An Introduction To NNN Investing
Retail Categories
The Investment
Types of Sellers
The Buying Process
Market Analysis
Highest and Best Use Explained
Location and Site Analysis
Financial Feasibility
Industry Trends
Due Diligence
Financing
Low Risks of Default
Sample Lease Agreement
Sample Letter of Intent
Sample Commercial Inspection Report
Market Analysis
For investors buying retail NNN properties, the tenant has already completed the market analysis but it is still buyer beware. All locations are not the same and minor differences can make a difference in the long-term return on investment.
Below is a brief discussion of the process of identifying good locations and sites. (Think of locations as the area and sites as the physical parcel.) It will not make you an expert but it will make you aware of the important factors that companies consider.
Fortunately, the companies with long-term track records and investor grade credit ratings have very competent real estate departments that oversee this process.
With a certain level of skepticism, you can take comfort in knowing that a though level of market analysis went into selecting the location and site.
Retail Market Analysis
Commercial real estate decisions must solve three feasibility tests to ensure a positive outcome.
1. Does the supply demand relationship for the projected
property use in the desired location predict success?
2. Does the site have the physical ability to support the
desired activities?
3. Will the property generate the financial returns,
given the risks, to meet the goals of the investor,
developer or user?
So the market analysis process involves three studies that must be satisfied.
“market feasibility”
“location/site feasibility”
“financial feasibility”
Note: Using market data does have its pitfalls. The data can be out of date or be contradictory. Sometimes the data is not applicable to the property. Data can be primary or secondary. Secondary data is provided by other sources and must be reliable. Sources should be scrutinized for their accuracy.