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The Impact of COVID-19 on the Triple Net Lease Market

The COVID-19 pandemic has undoubtedly left an indelible mark on various industries worldwide, and the commercial real estate sector is no exception. As one of the most popular investment vehicles, triple net (NNN) leases have faced their fair share of challenges in the wake of the pandemic. In this article, we will examine the impact of COVID-19 on the triple net lease market, focusing on the repercussions for investors, landlords, and tenants. We will also explore how the industry has adapted to these challenges and the implications for 1031 Exchange Place clients.

The Triple Net Lease Market Before COVID-19

Prior to the pandemic, triple net leases were highly sought after by investors for their low-risk, passive income potential. In a NNN lease, tenants are responsible for covering property taxes, insurance, and maintenance expenses, while landlords receive consistent rental income with minimal management responsibilities. This arrangement allowed investors to diversify their portfolios and generate reliable cash flow with relatively low risk.

The Immediate Impact of COVID-19

The onset of the pandemic led to widespread economic instability, with many businesses struggling to stay afloat amidst lockdowns and social distancing measures. As a result, the triple net lease market faced several challenges:

  1. Tenant Struggles: Many tenants in retail, hospitality, and food service industries were hit hard by the pandemic, leading to payment difficulties, rent renegotiations, and in some cases, bankruptcies.
  2. Rent Deferrals and Concessions: Landlords were often forced to grant rent deferrals or concessions to keep their tenants in place, reducing short-term rental income for NNN investors.
  3. Market Uncertainty: The unpredictable nature of the pandemic created uncertainty in the real estate market, making it difficult for investors to assess property values and future cash flow potential.

Adapting to the New Normal

In response to the pandemic, the triple net lease market has undergone several adaptations:

  1. Shift in Tenant Demographics: Investors have gravitated towards tenants in recession-resistant industries, such as essential retail (grocery stores, pharmacies), e-commerce, and fast-food chains.
  2. Lease Renegotiations: Landlords and tenants have renegotiated lease terms to accommodate the current economic climate, often incorporating rent abatements, temporary rent reductions, and flexible payment schedules.
  3. Enhanced Due Diligence: Investors have become more cautious and thorough in their property selection and tenant vetting processes, emphasizing the importance of creditworthiness and the long-term stability of potential tenants.

Implications for 1031 Exchange Place Clients

As a company that assists clients with 1031 exchange transactions, it is crucial to be aware of the shifting landscape in the triple net lease market. By recognizing the challenges and opportunities brought about by the pandemic, 1031 Exchange Place can better serve its clients by:

  1. Advising on Property Selection: Helping clients identify properties with tenants in recession-resistant industries, and performing rigorous due diligence on potential investments.
  2. Navigating Lease Negotiations: Assisting clients in negotiating lease terms that provide flexibility and security for both landlords and tenants in the current economic environment.
  3. Monitoring Market Trends: Continuously tracking market trends and keeping clients informed of any changes that may impact their investments, enabling them to make well-informed decisions.


The COVID-19 pandemic has undoubtedly presented challenges for the triple net lease market. However, by adapting to the new normal and focusing on recession-resistant tenants, investors can still benefit from the relative stability and passive income potential offered by NNN leases. At 1031 Exchange Place, we remain committed to guiding our clients through these unprecedented times and helping with the best possible investment strategy available.


1031 Investment Advisor

Nate oversees the daily operations, business development, and strategy for 1031 Exchange Place. He became interested in real estate from a young age due to his father's influence. After earning his real estate license at 18, Nate worked in the 1031 industry, focusing on business development through a unique white-labeling model. Following a religious mission in Taiwan, he continued in the industry until the 2008/2009 real estate crash. During the downturn, Nate pursued entrepreneurship and marketing, working with startups and outdoor companies. As the 1031 market recovered, he returned to work with his father, aiming to provide a more personalized experience for clients. Nate is passionate about outdoor activities and spends his free time with his wife and four sons, enjoying fly fishing, skiing, backpacking, rock climbing, and riding dirt bikes.