Looking for a 1031 replacement property?


with Grocery-Anchored Commercial Real Estate

Institutional-Quality 1031 Replacement Properties

We believe that grocery-anchored CRE provides investors with multiple benefits, including long-term protection against inflation, tax benefits, and superior risk-adjusted returns. That’s why these properties offer such a highly stable option for accredited investors seeking options for a 1031 replacement property.

100% Passive

Our platform makes it easy for you to find the replacement property you love, and from here, it's as simple as investing and then collecting your quarterly cash distribution. That's it. We manage the entire real estate process, from the property purchase to the exchange, as well as value-add and day-to-day management, so that you can enjoy 100% passive cash flow.

Stable National Brand Tenants

Essential-needs grocers are ALWAYS in demand, especially national brands like Kroger, Whole Foods, and Walmart which stand as the long-time staples in their communities. Everyone has to eat, even during inflation, and we believe that no matter what, our properties generate cash flow.

Superior Risk-Adjusted Returns

At FNRP, we make our money on the buy. Each and every time, we’re not looking for just a deal, but the right deal that will achieve superior risk-adjusted returns. Leveraging our Dragnet Acquisitions Model, we filter properties through a robust process to identify those that meet our stringent criteria. If the criteria isn’t met, we don’t invest.


Gain instant access to exclusive, institutional-quality replacement properties available nowhere else on the market. Our industry-leading 1031 application platform will enable you to seamlessly complete the process at your convenience while supported by our industry-leading team of 1031 experts.

Incredible Deal Flow

We find and acquire premium value-add commercial properties with strong nationally recognized anchor tenants in growing primary and secondary markets. Our strict criteria help us sift through numerous properties before choosing the one that meets our exacting specifications.

Robust Dealflow

We maintain a deep, fast-moving pipeline of deals to provide investors with multiple replacement property options at all times. We strive to make it easy for you to identfiy a replacement property within essential 1031 deadlines. And if at any time you need assistance, our team is committed to helping you identify the investment that aligns with your comfort level, goals, and deadlines.

Deep 1031 Experience

Our world-class team of in-house experts possesses proven effectiveness in every area of commercial real estate, as well as the 1031 Exchange process. FNRP has supported hundreds of investors in multiple 1031 exchanges to achieve significant risk-adjusted returns.

In-House Exchange Property Financing

You will not have to source your own financing for any debt. All financing for our properties is managed internally by our FNRP. Let us do the work for you!

Who you invest with matters more than what you invest in.

Targeted average annual investor returns
Targeted Average Annual Cash Distribution
Current Assets Held
Asset Value
Square Footage
*The term "target" or "targeted" refers to a figure the Company aims or believes it can achieve. Actual results may vary.


Avinash Sujeeth - Investor
Deepak Sharma - Investor
Dennis Carpenter - Investor
Al Conard - Investor
The testimonials provided herein are from FNRP investors. Prospective investors are cautioned as to any inherent conflict of interest which may exist between the investors and FNRP as a result of this relationship. Further, their representations provided may not be representative of the experience of other investors. Any testimonials provided are no guarantee of future success.


Can I invest using an IRA or other retirement account?

Yes. You will need to utilize the services of a self-directed IRA custodian to facilitate an IRA or other retirement account investment. We can make recommendations to qualified service providers or are happy to work with your custodian in the event you already have engaged with one.

What is an accredited investor?

To be considered an accredited investor, one must have a net worth of at least $1,000,000,excluding the value of one’s primary residence, or have income at least $200,000 each year for the last two years (or $300,000 combined income if married) and have the expectation to make the same amount this year. If you are interested in investing through an entity, please see the SEC’s website for further clarification.

Do I need to quality as an accredited investor or invest in your offering?

Yes. Our offerings are only available to accredited investors. You will need to prove your status as an accredited investor to participate in any FNRP sponsored offering.

How do I fund my investment?

You can fund your investment via wire transfer or check.

When are distributions paid?

Distributions of positive cash flow are paid quarterly.

How do I keep track of my investments throughout the holding period?

We have developed a proprietary investor portal to allow our partners to track their investments and get access to key reports and tax forms. As a partner, you will have your own dedicated account. Formal reports are generated and provided quarterly in addition to monthly leasing updates.

What happens if a deal doesn't close or fully fund?

In the event that a deal does not close or fully fund, 100% of your investment will be returned. This has not happened one time yet to date.

If I have questions throughout the term of my investment, how can I get in touch with you?

As one of our partners, you have direct access to the principals of the firm and their investor relations support team. All inquiries are handled via white glove telephone support as well.

Do you have any past partners of professional references that I can contact?

We are happy to furnish you with as many references as you would like including past partners, lenders, brokers, and other professionals we have closed or worked with in the past. With that being said, please keep in mind that past performance is no indicator of future results.

What reports, updates, and tax forms will I receive throughout the investment hold period?

Full financial reports are generated each quarter along with written formal updates. Leasing updates go out monthly. From a tax standpoint, you will receive a K-1 for your interest in the partnership each year. K-1s typically go out by March 15th of each year.


100% Passive Income

FNRP strives to give our partners the opportunity to engage in stable and secure commercial real estate investments without answering day-to-day tenant issues. We manage the entire real estate process, from purchase to renovations, so that our partners can enjoy 100% passive cash flow.

Income Diversification

Our partners build their wealth by adding another income stream to their investment portfolio. We invest in nationally branded high-performing grocery-anchored properties because we believe that they have the potential to produce positive cash flow may provide reliable returns.

Secure Appreciation

By focusing on grocery-anchored tenants, we seek to reduce volatility in our investments. After a targeted hold period, we’re able to leverage capital appreciation at the time of refinancing or exit, which we pass on to our partners.

Lower Volatility Than Equities

As an asset class, the stability of real estate provides a hedge against stock market fluctuations. We believe that commercial real estate provides investors with protection by diversifying away from volatile equities.

Tax Advantages

REIT or stockholders receive a 1099 tax form, but our partners receive a K-1 tax form— allowing them to enjoy depreciation deductions on their personal income tax returns. As partners, they’re able to enjoy real estate tax advantages without handling property or tenant concerns.

Inflation Hedge

Safeguard your investments by investing in what we believe is an inflation-resistant asset. Appreciation and rent increases in real estate provide a buffer against the invisible inflation tax, which enhances the value of your retirement funds.