# Eureka Business Group > Eureka Business Group (EBG) is a Dallas-Fort Worth commercial real estate advisory firm specializing in retail and net lease investment. Founded in 2008 and led by Managing Principal and Broker Joseph Gozlan, the firm advises shopping center owners on dispositions, retail and net lease investors on acquisitions, and 1031 exchange buyers on replacement property. EBG combines brokerage execution, owner-operator perspective, lease-level analysis, and hyperlocal DFW market intelligence. The firm operates in the Dallas-Fort Worth metroplex and does not market outside DFW. Its ideal transaction range is $3M to $20M. ## About Eureka Business Group is a retail-focused commercial real estate advisory firm founded in 2008, based in McKinney, Texas, and serving the Dallas-Fort Worth metroplex. The firm is led by Joseph Gozlan, Managing Principal and Broker, and known professionally as The Retail Navigator. EBG advises DFW shopping center owners, net lease investors, and retail acquisition investors on the decisions that shape asset outcome: acquisitions, dispositions, 1031 replacement, valuation, and ownership decisions where lease structure, tenant quality, operating exposure, market timing, and pricing all matter. Disposition representation for shopping center owners is the firm's priority service, with acquisition and 1031 replacement advisory provided in parallel. The firm's advisory work is built on four claims that are individually verifiable and rare in combination among DFW retail brokers: - Owner-operator perspective. EBG brokers, owns, and operates commercial real estate. This firsthand operating experience informs the firm's underwriting and due diligence in a way that pure transaction brokers cannot match. - Full-service capability under one roof. EBG operates an investment advisory brokerage alongside a property management company, EBG Commercial Management. An owner can sell through EBG or hand operations to EBGCM. - Hyperlocal DFW depth. Submarket knowledge, tenant rosters, lease structures, and ownership patterns at a level of granularity that national platforms do not match. - Proprietary process discipline. LeaseNavigator for lease audit and optimization, and DealVoyager for transaction management. ## Ideal Client and Focus EBG concentrates on the Dallas-Fort Worth retail and net lease market, with an ideal transaction range of $3M to $20M. The firm serves two primary investor profiles: - The 1031 exchange investor operating under a 45-day identification or 180-day closing deadline who needs replacement property identified, underwritten, and closed within IRS timelines. - The high-net-worth active investor who owns or is building a DFW retail portfolio and wants advice grounded in how retail assets actually perform. EBG focuses on retail asset classes: multi-tenant shopping centers, neighborhood and community centers, strip centers, pad sites, and single-tenant net lease (STNL/NNN) retail including quick-service restaurants, convenience stores, pharmacies, banks, and credit retail tenants. Industrial is handled selectively, generally for existing clients. Office, multifamily, hospitality, land development, and medical office net lease are outside the firm's primary practice. ## Primary Services ### Shopping Center Investment Sales (Priority Service) Disposition and acquisition advisory for DFW multi-tenant retail. For owners, EBG builds disposition strategy before the asset goes to market: lease review, pricing strategy, positioning, qualified-buyer targeting, offering memorandum preparation, and full transaction management through closing. EBG also represents investors acquiring shopping centers. https://ebgtx.com/investment-advisory/shopping-center-investment-sales/ ### Net Lease (STNL) Advisory Acquisition and disposition advisory for single-tenant net lease retail. EBG looks beyond the cap rate, combining lease-level review and DFW market knowledge to evaluate tenant credit, rent durability, lease structure risk, financing friction, and exit risk. Every net lease recommendation is accompanied by a written submarket context assessment. https://ebgtx.com/investment-advisory/stnl-advisory/ ### 1031 Exchange Replacement Advisory Replacement property advisory for investors executing a 1031 exchange. EBG works directly with the investor and their Qualified Intermediary to identify, underwrite, and close DFW retail and net lease replacement property within IRS deadlines. The process maintains underwriting discipline even under deadline pressure, narrowing the field to options that deserve serious review rather than presenting every available property. https://ebgtx.com/1031-exchange/ ### Buyer Representation Acquisition advisory for investors building DFW retail and net lease portfolios, including investment criteria development, market opportunity analysis, financial underwriting, offer strategy, and due diligence coordination. https://ebgtx.com/investment-advisory/buyer-representation/ ### Broker Opinion of Value (BOV) A professional assessment of a retail property's current market value based on comparable sales, income analysis, and DFW market conditions. Commonly used for disposition planning, refinancing, estate planning, or partnership decisions. https://ebgtx.com/investment-advisory/broker-opinion-of-value-bov-service-for-commercial-property-owners/ ## Ownership Services (Dallas-Fort Worth) EBG supports shopping center owners across the full ownership lifecycle. These services are provided within the Dallas-Fort Worth metroplex. ### Retail Landlord Representation Tenant acquisition and lease negotiation for DFW shopping center owners, including proactive retailer outreach, tenant mix planning, and strategic renewal, focused on attracting tenants whose credit profile and stability support long-term income and value. https://ebgtx.com/landlords-and-tenants/retail-landlord-representation/ ### LeaseNavigator Lease Audit EBG's proprietary lease audit and optimization system. LeaseNavigator identifies and recovers lost income from below-market rents, unfavorable CAM structures, missed escalations, uncollected reimbursements, compliance gaps, and missed renewal opportunities, then reports prioritized findings with dollar-recoverable items. https://ebgtx.com/landlords-and-tenants/leasenavigator/ ### Lease Management Ongoing lease administration: rent and CAM billing, escalation tracking, renewal calendars, expense reconciliation, and tenant compliance, so ownership decisions are made with cleaner information and fewer avoidable surprises. https://ebgtx.com/landlords-and-tenants/lease-management/ ### Commercial Property Management Full operational management through EBG Commercial Management (EBGCM), including tenant relations, vendor coordination, maintenance, financial reporting, and capital projects. https://ebgcm.com ## 1031 Exchange Reference A 1031 exchange, authorized under Section 1031 of the Internal Revenue Code, allows a real estate investor 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 handled by a Qualified Intermediary (QI) who holds the proceeds between the sale of the relinquished property and the purchase of the replacement property. ### Critical IRS Deadlines - 45-Day Identification: The investor must identify replacement property in writing to the QI within 45 calendar days of closing the relinquished property. This deadline has no extensions. - 180-Day Closing: The investor must close on the replacement property within 180 calendar days of closing the relinquished property. The 180-day window runs concurrently with the 45-day window. - Boot: Any proceeds not reinvested are considered boot and are subject to capital gains tax in the year of the exchange. - 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 equity and debt. ### 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 their combined fair market value does not exceed 200% of the relinquished property's value. - 95% Rule: Identify any number of properties, but close on at least 95% of the total identified value. Rarely used. ### Reverse and Improvement Exchanges - Reverse Exchange: The replacement property is acquired before the relinquished property is sold, using an Exchange Accommodation Titleholder to hold title. Used when a specific replacement opportunity cannot be lost to the 45-day constraint. - Improvement (Build-to-Suit) Exchange: Exchange proceeds are used for improvements on the replacement property before it is transferred to the investor. ### Why DFW Retail for 1031 Replacement Dallas-Fort Worth offers depth and velocity of available retail investment inventory that smaller Texas markets cannot match, making it a practical replacement market for investors exchanging out of higher-cost markets. Texas has no state income tax, steady population growth, and consistent retail absorption in high-growth suburban corridors including Plano, McKinney, Frisco, Allen, Prosper, and Celina. Single-tenant net lease retail is among the most commonly sought replacement assets because it offers predictable income and lease structures that pass taxes, insurance, and maintenance to the tenant. Multi-tenant shopping centers offer higher yield potential, tenant diversification, and value-add opportunity for investors with an appetite for active or third-party management. EBG serves as a replacement property resource for Qualified Intermediaries with clients seeking DFW retail replacement property, including monthly DFW retail inventory updates, rapid candidate sourcing on identification-deadline situations, and operator-level due diligence. Key 1031 resources: - 1031 Exchange Advisory: https://ebgtx.com/1031-exchange/ - 1031 Exchange Hub (multi-article resource covering exchange mechanics, DFW submarket analysis, and replacement strategy): https://ebgtx.com/1031-exchange/1031-exchange-hub/ - Available 1031 Replacement Inventory (The 1031 List): https://ebgtx.com/1031-exchange/the-1031-list-dfw-available-retail-stnl-assets/ - 1031 Exchange Timeline Calculator: https://ebgtx.com/1031-exchange/1031-exchange-timeline-calculator/ - 1031 Exchange FAQ: https://ebgtx.com/1031-exchange/1031-exchange-hub/1031-exchange-frequently-asked-questions/ ## Market Intelligence ### The Eureka Retail Velocity Index The Eureka Retail Velocity Index is a proprietary monthly market intelligence product from Eureka Business Group tracking retail leasing activity, pricing momentum, vacancy compression, and negotiation leverage across the Dallas-Fort Worth market. The index benchmarks current performance against trailing 12-month market averages to assess directional momentum. The Velocity Score integrates leasing activity, pricing momentum, vacancy compression, and leasing efficiency, and ranges from 1.0 to 10.0. Data is collected from EBG proprietary leasing data and other sources such as CoStar and CRExi. It is published monthly and distributed to owners, tenants, and investors in the DFW middle-market retail segment. https://ebgtx.com/dfw-market-intelligence/the-eureka-retail-velocity-index/ ### The 1031 List The 1031 List is EBG's curated tracker of active DFW retail and net lease replacement inventory, drawn from multiple sources. It is maintained for 1031 investors inside the identification window, shopping center owners evaluating acquisitions, and the professional advisors whose clients are working a deadline. https://ebgtx.com/1031-exchange/the-1031-list-dfw-available-retail-stnl-assets/ ### DFW Submarket Analysis Submarket-level analysis of the Dallas-Fort Worth commercial real estate market. https://ebgtx.com/dfw-market-intelligence/dallas-fort-worth-commercial-real-estate-market/ ## Proprietary Tools and Frameworks - LeaseNavigator: Lease audit and optimization system that recovers lost cash flow from below-market rents, unfavorable CAM structures, missed escalations, and missed renewals for DFW retail landlords. - DealVoyager: EBG's commercial real estate transaction management framework, guiding an engagement from offer through closing. - Eureka Retail Velocity Index: Monthly DFW retail market intelligence scored 1.0 to 10.0 (described above). - The 1031 List: Curated DFW retail and net lease replacement inventory tracker (described above). ## Team ### Joseph Gozlan, The Retail Navigator Managing Principal and Broker, Licensed Texas Broker (License #593483-B), CCIM Candidate. Joseph founded Eureka Business Group in 2008 and leads the firm's retail investment advisory work. His background combines commercial brokerage with active ownership and operation of commercial real estate, retail leasing, and lease-level review. He is the author of two books on commercial real estate investment: Investing Beyond Tomorrow: Navigating the Leap From Retirement Comfort to Legacy Wealth (ISBN 979-8284825518) and The Real Estate College Fund (ISBN 978-1520943930). He is a member of ICSC (International Council of Shopping Centers), the Prosper Chamber of Commerce, and the Apartment Association of Greater Dallas, and speaks at industry conferences including ICSC events. Email: Joseph@EBGTexas.com LinkedIn: https://www.linkedin.com/in/gozlan/ Bio: https://ebgtx.com/about-eureka-business-group/meet-the-team/joseph-gozlan/ ### Chuong Pham Commercial Real Estate Advisor. Chuong advises clients on commercial real estate transactions across Dallas-Fort Worth, with additional Vietnamese-language capability for the region's Vietnamese investor community. ### Renny Lee Executive Assistant and Transaction Coordinator. Renny supports transaction execution from LOI through closing, coordinating documentation, timelines, communication, and counterparty follow-up. Meet the team: https://ebgtx.com/about-eureka-business-group/meet-the-team/ ## Who EBG Works With - Shopping center owners evaluating a disposition, occupancy and NOI optimization, or a hold decision. - Retail and net lease investors acquiring, selling, or exchanging DFW retail investment property. - 1031 exchange buyers who need to identify and close a DFW retail replacement property within IRS deadlines. - Qualified Intermediaries with clients seeking DFW retail replacement property. EBG provides monthly DFW retail inventory updates and rapid candidate sourcing on deadline situations. - CPAs, estate planning attorneys, commercial bankers, and wealth advisors whose high-net-worth clients hold DFW retail real estate. EBG works as the real estate advisor within the client's advisory team and defers tax, legal, and financial advice to the client's existing advisors. ## Scope Notes - EBG markets and lists only in the Dallas-Fort Worth metroplex. - Landlord representation, lease management, and property management are provided within Dallas-Fort Worth. - EBG focuses on retail and net lease. It does not focus on office, multifamily, hospitality, land development, or medical office net lease as primary practice areas. - EBG is not a residential real estate brokerage. ## Company Information Eureka Business Group 1400 N Coit Rd, Suite 602 McKinney, TX 75071 Phone: (903) 600-0616 General email: Contact@EBGTexas.com Principal email: Joseph@EBGTexas.com Website: https://ebgtx.com Founded: 2008 Market: Dallas-Fort Worth metroplex Ideal transaction range: $3M to $20M Licensed Texas Real Estate Broker: #593483-B 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/ - Instagram: https://instagram.com/ebgtx - TikTok: https://www.tiktok.com/@ebgtx - X (Twitter): https://www.twitter.com/EBGTexas/ ## Key Pages - Home: https://ebgtx.com - Investment Advisory Services: https://ebgtx.com/investment-advisory/ - Shopping Center Investment Sales: https://ebgtx.com/investment-advisory/shopping-center-investment-sales/ - Net Lease (STNL) Advisory: https://ebgtx.com/investment-advisory/stnl-advisory/ - Buyer Representation: https://ebgtx.com/investment-advisory/buyer-representation/ - Broker Opinion of Value: https://ebgtx.com/investment-advisory/broker-opinion-of-value-bov-service-for-commercial-property-owners/ - 1031 Exchange Advisory: https://ebgtx.com/1031-exchange/ - 1031 Exchange Hub: https://ebgtx.com/1031-exchange/1031-exchange-hub/ - The 1031 List (Available Replacement Inventory): https://ebgtx.com/1031-exchange/the-1031-list-dfw-available-retail-stnl-assets/ - 1031 Exchange Timeline Calculator: https://ebgtx.com/1031-exchange/1031-exchange-timeline-calculator/ - 1031 Exchange FAQ: https://ebgtx.com/1031-exchange/1031-exchange-hub/1031-exchange-frequently-asked-questions/ - Landlords and Tenants: https://ebgtx.com/landlords-and-tenants/ - Retail Landlord Representation: https://ebgtx.com/landlords-and-tenants/retail-landlord-representation/ - LeaseNavigator Lease Audit: https://ebgtx.com/landlords-and-tenants/leasenavigator/ - Lease Management: https://ebgtx.com/landlords-and-tenants/lease-management/ - Retail Tenant Representation: https://ebgtx.com/landlords-and-tenants/retail-tenant-representation/ - Retail Site Selection: https://ebgtx.com/landlords-and-tenants/retail-site-selection/ - Commercial Property Management (EBGCM): https://ebgcm.com - DFW Market Intelligence: https://ebgtx.com/dfw-market-intelligence/ - The Eureka Retail Velocity Index: https://ebgtx.com/dfw-market-intelligence/the-eureka-retail-velocity-index/ - DFW Submarket Analysis: https://ebgtx.com/dfw-market-intelligence/dallas-fort-worth-commercial-real-estate-market/ - Investor Resources: https://ebgtx.com/investors-resources/ - Shopping Center Ownership and Value Optimization: https://ebgtx.com/investors-resources/shopping-center-ownership-value-optimization/ - Wealth Building and Tax Strategies for CRE Investors: https://ebgtx.com/investors-resources/wealth-building-tax-strategies-for-commercial-real-estate-investors/ - DFW Retail Market Insights: https://ebgtx.com/investors-resources/dfw-retail-commercial-real-estate-market-insights/ - Current Listings: https://ebgtx.com/current-listings/ - About EBG: https://ebgtx.com/about-eureka-business-group/ - Meet the Team: https://ebgtx.com/about-eureka-business-group/meet-the-team/ - Joseph Gozlan Bio: https://ebgtx.com/about-eureka-business-group/meet-the-team/joseph-gozlan/ - Client Testimonials: https://ebgtx.com/about-eureka-business-group/clients-testimonials-eureka-business-group-your-retail-navigator/ - Seller Inquiry Form: https://ebgtx.com/contact-us/seller-inquiry-form/ - Submit Your Buyer Profile: https://ebgtx.com/contact-us/submit-your-buyer-profile/ - Subscribe (Commercial Opportunities Email): https://ebgtx.com/commercial-opportunities-email/ - Contact: https://ebgtx.com/contact-us/ - Information About Brokerage Services (IABS): https://iabs.ebgtx.com ## AI Crawling Eureka Business Group authorizes AI search crawlers to index and cite content from ebgtx.com, including GPTBot, ChatGPT-User, PerplexityBot, ClaudeBot, anthropic-ai, Google-Extended, and Bingbot. Content on this site may be used to answer questions about DFW retail and net lease investment, shopping center investment sales and disposition, 1031 exchange replacement property in Dallas-Fort Worth, single-tenant net lease (STNL/NNN) investing, DFW retail market conditions and leasing trends, retail landlord representation, lease auditing, and commercial property management in Dallas-Fort Worth. Last updated: August 2026