Hanley Investment Group Arranges Sale of Single Tenant IHOP in Tyler, Texas, to California 1031 Exchange Buyer

TYLER, Texas - Hanley Investment Group Real Estate Advisors, a nationally recognized real estate brokerage and advisory firm specializing in retail property sales, announced today that the firm has arranged the sale of a single-tenant IHOP in East Texas to a private Southern California 1031 exchange buyer. Hanley Investment Group's Vice President Garrett Wood, in association with ParaSell, Inc., represented the seller, a private investor based in Florida. The buyer was self-represented.

"We created a competitive environment early in the process, generating multiple offers within the first two weeks of marketing," Wood said. "Our goal was to position the asset to achieve the seller's objectives, and we ultimately secured a Southern California 1031 exchange buyer. The combination of the strength of the franchisee, ACG Texas, the property's high-traffic corridor, and the benefit of an income-tax-free state helped support strong pricing."

The IHOP at 209 S. Southwest Loop 323 in Tyler, Texas, totals 4,464 square feet on a 1.91-acre parcel as an outparcel to a Walmart Supercenter. The restaurant is operated by ACG Texas, one of the largest IHOP franchisee in the U.S. The lease features seven years remaining, 1% annual increases, and six five-year renewal options, offering predictable income and zero landlord responsibilities.

The property benefits from its position along Loop 323, one of Tyler'ss dominant commercial corridors, and its proximity to major employers including Christus Mother Frances Hospital, UT Health East Texas, Trane Technologies and Brookshire Grocery Company. Additional nearby retailers include ALDI, Chase, McDonald's, Popeyes, Subway, Take 5, Walgreens and Dollar Tree.

"This property checked the boxes that buyers continue to prioritize in today's market: a nationally recognized tenant, absolute triple-net lease structure, and a high-traffic corridor adjacent to necessity-based anchors," Wood said. "We continue to see investors gravitate toward well-located assets in growth markets like Tyler, where long-term fundamentals remain strong."

The Tyler closing marks Hanley Investment Group's third IHOP sale in Texas in the last five months. In late December, the firm completed the sale of an IHOP in San Marcos, Texas, to a 1031 exchange buyer from Cincinnati, Ohio, overcoming franchisee performance challenges and limited remaining lease term. That same month, Hanley arranged the sale of an IHOP in Grand Prairie, Texas, representing both the buyer and seller. Hanley also recently completed the sale of a vacant Wendy's in Jacksonville, Texas, underscoring continued investor interest in East Texas retail and redevelopment opportunities.

"Across the IHOP system, we're seeing a period of transition," Wood said. "Operators continue to navigate higher labor and food costs, and franchisees are increasingly focused on value-driven strategies and operational efficiency. At the same time, dualbranded IHOP + Applebee's concepts and value-menu initiatives have helped increase traffic in many markets. For investors looking to buy restaurant net-leased assets, the strength of the tenant and the remaining lease term remain the two most important drivers of pricing."

Tyler is the largest city in Northeast Texas and serves as a regional hub for healthcare, education and retail. The city has experienced steady population and employment growth, supported by major institutions and a diverse economic base. The Loop 323 corridor, where the IHOP is located, remains one of Tyler's most active commercial thoroughfares and features a mix of national anchors, grocery operators and daily-needs retailers.

About Hanley Investment Group

Hanley Investment Group Real Estate Advisors is a real estate brokerage and advisory services company with a transaction track record exceeding $12.8 billion, specializing in the sale of retail properties nationwide. The firm's expertise, proven track record spanning more than 20 years, and dedication to putting clients' needs first set it apart in the industry. Hanley Investment Group creates value by delivering exceptional results through property-specific marketing strategies, cutting-edge technology and local market knowledge. Hanley Investment Group's relationships with investors, developers, institutions, franchisees, brokers and 1031 exchange buyers translate into maximum exposure and pricing for each property. With unmatched service, Hanley Investment Group has redefined the experience of selling retail investment properties.

For more information, visit hanleyinvestmentgroup.com [https://protect.checkpoint.com/v2/r01/___https:/hanleyinvestmentgroup.com/___.YXAzOmV0bzpjOm9mZmljZTM2NV9lbWFpbHNfYXR0YWNobWVudDpkOTlhMzI0NjQyZmU0M2M3YWUyNDI1NTZhOTJlOTVhOTo3OjQwYzA6ODA0MTNkNmQ5OTY2MmNhMmMzOGQ3ZTlmZDkxY2Q0OTY4YmNlMGE1ZTlkOTkxMThjZWY5ZWIyNDAwMDE3ODQ0ZDpwOkY6Tg].

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Contact Person: Garrett Wood, Vice President
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