Portfolio Manager, Real Estate

Overview

Overall Job Summary Direct responsibility and accountability for lease renewals, expansions, and relocations within a defined territory. Responsible for identifying, researching, negotiating, and securing additional lease term, expansion opportunities, or relocation deals. Presents potential sites for approval to the TSC Real Estate Committee and provides input to support decision-making. Coordinates lease renegotiations, expansion and relocation development activities across multiple departments, including Real Estate, Construction, Legal, Operations, and Research.

Serves as a key player in managing and optimizing the existing Tractor Supply and Petsense store portfolio. This role will evaluate the best course of action for each store and negotiate in the best interests of the company. This role will also support lease administration in negotiations with landlords, outside of the renewal process.

Essential Duties and Responsibilities (Min 5%)

• Negotiate favorable lease terms through facility improvement allowances, rent reductions, additional options, language adjustments or improvements/additions to the facility.
• Manage the renewal pipeline to ensure adequate lease terms for stores while achieving annual savings.
• Manage the lease exit strategy and negotiation on all closed or vacant store buildings to reduce financial exposure and create revenue via store disposition.
• Drive Fusion remodel store selection and integrate into the portfolio process to ensure we are investing in the right locations.
• Manage the end-to-end relocation and expansion process in collaboration with Real Estate Directors, Market Strategy, and Finance, ensuring well-supported and accurate decisions for store development.
• Complete and prepare real estate packages including proformas for presentation to Real Estate Committee to ensure timely approval for lease extensions, expansions, store remodeling, and lease improvements.
• Direct and oversee all legal documentation activities for lease extensions, expansions, relocations, condemnation matters and lease modifications, serving as the primary liaison with Legal to ensure timely, accurate, and strategically sound outcomes.
• Direct outside consultants and internal business partners to lease, sublease, or return to landlords unused store space to reduce expenses and/or create revenue.
• Direct external resources (brokers and developers) as needed to help execute expansions, relocations or lease renewals.
• Track status and provide reporting on existing store locations, lease renewals, expansions and remodels.
• Partner with RE Systems team to transition the Renewal process from Excel into project management software.
• Manage surplus property from our fee development program to ensure a timely sale and maximize gains. Manage and direct 3rd party brokers to ensure sale of surplus property.

Experience
:

• 7-10 years in an active retail store site selection and deal making role.
• Past supervisory experience preferred.
• Direct field experience required.
• Past accountability and success in achieving company expansion goals across metrics of productivity, timeliness, cost and quality of all work.
• Existing knowledge of active developers, brokers, and other retail real estate professionals.
• Fluency in all related terminology and practices.
• Ability to grow into a position to hire and direct additional internal and external resources as a leader.
• Exceptional organization, negotiation, presentation, analytical and project management experience and capabilities.
• Strong drive for results is essential.

Education
:

• Bachelor’s degree in Finance, Business, or related field is preferred. Any suitable combination of education and experience will be considered.

• Knowledge of lease terminology and typical lease provisions
• Strong communication and negotiation skills
• Ability to read and interpret maps, plans, and blueprints
• Proficient with Lease Admin Software such as Lucernex
• Skilled at project management
• Proficient in Microsoft Office

• Normal office working conditions

• Sitting
• Standing (not walking)
• Walking
• Lifting up to 10 pounds

This job description represents an overview of the responsibilities for the above referenced position. It is not intended to represent a comprehensive list of responsibilities. A team member should perform all duties as assigned by his/her supervisor.

At Tractor Supply and Petsense by Tractor Supply, our Team Members are the heart of our success. Their dedication, passion, and hard work drive everything we do, and we are committed to supporting them with a comprehensive and accessible total reward package. We understand the evolving needs of our Team Members and their families, and we strive to offer meaningful, competitive, and sustainable benefits that support their well-being today and in the future.

Our benefits extend beyond medical, dental, and vision coverage,…