We acquire office properties across the full range of classes, sizes, and market positions — including buildings most buyers won't touch.
Single-story and mid-rise suburban office buildings. Single-tenant, multi-tenant, or vacant. The suburban office market has unique dynamics post-2020 — we understand them and price accordingly.
Urban office towers and downtown professional buildings. Class A through C. We evaluate based on tenant roster, lease rollover, market vacancy, and repositioning or conversion potential.
MOBs on and off hospital campuses. Single-specialty, multi-tenant, and outpatient facilities. Medical office has stronger occupancy fundamentals than general office — we're active buyers in this niche.
Office-warehouse hybrids, R&D buildings, and tech flex space. Properties that blend office with light industrial or lab use. Any configuration, any tenant mix, any occupancy.
Office buildings with potential for residential, self-storage, mixed-use, or co-working conversion. We evaluate floor plates, structural grids, zoning, and conversion economics to identify hidden value.
Single-tenant net-leased office buildings and owner-occupied properties where the business is relocating or closing. We buy the real estate and let you focus on your operations.
Office market dynamics vary dramatically by geography. Our underwriting accounts for every local nuance.
The office market has never been more fragmented. Some metros are thriving with strong return-to-office demand. Others are struggling with persistent vacancy. Suburban markets behave differently than CBD cores. Medical office outperforms general office nearly everywhere. Understanding these dynamics market by market is what allows us to price deals accurately — and make offers that actually make sense for sellers.
Transition Properties acquires office buildings in every state in the country. We've built relationships with office-specialized property managers, leasing agents, contractors, and lenders in markets from coast to coast. Whether your building is in a major metro, a secondary market, or a small city, we can evaluate it with the same speed and rigor.
We're particularly active in markets where office buildings are trading at discounts due to vacancy or obsolescence — because those are the markets where repositioning and conversion create the most value.
In a challenging office market, you need a buyer who understands the landscape — not one who's going to walk away mid-deal.
Sell directly and save 4–6%. We also cooperate with brokers and honor existing listing agreements — your choice.
Aging HVAC, elevator issues, outdated lobbies, ADA compliance gaps, asbestos abatement — we take it all on. No repair requests, no re-trades based on inspection.
We evaluate every office building for its highest and best use — continued office, residential conversion, self-storage conversion, or mixed-use repositioning. This often unlocks value that office-only buyers miss.
In today's market, many office buildings have significant vacancy. We price based on realistic lease-up projections and repositioning plans, not on the assumption that the building will magically fill itself.
Our contract price is our closing price. We underwrite thoroughly before going under contract so there are no surprises during due diligence.
All-cash, seller financing, sale-leaseback, subject-to, or hybrid. We match the deal structure to your goals — speed, price, continued occupancy, or tax efficiency.
Fast, institutional-grade underwriting with the decisiveness of a principal buyer. One decision-maker, one closing.
Fill out the form or call (239) 766-6978. Share the location, square footage, occupancy, tenant roster, NOI, and condition. We start immediately.
We analyze the rent roll, market comps, lease rollover schedule, building condition, parking, and conversion potential. Within 48 hours you receive a preliminary offer or a targeted information request.
After LOI execution, we conduct physical inspection, lease audit, title search, environmental review, and zoning analysis. Typically 14–21 days. No surprises, no re-trades.
We close at a title company with funds wired on the agreed date. We assume all leases, tenant relationships, and building management from day one.
See all of our commercial acquisition services.
The office market is in transition. Here are the situations we work with most often.
Remote work has reshaped office demand. If your building is struggling to attract or retain tenants, a sale to a buyer who can reposition or convert the asset may be your best path to full value recovery.
Older office buildings often have more value as residential, co-working, medical, or self-storage conversions than as continued office. We evaluate every building's highest and best use — not just its current use.
Elevators, HVAC, roofing, fire safety, ADA compliance, parking lot resurfacing — when the capital needs exceed what you're willing to invest in a softening market, we buy as-is and handle it all.
Major tenants expiring and unlikely to renew. Rather than face a vacancy event and carry the building through a re-leasing campaign, sell to us and let the uncertainty become our problem.
After years of ownership, it's time to cash out. We provide a clean exit — fast close, fair price, and none of the 12-month uncertainty of a brokered sale in a challenging market.
We also buy self-storage, mobile home parks, multifamily, industrial, and all types of commercial real estate.
Straightforward answers for office property owners considering a direct sale.
We value office buildings based on net operating income and cap rate, lease rollover risk, tenant creditworthiness, building class and condition, parking ratio, market vacancy rates, and comparable sales. For value-add and distressed properties, we underwrite to stabilized value — factoring in achievable market rents, realistic lease-up timelines, and renovation costs. We also evaluate conversion potential: some office buildings have significantly more value as residential, self-storage, or mixed-use than as continued office. Identifying the highest and best use is a core part of our underwriting.
Yes. Vacant and high-vacancy office buildings are a significant part of what we acquire. The post-2020 shift to remote and hybrid work has created vacancy challenges across the country, and many office owners are holding buildings they can't fill at rates that justify the carrying costs. We evaluate these properties on their repositioning potential — whether that's re-leasing as office to a different tenant profile, converting to residential or self-storage, or redeveloping the site entirely. Vacancy is an opportunity for us, not a deal-killer.
Absolutely. Adaptive reuse is one of our key evaluation criteria for underperforming office buildings. We assess floor plate depth, structural grid, window line configuration, plumbing riser availability, ceiling heights, zoning compatibility, and total conversion cost to determine whether a residential, self-storage, or mixed-use repositioning makes financial sense. Not every building is a candidate — wide floor plates and single-loaded corridors convert better than deep narrow towers — but when the numbers work, conversions can unlock significantly more value than continued office use.
We typically close on office building acquisitions in 14 to 30 days from executed contract. Deals with complex lease structures, multiple tenants, environmental concerns, or title issues may require additional time. We provide proof of funds upfront, don't condition on financing, and don't re-trade after going under contract. When we commit to a price and timeline, we deliver.
Yes. We acquire office buildings in all 50 states. Office markets vary dramatically by geography — suburban vs. CBD, markets with strong return-to-office trends vs. those with persistent vacancy, rent-controlled jurisdictions vs. free-market environments. Our underwriting accounts for all of these local dynamics. We have relationships with office-specialized brokers, property managers, and contractors across the country, and we evaluate every deal on its individual merits regardless of location.
Get a confidential, no-obligation evaluation within 48 hours. Any class, any state. Owners and brokers welcome.
