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Adjust the sliders to model any NNN deal. See real-time cash flow, returns, and DSCR based on current market rates.
Each tier has distinct risk-return profiles, tenant quality, and capital requirements. Click to explore.
Larger circles represent higher purchase prices. Lower-left corner is the 'sweet spot' — low risk with solid returns.
Starter deals (green) cluster upper-right with higher returns but more risk from lower-credit tenants and secondary markets.
Growth deals (blue) occupy the middle — the best risk-adjusted returns for most investors.
Institutional deals (purple) are lower-left with the most stability but compressed cap rates. Ideal for wealth preservation.
With 10-year Treasury at 4.02%, NNN cap rate spreads of 185 bps over Treasuries remain attractive relative to historical averages of 150–250 bps.
Most successful NNN investors follow a staged approach — starting small, proving the model, and scaling with equity and experience.
Acquire a starter NNN property. Learn operations, tenant management, and financing.
Add a growth-tier deal. Diversify across tenants and markets for stability.
Layer institutional deals. 3+ properties across different sectors and geographies.
1031 exchange into higher-quality assets. Refinance to pull equity for next acquisitions.
Side-by-side comparison at today's estimated CRE mortgage rate of ~6.5%
Calculations assume 25% down, 6.5% interest rate, 25-year amortization, NNN lease (no landlord operating expenses). Actual returns vary by property, market, and financing terms.
The golden rule: never invest more than 50% of your liquid capital in a single deal. If you have $300K liquid, your maximum down payment should be $150K — which puts you in the starter-to-growth range.
Beyond the down payment, budget 3–5% of purchase price for closing costs (title, appraisal, legal, inspections). A $1M deal typically costs $30K–$50K to close on top of your equity.
Maintain 6–12 months of mortgage payments as a cash reserve. For a $1.5M deal with a ~$8,500/month payment, that means $51K–$102K set aside for emergencies, even though vacancies in NNN are rare with long-term leases.
Use our calculators to model your specific deal scenario.
Data and analysis on this page are for informational purposes only and do not constitute investment, financial, or tax advice. Figures may be estimated from publicly available sources and should be verified with primary data providers (CoStar, MSCI RCA, CBRE, FRED) before use in investment decisions. Past performance does not guarantee future results.