Net Lease Advisor Tenant Mattress Firm


  • Operates 2,000 locations and 70 distribution centers in 40 states
  • Largest bedding retailer in the United States


  • Most locations are NN leases, so landlord would be responsible for roof & structure
  • Tough competition

Tenant Description

Mattress Firm is one of the nation's premier specialty bedding retailers, offering a broad selection of mattresses, bedding accessories and related products.

Mattress Firm is a highly sought after brand that has been aggressively expanding in recent years. Their freestanding stores are one of the most highly demanded net lease investments. Mattress Firm properties are well located on main commercial thoroughfares, typically feature a 4,000 - 10,000 square foot building, and are usually situated on 0.80 acres of land. Older Mattress Firm net leases properties tend to have a 12-year primary term NN lease, while newly constructed Mattress Firm sites usually offer a NNN lease. The lease terms typically call for 10% increases in rent every five (5) years.

Mattress Firm's retail locations are either company-owned and operated or operated by corporately guaranteed franchisees. Almost all storefronts occupy freestanding buildings or end cap retail spaces. Pursuing this strategy, the company has doubled their store count in three years, with a large presence nationwide. Their unique combination of merchandising breadth, distinctive store concepts and market integration has translated into a differentiated customer shopping experience that will continue to benefit both the firm and its clientele alike.

Founded in Houston, TX in 1986, Mattress Firm has the largest geographic footprint in the US among multi-brand mattress specialty retailers, Mattress Firm not only provides sleep solutions, but opportunities in hundreds of communities. Mattress Firm has more than 3,500 corporate and franchised stores across 49 states. In September 2016, Steinhoff International acquired Mattress Firm.

Average Cap Rate
12 mo avg with 10+ yr lease term
Average Property & Lease
Average Sale Price $2,587,714
NOI $168,460
$/Square Foot $430 - $650
Building SF 4,000 - 6,000
Lot Size 0.8 Acres
Lease Term 12 Years
Escalations 10% Every 5 Years
Stock Symbol MFRM
Credit Rating
S&P B+
Moody's N/A
Average Cap Rate Trend
Rates reflect last 12 mos, short and long-term
Recent Sales Comps
Sarasota, FL 6.44%
Aurora, CO 6.25%
Los Banos, CA 6.25%