Triple Net Property: Selling vs. Refinancing vs. Holding
What circumstances dictate whether triple-net investors sell vs. refinance vs. hold a property. Is it just based on strategy preference?
Here's my scenario:
- Modified double-net lease. Landlord responsible for structural maintenance, roof, and major parking lot maintenance.
- Tenant responsible for taxes, insurance, and day-to-day maintenance.
- Credit tenant
- Purchase price = 1,600,000, NOI = 99,000, Cap = 6.1
- 10-year lease, three 5-year extensions, rent escalation of 6% every 5-years of lease term.
What sort of exit strategy makes sense here? Sell at year 5? Refinance at year 5? Hold and hope lease extensions are executed for a full 25-years?
Thanks for any insight here.
What are your financing terms?
Ultimately it comes down to your investment strategy more than anything - with single tenant NNN this is 99% of the time a cash flow strategy with intention for a long-term hold, in which case a 5 year sale wouldn't make sense unless you see some value-add opportunity with the current tenant about to roll. Generally speaking - value-add deals are going to be a shorter hold period while any asset you're buying for cash flow is typically purchased with an intent to hold indefinitely (this is when you usually underwrite a 10-year hold period, because you still need to understand what IRR might look like in a theoretical longer term exit).
In terms of refi, it's more subjective - can you get significantly better terms when you're looking at refinancing, to the point your debt service savings will outweigh the additional financing fees over your planned hold period? Can you take out a substantial sum of equity to the point you're okay with paying a higher debt service, and you have a better place to put that equity? Maybe both of the above positive elements are true? All considerations.
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