Aspen Dental

Aspen Dental – Single Tenant Net Lease Investment
Watertown MSA, NY | Freestanding Dental Office | Absolute NNN Lease | Passive Income Opportunity

This listing showcases a freestanding Aspen Dental office strategically located in the Watertown metropolitan area of Northern New York. Leased under a long-term absolute triple-net (NNN) structure, the tenancy provides scheduled rent escalations every five years and fully places all property-related expenses—taxes, insurance, structural upkeep, utilities, and landscaping—on the tenant. The result is a hands-off, passive income asset tailored to investors pursuing net lease investment properties, NNN properties for sale, single tenant net lease medical/dental assets, and stable cash flow opportunities in smaller yet resilient markets.

Anchored on a signalized commercial corridor with strong traffic counts, the property enjoys excellent visibility, dedicated parking, and easy ingress and egress. Its proximity to regional healthcare facilities, higher education institutions, retail anchors, schools, and dense residential segments supports a consistent stream of patient flow. Manufactured to modern dental specifications and built to current industry standards, this turnkey facility aligns well with investor goals such as 1031 exchange NNN replacements, long-term passive holdings, or niche healthcare-anchored investment portfolios.

Investment Highlights

• Tenant: Aspen Dental, under an absolute NNN lease
• Tenant assumes all property-related financial obligations
• Lease includes rent escalations every five years
• Freestanding building designed for dental use (typically 3,500–5,000 sq ft)
• Situated on a signalized corner in high-traffic Watertown trade corridor
• Ample parking plus professional-grade exterior finishes
• Surrounded by supermarkets, pharmacies, hospitals, banks, and schools
• Ideal for investors seeking passive income, 1031 exchange compatibility, or healthcare net lease positioning

Tenant Overview

As one of America’s largest Dental Support Organizations, Aspen Dental provides accessible dental services—including general dentistry, implants, dentures, and cosmetic care—through its branded clinics. With corporate operational support and a focus on recurring care, Aspen Dental is recognized as a stable, creditworthy tenant in the NNN marketplace. The Watertown office operates under a long-term lease supported by a multi-unit franchisee or directly by the organization, ensuring continuity and investor protection.

Under the absolute NNN lease, Aspen Dental covers all building and site costs including structural components, HVAC systems, parking lot maintenance, landscaping, taxes, insurance, and utilities. Scheduled escalations every five years provide a hedge against inflation. Multiple renewal options further extend long-term tenant commitment, offering confidence for investors using the property for 1031 exchange or core yield strategies.

Lease Summary

• Lease type: Absolute triple-net (NNN)
• Remaining term: Approximately 10–15 years
• Rent escalations: Scheduled every five years
• Renewal options: Multiple five-year extensions
• Landlord obligations: None

This structure delivers passive yield with minimal oversight and long-term clarity—a model sought after by net lease investors focused on medical and service-tenanted assets.

Market Overview – Watertown MSA

The Watertown metro area, nestled in northern New York near the Canadian border and the Tug Hill plateau, serves as the commercial and healthcare hub for Jefferson County and surrounding rural communities. With a regional population of approximately 115,000–125,000, the city supports stable economic drivers: Fort Drum military base, Carthage Central School System, Samaritan Medical Center, Jefferson Community College, and retail clusters anchored by grocers and national chains.

Although the local economy faces weather-related seasonal variations, Fort Drum’s presence provides consistent employment and population demand. Regional healthcare consumption remains steady year-round, rooted in essential service patterns and low supply of high-quality dental facilities. The Watertown MSA remains largely underrepresented in freestanding medical/dental build-to-suit inventory, enhancing the appeal of this asset to both patients and investors.

Site Features

• Freestanding dental facility built to Aspen’s specifications
• Attractive façade with branded monument and building signage
• Parking accommodates both patient and staff needs, with ADA compliance
• Dual access from signalized perpendicular roadways
• Located near major anchors—grocery, hardware, banking, dining
• Easily accessible to regional highways, hospital complexes, and community centers
• Positioned to serve suburban and rural trade catchment

These features support patient convenience, site efficiency, and ease of operations—factors critical in sustaining tenant satisfaction and revenue stability.

Trade Area Demographics

Within a five-mile radius of the site:

• Population of 70,000–85,000 residents with stable yearly growth
• Core demographic includes working families, retired households, military-affiliated personnel, and students
• Median household income at or slightly above the national average
• Employment concentrated in healthcare, education, public services, and retail
• Moderate daytime population driven by hospital and college staff
• Residential density supported by both urban and suburban housing stock

These demographic attributes align well with the demand profile for recurring dental services, spanning preventive care, routine checkups, specialty procedures, and eldercare.

Patient Demand Drivers

Key factors supporting sustainable dental volumes include:

• Recurring care model: cleanings, exams, implants, dentures
• Military families accessing care during off-post health visits
• Community reliance on high-quality dental services within stable trade areas
• Senior and employee populations generating consistent appointment flow
• Educational and support organization networks reinforcing continuity of service

This creates a stable revenue base, important for maintaining Aspen Dental’s long-term tenancy and investor confidence.

Rent Escalations & Income Growth Profile

Scheduled escalations every five years compound net operating income, offering built-in growth and inflation protection. As tenant bears 100% of all operational and capital expenses, landlord cash flow remains uninterrupted—key in underwriting and cash flow forecasting. This is especially valuable for institutional buyers and 1031 exchange investors seeking long-term income clarity.

Ideal Buyer Profile

This Aspen Dental site matches the following investor types:

• 1031 exchange investors deploying into passive healthcare assets
• Single-family offices or private capital interested in credit-backed tenancy
• Institutional funds or REITs focused on medical/dental NNN real estate
• Private capital seeking passive yield with defensive performance properties
• Portfolio buyers targeting high-quality, absolute NNN service-tenanted properties

Its structured tenancy, growth prospects, and lease protections align well with conservative acquisition mandates.

Healthcare Net Lease Asset Trends

Net lease assets anchored by medical tenants—such as dental clinics, urgent care, and outpatient facilities—are highly valued due to strong reuse potential, recession-resistant demand, and operational specialization. Aspen Dental locations stand out due to brand recognition, service consistency, and franchise or corporate backing. The scarcity of freestanding, tenant-paid medical properties in markets like Watertown enhances desirability and valuation.

Conclusion

This freestanding Aspen Dental within the Watertown MSA represents a strong investment proposition: a high-credit tenant, absolute NNN lease structure with rent escalations, purpose-built medical facility, and site fundamentals that support long-term patient demand. Located within a service-deficient secondary market, the property offers passive income free from landlord obligations, making it a compelling addition for net lease investors targeting medical assets, 1031 exchange replacements, or stable growth portfolios.

Whether your strategy is passive income, healthcare-sector diversification, or structured exchange deployment, this Aspen Dental provides durable cash flow, structural simplicity, and a productive tenant partnership in a solid regional economy.