Advisory & Consulting
Objective Analysis. Informed Action. Aligned Incentives.
WHAT WE DO
Performance-Based Advisory
Every occupied location is a financial position, and most tenants are carrying positions they've never had objectively analyzed. ACA's Tenant Advisory & Consulting practice helps operators, franchisees, and corporate tenants get more out of their real estate by lowering rent, exiting dead or underperforming units, expanding intelligently, and unlocking developer and investor capital. Our advisory work is performance-based. We are compensated on the value we generate, so our incentives align with yours.
OUR APPROACH
Asset-Driven Precision
Every occupied location is a financial position, and most tenants are carrying positions they've never had objectively analyzed. ACA's Tenant Advisory & Consulting practice helps operators, franchisees, and corporate tenants get more out of their real estate by lowering rent, exiting dead or underperforming units, expanding intelligently, and unlocking developer and investor capital. Our advisory work is performance-based. We are compensated on the value we generate, so our incentives align with yours.
The Practice
03
Lease Termination & Buy-Out Advisory
A clean, negotiated exit from underperforming or unwanted locations, not a standard buy-out demand.
02
Lease Restructuring
Lower rent and better terms on locations you're keeping.
01
Portfolio Analysis
An objective read on the whole portfolio and where the value is.
04
Expansion & Roll-Out Development
A measured, programmatic plan for growth.
07
Forward Commitment & Forward Funding
Third-party capital for future real estate.
06
Developer Partnership Programs
Expand faster with the right developer, on the right terms.
05
Master Brokerage Services
"In-House" master brokerage services for site selection, leasing, and disposition of company real estate.
02
Lease Restructuring
Lower rent and better terms on locations you're keeping.
03
Lease Termination & Buy-Out
A clean, negotiated exit from underperforming or unwanted locations, not a standard buy-out demand.
04
Expansion & Roll-Out Development
A measured, programmatic plan for growth.
05
Master Brokerage Services
“In-House” master brokerage services for site selection, leasing, and disposition of company real estate.
06
Developer Partnership Programs (Third-Party Development)
Expand faster with the right developer, on the right terms.
07
Forward Commitment & Forward Funding
Third-party capital for future real estate.
01
Portfolio Analysis
An objective read on the whole portfolio and where the value is.
01
Portfolio Analysis
An objective read on the whole portfolio and where the value is.
02
Lease Restructuring
Lower rent and better terms on locations you're keeping.
02
Lease Restructuring
Lower rent and better terms on locations you're keeping.
A lease signed years ago may no longer reflect today's market, or your business. ACA advises tenants on restructuring existing leases to reduce occupancy cost and improve terms, typically by trading term or options back to the landlord in exchange for rent relief, or by securing landlord capital for renovation and re-imaging. We model the "but-for" versus restructured rent, quantify the savings, and negotiate the outcome.
CLIENT BENEFIT
Secure long-term stability where a term is expiring into a steep increase or has no options left, generate savings that flow to unit-level performance, obtain landlord contributions for required renovation, and test the feasibility of a relocation.
KEY POINTS
Strengthen margins and free up cash for growth.
Lock in control of high-performing sites for years to come.
Shift the cost of required upgrades onto the property owner.
Position each site to add value at exit or refinance.
KEY POINTS
Strengthen margins and free up cash for growth.
Lock in control of high-performing sites for years to come.
Shift the cost of required upgrades onto the property owner.
Position each site to add value at exit or refinance.
CLIENT BENEFIT
Secure long-term stability where a term is expiring into a steep increase or has no options left, generate savings that flow to unit-level performance, obtain landlord contributions for required renovation, and test the feasibility of a relocation.
03
Lease Termination & Buy-Out Advisory
A clean, negotiated exit from underperforming or unwanted locations, not a standard buy-out demand.
03
Lease Termination & Buy-Out Advisory
Lower rent and better terms on locations you're keeping.
KEY POINTS
Turn the landlord into a willing counterparty.
Eliminate ongoing liability on stores that no longer fit the business.
Lower the total cost of walking away from a location.
Release guarantors from future liability.
Our four-step framework
Asset-Level Underwriting & Strategy Formation
I.
Review lease terms, remaining obligations, and guaranty exposure; analyze property, trade area, and zoning; assess the landlord’s ownership profile; and identify pain points. Each location has a tailored strategy and priority.
II.
Alternative Landlord Solutions
We generate and present landlords with options including sourcing a replacement tenant (lease assignment or a new direct lease) and purchase offers (end-user or third-party developer). Credible, executable alternatives make landlords far more willing to agree to a reduced termination payment, accept faster, avoid vacancy, and preserve asset value.
When a location is dark, redundant after a merger, or simply no longer part of the plan, the lease remains in effect whether the doors are open or not. Most firms respond by sending a termination letter or buy-out request to the landlord, an approach that often entrenches landlord opposition and invites rejection, inflated demands, protracted negotiation, or litigation. ACA works differently. We treat each lease as an individual negotiation, not a standardized liability, and we work the underlying real estate to give the landlord a credible path to replacing income, improving value, or de-risking their position.
III.
Direct Landlord Engagement
ACA serves as the primary contact between the tenant and the landlord, managing outreach, negotiating termination terms and timing, economic positioning, and coordinating with the tenant’s internal real estate and legal teams.
IV.
Execution & Closure
ACA actively provides the tenant with real-time reporting with weekly summary updates and facilitates the final termination agreement and coordination of termination documents.
KEY POINTS
Strengthen margins and free up cash for growth.
Lock in control of high-performing sites for years to come.
Shift the cost of required upgrades onto the property owner.
Position each site to add value at exit or refinance.
04
Expansion & Roll-Out Development
A measured, programmatic plan for growth.
04
Expansion & Roll-Out Development
A measured, programmatic plan for growth.
For operators in growth mode, ACA advises on and executes a measured, programmatic roll-out of future locations, formulating site-selection criteria, sourcing and managing local site-selection and leasing brokerage networks, assisting in lease negotiation, and consulting on capital and development resources. All of this is coordinated with any franchise agreements and operator's long-term business plan(s).
KEY POINTS
Analyze and prioritize the sites most likely to perform.
Stay on pace with franchisor opening commitments.
Fund growth without overextending the balance sheet.
Build a repeatable model and process for every future opening.
CLIENT BENEFIT
Understand, access, and execute on opportunities in new markets; increase efficiency through programmatic structuring; and grow strategically in step with the broader plan.
CLIENT BENEFIT
Understand, access, and execute on opportunities in new markets; increase efficiency through programmatic structuring; and grow strategically in step with the broader plan.
KEY POINTS
Analyze and prioritize the sites most likely to perform.
Stay on pace with franchisor opening commitments.
Fund growth without overextending the balance sheet.
Build a repeatable model and process for every future opening.
05
Master Brokerage Services
“In-House” master brokerage services for site selection, leasing, and disposition of company real estate.
05
Master Brokerage Services
“In-House” master brokerage services for site selection, leasing, and disposition of company real estate.
KEY POINTS
Assign each territory a vetted third-party broker that fits the client’s needs.
Hold each third-party broker and market to the same standard.
Track the status and timeline of every assignment across all territories.
Eliminate duplicated effort and conflicting information between markets.
services
Create Defined Territories
Formulate geographic “territories” in accordance with applicable client services.
Continual Oversight
Maintain and oversee transaction status and timeline reports.
Curate a Client-Specific Network
Source and advise clients in selecting third-party brokers for particular pre-determined territories and applicable client services.
Streamlined Approach
Manage the third-party broker network, develop and implement a uniform submittal process in accordance with client criteria.
CLIENT BENEFIT
Leverage ACA's experience and relationships with various industry professionals to uncover and select the most qualified brokers for a particular region and assignment; develop a streamlined and uniform approach to real estate decision making through formal submittal criteria and packaging; and free up company personnel, increase efficiencies, and reduce miscommunication by establishing one point of contact.
Operators across multiple markets often engage a different broker in each one with no shared standards, no consistent reporting, and no single point of contact. Serving as the Master Broker, ACA defines territories, sources and manages the third-party brokers in each market, and holds every assignment to a uniform submittal process with continual oversight.
KEY POINTS
Assign each territory a vetted third-party broker that fits the client’s needs.
Hold each third-party broker and market to the same standard.
Track the status and timeline of every assignment across all territories.
Eliminate duplicated effort and conflicting information between markets.
CLIENT BENEFIT
Leverage ACA's experience and relationships with various industry professionals to uncover and select the most qualified brokers for a particular region and assignment; develop a streamlined and uniform approach to real estate decision making through formal submittal criteria and packaging; and free up company personnel, increase efficiencies, and reduce miscommunication by establishing one point of contact.
06
Developer Partnership Programs (Third-Party Development)
Expand faster with the right developer, on the right terms.
06
Developer Partnership Programs (Third-Party Development)
Expand faster with the right developer, on the right terms.
ACA structures and runs third-party development and build-to-suit programs through a proprietary Request for Proposal (“RFP”) process. We design a development framework around short- and long-term goals and build a marketing package centered around the concept, tenant expansion plans, and proposed lease terms, which is presented to 75–125 active, pre-vetted developers nationwide. The result is a competitive, bid-like environment. Clients typically receive 10–15 proposals, giving the client leverage to negotiate the most favorable terms. Intake to developer selection averages 10–14 weeks, so clients can start before there is even a site in mind.
KEY POINTS
Put each project in front of a broad pool of qualified development partners.
Secure stronger lease terms through competing developer interest.
Shorten the timeline from concept to opening.
Open new units while preserving capital for operations and growth.
two program types
I. Third-Party Ownership
The developer buys and develops the site to the client's specifications, and the client's leases the completed space. Custom-built premises with no upfront capital, so clients can stay focused on operations.
II. Fee-for-Service
Client retains ownership and covers acquisition and construction costs and the developer executes the development for a fee.
service Process
KEY POINTS
Put each project in front of a broad pool of qualified development partners.
Secure stronger lease terms through competing developer interest.
Shorten the timeline from concept to opening.
Open new units while preserving capital for operations and growth.
07
Forward Commitment & Forward Funding
Third-party capital for future real estate.
07
Forward Commitment & Forward Funding
Third-party capital for future real estate.
ACA sources third-party investors to provide forward commitments or funding for future company real estate. We work with the client and their advisors to define the scope and build marketing materials, leverage ACA's network to source investors experienced in similar structures and run a competitive bid-like process to secure the best terms. Clients customize the exact level of funding per project, gain greater flexibility than working with banks, can build one-off or programmatic relationships, and may negotiate a profit-share on a future sale.
KEY POINTS
Reduce reliance on conventional lenders and their covenants.
Secure capital commitments before construction begins.
Keep control of the development timeline while investors carry the funding.
Establish repeat funding partners to support ongoing growth.
CLIENT BENEFIT
Fund future real estate on terms customized to each project; gain greater flexibility than working with banks; build one-off or programmatic investor relationships; and retain the potential for a profit-share on a future sale.
*ACA provides brokerage and consulting services only and does not provide legal, tax, or financial advice.
CLIENT BENEFIT
Fund future real estate on terms customized to each project; gain greater flexibility than working with banks; build one-off or programmatic investor relationships; and retain the potential for a profit-share on a future sale.
KEY POINTS
Reduce reliance on conventional lenders and their covenants.
Secure capital commitments before construction begins.
Keep control of the development timeline while investors carry the funding.
Position each site to add value at exit or refinance.
Before you can improve a portfolio, you need an objective read on it. ACA analyzes and evaluates all aspects of a tenant's existing real estate including market rents and trade-area activity, store-level and portfolio performance, relocation and closure impact, and a non-legal review of lease terms against market. The output is a clear picture of how the real estate is really performing and where the value is: which locations to restructure, which to exit, which to relocate, and where owned real estate can be monetized.
KEY POINTS
Understand performance and trends as it relates to real estate.
Determine need and feasibility of lease re-structuring or re-location.
Establish or enhance store-level modeling and growth strategy.
Reduce financial exposure to a particular network or location.
CLIENT BENEFIT
Identify savings and efficiencies, establish a baseline and framework for growth, and optimize the balance sheet ahead of a recapitalization or sale.