Los Alamos School Investment Guaranteed by Triad

Rare opportunity to acquire the fee simple interest (land and building ownership) in a Modified Gross–leased investment property located in Los Alamos, New Mexico with 2025 cap rate of 6.8 and 2026 budgeted cap rate of 7%.

The tenant, Bilingual Montessori School LAM, LLC, has approximately 7+ years of primary term remaining, along with two (2) ten-year options to extend. The lease features annual 3.5% rental increases throughout the initial term and all option periods, providing consistent NOI growth and a strong hedge against inflation. Tenant is responsible for 100% of operating expenses, with landlord responsibilities limited to roof, structure, foundation, taxes, and insurance, creating a low-management, NNN-like income stream.

The asset was completely remodeled in 2023, including roof, HVAC, electrical systems, and full interior and exterior renovations, positioning the property as a modern, turnkey investment. The site is located on NM State Road 502 (Trinity Drive), a primary retail and commuter corridor averaging over 12,700 vehicles per day, serving the daily needs of the Los Alamos community.

The property is situated less than one mile from Los Alamos National Laboratory (LANL), one of the nation’s premier national security and scientific research institutions, employing approximately 18,000 professionals.

The lease is guaranteed by Triad National Security, LLC, the federally contracted Management and Operating (M&O) contractor for LANL under the U.S. Department of Energy’s National Nuclear Security Administration. Triad is backed by a highly experienced consortium including Battelle Memorial Institute, Texas A&M University System, and the University of California, and oversees multi-billion-dollar national security operations. Independent financial assessments estimate Triad’s annual revenue in excess of $500 million, providing substantial financial strength and enhancing long-term rent security for the asset.

• Turnkey investment, modified gross-leased with NOI of $382,472 in 2026 and budgeted NOI of $396,248 in 2026.
• Protected market in Los Alamos NM with strong demand for early childhood education and limited land for new schools
• Completely remodeled in 2023
• Lease guaranteed by Triad National Security, LLC
• Flexible GC commercial zoning allows for a variety of uses
• Ample parking with great visibility and access from Trinity Drive, the main road in Los Alamos with 12,700 VPD