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
Types of Sellers
Owner/User
The sale/leaseback is often a desirable outcome for most national retailers because their business return is often higher than typical real estate returns of 7% – 11%. Lease terms can be customized during negotiations to benefit both the buyer and seller. Sellers are often comfortable customizing terms during negations because they know the property well. Care should be taken to not over pay for seller improvements that do not provide value to the location or future users.
Preferred Developers
Many national retailers use “preferred developers” for their new locations. These developers have close working relations with the retailer, know their specifications and can benefit from the economies of scale with regards to costs. The developer obtains the lease and secures construction financing with the objective of selling the property for a profit or keeping the property as an investment.
The benefit of buying from the developer is that there should be no hidden problems, all paperwork is readily available, and the property is probably in the early term of the lease.
Investor/Owner
Historical records of expenses and sales history will be available for easy analysis but the lease may be near expiration with a need to re-lease. The estoppel agreement should be memorialized early in the process to make sure there are no surprises contrary to the seller’s documentation.