Passive Income. Triple-Net Security. Professional Management.
We identify and acquire high-yield commercial real estate across asset classes — any property with strong NNN lease fundamentals qualifies. We are asset-agnostic and return-focused, delivering stable passive income to accredited investors with zero landlord obligations.
Investment at a Glance
Sage & Anchor Capital acquires commercial real estate across all high-yield asset classes. We are not restricted to one property type — if it delivers strong NNN lease fundamentals and dependable cash flow, we pursue it for our investors.
Gas stations and c-stores with essential daily demand, high-traffic locations, and long-tenured operators. Historically resilient across economic cycles.
Corporate-guaranteed leases with national brands. Drive-thru locations, 10–20 year terms, scheduled rent bumps, and deep franchisor credit backstop.
Dollar General, Dollar Tree, Family Dollar — investment-grade tenants with long lease terms in supply-constrained, high-demand markets.
Healthcare tenants with below-market rents and high switching costs. Recession-resistant demand driven by aging demographics and essential care needs.
Tire centers, quick-lube, car washes — essential services with strong repeat demand, operator-funded buildouts, and recession-resistant revenue.
Walgreens, CVS, Rite Aid — investment-grade credit, absolute NNN leases, and long-term tenancy in established high-traffic commercial corridors.
NNN leases transfer virtually all property expenses to the tenant — creating a truly passive, landlord-obligation-free income stream for investors.
Tenants pay all taxes, insurance & maintenance. Net leases mean truly passive income with no surprise expenses to owners.
NNN leases typically run 10–20 years with built-in annual rent escalations, providing compounding income growth over time.
We acquire only occupied, income-producing properties. Cash flow begins on day one with zero stabilization risk or vacancy period.
We require national parent company or franchisor guarantees — a second, financially stronger backstop behind every lease.
Rigorous, data-driven underwriting across five dimensions — every acquisition must score well on all criteria before investor capital is deployed.
Using ESRI and CoStar platforms to evaluate every prospective site
Analysis within 1, 3, and 5-mile radii to ensure sufficient demand catchment for the tenant's business.
Household income levels and growth trends to support tenant viability and scheduled rent escalations.
Daytime vs. residential population patterns to identify genuine retail trade areas vs. commuter corridors.
New development, permitting activity, and area growth signals to underwrite long-term demand strength.
Vehicle volume is the strongest single predictor of NNN retail performance
Annual Average Daily Traffic study at every target location — we acquire only consistently high-volume sites.
Ingress/egress analysis to understand morning vs. evening patterns and customer access convenience.
Corner lots maximize multi-directional visibility and capture higher spontaneous customer stop rates.
Clear approach sightlines, monument signage potential, and driveway spacing from traffic signals evaluated.
Institutional or investment-grade tenants with proven operating history required
Parent company or franchisor guarantee required on every deal — local operator credit alone is insufficient.
Recognized national brands with established supply chains, marketing budgets, and consumer loyalty.
Minimum 2 years of unit-level operating history at the target location required for financial underwriting.
Franchisor balance sheets and coverage ratios reviewed — we look beyond the individual unit operator.
The lease document is the investment — we analyze every clause before acquisition
Minimum 7–10 years of base term remaining at acquisition, ideally with multiple options extending to 20+ years.
Annual or periodic rent bumps of 1.5–2% minimum to provide inflation protection and compounding income growth.
Absolute NNN preferred — tenant responsible for all expenses including roof, structure, and parking lot.
Favorable renewal option terms that lock in tenant economics and minimize re-tenanting risk at lease expiry.
Exit strategy is underwritten before acquisition — disclosed upfront to all investors
We target markets with favorable cap rate trends that support meaningful value appreciation at a planned exit.
NNN assets are premier 1031 exchange targets — creating a deep national buyer pool and competitive exit pricing.
Defined 5–10 year hold period disclosed in the PPM — no ambiguity on investor liquidity timeline at acquisition.
Phase I and Phase II environmental studies completed prior to closing to fully de-risk the eventual property exit.
Transparent, aligned, and built to maximize investor returns. Our fee model ensures we only succeed when our investors succeed.
Charged only on raised capital, not the full property purchase price. Measurably lower than the industry standard on every deal.
3% of annual rental value — tied directly to lease performance, not an inflated flat fee disconnected from results.
We earn only when you earn. 25% of net profits on property sale — complete alignment with every investor's outcome.
A simple, transparent path from capital to cash flow — six steps from qualification to exit.
Accredited investor verification
Min. $100K allocation
NNN property secured
Structured to operator
Quarterly distributions
Profit share on sale
| Property Value | $5,000,000 |
| Capital Raised (30%) | $1,500,000 |
| Acquisition Fee (1% of raise) | $15,000 — one-time |
| Year 1 Annual Rent (6% cap) | $300,000 |
| Mgmt Fee (3% of rent/yr) | $9,000 / year |
| Year 2 Rent (+2% escalation) | $306,000 |
| Year 3 Rent (+2% escalation) | $312,120 |
| Exit Profit Share | 25% of net gains |
Commercial NNN real estate is one of America's most resilient investment classes — essential, recession-resistant, and built to hedge inflation over long hold periods.
We identify, address, and mitigate key risks before they impact investors — proactive risk management is central to every acquisition we underwrite.
Hidden environmental issues, aging systems, or deferred maintenance can create unexpected costs that erode investor returns.
Full Phase I and Phase II environmental studies completed before any acquisition. Lease agreements contractually shift all environmental and structural liability to the operator — not the investor.
A local franchisee or independent operator may face financial difficulty and fail to make rent payments on schedule.
We require corporate guarantees from the parent company or national franchisor. The parent corporation is contractually obligated to cover rent — providing a financially stronger backstop behind every individual operator.
Commercial properties face fire, flood, and casualty risks that can disrupt income streams and damage investor capital.
Comprehensive property and liability insurance is a lease requirement on every asset we acquire. Tenant-maintained policies protect investor capital — all casualty losses are covered throughout the hold period.
This offering is exclusively available to Accredited Investors under SEC Regulation D. Investors must meet at least one of the following qualification thresholds.
Investor must have a net worth exceeding $1 million, excluding primary residence, either individually or jointly with spouse.
Individual income exceeding $200,000 in each of the two most recent years (or $300,000 joint with spouse), with reasonable expectation of the same for the current year.
Six reasons experienced accredited investors choose to partner with us over other real estate investment firms.
Full regulatory compliance and investor protection through formal SEC Regulation D registration — not a grey-market syndication.
We are not restricted to one property type. If it has strong NNN fundamentals and a quality tenant, we pursue it on behalf of our investors.
1% acquisition fee on raised capital only — not 2–3% on the full purchase price. Real, measurable savings on every single transaction.
Existing operators stay in place at every acquisition. No onboarding period, no income delay — day-one cash flow on every property.
Regular financial reporting, property updates, audited annual statements, and distributions on a clear, predictable, pre-defined schedule.
$1M+ net worth, $200K+ income — a serious, vetted accredited investor network that values quality deal flow over high transaction volume.
Join our exclusive accredited investor network and access institutional-quality commercial NNN real estate across multiple asset classes.
Confirm $1M+ net worth or $200K+ annual income
Receive our Private Placement Memorandum
Minimum $100,000 — secure your allocation
Receive distributions from NNN lease income
Commercial NNN Real Estate Investment Partners