NNN Deal Underwriting
Lease abstracting, rent roll verification, and scenario modeling tailored to hands-off exchange buyers.
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Nationwide Replacement Search
Curated single tenant retail and shopping center inventory vetted for credit, yield, and time-in-market.
Nationwide replacement search helps Orange County investors identify single tenant NNN retail properties across all 50 states. This service includes curated inventory vetted for credit tenant quality, yield targets, and time-in-market factors. We coordinate with qualified intermediaries to ensure identification deadlines are met within the 45 day window. Our network tracks available properties from Newport Beach to Austin, Tampa, and Denver, providing investors with options that match their exchange goals. Qualified escrow coordination ensures proceeds are held securely during the identification period. The 180 day closing deadline is tracked through our dashboard system with proactive alerts.
What is included
- Curated single tenant NNN retail inventory across all 50 states
- Credit tenant verification and lease abstract review
- Cap rate benchmarking against market comparables
- 45 day identification deadline tracking and documentation
- Qualified intermediary and escrow coordination
- 180 day closing timeline management with milestone alerts
- Property condition and title verification support
- CPA and attorney collaboration throughout the process
Common situations
- Orange County investor selling coastal property and seeking higher yield in secondary markets
- Family office diversifying across multiple states while maintaining NNN income stream
- Developer completing 1031 exchange with tight timeline requiring nationwide search
Frequently asked questions
How does nationwide replacement search work in Orange County, CA?
We maintain a network of single tenant NNN retail listings across all 50 states. Orange County investors receive curated options matched to their exchange goals, credit requirements, and yield targets. Properties are vetted before presentation to ensure they meet IRS like-kind requirements and your investment criteria.
What identification rules apply to nationwide properties?
The same IRS identification rules apply regardless of property location. You must identify replacement properties within 45 calendar days after closing your relinquished asset in Orange County, CA. The three property rule, 200 percent rule, or 95 percent rule can be used for multiple identifications.
How is boot handled in nationwide exchanges?
Boot occurs when you receive cash or non-like-kind property in the exchange. We structure debt replacement and contract pricing to minimize boot. Any boot received becomes immediately taxable as capital gains, so careful structuring is essential for nationwide replacement property acquisitions.
Do California transfer taxes apply to out-of-state properties?
California transfer taxes apply only to properties located in California. When acquiring replacement property outside California, you will be subject to that state's transfer tax rules. A 1031 exchange defers federal and state income tax but does not remove transfer or documentary taxes.
How do you verify nationwide property quality?
We review lease abstracts, rent rolls, tenant credit reports, and property condition assessments before presenting options. Our underwriting process includes cap rate benchmarking against local market comparables to ensure pricing aligns with Orange County, CA investor expectations.
What happens if nationwide property closing is delayed?
The 180 day closing deadline applies regardless of property location. We coordinate with lenders, inspectors, and accommodators to keep closings on track. If delays occur, we work with your qualified intermediary to explore extension options or alternative replacement properties.
Example of the type of engagement we can handle
Example capability
Service type:
Nationwide Replacement Search
Location:
Orange County, CA
Scope:
Identify three single tenant NNN retail properties across Texas, Florida, and Colorado within 45 day identification window
Client situation:
Investor closing on Newport Beach commercial property with $5 million exchange proceeds seeking 5.5% to 6.5% cap rate properties
Our approach:
Curated 12 properties matching credit and yield criteria, coordinated qualified intermediary setup, provided lease abstracts and tenant credit reports, tracked identification deadlines
Expected outcome:
Three properties identified within deadline, underwriting completed, closing coordination in progress for 180 day window
Contact us to discuss your situation in Orange County, CA. We can share references upon request.
Educational content only. Not tax, legal, or investment advice.
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Identification rules
Three Property Rule
Identify up to three candidate properties anywhere in the United States, regardless of value, within 45 days.
Two Hundred Percent Rule
Name more than three properties as long as the combined value stays within 200 percent of the relinquished sale price.
Ninety Five Percent Rule
If you exceed those limits, acquire at least 95 percent of the total value identified to keep the exchange compliant.
Identification letter helper
Identification Letter 11/16/2025 Qualified Intermediary, Please accept this written identification for my pending Section 1031 exchange in Newport Beach, CA. Replacement properties: 1) ____________________ 2) ____________________ 3) ____________________ I confirm these properties meet the like-kind and value requirements as of today. Signature ____________________
Timeline tracker
Day 0
Close relinquished property in Newport Beach, CA.
Day 15
Secure intermediary receipts and wire instructions.
Day 30
Begin physical and financial due diligence on preferred assets.
Day 45
Submit identification letter with up to three properties.
Day 90
Lock financing, finalize PSA adjustments, order closing docs.
Day 180
Complete closing with escrow and intermediary coordination.
1031 Exchange Orange County
Kick off Nationwide Replacement Search today.
Share your timeline and we will deliver compliant identification support within one business day.