Former auto shop
Bay Door Taps
Taproom and kitchen with roll-up doors, a patio and a food truck.
For commercial brokers, owners & investors
Your vacant space is a business waiting to happen. I help buyers see it.
I research the market around your listing and deliver three tenant concepts, each with a one-page plan, data to back it up, and an optional rendering. Prospects stop seeing an empty building and start picturing their business.
Free one-page preliminary read. Send a property and within two business days you'll get a one-page read on why it may be sitting, one gap worth exploring, and a flat-fee quote. No obligation.
- Published flat fees
- Fully async, by email
- You own the concepts
- Every figure cited
Drag to compare. A vacant former restaurant in Forestdale, Birmingham, and its top concept from the sample brief. The rendering is an illustration of a possible use.
A listing with a story
Lead with the business that fits, not the square footage.
Showings that go further
Prospects who can picture the business ask better questions.
A plan lenders can read
Customer, revenue streams and a starting budget on one page.
An answer for the owner
Something new and researched to show a seller who's waiting.
The problem
Listings describe the building. Nobody describes the tenant.
Square footage, zoning and traffic counts tell a prospect what a space is. They don't say who should be in it or why that business would win there. Without that story, good spaces sit, and every empty month costs the owner money.
01
The use is undefined
"Retail, office or salon" asks the prospect to do the imagining. Most won't.
02
The cost is a mystery
Shell space and dated layouts hide the question every small tenant asks: what will it take to open?
03
The audience is wrong
A storefront marketed as office, or a mid-box waiting for a retailer that isn't coming.
04
The best feature is buried
A built drive-thru, rare downtown parking, a hospital next door. Often it isn't the first line.
Benefits
What a Vacancy Brief does for you
One document, used three ways: to market the space, to win the seller's confidence, and to help the right prospect say yes.
Listing agents
Bring something new to a listing that's gone quiet
- Fresh, researched talking points for every showing
- Concepts and images to feature in the listing, flyers and email
- A reason to call prospects who already passed
- A visible, professional effort to show your seller
- A differentiator when you pitch for new listings
Brokerages
A repeatable answer for long-listed inventory
- Consistent briefs your whole team can use
- Portfolio pricing for several properties
- Patterns across your vacancies, not just one building
- Marketing support without adding staff
- A service that sets your firm apart with owners
Owners & investors
A clear case for what your space can become
- Ideas grounded in real neighborhood data
- Concepts you own and can share with anyone
- A plan to give your broker and your prospects
- Starting build-out ranges that answer the cost question
- A starting point for lender and partner conversations
What's included
Inside every Vacancy Brief
A designed, shareable report built on public data and your property details. Delivered in 5 to 7 business days.
- Executive summaryThe gap, the recommendation, and the headline for your listing.
- Property snapshot & diagnosisWhat's in place, and why the space may be sitting.
- Market overviewThe community, its history and the commercial activity around it.
- DemographicsPopulation, households, income, age, education and housing, compared with the metro and state.
- Traffic & accessVehicle counts, highway access and commute patterns.
- Competitive landscapeThe businesses already nearby, by format and distance, and what's missing.
- Gap scoringThree concepts compared on fit, demand, competition, cost and tenant pool.
- Three one-page plansCustomer, hours, revenue streams, build-out range and ideal operator.
- Next steps & sourcesHow to use the brief, with every source cited.
Free sample
Read a complete Vacancy Brief
See exactly what you'd receive: all 12 sections for a vacant former restaurant in Forestdale, Birmingham. Tell me where to send it and it opens right away.
- Demographics vs. metro and state
- Traffic counts and access
- 13 nearby competitors by distance
- Gap scoring and three one-page plans
Property types
From a corner storefront to an office tower
A few directions buildings like yours can take. Every brief starts from the actual property and the actual market.
Former fast-foodBreakfast with a drive-thru · coffee pickup · a test kitchen
Bank branchCoffee and coworking · a medical or dental office
Strip-center bayBoutique fitness · salon suites · meal-prep kitchen
Big-box & mid-boxIndoor recreation · flex bays · a community market
Historic storefrontA pre-show bar · a Pilates studio · a content studio
Medical districtScrubs with same-day embroidery · grab-and-go for night shifts
Warehouse & flexEvent space · commissary kitchen · light assembly
Downtown shell spaceChildcare for workers · salon suites · outpatient therapy
Concept gallery
Thirteen ways an empty space can come back to life
Examples of the concepts a brief can include, from a taproom in an old auto shop to startup suites on a vacant office floor. Select any image to enlarge it.
Historic storefront
Curtain Call
Pre-show wine and small plates for a theater district crowd.
Office tower lobby
Lobby Market
Coffee bar, produce and flowers for tenants and the street.
Strip-center bay
The Suites
Private salon and barber suites rented by independent pros.
Narrow storefront
Core & Co.
Boutique Pilates studio with street-facing windows.
Vacant office floor
Cityview Health
Outpatient medical suites with elevators and parking in place.
Vacant office floor
Flex Suites
Coworking desks, private offices and phone booths.
Small office suite
Suite 410
A move-in-ready suite for a five-person startup.
Small office suite
Studio 1721
Podcast and video rooms for founders and creators.
Top-floor suite
Northlight Studio
A small creative agency under skylights.
Shared office floor
The Commons
A founder lounge that helps keep tenants in the building.
Big-box retail
The Rally House
Indoor pickleball and family recreation with a café.
Downtown corner building
Little Corner Learning
Childcare for downtown workers with a fenced play yard.
What could your space become?
Send it over and get a free one-page read with one gap worth exploring.
Get my free one-page readAll images are AI-assisted concept renderings of possible uses. They don't show real businesses, real tenants or approved plans.
High-rise & office
Empty floors don't have to stay office
For buildings with office vacancy, I look floor by floor: what current tenants need, what the area lacks, and what fits the floor plate.
- Ground floorLobby café, market or food hallA reason for tenants to come in and for the street to stop.
- Lower floorsMedical, dental and wellness suitesPatient access with elevators and parking already in place.
- Mid floorsFlex and move-in-ready suitesShorter, smaller leases for companies that won't sign ten years.
- Top floorShared amenity floorFitness, conference and event space that helps keep tenants.
- Whole buildingA conversion question for expertsWhen residential or hotel use may fit, I frame the case for your architect.
How it works
Four steps. No calls, no meetings.
- Day 0Send the propertyAddress, details and a few photos through the form below.
- Within 2 business daysFree one-page readWhy it may be sitting, one gap worth exploring, and a flat-fee quote.
- 5 to 7 business daysResearch & writingMarket data, competition, three concepts and one-page plans.
- DeliveryYour Vacancy BriefA designed PDF, with a written summary of how to use it. Questions are answered by email.
My commitments
How I work
The concepts are yours
Once the fee is paid, you own the work. Share it, market with it, or hand it to a buyer or tenant.
A flat fee, never a cut
No commission and no share of the deal. My advice isn't tied to who signs.
Sources you can check
Every figure is cited. Estimates are labeled as estimates. Nothing is inflated to make a concept look better.
A person checks everything
I use AI tools to research faster. Every finding is reviewed by me, and the judgment calls are mine.
Pricing
Published flat fees. No surprises.
Priced by the size of the space, so you know the cost before you send anything. Your free one-page read confirms the exact fee.
| Service | Under 5,000 SF | 5,000–20,000 SF | 20,000–50,000 SF | Over 50,000 SF |
|---|---|---|---|---|
| Concept BriefOne researched concept and a one-page plan | $500 | $650 | $850 | Quote |
| Vacancy BriefThe full 12-section brief with three concepts. Most clients start here. | $1,500 | $1,950 | $2,750 | Quote |
| RefinementOne concept taken further with a serious buyer or tenant | $1,000 | $1,000 | $1,250 | Quote |
| Portfolio ReviewThree or more properties, plus a portfolio summary | 10% off each brief for 3–5 properties · 20% off for 6 or more | |||
Concept rendering$250Per concept, photo-based
Rush delivery$400Brief in 3 business days
Site visit$250Birmingham metro
Office floorsQuoteScoped by number of floors
Every brief includes: a written walkthrough, email Q&A, and one free revision round within 30 days.Payment: due in full before research begins. Fees are non-refundable.
Vacancy-cost math
What does waiting cost?
Enter your space's size and asking rent to compare one month of vacancy with the cost of a brief.
6 months
This estimates rent not collected. Owners also carry taxes, insurance, utilities and upkeep on a vacant space, so the true cost is usually higher.
Rent not collected so far
$30,000
Each month vacant$5,000
Vacancy Brief for this size$1,500
Brief as a share of one month30%
A Vacancy Brief costs less than one month of lost rent on this space.
Illustrative math only. It doesn't predict how quickly any space will lease.
Revision included
One free revision round, built in
If something in your brief misses the mark, tell me by email within 30 days of delivery. I'll revise it within the original scope at no charge, whether that's sharpening a concept, swapping one out, or correcting a detail.
Who you'll work with
Kamesha Cogmon Founder, Ready-to-Launch · Integrated Creative Group Birmingham, Alabama · working with properties across the U.S.One strategist, start to finish
I'm a brand strategist and writer. My work has always been about the same question: what's the story that makes someone say yes? Ready-to-Launch applies it to commercial real estate.
When you send a property, you work with me directly, entirely by email. I do the research, write the brief and answer your questions in writing. No calls, no account managers and no hand-offs.
I'm not a broker, and I don't take a commission. My only job is to make your space easier to picture and easier to say yes to.
Free one-page read
Tell me about the space
Within two business days, you'll get a free one-page preliminary read and a flat-fee quote. No obligation.
Why it may be sittingMy first diagnosis from the listing and photos
One gap worth exploringA business the area may be missing
Your quoteThe right package and its flat fee
- Only the address and your contact details are required
- Photos help; you can also send them later
- Your submission stays confidential
Prefer email? info@icgpty.com. Everything happens by email: no calls, no meetings.
FAQ
Questions brokers and owners ask
The service
What's in the free one-page read?
A short, written first look at your property: the most likely reason it's sitting, one business gap worth exploring, and which package fits, with its flat fee. It's yours to keep whether or not you order a brief.
What exactly is a Vacancy Brief?
A designed report for one property that explains why the space may be sitting, what the surrounding market looks like, which businesses are missing, and three concepts that could succeed there, each with a one-page plan. You can request the full sample brief to see the format.
How is this different from renderings or virtual staging?
Renderings show what a room could look like. A Vacancy Brief shows who should be in it and why they'd succeed, backed by data. Renderings are available as an add-on when you want both.
How is this different from what my brokerage already provides?
Many firms have strong demographic and traffic data. A brief turns that data into a specific tenant story: the business, the customer and the plan. If your firm has licensed data such as Esri or Placer.ai reports, send them and I'll build on them.
Does it work for properties for lease as well as for sale?
Yes. Most briefs are for lease listings. The concepts help a tenant picture their business just as much as they help a buyer.
What property types do you cover?
Restaurants, retail storefronts, strip-center bays, big-box and mid-box retail, bank branches, office suites and floors, medical-area space, warehouse and flex, and mixed-use. If you're not sure, send it for a free review.
Data & method
Where does the data come from?
Public sources such as the U.S. Census Bureau's American Community Survey, state transportation traffic counts, broker listings and public business listings, plus the details you share. Every brief cites its sources.
How accurate is it?
As accurate as the sources allow. Census figures are estimates with margins of error, and business listings change. I label estimates as estimates and note limits in the brief.
Do you use AI?
Yes, to research and draft faster. Every figure is checked against its source, every concept is reviewed by me, and renderings are labeled as AI-assisted illustrations.
Do you visit the property?
Briefs are researched remotely from data, listings and your photos. For Birmingham-area properties, a site visit can be added on request.
Working together
How long does it take?
Most Vacancy Briefs are delivered in 5 to 7 business days after payment. Portfolio reviews and office buildings take longer, and I'll give you a date with your quote.
What do you need from me?
At minimum, the address and your contact details. Photos, the listing link, square footage and what prospects have said all make the brief stronger.
Who owns the concepts?
You do, once the fee is paid. Use them in listings, share them with prospects, or pass them to a new owner or tenant. I may describe the work in general terms in my portfolio only with your permission.
Is my submission confidential?
Yes. Property details, photos and briefs aren't shared or published without your permission.
Can a buyer or tenant work with you afterward?
Yes, through a Refinement engagement. If they'd rather take a concept elsewhere, that's their choice. There's no obligation.
How much does it cost?
Fees are published by the size of the space: a Vacancy Brief is $1,500 under 5,000 SF, $1,950 from 5,000 to 20,000 SF and $2,750 from 20,000 to 50,000 SF. Larger properties and office buildings are quoted. Your free one-page read confirms the exact fee.
Why is it affordable compared with research firms?
Large firms build travel, sales calls, meetings and custom report assembly into every engagement. I work remotely from public data, your listing and your photos, use AI tools to speed up research, and check every finding myself. You pay for the analysis, not the overhead.
How do payment, revisions and refunds work?
Fees are flat and due in full before research begins. Because research and writing start as soon as you pay, fees are non-refundable. Every brief includes one free revision round: tell me by email within 30 days of delivery and I'll revise it within the original scope. If I can't take on your project after you've paid, I'll refund you in full.
Do we need to schedule a call?
No. Ready-to-Launch is fully asynchronous. You send the property through the form, and the preliminary read, quote, brief, walkthrough and answers to your questions all arrive by email. You never need to book a meeting or join a call.
Where do you work?
I'm based in Birmingham, Alabama, and work with properties anywhere in the United States.
Limits
Do you guarantee the space will lease or sell?
No. A brief is a marketing and planning tool designed to help prospects picture the opportunity. Results depend on the market, the price, the property and many factors outside my control.
Are you a real estate broker or appraiser?
No. I'm not a licensed broker, appraiser, attorney, architect or financial advisor, and I don't represent any party in a transaction or receive commission.
Do you check zoning and permits?
I flag likely zoning questions for each concept, but a brief is not a zoning determination. Confirm uses, permits and licenses with the local authority before relying on any concept.