The ESS Group is California's premier triple net lease broker. We find off-market NNN deals, manage 1031 exchange deadlines, and represent buyers exclusively — at no cost. CA attorney and broker on every transaction.
450+
NNN Closings
$900M+
Transaction Volume
40+
States Closed
10+
Years NNN Exclusive
We don't just send you listings. We actively search, screen, and present only the NNN deals worth your time — with full lease review before you commit.
01
Share your budget ($1M–$20M+), target tenants, cap rate floor, 1031 exchange deadline, and state preferences. Takes 20 minutes.
02
We search our network of NNN sellers, developers, and institutional owners for properties that match — before they reach LoopNet or CoStar. Most investors are surprised how much inventory never gets publicly listed.
03
We run cap rate analysis, tenant credit review, lease term evaluation, and location underwriting on every property before presenting it. You only see deals worth your time.
04
Eli reviews every NNN lease — rent escalations, co-tenancy clauses, renewal options, landlord repair obligations. We submit a Letter of Intent that protects you.
05
We coordinate title, escrow, environmental, and lender through close. For 1031 exchange buyers, we manage QI coordination to meet your 45-day and 180-day deadlines.
Why serious NNN investors across Southern California choose The ESS Group over national firms.
Eli Satra Shans holds a California bar license and a California real estate broker license. This dual credential is rare in the NNN brokerage space — it means every lease gets reviewed at a level that most buyer's brokers simply cannot provide.
The top NNN brokers in California source deals before they're listed. Our network includes developers, institutional sellers, and sale-leaseback counterparties who bring us deals before any public marketing.
California investors completing 1031 exchanges need a broker who can identify quality properties within 45 days. We maintain active NNN inventory specifically for exchange buyers under time pressure.
We work exclusively with corporate-guaranteed NNN leases. No franchisee-only guarantees, no weak credits. McDonald's, Dollar General, Starbucks, CVS, AutoZone — tenants whose leases have real value.
A decade of exclusive NNN focus. We've closed NNN transactions for Southern California investors in 40+ states — QSR, pharmacy, dollar store, auto parts, convenience, and ground lease.
We don't just send you listings — we actively search for deals that match your criteria. Think of us as a dedicated NNN deal finder who works exclusively for you, with access to inventory you'd never find on your own.
Most NNN investors start on LoopNet or CoStar — but the best deals are never there. By the time a NNN property hits a public platform, institutional buyers have already seen it and bid it up. Prices are higher, cap rates are compressed, and terms favor the seller.
The right way to search NNN listings is through a specialized broker with off-market access. That means broker-to-broker networks, direct developer relationships, and sale-leaseback transactions that never get publicly marketed.
As top NNN brokers in Southern California, we give qualified buyers access to pre-market and off-market NNN properties that public platforms simply don't show. Contact us with your criteria — we'll search for you.
LoopNet / CoStar
LowCrowded, bid up, overpriced. Every institutional buyer has already seen it.
Broker Networks
HighPre-market deals shared between NNN specialists before public listing.
Direct Seller Outreach
HighESS contacts NNN developers and owners directly to surface unlisted inventory.
Sale-Leaseback Deals
Very HighBusiness owners sell real estate to investors. Negotiated directly. Best pricing.
The best NNN investment brokers in Southern California are specialists who focus exclusively on single-tenant triple net lease properties and have deep relationships for off-market deal sourcing. The ESS Group, led by Eli Satra Shans (CA attorney and real estate broker), focuses entirely on NNN acquisitions and 1031 exchange advisory for accredited investors. Unlike generalist commercial brokers, we review every lease in depth and represent buyers only.
Top 1031 exchange NNN brokers in California need three things: active off-market inventory to meet 45-day identification deadlines, deep lease review capability to protect buyers, and experience coordinating with qualified intermediaries. The ESS Group maintains current off-market NNN deal flow specifically for California exchange buyers and has closed 1031 exchanges into NNN properties across 40+ states.
Finding NNN replacement properties for a 1031 exchange in California requires working with a specialized NNN broker — not a generalist. The broker needs active off-market inventory (public listings are crowded and overpriced), the ability to screen deals quickly, and experience managing the 45-day identification and 180-day close deadlines. Contact The ESS Group with your exchange timeline and we'll share current inventory immediately.
A NNN deal finder is a specialized broker or advisory service that actively searches for triple net lease properties matching a specific investor's criteria — rather than just showing publicly listed inventory. A true NNN deal finder has off-market access, screens deals for quality before presenting them, and works exclusively for the buyer. The ESS Group operates as a dedicated NNN deal finder service for accredited investors nationwide.
NNN brokers and triple net lease brokers are the same profession — both terms refer to commercial real estate brokers who specialize in single-tenant net lease investment properties. The best triple net lease brokers work exclusively in NNN (not across all commercial asset types), maintain off-market deal flow, and focus on buyer representation rather than dual agency.
In most NNN transactions, the broker's commission is paid by the seller — not the buyer. The ESS Group provides full buyer representation at no cost to the buyer. We disclose all compensation arrangements in writing before beginning any engagement.
Southern California investors using 1031 exchanges to buy NNN properties typically target Texas, Florida, Georgia, Arizona, and the Carolinas — where cap rates are 5.5–7.5% vs. the 3.5–5.0% available in the LA market. Some investors also look at Midwest markets (Indiana, Ohio, Missouri) for 6.0–7.5% cap rates on dollar store and QSR tenants.
Beyond LoopNet and CoStar, NNN listings are found through three channels: (1) broker-to-broker networks where deals are shared before public listing, (2) direct outreach to NNN developers and institutional sellers, and (3) sale-leaseback transactions where business owners sell their real estate and lease it back. The ESS Group has access to all three channels and shares off-market NNN inventory directly with qualified buyers.
Tell us your investment criteria. We'll search off-market NNN inventory, screen deals for quality, and present only properties worth your time. No dual agency. No cost to buyers.