When is a good time to buy triple net properties with a good cap rate?

In Buying Property - Asked by T R. - Jul 27, 2014
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Answer(s)

Ari M.
Property/Asset Manager
Huntingdon Valley, PA

anytime you can....

Jul 27, 2014
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Ludwig P.
Broker/Agent
Burbank, CA

If you find it, you buy it.

Aug 1, 2014
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Alex K.
Broker/Agent
Belmont, CA

Watch out for franchised NNN buildings because the Corporate HQ can declare that every franchise must update the interior and exterior and potential put the tenant out of business, making your investment worth much less!
My grandparents were one of the first KFC franchisees, and they had to remodel a few times.
Very few people are aware of this risk!

Aug 28, 2014
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Glen W.
Lender/Mortgage Broker
Atlanta, GA

good is all relative, the higher the cap rate the higher the risk, if you have sub par tenants paying above market rent or unsustainable rent then you need to discount the purchase price. For example in Colorado we are seeing people buy properties with above market rents with marijuana related tenants that are long term unsustainable. Long and short, the cap rate is only as good as the underlying strength of the tenants.

Aug 29, 2014
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Drew R.
Owner/Investor
Austin, TX

NNN properties are an attractive investment option for a variety of investors. The NNN structure provides consistent income with minimal management obligations. In many NNN lease properties, the investor’s only responsibility is collecting their rent check! However, no investment is risk free, including NNN properties. If thinking about investing in a NNN property, investors should consider the following:
Benefits:
Passive Investment
Every lease agreement is unique, but typically the tenant is responsible for all property taxes, insurance and operating expenses. Tenants frequently pay expenses directly, relieving the landlords of even having administrative duties.
Predictable Revenue Stream
Because all property-related expenses are the responsibility of the tenant, the investor’s net cash flow is protected from fluctuations in expenses. In general, the rental rate of the lease will be the cash flow to the investor (prior to debt and income taxes), regardless of expenses.
Portfolio Diversification
NNN properties provide many of the same benefits as investing in other real estate classes. Because real estate returns do not move in tandem with stocks and bonds, it can provide diversification benefits to an investment portfolio. See our blog on diversification in real estate for more details.
Risks:
Tenant Credit
With NNN properties, you are essentially investing in both the physical asset and tenant occupying the property. Tenants with strong or “investment-grade” credit ratings are considered to have a low probability of defaulting on their lease. Of course, investors typically “pay” for strong credit via lower yields.
Rental Rates
It might seem counter-intuitive that a rental rate far above the market standard could be viewed as a negative, but consider the case if the tenant vacates; the space will likely be backfilled at the prevailing market rate. If the lease rate is significantly above the market rate, consideration should be given to the credit of the tenant and remaining lease term. Strong credit and long remaining term may be of far less concern than marginal credit and short remaining term.
Binary Nature
With only one tenant, a NNN property is entirely dependent on that tenant for cash flow. Essentially, the property is either 100 percent leased or 0 percent leased. Consider the underlying real estate and its ability to attract new tenants should the current tenant vacate. Highly specialized properties, for instance, may be difficult to backfill or costly to repurpose.

Nov 6, 2016
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