How it Works
How NNNPropertySearch Works
Most investors searching for triple net (NNN) properties for sale believe they’re seeing the whole market.
They aren’t.
Public listing platforms are built to serve sellers and listing brokers, not buyers. NNNPropertySearch was built to give investors control, clarity, and discipline before capital is committed.
Step 1: Define Your Investment Criteria
NNNPropertySearch starts with you, not the listings.
- Target tenants or industries
- Minimum lease term and structure
- Capital range and yield goals
- Risk tolerance (stability vs. income)
- 1031 exchange considerations
If you don’t control the search, you don’t control the investment.
Step 2: Every Property Is Scored Using a 100-Point Rating System
Instead of sorting by cap rate alone, every property is evaluated using a 100-point, risk-adjusted NNN rating systemdesigned for professional buyers.
Each asset is scored across five categories:
Tenant & Lease Strength (30%)
Credit quality and guaranty structure
Business durability and industry risk
Unit-level performance indicators
Location & Real Estate Fundamentals (25%)
Market quality and demographics
Visibility, access, and site positioning
Re-tenanting and alternative-use potential
Lease Economics & Structure (20%)
Remaining lease term
Rent vs. market positioning
Escalations and landlord responsibilities
Liquidity & Exit Risk (15%)
Buyer pool depth
Financing compatibility
Tenant concentration risk
Price vs. Risk (10%)
Is the cap rate compensating you for risk?
Sensitivity to future cap-rate expansion
This removes marketing bias and surfaces risk before you own it.
Step 3: Clear Scores, Visuals, and Plain-English Explanations
Each property includes:
- An overall 0–100 investment score
- A clearly defined investment tier
- Visual risk breakdowns showing where risk lives
- Plain-English explanations—no jargon
This allows investors to:
- Compare properties side-by-side
- Communicate decisions to partners or advisors
- Avoid “headline tenant” traps
Step 4: Stress-Testing What Could Go Wrong
Strong net lease investments hold up beyond ideal conditions.
NNNPropertySearch applies additional risk overlays, including:
Traffic and population trend analysis
Tenant-specific exit risk considerations
Cap-rate expansion sensitivity testing
You don’t just see projected returns—you see what would have to go wrong for the investment to underperform.
Step 5: Decide First. Choose Representation Second.
NNNPropertySearch is not a brokerage.
It is a decision-support platform designed to help investors:
Understand the true net lease market
Narrow options intelligently
Enter negotiations informed and prepared
When you’re ready for representation, negotiation, and execution, you can work with a buyer-only brokerage or any advisor you trust—with clarity and leverage.
Why Serious NNN Investors Use NNNPropertySearch
Most net lease mistakes don’t appear at purchase—they show up at:
Re-financing
Lease rollover
Resale
Market stress
NNNPropertySearch exists to help investors make decisions they’ll still be comfortable with years later.
The NNN 100-Point Risk-Adjusted Rating System
1. Tenant & Lease Strength — 30%
Is the rent money durable?
Tenant credit quality (public rating / implied credit)
Business model resilience (e-commerce resistance, necessity-based use)
Unit-level performance proxy (traffic, sales indicators, format strength)
Guaranty quality (corporate vs. franchisee vs. unit-level)
👉 This is where “headline tenants” often lose points.
2. Location & Real Estate Fundamentals — 25%
Would the dirt still matter if the tenant left?
Market tier (primary / secondary / tertiary)
Site quality (visibility, ingress/egress, corner vs. inline)
Demographics (income, population density, trends)
Land reusability / alternative users
👉 Prevents buyers from overpaying for tenant credit in weak dirt.
3. Lease Economics & Structure — 20%
How friendly is the lease to the owner?
Remaining lease term
Rent vs. market positioning
Rent escalations (fixed vs. flat)
Landlord responsibilities (true NNN vs. disguised obligations)
👉 Separates “long lease” from “good lease.”
4. Market Liquidity & Exit Risk — 15%
Who will buy this from you later?
Depth of buyer pool
Financing compatibility (loan sizes, bank appetite)
Tenant concentration risk
Deal size liquidity (sweet spot vs. orphan size)
👉 This is where many retail NNN deals quietly fail.
5. Price vs. Risk (Cap Rate Context) — 10%
Are you being paid for the risk you’re taking?
Risk-adjusted spread vs. true alternatives
Downside sensitivity to cap-rate expansion
👉 Directly combats the “cap-rate illusion.”