In this episode of Property Investing Explained, Steve sits down with Terry James, a Brisbane business owner and first-time commercial investor, to unpack the strategy behind securing a $4.65 million industrial asset with significant built-in upside. What began as a frustrating experience with another buyer’s agent ultimately led to a carefully selected property in one of Perth’s most tightly held industrial precincts. Terry has spent two decades building a successful commercial plumbing business in Brisbane after a pivotal redundancy in his late twenties pushed him into entrepreneurship. Over the years, he accumulated shares and residential property, gradually refining his investment philosophy. As he began thinking more seriously about long-term income and eventual retirement on the Gold Coast, commercial property emerged as a logical replacement for business cash flow. The transition, however, required clarity, patience and a willingness to ignore noise. The property Terry ultimately secured is a dual-tenanted industrial asset in Maddington, Perth, positioned on approximately 1,000 square metres of land with two tilt-panel warehouses and established operators in place. What stood out was not the headline yield, but the mispriced lease. With one tenant significantly under market rent, the deal offered immediate equity creation through a structured rental uplift. For investors concerned that “all the good deals are gone”, this conversation demonstrates how disciplined underwriting and market knowledge still uncover opportunity. This episode covers: Why under-rented industrial assets can create immediate equity without relying on speculationThe importance of lease rate benchmarking within tightly held precinctsHow a 30% rental uplift was negotiated through a market reviewWhy tenant quality and location often matter more than chasing a higher yieldThe lending realities of lower-yield assets and how LVR shifts at sub-6% yieldsThe strategic case for buying one larger commercial asset instead of multiple smaller onesHow commercial property can replace business income in a structured retirement planWhy patience and disciplined deal filtering lead to better long-term outcomesFollowing the settlement, Terry successfully negotiated a new five-year lease with a 30% rental increase for one tenant, lifting annual income from approximately $271,000 to over $314,000. With CPI growth and future reviews, projections indicate the property could generate close to $460,000 per annum within a decade, with debt substantially reduced or cleared. For Terry, this is not about endless scaling. It is about replacing active income with reliable, compounding passive cash flow. This episode is particularly relevant for business owners, high-income professionals and experienced investors considering their first substantial commercial acquisition. It offers a grounded look at risk management, capital allocation and the discipline required to secure quality assets in competitive markets. Listeners will walk away with a clearer understanding of how to identify mispriced leases, structure long-term income, and build commercial exposure with intention rather than haste. Get FREE access to the Commercial Property Institute course - CLICK HERE Get FREE access to the Residential Property Institute course - CLICK HERE Get your FREE copy of Commercial Property Investing Explained Simply - Use discount code PODCAST CLICK HERE Get your FREE Commercial Property Paydown Calculator CLIC
