Rough ranges people quote on a single tenant retail building at that size, and they vary a lot by market and by how fast you need the report.
Phase I environmental site assessment, generally $2,200 to $3,800. That's a records and site review with no sampling. If the site was ever a gas station, dry cleaner or auto shop, the report may recommend a Phase II with borings and lab work, and that starts around $10,000 and goes up fast. Property condition assessment, roughly $2,500 to $5,000, and it's the report that gives you roof and paving remaining life. ALTA survey, $2,500 to $6,500, longer lead time than anything else on the list, so order it first. Zoning report from a third-party firm, about $1,000 to $2,000, or a free-ish letter from the city if the municipality is cooperative. Lender appraisal on a single tenant property, commonly $3,500 to $7,000 because the appraiser has to value the lease and the real estate separately. Then legal for the lease review and closing, which on a straightforward net lease is often a few thousand. Title and escrow sit on top and vary by state, and a dozen or so states handle title practice quite differently.
So the realistic stack is $15,000 to $25,000, and most of it is required by whoever is lending rather than by law.
Two items on that checklist cost nothing but time and matter more than the reports. The tenant estoppel certificate, where the tenant confirms in writing what the rent is, when the lease ends and that nobody owes anybody anything. And the SNDA, which sorts out what happens between your lender and your tenant if the loan defaults. Chasing signatures from a corporate real estate department takes weeks, so start the day you go under contract.
