Commercial investment sales.
Acquisition and disposition of income-producing commercial assets. NNN retail, multi-tenant office, mixed-use, owner-user properties. Underwriting, broker opinions of value, 1031 exchange strategy.
Commercial investment sales done with professional discipline, CCIM rigor, and SIOR credentials.
Commercial investment sales is where the gap between brokers gets widest. The transaction looks similar from the outside — list a property, find a buyer, close — but the work that produces a good outcome is mostly invisible: accurate underwriting, defensible BOV, comp analysis, 1031 coordination, contract structuring, and the negotiating leverage that comes from knowing the buyer and seller universe.
Kathi works the full investment property spectrum: NNN retail (single-tenant credit, multi-tenant strip), multi-tenant office, mixed-use, owner-user industrial, and selected medical office trades. Her CCIM certification — held by roughly 6% of practicing commercial brokers — backs the underwriting and analysis that investment-grade clients require.
Behind every transaction: Coldwell Banker Commercial's institutional reach and Kathi's deep relationships with property owners, family offices, and 1031 exchange clients across the San Gabriel Valley.
How Kathi often approaches investment sales.
Every transaction is different — the outline below is one example of how an investment-sales engagement might flow, used here for guidance, not as a fixed protocol. Some steps run in parallel; some don't apply at all; some change shape entirely depending on the deal.
What you're solving for
Yield target, hold period, geographic preference, asset type, tax considerations, leverage approach. The thesis defines everything that follows.
Defensible numbers
For sellers: a defensible underwriting and broker opinion of value (BOV). For buyers: independent analysis of seller-provided numbers, comp validation, and stress testing.
Comparable trades
Recent comparable sales, cap rate trends, time-on-market data, and a clear-eyed read on where the asset sits in the current market.
Direct outreach + network
For sellers: marketing through CBC's syndicated channels plus direct outreach to qualified buyers in Kathi's network. For buyers: targeted search of available listings combined with introductions to motivated sellers in Kathi's network.
LOI structure
Offer structure, price, due-diligence period, contingencies, financing terms. The LOI is where the deal is largely made.
Document the deal
Document gathering, financial review, physical inspection, environmental review, tenant verification, and any additional diligence the property requires.
Connection to a qualified Accommodator
Kathi has considerable experience with 1031 exchange clients across the SGV. The most efficient and effective path is for Kathi to connect you to a qualified 1031 Exchange Accommodator, who handles the mechanics of the exchange (45-day identification, 180-day close) while Kathi sources the replacement property.
Execute the contract
Final contract negotiation, escrow coordination, closing-cost reconciliation, and post-close transfer. Kathi's preparation and attention to detail mean the closing process tends to be substantially smoother than typical.
What's included in investment sales.
Investment sales is where the gap between brokers gets widest. Here's the full set of capabilities Kathi brings to investment-grade transactions.
Acquisitions (Buy-Side)
Sourcing, underwriting, and acquiring income-producing commercial property. NNN retail, multi-tenant office, mixed-use, owner-user industrial. Includes targeted buyer-side search through Kathi's SGV broker and family-office network.
Dispositions (Sell-Side)
Marketing and selling income-producing or investment-grade commercial property. Comprehensive marketing through CBC's syndicated channels plus direct outreach to qualified buyers — including cross-border investors and 1031 exchange clients.
Broker Opinion of Value (BOV)
A structured valuation analysis with comparable sales data, current market cap rates, income approach, and a defensible range of value. Less formal than a full appraisal but typically more useful for transactional decisions — for sellers, hold-vs-sell decisions, lenders, and estate / partnership-related valuation needs.
1031 Exchange Connection
Kathi has considerable experience with 1031 exchange clients. The most efficient and effective path is for Kathi to connect you to a qualified 1031 Exchange Accommodator, who handles the mechanics of the exchange — including identification of replacement property within the IRS 45-day deadline and execution within the 180-day close window — while Kathi works the property side of the transaction.
Underwriting & Investment Analysis
Underwriting and analysis backed by Kathi's CCIM and SIOR credentials — income approach, comparable sales, cap rate validation, stress testing, and the financial models institutional clients require. Defensible numbers — not aspirational ones.
Off-Market Opportunity Sourcing
Sourcing deals through broker-to-broker introductions, family-office networks, and direct relationships built over years. Kathi's network reaches into exactly the kinds of relationships that surface qualified deal flow across the SGV.
Investment Sales questions, answered.
Common questions Kathi gets about investment sales engagements. For anything specific to your situation, the answer is always: just call.
What is a Broker Opinion of Value (BOV), and when do I need one?
A BOV is a structured valuation analysis prepared by a commercial broker — including comparable sales data, current market cap rates, income approach, and a defensible range of value. It's less formal than a full appraisal but typically more useful for transactional decisions. Kathi prepares BOVs for sellers considering disposition, owners evaluating a hold-vs-sell decision, lenders requiring market validation, and estate or partnership-related valuation needs.
How does a 1031 exchange work, and how does Kathi help?
A 1031 exchange allows you to defer capital gains tax on a commercial property sale by reinvesting the proceeds into a like-kind property within IRS deadlines (45 days to identify, 180 days to close). Kathi has considerable experience with 1031 exchange clients across the SGV. The most efficient and effective path is for Kathi to connect you to a qualified 1031 Exchange Accommodator, who handles the mechanics of the exchange — identification timing, qualified intermediary coordination, and the execution paperwork — while Kathi works the property side: sourcing the replacement, underwriting, and closing inside the timeline. The clock is unforgiving — early planning is the key.
What cap rates can I expect in the San Gabriel Valley?
Cap rates vary substantially by submarket, property type, tenant credit, and current market conditions — and they move. NNN retail with credit tenants in prime corridors prices very differently than multi-tenant office in secondary submarkets, and rates have shifted meaningfully over the past 18 months. For current cap rate data tailored to a specific property or thesis, contact Kathi directly at 626.898.2308 or kathi.constanzo@cbcnrt.com.
Does Kathi work with cross-border or international investors?
Yes. Arcadia in particular has one of the strongest cross-border investor markets in Southern California, and Kathi works regularly with international buyers — typically through CPA, attorney, or family-office introductions. Cultural fluency, patience with longer deal timelines, and clean contract execution are all part of how she handles these engagements.
What deal size does Kathi typically work on?
The range is broad. Recent investment sales engagements have typically run from $2M to $25M+ — from small owner-user properties and single-tenant retail at the lower end, up through multi-tenant office, mixed-use redevelopment, and larger portfolio transactions at the upper end. What matters more than size is whether the engagement is a good fit and whether Kathi can add real value to the outcome.
The other services.
Investment Sales is one of four service lines Kathi works across.
Where Kathi works.
Investment sales across Pasadena and the San Gabriel Valley.
Working on a investment sales engagement?
Fifteen minutes with Kathi will tell you whether she's the right partner. She answers her own phone, returns calls quickly, and tells the truth — even when it costs her the deal.