Insights & Background
Articles, frameworks, and market analysis drawn from five years of single-tenant net lease transactions, off-market sourcing, and building AI tools for CRE practitioners.
AI is not automation. It is leverage.
In single-tenant net lease transactions, outcomes are driven by two variables: opportunity quality and execution precision. AI matters because it compresses time to clarity without replacing judgment, relationships, or discretion.
98 active CVS listings. 270 days average on market. Here's why one sold in 30.
We re-ran a market survey on all 100% leased, single-tenant CVS assets currently listed for sale. 98 active listings. Average days on market: 270. Median: 153. Just over two weeks ago, I brought a CVS to market priced above $10 million. Less than 30 days later — a fully executed PSA within 5% of list.
Built through thousands of sends. A/B tested down to subject line length and intentional typos.
I said I would share my cold email framework designed for one outcome only: replies. This was not theoretical. It was built through thousands of sends and extensive A/B testing down to subject line length, sentence structure, and even purposely including a minor grammatical error or typo. Before this, emailing was a black box. Afterwards, I typically had a 1-in-10 chance of a reply — and if someone opened the email, a 1-in-3 chance.
Two identical properties, identical tenants, identical rent — trading at materially different values.
Pricing in the single tenant net lease market is often presented as a simple formula. But one of the most important and often misunderstood drivers of pricing is remaining lease term — and understanding the 10-year threshold and the cap rate cliff can materially change a seller's outcome.
When should an owner fully market a property — and when does a targeted process produce a better outcome?
When selling a single tenant net lease property, one of the most important strategic decisions is whether to run a fully marketed process or pursue a targeted off-market transaction. Both approaches can produce strong outcomes — the key difference is how broadly the opportunity is exposed and how large the realistic buyer pool is.
Frameworks investment firms can implement today to reduce manual workflow and accelerate decision making.
Acquisitions teams across commercial real estate firms spend substantial time on operational tasks rather than investment analysis. Deal intake, screening, memo preparation, and portfolio strategy reviews remain highly manual processes. Recent advances in AI and workflow automation allow firms to significantly reduce this friction.
How 100% bonus depreciation changes what a deal does for you in year one.
The single-tenant net lease world is full of 'safe' decisions — good tenants, long leases, passive ownership, clean underwriting. But if you're underwriting deals without modeling tax shelter, you're leaving a major part of the return on the table. When 100% bonus depreciation is available, a cost segregation study doesn't just 'help.' It can materially change what a deal does for you in year one — especially in improvement-heavy product types like gas stations and car washes.
Stabilized pricing, pent-up capital, and a resilient economy set the stage for increased activity.
The broader capital markets landscape in Q2 2025 provides both headwinds and reasons for optimism. The Fed's rapid tightening cycle has succeeded in cooling inflation to ~3–3.5%, and policy makers have moved to a pause with hints of eventual easing. Long-term rates have settled in the mid-4% range. While historically elevated, they have not derailed dealmaking — rather, buyers and sellers have slowly adjusted yield expectations.
Get in Touch
Whether you have a property that fits an active mandate, want to discuss a deal structure, or are exploring a conversation — reach out directly. All inquiries are reviewed personally.