Daily Broker Dashboard — August 25, 2026
01What Needs to Happen Today
Highest leverage first. Items where Jack owes someone a response lead.
Call Jo Rathbun this morning — The Kelvin / FS8 LOI
The ask: get on the phone and close the two open landlord calls so FS8 can go to a signed LOI.
Andrew wrote Jo on 8/23 following up on his 8/17 note: "still need two calls from you before we can go to a signed LOI" — first being security deposit at 2 months BR+NNN, noting the tenant's decline on 3 months came without a counter. Jo replied at 3:20 AM on 8/24: "See my comments below in blue. Catch me early in the morning." That reply has been sitting for a full business day.
Source: jmr@jairlynch.com, "RE: FS8 questions per our call — Next Steps," 24 Aug 2026 03:20; aponcher@renaudconsulting.net, same thread, 23 Aug 2026 14:43.
Answer Matt Wexler — 800 N Wolfe St status report and update call
The ask: propose a time for the update call and send the status report he asked for.
Wexler wrote on 8/24: "Let's have an update call, please. Would appreciate another status report." He is the ownership contact for this asset and has already sent the rent roll and CAM terms (8/14). This is the only landlord in the portfolio currently asking Renaud for something and not receiving it.
Have ready: the 50-prospect canvass list built 8/13, the merchandising list Andrew asked to finalize on 8/21, and the two 8/23 KLNB reads (Ginsburg: honeygrow not a fit, Basecamp not active).
Source: matt.wexler@excelgp.com, "RE: Wolfe Street retail.," 24 Aug 2026 20:57 UTC.
Confirm you are on tomorrow's ownership call about the Bevy stall recapture
The ask: verify the Wednesday 8/26 ownership call exists on somebody's calendar, and that Jack is on it.
On 8/24 Jack told both Via Roma and NuVegan the same thing — that there is a call with ownership Wednesday to pin down the timeline for recapturing a Bevy Food Hall stall. To Biagio: "we a call with ownership on Wednesday to discuss the timeline for recapturing the Mineiro space… that would be the best space for you in the food hall." To Vernon: "the stall that we expect to get back, but the timing remains unclear."
Two prospects are now waiting on one answer about one stall, and no such meeting appears on Jack's Outlook calendar for 8/26 — his calendar is clear between today's PF Chang's call and Thursday. Uncertain whether it lives on Andrew's calendar.
Source: jtintle@renaudconsulting.net → biagio@viaroma.us and → vernoncwoodland@gmail.com, both 24 Aug 2026; Outlook calendar search 25–28 Aug returned 3 events, none an ownership call.
Debrief two tours that have no written record anywhere
Via Roma — 8/18, 2:00 PM, Bryant Street. The Asana card still reads "Site Tour Scheduled," last modified 8/13. The 8/24 email thread only makes sense if the tour happened (Jack writes about which food-hall space is best for them), but there is no post-tour note on the card and no debrief in the mailbox. Tour held: Uncertain
Taco Chinoz — 8/21, 12:00–1:00 PM, Progression Place. Site tour with Ken Johnson (Willard Retail) and the Taco Chinoz group. Jack followed up 8/24 ("Hi Ken, let me know when you…") with no reply captured. Taco Chinoz has no prospect card on any board. Tour held: Uncertain
Sources: Asana task 1217328376712747 (Via Roma), modified 13 Aug; jtintle → kjohnson@willardretail.com, "Progression Place Tour - Taco Chinoz," invite 20 Aug, follow-up 24 Aug 13:04 UTC.
Move Saman Saba off the board and re-market Suite 1B-E
On 8/24 Saman relayed his client's decision: "We've floated the location to some parents in the area, and there is still too much weariness around in incident with the dogs." He added he will reach back out if they change their mind. The Asana card still sits in Engaged Conversation at 30%.
That releases 6,875 SF at The Chase with Rhode Island Ave frontage — the largest box on the board. Per the standing rule, no Asana edit was made by this run.
Source: ss@samansaba.com, "Re: Bryant Street - Suite 1B-E - 6,875 SF Available," 24 Aug 2026 17:45 UTC.
02Follow-Ups Due Today
Cards carrying a due date of 25 August 2026.
None.
No prospect card on any of the five boards is dated 25 August. That is not a light day — it is a symptom. The most recent due date anywhere in the portfolio is 21 August, and every dated card behind it is already overdue (Section 3). The follow-up cadence stopped being maintained after the 8/21 pass.
03Overdue Follow-Ups
Oldest first. Days overdue as of 25 August 2026.
| Days | Prospect | Property | Stage | Due |
|---|---|---|---|---|
| 18 | Erica Nguyen (UC Commercial) — unnamed client | The Kelvin | Engaged Conversation | 8/7 |
| 18 | Build Baltimore broker coverage | 800 N Wolfe St | Research Target | 8/7 |
| 15 | Chase Bank — via Taylor Hayes, CBRE | The Kelvin | Initial Outreach | 8/10 |
| 15 | Crimson Coward — Ken Johnson / Willard Retail | Progression Place | LOI Discussion | 8/10 |
| 15 | Little Lagos / Hatch & Forge | Progression Place | Engaged Conversation | 8/10 |
| 13 | Displaced U St operator | Progression Place | Research Target | 8/12 |
| 11 | NuVegan Cafe (Vernon Woodland) | Bryant Street NE | Engaged Conversation | 8/14 |
| 11 | Saman Saba — Suite 1B-E | Bryant Street NE | Engaged Conversation | 8/14 |
| 11 | Alfredo Izurieta | Bryant Street NE | Engaged Conversation | 8/14 |
| 11 | Crisp & Juicy | Bryant Street NE | Engaged Conversation | 8/14 |
| 11 | TPSS Coop — call | Bryant Street NE | Call Scheduled | 8/14 |
| 11 | Trinity Property Consultants | Bryant Street NE | Research Target | 8/14 |
| 11 | Streets Market · Zeke's Coffee · Captain Cookie · Ice Cream Jubilee · Back To Life PT · Arepa Zone | Bryant Street NE | Follow-Up 1 | 8/14 |
| 11 | 13 outreach cards (Del Ray Public House, Girl & The Vine, Each Peach, A Modo Mio, Eebee's, Donut Run, SOKO, Stracci, District Rico, Ema Rossi, Slice Joint, Bump 'n Grind) | Bryant Street NE | Initial Outreach | 8/14 |
| 8 | Beau Thai · MyEyeDr | Bryant Street NE | Engaged Conversation | 8/17 |
| 7 | Via Roma — tour date | Bryant Street NE | Site Tour Scheduled | 8/18 |
| 7 | Open Crumb | Bryant Street NE | Follow-Up 3+ | 8/18 |
| 7 | 11 Follow-Up 1 cards (Oohh's & Aahh's, Peruvian Brothers, Chicken Rico, Andy's Pizza, La Casina, Della J's, Cielo Rojo, Dodah's Kitchen, Don Pollo, KitchenCray, Ruby's, Mecho's) | Bryant Street NE | Follow-Up 1 | 8/18 |
| 6 | Vigilante Coffee · Takoma Bev Co · Black Lion Café | Bryant Street NE | Follow-Up 1 | 8/19 |
| 5 | The UPS Store · Letena · El Pollo Rico · Northeast Taekwondo · Sardi's Chicken · Frankly…Pizza! · Qui Qui · La Canela · Henry's Soul Cafe · Kefa Café · Purple Patch · Federalist Pig | Bryant Street NE | Follow-Up 1 | 8/20 |
| 4 | Roaming Rooster · La Coop Coffee | Bryant Street NE | Follow-Up 3+ / Research | 8/21 |
Two cards carry no due date at all and therefore never surface as overdue: Vernon — Progression Place inquiry and John Williams (Cushman) client — Solstice. Both are live.
04Tours
Upcoming in the next 24 hours: none
No landlord-rep tour is scheduled for 25 or 26 August. The only tour on the calendar this week is iCare Infusions at 1613 Rhode Island Ave NE, Thursday 8/27 2:00 PM — that is tenant-rep work and is excluded from this dashboard by design.
Via Roma — Bryant Street — toured 8/18, never debriefed
Card still sits in Site Tour Scheduled at 50%, last modified 8/13. The 8/24 thread reads as post-tour (Jack recommends the Mineiro stall as "the best space for you in the food hall"), but nothing captures the tenant's reaction, required SF, concept fit, or target opening. Biagio on 8/24: "I look forward to hearing back from you guys." Simone confirmed 8/25: "Likewise."
Taco Chinoz — Progression Place — toured 8/21, never debriefed, no card exists
Ken Johnson identified the group on 8/20 — two existing locations, Alexandria and Centreville. Tour set for Friday 8/21 at noon at 1805 7th St NW. Jack chased Ken on 8/24. No reply, no debrief, no prospect card. Note this is Ken's second concept into the same 1,576 SF box.
Crimson Coward — Progression Place — toured 8/8, debriefed
Concept disclosed on the tour, tenant asked to proceed to an LOI. Properly written up. See Section 5 for the two items blocking it.
05Proposals & LOIs Outstanding
Days elapsed as of 25 August 2026.
FS8 — The Kelvin — tenant final counter + guarantor financials
Sophie delivered what she called the final counter on 8/10 along with corporate financials for the guarantor — LOI plus three attachments. Andrew has been working it with the landlord since. As of 8/23 two landlord decisions remain before a signed LOI, security deposit (2 months BR+NNN) being the first. Jo's substantive reply landed 8/24 and is unanswered.
This is the furthest-advanced deal in the entire landlord-rep book and it does not appear on any property board.
Sources: aponcher, "FS8 // The Kelvin - Tenant Final Counter + Guarantor Financials for Approval," 10 Aug 2026 22:26 UTC; "RE: FS8 questions per our call — Next Steps," 23 Aug 14:43; jmr@jairlynch.com reply 24 Aug 03:20.
Paradise Card Breaks — The Kelvin — landlord response out for approval
Terms circulated 8/10 and restated 8/11: free rent 2 months with NNN and utilities still payable; landlord work capped at $63.50 PSF / $133,223; no separate tenant allowance, the work letter standing in lieu; security deposit pending review. No movement captured in the mailbox since 8/11 — 14 days quiet on a deal at the paper stage.
Sources: aponcher, "Paradise Card Breaks // The Kelvin - Landlord Response for Approval," 10 Aug 2026 20:54 UTC and 11 Aug 14:49.
Crimson Coward — Progression Place — LOI requested, two blockers unresolved
Tenant asked to move to paper on the 8/8 tour. Two items were flagged on the card as blocking, and neither shows any sign of having been worked since:
1. Wing Stop exclusive-use clause. Progression Place may carry an exclusive over chicken/wings that a fried-chicken-forward soul food concept would conflict with. The card names this the #1 blocker and says not to let the LOI move ahead of the answer. Steve Cassell at Four Points (scassell@fourpointsllc.com) is the landlord contact who can settle it. No email to Cassell on this appears in the mailbox.
2. Utilities cost estimate. Tenant needs it to evaluate. Not sent.
Complicating factor: Ken Johnson brought a second concept (Taco Chinoz) to the same box on 8/20–8/21. Whether Crimson Coward is still live is Uncertain — no message from or about Crimson Coward appears after 8/10.
06Active Negotiations
The Kelvin — two deals in active terms negotiation
FS8 — final counter traded, guarantor financials delivered, two landlord decisions outstanding. Nearest to signature.
Paradise Card Breaks — landlord response issued with a $133,223 work-letter cap; awaiting approval; quiet 14 days.
Andrew's 8/12 line to Erica Nguyen corroborates both: "We are trading a couple of proposals already in the space, so I would be fast if you guys have an interest."
Bryant Street — Bevy Food Hall stall, two-way informal competition
Via Roma and NuVegan are both being steered toward the same stall pending recapture. No formal proposal has been issued to either. Rent and terms have not been put in front of either party in writing. This becomes a real negotiation the moment Wednesday's ownership call produces a recapture date — which is why the process question matters today rather than after.
Progression Place — no formal negotiation
Three names have circled the 1,576 SF box (Little Lagos, Crimson Coward, Vernon) plus Taco Chinoz as a fourth. Zero economics have been put in writing to any of them. Nothing here is a negotiation yet.
07Going Cold
Days since last captured touch, from Asana card timelines cross-checked against the mailbox.
| Days quiet | Prospect | Property | Read |
|---|---|---|---|
| 18 | Erica Nguyen's client | The Kelvin | Red. Last card touch 8/7. Re-pitched on the Tap99/Kilwins space 8/21 and the reply closed the exchange pleasantly without a requirement. The parking commitment made 8/3 was never resolved in writing. |
| 18 | Baltimore coverage workstream | 800 N Wolfe St | Red as a card, but not actually cold — the mailbox shows 8/13 canvass list, 8/21 merchandising-list debate, 8/23 KLNB reads. The card is stale, the work is not. |
| 17 | Crimson Coward | Progression Place | Red. Highest-probability card in the pipeline with zero activity since the tour. Ken Johnson has since surfaced a different tenant for the same space. |
| 15 | Chase Bank / Taylor Hayes | The Kelvin | Red. Still blocked on the internal space-assignment question. Note the block may now be moot — see Discrepancies. |
| 14 | Paradise Card Breaks | The Kelvin | Yellow, and unusual: a deal at the paper stage going quiet is worse than a cold outreach going quiet. |
| 14 | Little Lagos / Hatch & Forge | Progression Place | Yellow. Jack chased on 8/21 ("Any updates here? … we're getting a lot of interest in the property from other restaurant concepts"). No reply captured. Permitting read still outstanding since 8/4. |
| 13 | Displaced U St operator | Progression Place | Yellow. Never contacted; a research target that has aged without work. |
| 7 | John Williams (Cushman) client | Solstice | Yellow. Solstice flyer with real economics went out 8/18 (2,293 SF, $35/SF, $8.52 NNN). No response captured. Card has no due date, so this never surfaces as overdue. |
08Missing Requirements
At Engaged Conversation or later with no recorded square-footage requirement, no concept type, or both.
| Prospect | Property | Stage | What's missing |
|---|---|---|---|
| Erica Nguyen's client | The Kelvin | Engaged | Both. Concept never disclosed. SF never captured — 26 days into the dialogue, across two different space offerings. |
| Crisp & Juicy | Bryant Street | Engaged | Everything. Still a stub: no contact name, no email, no space, no SF. No email trace exists in this mailbox. |
| Alfredo Izurieta | Bryant Street | Engaged | SF requirement. Three space options presented without one. Chased again 8/21, no reply. |
| Little Lagos / Hatch & Forge | Progression Place | Engaged | SF requirement and all economics — on the deal that has been called the strongest in the book, across two spaces. |
| Vernon — Progression Place inquiry | Progression Place | Engaged | SF requirement and business name. $45/SF was quoted verbally on 8/7; nothing sent in writing since. |
| Via Roma | Bryant Street | Toured | SF requirement. Toured 8/18 and being steered to a specific stall without a captured size. |
| Taco Chinoz | Progression Place | Toured | No card at all. Two existing locations known; requirement unrecorded. |
| John Williams' client | Solstice | Follow-Up | SF and trade area. Flagged as never captured on 8/7; still never captured on 8/25, now across three different spaces offered. |
09Hottest Opportunities
| # | Prospect / Property | Prob. | Single next action |
|---|---|---|---|
| 1 | FS8 — The Kelvin | 85%+ | Call Jo Rathbun this morning and clear the security-deposit and second open item so the LOI can be signed. |
| 2 | Crimson Coward — Progression Place | 85% Uncertain | Email Steve Cassell at Four Points today for a written answer on the Wing Stop exclusive. Nothing else on this deal matters until that lands. |
| 3 | Paradise Card Breaks — The Kelvin | 85% | Chase the approval on the landlord response issued 8/10. Fourteen days is too long for a deal at this stage. |
| 4 | Little Lagos / Hatch & Forge — Progression Place | 70% | Stop emailing. Call Tolani, get the permitting read, and put rent and term in front of him — still zero economics discussed after three weeks. |
| 5 | Via Roma — Bryant Street | 50% | After Wednesday's ownership call, come back to Biagio with a recapture timeline. He and Simone have both said they are waiting on you. |
NuVegan (Vernon Woodland) sits just outside the top five. The card carries 70% but the underlying deal has changed shape — see Discrepancies.
10Today's Updates from Outlook
Read-only sweep, 21–25 August 2026. Landlord-rep items only.
25 Aug · Via Roma — second partner confirms they are waiting on Renaud
Simone Maraini replied to the 8/24 follow-up: "Likewise." Both principals are now on record waiting for the recapture timeline.
smaraini@me.com, "Re: Bryant Street Market - Follow-Up and Next Steps," 25 Aug 05:42 UTC.
24 Aug · Saman Saba's client passes on Suite 1B-E — stage change
Declined over neighbourhood concern about the dog incident. 6,875 SF returns to the market. Board not updated.
ss@samansaba.com, 24 Aug 17:45 UTC. Prior message same thread 24 Aug 12:21: "I sent another follow up to the clients … have not gotten their feedback yet."
24 Aug · Jo Rathbun (Jair Lynch) returns comments on FS8 — response owed
"See my comments below in blue. Catch me early in the morning." Unanswered for one business day.
jmr@jairlynch.com, 24 Aug 03:20 UTC.
24 Aug · Matt Wexler (Excel Group) requests an update call and status report — response owed
matt.wexler@excelgp.com, 24 Aug 20:57 UTC.
24 Aug · NuVegan deal moves from Space 1A to a food-hall stall — stage change
Jack to Vernon: the landlord has identified the stall expected back, timing unclear pending Wednesday's call. Vernon: "Great afternoon Jack! Thanks for the update." The Asana card still describes Space 1A, a 2,396 SF vented end cap. Different space, different deal economics.
vernoncwoodland@gmail.com, "Re: Follow Up - Bryant Street Market Tour," 24 Aug 19:40 UTC.
23 Aug · 800 N Wolfe — two Baltimore prospects ruled out
Michael Ginsburg (KLNB): "Not a fit for honeygrow – really only seeking suburban sites for them. Basecamp fitness is not active." Asked whether anyone is active on the hospital campus, he replied: "I don't right now but will keep it in mind." The market-access problem on this asset is confirmed, not solved.
mginsburg@klnb.com, 23 Aug 16:04 and 16:18 UTC.
23 Aug · Bryant Street — Andrew running a second-touch wave
Follow-ups sent to Ema Rossi, Java Nation, DUA DC Coffee and Qui Qui (8/22). All four sit on the Bryant board as overdue Initial Outreach or Follow-Up 1 cards — the work happened, the cards did not move.
21 Aug · The Kelvin — Tap99 and Kilwins recaptured and now being marketed
Andrew forwarded the civil action dismissal covering Taphouse/Tap99 and Cherry Sweets/Kilwins, and a new flyer went out the same day: "We are asking $65 NNN, fully vented" — up to 4,000 SF combined, $65/SF + $16.16 NNN. Pitched to Erica Nguyen and to Verizon Wireless via HR Retail (8/20).
aponcher, "Fw: Kelvin - Civil Action Lawsuit Dismissal," 21 Aug 12:33 UTC; "Kelvin Flyer," 21 Aug 19:33 UTC.
18–21 Aug · Progression Place and Solstice collateral refreshed
Revised Progression Place brochure delivered 8/20 with a daytime cover and a new interior restaurant rendering. Solstice flyer circulated 8/18 with economics: 2,293 SF, $35/SF ($6,687.92/mo), NNN $8.52/SF ($1,628/mo). A blast of the Progression Place 1,576 SF space went out 8/24.
Discrepancies & Stale Records
Contradictions — flagged, not resolved
- The Kelvin board is missing both of its live deals. Asana shows 2 prospects, 0 proposals, 0 negotiations. The mailbox shows FS8 (final counter, guarantor financials, landlord calls pending) and Paradise Card Breaks (landlord response issued, $133,223 work letter). Neither exists on any board. Do not read the Kelvin board as a picture of the Kelvin.
- The Kelvin's landlord identity conflicts. The hub card names CapRiv as client-side. The 8/23–8/24 FS8 correspondence runs to Jo Rathbun, Sr. Director – Asset Management, Jair Lynch Real Estate Partners, and the lawsuit-dismissal thread also routes through jairlynch.com. Both may be true (owner vs. asset manager) — but the board should say which.
- The Kelvin's marketed spaces are superseded. Board: Alley Space ~2,500 SF at $50/SF NNN, space adjacent to Taco Bell Cantina, and "Tap99 space — NOT MARKETED, holding pattern per Andrew." Mailbox, 8/21: Tap99 and Kilwins are recaptured, combined to 4,000 SF, and actively marketed at $65/SF + $16.16 NNN. The board's "not marketed" line is now false.
- NuVegan: card space ≠ deal space. Card reads Space 1A, 2,396 SF vented end cap, 70%, "toured — awaiting decision." Mailbox 8/24 has the deal on a Bevy Food Hall stall pending recapture. Separately, the hub's 8/7 snapshot claims a fee schedule was sent 8/6 (15% of gross sales, no base rent, $500/mo marketing, $15–20/SF TI) and a verbal commitment obtained; the property card's own timeline says the opposite — "8/13 — No contact from Vernon in the nine days since." Two Renaud records disagree about whether this deal advanced.
- Saman Saba is marked live and is not. Engaged Conversation, 30%, as of 8/24 the client passed.
- Crimson Coward vs. Taco Chinoz. Ken Johnson has now put two different concepts into the same 1,576 SF box, twelve days apart, and Crimson Coward has generated no correspondence since 8/10. Whether Crimson Coward is still live, superseded, or simply slow is Uncertain. The board still carries it at 85% in LOI Discussion — the highest probability in the pipeline resting on a 17-day-old tour.
- Chase Bank's blocker may have cleared. The card holds Chase at Initial Outreach because Andrew could not say which space to offer, "waiting on some things to get ironed out behind the scenes." The 8/21 lawsuit dismissal and the release of Tap99/Kilwins look like exactly that resolving. Nobody has gone back to Taylor Hayes at CBRE with a space. Inferred — confirm with Andrew.
- 800 N Wolfe has a landlord contact, and the board says it doesn't. Both the hub card and the property board state no landlord contact is on file. Matt Wexler, Principal at Excel Group, has been sending the rent roll and CAM terms since 8/14 and is asking for a status report. He is the contact.
- Erica Nguyen's parking commitment was never closed. Promised 8/3, still open on 8/7, and the 8/21 exchange moved on to a different space entirely without answering it. The commitment appears to have been quietly dropped rather than resolved. Uncertain — the 8/21 thread body was not fully readable in this sweep.
- Two tours have no debrief. Via Roma 8/18 and Taco Chinoz 8/21. In both cases the surrounding correspondence implies the tour happened; in neither case is there a written record. Both marked Uncertain rather than assumed.
Stale records — no movement, no corroborating activity
- Every board is behind the mailbox. Latest Asana modification anywhere: 21 August. The Kelvin: 10 August. Solstice: 10 August. Progression Place: 12 August. Nothing from the last four business days is reflected on any board.
- Prospects working in the mailbox with no card anywhere: FS8, Paradise Card Breaks, Taco Chinoz, Others Coffee (Bryant Street — Brian, in active diligence on a Bevy stall as of 8/20 over hand-sink clearance and an operating-cost-share estimate Jack still owes him), TPSS Coop (call card exists on the Bryant board but no prospect card, no requirement, no stage).
- Two cards completed in non-terminal columns. Per the stage model, completion is reserved for Lease Out, Lost, or Dead Lead. Mahogany Books is marked complete in Future Opportunity (completed 8/7, due 2/1/27) — probably a mistake, flagged not fixed. MacKenzie Retail is marked complete in Call Scheduled (completed 8/11) — the 8/11 call presumably happened, but no outcome was recorded and the Baltimore coverage workstream it was meant to feed has not moved since.
- Pupatella sits in Dead Lead but is not completed, with a due date of 8/15 — the mirror image of the problem above.
- Portfolio snapshot is 18 days old. The hub's "Portfolio Snapshot — as of 8/4/26" card was last written 8/7 and describes a portfolio with 0 proposals, 0 LOIs, and 0 active negotiations. All three are now wrong.
- A sixth landlord assignment exists outside this run's scope. 1212 New York Ave NW (board 1217195795924585, one prospect: Handcraft Doughnuts via Patrick Gallagher at PVIM, response due 8/7) is tracked on the hub but is not among the five GIDs this task reads. It is not covered above. The hub also lists 1819 Georgia Ave NW and 505 Florida Ave NW as assignments without dedicated boards.
- Long-standing open questions still open. Bryant Street TI allowance has a qualitative answer (white box vanilla shell, TI available) but no dollar figure, across a board of 50+ prospects. Four Points rent roll requested 7/28, not received. 505 Florida Ave NW rep side still unconfirmed.