Case Study · NNN · Sold March 2026
AutoZone NNN — Orlando Listing & Sale
MaxLife Commercial listed this single-tenant AutoZone and acted as transaction broker on the sale — professional drone & HDR marketing, a direct deal with the buyer-principal, and a fast, clean close at $950,000 (a 6.37% cap rate).
Deal Snapshot
Tenant
AutoZone (NYSE: AZO)
Property Type
Single-Tenant NNN Retail
Address
801 S Goldenrod Rd, Orlando, FL 32822
Building Size
±7,008 SF
Lease Structure
Absolute NNN
Net Operating Income
$60,500 / year
Sale Price
$950,000
Cap Rate at Sale
6.37%
Negotiation
Direct with Buyer-Principal
Represented
Transaction Broker (both sides)
Closed
March 2026
Tenant Credit
Investment Grade
The Challenge
This single-tenant AutoZone on Orlando's busy Goldenrod corridor came to market in a higher-rate environment. Selling a net-lease asset in that environment comes down to two things: pricing it to where the market actually clears, and putting it in front of the right buyer pool. Price it on hope and it sits for months; market it poorly and buyer confidence erodes.
Our Strategy
MaxLife Commercial listed the property, built a full-service marketing program, and acted as transaction broker for both the seller and the buyer through to closing:
- Commissioned professional drone and HDR photography to present the asset at its best
- Produced a detailed offering memorandum highlighting the AutoZone credit, absolute-NNN lease, and hard-corner Goldenrod location
- Marketed to the national net-lease buyer pool and our direct investor network
- Worked directly with the buyer — a licensed principal investor — on price and terms
- Managed the transaction to a fast, clean close with no retrades; the price moved from the buyer's $857,000 opening offer to $950,000
The Result
The buyer's opening all-cash offer was $857,000. The sale closed at $950,000 — a 6.37% cap rate on $60,500 NOI, about $93,000 (11%) above that opening offer. It closed fast and clean, with no retrades. The buyer acquired a desirable, investment-grade AutoZone (NYSE: AZO) they're holding for long-term income.
The Offering Memorandum
The actual marketing package we produced and used to sell this AutoZone. An example of how we present a net-lease listing.
The Property
801 S Goldenrod Rd, Orlando, FL 32822 — the property MaxLife Commercial listed; the sale closed March 2026.
We Even Analyzed Our Own Listing in Public
We ran this exact AutoZone's offering memorandum through our AI deal analyzer and published the result — the tool showed why the initial asking-price cap rate wouldn't pencil for a financed buyer, and the market agreed. That straight-shooting analysis is part of how we price to where deals actually clear and get them sold. Read the full breakdown:
The AI Deal Analyzer on this AutoZone →Thinking of selling a net-lease property?
We price to the market, market professionally, and manage the transaction to a clean, certain close. Tell us about your property and we'll give you an honest valuation and a plan.