David Boatwright, Broker Associate, Riviera Commercial SVN, 14101 Panama City Beach pkwy, Panama City Beach, FL (2026)

09/18/2026

Major price improvement just announced for Springs, now offered at $5,579,500.

Exterior work has already been handled, which I always like to see.
Pressure wash + full exterior paint completed 2/23/2025 for $72,000.

This isn’t just cosmetic exterior condition impacts tenant perception, retention, and maintenance calls. It also helps the property show well for future leasing.

For more information and due diligence documents you can go here. Get the T12, rent rolls and latest operating memorandum.

https://www.crexi.com/properties/1794338/florida-riviera-place-apartments

09/14/2026

A major price improvement for Springs went into effect on 6/01/26, now offered at $5,579,500.

This deal isn’t just “55 units.” The differentiator could be in the financing.
In today’s rate environment, assumable agency debt can be the difference between a deal that pencils… and one that doesn’t. Assumable Freddie Mac first mortgage (in-place):

Origination: 3/24/2022
Balance: $3,120,000
Rate: 3.54% | Term: 10 yrs | Amort: 30 yrs

If you want the assumption details just reach out.

For more information and due diligence documents you can go here. Get the T12, rent rolls and latest operating memorandum.

https://www.crexi.com/properties/1794338/florida-riviera-place-apartments

09/11/2026

Major price improvement just announced for Springs, now offered at $5,579,500.

Riviera Place Apartments offers on-site laundry, and the property has also seen recent improvements to the laundry and maintenance area as part of the ownership’s broader capital upgrade plan. For residents, that’s everyday practicality. For investors, it’s another sign the property has been improved with long-term operations in mind.

When you look at a 55-unit asset, details like laundry, security, and overall upkeep all work together to support tenant satisfaction and property performance.

If you’d like more information on Riviera Place Apartments, send me a message.

For more information and due diligence documents you can go here. Get the T12, rent rolls and latest operating memorandum.

https://www.crexi.com/properties/1794338/florida-riviera-place-apartments

09/07/2026

Price improvement effective June 1, 2026 , Riviera Place Apartments: 55 units in DeFuniak Springs, now offered at $5,579,500.

Rent per SF breakdown (OM):

1BR: ~$1.59/SF
2BR: ~$1.46/SF
3BR: ~$1.29/SF
TH:4th ~$1.32/SF
Average shown is around $1.45/SF.

It’s a helpful metric when comparing to nearby product and replacement costs.
And it gives you a quick read on room for rent growth vs. affordability.

For more information and due diligence documents you can go here. Get the T12, rent rolls and latest operating memorandum.

https://www.crexi.com/properties/1794338/florida-riviera-place-apartments

09/04/2026

Big update: the price was just reduced significantly on 6/01/26.

One of the underrated value drivers in multifamily is operations—and simple amenities like on-site laundry help keep occupancy sticky.

Riviera Place Apartments (55 units) in DeFuniak Springs is offered at $5,579,500 with ~95% occupancy, 2023 renovations, and assumable Freddie Mac debt at 3.54% (approx. 7 years remaining).

If you have experience with multifamily then this is could be a way to go.

For more information and due diligence documents you can go here. Get the T12, rent rolls and latest operating memorandum.

https://www.crexi.com/properties/1794338/florida-riviera-place-apartments

09/02/2026

Right now, most commercial agents can't answer a simple question:

"Is this building compliant with its local Building Performance Standards?"

That's the opportunity.

Because within 5 years, every serious buyer, lender, and tenant will be asking that question before they sign anything. The agents who can answer it — with data, context, and a plan — will own the advisory relationship. Everyone else will be competing on commission rates.

Here's your 5-step playbook to become the green compliance expert in your market:

**Step 1: Learn your local BPS framework cold.**

Every market is different. Know the thresholds (which buildings are covered), the metrics (GHG intensity, EUI, ENERGY STAR score), the deadlines (current and upcoming compliance cycles), and the penalties (per-ton fines, per-day fines, per-SF fines). If your city hasn't passed BPS yet, learn the state-level framework — and watch the legislative calendar. Over 40 cities already have active BPS. Yours is likely next.

Start with your city's energy benchmarking portal. Most publish building-level data publicly. That database is your prospecting gold mine.

**Step 2: Build your compliance intel stack.**

You need three relationships: an energy consultant who can do rapid compliance gap assessments, a mechanical/HVAC contractor who understands electrification retrofits, and a PACE or green financing specialist who knows available incentive programs. When you can walk into an owner meeting with a team that can diagnose, estimate, and finance a compliance pathway — you're not pitching a listing. You're solving a problem.

**Step 3: Prospect from public benchmarking data.**

Most cities with BPS also require annual energy benchmarking disclosure. These databases are public. You can sort by building, owner, energy score, and emissions. The buildings at the bottom of the list are your highest-priority prospects. Their owners are facing penalties, valuation erosion, and tenant flight — and most of them haven't been contacted by a single broker who understands the problem.

Send direct mail with specific compliance data for their building. Call with a free compliance assessment offer. When you lead with insight instead of a generic pitch, the conversation changes completely.

**Step 4: Position yourself as the market's compliance resource.**

Post about BPS on LinkedIn. Publish a quarterly compliance update for your market. Host a webinar on "What Building Performance Standards Mean for Your Portfolio." Write a one-page brief comparing your city's BPS to nearby jurisdictions. Share case studies of successful retrofits and the value created.

The agents who are visible and vocal on this topic now will be the first call when institutional capital targets compliance-driven deal flow in your market.

**Step 5: Track the 2030 cliff.**

Most BPS frameworks have phased compliance. The first deadlines are often manageable. But the 2030 targets — when emissions caps drop by 40% or more in many cities — will be a seismic event. Buildings that are barely compliant today will be deeply non-compliant in 2030.

The smart play: start identifying those buildings now. Build relationships with their owners now. When the 2030 cliff arrives, you'll be the advisor they've been talking to for four years — not the broker who cold-called the week before penalties hit.

Here's the bottom line:

Building Performance Standards are the biggest regulatory change to hit commercial real estate in a generation. They're reshaping valuations, underwriting, tenant decisions, and capital flows. They're creating winners and losers in every market.

The agents who treat this as background noise will lose deals they don't even know they lost.

The agents who master it will build practices that last for decades.

The countdown is on. Where do you want to be when it hits zero?

https://www.facilitiesdive.com/news/map-tracking-building-performance-standards-across-the-us/743214/
https://envigilance.com/blog/local-law-97-compliance-avoid-fines/
https://envigilance.com/energy-monitoring/building-performance-standards/
https://oxmaint.com/industries/facility-management/building-performance-standards-compliance-guide
https://propmodo.com/the-growing-patchwork-of-building-energy-regulations-is-making-compliance-a-nightmare/
https://vertenergygroup.com/resources/us-building-performance-standards-guide
https://environenergy.com/2026/03/building-performance-standards-by-state/
https://thecotocongroup.com/blog/local-law-97-compliance-2026-nyc/
https://greeneconome.com/q2-2026-building-performance-report-key-updates-deadlines-for-property-owners/
https://www.deepki.com/blog/from-green-premium-to-brown-discounting-the-impact-of-esg-performance-on-asset-value/
https://ww3.rics.org/uk/en/modus/built-environment/homes-and-communities/home-valuation-green-initiatives-residential.html
https://noda.ai/insights/green-premiums-brown-discounts
https://creinsightjournal.com/building-performance-standards-are-coming-how-energy-star-keeps-you-ahead/
https://www.sanalifeenergy.com/blog/building-performance-standards-in-2026-what-every-building-owner-needs-to-know
https://oxmaint.com/industries/hvac/nyc-local-law-97-hvac-compliance-guide-2026-2030
https://brightenergyservices.com/nyc-local-law-97-heat-pumps-2026-compliance/
https://lawzana.com/articles/united-states/nyc-local-law-97-fines-defend-owners-2026-413
https://envigilance.com/blog/state-building-performance-standards/
https://envigilance.com/energy-monitoring/energy-disclosure-laws/
https://www.cim.io/blog/understanding-building-performance-standards
https://www.bclplaw.com/en-US/events-insights-news/greening-real-estate-understanding-the-green-premium-in-corporate-real-estate-manda.html

08/31/2026

The numbers just got better major price reduction as of 6/01/26.

One detail I always pay attention to on multifamily assets is security.

At Riviera Place Apartments in DeFuniak Springs, the ownership has already invested in an on-site video monitoring and security system as part of the property’s broader improvement plan. For residents, that adds peace of mind. For investors, it speaks to a property that’s being managed with intention and long-term care.

In today’s market, the little things are not little. Security, curb appeal, and ongoing upgrades all play a role in tenant retention and overall asset performance.

If you’d like more information on Riviera Place Apartments, reach out and I’ll be glad to send it over.

For more information and due diligence documents you can go here. Get the T12, rent rolls and latest operating memorandum.

https://www.crexi.com/properties/1794338/florida-riviera-place-apartments

08/31/2026

This is the final post in our 5-part series on The Great Insurance Reset. We've covered why insurance kills deals, where geography creates winners and losers, the alternative risk structures smart owners are adopting, and how AI is rewriting underwriting. Now let's bring it home with the tactical playbook.

**Here are 7 specific moves top agents are making right now:**

**Move #1: Run an Insurance Pre-Screen Before the LOI**

Don't wait until due diligence to discover the insurance cost. Pull the property's hazard exposure (flood zone, wildfire risk, wind exposure), check recent loss history, and get a preliminary insurance estimate before you price the asset or write the offer. This single step prevents more deal collapses than any other.

**Move #2: Build an Insurance Broker Into Your Team**

The best agents have a commercial insurance specialist on speed dial — not to sell policies, but to consult on deal feasibility. When a buyer asks "What's this going to cost to insure?" you need an answer within 48 hours, not 48 days. According to Northmarq's insurance experts, starting the insurance conversation early is the single most effective way to avoid compliance surprises.

**Move #3: Lead with Insurance Advantage in Low-Risk Markets**

If you're working inland Sun Belt, Mountain West, or Upper Midwest markets, your insurance cost advantage is a selling point. Quantify it. Show buyers the per-unit or per-square-foot insurance delta between your market and coastal competitors. Sophisticated capital is already making allocation decisions based partly on insurance cost predictability.

**Move #4: Understand Lender Insurance Requirements Cold**

Lenders are placing greater emphasis on obtaining complete insurance policies rather than relying on ACORD certificates. They're scrutinizing exclusions for fi****ms, assault and battery, abuse and molestation — and requiring standalone coverage if the primary policy excludes them. Know your lender's requirements before the borrower discovers a gap at closing.

**Move #5: Talk Intelligently About Captives and Parametric**

You don't need to structure these deals. But when a portfolio owner says, "My insurance costs are killing my returns," you should be able to say: "Have you explored a captive structure? There are platforms designed specifically for portfolios your size." That one sentence positions you as a strategic advisor, not just a transaction broker.

**Move #6: Advise Sellers to Update Valuations and Document Risk Mitigation**

Properties going to market with outdated replacement cost estimates and no documented maintenance programs are sitting ducks for low offers. Coach your sellers to update their statement of values, organize their loss history, and document their risk mitigation — fire suppression, roof condition, security systems. This documentation directly impacts the insurance quote a buyer will get, which directly impacts their offer.

**Move #7: Develop a Multi-Carrier Strategy for Every Major Deal**

The days of one-broker, one-carrier renewals are over. Top-performing owners are benchmarking multiple carriers on a portfolio basis and negotiating based on aggregated risk and loss history. Encourage your clients to adopt this approach and connect them with brokers who operate this way.

**The bottom line:**

Insurance in CRE is no longer someone else's problem that gets handled after closing. It's a core competency for commercial agents who want to stay relevant, close deals, and build lasting client relationships.

The agents who master the insurance conversation in 2026 won't just survive the Great Insurance Reset. They'll use it as a competitive advantage.

---

**Thank you for following The Great Insurance Reset series. If you found value in these posts, share them with your network — and let's elevate the conversation around insurance in commercial real estate.**

---

**Sources:**
- Northmarq, "From Premiums to Policies: Understanding Commercial Property Insurance Trends in 2026" — https://www.northmarq.com/insights/research/premiums-policies-understanding-commercial-property-insurance-trends-2026
- CREIS, "5 Commercial Real Estate Insurance Trends to Watch for in 2026" — https://creis.com/insights/5-commercial-real-estate-insurance-trends-to-watch-for-in-2026/
- Coldwell Banker Commercial, "Insurance Remains a Deal Variable in 2026 — But the Rules Are Changing" — https://www.cbcworldwide.com/blog/insurance-remains-a-deal-variable-in-2026-but-the-rules-are-changing
- Minico Insurance, "2026 Commercial Property Insurance Outlook for Agents" — https://www.minico.com/2026-commercial-property-insurance-outlook-what-agents-need-to-know/
- Commercial Observer, "As Insurance Premiums Surge, Sophisticated Property Owners Are Turning to Captive Insurance" (April 2026) — https://commercialobserver.com/2026/04/as-insurance-premiums-surge-some-property-owners-are-turning-to-captive-insurance/

---

*Series: The Great Insurance Reset | *

https://www.northmarq.com/insights/research/premiums-policies-understanding-commercial-property-insurance-trends-2026
https://commercialobserver.com/2026/04/as-insurance-premiums-surge-some-property-owners-are-turning-to-captive-insurance/
https://creis.com/insights/5-commercial-real-estate-insurance-trends-to-watch-for-in-2026/
https://www.cbcworldwide.com/blog/insurance-remains-a-deal-variable-in-2026-but-the-rules-are-changing
https://deeleyinsurance.com/commercial-property-insurance-market-outlook-spring-2026/
https://blog.ryanspecialty.com/may-2026-us-property-insurance-review
https://www.credaily.com/reviews/real-property-captive-review/
https://www.captive.com/news/2026-captive-insurance-outlook-expansion-innovation-and-volatility
https://www.amwins.com/resources-and-insights/market-insights/article/state-of-the-market-2026-outlook
https://www.onarchipelago.com/blog/property-insurance-trends
https://send.technology/resources/blog/top-10-insurance-industry-trends-shaping-underwriting-in-2026/
https://www.minico.com/2026-commercial-property-insurance-outlook-what-agents-need-to-know/

08/30/2026

Every regulation creates two groups of people.

Those who see a burden. And those who see a deal.

Building Performance Standards are generating some of the most compelling transaction opportunities in commercial real estate right now — and most agents aren't even looking for them.

Here are five deal plays smart agents are running in BPS-affected markets today:

**1. The Distressed Seller Play.**

Owners facing six-figure annual penalties and seven-figure retrofit costs are motivated. Many are smaller, private owners who bought buildings 20 years ago, never planned for carbon compliance, and have no appetite for a $3 million HVAC electrification project. They want out — and they'll accept a discount to get there.

Your move: pull your city's benchmarking database (most are public). Identify buildings with the lowest ENERGY STAR scores or highest emissions overages. Cross-reference with ownership records. These owners need a call from a broker who understands their problem — not a cold pitch about "exploring the market."

**2. The Value-Add Retrofit Play.**

Buy at a brown discount. Retrofit to compliance. Sell or refinance at a green premium. The math works because the cost of compliance — typically $15 to $40 per square foot for HVAC and envelope upgrades — is often far less than the valuation uplift from moving a building from non-compliant to certified.

A building bought at a 15% brown discount, retrofitted for $25/SF, and resold at a green premium of even 10% creates a spread that institutional buyers are actively chasing. HVAC optimization alone can cut 30-40% of a building's carbon emissions.

Your move: partner with energy consultants who can provide quick compliance gap assessments. When you bring a buyer a deal with a pre-packaged retrofit budget and projected post-compliance NOI, you've done 80% of the underwriting for them.

**3. The Tenant Relocation Play.**

Corporate tenants with ESG mandates are actively leaving non-compliant buildings for compliant ones — often paying premium rents to do so. This creates a double opportunity: vacancy in the non-compliant building (which compounds the owner's distress) and above-market leasing velocity in compliant buildings.

Your move: track which tenants in your market have public ESG commitments. When their leases come up in non-compliant buildings, you have a ready pitch for relocation to a compliant alternative.

**4. The "Good Faith" Advisory Play.**

Many BPS laws allow owners to defer or reduce penalties by documenting "Good Faith Efforts" — signed retrofit contracts, permits, financing commitments, and implementation timelines. Owners who don't know about these provisions are paying penalties they could legally defer.

Your move: this isn't legal advice, but it's deal intelligence. When you can tell an owner "you may be able to defer your penalties while we market the property by filing a Good Faith Effort plan," you've just become the most valuable person in the room.

**5. The Green Financing Arbitrage.**

PACE financing (Property Assessed Clean Energy), green bonds, and utility incentive programs can offset 30-60% of retrofit costs. New York's Beneficial Electrification Credit provides additional incentives for high-efficiency electric systems installed before 2030. Buildings that use these programs effectively can achieve compliance at a fraction of the sticker price.

Your move: know which financing programs are active in your market. When you can hand a buyer a deal with a retrofit budget that's half-funded by incentives, you've made the investment thesis significantly more compelling.

The bottom line: BPS compliance isn't just a regulatory headache. It's a transaction catalyst. Every non-compliant building is a potential listing. Every compliant building is a premium asset. The spread between them is where the next wave of CRE deals will happen.

**Coming up in Post 5:** The playbook for becoming the green compliance expert in your market — before everyone else figures this out.

https://www.facilitiesdive.com/news/map-tracking-building-performance-standards-across-the-us/743214/
https://envigilance.com/blog/local-law-97-compliance-avoid-fines/
https://envigilance.com/energy-monitoring/building-performance-standards/
https://oxmaint.com/industries/facility-management/building-performance-standards-compliance-guide
https://propmodo.com/the-growing-patchwork-of-building-energy-regulations-is-making-compliance-a-nightmare/
https://vertenergygroup.com/resources/us-building-performance-standards-guide
https://environenergy.com/2026/03/building-performance-standards-by-state/
https://thecotocongroup.com/blog/local-law-97-compliance-2026-nyc/
https://greeneconome.com/q2-2026-building-performance-report-key-updates-deadlines-for-property-owners/
https://www.deepki.com/blog/from-green-premium-to-brown-discounting-the-impact-of-esg-performance-on-asset-value/
https://ww3.rics.org/uk/en/modus/built-environment/homes-and-communities/home-valuation-green-initiatives-residential.html
https://noda.ai/insights/green-premiums-brown-discounts
https://creinsightjournal.com/building-performance-standards-are-coming-how-energy-star-keeps-you-ahead/
https://www.sanalifeenergy.com/blog/building-performance-standards-in-2026-what-every-building-owner-needs-to-know
https://oxmaint.com/industries/hvac/nyc-local-law-97-hvac-compliance-guide-2026-2030
https://brightenergyservices.com/nyc-local-law-97-heat-pumps-2026-compliance/
https://lawzana.com/articles/united-states/nyc-local-law-97-fines-defend-owners-2026-413
https://envigilance.com/blog/state-building-performance-standards/
https://envigilance.com/energy-monitoring/energy-disclosure-laws/
https://www.cim.io/blog/understanding-building-performance-standards
https://www.bclplaw.com/en-US/events-insights-news/greening-real-estate-understanding-the-green-premium-in-corporate-real-estate-manda.html

08/29/2026

Become Your Market's OZ Expert Before Everyone Else

Erie, Pennsylvania. $750 million in private investment. 12 major projects. Thousands of jobs.

That's what happens when Opportunity Zone capital meets a market with an agent who knows the terrain. The question isn't whether this will happen in your market. It's whether you'll be the one leading it.

The window is open. Here's how to own it.

Move 1: Map Your Market's Opportunity Zones Today
Pull up your market's current OZ map. Identify every designated tract. Then cross-reference with your brokerage's active listings, upcoming expirations, and known development sites.

Right now, governors are nominating new zones for the 2027-2036 cycle. Some of your current zones will lose designation. New ones will appear. The agents who track both maps will see deals forming months before the rest of the market catches on.

Move 2: Build Your OZ Rolodex
Connect with:
-> QOF managers
-> Tax attorneys and CPAs
-> Local economic development offices
-> Developers

Move 3: Create Your OZ Content Engine
Post about Opportunity Zones consistently. Share zone maps, explain the tax benefits, and highlight local projects.

Move 4: Host an OZ Workshop
Partner with a local tax attorney or CPA and host an investor workshop.

Move 5: Master the December 2026 Deadline
Investments made under the current OZ rules must be deployed by December 31, 2026. After January 1, 2027, the new OZ 2.0 rules take over.

The agents who prepared during this transition will dominate the next decade.

The bottom line:

Over $100 billion has flowed into Opportunity Zones since 2018. The program is now permanent. The rules are more favorable than ever, especially in rural markets. And most commercial agents still don't understand how it works.

That's your edge.

This was Post 5 of 5 in The Opportunity Zone 2.0 Playbook series. Save these posts. Share them with your team. And if you found value, follow for more CRE content that keeps you ahead of the market.

Sources:
Kiplinger (kiplinger.com)
Economic Innovation Group (eig.org)
Cherry Bekaert (cbh.com)
Baker Tilly (bakertilly.com)
Seyfarth Shaw LLP (seyfarth.com)
CBIZ (cbiz.com)
Pillsbury Law (pillsburylaw.com)
NAHB (nahb.org)
HUD Opportunity Zones (hud.gov/opportunity-zones)
EisnerAmper (eisneramper.com)
IRS Opportunity Zones FAQ (irs.gov)
iPropertyManagement (ipropertymanagement.com)
Caliber (caliberco.com)
BPM (bpm.com)
Uncle Kam (unclekam.com)
Trout CPA (troutcpa.com)
Wells Fargo (wellsfargo.com)
Partners Real Estate (partnersrealestate.com)
Ways and Means Committee (waysandmeans.house.gov)
Governing (governing.com)
Brookings (brookings.edu)

David Boatwright, Broker Associate, Riviera Commercial SVN

09/18/2026

09/14/2026

09/11/2026

09/07/2026

09/04/2026

09/02/2026

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08/29/2026

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