Wild Bill’s Tobacco, a national retailer specializing in tobacco products and accessories, was seeking a second Springfield location. Passov Group identified an off-market opportunity with a motivated landlord on a highly visible stretch of East Main Street. The site featured a drive-thru window, a rare and valuable asset that had not been used in several years, making it a perfect fit for the tenant’s operational model.
-The property required significant renovation to achievewhite box condition.
-The landlord was fielding interest from another prospect interested in purchasing, while the landlord preferred to lease the site.
-Wild Bill’s had specific build-out requirements that needed multiple rounds of review with the landlord’s contractor.
-A competing prospect later re-entered discussions proposing a ground lease with a purchase option, raising concerns about long-term commitment.
-Facilitated transparent communication between landlord, tenant, and contractors to ensure a clear understanding of white box specifications.
-Adjusted the rent structure to offset white box delivery costs while maintaining affordability for the tenant.
-Arranged for the landlord to tour another Wild Bill’s location, allowing them to better understand the tenant’s investment in their own build-out.
-Demonstrated that the tenant’s capital investment in improvements would exceed the landlord’s contribution, strengthening confidence in tenant commitment.
Passov Group successfully negotiated a lease that satisfied both parties—delivering Wild Bill’s Tobacco a prime, drive-thru-equipped site in a target market, and giving the landlord a secure, long-term tenant without compromising financial comfort.
Passov Group is a full-service commercial real estate brokerage company based in Ohio.