Investment analysis
Underwrite triple-net commercial deals in seconds
The NNN Lease Analyzer reads a single-tenant net-lease deal the way an institutional buyer does. Cap rate, lease term, rent escalations, and tenant credit context, all in one analysis your client can actually understand.
Updated June 2026 · one of 17 tools in the RealtrAI workspace
The challenge
- !You build a fresh spreadsheet for every net-lease deal that crosses your desk, and half of them never go anywhere.
- !Escalation schedules are buried in the lease, so the true forward yield is hard to see at a glance.
- !Clients ask why a 6 percent cap on a Walgreens is priced differently than a 6 percent cap on a local franchisee, and the answer takes a meeting.
- !Brokers send a flyer with a headline cap rate and no context on term, bumps, or who is actually on the hook for the rent.
- !You want to compare three pads side by side, but each one is formatted differently.
What it does
- ✓Calculates going-in cap rate from price and in-place rent, the way the deal will actually trade.
- ✓Models fixed-percent, fixed-dollar, and CPI escalations across the full primary term and into renewal options.
- ✓Reads remaining lease term and renewal structure so you can see term risk before you pursue a deal.
- ✓Adds tenant credit context, flagging investment-grade corporate guarantees versus franchisee or personal guarantees.
- ✓Distinguishes true NNN, double net, and absolute net so landlord responsibilities are never a surprise.
- ✓Produces a one-page deal brief written for the investor making the decision, not the analyst building the model.
- ✓Lets you analyze a Sacramento pharmacy pad, a Texas QSR, and a Midwest dollar store on the same terms in minutes.
Inside the tool
Every capability, included.
Why net-lease is different
A cap rate alone never tells the story
Two deals can show the same going-in cap rate and price completely differently in the market. The difference is term, escalations, and credit. The NNN Lease Analyzer surfaces all three in one read so you and your client are looking at the real deal, not just the headline number.
Term
Years of remaining primary term and the structure of renewal options. Long term with a strong tenant is what compresses cap rates.
Escalations
Fixed percent, fixed dollar, or CPI. The analyzer maps every bump year by year so the forward yield is visible, not buried in the lease.
Credit
Who actually owes the rent. An investment-grade corporate guarantee is a different deal than a single-unit franchisee, even at the same cap.
Built for the deal you are actually working
From retail pads to industrial single-tenant
Net-lease covers a wide range of asset types, and the analysis has to flex with them. The tool handles the structures you see in the field without forcing a deal into the wrong template.
Retail and QSR pads
Pharmacies, dollar stores, quick-service restaurants, and convenience pads, including ground leases and absolute net structures.
Industrial single-tenant
Distribution and light-industrial deals where credit and term drive the value as much as the rent.
Mixed portfolios
Compare several single-tenant assets on the same terms when a client is assembling a diversified net-lease portfolio.
Connected across the workspace
One source of truth.
VR Calculator
Run a residential or vacation rental through the VR Calculator and a net-lease pad through the NNN Lease Analyzer to show an investor both sides of a diversification thesis in one sitting.
Syndication Memo
Feed the cap rate, escalation schedule, and credit context from a net-lease analysis straight into a Syndication Memo when the deal is going to a group of passive investors.
Investor Pitch
Turn the one-page deal brief into a full Investor Pitch when you need to win the mandate, with the same numbers carried through so nothing drifts.
How it works
Adopting nnn lease analyzer.
Enter the deal
Drop in price, in-place rent, tenant, lease dates, and the escalation schedule. Paste from the OM or the lease abstract.
Set the structure
Confirm NNN, NN, or absolute net, the guarantor, and any renewal options so the analysis reflects the real lease.
Read the analysis
See the going-in cap rate, the year-by-year escalation map, the effective yield, and the tenant credit context in one view.
Send the brief
Export the one-page deal brief for your client, or carry the numbers into a Syndication Memo or Investor Pitch.
FAQ
Questions, answered.
What lease types does the NNN Lease Analyzer support?
True triple-net, double net, and absolute net single-tenant deals. The tool flags which structure it is reading so landlord obligations are clear, because a true NNN deal and an absolute net deal carry very different responsibilities for the buyer.
How does it handle rent escalations?
It maps fixed-percent, fixed-dollar, and CPI-based escalations year by year across the primary term and into each renewal option. That gives you the forward yield and the cap rate at every bump, not just the going-in number.
Does it model tenant credit?
It adds tenant credit context and flags investment-grade corporate guarantees versus franchisee or personal guarantees. It is decision support for you and your client, not a substitute for a formal credit review or rating from the agencies.
Is this a substitute for my underwriting?
No. It is a fast first read that gets a net-lease deal to a clear cap rate, term, escalation, and credit picture in about 4.2 seconds. You and your client review every number before anyone makes an offer.
Can I compare several deals at once?
Yes. Run each single-tenant pad through the analyzer and you get the same cap rate, term, escalation, and credit framing every time, so a Sacramento pharmacy and a Texas QSR compare cleanly side by side.
Get started
Try NNN Lease Analyzer free for seven days.
It is one of 17 specialist tools in your RealtrAI workspace. No credit card.