Sell Your Industrial or Flex Building — Directly to a Long-Term Owner
— No broker. No commissions. No financing contingency.
As-is. All-cash. Closings in 30–45 days.
Sell on Your Terms
You Deal Directly With the Principal
When you submit your building to Oxford, you are not routed to a call center or a junior agent. Gabriel Goldberg, Vice President of Acquisitions, personally evaluates every submission — and Eric Goldberg, Founder, is the co-principal who signs off on price and terms. The same two people who evaluate your building are the ones who sign the closing documents.
There is no committee to convene and no investment memo to route through a fund sponsor. If the numbers work, we tell you directly — usually within one business day.
Gabriel Goldberg
Vice President, Acquisitions
Leads sourcing, underwriting, and negotiation on every building Oxford evaluates.
Eric Goldberg
Founder
Two decades operating industrial and flex real estate; final sign-off on every acquisition.
Tell Us About Your Building
Two minutes. Gabriel or Eric responds personally.
A Family Office, Not a Fund — and Not a Wholesaler
Own Balance Sheet. Own Decision.
Oxford Realty Advisors owns and operates approximately 600,000 SF of shallow-bay industrial and flex real estate across roughly 140 tenants and 27+ properties, spanning the Mid-Atlantic and Midwest. We invest 100% proprietary family capital: no outside fund or LP base stands behind us, and we never assign a contract to a third party. Proof of funds is available on request.
Physical office at 9510 Persimmon Tree Road, Suite 200, Potomac, MD — not a virtual address.
How It Works
Four Steps to a 30–45 Day Close
Tell Us About Your Building
Submit the form above with your address, approximate size, and contact information. Takes about two minutes.
We Respond Directly
Gabriel or Eric reviews your submission personally and typically responds within one business day.
We Make an Offer
After a call and a brief look at the property, we present cash terms — no financing contingency, no appraisal contingency.
We Close
All-cash closing in 30–45 days from an agreed price. No lender approval process to slow things down.
Owners Sell for All Kinds of Reasons
Whatever brought you here, we've likely seen it before
Estate or Inherited Property
You inherited a building you didn't ask for and don't want to manage or lease up yourself.
Retiring Owner-Operator
You've run your business out of the building for years and it's time to step back without the burden of a sale process.
Tenant Rollover
A long-term tenant is leaving and re-leasing the space isn't something you want to take on.
Loan Maturity Pressure
A note is coming due and refinancing isn't attractive or possible on the current terms.
Out-of-State, Passive Ownership
You own the building from a distance and managing it remotely has become more trouble than it's worth.
Partnership Split
Co-owners want different outcomes, and a clean, fast cash sale resolves it for everyone.
Listing With a Broker vs. Selling Directly to Oxford
| Broker Listing | Direct to Oxford | |
|---|---|---|
| Commission | Typically 4–6% of sale price | None — no commissions |
| Timeline | Months of marketing, then 45–90+ days to close with a financed buyer | 30–45 days from agreed price |
| Certainty of Close | At risk of financing, appraisal, or buyer committee failures | All-cash, no financing or appraisal contingency |
| Repair Requirements | Often required to address lender or buyer conditions | None — we buy as-is |
| Showings | Multiple tours, open marketing, public listing | Direct, confidential, no public listing |
What “As-Is” Actually Means
You fix nothing. Oxford buys vacancy, environmental complexity — including Phase II findings — and deferred maintenance as part of our underwriting, not as conditions you have to resolve before we'll talk.
- Vacant or partially vacant buildings
- Roof, HVAC, or structural deferred maintenance
- Recognized environmental conditions, including Phase II findings
- Below-market or expiring leases
- Title, entity, or ownership complexity
We Buy for Keeps — and We Close What We Say We'll Close
Oxford has acquired and continues to hold approximately 600,000 SF across roughly 140 tenants and 27+ properties in Maryland, Ohio, Indiana, and Missouri, all closed with 100% family capital and no financing contingency. We are also disciplined: we've walked away from deals that didn't underwrite, and we've negotiated directly with lenders when situations got complicated. That same discipline is why, when we agree to a price, it holds.
What We're Looking to Buy
No surprises about fit — here's our exact criteria
What Actually Drives Our Offer
Clear Height & Loading
18'+ clear height and the mix of dock-high versus grade-level loading materially affect what tenant base — and what rent — a building can support.
Roof & HVAC Condition
We underwrite remaining useful life and near-term capital needs directly into our offer rather than asking you to remediate first.
Power Capacity
Available electrical service determines which industrial and light-manufacturing users can occupy the building, directly affecting achievable rent.
Replacement-Cost Basis
We compare your building's basis against true new-construction replacement cost in the market — a meaningful margin of safety is core to how we underwrite.
Cap-Rate Context
We weigh in-place and stabilized cap rate against comparable shallow-bay trades in the submarket, not a generic national benchmark.
Occupancy & Lease Term
We size our offer against stabilized potential, not just current rent roll — vacancy and short-term leases reduce financeable value but not necessarily intrinsic value to us.
Common Questions
We routinely close in 30–45 days from an agreed price. Because we buy with 100% family capital and no financing contingency, there is no lender approval process, no appraisal contingency, and no loan committee to wait on.
No. We buy as-is. Vacancy, deferred maintenance, roof or HVAC issues, and environmental complexity (including Phase II findings) are all things we underwrite around, not conditions we ask you to resolve first.
Yes. Vacancy is one of the main reasons a financed buyer cannot close, because lenders require income coverage a vacant building cannot provide. We size our offer against the building's potential, not its current occupancy, so vacancy is not a barrier for us.
No. We are a family office buying for our own account, not a wholesaler assigning contracts to a third party. Once we agree on a price and it holds up through our own diligence, we close at that number.
Yes. We deal with you directly and do not market, list, or advertise your building. There are no broker tours, no sign in the yard, and no public listing at any point in the process.
No. We are the principal buyer, so you are dealing directly with the people who make the decision. If you already have a broker you want involved, that's fine too — we work either way. If you are a broker rather than an owner, see our broker page instead.
Gabriel or Eric Goldberg personally reviews every submission and typically responds within one business day with next steps, which may include a call, a request for basic property information, or a preliminary indication of interest.
Class B/C industrial, flex, and shallow-bay buildings under 50,000 SF, generally priced between $1M and $10M, in the DC Metro, Baltimore City, Eastern Shore of Maryland, Columbus OH, Indianapolis IN, and Kansas City MO markets, with expansion underway into Wisconsin, Tennessee, and Kansas.
Guides for Owners Weighing a Sale
Plain-English answers to the questions owners ask us most — no pitch, just useful information.
The three ways buildings get valued, and what actually drives the number. Selling Without a Broker
How a direct, off-market sale works — and how to spot a wholesaler. The 1031 Exchange, Explained
How to defer capital-gains tax when you sell — and the deadlines that trip owners up. Getting Your Building Sale-Ready
The documents a buyer will ask for — and why having them ready protects your price.
No Listing. No Marketing. No Waiting.
Everything you tell us stays between you and the principal — talk to Gabriel or Eric directly, without gatekeepers or voicemail trees.