1031 Exchange of Las Vegas
Single Tenant NNN Retail Properties for 1031 Exchange Buyers.
Find high-quality single tenant NNN retail and shopping center properties nationwide for your 1031 exchange. We help unrepresented exchange buyers quickly identify replacement properties with predictable income, minimal management, and corporate-guaranteed tenants across all 50 states.
45 Day identification. 180 Day closing. We make every deadline precise.
Single Tenant NNN Retail
Why Single Tenant Net Lease Properties Work for 1031 Exchanges
Predictable Income Streams
Single tenant NNN retail properties deliver stable monthly rent with corporate guarantees from investment-grade tenants. These essential retail brands handle taxes, insurance, and maintenance, so you collect rent without day-to-day property management.
Minimal Landlord Responsibility
With triple net lease structures, tenants cover property expenses including real estate taxes, insurance, common area maintenance, and most capital expenditures. You own the asset while the tenant operates it as if they owned it.
Long-Term Lease Security
NNN leases typically run 10 to 20+ years with creditworthy corporations like convenience stores, quick-service restaurants, pharmacies, and dollar stores. These recession-resistant businesses provide consistent cash flow throughout the lease term.
Nationwide Inventory Access
We identify single tenant NNN retail properties across all 50 states, not just Las Vegas or Nevada. Whether you need properties in Texas, Arizona, Florida, or any other state, our nationwide network delivers qualified replacement properties.
Fast 1031 Exchange Execution
Our curated inventory of NNN properties matches IRS timelines. We help you identify replacement properties within 45 days and close within 180 days, ensuring your exchange proceeds stay fully deferred.
Credit-Backed Tenants
Single tenant NNN properties feature investment-grade tenants with S&P and Moody ratings. These essential retailers—convenience stores, gas stations, pharmacies, fast-food restaurants—prove resilient even during economic downturns.
Understanding Triple Net Leases
Types of Triple Net Lease Structures
Triple net lease investments offer stable, passive income with minimal landlord responsibility. Understanding the different lease types helps you choose the right replacement property for your 1031 exchange.
Absolute NNN Lease
Long-term corporate-guaranteed leases where tenants pay 100% of all property expenses including real estate taxes, insurance, common area maintenance, and capital expenditures. With absolute NNN leases, you own the property with zero responsibilities—simply collect rent. Tenants like Dollar General, Walgreens, and Taco Bell operate with absolute NNN structures, maintaining properties as if they owned them.
- •Zero landlord responsibility
- •Tenant covers all expenses
- •Investment-grade corporate guarantees
- •Own property anywhere in America
Regular NNN Lease
Long-term leases where tenants pay taxes, insurance, and common area maintenance, but landlords may cover certain expenses like parking lot maintenance, roof repairs, or structural improvements. Companies like Starbucks, AutoZone, and DaVita commonly use regular NNN leases. While landlords bear minimal responsibility, these properties still deliver stable, income-producing investments.
- •Minimal landlord responsibility
- •Stable monthly income
- •Corporate-guaranteed leases
- •Own in any state
NNN Ground Lease
Land-only rentals lasting 20 to 99 years where you hold fee-simple ownership of the property. Tenants develop and improve the property while covering all expenses including taxes, insurance, maintenance, and financing costs. Ground leases should include provisions that give you possession of buildings if the lease terminates early, ensuring you receive both the land and improvements.
- •Fee-simple land ownership
- •Long-term lease security
- •Tenant develops property
- •Receive improvements if lease ends
Benefits of NNN Lease Investments
Triple net lease properties offer unique advantages for 1031 exchange buyers seeking passive income and portfolio diversification:
- • Low barrier to entry: Properties typically range from $1 million to $5 million
- • Reliable, low-risk investment with long-term monthly income
- • Passive, predictable income shaped to fit financial and lifestyle preferences
- • 10 to 20+ years of reliable income with minimal landlord responsibility
- • Periodic rent escalations that help cover inflation
- • Prime locations chosen by tenants based on demographic success
- • Tangible asset that adds value to any portfolio with great resale value
- • Tax opportunities including 1031 exchanges and cost segregation depreciation
- • Internal rate of return (IRR) of 7–10% or more, comparable to gross lease investments
- • Lifestyle and financial freedom without actively managing properties
- • Diversification by location, tenant type, asset class, and cap rate
Nationwide Property Identification
Single Tenant NNN Properties Across All 50 States
We identify high-quality single tenant NNN retail properties nationwide, not just in Las Vegas or Nevada. Whether you need replacement properties in Texas, Arizona, Florida, California, or any other state, our nationwide network delivers qualified inventory that matches your timeline, yield targets, and tenant credit requirements.
Our property identification service covers essential retail categories including convenience stores, quick-service restaurants, pharmacies, dollar stores, auto parts retailers, medical clinics, and more. Every property features investment-grade tenants with corporate guarantees, long-term leases, and triple net structures that minimize your management responsibilities.
Common NNN Property Types We Identify
All properties feature single tenant structures with corporate-guaranteed leases, triple net terms, and investment-grade tenant credit ratings.
Why 1031 Exchange Buyers Choose Us
Fast Property Identification with Nationwide NNN Inventory.
We help unrepresented 1031 exchange buyers quickly find high-quality single tenant NNN retail properties nationwide. Our curated inventory includes convenience stores, quick-service restaurants, pharmacies, dollar stores, and essential retail brands with corporate guarantees and passive rent streams.
Whether you're a landowner, business seller, or investor with new liquidity seeking stable income, we provide trusted guidance and speed. Our nationwide property identification covers all 50 states, delivering replacement properties that match your timeline, yield targets, tenant credit requirements, and lease term preferences.
Nationwide NNN Property Search
Access single tenant net lease retail properties across all 50 states. We identify convenience stores, QSRs, pharmacies, dollar stores, and essential retail with investment-grade tenants.
Fast 1031 Exchange Execution
Quick property identification within 45 days and closing within 180 days. Our curated inventory matches IRS timelines so your exchange proceeds stay fully deferred.
Single Tenant NNN Focus
Specialized in triple net lease properties where tenants handle taxes, insurance, and maintenance. Hands-off ownership with predictable income and minimal management.
Corporate-Guaranteed Tenants
Investment-grade tenants with S&P and Moody ratings. Essential retailers like convenience stores, gas stations, pharmacies, and fast-food restaurants provide stable cash flow.
Methodology
How a 1031 Exchange Works
01
Sell relinquished property
Coordinate with your broker, QI, and CPA before escrow opens. We review purchase agreements and calendar day zero.
02
Identify replacements within 45 days
Access our nationwide inventory of single tenant NNN retail properties. We identify convenience stores, QSRs, pharmacies, dollar stores, and essential retail across all 50 states with full package diligence.
03
Close within 180 days
Negotiate PSA terms, debt placement, and closing statements that keep exchange proceeds fully deferred.
Core Expertise
Our Core Services
45 Day Identification Service
Expert guidance identifying replacement properties within IRS deadlines
180 Day Closing Coordination
Complete coordination from identification through closing within IRS timelines
Reverse Exchange Services
Structured reverse exchanges with qualified intermediary and legal oversight
Improvement Exchange Coordination
Build-to-suit and improvement exchanges with construction oversight
Multi Property Identification
Identify multiple replacement properties under the three property rule
Qualified Intermediary Services
Partner with experienced QIs for secure escrow and exchange coordination
Nationwide Replacement Property Search
Access single tenant NNN retail and commercial properties across all 50 states
Boot Calculation and Minimization
Identify boot exposure and structure exchanges to minimize taxable gain
Like Kind Property Verification
Confirm replacement properties meet IRS like kind requirements
Form 8824 Preparation Support
Guidance on completing IRS Form 8824 for exchange reporting
Exchange Documentation Review
Review exchange agreements, escrow instructions, and closing documents
Investor Timeline Management
Proactive deadline tracking and coordination to prevent exchange failure
Property Types
Replacement Property Categories.
Single Tenant NNN Retail
Convenience stores, QSRs, pharmacies, and dollar stores with corporate guarantees. Tenants handle taxes, insurance, and maintenance for truly passive ownership.
Convenience Stores & Gas Stations
High-traffic essential retail with indexed rent escalations. Investment-grade operators provide stable income with minimal landlord responsibility.
Quick-Service Restaurants
Drive-thru locations with long-term corporate leases. Credit-backed brands like Taco Bell, Starbucks, and McDonald's deliver predictable cash flow.
Pharmacy & Drug Stores
Essential healthcare retail with recession-resistant demand. Corporate-guaranteed leases from Walgreens, CVS, and Rite Aid provide stable rent streams.
Dollar Stores & Discount Retail
Essential retail serving budget-conscious consumers. Dollar General, Dollar Tree, and Family Dollar offer long-term leases with corporate guarantees.
Ground Leases & Sale Leasebacks
Land-only investments where tenants develop and maintain properties. Long-term leases (20-99 years) with fee-simple ownership and minimal responsibilities.
Las Vegas Coverage
Precision coverage for Clark County and nationwide acquisitions.
We identify single tenant NNN retail properties nationwide, serving investors across all 50 states. While based in Las Vegas with deep Nevada market knowledge, our property identification network spans every major market. Whether you need replacement properties in Nevada, Arizona, Texas, Florida, California, or any other state, we deliver qualified single tenant net lease inventory that matches your 1031 exchange requirements.
A 1031 exchange defers federal and Nevada income tax on qualifying real property. Nevada does not impose personal income tax, yet transfer and recording fees may apply. Review the latest guidance from the Nevada Department of Taxation for Clark County rates.
Nevada Transfer GuidanceOur Las Vegas command center briefs investors for Nevada closings and also sources NNN, sale leaseback, and zero cash flow inventory nationwide.
View all 22 locationsFrequently Asked Questions
Frequently Asked Questions.
The IRS provides 45 calendar days after closing on the relinquished asset to identify replacement properties and 180 calendar days to close. Our team calendars every benchmark, coordinates with the Qualified Intermediary, and escalates any risks the moment they surface.
Like-kind real property includes nearly all commercial and investment real estate, from single tenant net lease retail to multifamily, industrial, hospitality, and land. We focus on investment-grade assets that satisfy both IRS definitions and lender expectations.
Boot is any non-like-kind value received in an exchange, such as cash, debt relief, or personal property. Receiving boot may trigger taxable gain, so we model proceeds, leverage levels, and closing statements to keep clients fully deferred whenever possible.
Yes. Reverse exchanges require special purpose entities and parking arrangements guided by Rev. Proc. 2000-37. We assemble the QI, lender, and counsel teams needed to acquire the replacement property before the relinquished property closes.
Nevada imposes a real property transfer tax that varies by county along with customary recording fees. We model the Clark County schedule and monitor https://tax.nv.gov resources so investors close with complete visibility.
Form 8824 captures relinquished and replacement data, related parties, boot, basis, and identification timelines. We coordinate with CPAs so the final filing mirrors escrow statements, QI reports, and lender documentation.
Precision Call To Action
Ready to begin your 1031 exchange?
Our Las Vegas leadership team provides disciplined coordination, expert property identification, and total compliance with IRS guidelines for investors and developers.