Passive Income.
Zero Management.
Maximum Returns.
We guide accredited investors through seamless 1031 exchanges into premium, single-tenant Triple Net (NNN) properties with corporate-backed leases.
Join 450+ investors who have secured NNN passive income investments through The ESS Group
$900M+
Transaction Volume
450+
Properties Closed
20+
Years Experience
50
States Covered
Our Tenants Include
Investment-grade, publicly-traded corporate tenants
One Stop Shop.
We bring together everything you need under one roof — a licensed real estate broker to source exclusive off-market deals, in-house loan expertise to secure your financing, and the peace of mind of having a licensed attorney at the table from offer to close.
Attorney Skill Set
Attorney Background as Your Consultant
Eli's CA attorney background means every deal is reviewed with a legally-trained eye — sharpening contract analysis, lease review, and 1031 structuring on your behalf.
Real Estate Broker
Off-Market Deal Sourcing
Access our private pipeline of off-market inventory — properties never listed publicly — matched precisely to your tax situation and income goals.
Loan Broker
NNN-Specific Financing
Our in-house loan broker secures optimal financing through lenders who specialize in net lease assets — better terms, faster close, less friction.
Who this is built for
1031 Exchange Buyers
You've sold an investment property and have a 45-day window to identify your replacement. Every day matters. We've closed 1031 exchanges in as few as 11 days.
Physicians & High-Earners
High W-2 income with 37%+ marginal tax rates. NNN real estate combined with cost segregation creates substantial passive loss offsets — and generates income while you sleep.
Passive Income Investors
Done managing tenants, toilets, and turnover. NNN means corporate-backed rent deposited monthly. No maintenance. No calls at 2am. Just the check.
Why Single-Tenant NNN?
Triple Net (NNN) properties represent the pinnacle of passive real estate investing. Own the real estate while corporate tenants handle the headaches.
Truly Passive Income
Absolute zero management. The tenant is legally responsible for all property expenses including taxes, insurance, and maintenance.
Credit-Rated Tenants
Your rent checks come from multi-billion dollar national brands like McDonald's, Dutch Bros, and Starbucks, providing unmatched security.
Long-Term Leases
Lock in predictable wealth with 10 to 25-year lease agreements that include built-in rent escalations to hedge against inflation.
By the Numbers — NNN Market Advantage
The scale and stability of the net lease sector is unmatched in commercial real estate.
10–25 Yrs
Lease Term Range
4.5-7.5%
Typical NNN Cap Rate Range
~$0
Annual Management Cost to Owner
$1.1T+
US Net Lease Market Size
Featured Properties
Browse our curated selection of premium NNN properties available for immediate acquisition or 1031 exchange.
McDonald's
Dutch Bros Coffee
Dollar General
Starbucks Drive-Thru
AutoZone
Chick-fil-A
Trusted by Investors
"We were 15 days into our 1031 identification period and panicking. The ESS Group stepped in, presented three off-market Pharmacy deals, and we closed flawlessly. We traded a headache apartment building for pure mailbox money."
James D.
Exchanged $3.2M Multi-Family
"Their access to inventory is unmatched. I've bought four fast-food ground leases through them over the last decade. Absolute professionalism and deep understanding of corporate lease structures."
Michael R.
Portfolio Investor
"I had been putting off selling my industrial building for years because of the tax hit. The ESS Group showed me I'd preserve $640,000 in capital through a 1031 into a CVS. That changed everything."
Robert K.
$4.1M Industrial Exchange
"After 18 years managing a 12-unit apartment complex in Riverside — tenants, toilets, and 2am calls — I finally sold and exchanged into a Dollar General. The returns are better than anything I made managing that building, and I haven't lifted a finger since closing."
Sandra M.
Exchanged $2.6M Multi-Family
"I was skeptical when Eli told me a Dollar General would outperform my apartment building on a net basis. The cap rate was 6.8% on a new 15-year lease — I cleared more in year one than I had averaged over the prior three years managing units. I wish I'd made this move a decade earlier."
David T.
Exchanged $1.9M Multi-Family
"Running a 24-unit in the Valley was a second job I never signed up for. The ESS Group helped me 1031 into a Starbucks drive-thru with a 10-year corporate lease. Same equity, zero stress, and a check every month that doesn't depend on whether a tenant paid rent."
Patricia W.
Exchanged $3.5M Multi-Family
Investor FAQs
Common Questions from NNN Investors
Everything investors ask before their first NNN acquisition.
The ESS Group vs.
The Rest of the Market.
Most NNN firms browse the same public listings anyone can find online. Only The ESS Group gives you exclusive access to off-market deals, guides you through every term, arranges your financing, and walks you to the closing table — as your broker, advisor, and sharp-eyed deal reviewer.
What only The ESS Group offers
Off-Market Advantage
Our clients access NNN properties that never appear on LoopNet, CoStar, or any public listing platform. These off-market opportunities mean no competing bidders, better pricing, and deals structured around your specific 1031 or investment timeline.
Ready to access deals that never hit the open market?
One team. From first call to closing day.