CRE Fast Five

Something is shifting in net lease that every investor and owner needs to understand: cap rates are no longer moving in lockstep with the 10-year Treasury. The traditional risk premium framework is breaking down, and in its place, tenant quality, business trajectory, and lease structure are doing the pricing work. In this episode, Karly Iacono breaks down exactly what's happening and why: -What's compressing: McDonald's and Chick-fil-A ground leases are trading in the high 3s to low 4s — tighter than ever — even as rates move against them. -What's widening and why it matters: Dollar General and Dollar Tree cap rates are out due to supply, not business failure. Drugstores are a different story. -The scarcity factor: Few investment-grade retailers have credible single-tenant expansion pipelines right now. -The maturity wall: Forced sellers heading into Q3/Q4 create opportunity. That's where quality product trades at rational numbers. 🔗 Connect with Karly: https://www.linkedin.com/in/karlyiacono #netlease #commercialrealestate #cre #retailrealestate #caprates #capitalmarkets #treasuryyield #creinvesting #nnn Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

Karly Iacono and Chris Ressa just came back from ICSC Las Vegas — 25,000 attendees, non-stop energy, and conversations that signal exactly where retail real estate is headed. In this episode, they break down the five themes that dominated: ▶ Retailers are deploying BILLIONS into physical stores ▶ Cap rates and interest rates have decoupled ▶ AI was in every conversation ▶ Healthcare is the new QSR ▶ The hunger for in-person experience at a 25,000-person conference is a leading indicator for the future of physical retail Whether you were at the conference or watching from the sidelines, this is the fastest way to get up to speed on where the industry stands right now. 🎙️ What's In Store? with Karly and Chris covers the intersection of retail and real estate — every month. 🔗 Connect with Karly: https://www.linkedin.com/in/karlyiacono #RetailRealEstate #ICSC #NetLease #CommercialRealEstate #CRE #PropTech #HealthcareRealEstate #whatsinstore Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

The CRE debt market is fluid — and that's actually good news for borrowers. In this episode of Commercial Real Estate Now, host Karly Iacono sits down with Matt Pizzolato, SVP in CBRE's Debt & Structured Finance Group, whose team placed over $3 billion in volume last year across multifamily, industrial, retail, and office. Matt breaks down exactly where the lending environment stands today: which capital sources are most active, how spreads have shifted over the past 12–18 months, and what creative structures are getting deals done that weren't possible two years ago. Topics covered: -Why Matt's one word for today's market is "fluid" — and what that means for you -Banks vs. debt funds: who's winning and why -Construction spreads: how quickly things have moved -Stretch senior financing and construction loan takeouts explained in plain English -If you have a maturing loan: exactly how much runway you need to refi -The real risk to watch — private credit contagion and its ripple effect on CRE Whether you're refinancing, developing, or evaluating acquisition financing, this episode gives you a ground-level read on where capital is and how to access it. #CommercialRealEstate #CREDebt #RealEstateFinance #CommercialMortgage #CapitalMarkets #CBRE #RealEstateInvesting #CREInvesting #DebtFinancing #Multifamily #IndustrialRealEstate #CommercialRealEstateNow Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

In this episode of Commercial Real Estate Now, Karly Iacono breaks down zero cashflow investments; what they are, how the debt is structured, and why sophisticated investors specifically seek them out. Topics covered: -How self-amortizing, non-recourse, assumable loans make these deals work -The pay down readvance feature and why it matters in a 1031 exchange -Depreciation and interest expense as ongoing tax deductions -Phantom income risk under Section 467 and how to plan for it -Who should (and shouldn't) own one of these Zero cashflow deals aren't underperforming assets. They perform differently and for the right investor, they're one of the most efficient structures in the net lease market. 📩 Contact: Karly.iacono@CBRE.com 🔔 Subscribe for weekly CRE insights. #commercialrealestate #netlease #ZeroCashflow #1031Exchange #CREInvesting #TaxStrategy Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

What conversations will dominate the hallways, dinners, and booths at ICSC Las Vegas this year? In this episode, Karly Iacono and Chris Ressa break down the  themes they expect to drive every serious discussion and where the conventional wisdom is wrong. Topics covered: -Buyer demand vs. deal availability: why capital is ready but the product isn't -How underwriting has structurally changed and what income-first really means -AI and PropTech: implementation inflection point or conference theater? -The bid-ask spread that's still not fully closed -Why this year's show will come down to one phrase: "Show me the deals" Retail real estate remains one of the most attractive asset classes in commercial real estate but it’s now firmly operator-driven. This episode explains what that means for investors, landlords, and tenants heading into ICSC Las Vegas. 📺 Subscribe for new episodes every week. #RetailRealEstate #CommercialRealEstate #CREPodcast #PropTech #AIinRealEstate #RetailInvesting #WhatsInStore Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

In this episode of Commercial Real Estate Now, host Karly Iacono sits down with Ben Crowder, Principal at Bohler, to break down the engineering and site planning realities behind retail development today. Ben shares what retailers and developers consistently miss when evaluating sites — from overlooking existing site conditions to underestimating the entitlement process — and explains why bringing in an engineer before signing an LOI can be the difference between a smooth approval and a costly mistake. Topics covered: -The #1 mistake retailers make in site selection (and what to look for instead) -How the definition of a "good retail site" has evolved over the last 5–10 years -Drive-through design: stacking and mobile pick up -Gas/convenience: high trip generation, access challenges, and site sizing -Power availability and EV charging as new gating factors in retail development -Mall and big box repositioning: flipping inside to outside, mixed-use conversions, and the "walking wallets" strategy -Why landscape architecture and outdoor activation are no longer afterthoughts ➡️ Learn More About Bohler Here: https://bohlerengineering.com/ 🔔 Subscribe for more conversations with commercial real estate operators, developers, and industry leaders. Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein does not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono. #CommercialRealEstate #SiteSelection #RetailDevelopment #CRE #DriveThrough #RetailTrends #MixedUse #BigBox #QSR #CREPodcast #BohlerEngineering #KarlyIacono

The U.S. sale leaseback market hit $14.4 billion in 2025, the highest volume since 2022, with Q4 alone surging 56% over Q3. But the headline numbers only tell part of the story. In this episode of Commercial Real Estate Now, Karly Iacono breaks down the sale leaseback playbook: who’s executing right now, what’s driving deal volume, and where the market is getting it wrong. Topics covered: ∙ Why dollar volume is outpacing transaction count and what that signals ∙ The refinancing wave pushing CFOs toward sale leasebacks over traditional debt ∙ How public companies and PE sponsors are using the structure differently ∙ Middle market sale leasebacks: higher stakes, idiosyncratic credit, and where deals break down ∙ The lease structure shifts buyers are demanding in 2026 ∙ The arbitrage math that makes this a capital allocation decision not a rescue tool If you're an operator or CFO considering a sale leaseback or a buyer deploying capital in net lease, this episode gives you the framework Subscribe for weekly coverage of commercial real estate markets, net lease trends, and deal strategy. #saleleaseback #netlease #commercialrealestate #creinvesting #capitalmarkets #NNNLease #crepodcast Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

The 2026 FIFA World Cup isn’t just a global sporting event, it’s a multi-year economic and real estate catalyst. With 48 teams, 100+ matches, and millions of visitors expected, host markets across the U.S. are already seeing the early stages of infrastructure investment, tourism expansion, and retail demand shifts. In this episode of Commercial Real Estate Now, we break down what actually happens to retail real estate when global demand surges and where investors should be paying attention now, not during the games. 📈 What we cover: • How past global events have driven double-digit retail sales spikes in host markets • Why infrastructure investment (transit, airports, hospitality) creates lasting retail corridors • The retail sectors positioned to win • Why some locations will underperform despite the hype • The difference between temporary demand vs. durable rent growth 🧠 Key takeaway: This isn’t about short-term traffic.It’s about where long-term demand gets permanently re-routed. #realestate #commercialrealestate #retailrealestate #worldcup2026 #investmentstrategy Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

Most commercial real estate investors focus heavily on physical due diligence — inspections, environmental reports, and site analysis. But many overlook a critical part of the deal: financial and tax strategy. In this episode of Commercial Real Estate Now, host Karly Iacono sits down with Brian Lovett, Partner at Withum, to discuss why CPAs should be involved before a deal closes, not after. They cover: • Why CPAs should be part of your deal team early • The financial due diligence investors often overlook • What rent rolls really reveal about a property • Understanding the difference between in-place rents and projected income • Structuring acquisitions for tax efficiency • Depreciation strategies in real estate investments • How accountants help investors make smarter acquisition decisions If you’re buying commercial real estate, understanding the financial and tax implications of a deal can significantly impact your returns. This episode breaks down how smart investors use tax professionals to evaluate opportunities and protect their upside. #CommercialRealEstate#CREInvesting#RealEstateInvesting#RealEstateTax#TaxStrategy#CostSegregation#InvestmentProperty#CRE#RealEstateDueDiligence#realestatedeals Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

In this episode of Commercial Real Estate Now, Karly Iacono sits down with Jeff Mooallem, the COO of Urban Edge Properties, to unpack how one of the most active retail owners is thinking about value creation, risk, and long-term resilience in today’s market. Jeff shares how Urban Edge approaches retail ownership and development, his role in shaping portfolio-wide strategy, and the real-world lessons that have changed how they underwrite and execute projects over time. This is a practical, ground-level conversation that covers: • What most investors misunderstand about how retail creates value today • How landlord-tenant leverage is actually playing out post-pandemic • Lessons learned from projects that didn’t go as planned and how they reshaped strategy • Where shop tenants are feeling pressure and where pricing power still exists • Why “time” has become one of the most important underwriting variables • Which tenant categories they’re most bullish on heading into 2026 If you invest in, operate, lease, or finance retail real estate, this episode offers a clear look at how experienced owners are adapting and where future opportunity is actually coming from. ⸻ 🎯 Who This Episode Is For • Retail real estate investors & owners • REIT professionals and asset managers • Developers underwriting value-add retail • Leasing and capital markets executives • Anyone focused on future-proofing retail portfolios #CommercialRealEstate#RetailRealEstate#CREInvesting#RealEstatePodcast#RetailLandlords#REITs#InvestmentRealEstate#CapitalMarkets#UrbanEdge Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

In this episode of Commercial Real Estate Now, professionals from Pinnacle Development, Langan Engineering, and PH&C Construction examine the key constraints influencing development decisions today including material availability and labor dynamics to zoning complexity, power infrastructure, and evolving hard and soft costs. This isn’t a discussion about stalled projects. It’s a look at how the market is adjusting. They explore where friction still exists, how experienced developers are planning around it, and what investors and policymakers need to understand to underwrite risk accurately and move projects forward. The takeaway: development hasn’t stopped, it’s become more disciplined and more strategic. Those who understand today’s constraints are better positioned to allocate capital effectively and identify opportunities others may overlook ⸻ Who Should Watch • Commercial real estate investors • Developers and operators • Lenders and capital markets professionals • Policymakers and municipal leaders • Anyone underwriting or planning new development #CommercialRealEstate#RealEstateDevelopment#CREInvesting#CapitalMarkets#Infrastructure#ZoningAndEntitlements#PowerGrid#realestatepodcast Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

In this episode of What's in Store?, Karly Iacono and Chris Ressa break down why grocery emerged as one of the strongest and most resilient asset classes in 2025 and what that means for investors underwriting retail today. We cover: • Why Amazon’s physical grocery closures are a net positive for landlords • The rise of independent and regional grocers reshaping demand • Why 2025 grocery growth reflected real traffic, not just inflation • Why online grocery complements physical stores, not replaces them The takeaway: grocery didn’t just survive 2025, it validated the long-term investment thesis for necessity-based retail with real demand and durable cash flow. ▶️ Subscribe for investor-focused insights on retail real estate, capital markets, and strategy. #commercialrealestate #retailrealestate #groceryanchored#cre #realestateinvesting #CREpodcast Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

Enjoy this full replay of Karly Iacono’s keynote presentation from the 2026 Princeton Real Estate Market Forecast event. In this session, Karly breaks down why 2026 is shaping up to be a year of clarity as the real estate market thaws and expectations reset. She highlights the economic backdrop, the state of the capital markets, and the most important trends across office, retail, industrial, and multifamily assets. You’ll hear what’s beginning to stabilize, where pricing is shifting, and why disciplined underwriting is more critical than ever. Karly also explores how emerging technologies, including artificial intelligence, are starting to transform commercial real estate workflows and reshape risk management. Key Timestamps: • 00:07 Introduction • 01:49 Economic impacts to CRE • 06:26 Capital markets • 08:06 Buyer mix • 10:32 Lending profile • 13:43 Cap rates • 14:33 Office • 18:17 Retail • 23:02 Industrial • 26:16 Multifamily • 29:03 Future of CRE: technology and tools shaping workflow + risk analysis • 40:22 2026 summary • 41:02 Where to learn more + connect Read CBRE's U.S. Real Estate Market Outlook for 2026: https://www.cbre.com/insights/books/us-real-estate-market-outlook-2026 #commercialrealestate #realestate #marketoutlook #economicoutlook #capitalmarkets #realestateinvesting #marketforecast #cre Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

Most commercial real estate deals don’t fail on price, they stall on contracts. In this episode of Commercial Real Estate Now, we dig into the contract clauses creating the most friction in today’s CRE transactions, including indemnities, reps and warranties, escrow holdbacks, survey and title risk, and contracts contingent on entitlements. This conversation focuses on where buyer and seller expectations diverge, why legal review becomes a pressure point, and what investors should be thinking about before signing a contract. If you’re actively buying, selling, or advising on deals, this is worth the time. Connect with Dee Kelley: https://www.stark-stark.com/bio/dolores-r-kelley/ Karly Iacono l karly.iacono@cbre.com #CommercialRealEstate #CreContracts #RealEstateDueDiligence #RealEstateInvesting #CreTransactions Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

In this episode of What’s in Store, Karly Iacono and Chris Ressa discuss why the current data and market structure suggest retail may be entering its next leg up in 2026. They walk through how consumer behavior, pricing dynamics, and cost pressures are shaping the outlook and how this cycle compares to prior periods. They also share how they think about risk, resilience, and where retail fundamentals appear best positioned as the market moves forward. This episode provides context for why 2026 may build on 2025 rather than reverse it. Connect with Karly! karly.iacono@cbre.com (201) 600-3237 #retailrealestate #commercialrealestate #creinvesting #retailoutlook #retailinvesting Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

Owning real estate doesn’t automatically make you a great operator — managing it well does. In this episode of Commercial Real Estate Now, Karly Iacono breaks down five habits that separate engaged asset managers from landlords who quietly lose money over time. These are not dramatic mistakes — they’re small oversights that compound and erode NOI, valuation, and exit outcomes. You’ll learn: • Why sloppy CAM reconciliations can cost tens of thousands of dollars • How “hands-off” net-lease ownership still creates real risk • Why every property needs a capital and exit plan — even when things look stable • How market timing, rent comps, and BOVs protect long-term value • Why organized files directly impact sale price and lender confidence This episode is a must-listen for investors who want to protect income, preserve value, and stay in control of their portfolio — not react to the market after it’s too late. 🎧 Listen now and subscribe for more insights on smart real estate ownership and asset strategy. For speaking inquiries, collaboration, or investment discussions, contact Karly Iacono at karly.iacono@cbre.com or (201) 600-3237 Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

Due diligence is where real estate investors protect capital. In this episode of Commercial Real Estate Now, we break down how Phase I Environmental Site Assessments and Property Condition Assessments actually influence underwriting, financing, and long-term asset performance. You will learn: • How to interpret Recognized Environmental Conditions • When Phase I findings escalate to a Phase II inspection • Where PCA reports most often understate future capital requirements • How physical condition influences reserves, hold strategy, and risk profile This is a practical discussion for investors who want fewer surprises between acquisition and exit. Learn more about EBI Consulting: https://ebiconsulting.com/ For speaking inquiries, collaboration, or investment discussions, contact Karly Iacono at karly.iacono@cbre.com or (201) 600-3237 #RetailRealEstate #CommercialRealEstate #CREInvesting #RetailInsights #NetLease #RetailStrategy #EBIConsulting #duediligence #InvestmentInsights #RealEstateInvesting #KarlyIacono #commercialrealestatenow Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

ICSC New York cuts through the noise fast. After days of meetings with investors, retailers, and landlords, the same themes kept resurfacing again and again.This episode breaks down six clear signals from the conference floor based entirely on real conversations and active deal discussions. No predictions. No panel soundbites. Just what is actually driving underwriting, expansion, and capital today.6 Key Takeaways from ICSC New York 1. Cap rates are being driven more by tenant and business risk than by interest rates alone 2. Retail supply remains extremely tight with many retailers focused only on locations they can realistically execute 3. Value add net lease deals are seeing strong demand especially assets with shorter lease terms or below market rent 4. New store openings are performing and supporting continued physical retail expansion 5. Long term credit tenant deals are hard to come by and investors are stepping up to compete. 6. Retailers are reinvesting in their stores through remodels upgrades and reconfigurations often without landlord contributionsTogether these six signals explain why retail fundamentals remain durable.Timestamps:00:00 Intro and why ICSC conversations matter04:50 Cap rates tenant risk and underwriting focus11:17 Tight retail supply and realistic expansion plans15:57 Demand for value add net lease strategies23:48 New store performance and retailer confidence30:14 Shorter lease terms and financing implications34:24 Retailers reinvesting in stores and operations#ICSC #RetailRealEstate #CommercialRealEstate #NetLease #ICSCNewYorkWarning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

In this episode of Commercial Real Estate Now, Karly Iacono sits down with Scott Friedman, Chief Credit Officer at Pulse Ratings, to break down the drivers behind today’s most high-profile Chapter 11 cases. Grounded in real cases including Rite Aid, Joann, Party City, Big Lots, At Home, Claire’s, and major casual dining operators, this conversation explores what’s actually behind the bankruptcy filings; beyond headlines and sentiment. They break down the categorical factors shaping outcomes including macro economic pressures, private equity ownership, shifting consumer preferences and more. This discussion gives investors and landlords a grounded view of the credit dynamics to watch over the next 12 - 18 months and the conditions that may influence which retailers remain stable, restructure, or become higher risk. Learn more about Pulse Ratings: https://www.pulseratings.com/ For speaking inquiries, collaboration, or investment discussions, contact Karly Iacono at karly.iacono@cbre.com or (201) 600-3237 #RetailRealEstate #CommercialRealEstate #CREInvesting #RetailInsights #NetLease #RetailStrategy #TenantCredit #PulseRatings #RetailTrends #InvestmentInsights #RetailRisk #CreditAnalysis #RealEstateInvesting #KarlyIacono #commercialrealestatenow Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.

Luxury retail is undergoing a strategic reset, and investors are paying close attention. In this episode, we break down how top luxury brands are rethinking their real estate—buying key assets, reinventing flagship strategies, and expanding into markets that reflect shifting wealth patterns. This conversation is for investors tracking: • Luxury retail investment trends • Prime high-street and flagship real estate • Suburban luxury expansion • Wealth migration and spending patterns • Retail corridor performance • The evolution of luxury resale and authenticated consignment If you are investing in retail corridors, suburban luxury centers, or high-street assets, this episode will help sharpen your strategy for the year ahead. Subscribe for weekly insights on real estate investing. #LuxuryRetail #CommercialRealEstate #RetailInvesting #CREInvesting #RetailRealEstate #HighStreetRetail #LuxuryBrands #WealthMigration #FlagshipStores #RetailTrends #RealEstateInvesting #RetailStrategy #InvestmentInsights #KarlyIacono Warning-IRS Circular 230 Disclosure: CBRE and its affiliates do not provide tax advice and nothing contained herein should be construed to be tax advice. Please be advised that any discussion of U.S. tax matters contained herein is not intended or written to be used, and cannot be used, by the recipient of any Information for the purpose of avoiding U.S. tax-related penalties; and was written to support the promotion or marketing of the transaction or other matters addressed herein. Accordingly, any recipient of this video should seek advice based on your particular circumstances from an independent tax advisor. You also agree that the information herein down not constitute legal or other professional advice and you should obtain legal advice from a qualified attorney licensed in your state. The opinions contained in this video are those of Karly Iacono and may not represent those of CBRE. All content is for educational purposes only. The following content may contain the trade names or trademarks of various third parties, and if so, any such use is solely for illustrative purposes only. All product and company names are trademarks™ or registered® trademarks of their respective holders. Use of them does not imply any affiliation with, endorsement by, or association of any kind between them and CBRE or Karly Iacono.