There are a few different lease types available for Walgreens investments. For example, Walgreens for sale can have absolute and double net leases where the landlord pays certain expenses. In addition, some fees are reimbursable in certain Walgreens leases where the landlord is responsible for costs.

 

Typically, Walgreens leases signed during the 90s are double net, and newer ones signed in the early 2000s or after will be absolute net leases. The roof and exterior structure are the main landlord costs without reimbursement for a double-net lease. Other unreimbursed expenses to the landlord, depending on the specific Walgreen lease and Walgreens locations that Walgreens purchased, may have varying lease language.

 

Walgreens’ lease length typically ranges from 20 to 25 years of firm lease term before the options when they were initially executed and will have five-year or one-year options. Some Walgreens leases, as they mature, may be restructured to have a firm lease term of up to 15 years before the possibilities and may have rental increases. Original Walgreens leases usually do not have rental increases; however, certain ground leases may have rental increases.

The Value of NNN Real Estate Quality for Drugstores

The quality of real estate is typically high for drugstore properties located on primary corners in their respective markets. For example, many Walgreens for sale were built-to-suit buildings, meaning Walgreens selected those specific corners to develop within that market. In addition, drugstores are at signalized crossroads with solid access and good traffic counts, enhancing the quality of the underlying real estate.

 

Most drugstores’ locations occur in dense markets with strong population counts or at a main intersection serving a larger trade area. Therefore, buildings constructed for Walgreens, CVS, or Rite Aid are usually done by preferred third-party developers if not corporate-owned or produced by preferred general contractors. Thus, allowing for the build-outs of Walgreens, CVS, and Rite Aid properties to be consistent and generally constructed well.

 

Drugstore buildings for Walgreens, CVS, and Rite Aid usually range from 10,000 square feet up to 17,000 square feet if they are freestanding, and some drugstores that are inline can go up to 25,000 square feet. For freestanding drugstores, the land square footage usually ranges from 60,000 to 120,000 square feet. Most drugstores also have a drive-thru for their pharmacy, and considering the buildings as particular use, they are easily repositioned with new tenants if needed.

Corporate Guarantees and Understanding CAP Rates

Drugstores occupied by Walgreens, CVS, and Rite Aid have leases typically corporately guaranteed, which enhance the value of the property since securing the rental income stream by the parent corporation. However, leases sometimes vary depending on the corporate guarantee language, the purchasing location, the state location where the property is, or when initially signing the lease.

 

Most drugstore leases will be valued similarly even with varying lease guarantor language; however, there are certain exceptions when the value of the property can be affected by weaker lease guarantor language. For example, Walgreens for sale is usually reasonably consistent if Walgreens executed the original lease. Still, some Walgreens leases vary if Walgreens purchased the location and assumed the lease.

 

The financial strength and size of the lease guarantor play a significant factor in evaluating the CAP rate of the investment. Certain NNN leases with weaker or unknown financial backing for their lease guarantees will have higher CAP rates. Also, if a franchisee does not corporately guarantee the lease, that may raise the CAP rate. Other factors determining the CAP rate will be lease length, lease type, real estate quality, and rental increases.

An Exclusive Focus on Walgreens

Pharma Property Group is the only national commercial real estate brokerage company focusing exclusively on CVS, Rite Aid, and Walgreens for sale. Due to this unique specialization, Pharma Property Group has a superior understanding of the industry, which gives its clients an advantage over other drugstore buyers and sellers.

 

Some owners of drug stores for sale wish to refrain from marketing to the open public, and some owners will hire a broker. Since Pharma Property Group is so specialized, they can deliver both exclusively listed Walgreens and off-market Walgreens for sale. This access to off-market Walgreens property for sale that Pharma Property Group possesses comes through years of drugstore dealmaking and relationship-building with Walgreens property owners.

 

Another advantage to Pharma Property Group’s drugstore specialization is that we make our client’s disposition or acquisition process seamless. Our experience in transacting Walgreens properties allows us to represent buyers at the highest level as we qualify Walgreens investments on the front end of a transaction to avoid any surprises, and we can spot any issues with Walgreens before going into contract. We can also effectively represent Walgreens sellers because we know which buyers are genuine through our years of dealmaking, hundreds of Walgreens property sales, and buyer qualifying processes.

Large Inventory of Walgreens Stores for Sale

Pharma Property Group also carries a large inventory of Walgreens for sale. Any listings they advertise to the open public are exclusively listed, with only Pharma Property Group having the rights to sell that asset.

 

Pharma Property Group also has established an extensive network within the brokerage community to get complete coverage and provide its buyers with full access to all inventory on the market. In addition, Pharma Property Group relies heavily on its outside broker relationships to sell its exclusive stock and to find its buyer’s additional opportunities to purchase.

 

We also carry an off-market Walgreens inventory for sellers who do not wish to advertise their property on the open market but are available to review offers. This inventory comes from years of building relationships with Walgreens owners. Our off-market Walgreens properties are qualified deliverable drugstore investments that we vet through our underwriting process before we present them to selected buyers. In addition to our off-market and on-market Walgreens for sale, we are aware of upcoming Walgreens properties and selling portfolios soon, so buyers can plan timing certain 1031 exchanges.

Who buys Walgreens NNN Properties?

There are a variety of buyer types that purchase Walgreens for sale. There are REITs, private investment groups, high net-worth individuals, and families that purchase Walgreens NNN properties. These investors can be located throughout the United States and possibly globally, as Walgreens NNN properties have little management.

 

Some of these investors may be in 1031 trades and use Walgreens as their replacement properties from a prior real estate sale. Most Walgreens owners have experience owning other NNN property investments or multiple drugstore locations.

 

Buyers are only sometimes located near Walgreens NNN properties near the Walgreens investment, mainly due to the NNN aspect of the leases and the fact that they are easier to manage from afar. Individual REITs or other institutional owners may own multiple Walgreens locations and other NNN assets, as the financial strength behind Walgreens is considered vital. Some investment groups may have funds or certain monies allocated to purchase Walgreens NNN properties for their investors and assist in managing, financing, and the overall long-term strategy of the Walgreens assets.

Can I own a Walgreens store?

Any qualified investor or group of investors can purchase a Walgreens for sale. If the purchase has financing, the buyer must have a 65% loan-to-value or 35% down for the best loan terms and interest rates. Some lenders will give drugstore buyers up to 70% loan-to-value or 30% down; however, the interest rate or loan terms may not be as favorable as if the buyer had lower leverage.

 

Most sellers of Walgreens properties will want proof of funds or proof of 1031 proceeds when working with a buyer, especially if the buyer needs to gain experience owning other NNN property investments. There are also more minor ownership interests available for investors wishing to invest with institutions or investment groups that purchase Walgreens properties regularly. Specific REITs specializing in NNN properties will also have Walgreens properties in their portfolios, and investors can indirectly own Walgreens properties through holding shares of the REIT’s real estate portfolio.

 

Most first-time Walgreens buyers have commercial real estate experience and are in 1031 exchanges. Therefore, these investors will use funds from selling other commercial real estate such as apartments, office buildings, land, or other retail properties to purchase Walgreens as their replacement asset for their 1031 exchange.

How do NNN Lease Owners make money?

Owners of NNN properties receive rental income monthly; their net income after expenses is their profit. If the NNN property has financing, the net income pays down the principal of the loan balance and the loan interest. Walgreens for sale typically have few expenses, so most or all of the gross rental income will become the landlord’s net income, depending on the lease type. For example, if the owner has a double net lease and has specific capital improvements such as roof or parking lot repairs, take expenses out of that calendar year’s rental income.

 

Owners of NNN properties can also profit from the sale of the investment; however, any gains are subject to taxes. Many investors will perform a 1031 exchange to purchase another NNN property to defer any tax payments. On the other hand, some investors decide to sell their NNN property and cash out to accept the gains to reinvest the money elsewhere, which will cause a taxable event. An investor’s CPA should give any tax advice.

What’s the return on investment for owning a Walgreens for Sale?

Walgreens NNN properties typically have a cash-on-cash return of 3.5% to 7%, depending on several variables and risk factors. CAP rates generally range from 5 CAP to 7 CAP depending on market conditions and interest rates. Walgreens for sale is considered a lower-risk investment due to the credit strength of Walgreens and the minimal management Walgreens leases provide. The longer the lease and less management involved will result in a lower return for a Walgreens investment. Conversely, with shorter terms remaining on their leases, Walgreens, weaker sales volumes, or lesser real estate quality will yield higher returns for property owners.

 

Returns on Walgreens properties for individual investors by REITs, investment groups, or other institutions will vary depending on management fees or acquisition costs. In addition, returns for investors on Walgreens properties or any other NNN property also rely on the market of the purchased property for interest rates, supply, and demand. As a result, specific real estate cycles may provide higher or lower returns depending on the overall investor appetite for Walgreens at that given time when compared to the demand for other NNN properties or commercial real estate.

How can a real estate broker help me?

When purchasing any NNN property, working with a seasoned commercial real estate broker with experience representing buyers in acquisitions for the specific tenant is essential. For example, Walgreens for sale varies greatly in return levels depending on certain risk factors. Using a commercial real estate broker with experience in drugstore acquisitions will allow a buyer to evaluate return levels for certain drugstores available on the market and ensure that the expected return is favorable for the risk.

 

There are hundreds of NNN properties on the market at any given time. An experienced NNN broker can narrow down the best opportunities for a buyer and provide off-market properties to review for purchase. One of the central values of a strong NNN broker is that they can deliver to buyers off-market acquisitions opportunities that are not available for sale to the open public and assure buyers of the NNN properties’ deliverability.

 

Many factors, such as title, environmental, and lease documentation, must be reviewed to ensure that any NNN property purchased has a clean bill of health. A good NNN broker can ensure that properties considered for acquisition are qualified correctly upfront to save time and money for a buyer during their review period.