Market Scan addendum — 2026-10-19

Desk: Eva · Run: daily commercial scan (CRE stealth-fetch fix applied to property_scan.py)

CRE (commercialrealestate.com.au) started serving an Akamai challenge to plain HTTP impersonation; StealthyFetcher (headless, cloudflare-solve) restores full access — scanner updated so future runs parse listing JSON directly from __NEXT_DATA__.

Outcome: one genuinely new under-budget match. The rest of the CRE sweep is agents-contact / over-budget / non-retail.

⭐ NEW — Shop 2/6 Florence Street, Brunswick VIC 3056 (Nightingale 1)

• 53 m² ground-floor commercial in Breathe Architects' Nightingale 1, C1Z
• New 3-year lease in place (tenant via CVA Property Consultants); CRE copy says "Circa 7.5–8% Yield!" — prior lease had been $25,000 pa + GST + outgoings
• Price unadvertised ("Contact Agent", Frank Romeo). Indicative support: at $25k rent, a 7.5–8% yield implies roughly $320k–$333k — well under the $700k budget
• Outgoings on title: water $1,208, council $2,474, OC+insurance $5,642 (all + GST)
• Verdict vs shortlist: if the price really sits anywhere near $350k this beats Coburg North on yield (7.5% vs 4.88%) with comparable contracted-tenant security. Smaller (53 vs 45 m² in a similar box class) — needs written rent + s32 to confirm. Watch-list action: call CVA for passing rent and asking price. This is the strongest yield-per-dollar find since the 15 Oct scan.

Also surfaced (not upgrades to the shortlist)

• 11/380 Lygon St, Brunswick East — 63 m² wellness (massage/beauty) tenant, $28,108.72 pa + GST, 3+3 yrs from Mar 2026, 4.5% fixed increases, tenant pays 100% outgoings, 1 car, 7m glass frontage — Nelson Alexander Commercial, "Contact Agent". Implied entry ~$550k at a 5.1% gross on first-year rent. Solid, but income and covenant profile are a match for Coburg North at a higher land-basis — keep as backup only, not a shortlist jump.
• 299 Lygon St, Brunswick East — 65 m² freehold, lease $35k + GST + OGs OR sale $635k + GST, Nelson Alexander Commercial. Vacant-possessable alternative; no change to ranking (existing watch).
• 14/25 Separation St (Northcote Plaza) — 28.37 m² specialty shop beside centre entry, private sale "Contact Agent", vacant/versatile (STCA). Two Coles-anchored plaza foot-traffic story but no income stated; over-represented in small-box category already. No action unless priced explicitly <$400k.
• Shops 13, 14 & 15, 288 Albert St Brunswick — 217 m² combined, Parliament of Victoria tenant returning $137,116 pa + GST, 6 basement parks, deadline sale 18 Nov (Colliers: Ervin Niyaz, Travis Keenan). Income implies ~$2.5M at a 5.5% yield — looks like >$2M contract value, well outside the $700k budget. Listed for completeness; excluded.
• Suite 11, 663 Victoria St Abbotsford — 540 m² Stonebridge/RT Edgar blank canvas, vendor says sell, vacant; not a tenanted small shop. Excluded.
• 333-335 Sydney Rd Brunswick — 606 m² land, 250 m² 2-level building, Treetop Toy Shop lease with 3.5% fixed increases + options to 2037, Knight Frank. Future development upside trumps income; would be an EOI over $1.5M. Excluded.
• 118-120 Elgin St Carlton — 550 m² 2-level hospitality investment, $105,287 pa (excl. OGs & GST), 5-year lease from Jul 2026, dual frontage — Colliers, Public Auction 16 Sep 2026. $105k income implies a ~$2M freehold — excluded on size/budget.

Scanner fix (recorded in property_scan.py)

• CRE stealth-fetch now runs in FALLBACK_STEALTH_PORTALS on cre_*
• Address-only address pairing was too noisy — JSON __NEXT_DATA__ parsing (address + displayablePrice + category) is the reliable path; saved as cre_nextdata.py for reuse.
• Listed 45 CRE shops in the sweep: only Shop 2/6 Florence Street is new + under-budget + tenanted.