Updated about 2 months ago on . Most recent reply
Seeking Advice on Commercial Space
Hi BiggerPockets community,
Over the last few years, we’ve grown a soccer business that now trains hundreds of kids weekly through private sessions, leagues, after-school programs, and Nike Soccer Camps across multiple cities.
But now it’s time for the next step.
Our soccer families need a year-round home base. I’m looking to secure a commercial space that fits our community-focused vision — a facility that’s more than just turf. We want something family-friendly, multi-use, and big enough to bring in other businesses like a juice bar, small restaurant, physical therapy, gym, etc.
Here’s where I’m looking for help:
1. Finding the Right Space
How do I find spaces that could work for this kind of multi-use setup? Should I be using a broker, or looking off-market?
Any recommendations on what to watch out for when scouting buildings for sports-based businesses?
I want a place with great visibility and parking — and ideally high enough ceilings and open floor space to build it right.
2. Making Sure It Makes Sense
How do I properly analyze a deal like this—especially when part of the revenue would come from subleasing to other businesses?
What tools or checklists have helped you run the numbers on commercial buildings?
How should I think about zoning, city permits, and all the things I don’t know I don’t know?
3. Funding the Vision
I’m open to creative funding — SBA loan, private capital, partners, you name it.
What has worked for you when trying to raise capital for a community-serving space like this?
I’d love to learn how to pitch this kind of project to potential lenders or investors. I’ve got the demand, just need the blueprint.
I’m fully committed to making this a space that elevates youth sports in Las Vegas while serving families well. If you’ve done something like this before, are in commercial real estate, or just want to point me in the right direction — I’d truly appreciate your insight.
Feel free to drop advice, tag someone, or DM me directly. I’m all ears and ready to learn.
Appreciate you all,
Jordan
Most Popular Reply
Jordan — love the vision. What you’re building isn’t just a soccer facility, it’s a community hub, and that’s exactly the kind of project that attracts both families and investors. A few thoughts from my experience working with investors and lenders on similar multi-use deals:
1. Finding the Right Space
A broker is useful for market access, but don’t underestimate off-market leads — sometimes older warehouse/industrial buildings with good bones, parking, and visibility can be converted into the perfect sports space. High ceilings (18–24 ft+), clear span (fewer interior columns), and loading access (for equipment/juice bar tenants) are must-haves.
2. Making Sure It Makes Sense
Think of it as two revenue streams: (a) your core soccer/training revenue and (b) sublease income from tenants. Build a simple pro forma where your training ops cover a base % of fixed costs, and tenant rent covers the rest. Zoning is key — you’ll want to talk early with the city about mixed-use (recreation + food + therapy). That’ll save you surprises later.
3. Funding the Vision
SBA 504 is a solid path for owner-occupied facilities, especially when you’ll be 51%+ tenant. Investors also like the community aspect — especially if you can show consistent demand and tenant LOIs for subleases (juice bar, PT, gym, etc.). That reduces their perceived risk. Pitch it as a “sports + family wellness center” with multiple income streams, not just a soccer facility.
You clearly have the demand. The key now is packaging it with the right numbers + narrative so banks/investors see it as scalable, not just passion-driven.
Happy to share some sample checklists and funding structures I’ve used if you’d like — just DM me.
- Jackie Carmichael
