$7.5M NNN Acquisition Miami | Commercial Lending Solutions 
Loan Size Example

$7.5 Million NNN Acquisition in Miami

By Trevor Damyan, Commercial Mortgage Broker at Commercial Lending Solutions

A $7.5 million NNN acquisition in Miami represents mid-market single-tenant net lease financing in one of the country's most active coastal markets. These deals typically feature investment-grade tenants with 10 to 20 year remaining lease terms, driving strong institutional lender interest. Borrowers at this ticket size are predominantly experienced 1031 exchange buyers and seasoned operators seeking stable cash flow in Miami's expanding South Florida corridor. Current market rates for well-structured STNL financings land in the 6.50 to 6.75 percent range, with leverage typically 65 to 75 percent LTV depending on tenant credit and lease durability.

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Capital Stack

What a $7.5M NNN Acquisition Capital Stack Looks Like

A $7.5 million NNN acquisition in Miami draws capital from national bank STNL platforms, life insurance companies, and select CMBS conduits, all competing aggressively for institutional-quality leases. Lender selection hinges on tenant credit rating, remaining lease term, property location within Miami's submarkets, and the borrower's equity strength and operating history. National banks dominate this size because they can price competitively off CMT indices and close faster than traditional life companies, though life insurers remain active for non-recourse structures and longer hold profiles.

Capital Source Rate / Cost Size / LTV Notes
National bank with established STNL platform 6.50 to 6.75 percent fixed, CMT-based pricing with 100 to 125 bps spread $4.9M to $5.6M (65 to 75 percent LTV) Full recourse or limited recourse depending on equity and sponsor strength; 30 to 45 day close; prepayment penalty declining over 5 to 7 years
Regional or super-regional bank credit union 6.60 to 6.90 percent fixed, CMT-based with 125 to 150 bps spread $4.5M to $5.6M (60 to 75 percent LTV) Willing to go non-recourse at lower LTV (60 to 65 percent); strong in Miami corridors with established tenant relationships; 35 to 50 day close
Life insurance company mortgage division 6.65 to 7.10 percent fixed; often quoted net of closing costs $4.1M to $5.2M (55 to 70 percent LTV) True non-recourse available at 60 to 65 percent LTV; longer hold preference; loan sizing often capped at 70 percent for single-tenant; 45 to 70 day close
CMBS conduit with single-tenant sleeve 6.55 to 6.95 percent; securitization rate depending on risk layer $4.9M to $5.9M (65 to 78 percent LTV) Recourse or limited recourse; loan assumption restrictions; minimum 12 year remaining lease term; 60 to 90 day securitization close

Pricing reflects active CLS CRE quote pipeline as of April 2026. Specific deal pricing depends on sponsor, property, and structure.

Sponsor Profile

Who Closes a $7.5M NNN Acquisition Deal

The typical $7.5 million NNN buyer in Miami is a seasoned operator with $10 million to $50 million in net worth and 15 to 20 closed single-tenant acquisitions over 10 years or more. Many are 1031 exchange investors exiting appreciated core assets or opportunistic buyers building Miami-focused portfolios in retail, drugstore, or automotive service categories. These sponsors value certainty of terms, non-recourse optionality, and quick execution, and they work with experienced brokers to navigate tenant credit analysis and lease language nuances.

From the CLS CRE Pipeline

A Real $7.5M Example

CLS CRE closed a $7.2 million acquisition financing for a five-unit retail net lease property in Coral Gables, occupied by three investment-grade national retailers and two regional operators, with 14 years remaining on the primary lease. A national bank lender structured the deal at 70 percent LTV, pricing it at 6.58 percent fixed over 25 years with a 7-year prepay, capturing the sponsor's 1031 exchange timeline. The property appraised strong at $10.3 million, and the sponsor's prior execution history in South Florida properties allowed full recourse waiver at 70 LTV. Close occurred in 38 days, and the sponsor immediately deployed capital into two additional Dade County single-tenant acquisitions within 90 days.

Anonymized. All deal references protect borrower and lender identity.

FAQ

$7.5M NNN Acquisition Miami FAQ

Plan for 65 to 75 percent LTV depending on tenant credit, lease remaining term, and lender appetite. Most national banks and life companies will fund $4.9 million to $5.6 million on this deal size. If you need lower leverage or non-recourse structure, 60 to 65 percent LTV ($4.5 million to $4.9 million) opens non-recourse options from life insurers and select credit unions.
Investment-grade national tenants (A- credit or better) will support rates at the lower end of the 6.50 to 6.75 percent market range, while regional or non-rated tenants can push pricing to 6.85 to 7.10 percent. Lenders also scrutinize Miami-specific market risk; a retail tenant in Coral Gables or Brickell will move faster and tighter than an outlying location. Remaining lease term matters equally: 15 plus years remaining usually nets you 25 to 50 bps tighter than 10 to 12 years.
Yes, but typically only at 60 to 65 percent LTV, which on a $7.5 million deal means $4.5 million to $4.9 million financing. Life insurance companies and select credit unions offer true non-recourse at this leverage point; national banks usually require limited recourse or full recourse at 70 to 75 percent LTV. Non-recourse deals also tend to price 15 to 40 bps higher and take longer to close due to additional lender due diligence.
Most national banks want 10 to 12 years remaining as a floor; CMBS conduits typically require 12 to 15 years. Life insurance companies and credit unions may consider deals with 8 to 10 years remaining if tenant credit is strong and the property is in a prime Miami location. Shorter lease tails usually mean higher rates (6.85 to 7.25 percent) and lower leverage (60 to 65 percent LTV).
National banks typically close in 30 to 45 days; credit unions and regional banks in 35 to 50 days; life insurers in 45 to 70 days; and CMBS conduits in 60 to 90 days depending on securitization timing. Your timeline depends heavily on property condition, tenant financials, lease quality, and whether you need non-recourse structure. Clean files with strong tenants and lender-friendly terms consistently hit the lower end of these windows.


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