RazrGroup

RazrGroup RazrGroup is a Denver-based CRE advisory firm helping owners and investors make smarter real estate decisions. Advisory first. Transaction second.

We align each move with financial and operational goals, then execute with the right specialists. RazrGroup is a realtor group of Keller Williams Urban Elite in Denver, Colorado.

Most Denver buyers are still underwriting on last year’s insurance number. That is a problem.Two line items get underest...
08/26/2026

Most Denver buyers are still underwriting on last year’s insurance number. That is a problem.

Two line items get underestimated consistently right now: insurance and capital reserves.

Premiums are up. Replacement costs are up. Building systems are aging into the range where they need real reserves, not optimistic ones.

Ownership expenses are climbing faster than many investors are modeling. A deal that pencils on yesterday’s costs can underperform on today’s.

None of this is a reason to avoid Denver commercial real estate. It is a reason to underwrite the carry honestly before committing.

If you have bought or refinanced in the last year, how much has your insurance line actually moved?

In commercial real estate, everyone watches the cap rate. For a lot of business owners, that is not the number that matt...
08/19/2026

In commercial real estate, everyone watches the cap rate. For a lot of business owners, that is not the number that matters most.

For the right operator, the real value of owning has little to do with the return. It shows up as control.

Control over occupancy costs. Equity that builds instead of rent that disappears. Protection from the next increase. An asset you can borrow against or sell later.

So we rarely tell a client whether they should buy real estate. We ask a different question: When does ownership strengthen your business enough that it becomes the obvious next step?

For the right operator, the answer changes how the entire decision looks.

For your business, is real estate a return play or a control play?

After enough deals, you learn to spot the tell.A property comes in looking strong. Good occupancy. A confident asking pr...
08/12/2026

After enough deals, you learn to spot the tell.

A property comes in looking strong. Good occupancy. A confident asking price. A clean story.

Then you underwrite it, and the numbers say something else. Weak cash flow. Expenses climbing faster than the narrative admits. Financing terms that quietly change the return.

The tell is when the story and the numbers stop matching.

When the operating reality does not support the narrative, that gap is the whole deal. It is where the risk lives, and where the renegotiation, or the walk, gets decided.

A good story is easy to write. Numbers are harder to dress up.

Where have you seen the story and the numbers stop matching?

07/29/2026

Appreciation looks like luck from the outside. From the inside, it is usually a read on variables most people ignore. What are you watching in your submarket right now?

We keep hearing owners say capital has dried up. From the lender side, that is not what is happening.Lenders are still m...
07/22/2026

We keep hearing owners say capital has dried up. From the lender side, that is not what is happening.

Lenders are still making loans. The constraint right now is not availability. It is preparedness.

The borrowers getting the best terms have a few things in common: clean financials, documented cash flow, real liquidity, and a clear business story they can put in front of a lender.

The ones who struggle usually wait until they need financing to get organized.

The strongest position in any financing conversation is being ready before you have to be. That work is unglamorous, and it quietly creates options other buyers do not have.

The preparation that creates those options starts well before application, not at the moment you need the money.

If a move might be on your horizon in the next 12 months, the time to get your position in order is now. If you want to pressure-test where you stand, our team would be happy to schedule a call.

The numbers that sink a deal are usually the ones that never make the offering memorandum.A property can show clean occu...
07/15/2026

The numbers that sink a deal are usually the ones that never make the offering memorandum.

A property can show clean occupancy, a fair price, and a reasonable cap rate, and still carry six figures of risk nobody priced in.

The usual culprits: roofs, HVAC, sewer lines, parking lots. Deferred capital expenditures that turn into expensive surprises a year after closing.

On a recent deal, inspections and contractor review surfaced significant future capital needs that materially changed the economics. The buyer renegotiated before closing instead of discovering it after ownership.

The asking price tells you what the seller wants. The capital plan tells you what you are actually buying.

What is the most expensive thing you have seen show up after closing?

07/08/2026

This is why we tell every owner the same thing: the most expensive real estate decision is the one you make without the right person in the room.

07/01/2026

The right property for the market is not always the right property for you. When you made your last real estate move, did anyone ask you why first?

The best transaction I worked on last quarter was one I talked a client out of.A business owner brought me a restaurant ...
06/24/2026

The best transaction I worked on last quarter was one I talked a client out of.

A business owner brought me a restaurant property. On paper it was attractive: an operating business with real estate attached.

Then we ran the numbers. At today’s rates, the debt service sat well above what the property’s income could carry.

He was focused on the opportunity. I was focused on a different question: would this property strengthen the business over the next five years, or quietly weaken it?

We decided not to move forward.

Not every good opportunity is a good decision. Sometimes the most useful thing an advisor does is help you see the difference before you sign.

436 commercial sales closed in Denver last quarter. Up 42% year over year.And it still isn’t a recovery story.Total doll...
06/17/2026

436 commercial sales closed in Denver last quarter. Up 42% year over year.

And it still isn’t a recovery story.

Total dollar volume actually fell, from $1.565B to $1.276B.

More deals, smaller checks. Buyers are active again, but pricing and deal size are still adjusting.

Underneath the headline, the four asset classes are not telling the same story:

Industrial: vacancy steady at 8.6%, asking rents still up 4.1% year over year. Stabilizing, not booming.

Retail: rents up 2.58%, vacancy running below its long-term average. Quietly the healthiest of the four.

Office: roughly 180,600 SF of negative absorption, with about 19% vacancy from the Tech Center to Lone Tree. Still under pressure.

Multifamily: 10,721 units under construction while rents slid 3.31%. Supply is the real risk here.

The opportunity right now isn’t chasing momentum.

It’s knowing which asset class, which submarket, and which basis still pencils.

Which Denver asset class are you underwriting most carefully this quarter?

Address

4045 Pecos Street
Denver, CO
80211

Opening Hours

Monday 8am - 8pm
Tuesday 8am - 8pm
Wednesday 8am - 8pm
Thursday 8am - 8pm
Friday 8am - 8pm
Saturday 9am - 3pm

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