NNN investment sales · Texas
Triple-Net Investment Properties in Texas
A NNN property is only as good as the lease behind it. The tenant's name on the sign doesn't tell you who's actually guaranteeing the rent, how many years are really left, or whether the price makes sense against the last time the building sold. I represent investors buying single-tenant, triple-net properties across Texas, and I answer those questions before you make an offer.
What I check on every NNN deal
Six questions every NNN offer should answer first
01Who guarantees the lease
Corporate, franchisee, or personal — and whether the guaranty has a dollar cap or burns off after a few years.
02True remaining term
Calculated from the commencement date and lease term, not the summary line on the listing, which is often stale.
03Tenant credit
Public rating where there is one; store count and growth history where there isn't.
04Rent coverage on leasebacks
When a seller sets their own rent, the rent sets the price. I ask what the location actually earns.
05Price vs. last sale
I pull the property's sale history so you know whether the ask is 1.2x or 2.7x the last real trade.
06Expense structure
Absolute NNN vs. NN, roof and structure responsibility, rent bumps, and renewal options.
How it works
From buy box to closing
- Set your buy box. Price range, minimum cap rate, minimum years remaining, credit and guaranty requirements, Texas markets.
- Daily matching. Crexi, LoopNet, broker blasts, and off-market deals screened against your criteria. You only see the ones that pass.
- One-page underwriting. The lease facts, the risks, and my take: strong, borderline, or pass.
- Offer to close. LOI, contract, estoppels, title, and due diligence managed to the deadline.
Asset types
Single-tenant NNN I work
Who I work with
- Private investors buying their first NNN property
- 1031 exchange buyers with a 45-day clock — see 1031 buyers
- Out-of-state and international investors buying in Texas
- Investors moving from management-heavy rentals into passive income
Recent NNN acquisitions
NNN questions
Common NNN questions, answered
What is a triple-net (NNN) lease?
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.
What's the difference between absolute NNN, NNN, and NN leases?
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.
What makes a NNN tenant "strong"?
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.
How many years should be left on a NNN lease?
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.
Can I buy a NNN property with a 1031 exchange?
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.
Next step
Looking for a NNN property that actually holds up?
Tell me your price range, minimum cap rate, and how many years of term you need. I'll send you what's worth a look — and tell you why the rest isn't.