In the world of commercial real estate, few lease structures offer the combination of simplicity, stability, and investor appeal quite like the Triple Net (NNN) lease. And in Indiana—where affordability meets growth—NNN properties are more than a trend. They’re a proven strategy for long-term income and low-maintenance ownership.
At Annie Scott Realty Group LLC, I work with investors across Indiana who are looking for reliable commercial income streams, and NNN leases are often the perfect fit. Here’s why this lease type has become so popular throughout the state.
What Is a Triple Net (NNN) Lease?
In a Triple Net lease, the tenant is responsible for:
- N – Property taxes
- N – Property insurance
- N – Property maintenance
This means the landlord receives net rent without being responsible for operating expenses. In most cases, rent checks come in without surprise costs—making this structure ideal for passive investors.
1. Low-Maintenance Ownership
One of the biggest advantages of NNN leases is that ownership is hands-off. Unlike multifamily or other types of commercial real estate, NNN landlords:
- Don’t receive repair calls
- Don’t have to manage utilities or vendors
- Don’t pay property tax bills or insurance premiums
This makes NNN ideal for out-of-state investors, retirees, or anyone looking to scale income without scaling effort.
2. Predictable, Long-Term Income
NNN leases often come with long-term tenants—typically national or regional businesses such as:
- Dollar General
- Starbucks
- Walgreens
- AutoZone
- Fast food or QSR chains
Leases range from 10–20 years, with built-in rent escalations. For investors, this translates to predictable income and minimal vacancy risk.
3. Strong Demand in Indiana’s Growing Markets
Cities like Fishers, Carmel, Greenwood, Greenfield, and Noblesville have seen rapid population and economic growth. These trends attract national tenants eager to secure space—and they often do so under NNN terms.
Indiana offers:
- Favorable property tax structures
- Affordable commercial land
- Growing suburban and rural consumer bases
- Business-friendly regulation and zoning
As a result, NNN deals in Indiana often offer higher cap rates than similar assets on the coasts, making them particularly attractive for 1031 exchanges or portfolio diversification.
4. Flexible Investment Sizes
Contrary to what many assume, NNN investments aren’t just for large institutional buyers. In Indiana, you can find:
| Property Type | Typical Price Range |
|---|---|
| Single-tenant retail | $700K – $3M+ |
| Fast food drive-thrus | $1M – $2.5M |
| Medical office buildings | $2M – $6M |
| Automotive service centers | $900K – $2M |
This makes NNN leasing accessible to both entry-level and experienced investors, with the ability to scale up or trade up over time.
5. Favorable Market Outlook
As interest rates and inflation pressures ease, NNN lease demand continues to rise. Investors prioritize:
- Stability over speculation
- Assets with recession-resilient tenants (e.g., convenience, medical, auto, QSR)
- Passive income during uncertain market cycles
In Indiana, cap rates remain healthy (typically 5.5–7.0%) and assets are often priced below national average—offering strong value per dollar.
Why I Help Clients Focus on NNN Investments
At Annie Scott Realty Group LLC, I help commercial clients:
- Identify high-quality, creditworthy tenants
- Evaluate leases for hidden risks or responsibilities
- Structure offers and navigate due diligence
- Leverage 1031 exchanges for NNN upgrades
- Access off-market or pre-listed NNN opportunities
I understand the Indiana submarkets and what tenants are expanding where—so my clients make confident, informed investments.
Final Thoughts
Whether you’re a first-time investor or a seasoned buyer repositioning your portfolio, Triple Net leases offer the stability, simplicity, and income potential that today’s commercial market demands. And in Indiana, where business growth meets affordability, they’re more accessible and valuable than ever.
Let’s talk about your investment goals—and find the right NNN property to match your strategy.
Photo Credit: Luxury Presence
Sources:
- CoStar Indiana Market Reports
- The Boulder Group – NNN Investment Trends
- National Real Estate Investor – 2025 CRE Forecast
- 1031Tax.com – Exchange Strategy Insights
