all new and renovated U.S. stores. “At Starbucks, we have challenged ourselves to imagine what’s possible when we take a closer look at the many ways our partners and customers interact with us and experience our stores every day,” Katie Young, senior vice president of store operations, said in a statement. “Building and scaling an Inclusive Store Framework is central to our mission of connection and will lead to greater access for all.” 

A shoe carnival store with cars parked in front of it

Shoe Carnival acquires Midwestern shoe retailer


Shoe Carnival has acquired a Midwest footwear chain, expanding its store presence. The footwear retailer has acquired Rogan Shoes, a work and family footwear company with 28 locations in Wisconsin, Minnesota and Illinois. The purchase price was put at $45 million, subject to further adjustments, with the transaction funded entirely with cash on hand. 

An aerial view of a bank building with a lot of windows.

PNC Bank To Invest $1 Billion To Expand, Revamp US Retail Network

 

PNC Bank plans to open more than 100 retail banking centers, primarily in the nation's Sun Belt, as well as renovate more than 1,200 existing locations in its national real estate portfolio through 2028.The proposed expansion by the Pittsburgh-based bank, expected to cost about $1 billion, comes as other banks have exited some of its less desirable retail branches throughout the United States.

By Marc Perlof September 12, 2025
Cherished Malibu Seafood Shack The Reel Inn May Rebuild After State Reversal  Malibu’s one-of-a-kind seafood spot, The Reel Inn, may once again serve its signature fish puns and fried and grilled platters on Pacific Coast Highway after the state reversed its earlier position that blocked the restaurant’s return, according to Eater LA...
By Marc Perlof September 8, 2025
Hey, Retail Real Estate Rockstars! The Big Beautiful Bill (H.R. 1) has completely changed the rules for State and Local Taxes (SALT), which is great news for any property owner who has ever cringed when they see their tax bill. For those of you investing in retail real estate, this is the kind of victory that calls for a double espresso and a fresh pro forma. We're talking about actual tax relief in 2025. Let's dissect it. What Just Happened? The SALT deduction cap, once stuck at $10,000 per household, has officially increased to $40,000 for joint filers and $20,000 for single filers — but only between 2025 and 2029. After that, it’s back to the old cap unless Congress re-ups¹. Important Clarification for Property Owners While the IRS frames the new SALT cap in terms of individual filers ($20,000 single / $40,000 joint), the impact depends on how your retail property is owned: LLCs, Partnerships, and S-Corporations (Pass-Throughs): Income, expenses, and property taxes flow through to the owners’ personal returns. The higher SALT cap allows greater deductions here, boosting post-tax cash flow for the individual owners. Trusts & Estates: Similar pass-through treatment, meaning beneficiaries or trustees may capture the benefit depending on structure. C-Corporations: The SALT cap generally doesn’t apply, since corporate taxes are calculated differently and deductions follow corporate rules. REITs (Public or Private): REITs have their own tax regime, but shareholders who receive pass-through income may benefit at the individual level. Direct Individual Ownership: If you hold the property in your own name, property taxes fall directly under the SALT deduction rules. If you live in a high-tax state like California, New York, or New Jersey, this means you can deduct a lot more of your state income, property, and local sales taxes on your federal returns. Why Retail Property Owners Should Care More Deductible Property Taxes You can lower your taxable income on your federal return by deducting a larger portion of your high property taxes on retail assets. Boosts Post-Tax Cash Flow Increased deductions = less tax paid = more cash in your pocket. Offsets Reassessment or NNN CAM Spikes With inflation and property tax reassessments squeezing margins, this SALT cap increase gives you some room to breathe¹. Attractive to High-Income Buyers New investors seeking tax efficiency may find your retail property more alluring if you offer larger deductions. Strategic Planning Window: 2025–2029 These changes expire after 2029, so use this window wisely — structure sales, 1031 exchanges, or renovations when you can best leverage the deduction bump¹. Real Data, Real Impact The original SALT cap from the 2017 Tax Cuts and Jobs Act was projected to cost Californians alone over $12 billion in lost deductions annually². Nearly 30% of households in high-cost areas maxed out the previous SALT deduction limit². What About NNN Leases? Here’s the twist: if your property is on a triple-net (NNN) lease, your tenants — not you — pay the property taxes. For Landlords: The SALT cap change doesn’t directly benefit you, since you aren’t the one writing the property tax check. For Tenants: They may be able to deduct more of those property taxes on their federal returns, depending on how their business or personal tax filings are structured¹. Smart Move: Share this info with your tenants. Suggested Subject Line for Tenant Email: “You May Benefit from New Tax Deduction Rules (H.R. 1)” A simple note saying, “The new federal tax law (H.R. 1) increased the SALT deduction cap for 2025–2029. Since you pay property taxes under your NNN lease, this may be relevant for your tax planning. Please confirm with your CPA.” That small gesture positions you as knowledgeable, supportive, and proactive — which builds goodwill and strengthens tenant relationships. If you’re considering a sale, refinance, or exchange between now and 2029, let’s talk strategy while this deduction window is wide open #RetailRealEstate #CommercialRealEstate #TaxStrategy #SALTdeduction #PropertyOwners
By Marc Perlof September 5, 2025
The Iconic Reel Inn Malibu To Say Goodbye After 36 Years Plans to resurrect The Reel Inn Malibu after the Palisades Fire have been shelved following a decision by the California Department of Parks and Recreation not to renew the restaurant’s lease, as reported by The Wall Street Journal. The move effectively closes a 36-year chapter for the 144-seat seafood shack on Pacific Coast Highway, long recognizable for surfboards on the walls, clever signage, chalkboard menus, and the relaxed Malibu customers...
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