What is a grocery-anchored shopping center?

A grocery-anchored shopping center is a retail property where a grocery store serves as the primary tenant, typically occupying 40,000-70,000 square feet. The grocery anchor drives consistent foot traffic that benefits smaller inline tenants like restaurants, salons, medical offices, and service businesses.

Why invest in grocery-anchored retail real estate?

Grocery-anchored retail is considered one of the most recession-resistant asset classes in commercial real estate. During the 2008 financial crisis and COVID-19 pandemic, grocery-anchored centers maintained 96%+ occupancy while other retail categories saw 20-40% vacancy spikes. People buy groceries in every economic cycle, creating durable demand.

What is a real estate syndication?

A real estate syndication is a partnership between a sponsor (General Partner) who manages the investment and passive investors (Limited Partners) who provide capital. The sponsor handles acquisition, operations, and eventual sale of the property, while LPs receive distributions from cash flow and profits at sale without active management responsibilities.

Do I need to be an accredited investor?

Yes. ETP Properties offerings are available to accredited investors as defined by SEC Regulation D. Accreditation requires either individual income exceeding $200,000 (or $300,000 jointly with a spouse) for each of the past two years, or a net worth exceeding $1 million excluding primary residence.

Grocery-Anchored Retail Investments

Grocery-Anchored Retail. Recession-Resistant Returns.

ETP Properties acquires value-add shopping centers anchored by essential grocery tenants — delivering stable cash flow, downside protection, and strong upside for our investors.

Join Investor Network Our investment thesis

Combined Experience 70+ years in retail real estate

3.5M+ SF Under Management Midwest & Southeast Focus Value-Add Strategy Grocery-Anchored Retail Accredited Investors Real Estate Syndication Owner-Operators 3.5M+ SF Under Management Midwest & Southeast Focus Value-Add Strategy Grocery-Anchored Retail Accredited Investors Real Estate Syndication Owner-Operators

Our Investment Thesis

Grocery stores are essential.
Their shopping centers are undervalued.

People buy groceries in every economic cycle. That simple fact makes grocery-anchored retail the most durable asset class in commercial real estate. We target centers with below-market occupancy and deferred maintenance in the Midwest and Southeast — unlocking value through strategic lease-up, tenant curation, and hands-on capital improvement.

Occupancy maintained through the 2008 crisis and COVID-19

Under management through ExFlex Property Services

Value-Add Upside

Below-market rents + deferred maintenance = untapped NOI growth and appreciation potential.

Cash Flow Day One

Grocery anchors provide immediate income that covers debt service while we execute the value-add plan.

Years of combined retail real estate experience

20–40%

Vacancy spikes in non-grocery retail during downturns — our sector held firm

Why Grocery-Anchored

Three structural advantages that other asset classes can't replicate.

Grocery-anchored retail has provable characteristics that make it uniquely attractive for investors who think in decades, not quarters.

Recession-Resistant Demand

People buy groceries in every economic cycle. Grocery-anchored centers maintained 96%+ occupancy through the 2008 financial crisis and COVID — while other retail categories saw 20–40% vacancy spikes.

Built-In Income Floor

Existing grocery anchors provide immediate, predictable income that covers debt service and investor distributions from day one — while we execute the value-add business plan on the remaining space.

Internet-Resistant Foot Traffic

Grocery is the last major retail category e-commerce hasn't disrupted. That foot traffic pulls customers past every inline tenant — driving co-tenancy performance and lease-up momentum.

Next Opportunity

Actively Sourcing

Our team is evaluating grocery-anchored shopping centers across the Midwest and Southeast — targeting value-add properties with strong anchor tenants, below-market rents, and lease-up upside.

When we go under contract, investors on our list receive offering materials before anyone else.

Join the Investor List

Our Team

Experienced Operators,
Aligned Interests.

Our partners bring over 70 years of combined experience in retail real estate — from capital markets to property operations to tenant management.

Evan Polaski

Partner · Capital Markets

Nearly 20 years of commercial real estate experience with an engineering foundation. Evan has spent over a decade in retail real estate capital markets, specializing in equity and debt placements — having secured over $1 billion of capital across his career. He leads investor relations, deal sourcing, and capital strategy.

evan@etpproperties.com →

Dawn Stamper

Partner · Operations (ExFlex)

With 26 years in retail real estate management, Dawn brings deep operational expertise. Previously a Senior Vice President at Phillips Edison & Company (PECO), she has managed day-to-day performance of grocery-anchored portfolios at institutional scale. Dawn oversees property operations, budgeting, and tenant experience.

Eric Richter

Partner · Property Management (ExFlex)

Eric brings over 25 years of commercial real estate experience, including a long tenure as Senior Vice President of Property Management at Phillips Edison & Company (PECO). He specializes in CAM management, capital projects, vendor management, and sustainability initiatives.

We don't buy spreadsheets. We buy buildings we can walk through, tenants we can talk to, and problems we know how to fix. Every deal starts with boots on the ground — not a model in a boardroom.

Evan Polaski

Partner, ETP Properties

Resources

Free Guide

The Case for Grocery-Anchored Retail: An Investor's Guide

Why grocery-anchored centers outperform other retail, how value-add strategies work, and what to look for in a sponsor — all in one investor-ready PDF.

Download the Guide

Education

Passive Real Estate Investing 101

New to syndications? Learn how private equity real estate works, what a preferred return means, and how to evaluate a sponsor and investment opportunity.

Read the Overview

Insights

Research, Education & Market Intelligence

View all

View All Insights

Get Started

Invest with conviction.

Join our investor network to receive market insights, thesis updates, and early access to upcoming opportunities.

By submitting, you agree to receive communications from ETP Properties. Your information is kept confidential and will never be shared. This is not an offer to sell securities.