Looking for a 1031 replacement property?

Defer Your Taxes

with Necessity-Based Commercial Real Estate

Our Tenants

1031 Exchanges with a Private Equity Sponsor
When it comes to long term capital conservation, a 1031 exchange is one of the most beneficial tax deferment options available to investors. We created a system to help investors easily identify a replacement property and execute an exchange through a private equity sponsor.

Find A Deal You Love

Our platform makes it easy for you to find and formally identify a 1031 exchange investment property. You'll have the freedom to choose professionally vetted investments from multiple asset types including multi-family, grocery-anchored retail, and industrial.

100% Passive Real Estate Ownership

Leverage our team of more than 130 full time real estate experts. As a vertically-integrated private equity firm, we control every aspect of the investment lifecycle from acquisition, to management, to exit all for the benefit of our investor-partners.

Attractive Risk-Adjusted Returns

We're not looking for just a deal, but the right deal that will achieve conservative risk-adjusted returns for our investors. We underwrite every deal using a comprehensive proprietary system based on decades of CRE experience and billions in transaction volume.


Sometimes Who You Invest With Matters More Than What You Invest In.

Our Portfolio


Current Assets Held


Total Purchase Value Of Assets

11.5M+ SF

GLA Acquired Since Inception



Our Returns*


Targeted Average Annual Investor Returns


Targeted Average Annual Cash Distribution

*Targeted refers to a goal which may or may not be attained based on a variety of assumptions which may or may not be realized. Securities are only available to verified accredited investors who can bear the loss of their investment. Please contact FNRP for an explanation of how such numbers are calculated. Cash distributions are not guaranteed.
1031 Exchanges with a Private Equity Sponsor Why 1031 Exchanges With FNRP
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.

Expertly Vetted

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 identify a replacement property within essential 1031 deadlines. And if at any time you need assistance, our team of 1031 exchange experts are committed to helping you identify the investment that aligns with your goals, and deadlines.

Deep 1031 Experience

Our world-class team of in house experts has helped numerous investors execute a 1031 exchange as a way to invest with FNRP. We have individuals on the team dedicated to working closely with investors to provide a seamless process for executing the exchange.

“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.”


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.

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.


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.

You can fund your investment via wire transfer or check.

Distributions of positive cash flow are paid quarterly.


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.


If a deal does not close or is not fully funded, 100% of your investment will be returned.

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.

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. Please keep in mind, past performance is no indicator of future results and you should read the offering documents carefully.


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-1’s typically go out by March 15th of each year.

Why Necessity-Based Real Estate?

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.

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