Weekly Retail Real Estate News

Marc Perlof • November 10, 2023
Amazon offers on-demand primary care benefit to Prime members


Amazon is expanding its presence in health care — and enhancing its Prime subscription program — with a new benefit for Prime members. The online retail giant is now offering Prime members unlimited access to 24/7 on-demand virtual care from One Medical, the membership-based primary health care provider it acquired for $3.9 billion in February 2023


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Dutch Bros brews up strong quarter; sees potential for 4,000 locations

 

Dutch Bros Inc. reported top- and bottom-line growth for its third quarter as it continues its aggressive expansion.

The fast-growing drive-thru coffee chain is on track to open at least 150 new shops this year. It opened 39 new locations across 11 states — including its first ever in Alabama and Kentucky — during the quarter, for a total count of 794 stores in 16 states as of Sept. 30, a 23.9% year-over-year increase. (It has since reached 800 locations.) Of the 39 new shops, 37 were company operated.


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Jersey Mike’s Has No Plans to Let Up

 

If you just hear Jersey Mike’s growth agenda, it sounds aggressive, CEO Peter Cancro admits. In 2024, the sandwich chain expects to open 350 locations. The same figure, or thereabouts, is on deck for the following year. Then, come 2026, the real breakout—400, 450 openings before settling into a cadence of 13–15 percent annual unit growth after that. We’d be talking 10–15 openings per week for a brand (then called Mike’s Subs) Cancro acquired in 1975 at 17 years old—famously too young to legally slice a sub—with a $125,000 loan backed by his football coach. Or, viewed from above, 5,000-plus domestic locations within five years on the road to 10,000 stores.

 

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Fairfield Inn coming to 3640 W. Century Boulevard in Inglewood


A long-vacant property near SoFi Stadium and Intuit Dome in Inglewood is primed for redevelopment with a Marriott-brand hotel, architecture firm AXIS/GFA has announced. The new Fairfield by Marriott, planned for a site at 3640 W. Century Boulevard, has already received approvals from Inglewood's Planning Division, according to a representative of the firm.


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Shake Shack, Now 500 Locations Strong, Keeps Learning and Growing


Shake Shack recently crossed its 500th restaurant globally. It would be a laughable understatement to say much has changed since a Michelin-starred restaurateur introduced a hot dog cart 19 years ago with the goal to benefit New York City’s Madison Square Park. But it’s the last few years that have really shaped the coming act.


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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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