The search is reasonable, but for net lease it points the wrong way. The location that protects your income is the tenant's trade area and corporate credit — not how close the building is to you. A buyer-side advisor sources to your criteria, wherever the right deal is.
"Near me" is the wrong filter for a triple-net deal. You will never set foot in the building, the tenant manages it, and the rent is paid by a corporate credit that has nothing to do with your zip code.
Searching for NNN properties near you is intuitive — it's how people buy houses. But a true triple-net asset is the opposite of a house. You are a passive owner of a building you will likely never visit; the tenant handles taxes, insurance and maintenance, and your entire return depends on a corporate lease being paid on time for a decade. The proximity of the building to your home changes none of that. What changes your outcome is whether the tenant thrives at that specific location and whether the company behind the lease is good for the rent. Limiting the search to a radius around you simply shrinks the pool of good deals and crowds you into whatever happens to be local — which is rarely the best risk-adjusted income available.
Once you let go of distance, the variables that actually protect a net-lease investment come into focus. The right deal is defined by the tenant's credit and guaranty, the strength of the specific location's trade area, the remaining lease term and rent escalations, the rent level relative to market, the fee-simple dirt under the building, and how the asset is sourced — passively from a portal, or actively to your criteria.
The corporate guaranty behind the lease — not the franchisee — is what pays the rent for ten years. This is the asset.
Does this specific store thrive here? Traffic, rooftops and sales decide renewal. The relevant location is the tenant's, not yours.
Ten-plus years remaining with built-in rent bumps protects against inflation and re-leasing risk. Time on the lease is value.
Is the rent at, below or above market? Above-market rent is a future re-leasing problem priced as today's income.
Own the land, not a ground-lessee position. The dirt is the irreplaceable, defensive part of the deal.
Passive portal browsing surfaces what's left; an advisor sources actively to your criteria across the whole market.
Instead of filtering a portal by distance, you define the criteria — tenant types, credit, minimum term, target cap, geography you'll accept — and an advisor sources to that mandate across the national net-lease market, including off-market and pre-marketed deals a radius search never shows. Because net-lease income is portable and passive, there is no reason to confine your capital to a few miles around your house, and good reasons not to. The full mandate, tenant criteria and how I work are on the NNN advisory page, with market notes on the insights page.
Not for your proximity. In a true triple-net deal you are a passive owner who will likely never visit the building. What matters is the tenant's trade area and the corporate credit paying the rent — not how close the property is to you.
You define the criteria — tenant types, credit, minimum term, target cap, acceptable geography — and an advisor sources to that mandate across the national net-lease market, including off-market deals a radius search never surfaces.
The tenant's corporate credit and guaranty, the strength of the specific store's trade area, remaining term and escalations, rent relative to market, and fee-simple ownership of the land. These protect the income; proximity does not.
Yes to both. Net-lease income is passive and portable, so out-of-state ownership is normal. Foreign nationals can buy too, usually through a U.S. LLC, with financing available at a larger down payment.
Tell me your criteria — tenant types, credit, term, target cap, and the geography you'll accept. I'll source to that mandate and tell you where the real risk sits in each deal — independent, buyer-side, no obligation.
Email carlos@balartre.com
Direct +1.786.603.3075
Office 1390 Brickell Ave, Suite 104 · Miami, FL 33131
"Near me" is the wrong filter — net-lease income is national and passive. See the full mandate, tenant criteria and how I source to your goals.
NNN Commercial Advisory →