NNN leasing planning is a rich investment tool that offers the investor many opportunities to navigate an ever-changing market. NNN`s rental investments are essentially inflation-protected bonds secured by a loan tenant rather than a state or local community. The tenant makes monthly payments to the landlord, while the property (and often the rent increases required in the lease) offers the investor protection against inflation. . NNN`s rental investments offer similar tax benefits to tax-exempt municipal bonds without requiring the investor to settle for lower returns or open it to a large capital gain.> If an investor were to buy a bond on the secondary market and return it years later and sell it for a profit, he would have to pay a capital gains tax on the profit. It does not matter whether the bond is exempt from state income tax or not. This is not the case for investments in NNN leases because, although structured as a bond, they are still considered real estate investments and can therefore be amortized in the same way as similar profitable commercial properties. Taxes on the income they generate can be amortized or carried forward over the life of the asset. The investor, of course, has to repay a depreciation when he sells, but this too can be circumvented by referring to a 1031 exchange and trading in another similar property.
  NNN`s rental investments are also affordable, allowing the investor to take advantage of their tenant`s loan, and interest payments would also constitute a depreciation. .  NNN leases usually contain clauses that exclude the significant maintenance of these obligations, as these expenses are considered capital expenditures and, as such, are generally the responsibility of the owner. These leases are often used in many types of commercial real estate such as shopping malls, parking lots, and office buildings. Mr. Logan owns a small shopping mall in New Jersey City. He is 72 years old and lives with his wife a few hours from the mall. He is tired of having to deal with tenants and maintenance, so he decides to rent the property to a management company that could manage it and take care of all the operating costs. This way, Logan receives a fixed payment for the lease each month without having to worry about any problems. A triple net lease or NNN lease is one of the most common rental structures in commercial real estate. In addition to the tenant`s base rent, a triple net lease includes a provision allowing the tenant to pay certain costs associated with operating the property.
These costs are represented in three “nets”. When an owner leases a building to a business that uses a triple net lease, the tenant is responsible for paying the property taxes on the building, the insurance of the building, and the cost of maintenance or repair that the building needs for the duration of the lease. Since the tenant bears these costs, which would otherwise be borne by the landlord, the rent calculated in the triple net lease is generally lower than the rent charged in a standard lease. The capitalization rate used to calculate the amount of rent depends on the solvency of the tenant. Triple net leases can increase the tenant`s operating costs, and they can be held responsible for deductibles on insurance policies, and they can also be liable for damage to the property that is not covered by the insurance company. Operating costs (op/e) are the costs associated with the operation and maintenance of a commercial property such as an office building or shopping centre. In a triple net lease, op/ex consists of three main elements: property taxes, insurance and CAM (Common Area Maintenance) fees. Simply put, there is no standard or perfect rental period and almost every lease is strongly designed in favor of the owner. Since evaluating leases can be intimidating, even for experienced professionals who have had multiple leases and locations, the best thing you can do to prepare yourself is to understand the different types of rental structures and the benefits and obligations that come with them. For example, if the annual rent is $10,000 and he estimates the additional cost at $3,000, the actual rent he charges the tenant is $13,000 per year. While traditional leases are more common than net leases, they pose a higher risk to the owner, who will have to absorb unexpected increases in additional expenses. For this reason, some landlords prefer to use some sort of net lease, which transfers some or all of the risk to the tenant.
Owners and investors love triple net leases because they create a stable and predictable revenue stream. As anyone who has owned a home for more than a few years can tell you, property taxes and building insurance can fluctuate a bit from year to year – and usually not in favor of the homeowner. And maintenance is the most unpredictable effort of all. A property may not need major repairs for an extended period of time and suddenly needs an important item such as a new HVAC unit. This can backfire on the landlord if the tenant decides to move elsewhere at the end of the lease. The landlord will have to pay the higher tax bill until they find a new tenant, provided they find one who is willing to pay the higher costs. If similar properties are cheaper, the owner may find themselves stuck with a vacant property. NNN rental investments are usually leased to a single tenant and are therefore referred to as STNLs or single-tenant net leases. However, an NNN rental investment may have two or more tenants, although it is not considered an STNL investment. An example of this would be a Starbucks & MetroPCS, which shares a building under two separate NNN leases, or a retail center where all tenants are grouped together in a single NNN lease. Both examples would be considered NNN`s rental investments; however, it would not be STNL. The risk of default in such NNN transactions is spread over more than one tenant (i.e., if Starbucks or Metro PCS goes bankrupt, the other tenant will continue to pay the rent due under their NNN lease).
Such transactions may appeal to investors who want to spread the risk, although the simplicity of collecting a rent check from a tenant expires. Often, an NNN lease offers a lower monthly rent than a gross lease because the tenant is responsible for maintaining the building. In an NNN lease, tenants are responsible for maintenance and repairs, so cost savings related to expenses related to operating the building are passed on to the tenant rather than the landlord.  A triple-net lease (NNN) is a lease agreement for a property where the tenant or tenant promises to bear all the costs of the property, including property taxes, building insurance and maintenance. These payments are in addition to rent and utility fees, and all payments are usually the responsibility of the landlord if there is no triple, double or single net lease. A “bondable NNN lease”, the most extreme form of an NNN rental investment, is often misused in the net leasing industry when it comes to NNN properties that are only occupied by investment-grade tenants. The solvency of the tenant is a decisive factor that the lender takes into account when deciding to lend a property and under what conditions; However, this is not the feature that distinguishes a triple net bond from a standard triple net rental investment. When assessing the value of the loan tenant`s loan, most brokers and lenders rely on the creditworthiness obtained from one of the major credit agencies (Moody`s, Standard & Poor`s, Dun & Bradstreet). While these assessments are important, they do not always paint the most accurate picture of a company`s overall performance and future viability. Some brokers offer the services of an in-house investment dealer and analyze the finances and performance of the tenant`s shares when the tenant is listed on the stock exchange.
If you look at the stock market performance of the loan tenant compared to other competitors in the industry, you can learn a lot. Other readily available metrics such as P/E ratio, PEG ratio, and debt ratio can be indicators of a loan tenant`s financial health. With a triple net lease, tenants must take out insurance for the property. In addition, they may have to pay all deductibles from the policy, as well as uninsured damages. This increases the tenant`s real estate costs. However, there are a number of other types of leases that you can see in other markets. These include: This is different from a full-service rental structure where the tenant commits to paying a predetermined rate that includes operating costs. In general, triple net leases are most often used for detached commercial buildings, usually with a single tenant, but can also be used for other types of properties. Triple net leases typically have an initial term of 10 years or more and often have built-in rent increases…
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