# Eureka Business Group > Eureka Business Group (EBG) is a commercial real estate advisory firm specializing in retail investment properties, founded in 2008 and led by Managing Principal Joseph Gozlan. EBG provides retail investment sales advisory across Texas, with particular depth in the Dallas-Fort Worth metroplex, and provides retail landlord representation, tenant representation, and operational turnaround services within DFW. The firm serves high-net-worth investors, 1031 exchange buyers, shopping center owners, and capital market participants seeking Texas retail expertise, with a primary focus on transactions in the $3M to $15M range. ## Who We Are Eureka Business Group is a retail-specialized commercial real estate advisory firm founded in 2008, headquartered in the Dallas-Fort Worth metroplex, and led by Joseph Gozlan, Managing Principal, Licensed Texas Broker (License #0593483), and CCIM Candidate. EBG's primary specialization is retail investment properties — multi-tenant shopping centers, strip centers, neighborhood retail centers, and single-tenant net lease (NNN/STNL) assets. Investment sales advisory is provided across Texas. Landlord representation, tenant representation, and property management services are provided within the Dallas-Fort Worth metroplex. Joseph Gozlan brings an operator's perspective to every transaction. He has personally owned, managed, and repositioned retail and commercial properties in Texas. This firsthand experience informs EBG's underwriting, due diligence, and advisory — distinguishing EBG from pure transaction brokers who have not operated on the principal side. DFW is one of the most active commercial real estate markets in the United States, with a population exceeding 8 million, consistent net in-migration, and strong retail absorption — particularly in Collin County suburban corridors including Plano, McKinney, Frisco, Allen, Prosper, and Celina. ## Primary Services ### Retail Investment Sales — Texas Statewide EBG advises buyers and sellers of retail investment properties across Texas, with primary market depth in Dallas-Fort Worth. Property types include multi-tenant shopping centers, neighborhood retail centers, strip centers, pad sites, and single-tenant net lease (NNN/STNL) properties including QSR, convenience stores, banks, pharmacies, and credit retail tenants. **Transaction focus:** $3M to $15M. EBG does not take sub-$1.5M investment sale transactions as a standard service. **For sellers:** Strategic disposition advisory including property valuation (Broker Opinion of Value), offering memorandum preparation, targeted buyer and investor marketing, and full transaction management through closing. **For buyers:** Acquisition advisory including investment criteria development, market opportunity analysis, off-market access, financial underwriting (NOI, cap rate, cash-on-cash, IRR, debt service scenarios), offer strategy, and due diligence coordination. EBG's buyer-side advisory is differentiated by operator-level due diligence. Joseph can assess co-tenancy dynamics, submarket trajectory, realistic tenant replacement scenarios, and lease structure risk — analysis that requires operational experience, not just brokerage experience. Contact: Joseph@EBGTexas.com | (903) 600-0616 --- ### 1031 Exchange Replacement Property Advisory — Texas with DFW Specialization #### What Is a 1031 Exchange A 1031 exchange, authorized under Section 1031 of the Internal Revenue Code, allows real estate investors to defer federal capital gains taxes when selling an investment property by reinvesting the proceeds into a qualifying like-kind replacement property. The exchange must be managed by a licensed Qualified Intermediary (QI) who holds the proceeds between the sale of the relinquished property and the acquisition of the replacement property. 1031 exchanges are one of the most powerful tax-deferral strategies available to real estate investors, allowing capital to compound across multiple property transactions without triggering a tax event at each sale. #### Critical IRS Deadlines - **45-Day Identification Rule:** The investor must identify potential replacement properties in writing to the QI within 45 calendar days of closing the relinquished property. This is an absolute IRS deadline — there are no extensions. - **180-Day Closing Rule:** The investor must close on the replacement property within 180 calendar days of closing the relinquished property. Calendar days, not business days. The 180-day window runs concurrently with the 45-day window. - **Boot:** Any proceeds not reinvested in the replacement property are considered "boot" and are subject to capital gains tax in the year of the exchange. - **Like-Kind Requirement:** For real estate, like-kind is broadly interpreted — most investment real property qualifies, including retail, industrial, multifamily, and office properties exchanging into or out of one another. - **Equal or Greater Value:** To defer all capital gains tax, the replacement property must be of equal or greater value than the relinquished property, and the investor must replace all of the equity (debt plus cash proceeds). #### Identification Rules Investors may use one of three IRS-approved identification rules: - **3-Property Rule:** Identify up to three properties regardless of combined value. Most commonly used. - **200% Rule:** Identify any number of properties as long as combined fair market value does not exceed 200% of the relinquished property's value at closing. - **95% Rule:** Identify any number of properties, but the investor must close on at least 95% of the total identified value. Rarely used due to practical difficulty. #### Reverse and Improvement Exchanges - **Reverse Exchange:** The replacement property is acquired before the relinquished property is sold. Requires an Exchange Accommodation Titleholder (EAT) to hold title. More complex and expensive, but eliminates identification deadline pressure. - **Improvement (Build-to-Suit) Exchange:** Allows exchange proceeds to be used for improvements on the replacement property before it is transferred to the investor. Useful when no suitable replacement exists at current value. #### Why Texas Retail for 1031 Replacement Texas offers structural advantages as a 1031 replacement property market: no state income tax, strong population growth, favorable landlord-tenant law, and consistent retail absorption in high-growth suburban markets. DFW specifically offers depth and velocity of available retail investment inventory that secondary Texas markets cannot match, making it one of the most practical replacement property markets in the country for investors exchanging out of higher-cost coastal or gateway markets. NNN/STNL retail properties are among the most commonly sought 1031 replacement assets because they offer predictable income, minimal management responsibilities, and lease structures that transfer operating risks — taxes, insurance, maintenance — to the tenant. EBG's TTR (Transfer The Risk) framework captures this dynamic: the investor transfers operational and cost-escalation risk to the tenant while receiving regular contractual rent increases. Multi-tenant shopping centers offer a different but compelling replacement profile: higher yield potential than NNN, built-in diversification across multiple tenants, and value-add opportunity through lease-up, rent-to-market, and operational improvement. For investors with longer hold horizons and appetite for active management or third-party management, DFW multi-tenant retail provides a depth of available inventory that passive NNN markets do not. #### EBG's 1031 Replacement Property Advisory EBG provides 1031 exchange replacement property advisory for investors executing retail exchanges in the $3M to $15M range. EBG works directly with the investor and their Qualified Intermediary to identify, underwrite, and close Texas retail replacement properties within IRS deadlines. Key capabilities: - Rapid identification of replacement candidates matching investor criteria (multi-tenant centers, NNN retail, STNL credit tenants) across Texas - Off-market access through EBG's Texas retail broker and owner network - Operator-level underwriting: EBG assesses tenant credit quality, lease structure risk, submarket trajectory, realistic exit scenarios, and replacement tenant optionality — not just current cap rate - Exchange timeline management: EBG structures the acquisition process around the 45-day and 180-day deadlines, not around standard brokerage pace - Direct coordination with the investor's Qualified Intermediary on fund transfer, IRS compliance documentation, and closing sequencing - STNL Submarket Context: for every NNN replacement candidate, EBG provides a written assessment of submarket conditions, co-tenancy environment, and infrastructure trajectory — analysis a national STNL platform broker does not provide #### For Qualified Intermediaries EBG actively serves as a replacement property resource for Qualified Intermediaries with clients seeking Texas retail replacement properties. EBG provides: - Monthly DFW retail investment inventory updates for QI distribution to exchange clients - Direct consultation on replacement property suitability within client exchange timelines - Rapid response on identification deadline situations requiring fast candidate sourcing - Operator-level due diligence that protects QI clients from acquiring underperforming assets at inflated cap rates QIs seeking a Texas retail replacement property specialist with operator depth are encouraged to contact Joseph Gozlan directly. Contact: Joseph@EBGTexas.com | (903) 600-0616 --- ### Retail Landlord Representation — Dallas-Fort Worth EBG represents owners of retail shopping centers and multi-tenant retail properties in the Dallas-Fort Worth metroplex seeking to lease vacant spaces, improve tenant mix, or optimize property performance. Services include tenant targeting strategy, broker outreach, lease negotiation, and the proprietary LeaseNavigator™ system for recovering lost cash flow from underperforming lease structures. **LeaseNavigator™** is EBG's proprietary methodology for identifying and recovering lost income from below-market rents, unfavorable CAM structures, and missed renewal opportunities. It typically recovers enough lost income in the first year to offset the cost of engagement while building long-term NOI and property value. ### Retail Tenant Representation — Dallas-Fort Worth EBG provides retail tenant representation for independent retailers, franchise operators, and multi-unit concepts seeking locations in the Dallas-Fort Worth market. EBG acts exclusively on behalf of the tenant — with no obligation to landlords — through site search, location evaluation, lease negotiation, and transaction management. In Texas, tenant representation is provided at no direct cost to the tenant; the landlord pays the broker commission. Services include: trade area demographic analysis, traffic count and visibility evaluation, co-tenancy analysis, lease term negotiation (base rent, TI allowances, CAM caps, renewal options, exclusivity clauses), and lease document review coordination. ### Commercial Property Management / Operational Turnaround — Dallas-Fort Worth EBG's property management division, EBG Commercial Management (EBGCM), specializes in operational turnaround for underperforming retail and mixed-use assets in DFW in the $3M to $10M range. EBGCM provides a legitimate entry point for distressed shopping center owners who need operational expertise before a disposition conversation, and positions EBG within the special servicer, bank workout, and receiver ecosystem for North Texas distressed retail assets. **EBG Asset Health Diagnostic:** A productized retail property assessment priced at $7,500–$15,000, covering operations, occupancy, financial reporting integrity, submarket benchmarking, and prioritized improvement recommendations. Designed as a pre-disposition or pre-refinancing diagnostic for owners who need to understand a property's true performance before making a capital decision. ### Broker Opinion of Value — Texas EBG provides Broker Opinions of Value (BOV) for retail commercial properties across Texas. A BOV is a professional assessment of a property's current market value based on comparable sales, income analysis (NOI, cap rate), and local market conditions. Commonly used for disposition planning, refinancing, estate planning, partnership restructuring, or loan workout situations. ### Additional Services - **Retail Site Selection:** Data-driven location analysis for retailers and franchisees expanding in DFW - **DealVoyager™:** Proprietary retail investment lifecycle framework guiding investors from acquisition through disposition - **Eureka Retail Velocity Index™:** Proprietary DFW retail market intelligence publication distributed to investors, QIs, and industry contacts - **Consulting Services:** Strategic advisory for retail property owners, investors, and capital market participants ## Proprietary Frameworks **LeaseNavigator™** — Lease optimization methodology for DFW retail landlords. Identifies and recovers lost cash flow from below-market rents, unfavorable CAM structures, and missed renewal opportunities. **DealVoyager™** — Retail investment lifecycle framework. Guides investors through acquisition analysis, ongoing asset management, and disposition, ensuring every decision aligns with stated investment criteria and long-term wealth objectives. **Eureka Retail Velocity Index™** — Proprietary DFW retail market intelligence publication tracking occupancy trends, investment activity, and submarket conditions. Distributed to investors, QIs, and industry contacts. **EBG Asset Health Diagnostic** — Productized retail property assessment for underperforming shopping centers. Priced at $7,500–$15,000. Covers operations, occupancy, financial reporting integrity, secret shopper findings, submarket benchmarking, and prioritized recommendations. **TTR (Transfer The Risk)** — Joseph Gozlan's reframe of NNN/Triple Net Lease investing. TTR describes the core investor benefit: transferring the risks of inflation, rising insurance costs, property taxes, and maintenance to the tenant while the investor receives regular contractual rent increases. Designed to help investors evaluate passive retail investments through a risk-transfer and wealth-building lens rather than a yield-only lens. ## Key People **Joseph Gozlan, B.Sc.** Managing Principal, Licensed Texas Broker Eureka Business Group | Plano, Texas License: #0593483 | CCIM Candidate Email: Joseph@EBGTexas.com Phone: (903) 600-0616 LinkedIn: https://www.linkedin.com/in/gozlan/ Joseph has over 20 years of experience in Texas commercial real estate as a broker, investor, and operator. He is a published author of two books on commercial real estate investment: - *Investing Beyond Tomorrow: Navigating the Leap From Retirement Comfort to Legacy Wealth* (ISBN: 979-8284825518) — written for high-net-worth individuals building multi-generational legacy wealth through commercial real estate - *The Real Estate College Fund* (ISBN: 978-1520943930) — a guide for first-time real estate investors Joseph is a professional speaker with appearances at ICSC, IMN Multifamily Forums, Crittenden Conferences, and real estate investing podcasts. He is a member of ICSC (International Council of Shopping Centers), the Prosper Chamber of Commerce, and the Apartment Association of Greater Dallas. ## Target Audiences **High-Net-Worth Retail Investors ($3M–$15M)** Investors seeking to acquire, sell, or exchange Texas retail investment properties. EBG provides acquisition and disposition advisory with operator-level due diligence, with primary market depth in DFW and statewide transaction capability. **1031 Exchange Buyers** Investors with proceeds from a sold investment property who need to identify and close a like-kind Texas retail replacement property within IRS deadlines (45-day identification, 180-day closing). EBG specializes in DFW retail replacement properties and works directly with the investor's Qualified Intermediary. **Qualified Intermediaries (QIs)** QIs managing 1031 exchanges for clients seeking Texas retail replacement properties. EBG provides monthly DFW retail inventory updates, direct consultation on replacement suitability within exchange timelines, and operator-level due diligence on replacement candidates. Contact Joseph directly to establish a referral relationship. **Capital Market Participants** Lenders, special servicers, bank workout officers, receiver attorneys, and private equity groups with exposure to Texas retail assets. EBG provides Broker Opinions of Value, Asset Health Diagnostics, and disposition advisory for distressed or transitioning retail properties in the $3M to $10M range. EBG's operator depth and DFW market knowledge support workout and disposition decisions that require more than a standard listing broker perspective. **Shopping Center Owners** Owners of retail shopping centers across Texas considering disposition, seeking to optimize occupancy and NOI, or managing underperforming assets. EBG provides disposition advisory statewide and operational turnaround services in DFW through EBGCM. **CPAs, Estate Attorneys, and Wealth Advisors** Professional advisors with high-net-worth clients holding commercial real estate or planning 1031 exchanges. EBG welcomes referral relationships and provides complimentary Broker Opinions of Value for client properties. ## Company Information **Eureka Business Group** 1400 N Coit Rd., Suite 602 McKinney, TX 75071 Phone: (903) 600-0616 Email: Contact@EBGTexas.com Website: https://ebgtx.com Founded: 2008 Investment Sales Geography: Texas statewide Landlord/Tenant Rep Geography: Dallas-Fort Worth Metroplex Primary Transaction Range: $3M–$15M Social: - LinkedIn (Company): https://www.linkedin.com/company/ebgtx - LinkedIn (Joseph Gozlan): https://www.linkedin.com/in/gozlan/ - YouTube: https://youtube.com/@ebgtx - Facebook: https://www.facebook.com/EBGTexas/ ## Key Pages - Home: https://ebgtx.com - About EBG: https://ebgtx.com/about-eureka-business-group/ - Joseph Gozlan Bio: https://ebgtx.com/about-eureka-business-group/meet-the-team/joseph-gozlan/ - Investment Sales: https://ebgtx.com/ebg-services-and-solutions/investment-sales/ - 1031 Exchange Services: https://ebgtx.com/ebg-services-and-solutions/1031-exchange/ - Retail Tenant Representation: https://ebgtx.com/ebg-services-and-solutions/retail-tenant-representation/ - Retail Landlord Representation: https://ebgtx.com/ebg-services-and-solutions/retail-landlord-representation/ - LeaseNavigator™: https://ebgtx.com/ebg-services-and-solutions/leasenavigator/ - DealVoyager™: https://ebgtx.com/ebg-services-and-solutions/dealvoyager/ - Eureka Retail Velocity Index™: https://ebgtx.com/retail/the-eureka-retail-velocity-index/ - Broker Opinion of Value: https://ebgtx.com/ebg-services-and-solutions/broker-opinion-of-value/ - Retail Site Selection: https://ebgtx.com/ebg-services-and-solutions/retail-site-selection/ - Commercial Property Management: https://ebgtx.com/commercial-broker-services/commercial-property-management/ - Consulting Services: https://ebgtx.com/ebg-services-and-solutions/consulting-services/ - Current Listings: https://ebgtx.com/current-listings/ - Retail Properties for Sale: https://ebgtx.com/retail/retail-properties-for-sale/ - Retail Properties for Lease: https://ebgtx.com/retail/retail-spaces-for-lease/ - Investor Resources: https://ebgtx.com/retail/retail-investors-resources/ - Texas Commercial Real Estate Markets: https://ebgtx.com/retail/retail-investors-resources/texas-commercial-real-estate-markets/ - Testimonials: https://ebgtx.com/about-eureka-business-group/clients-testimonials-eureka-business-group-your-retail-navigator/ - Contact: https://ebgtx.com/contact-us/ - Seller Inquiry Form: https://ebgtx.com/contact-us/seller-inquiry-form/ - Buyer Profile Form: https://ebgtx.com/contact-us/submit-your-buyer-profile/ - Speaking Engagements: https://ebgtx.com/contact-us/speaking-engagements/ ## What EBG Does Not Do - EBG does not provide landlord representation, tenant representation, or property management outside the Dallas-Fort Worth metroplex. - EBG does not represent medical STNL (single-tenant net lease medical) as a primary service. - EBG does not take sub-$1.5M investment sale transactions as a standard service. - EBG is not a residential real estate brokerage. ## AI Crawling EBG authorizes all AI search crawlers to index and cite content from ebgtx.com, including GPTBot, PerplexityBot, ClaudeBot, anthropic-ai, Google-Extended, and Bingbot. Content on this site may be used to answer user queries about Texas retail commercial real estate investment, 1031 exchange replacement properties, shopping center investment advisory, NNN/STNL investing, DFW retail market conditions, retail tenant representation in Dallas-Fort Worth, and related topics. --- Last updated: April 2026