Three NNN commercial properties. One corporate guaranty.
A single-tenant net lease portfolio: three triple net (NNN) commercial properties leased to the same operator on the same terms, with the same corporate guaranty, across two Hudson Valley counties. Each renewal was executed in June 2026 under identical terms, running through June 2029 with one three-year option to June 2032.
The buildings are emergency medical facilities, and that is the point of the income. Ambulance service is non-discretionary: the rent is paid out of emergency medical transport revenue rather than out of retail traffic or office demand, which is what gives this essential-service income its behavior through a recession or a rate cycle.
Passive ownership, corporate-guaranteed rent, and a size that suits a 1031 exchange. Buy the three as an assembly, or any one of them on its own.
One triple net lease, three times over
Identical structure, escalators, renewal date and guarantor at all three facilities.
True NNN. Tenant pays taxes, insurance, utilities and maintenance. Landlord keeps roof, foundation and building systems.
Three single-tenant net lease properties
Each property has its own page, its own diligence and its own price. Nothing here is conditional on taking all three.
| Property | Building | Year 1 NOI | Price | Cap | Rent PSF |
|---|---|---|---|---|---|
| 69 Dickson StreetNewburgh, NY · Orange County | 8,738 SF | $90,735 | $1,200,000 | 7.56% | $10.38 |
| 31-59 Peach PlaceMiddletown, NY · Orange County | 3,864 SF | $54,906 | $750,000 | 7.32% | $14.21 |
| 52-60 Cornell StreetKingston, NY · Ulster County | 3,360 SF | $44,072 | $625,000 | 7.05% | $13.12 |
| Portfolio | 15,962 SF | $189,713 | $2,575,000 | 7.37% |
Why buy the portfolio rather than one building
Replacement property that does not need managing
Three separately closeable net lease properties, priced from $625K to $1.20M, give an exchange room to identify on its own terms: take the whole $2.58M assembly, or fit one or two around a number you already have. Rent is corporate-guaranteed and escalates at CPI or 3%, and the landlord obligations are limited to roof, foundation and building systems.
We are brokers, not tax advisors. Confirm the mechanics with your qualified intermediary and your accountant before relying on them.
The offering brochure for each property
Pricing and returns, the lease and guaranty, building detail and the location. One short form and the PDF is yours; we will know to follow up.
What buyers ask about this portfolio
Can I buy one property instead of the whole portfolio?
Yes. Each of the three is separately priced and separately closeable, and each has its own page with its own diligence. Nothing about the individual sales is conditional on the portfolio trading as a package.
What is the cap rate on the portfolio?
7.37% blended, on a combined asking price of $2,575,000 against $189,713 of Year 1 NOI under the executed First Renewal Term. The individual cap rates run from the low 7s to the mid 7s, and each is shown against its own asking price.
Who is the tenant, and who guarantees the rent?
All three are leased to Empress Ambulance Service, LLC, a regional emergency medical transport operator, and unconditionally guaranteed by Paramedics Logistics Operating Company, LLC. The guaranty was expressly extended when the renewal was executed in June 2026.
Is this a true NNN lease?
Yes. The tenant pays taxes, insurance, utilities and maintenance. The landlord's retained obligations are limited to roof, foundation and building systems, which is what makes this passive ownership rather than a management job.
How long is the lease, and how does the rent grow?
The First Renewal Term runs through June 2029, with one additional three-year option to June 2032. Rent escalates at CPI or 3%, so the income has an inflation floor built into it rather than a flat coupon.
Does this work as a 1031 exchange replacement property?
Net lease properties of this size and structure are commonly used as 1031 replacement property, and the three can be taken together or separately to fit an identification. We are brokers, not tax advisors: confirm the mechanics with your qualified intermediary and your accountant before you rely on them.
Ask for the package
The portfolio package carries the executed renewal amendment, the guaranty, the rent schedule with escalators, and the building detail for each facility. Tell us whether you are looking at all three or at one, and we will send what fits.
Brendan McGrath · 845-245-8610