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Clear Mountain Properties
Clear Mountain Properties acquires single-tenant net-lease real estate leased to credit-rated tenants in secondary and tertiary US markets.
Clear Mountain Properties
Clear Mountain Properties deploys capital exclusively within the net-lease real estate sector, targeting single-tenant properties with long-term leases to investment-grade or nationally recognized tenants. The firm focuses on necessity-based retail, healthcare, and industrial assets anchored by operators with durable business models — pharmacies, dollar stores, auto parts suppliers, and medical clinics. This granular approach emphasizes granular credit underwriting and lease structure analysis over broad market timing. The firm's acquisition strategy concentrates on secondary and tertiary markets across the United States, where cap rates typically run 100 to 200 basis points wider than primary coastal markets for equivalent tenant credit. Its portfolio spans the Southeast, Midwest, and Mountain West, with known holdings leased to tenants including Dollar General, Walgreens, and O'Reilly Auto Parts. Clear Mountain typically acquires assets directly, sourcing through long-standing relationships with regional brokers, developers, and 1031 exchange intermediaries. The firm structures its acquisitions as all-cash purchases or with moderate leverage when accretive to yield, holding assets for current income rather than near-term disposition. Clear Mountain operates as a lean, principal-led investment platform. The firm's exact headcount and total portfolio size are not publicly disclosed. No adjacent vehicles — such as a dedicated development arm, separate credit fund, or philanthropic foundation — are known to exist. In the absence of published quarterly letters or investor reports, the firm's external communications are limited, suggesting a concentrated LP base or fully discretionary proprietary capital. Unlike net-lease aggregators that scale through securitization or public equity, Clear Mountain appears to operate outside the perpetual capital model. Its structural differentiator lies in its apparent discipline: a narrow mandate, credit-focused underwriting, and a geographic appetite for markets overlooked by institutional net-lease buyers — a posture closer to a family office's patience than a fund manager's deployment clock.
General information
Firm type
Asset Manager
Year founded
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AUM
Undisclosed
Location
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Corporate office
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Sector focus
Frequently asked questions
What type of real estate does Clear Mountain Properties acquire?
Clear Mountain focuses exclusively on single-tenant net-lease properties where the tenant is responsible for taxes, insurance, and maintenance. The firm targets necessity-based retail, healthcare, and light industrial buildings leased to tenants with investment-grade or strong private-company credit profiles. Typical holding period expectations are long-term, with an emphasis on current cash yield rather than speculative appreciation.
Which tenant industries does Clear Mountain favor?
The firm's investment thesis centers on recession-resilient tenant categories. These include dollar stores, national pharmacy chains, auto parts retailers, and basic healthcare service providers. The underwriting emphasis is on the tenant's unit-level economics, lease guaranty structure, and the asset's irreplaceable location within a local trade area.
How does Clear Mountain source its acquisitions?
Clear Mountain's deal flow appears relationship-driven, sourced through a network of regional investment sales brokers, off-market developer relationships, and 1031 exchange accommodators. The firm competes with high-net-worth private buyers and smaller family offices for assets that fall below the typical lot size threshold of institutional net-lease REITs and private equity aggregators.
Is Clear Mountain Properties a family office or an institutional fund manager?
The firm's structure is not publicly detailed. Its low external profile, narrow asset-class focus, and apparent lack of a perpetual fundraising cycle are more consistent with a principal investment vehicle or small, discretionary partnership structure than a traditional institutional fund manager. The firm does not appear to publicly market commingled funds.
What is Clear Mountain's geographic investment footprint?
The firm acquires properties across the United States, with an apparent bias toward secondary and tertiary markets in the Southeast, Midwest, and Mountain West. These regions typically offer higher capitalization rates for equivalent tenant credit compared to gateway coastal cities. This geographic strategy is core to the yield premium the firm targets.
Does Clear Mountain develop properties or buy only existing assets?
The firm's publicly observable activity is limited to acquiring existing, cash-flowing properties. There is no evidence of a dedicated development arm, ground-up construction projects, or sale-leaseback origination platform. The strategy appears oriented toward seasoned assets with established tenant operating histories.
How can someone contact Clear Mountain Properties about selling a property?
Clear Mountain maintains no public-facing website or listed contact information in standard real estate industry databases. In practice, most introductions occur through the regional broker network the firm has cultivated over multiple transaction cycles. Sellers are typically represented by an intermediary who already knows the firm's acquisition parameters.
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