Where to advertise commercial space for lease without broker?
This might be an odd question but hopefully someone can assist!

The company I work for (a gasoline supplier) owns several stations with flex retail space built onto the convenience store. We have approx. 5 spaces for lease currently, all 1,500-2,000 sq. ft perfect for a food franchise, yogurt shop, cell phone store, etc.

As our Marketing person, I've been tasked with trying to find tenants for these spaces, but not sure where to start and without the help of a real estate broker (they're trying to avoid commissions). Any recommendations on avenues to explore to get these spaces in front of people who might actually be interested?
[{"id": "gvhk4ml", "text": "Loopnet?", "replies": [{"id": "gvhn96u", "text": "Do you have any experience advertising with them? Their options go from $79-2,500/mo. Are the higher tier ad rates really worth it?", "replies": [{"id": "gvhptfn", "text": "LoopNet is owned by CoStar as a broker I\u2019ve never leased a space advertising on LoopNet. It\u2019s usually where the stale listings get posted. Maybe other have had better luck.", "replies": [{"id": "gvi2b6f", "text": "That\u2019s strange, I\u2019ve had a lot of success with Loopnet. Do you use the silver option?", "replies": [{"id": "gvi4hyw", "text": "I've used the silver and the gold.\n\nI just canceled mine today after 5 years.  Not a single lead.  In the interim, I've leased up 60% of my largest building with signs (busy road) and craigslist at above market rates.", "replies": [{"id": "gvi6q2s", "text": "Location Location Location", "replies": [{"id": "gviaibm", "text": "I was told by several brokers 9 years ago *\"you'll never get more than $12.00 a sf for this property\"* (it's an older class B but well kept, always clean, I spent over $50.00 a sf upgrading the place {former owner literally hadn't done a thing to it since he built it in 1985...no paint, same carpets...it was a mess} whatever tenants want from me...I'm on it in a heart beat). Windows are done inside and out every 6 months, carpets same...6 months, sidewalks get pressure washed annually, swept 2 x's a month.....striped every 4 years.  None of these things are expensive, but the tenants see it.\n\nThe first space I leased on my own just a few months following that statement was for $38.00 a sf and I haven't done a single lease below $33.00 a sf since.\n\nOne tenant came from a former property I'd owned 10 years ago and said \"*we're moving to your new building, the guy you sold your place to doesn't do anything around here.  Do you have enough space for us?\"*\n\nI made space for them.\n\nMy leases all have a floor of 5% annual increase (last year I charged 0 tenants any increases for the entire year to show them I was in this as much as they were) and not a single tenant was late in all of 2020.\n\nI welcome brokers and willingly pay full commission.  A good broker is worth every penny but, they apparently don't perceive the value.\n\nWorks for me.  It's more money I can invest in my asset to improve things for my tenants.", "replies": [], "depth": 7}], "depth": 6}, {"id": "gw4v7s6", "text": "craigslist was nice until they started charging for ads...", "replies": [{"id": "gw5jvaw", "text": "I don't mind being charged for a service.  I just wish they'd make it easier to pay.  Their system is awkward at best.", "replies": [], "depth": 7}], "depth": 6}], "depth": 5}, {"id": "gvi65jq", "text": "Maybe it\u2019s effective in certain markets. Honestly I haven\u2019t used it in years never sold or leased a property from it  For the type of space OP is referring to probably better off with Craig\u2019s list ads and going old school making flyers and canvassing mom and pop tenants. I\u2019m assuming if the space has been empty for several years the signs in the window probably weren\u2019t very effective.", "replies": [], "depth": 5}], "depth": 4}, {"id": "gw4v5sj", "text": "I have double ended a number of deals using Loopnet...mainly QSR or multi tenant office deals. Bigger stuff tends to come from the brokerage community or sign calls.", "replies": [], "depth": 4}], "depth": 3}, {"id": "gviyveh", "text": "That\u2019s why you hire a broker so you don\u2019t pay for that. Seriously, you\u2019re saving money by using a broker", "replies": [], "depth": 3}, {"id": "gvlpd3b", "text": "Never advertised with them.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "gvhkhcd", "text": "As a broker I fucking hate cheap companies like yours hahah Heads up if any other broker brings a client and they sign, expect to pay the broker half their commission at signing and half at occupancy. Saving half the commission to not have top of the line broker representation yourself can be a risky game.\n\nThat being said Loopnet, Costar, Craiglist, Brevitas, Crexi, and if you can't get any traction for the love of god hire a broker.", "replies": [{"id": "gvhmc9x", "text": "Trust me, I wish having a broker handle it all was an option :(", "replies": [{"id": "gvja9fk", "text": "Then are you at the right place", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "gvhlm5x", "text": "Do you really want a yogurt shop in your building that's going to take away sales from your convenience store?", "replies": [{"id": "gvhmup5", "text": "It wouldn't really be a competing business since the c-stores don't sell any fresh ice cream or froyo and I think the thought process is more traffic could benefit both sides. Totally see your point though! They've been empty for a few years now so not quite as picky at this point.", "replies": [{"id": "gvj46fq", "text": "The fact the space has been empty for years is your main argument to hire a broker. Tenant reps are going to want to work with agency reps or developers with their clients. Not some owner trying to save money.  LoopNet, Crexi are your best options.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "gvhm06a", "text": "Crexi", "replies": [{"id": "gvhsgt1", "text": "Crexi requires you to enter a license number to list properties. Unless they've changed since I used to work for them.", "replies": [], "depth": 2}], "depth": 1}, {"id": "gvhp10c", "text": "The good tenants will be exclusively represented by brokers. Convince yourself boss to stop being penny wise dollar foolish. Look at all the rent he lost siting vacant for years probably trying to avoid paying a commission.", "replies": [{"id": "gvidqyy", "text": "This", "replies": [], "depth": 2}], "depth": 1}, {"id": "gvhs4rn", "text": "Are you licensed? If you are not a licensed broker you cannot be the point of contact or market the property. You need to make sure that the property owner is the one that is the point of contact.This is going to be a fiasco. Property owners that won't pay commission and aren't experienced in lease negotiations will die on that hill. Good luck.", "replies": [{"id": "gvhug7k", "text": "This varies by state. For example, in Texas its legal as long as the OP is a bona fide employee of the owner.  It's still a bad idea.", "replies": [{"id": "gvhx8fv", "text": "I've only done deals in NC, CA, and CO. I guess that figures, classic Texas.", "replies": [], "depth": 3}], "depth": 2}, {"id": "gw4vjm7", "text": "I am in CA and this statement isn't accurate. A principal can be a point of contact without being licensed. An employee of the principal can also be a point of contact without having a license. The only thing is...you cannot earn and be paid a real estate commission without being licensed.", "replies": [{"id": "gw8218a", "text": "Thanks for highlighting the distinction. A+", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "gvhvhzd", "text": "Your time would be better spent convincing them of the merits of using a broker.  The broker\u2019s fee will be far smaller than the money they\u2019re going to leave on the table messing around doing this themselves.  Do they know how commercial leases work, what market rents are, etc?", "replies": [], "depth": 1}, {"id": "gvhz82j", "text": "Honestly if you price the property right it will account for the commissions. I get they want to save money but cheap efforts tend to draw cheap tenants and it\u2019s also reflective that the landlord isn\u2019t willing to commit to the space from an investment standpoint. as a tenant rep broker I would convey this to my clients and we\u2019d likely move along. That being said, loopnet is your best bet here. Would also invest in some decent signage that doesn\u2019t look desperate. Also have your legal dept work with a re lawyer to draft a boilerplate lease so you guys have something to start with. Nothing worse than when we\u2019re ready to pull the trigger and the landlord drags it\u2019s feet. Also, make sure you\u2019ve inspected the properties and know what kinda condition they\u2019re in. Been on some horror show showings back in the day in the outer boroughs of nyc to the extent we were positive there where squatters haha.", "replies": [], "depth": 1}, {"id": "gvhzaqu", "text": "Loopnet. I believe you could put an ad but it is higher than brokers.", "replies": [], "depth": 1}, {"id": "gvi3vza", "text": "If you have prime locations (lots of traffic...ergo...justifying higher rents), find a good broker.\n\nIf they're secondary or tertiary locations...craigslist is fine.\n\nA good broker is worth the money.  You'll learn things from them you wouldn't on your own. (And you'll get better tenants that have been vetted).", "replies": [], "depth": 1}, {"id": "gvi5yvr", "text": "Facebook Marketplace could work depending on location and your situation. You could also use crexi and loopnet.", "replies": [], "depth": 1}, {"id": "gvichjo", "text": "Stick a sign in front.", "replies": [], "depth": 1}, {"id": "gvie31j", "text": "You may able to work something out with a broker for them to post your spaces on the MLS", "replies": [], "depth": 1}, {"id": "gvimtvv", "text": "LoopNet. Dm me for details", "replies": [], "depth": 1}, {"id": "gvioafq", "text": "The money he saves not using a broker will cost him tenfold in lost revenues by doing it without professional assistance. \n\nWhat is his specific reason for not wanting to pay commission? If you know that reason, you can come to him with a reasonable solution with financial projections to back it up. There\u2019s always a way to be creative. I\u2019m assuming he\u2019s also not willing to pay an attorney to review the leases either?", "replies": [], "depth": 1}, {"id": "gviootw", "text": "Craigslist", "replies": [], "depth": 1}, {"id": "gviwn28", "text": "Brokers are like waiters.", "replies": [], "depth": 1}, {"id": "gvjdfs2", "text": "What's your experience as a Marketing person?", "replies": [], "depth": 1}, {"id": "gvk7tgu", "text": "Where are the spaces? \n\nI could get these rented out fast! \n\nAnd I could use your help possibly", "replies": [], "depth": 1}, {"id": "gvk7vx4", "text": "Most retail places around me charge you (the tenant) the broker fee for the listing :(", "replies": [], "depth": 1}, {"id": "gvkvipt", "text": "Just going to echo what others are saying.... Hire a broker.  You will spend more money on vacant space, advertising, legal, etc. than you will if you bite the bullet and get it done.  \n\nIf not you need to start advertising online (Loopnet, Craigslist, marketplace, etc.) and perhaps even start cold calling for potential tenants.   A good sign is key.  A a draft LOI and lease is a must.\n\nStart researching lease types NNN, Modified Gross, Full Service, and all of the associated expenses.  Start thinking about how you are offering the space (as is) or if you will commit to a certain level of finish, and if the latter will you be passing that through in additional rent.  Start thinking about how/if you are willing to compensate a tenant broker (I would suggest you do).\n\nTrying to lease 5 spaces (and not knowing the real estate business) will consume most of you work week.  Spend more time convincing your boss you need to hire a broker.", "replies": [], "depth": 1}, {"id": "gvli8q3", "text": "Loopnet.", "replies": [], "depth": 1}, {"id": "gvrl8wx", "text": "Sharing my own experiences, and while I agree with a lot of comments about hiring a broker, I have taken both approaches with commercial and residential problems, meaning hiring brokers and seeking tenants by myself.  While there is so much less stress with a broker, there is a sizable contingent of potential tenants who also do not use or seek out brokers. To their detriment, they are not accurately aware of comps and the benefits of representation and often times end up agreeing to higher rents.  Obviously they may not be the top caliber clients who will most likely be represented, but it can work out beautifully like it has for me.", "replies": [], "depth": 1}, {"id": "gw4v018", "text": "Your boss is saving pennies to lose dollars. You aren't going to find QSR and other convenient store operators without the brokerage community...and if you do, you will not be getting fair market value for the space. Where are you getting your lease comp data?", "replies": [], "depth": 1}, {"id": "gwf2r8g", "text": "Brokers play a big role for sure. Would also say it's important to take advantage of digital marketing - it's the direction everything is headed and it's only been expedited by COVID.\n\ni.e. good website, content, up to date availabilities listed", "replies": [], "depth": 1}]