Who is speaking and why you should keep watching
My name is Joel Owens and I run NNN Invest. For the last 20+ years I have been buying one thing for my investors and for my own book, which is single-tenant triple-net retail. I want to walk you through what that asset class actually looks like when it is sourced properly, and whether the returns line up with your portfolio.
What the public market will not show you
Most real estate brokers will show you whatever is listed on the open market, and the open market on triple-net retail has been picked over and priced up for the last three years, which is how cap rates compressed into the fives and sometimes the fours on deals that should have been trading at seven or eight.
At NNN Invest we do not buy off the listing sheet. We run a proprietary off-market database of pre-market, on-market, and off-market triple-net retail properties nationwide, which means the pipeline I present to my investors is pipeline nobody else is seeing.
The asset class is single-tenant NNN retail. Pharmacies. Dollar stores. Fast casual. Auto parts. The reason we focus there is simple, which is that the tenant pays the property taxes, the tenant pays the insurance, and the tenant pays the maintenance. That is what the three Ns actually mean. Your role as the owner is to collect rent and to watch the lease escalations compound.
Two ways in, both underwritten to 7%+ cap
If you want to own a property directly, we open that at $1M+ down on a purchase price of $3M or higher. I personally source the deal, I personally negotiate the lease, and if you are rolling equity out of another property into this one, I handle the 1031 exchange mechanics end to end. You own 100% of the building and 100% of the cash flow.
If you want to stay fully passive and spread across multiple tenants, we open syndicated partnerships at $200K per deal under 506(c) accredited-only structures. Two active strategies. Stabilized A is cash-flowing single-tenant NNN. Value-Add B is repositioning and dark-building plays where we create yield through leasing and re-tenanting.
On both structures, the target acquisition cap rate on stabilized product is 7% or higher, because the whole point of running an off-market database is to keep buying at yields the listed market cannot deliver.
20+ years specialized in one asset class
NNN Invest is a specialist, which is a word that gets used loosely, so let me define it.
I have spent 20+ years doing nothing but triple-net retail. Every underwriting I put my name on is backed by two decades of comp data, lease data, tenant credit work, and walked-property experience on this one asset class. I have written a book on it, I host a podcast on it, and I sit on deals in every major market in the United States.
Our team is three people. Me, Maya Shirvani, and David Gardner. No rotating analyst pool. No offshore underwriting desk. The person who sources your deal is the same person who underwrites it and the same person who monitors it after close.
That is the difference between a specialist and a factory, and it is the reason investors who work with us typically move more than one deal through us.
Who this is for on each track
If you have $1M+ in deployable capital and you want a single property in your name, the direct ownership track gives you 100% equity on a $3M+ single-tenant NNN deal sourced off-market, with 1031 exchange support if you are rolling equity out of another asset.
If you want to spread across multiple tenants and geographies and stay truly passive, the syndicated partnerships open at $200K per deal. Stabilized A for cash flow, Value-Add B for yield creation, both 506(c) accredited only.
And if you want both, we split your allocation across both tracks on the same call.
Book a thirty-minute consult with Joel
The next step is a thirty-minute consult with me directly. Not with an assistant, not with an IR rep, with me. We walk through the current pipeline, we walk through a live deal, we talk through the lease, the tenant credit, the cap rate math, and whether direct ownership or a syndicated partnership is the right seat for your capital. If it is a fit, we move into sub docs. If it is not, I tell you that on the call and send you back to your day.
Use the link on this page to book a thirty-minute window that works for you. Thank you for watching.