Net Leased Investement - Fresenius Kidney Care
Office | 6.25% CAP | 7,580 SqFt
Marketing description
Fresenius Medical Care is the world's leading provider of products and services for individuals with renal diseases. Operating a global network of over 4,000 dialysis clinics and serving more than 340,000 patients, Fresenius is a vertically integrated giant — not only providing life-sustaining care, but also manufacturing the highly specialized dialysis machines and disposables used in the process.
As a mission-critical healthcare provider, the company occupies a recession-proof niche driven by the non-discretionary nature of End-Stage Renal Disease (ESRD) treatments and an aging global demographic. There is currently no cure for renal failure; patients require treatment up to four times per week — making this among the most stable and predictable revenue streams in commercial real estate.
The property sits less than 1 mile from The Villages®, the fastest-growing metropolitan area and the largest retirement community in the United States, home to over 150,000 residents with an average age exceeding 64 within a 5-mile radius. This 55+ demographic represents the nation's highest per-capita rate of End-Stage Renal Disease (ESRD) — the primary driver of dialysis demand — making this location among the most defensible clinic sites in the entire Fresenius network.
Situated seconds off US-27/US-441, Central Florida's primary north-south artery carrying over 45,000 vehicles per day. This stretch of Lady Lake is undergoing a radical modernization — evolving from a traditional retail corridor into a high-density, mixed-use hub designed to serve the explosive growth of The Villages®.
Investment highlights
- Mission-Critical Medical Real Estate - Dialysis centers are highly specialized build-to-suit facilities with significant tenant-led build-out costs — plumbing, backup generators, and water filtration systems — creating exceptionally high barriers to exit and renewal rates far exceeding typical net-lease assets.
- Investment-Grade Corporate Tenant - Fresenius Medical Care (NYSE: FME, S&P: BBB-) is the world's leading renal care provider, treating 340,000+ patients across 4,000+ clinics globally. Their 2025 earnings grew 27%, reinforcing their status as a premier 'Flight to Quality' net-lease tenant.
- Gateway to The Villages® - Located less than 1 mile from The Villages, the nation's largest retirement community with 150,000+ residents. This 55+ demographic is the primary driver of dialysis demand, ensuring the long-term viability and 'sticky' nature of this clinic location.
- Superior Lease Fundamentals - A 15-year NN lease commenced December 2018, expiring 2033, with 10% rental bumps every 5 years and 3(three) - 5(five) year extension options. Nearly 7 years of guaranteed corporate-backed cash flow remain.
- Florida: Zero State Income Tax - Florida levies no state income tax on individuals or corporations, meaningfully improving after-tax returns and making it the nation's premier destination for 1031 exchange capital seeking defensive, income-producing net-lease assets.
- Strategic US-441/27 Corridor Location - Situated just off US-441/27 — Central Florida's primary north-south artery carrying 45,000+ vehicles per day — with easy patient access from Lake and Sumter Counties, anchored by a rapidly growing high-density commercial corridor.
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