How Long Will the High Returns in Cannabis Real Estate Last?

In the next five years, the legal cannabis industry is expected to have a steady compound growth rate of 27 percent. With a current estimated value of nearly $60 billion and rising, it is not surprising that there has been an upsurge in the acquisition of cannabis real estate.

What may have caused this recent increase?

It is quite simple: despite the fact that the risks are high, the returns on investment are also really high, which makes investors want to have a part of the industry. In addition, more than two-thirds of states now have laws that deem the cannabis business as legal and this has further opened up the market. However, the recent boom in cannabis real estate can be tied to the perspectives and activities of investors.

The current federal legislation concerning cannabis makes it very risky for the traditional modes of investment to thrive, hence the need for alternatives. Investors would more readily put their money into real estate than into the actual production of the product. This is quite logical because real estate is believed to be safer in terms of investment security in cannabis business than other items involved in the production and distribution of cannabis. In fact, multiple Real Estate Investment Trusts have been established for the purposes of buying cannabis real estate, one example is Innovative Industrial Properties.

In addition, the existence of an expansive network of loyal consumers further contributes to the appeal of the industry. Investors are aware of this and the potential effect it would have on the industry in the nearest future and so they want to tap into it in the safest way possible. In addition, there have been reports of some private equity fund recording returns on investments of over 50% per annum, thereby prompting more investors to join the feeding frenzy.

The truth about these high returns

The cannabis industry is a very fast-paced one, rife with risks but also with incredible returns which could be as high as 25% for cash on cash annual returns. In other cases, the prices of real estate doubled and even tripled in some cities where the production of cannabis was legalized.

The high returns are real but what about the associated risks?

It is quite easy to get drawn in by the possibilities of immense profit and incredibly impressive returns on investment. However, it is important to note that the cannabis industry is very complex, still evolving and has a lot of factors at play that could determine the direction of the market.

Firstly, the industry is regulated by so many regulations that even a slight change could affect the market outcomes. For instance, if more states and cities legalize the business, then the profits would keep increasing but if the regulations are made stricter, then it might impart the market negatively.

In the same vein, there are a lot of regulatory agencies and the authorities are constantly clamping down on illegal cannabis markets. The current estimated value of the illegal cannabis market is $46 billion (which is one of the reasons investors are so excited) but what happens if these illegal businesses are shut down by the authorities or they overshadow the budding legal businesses? It goes without saying that the small legal businesses will have more room for growth if illegal businesses are shut down.

Furthermore, the price of marijuana would also determine the market outcome. If the prices continue to fall, tenants would be unable to pay rent and the erstwhile high returns real estate may become a liability for a while.

Other factors that may impact the industry includes heavy taxations and overbuilding.  These can affect the operations of small legal businesses and also result in oversupply of real estate which would now become a problem due to excess vacancies.

How long will these good times last?

The conditions of the real estate market vary from state to state depending on the phase of the market as well as the location itself. States like Colorado and Washington are currently experiencing an oversupply of real estate due to overbuilding while other places like Nevada actually have a shortage. A typical real estate market goes through four phases: expansion, hyper-supple, recession and recovery. California, with the recent legislation is in the expansion phase where the vacancy rates are low and more buildings are springing up. Colorado, on the other hand has high vacancy rates and is in the hyper-supply phase because construction hasn’t reduced.

With favorable legislations, it is expected that the expansion phase would stretch for a while, maintaining a steady increase in construction and low vacancies. However, it would be difficult to accurately predict when the expansion phase would end because the industry is quite unstable and has too many influencing factors.

It is important to mention that this boom is also expected to have an effect on residential real estate based on the fact that the expansion of the cannabis industry would result in an influx of people into cities where the business is legalized because jobs would be available and this would translate into a demand for residential real estate.

This “cannabis boom” sure holds a lot of promised but for how long?

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January 1, 2018Comments Off
Buying a Cannabis Business

In recent times, there has been an increase in mergers and acquisitions of cannabis businesses. The reason for this activity is linked to the wave of recent laws passed in states legalizing cannabis as well as the Federal government taking steps toward legalization or decriminalization of cannabis. This has opened up the market space for cannabis businesses to thrive but to do this, they need a license (and capital). Some states have provisions for application for new licenses but in most cases, potential business owners would rather buy out existing cannabis businesses and take over their license. Some of these businesses are either failing, unable to obtain the capital they need to start, or their owners simply want to sell a turnkey cannabis .

Whatever the reason, it would seem this is a perfect time in many states to acquire a cannabis-bases-licensed business. This article talks about the process of purchasing a cannabis-bases business on a very high level (no pun intended).

Most of the existing cannabis-bases business deals were carried out by buyers and sellers directly via 420 Property, or through the small community of cannabis-bases business owners. Cannabis Business Brokers have been known to put together such deals. 

It is advisable that you get legal counsel when trying to buy a cannabis business. There are a lot of complex legal issues in the industry and only a good counsel would be able to ensure that your deal covers all the bases. Here are some things that should be clearly stated in a purchase contract:

  • The obligations of all parties
  • Due dates of the obligations
  • Conditions for the validity or otherwise of the obligations
  • Warranties, representations and/or assurances provided by both parties to make the deal go through

If your agreement contains the above items and they are stated in clear terms, then you may proceed to sign. However, if any of the above is missing, you should probably have a rethink.

With respect to business acquisitions, the obligations of the parties involved are quite straightforward: you make payments of the agreed price and the seller hands over the financial details, LLC membership, stock, and so on. The challenge usually arises with the duration and how long it would take both parties to fulfill their obligations. One of the factors that could determine this includes the requirements of the state licensing agency because they have to approve the acquisition, run background checks and so on. Additionally, you would not want to hand over your money until you are sure the business is yours, and the seller would also not want to have to deal with any problems that may arise from you. If this is dragged out for too long, it would affect the time the deal would go through.

It is advisable that rather than wait for one party to finish their own obligations, both parties should do their part simultaneously. Thus, while waiting for the state agency to approve the acquisition, both parties would continue the purchase process. This would ensure that you save some time and all you would be waiting on would be the approval from the state licensing agency.

When stating the conditions that may invalidate the deal, it is important that you include regulatory approval as a condition. Therefore, if the state approval is not granted, then both parties can go their ways as per the agreement.

With respect to warranties, representations and/or assurances provided by both parties to make the deal go through, they must be included in the agreement. Some examples of standard representation include:

  • Both parties are certified to sign the agreement
  • Both parties are legally recognized by state laws
  • There is full disclosure of all lawsuits brought against each party and their potential effect on the deal
  • The financial situation of both parties, including their debts, credit, etc. has been fully disclosed

These warranties are essential to assure the buyer that the company is honestly represented and they have the true understanding of the state and strength of the business they are acquiring.

These steps are highly simplified in this article but it is very important that you follow the advice of a seasoned cannabis lawyer and conduct due diligence when buying a cannabis-bases business.

December 9, 2017Comments Off
Blazing Real Estate Demand Ignited by Cannabis

Unmarked warehouses are popping up across the country, and many individuals are unaware of what they contain. In the past, these structures may have been home to a granite cutter, a screen printer, machine shop, or an industrial business of another type. However, today, they’re now home to many legal marijuana business operations across the county.

Even know a majority of Americans support legalizing cannabis, it still has upset many citizens, as it defies societal norms. On the other hand, the cannabis industry has become a source of tax revenue that has become extremely lucrative in recent years. The cannabis industry has gone much further than this–it has significantly altered many real estate markets nationwide.

More than two-thirds the states have now legalized the use of marijuana (medical or recreational), and this number only continues to grow. As a result, a growing number of structures are being repurposed specifically for the cultivation, processing, and sale of this substance. This includes self-storage facilities, factories, warehouses and strip malls in the suburbs.

Landlords are cashing-in as a result of this boom. The industry comes with some risks and landlords and property managers find they’re able to charge a premium for businesses wanting to partake in the cannabis and hemp industries.

What makes this real estate trend so unique is the fact that it is taking place in numerous parts of the country. The marijuana industry is changing the face of the market in diverse parts of the nation, transforming blighted areas into thriving neighborhoods and sending real estate property values skyrocketing. For certain Denver neighborhoods, the warehouse space average asking lease price has increased by greater than 50 percent in a five-year period, and the city is now home to more retail pot stores than Starbucks in a stand-alone building. The ratio is actually five-to-one.

Investors are taking note of this boom in the real estate market as well. Innovative Industrial Properties, Inc. (NYSE:IIPR), a Real Estate Investment Trust (REIT) was set up for the purpose of acquiring and leasing warehouse space to marijuana cultivators and retailers.

One reason for the high demand for real estate devoted to the growth and sale of marijuana is the popularity of this substance—another is the lucrative retunes being made in the industry. In 2016, medical cannabis sales in the United States reached $6.7 billion dollars. ArcView Market Research predicts this figure will top $20 billion by 2021, thus as cannabis sales increase the need for facilities to cultivate and dispense cannabis will follow.

Some experts wonder if a new real estate bubble could be forming. Numerous landlords are converting old warehouses to structures suitable for the cultivation of cannabis at a rapid rate. The strong demand for cannabis properties has created opportunities for startups like 420 Property, which is a Zillow (NASDAQ:Z) like real estate marketplace specifically for cannabis properties, businesses, and professionals.

The experts, however, wonder if medical marijuana cultivators won’t turn to greenhouses to grow their crops, as this is a less expensive way to do so. Furthermore, as more states allow for the sale of cannabis, federal regulations may be loosened with regards to the transportation of this substance across state lines. Another concern is the federal government may find a way to impose regulations on this industry, and this could have a major impact on the industry and marijuana cultivators. However, businesses currently in the industry don’t appear to be worried about what could happen in the future. They are simply taking advantage of the boost in business and filling buildings that once sat empty.

Although Denver is a hot spot for those involved in the cultivation and sale of cannabis, this isn’t the only part of the country benefiting from these products. Investment firms are offering properties in California, Nevada, New York, Oregon, and many other areas.  420 Property has real estate business listings available in all states that allow marijuana and hemp businesses.

Before a property is converted in to a 420 property, however, risks must be assessed. There is a great deal of capital needed for the tenant improvements needed to convert these buildings, and the cost to run the building once operational is extremely high. For example, powerful 1,000 watt lights are needed to grow marijuana, and this leads to high energy bills and a requirement for an enhanced electrical system. Furthermore, these buildings must be kept humid, which can bring about mold and mildew issues. As more businesses enter the industry prices of cannabis products will inevitability drop due to increased demand and competition, needless to say, diminishing profit margins will be realized by all, and therefore, high rents and property values will be economically unsustainable.

Today, however, business is booming. Certain locations are bringing in tens of thousands of dollars every day with no signs of sales slowing. Investors are taking advantage of this and profiting while they can, as no one can predict what the future will hold. With so much money to be made, it’s no wonder marijuana has attracted the attention of countless individuals looking to make a profit and be a part of history.

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August 17, 2017Comments Off
Cannabis Industry – Cannabis Real Estate Demand

The normalization of cannabis as an industry is spreading like wildfire and it is now arguably out of its infancy and starting to bud into adolescents. But those in the Real estate sector remain perplexed with over valuations, demand anomalies, and cannabis financing complexities that have been created by the cannabis industry.

Retail marijuana dispensaries and commercial grow operations must meet specific zoning and setback requirements–which are referred to as restrictive zoning requirements. Some cities even have sanctioned “Green Zones.” For example, San Francisco, one of the most affluent cities in the world, home to many of the world’s leading tech companies, has sanctioned “Green Zones.” Cannabis dispensaries are not allowed to operate within 1,000 feet of a public or private elementary or secondary school; or a community facility and/or a recreation center that primarily serves persons under 18 years of age. In a City that is dense and culturally diverse, these zoning requirements leave approximately 462 acres of real estate zoned for cannabis use–when you factor in existing tenants and owner users and existing cannabis dispensaries –not many properties are available for new cannabis businesses. And as basic economic principles dictate–what lacks in supply when in high demand must increase in price… But in one of the most expensive cities in the world, how much higher can real estate get? Well, there is not enough data available (yet) to state a factual number as any such number would be impacted significantly on the demands and ambitions of both the buyer and seller in any given transaction, BUT in some instances, agents in San Francisco have reported as much as a 30% premium for desirable “Green Zone” locations.

Overvaluations are just one difficulty of buying a cannabis real estate— financing is a whole other issue. Because there is no true asset type or risk baselines established for real estate specifically used for cannabis, in conjunction with the fact that institutional financing is not yet available due to the federal legality of cannabis, the only financing available for cannabis-based business is from private investors, or private money lenders, which only lend on the asset. A typical private money loan will not exceed 65% loan-to-value (LTV) of the market value/ appraised value OR the 65% of the cost (LTC) of the property–whichever is less. These loans are short term (3-5 years, with hefty prepayment penalties, fees (between 3-6 points), and interest rates (between 8.99-14.99%). This is where things tend to get more complication–even know the lender is making a loan based on the value of the assets–the borrowers need to provide verification of funds needed for the loan–which can be problematic if you have been denied access to bank accounts like many of those in the cannabis industry. Now, if you are lucky enough to get in contract on a compliant property and get approved for a loan, one last hurdle to overcome– the appraisal of the property. If you are in contract to purchase the property of a reasonable value– you have nothing to worry about, but if not, the appraiser will not take into account of the value of the property for cannabis use. However, if you have the capital and the capacity to pay cash, and don’t mind paying a premium–most of these hurdles can be eliminated. And once you own the property, you can tap into your equity if needed (using private money of course).

The cannabis industry is still maturing and buying real estate for the specific use of cannabis may be difficult–but not impossible. Aligning yourself with the right professionals and capital sources will always be your first step. For a free real estate financing consultation for your cannabis business submit a request for financing through

October 29, 2016Comments OffCannabis Real Estate | Cannabis Financing
Buying and Selling Cannabis Businesses
Cannabis is rapidly evolving from an illegal, counter-cultural activity into one of the prevailing industries in many states in the U.S. today. It’s no news that the normalization of cannabis laws is becoming realistic among many states, spawning a massive multi-billion dollar industry, and attracting a high traffic of venture capitalists, entrepreneurs, and individual investors.
It is high time to start investing in the emerging and fast-growing cannabis industry before it develops tremendously and the barriers to entry for organizations and investors get pricier.
Primarily, cannabis businesses are among a group of lucrative investments with tremendous room for multi-year growth. And since it is being legalized in many states, it had become the fastest-growing industry in the United States, based on ArcView Group’s latest research. The report has it that legal cannabis in the United States grew from $1.5 billion in 2013 to 74% increase in 2014 to about $2.7 billion. Now, imagine if cannabis business is legalized in all 50 states in the United States of America, there is an indication that cannabis will generate a “jaw-breaking” annual revenue than any other industry.
Due to this rapid growth in the cannabis or marijuana industry, the real estate industry has started to consider and take notice of this sector. And with respect to the high demands for it, the real estate industrial sector attribute extra-strong demand for the purchase and sales of this product. According to ArcView CEO, Troy Dayton, investors nationwide have placed their attention to the cannabis as a prospective explosive growth market. “It isn’t necessary for a rocket scientist to see that the marijuana industry is going to provide a lot of economic benefits,” Says Dayton. He went further to add that “one of the highest business sectors to observe has been the real estate sector.”
Apparently, real estate and business brokers have seized this opportunity. Diverse marijuana growers are absorbing large square feet of landed properties or industrial spaces to plant cannabis legally. Studies have shown that the cannabis industry independently hiked up industrial property prices in many regions to an unusual level. Property prices have gone up to about four times higher than the usual sales before the sales of medical marijuana – the legitimate cannabis industry.
How about it? Do you want to buy or sell your cannabis business or property? Or do you want to go beyond the present challenges of locating and procuring the right facilities and financing necessary for you to operate you cannabis business? Then, we are here for you! 420 Property aims to eliminate any challenges you may face by serving as the most comprehensive commercial cannabis and hemp real estate marketplace dedicated to empowering consumers with data, inspiration, and knowledge around their business.
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May 9, 2016Comments Off
Demand For Real Estate in the Marijuana Industry Outweighs Supply

An apparent lack of “420 Friendly” real estate has been realized nationwide as many legal growers and dispensary owners scramble to locate 420 properties to lease or purchase at affordable prices. Strict zoning requirements have put constraints on the supply of compliant retail, industrial, and land properties for cannabis business use, and not all building owners and landlords will accept medical marijuana tenants because of implied risk associated with cannabis businesses which makes locating a complaint space even more challenging. Many of building owners and landlords who are “420 Friendly” are reaping the benefits of the Green Rush as they are collecting premiums on the property leases and have the upper hand in negotiations when leasing a cannabis complaint property. Due to the lack of Federal support, banking and financing solutions are not easily obtainable unless obtained from a non-traditional institution which also has led to the increased difficulty of purchasing properties for many medical and recreational marijuana dispensaries and grower.

Previously undesirable industrial buildings are now a hot commodity in many U.S. States due to the emerging legal cannabis industry. Medical and recreational marijuana operations have fed a growing demand for industrial spaces of roughly 3,000 square feet to 40,000 sq. ft. and underutilized retail spaces are now home to many cannabis dispensaries which have helped fill empty buildings, drive down vacancy rates, and push rents to higher levels., a “420 Friendly” real estate and professional marketplace launched in March of 2016 to assist in relieving the difficulties many cannabis-based business owners are facing when it comes to locating “420 Friendly” properties. is now the ‘go-to’ real estate resource in the cannabis industry and assist in locating “420 Friendly” properties for sale or lease, cannabis businesses for sale, business/ franchise opportunities, landlords, real professionals, real estate lawyers, property insurance, financing providers, and investors.

Get started with today.

April 7, 2016Comments Off
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