Turn Real Estate into a Competitive Advantage with Whitebox Consulting
A senior-led, conflict-free advisory overlay for occupiers. Keep your existing broker—our role is strategy, rigor, and a second set of eyes that protects your P&L. We exclusively represent tenants and users.
Who We Help
We advise executive teams where space, capital, and operational velocity intersect. Typical partners include CFOs, COOs, General Counsel, and Heads of Real Estate across:
- Tech & AI
- Law Firms
- Financial Services
- Insurance
- Accounting
- 3PLs
- E-commerce
- Bulk Distribution
What We Do (Services & Outcomes)
Already have a broker? Great. We complement them with strategy, analytics, and executive-level framing, creating a unified team that protects your interests — conflict free.
Portfolio Strategy & Optimization
Right-size, right-term, right-markets. We model scenarios to lower total occupancy cost, improve utilization, and build flexibility into your plan—without disrupting your operations.
Lease & Renewal Strategy
Walk into negotiations with a board-ready brief: market comps, incentive benchmarks, and fallback options.
Outcome: Better economics, cleaner clauses, and fewer surprises.
Buy vs Lease Analysis
We translate capital, tax, and balance-sheet impacts into plain English.
Outcome: a clear go/no-go with the cost, risk, and flexibility trade-offs side-by-side.
Network Design for Industrial & E-Com
Coverage and transportation cost modeling to determine the optimal node count and locations.
Outcome: faster delivery, lower landed cost, and scalable capacity.
Incentives & Economic Development
Target and structure landlord and public incentives using real comps and a living database.
Outcome: capture dollars you’re leaving on the table—without slowing the deal.
Benchmarking & Performance Management
Measure what matters: effective rent (net of TI & incentives), utilization, option coverage, churn risk.
Outcome: portfolio decisions backed by facts, not gut feel.
Schedule a 20-minute Strategy call
Let us help you to determine if a consulting plan would be best for your business.
Engagement Model
Diagnostic Sprint — 2-4 weeks, fixed fee
A fast, senior-led assessment of your portfolio and upcoming decisions. You get a clear problem definition, a prioritized opportunity list, and initial economics.
Strategy Build — 6-10 weeks, retainer
Deep-dive modeling, market testing, incentive targeting, and scenario design. We align stakeholders and lock a board-ready recommendation.
Quarterly Execution Support — retainer, plus success components
Ongoing deal room, negotiation briefs, KPI tracking, and governance. We keep the plan on track—and adapt as your business evolves.
How We Do It
Tools & Data Sources
- Exclusive Market Intelligence
- Proprietary Financial Models
- Incentive & Lease-Comp Databases
- Standardized Negotiation Checklists
- Occupancy & Utilization Dashboards
KPIs We Track
- Total Occupancy Cost (per head / per unit / per order)
- Effective Rent (net of TI & incentives)
- Pallet Positions & Racking Relative to Clear Height
- Utilization (SF/Head; throughput/SF)
- Option Coverage
- Flexibility Score (sublease/termination/expansion)
- Service Radius
- Transportation Cost as % of COGS (industrial)
Schedule a 20-minute Strategy call
Let us help you to determine if a consulting plan would be best for your business.
Guaranteed Deliverables
1. Executive Brief: objectives, risks, and the recommended path—two pages, layman’s terms.
2. Scenario Matrix: costs, flexibility, and risk by option; sensitivities clearly flagged.
3. Portfolio Heat Map: expirations, rights, and risk scoring by site.
4. Negotiation Playbook: clause targets, fallback positions, incentive asks, and timelines.
5. KPI Dashboard: live view of occupancy cost, utilization, and option coverage.
6. Post-Deal Closeout: variance to plan, realized incentives, and lessons learned.
Proof of Results
A national company needed to reset a fragmented footprint while several leases were rolling at once. And it needed to be done without service disruption.
WHAT WE DID:
- Built a 3-scenario network model to test consolidation vs. hub-and-spoke.
- Benchmarked landlord and public incentives across priority markets.
- Produced a negotiation brief for each renewal/relocation with walk-away terms and clause targets.
- Sequenced execution nationally so capacity never went dark.
100+ Leases Completed
260K+ SF
$16M+ Value
>15% Rent Reduction
+10% Space Utilization
~1.2-Year Shorter Average Term
Termination Options in 42% of Transactions
182 Leases Normalize Into Client’s Admin System
FAQ
Can We Keep Our Broker?
Yes—that’s the point. We collaborate seamlessly as your strategic overlay and second set of eyes.
Are You Conflict-Free?
We specialize in representing tenants and users, and have a fiduciary strictly to our clients.
Do You Take Commissions?
Engagements are fee-based for independence.
Do You Work Nationally?
Yes. Globally, actually. We are like a Visa card, everywhere you want (and need) to be.
Legal Review vs Business Terms - Where Do You Fit?
We drive strategy, economics, and clause targets; your counsel owns legal language. We align so the business terms and the paper match.
What If We Only Have One Location?
We work with single-site and multi-site portfolios. If the decision is material to your P&L, we can help.
