Investor · May 2, 2026 · 3 min read
Cap-rate watch · May 2026
Net-lease retail caps have widened 40bps quarter-over-quarter. Industrial is sticky. Multifamily continues to defy gravity. Quick monthly read for investors tracking the southeast.
David Park
Principal · Investment Sales
Monthly cap-rate read for investors tracking the southeast. Numbers are pulled from closed transactions in our active markets — Atlanta metro plus Birmingham, Nashville, and the Carolinas — over the trailing 90 days.
Net-lease retail
Caps widened roughly 40bps quarter-over-quarter. Investment-grade single-tenant is now trading at 5.85–6.25% depending on credit and lease term. Sub-investment-grade with 10+ years remaining: 6.50–7.25%. Sub-investment with under 5 years: 8% and up — and getting harder to sell.
Industrial
Sticky. Class-A logistics in core Atlanta sub-markets is still trading at 5.75–6.25% for fully leased product. Flex and shallow-bay are wider, 6.5–7.5% depending on credit. Buyers are picky.
Multifamily
Continues to defy what the math says. Class-A core Atlanta multifamily is closing at 4.85–5.25% caps. We don't fully understand the buyer pool at those numbers — but the deals are closing.
Office
Two-tier market. Trophy core trades; mid-tier doesn't. Caps quoted are essentially meaningless until you specify the asset's actual quality tier.
“If you're a buyer with patient capital, this is the best moment in 3 years for sub-investment-grade NNN retail. Time horizon matters — the 10-year story is fine, the 24-month story is bumpy.”