Real questions.
Straight answers.

In a true NNN lease, very little. You receive rent. If there's a major structural problem covered under the lease, the tenant handles it. You don't take maintenance calls, you don't manage contractors, and you don't deal with the building day to day. Some NNN leases have limited landlord obligations — we review those carefully before recommending any property.

Dramatically different. With a regular rental — residential or commercial — you pay the taxes, the insurance, and the repairs. Vacancies hit you directly. Tenants call with problems. With NNN, your tenant is a national corporation that signed a 10–25 year lease and covers every operating cost. You own the building; they run it.

Almost exclusively national brands — the kind of companies that have real estate teams, legal teams, and decades of lease experience. Pharmacies like Walgreens and CVS. Banks like Chase and Wells Fargo. Fast food like McDonald's and Panera. Dollar stores like Dollar General and Dollar Tree. Auto parts, telecom, big-box retail, convenience stores. Names you see every day.

On main commercial corridors — the busy roads and intersections where retail clusters. National tenants do serious demographic research before committing to a location. When you own a Walgreens on the corner of a major intersection, you're in a location that Walgreens decided was worth a 25-year commitment. That's the kind of location that holds its value.

NNN properties typically sell at cap rates between 5% and 7%. Cap rate is the annual income divided by the purchase price — so a $2,000,000 property at a 6% cap rate produces $120,000 per year. Returns vary based on the tenant, the lease term remaining, and the location. Stronger tenants with longer leases in better locations sell at lower cap rates because buyers pay more for that security.

Usually yes. Most NNN leases include built-in rent increases — either a fixed annual bump (often 1–2%), a percentage increase at each renewal option period, or CPI-linked adjustments. We review every escalation structure before recommending a property. It matters a lot over a 20-year lease.

Most are priced between $1,000,000 and $50,000,000, depending on the tenant, location, and how much lease term remains. Dollar store and quick-service restaurant properties often come in at the lower end. Pharmacies and banks tend to be higher. We work across this entire range and help you find properties that match your budget and goals.

Under a true triple net lease, essentially none — property taxes, insurance, and maintenance are all the tenant's responsibility. You may have minimal accounting or legal costs. That's it. This is one of the main reasons people buy NNN — the operating cost structure is clean and predictable.

Standard commercial real estate closing costs apply — title insurance, escrow fees, lender fees if financing, survey costs, and due diligence (environmental and engineering reports). These typically run 1–2% of the purchase price. We give you a clear cost picture early in the process so there are no surprises at closing.

We look at this before recommending any property. Publicly traded companies have credit ratings from S&P or Moody's that tell you their financial health objectively. For franchise tenants, we look at the specific franchisee's financial statements, how many locations they operate, and how long they've been in business. A big brand on the sign doesn't automatically mean a strong tenant behind it.

A corporate lease means the parent company — McDonald's Corporation, Walgreens Inc. — signs your lease and backs it with their full balance sheet. A franchise lease means an independent operator who licenses the brand signs your lease. The brand is not responsible for your rent. Both can be fine investments, but they're not the same thing, and the price should reflect the difference.

Years remaining on the primary term. Whether rent increases are built in and how they're calculated. What the tenant is specifically responsible for maintaining. Whether there are co-tenancy clauses that let the tenant cut rent if a neighboring anchor leaves. Termination rights. Renewal option rents. We read every lease front to back and flag anything that changes the deal's value before you're committed.

Most tenants in profitable locations renew — leaving is expensive and disruptive to their business. At renewal, you have the opportunity to negotiate to current market rent. If they do leave, the location is what determines how quickly you find someone new. This is why location is the first thing we look at. A property in a strong retail corridor re-leases. A property in a weak location doesn't.

Yes, and it's one of the most common uses of a 1031 exchange we see. Many of our clients are selling apartments or commercial properties they've managed for years and want to simplify into something passive. NNN deals close on clear timelines and we routinely complete them well inside the 45-day identification and 180-day closing windows.

Yes. You can sell one large property and exchange into two, three, or more smaller NNN properties. This is popular for estate planning — each property can go to a different family member. It's also useful for spreading geographic or tenant risk across multiple assets.

From signed purchase contract to closing, typically 45 to 75 days. Due diligence usually runs 30 to 45 days. Closing follows. For 1031 exchange buyers, we work backward from your 180-day deadline and build a timeline that gets you to closing with room to spare — not scrambling at the end.

Before your current property closes if at all possible. The earlier you contact us, the more time we have to find the right NNN option before your 45-day identification deadline starts. If you're already in your exchange window, contact us today — we can move quickly when we need to.

We don't sell office buildings, multifamily, industrial, or retail centers. NNN is the only thing we do. That's been true since 1993. We know this market well because it's all we've ever done — the tenants, the lease structures, the locations that work, and the ones that sound good but aren't. That focus matters when you're making a decision of this size.

Buyers only. We work for you — not for the seller, not to move a particular listing. Our job is to find the right property for your situation and help you avoid the ones that don't make sense. We're compensated through commissions paid by sellers at closing, which is standard in commercial real estate, but our obligation is entirely to you.

Fill out our contact form or email us at onlynnn@gmail.com. Tell us roughly what you're looking for — budget, timeline, whether you're doing a 1031 exchange, and any tenant preferences. We'll send you a list of available properties and schedule a call to talk through the options. No cost. No obligation to proceed.