NNN & Commercial Real Estate Questions, Answered

In a NNN lease, the tenant pays property taxes, insurance, and maintenance in addition to rent. Investors like NNN properties for predictable income. The real value depends on the tenant's credit, who guarantees the lease, and how many years remain.

In an absolute NNN lease the tenant pays everything, including roof and structure. In a standard NNN lease the landlord may still own roof and structure costs. In a NN (double-net) lease the landlord typically covers more of those big-ticket items. Read the lease, not the listing summary.

Who guarantees the lease matters more than the name on the sign. A corporate guaranty from a rated company is stronger than a franchisee or a personal guaranty. Also check whether the guaranty is capped or burns off over time.

Most investors want 10 or more years of remaining term. Calculate it from the lease commencement date and the original term — listing summaries often show the original term, not what's actually left.

Yes. Single-tenant NNN properties are one of the most common 1031 replacement choices because they're passive to own. Start searching before your sale closes so your 45-day identification list has real options.

Start with the rent roll and the trailing twelve months (T-12) and make sure they match. Then verify real occupancy and delinquency, estimate property taxes after the sale, get current insurance quotes, and price the capex the property needs. The pro forma is the seller's story; those numbers are yours.

Loss-to-lease is the gap between what tenants pay today and current market rent. It's a common source of upside on multifamily deals, but it only becomes income as leases turn — so underwrite how fast you can realistically capture it.

A 1031 exchange lets you defer capital gains tax by reinvesting sale proceeds into another investment property. You have 45 days after closing to identify replacement properties and 180 days to close. Work with a qualified intermediary and your CPA — I help you find and secure the replacement property.

A capitalization rate is a property's annual net operating income divided by its price. A $1,000,000 property earning $70,000 in net income is a 7% cap. Higher cap rates usually mean more income per dollar, and often more risk.

Yes. I represent out-of-state and international investors buying NNN properties throughout Texas, and handle the site visits, due diligence, and closing coordination locally.

Often, yes. Texas appraisal districts reassess every year, and a recent sale can push the assessed value toward the purchase price. I estimate the post-sale tax bill as part of underwriting so it doesn't surprise you.

A commercial broker helps you buy, sell, or lease property used for business or investment — retail, office, industrial, multifamily, land. That includes finding properties, analyzing the financials, negotiating terms, and managing the deal through closing.

You don't have to have one, but the landlord's broker works for the landlord. A tenant's broker negotiates rent, free rent, buildout allowance, and lease terms on your side. In many leases the landlord pays the tenant broker's fee.

NNN, multifamily, and commercial investment property across Texas, and all commercial property types in the Dallas–Fort Worth metro — including Dallas, Fort Worth, Rockwall, McKinney, Southlake, and the surrounding counties.