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You seem to see more triple net on big national tenants, WalMart, Target, Chevron, or Burger King.

Just like target doesn't drop their fee cause you want to pay less......you can go to a cheaper place like Wal-Mart if you choose.

Wal-Mart is headquartered there and has recently mandated that all of its vendors also have a headquarters there.

The walmarts, targets, etc., are all fully expecting this.

When I did section 8 and had similar issues, we would buy a $15 floor lamp from Walmart and have installed prior to section 8 inspection. 

Like yeah, the IRS really wants Walmart and Target gift cards over the phone in the next five minutes to cover your "unpaid" taxes.

Think of Sears, Toys"R"Us, Best Buy, CVS, Dollar Stores (600 Family Dollar Stores are set to close; 370 Family Dollar and 30 Dollar Tree), Walmart closed 11 in 2024 so far, Applebee's, Red Lobster, Stop & Shop, Rite Aid, Lehman Brothers (a 158 yr run), Bear Stearns etc.

The Hazel Green area definitely has a lot of building especially by the high school on 231/431 that is diagonal to the Walmart SuperCenter.Hope this helps.Jeff 

The strip includes a super Walmart, In-N-Out, Starbucks, and others: https://www.cerescourier.com/news/local/ceres-gateway-centers-biggest-project-a-hotel-under-construction/Merced is bigger though, with the high speed rail projected to have a stop there.