The ESS Group is a Los Angeles–based triple net lease brokerage serving Southern California investors and 1031 exchange buyers nationwide with property sourcing, lease analysis as your broker, and no dual agency.
LA-Based
Local Office — Robertson Blvd
450+
NNN Closings Nationwide
All 50
States — Nationwide Sourcing
$900M+
Transaction Volume
A qualifying 1031 exchange may defer recognition of eligible gains when its requirements are met. We help evaluate NNN replacement-property candidates as your broker; your qualified intermediary and tax advisers should confirm eligibility, deadlines, and federal and state treatment.
Most Southern California investors exchange out of residential rentals, apartment buildings, or commercial properties and into NNN leases in Sunbelt states — where cap rates are 5.5–7.5% vs. the compressed 3.5–5.0% available in the LA market. We source those deals.
As your Los Angeles–based NNN broker, Eli helps source properties, evaluate lease economics, and coordinate diligence and closing with your independent advisers.
LA Multifamily → NNN
Before
Tenants, repairs, management
With ESS Group
Passive income, no landlord duties
1031 Replacement-Property Search
Before
Eligibility and deadlines to confirm
With ESS Group
Brokerage coordination with your QI and tax advisers
Listed NNN → Off-Market NNN
Before
CoStar/LoopNet — crowded, bid up
With ESS Group
ESS off-market — better pricing, better terms
Investment-grade corporate-guaranteed tenants. Off-market and listed inventory across Southern California and nationwide.
Dollar General
4.5–5.5% cap · Absolute NNN · 10–15 yr lease
Starbucks
4.0–5.0% cap · NNN · Drive-thru premium
McDonald's
3.5–4.5% cap · Ground lease available
CVS Pharmacy
5.0–6.5% cap · 25-yr absolute NNN leases
AutoZone
5.0–6.0% cap · Investment-grade guarantee
7-Eleven
4.5–5.5% cap · Absolute NNN · Recession-resistant
Six reasons Southern California NNN investors work with us over national firms.
We are headquartered at 1171 S. Robertson Blvd, Suite 179, Los Angeles CA 90035. When you work with The ESS Group, you're working with a local broker who knows the Southern California investment landscape — not a national firm routing your call.
Eli's legal background informs investment-focused lease analysis as your broker, including co-tenancy clauses, termination provisions, and landlord responsibilities.
The best NNN properties near Los Angeles never appear on LoopNet or CoStar. They're sourced through direct seller relationships, sale-leaseback conversations, and our decade-long national broker network — and we bring them to you before they're publicly listed.
California investors frequently sell appreciated real estate and need to defer capital gains with a 1031 exchange into a NNN property. We know the 45-day identification window, QI coordination, and how to find replacement properties fast anywhere in the US.
From a $1.5M Dollar General in the Inland Empire to a $12M McDonald's ground lease in Orange County, we've closed NNN transactions at every price point for Southern California investors.
We never represent sellers. No dual agency, no conflict of interest. When you hire The ESS Group as your NNN buyer's broker near Los Angeles, we negotiate for you exclusively.
NNN properties in the Los Angeles market are found through three channels: listed inventory on CoStar/LoopNet, off-market deals from broker networks, and sale-leaseback transactions. The best deals — lowest cap compression, strongest tenants, longest lease terms — come from off-market sources. The ESS Group specializes in off-market NNN deal sourcing for LA-area investors.
Look for experience in single-tenant net lease properties, lease economics, property diligence, and buyer representation. The ESS Group, founded by Eli Satra Shans, focuses on NNN investment brokerage and 1031 replacement-property searches.
The most common NNN tenants in Southern California include Dollar General, McDonald's, Starbucks, CVS, AutoZone, 7-Eleven, Walgreens, and Chick-fil-A. Ground leases (McDonald's, Starbucks with drive-thrus) are popular in LA-adjacent markets. Absolute NNN leases with corporate guarantees dominate Inland Empire and Riverside/San Bernardino markets.
Yes — California investors use NNN properties extensively for 1031 exchanges because of three advantages: passive income with no management, predictable lease terms, and the ability to exchange into properties anywhere in the US. California's high property appreciation means large capital gains that make 1031 exchanges into NNN properties a core tax deferral strategy.
A triple net (NNN) lease in California is a commercial lease in which the tenant pays base rent plus all three 'nets': property taxes, building insurance, and maintenance costs. The landlord receives passive income with minimal responsibilities. In California's high-appreciation markets, investors often sell residential or commercial property and exchange into NNN properties for passive, management-free income.
NNN properties in Los Angeles and Orange County trade at compressed cap rates of 3.5–5.5% due to high land values and investor demand. Inland Empire and San Bernardino County markets typically see 4.5–6.0% cap rates. Sacramento and Central Valley NNN markets range from 5.0–6.5%. Investors seeking higher yields often exchange out of CA into Sunbelt markets (TX, FL, GA, AZ) where NNN cap rates range from 5.5–7.5%.
Off-market NNN properties near Los Angeles are found through specialized broker relationships — not public platforms. The ESS Group maintains direct relationships with NNN sellers, developers, and sale-leaseback counterparties across Southern California and the US. Contact us with your investment criteria and we'll share current off-market inventory that matches.
Yes. While our office is in Los Angeles, we source NNN properties and represent buyers in all 50 states. Many California-based investors exchange into NNN properties in Texas, Florida, Georgia, and Arizona for higher cap rates and no state income tax. We've closed NNN transactions in 40+ states and have active deal flow across every major NNN market in the US.
Tell us your criteria — budget, target tenants, cap rate goals, 1031 exchange timeline. We'll share current off-market NNN inventory that matches. Los Angeles office. Nationwide reach.
1171 S. Robertson Blvd, Suite 179, Los Angeles CA 90035