Winner Commercial is a Louisville commercial real estate brokerage built for the investor the big national shops don't call back: the person buying a four-plex, a small strip center, a 10,000-square-foot warehouse, or a lot to build on. If your deal is under a few million dollars, you're the client we want. I'm Rob Bergeron, Owner–Realtor at Winner Realty and Winner Commercial, licensed in Kentucky since 2013, with 2,000+ residential and commercial transactions and three elected terms on the board of the Kentuckiana Real Estate Investors Association.
What counts as commercial here
Anything with two or more units is commercial at Winner Commercial, which means your duplex gets the same income-based pricing, the same investor buyer list, and the same contract-to-close team as an apartment building. We also handle:
- Small multifamily and apartment buildings (2 to 50 units)
- Small retail and strip centers
- Industrial and warehouse under 50,000 square feet
- Office buildings and medical office
- Land and development sites
- Mixed-use buildings (a storefront with apartments above)
Everything we've written on the commercial side lives on the Louisville Commercial Real Estate hub, including our own quarterly market report.
Why small investors pick Winner Commercial
- 70,000+ investors on our buyer list. OffMarket.deals and The Morning Bergeron put every Winner Commercial listing in front of buyers before it hits the commercial listing sites. For a seller, that's a faster sale. For a buyer, that's first look at deals that never get listed.
- We explain the numbers. Cap rate, net operating income, debt coverage, 1031 deadlines: we walk through them in plain English, and we have the cap rate guide, the due diligence checklist, and the 1031 exchange guide written for first-time commercial buyers.
- Creative financing is normal here. Seller financing, assumable loans, and lease-to-own on commercial buildings. Most commercial shops won't write them. We do it every month. See seller financing and creative financing in Louisville.
- Our own market data. We publish the Louisville Commercial Real Estate Market Report quarterly from our own research, not a national template.
- Southern Indiana too. Licensed in Kentucky and Indiana, so River Ridge, Jeffersonville, New Albany, and Clarksville are in play. See Southern Indiana commercial real estate.
- A 15-minute response rule. Text or email and you'll hear back within 15 minutes during business hours.
How a first commercial purchase goes
- Tell us what you're trying to do. Cash flow, appreciation, a building for your own business, a 1031 replacement. The goal picks the property type.
- We set the buy box. Price range, property type, areas, and the financing you'll use (SBA for owner-occupied, DSCR or bank for investment, seller financing if it's there). See commercial real estate loans in Kentucky.
- You get alerts. Sign up for Property Alerts and off-market deals from OffMarket.deals.
- We underwrite it together. Rent roll, expenses, leases, cap rate, what the bank will actually lend. Our Investment Property Analyzer is free.
- Offer, due diligence, close. Inspections, Phase I environmental if it's needed, title, zoning, estoppels from tenants. Our contract-to-close team runs the checklist.
Frequently asked questions
What's the smallest deal you'll take?
A duplex. There's no minimum.
I've only bought houses. Is commercial that different?
The paperwork is longer and the financing is different, but the logic is simpler: the building is worth what it earns. We'll teach you as we go.
Do I need a commercial loan for a four-plex?
No. Two to four units qualifies for a regular home loan, and you can even live in one unit. Five or more units needs commercial financing.
Can you help me sell a small building I already own?
Yes. See selling a duplex or small apartment building in Louisville.
Do you work with out-of-state investors?
Yes. A lot of our commercial clients are buying Louisville from California, Texas, and overseas. We're their eyes here. See out-of-state investors in Louisville commercial real estate.
Talk to Winner Commercial
Text or email me with the property type, the budget, and the goal. Rob@thewinnerrealty.com, or text (502) 305-8915. Or start a commercial inquiry.