The best NNN investment properties never appear on public listing platforms. The ESS Group provides accredited investors and 1031 exchange buyers private access to off-market NNN deal flow — sourced through broker relationships, direct seller outreach, and developer pipelines.
450+
NNN Closings
$900M+
Transaction Volume
10+
Years of Deal Flow
All 50
States Covered
When a premium NNN property — a McDonald's ground lease, a CVS in a high-traffic corridor, a new-construction Dollar General — hits LoopNet, it's already been passed on by institutional buyers, DST sponsors, and 1031 exchange investors who had first look through their broker relationships.
What reaches the public market is either fully priced (no negotiating room), previously passed (there was a reason no relationship buyer took it), or simply average. The truly exceptional NNN deals are sold quietly — in pre-market conversations between brokers who trust each other to close.
The ESS Group has spent 10+ years building the relationships that produce this private deal flow. When you work with us, you're not competing with the entire market. You're often the only buyer who even knows the deal exists.
| Factor | Public Listing | Off-Market |
|---|---|---|
| Buyer Competition | High — listed to thousands of buyers simultaneously | Low to none — often the only buyer at the table |
| Pricing | Fully bid up — seller has leverage | Often negotiable — less pressure on seller |
| Speed Pressure | Offers due in days on popular deals | More time for due diligence and deliberate review |
| Access | Anyone with LoopNet access | Broker relationship and reputation required |
| Deal Quality | Mixed — everything public goes on portals | Curated — selling brokers bring quality deals to trusted relationships |
| 1031 Exchange Fit | Hard to find exactly what you need in 45 days | Pre-screened to match criteria before the clock starts |
Six channels that produce the private NNN inventory our clients access first.
Selling brokers call us first when a NNN property is coming to market because they know we close. Pre-market access gives our buyers first look before any listing is created.
We proactively contact NNN property owners who haven't listed — particularly long-term holders who may want to sell without public exposure. These deals often come at better pricing.
New construction NNN properties are often sold directly from developers — before the building is complete. We have relationships with NNN developers across the Sunbelt who sell direct to our clients.
Corporate tenants often sell their owned locations back to investors under long-term NNN leases. We facilitate sale-leaseback transactions that create new NNN inventory not available anywhere publicly.
Investors completing 1031 exchanges sometimes need to sell NNN properties quickly and quietly. We connect buyers with sellers before properties ever hit a listing platform.
When properties do list on public platforms, our relationships mean we're often notified before the listing goes live — giving our clients first-mover advantage even on marketed deals.
Off-market access isn't for everyone. Here's who we work with.
High-net-worth individuals with $1M+ net worth (ex. primary residence) or $200K+ annual income. All NNN advisory clients must qualify as accredited investors under SEC Rule 501.
Investors who have sold a property and need replacement property within 45 days. Off-market access is critical — you can't afford to wait for the right deal to appear on LoopNet.
DST sponsors, family offices, and private equity groups seeking NNN deal flow at scale. We source single-asset and portfolio NNN acquisitions for institutional buyers.
The 45-day identification clock starts the moment you close your relinquished property. If you're relying on LoopNet to find your replacement property within that window, you're competing with every other 1031 buyer in the country for the same depleted public inventory — at fully bid-up prices.
The ESS Group's clients start identifying replacement properties before they close their relinquished property — because we have the off-market inventory ready to show them. That's the only way to execute a 1031 exchange into a quality NNN property without settling.
Share your target tenant, budget, cap rate floor, and timeline. We'll match you against current off-market NNN inventory — deals not visible to the public market.