10-Q

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q

x QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended June 30, 2011

OR

¨ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from             to             

Commission File Number 001-11290

NATIONAL RETAIL PROPERTIES, INC.

(Exact name of registrant as specified in its charter)

Maryland	56-1431377
(State or other jurisdiction of incorporation or organization)	(I.R.S. Employer Identification No.)

450 South Orange Avenue, Suite 900, Orlando, Florida 32801

(Address of principal executive offices, including zip code)

(407) 265-7348

(Registrant’s telephone number, including area code)

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) for the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days.    Yes  x    No  ¨

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate website, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files).    Yes  x    No  ¨

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, or a non-accelerated filer or smaller reporting company. See definition of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in Rule 12b-2 of the Exchange Act. (Check one):

Large Accelerated Filer	x	Accelerated Filer	¨
Non-Accelerated Filer	¨	Smaller reporting company	¨

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).    Yes  ¨    No  x

Indicate the number of shares outstanding of each of the issuer’s classes of common stock as of the latest practicable date.

86,034,800 shares of common stock, $0.01 par value, outstanding as of July 28, 2011.

TABLE OF CONTENTS

		PAGE REFERENCE
Part I – Financial Information
Item 1.	Unaudited Financial Statements:
	Condensed Consolidated Balance Sheets	3
	Condensed Consolidated Statements of Earnings	4
	Condensed Consolidated Statements of Cash Flows	6
	Notes to Condensed Consolidated Financial Statements	8
Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	20
Item 3.	Quantitative and Qualitative Disclosures About Market Risk	31
Item 4.	Controls and Procedures	32
Part II – Other Information
Item 1.	Legal Proceedings	33
Item 1A.	Risk Factors	33
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	33
Item 3.	Defaults Upon Senior Securities	33
Item 4.	[Removed and Reserved]	33
Item 5.	Other Information	33
Item 6.	Exhibits	33
Signatures		38
Exhibit Index		39

PART 1. FINANCIAL INFORMATION

Item 1. Financial Statements

NATIONAL RETAIL PROPERTIES, INC.

and SUBSIDIARIES

CONDENSED CONSOLIDATED BALANCE SHEETS

(dollars in thousands, except per share data)

	June 30, 2011			December 31, 2010
	(unaudited)
ASSETS
Real estate, Investment Portfolio:
Accounted for using the operating method, net of accumulated depreciation and amortization	$	2,603,827		$	2,519,950
Accounted for using the direct financing method		28,475			29,773
Real estate, Inventory Portfolio, held for sale		31,350			32,076
Investment in unconsolidated affiliate		4,423			4,515
Mortgages, notes and accrued interest receivable, net of allowance		32,402			30,331
Commercial mortgage residual interests		16,245			15,915
Cash and cash equivalents		3,588			2,048
Receivables, net of allowance of $1,934 and $1,750, respectively		2,424			3,403
Accrued rental income, net of allowance of $4,364 and $3,609, respectively		25,386			25,535
Debt costs, net of accumulated amortization of $13,674 and $11,198, respectively		9,669			9,366
Other assets		41,018			40,663
Total assets	$	2,798,807		$	2,713,575
LIABILITIES AND EQUITY
Liabilities:
Line of credit payable	$	219,200		$	161,000
Mortgages payable		23,728			24,269
Notes payable – convertible, net of unamortized discount of $8,967 and $12,201, respectively		352,768			349,534
Notes payable, net of unamortized discount of $1,017 and $1,118, respectively		598,983			598,882
Accrued interest payable		7,285			7,342
Other liabilities		40,395			43,774
Total liabilities		1,242,359			1,184,801
Equity:
Stockholders’ equity:
Preferred stock, $0.01 par value. Authorized 15,000,000 shares Series C, 3,680,000 depositary shares issued and outstanding, at stated liquidation value of $25 per share		92,000			92,000
Common stock, $0.01 par value. Authorized 190,000,000 shares; 86,034,430 and 83,613,289 shares issued and outstanding at June 30, 2011 and December 31, 2010, respectively		862			838
Excess stock, $0.01 par value. Authorized 205,000,000 shares; none issued or outstanding		—			—
Capital in excess of par value		1,487,290			1,429,750
Retained earnings (accumulated dividends in excess of earnings)		(21,922	)		3,234
Accumulated other comprehensive income (loss)		(3,069	)		1,661
Total stockholders’ equity of NNN		1,555,161			1,527,483
Noncontrolling interests		1,287			1,291
Total equity		1,556,448			1,528,774
Total liabilities and equity	$	2,798,807		$	2,713,575

See accompanying notes to condensed consolidated financial statements.

3

NATIONAL RETAIL PROPERTIES, INC.

and SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF EARNINGS

(dollars in thousands, except per share data)

(unaudited)

	Quarter Ended June 30,						Six Months Ended June 30,
	2011			2010			2011			2010
Revenues:
Rental income from operating leases	$	58,154		$	52,106		$	115,494		$	104,025
Earned income from direct financing leases		713			755			1,473			1,519
Percentage rent		132			129			245			184
Real estate expense reimbursement from tenants		2,197			1,591			4,532			3,349
Interest and other income from real estate transactions		543			973			1,181			1,922
Interest income on commercial mortgage residual interests		777			858			1,544			1,907
		62,516			56,412			124,469			112,906
Disposition of real estate, Inventory Portfolio:
Gross proceeds		—			5,600			—			5,600
Costs		—			(4,959	)		—			(4,959	)
Gain		—			641			—			641
Retail operations:
Revenues		12,450			8,696			21,300			15,233
Operating expenses		(11,760	)		(8,265	)		(20,612	)		(14,935	)
Net		690			431			688			298
Operating expenses:
General and administrative		6,568			5,775			13,226			11,372
Real estate		4,026			3,143			7,748			6,615
Depreciation and amortization		13,871			11,926			27,395			23,732
Impairment – commercial mortgage residual interests valuation		267			165			396			3,848
		24,732			21,009			48,765			45,567
Earnings from operations		38,474			36,475			76,392			68,278
Other expenses (revenues):
Interest and other income		(283	)		(637	)		(625	)		(905	)
Interest expense		17,512			16,034			35,174			32,024
		17,229			15,397			34,549			31,119
Earnings from continuing operations before income tax expense and equity in earnings of unconsolidated affiliate		21,245			21,078			41,843			37,159
Income tax expense		(210	)		(223	)		(191	)		(327	)
Equity in earnings of unconsolidated affiliate		104			108			213			214
Earnings from continuing operations		21,139			20,963			41,865			37,046
Earnings (loss) from discontinued operations (Note 7):
Real estate, Investment Portfolio, net of income tax expense		(17	)		566			(21	)		641
Real estate, Inventory Portfolio, net of income tax expense		147			121			279			261
		130			687			258			902

See accompanying notes to condensed consolidated financial statements.

4

NATIONAL RETAIL PROPERTIES, INC.

and SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF EARNINGS - CONTINUED

(dollars in thousands, except per share data)

(unaudited)

	Quarter Ended June 30,						Six Months Ended June 30,
	2011			2010			2011			2010
Earnings including noncontrolling interests	$	21,269		$	21,650		$	42,123		$	37,948
Loss (earnings) attributable to noncontrolling interests:
Continuing operations		67			(489	)		93			(346	)
Discontinued operations		(33	)		45			(93	)		(31	)
		34			(444	)		—			(377	)
Net earnings attributable to NNN	$	21,303		$	21,206		$	42,123		$	37,571
Net earnings attributable to NNN	$	21,303		$	21,206		$	42,123		$	37,571
Series C preferred stock dividends		(1,696	)		(1,696	)		(3,392	)		(3,392	)
Net earnings available to common stockholders	$	19,607		$	19,510		$	38,731		$	34,179
Net earnings per share of common stock:
Basic:
Continuing operations	$	0.23		$	0.22		$	0.46		$	0.40
Discontinued operations		0.00			0.01			0.00			0.01
Net earnings	$	0.23		$	0.23		$	0.46		$	0.41
Diluted:
Continuing operations	$	0.23		$	0.22		$	0.46		$	0.40
Discontinued operations		0.00			0.01			0.00			0.01
Net earnings	$	0.23		$	0.23		$	0.46		$	0.41
Weighted average number of common shares outstanding:
Basic		84,409,788			82,694,624			83,771,728			82,589,917
Diluted		84,725,968			82,825,423			84,271,352			82,717,975

See accompanying notes to condensed consolidated financial statements.

5

NATIONAL RETAIL PROPERTIES, INC.

and SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS

(dollars in thousands)

(unaudited)

	Six Months Ended June 30,
	2011			2010
Cash flows from operating activities:
Earnings including noncontrolling interests	$	42,123		$	37,948
Adjustments to reconcile net earnings to net cash provided by operating activities:
Performance incentive plan expense		3,297			2,712
Stock option expense – tax effect		—			122
Depreciation and amortization		27,678			24,192
Impairment – commercial mortgage residual interests valuation		396			3,848
Amortization of notes payable discount		3,335			3,130
Amortization of deferred interest rate hedges		(85	)		(82	)
Equity in earnings of unconsolidated affiliate		(213	)		(214	)
Distributions received from unconsolidated affiliate		286			286
Gain on disposition of real estate, Investment Portfolio		(30	)		(377	)
Gain on disposition of real estate, Inventory Portfolio		(102	)		(941	)
Income tax valuation allowance		—			265
Other		82			(67	)
Change in operating assets and liabilities, net of assets acquired and liabilities assumed in business combinations:
Additions to real estate, Inventory Portfolio		(212	)		(335	)
Proceeds from disposition of real estate, Inventory Portfolio		1,058			42,817
Decrease in real estate leased to others using the direct financing method		802			753
Increase in work in process		(575	)		(324	)
Increase in mortgages, notes and accrued interest receivable		(88	)		(39	)
Decrease (increase) in receivables		998			(1,680	)
Decrease (increase) in commercial mortgage residual interests		(127	)		1,284
Decrease (increase) accrued rental income		149			(91	)
Decrease (increase) in other assets		(19	)		74
Decrease in accrued interest payable		(57	)		(7	)
Decrease in other liabilities		(1,631	)		(3,167	)
Increase in tax liability		794			216
Net cash provided by operating activities		77,859			110,323
Cash flows from investing activities:
Proceeds from the disposition of real estate, Investment Portfolio		807			5,704
Additions to real estate, Investment Portfolio:
Accounted for using the operating method		(111,673	)		(23,003	)
Accounted for using the direct financing method		(1,747	)		—
Increase in mortgages and notes receivable		(4,090	)		(8,362	)
Principal payments on mortgages and notes		2,107			9,358
Payment of lease costs		(672	)		(686	)
Other		402			(1,610	)
Net cash used in investing activities	$	(114,866	)	$	(18,599	)

See accompanying notes to condensed consolidated financial statements.

6

NATIONAL RETAIL PROPERTIES, INC.

and SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS – CONTINUED

(dollars in thousands)

(unaudited)

	Six Months Ended June 30,
	2011			2010
Cash flows from financing activities:
Proceeds from line of credit payable	$	328,800		$	—
Repayment of line of credit payable		(270,600	)		—
Payment of interest rate hedge		(5,300	)		—
Payment of debt costs		(2,920	)		—
Repayment of mortgages payable		(541	)		(533	)
Proceeds from issuance of common stock		56,391			11,832
Payment of Series C preferred stock dividends		(3,392	)		(3,392	)
Payment of common stock dividends		(63,887	)		(62,174	)
Noncontrolling interest contributions		41			11
Noncontrolling interest distributions		(45	)		(861	)
Net cash provided by (used in) financing activities		38,547			(55,117	)
Net increase in cash and cash equivalents		1,540			36,607
Cash and cash equivalents at beginning of period		2,048			15,225
Cash and cash equivalents at end of period	$	3,588		$	51,832
Supplemental disclosure of cash flow information:
Interest paid, net of amount capitalized	$	33,230		$	31,054
Taxes paid (received)	$	(487	)	$	305
Supplemental disclosure of non-cash investing and financing activities:
Issued 139,351 and 392,474 shares of restricted and unrestricted common stock in 2011 and 2010, respectively, pursuant to NNN’s performance incentive plan	$	3,407		$	7,490
Issued 4,623 and 5,372 shares of common stock in 2011 and 2010, respectively, to directors pursuant to NNN’s performance incentive plan	$	118		$	118
Issued 13,879 and 12,528 shares of common stock in 2011 and 2010, respectively, pursuant to NNN’s Deferred Director Fee Plan	$	245		$	186
Surrender of 4,494 shares of restricted stock in 2011	$	94			—
Change in lease classification (direct financing lease to operating lease)	$	2,243			—
Change in other comprehensive income	$	(4,730	)		58
Mortgage receivable accepted in connection with real estate transactions	$	—		$	5,950
Mortgages payable assumed in connection with real estate transactions	$	—		$	5,432
Real estate acquired in connection with mortgage receivable foreclosure	$	—		$	4,350

See accompanying notes to condensed consolidated financial statements.

7

NATIONAL RETAIL PROPERTIES, INC.

and SUBSIDIARIES

NOTES TO CONDENSED CONSOLIDATED FINANCIAL STATEMENTS

June 30, 2011

(unaudited)

Note 1 – Organization and Summary of Significant Accounting Policies:

Organization and Nature of Business – National Retail Properties, Inc., a Maryland corporation, is a fully integrated real estate investment trust (“REIT”) formed in 1984. The term “NNN” or the “Company” refers to National Retail Properties, Inc. and all of its consolidated subsidiaries. NNN has elected to treat certain subsidiaries as taxable REIT subsidiaries. These taxable subsidiaries and their majority owned and controlled subsidiaries are collectively referred to as the “TRS.”

NNN’s operations are divided into two primary business segments: (i) investment assets, including real estate assets, mortgages and notes receivable and commercial mortgage residual interests (collectively, “Investment Assets”), and (ii) inventory real estate assets (“Inventory Assets”). NNN acquires, owns, invests in, and develops properties that are leased primarily to retail tenants under long-term net leases and primarily held for investment (“Investment Properties” or “Investment Portfolio”). NNN’s Investment Portfolio consisted of the following:

	June 30, 2011
Investment Portfolio:
Total properties (including retail operations)		1,248
Gross leasable area (square feet)		13,623
States		46

The Inventory Assets typically represent direct and indirect investment interests in real estate assets acquired or developed primarily for the purpose of selling the real estate (“Inventory Properties” or “Inventory Portfolio”). NNN owned 16 Inventory Properties at June 30, 2011.

The accompanying unaudited condensed consolidated financial statements have been prepared in accordance with the instructions to Form 10-Q and do not include all of the information and note disclosures required by accounting principles generally accepted in the United States of America. The unaudited condensed consolidated financial statements reflect all adjustments which are, in the opinion of management, necessary for a fair presentation of the results for the interim periods presented. Operating results for the quarter and six months ended June 30, 2011, may not be indicative of the results that may be expected for the year ending December 31, 2011. Amounts as of December 31, 2010, included in the condensed consolidated financial statements have been derived from the audited consolidated financial statements as of that date. The unaudited condensed consolidated financial statements, included herein, should be read in conjunction with the consolidated financial statements and notes thereto as well as Management’s Discussion and Analysis of Financial Condition and Results of Operations in NNN’s Form 10-K for the year ended December 31, 2010.

Principles of Consolidation – NNN’s condensed consolidated financial statements include the accounts of each of the respective majority owned and controlled affiliates, including transactions whereby NNN has been determined to be the primary beneficiary in accordance with the Financial Accounting Standards Board (“FASB”) guidance included in Consolidation. All significant intercompany account balances and transactions have been eliminated.

8

Investment in an Unconsolidated Affiliate – NNN accounts for its investment in an unconsolidated affiliate under the equity method of accounting.

Cash and Cash Equivalents – NNN considers all highly liquid investments with a maturity of three months or less when purchased to be cash equivalents. Cash and cash equivalents consist of cash and money market accounts. Cash equivalents are stated at cost plus accrued interest, which approximates fair value.

Cash accounts maintained on behalf of NNN in demand deposits at commercial banks and money market funds may exceed federally insured levels; however, NNN has not experienced any losses in such accounts.

Valuation of Receivables – NNN estimates the collectability of its accounts receivable related to rents, expense reimbursements and other revenues. NNN analyzes accounts receivable and historical bad debt levels, customer credit-worthiness and current economic trends when evaluating the adequacy of the allowance for doubtful accounts. In addition, tenants in bankruptcy are analyzed and estimates are made in connection with the expected recovery of pre-petition and post-petition claims.

Goodwill – Goodwill arises from business combinations and represents the excess of the cost of an acquired entity over the net fair value amounts that were assigned to the assets acquired and the liabilities assumed. In accordance with the FASB guidance included in Goodwill, NNN performs impairment testing on goodwill by comparing fair value to carrying amount annually.

Other Comprehensive Income – The components for the change in other comprehensive income (loss) consisted of the following (dollars in thousands):

	Six Months Ended June 30, 2011
Balance at beginning of period	$	1,661
Amortization of interest rate hedges		(85	)
Fair value treasury locks		(5,218	)
Unrealized gain – commercial mortgage residual interests		599
Stock value adjustment		(26	)
Balance at end of period	$	(3,069	)

NNN’s total comprehensive income consisted of the following (dollars in thousands):

	Quarter Ended June 30,						Six Months Ended June 30,
	2011			2010			2011			2010
Net earnings	$	21,303		$	21,206		$	42,123		$	37,571
Other comprehensive income (loss)		(6,391	)		(18	)		(4,730	)		32
Comprehensive income including noncontrolling interests		14,912			21,188			37,393			37,603
Comprehensive (income) loss attributable to noncontrolling interests		—			(73	)		—			26
Comprehensive income attributable to NNN	$	14,912		$	21,115		$	37,393		$	37,629

Earnings Per Share – Earnings per share have been computed pursuant to the FASB guidance included in Earnings Per Share. Effective January 1, 2009, the guidance requires classification of the Company’s unvested restricted share units which contain rights to receive nonforfeitable dividends, as participating securities requiring the two-class method of computing earnings per share. Under the two-class method, earnings per common share are computed by dividing the sum of distributed earnings to common stockholders and undistributed earnings allocated to common

9

stockholders by the weighted average number of common shares outstanding for the period. In applying the two-class method, undistributed earnings are allocated to both common shares and participating securities based on the weighted average shares outstanding during the period.

The following table is a reconciliation of the numerator and denominator used in the computation of basic and diluted earnings per common share using the two-class method (dollars in thousands):

	Quarter Ended June 30,						Six Months Ended June 30,
	2011			2010			2011			2010
Basic and Diluted Earnings:
Net earnings attributable to NNN	$	21,303		$	21,206		$	42,123		$	37,571
Less: Series C preferred stock dividends		(1,696	)		(1,696	)		(3,392	)		(3,392	)
Net earnings available to NNN’s common stockholders		19,607			19,510			38,731			34,179
Less: Earnings attributable to unvested restricted shares		(152	)		(92	)		(286	)		(144	)
Net earnings used in basic earnings per share		19,455			19,418			38,445			34,035
Reallocated undistributed income		—			—			—			—
Net earnings used in diluted earnings per share	$	19,455		$	19,418		$	38,445		$	34,035
Basic and Diluted Weighted Average Shares Outstanding:
Weighted average number of shares outstanding		85,309,082			83,344,447			84,635,929			83,149,908
Less: contingent shares		(251,826	)		—			(251,826	)		—
Less: unvested restricted stock		(647,468	)		(649,823	)		(612,375	)		(559,991	)
Weighted average number of shares outstanding used in basic earnings per share		84,409,788			82,694,624			83,771,728			82,589,917
Effects of dilutive securities:
Common stock options		3,162			3,866			3,305			4,151
Convertible debt		160,006			—			346,699			—
Directors’ deferred fee plan		153,012			126,933			149,620			123,907
Weighted average number of shares outstanding used in diluted earnings per share		84,725,968			82,825,423			84,271,352			82,717,975

The potential dilutive shares related to certain convertible notes payable were not included in computing earnings per common share for the quarter and six months ended June 30, 2011 and 2010 because their effects would be antidilutive.

Fair Value Measurement – NNN’s estimates of fair value of certain financial and non-financial assets and liabilities are based on the framework established in the fair value accounting guidance. The framework specifies a hierarchy of valuation inputs which was established to increase consistency, clarity and comparability in fair value measurements and related disclosures. The guidance describes a fair value hierarchy based upon three levels of inputs that may be used to measure fair value, two of which are considered observable and one that is considered unobservable. The following describes the three levels:

• Level 1 – Valuation is based upon quoted prices in active markets for identical assets or liabilities.

10

• Level 2 – Valuation is based upon inputs other than Level 1 that are observable, either directly or indirectly, such as quoted prices for similar assets or liabilities, quoted prices in markets that are not active or other inputs that are observable or can be corroborated by observable market data for substantially the full term of the assets or liabilities.

• Level 3 – Valuation is generated from model-based techniques that use at least one significant assumption not observable in the market. These unobservable assumptions reflect estimates of assumptions that market participants would use in pricing the asset or liability. Valuation techniques include option pricing models, discounted cash flow models and similar techniques.

New Accounting Pronouncements – In May 2011, the FASB amended its guidance on Fair Value Measurements, providing a consistent definition and measurement of fair value, as well as similar disclosure requirements between U.S. GAAP and International Financial Reporting Standards. The new guidance changes certain fair value measurement principles, clarifies the application of existing fair value measurement and expands the disclosure requirements, particularly for Level 3 fair value measurements. The new guidance will be effective for fiscal years beginning after December 1, 2011. The adoption of this guidance is not expected to have a material effect on the Company’s condensed consolidated financial statements, but may require certain additional disclosures.

In June 2011, the FASB amended its guidance on the presentation of comprehensive income in financial statements. The new guidance requires that all nonowner changes in stockholders’ equity be presented either in a single continuous statement of comprehensive income or in two separate but consecutive statements. The provisions of this new guidance are effective for fiscal years, and interim periods within those years, beginning after December 15, 2011. NNN is currently evaluating the provisions to determine the potential impact, if any, the adoption will have on its financial position and results of operations.

Use of Estimates – Management of NNN has made a number of estimates and assumptions relating to the reporting of assets and liabilities, revenues and expenses and the disclosure of contingent assets and liabilities to prepare these condensed consolidated financial statements in conformity with accounting principles generally accepted in the United States of America. Significant estimates include provision for impairment and allowances for certain assets, accruals, useful lives of assets and capitalization of costs. Actual results could differ from these estimates.

Reclassification – Certain items in the prior year’s consolidated financial statements and notes to consolidated financial statements have been reclassified to conform to the 2011 presentation.

Note 2 – Real Estate - Investment Portfolio:

Leases – The following outlines key information for NNN’s Investment Property leases:

	June 30, 2011
Lease classification:
Operating		1,213
Direct financing		16
Building portion – direct financing / land portion – operating		6
Weighted average remaining lease term		12 Years

The leases generally provide for limited increases in rent as a result of fixed increases, increases in the consumer price index, and/or increases in the tenant’s sales volume. Generally, the tenant is also required to pay all property taxes and assessments, substantially maintain the interior and exterior of the building and carry property and liability insurance coverage. Certain of NNN’s Investment Properties are subject to leases under which NNN retains responsibility for certain costs

11

and expenses of the property. Generally, the leases of the Investment Properties provide the tenants with one or more multi-year renewal options subject to generally the same terms and conditions, including rent increases, consistent with the initial lease term.

Investment Portfolio – Accounted for Using the Operating Method – Real estate subject to operating leases consisted of the following (dollars in thousands):

	June 30, 2011			December 31, 2010
Land and improvements	$	1,159,787		$	1,122,243
Buildings and improvements		1,663,800			1,592,752
Leasehold interests		1,290			1,290
		2,824,877			2,716,285
Less accumulated depreciation and amortization		(246,348	)		(222,921	)
		2,578,529			2,493,364
Work in process		25,298			26,586
	$	2,603,827		$	2,519,950

NNN has remaining funding commitments as follows (dollars in thousands):

	June 30, 2011
	Total Commitment(1)		Amount Funded		Remaining Commitment
Investment Portfolio	$	92,534	$	55,579	$	36,955

⁽¹⁾ Includes land and construction costs.

Note 3 – Commercial Mortgage Residual Interests:

In 2010, NNN acquired the 21.1% non-controlling interest in its majority owned and controlled subsidiary, Orange Avenue Mortgage Investments, Inc. (“OAMI”), for $1,603,000, and OAMI became a wholly owned subsidiary of NNN. NNN accounted for the transaction as an equity transaction in accordance with the FASB guidance on consolidation. OAMI holds the commercial mortgage residual interests (“Residuals”) from seven securitizations. Each of the Residuals is recorded at fair value based upon an independent valuation. Unrealized gains and losses are reported as other comprehensive income in stockholders’ equity and other than temporary losses as a result of a change in the timing or amount of estimated cash flows are recorded as an other than temporary valuation impairment.

Due to changes in loan performance relating to the Residuals, the independent valuation adjusted certain of the valuation assumptions. The following table summarizes the key assumptions used in determining the value of the Residuals as of:

	June 30, 2011		December 31, 2010
Discount rate		25%		25%
Average life equivalent CPR speeds range		2.18% to 20.77% CPR		4.35% to 20.37% CPR
Foreclosures:
Frequency curve default model		0.2% -14.7% range		0.1% -15.0% range
Loss severity of loans in foreclosure		20%		20%
Yield:
LIBOR		Forward 3-month curve		Forward 3-month curve
Prime		Forward curve		Forward curve

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The following table summarizes the recognition of unrealized gains and/or losses recorded as other comprehensive income as well as other than temporary valuation impairments recorded in condensed consolidated statements of earnings (dollars in thousands):

	Quarter Ended June 30,				Six Months Ended June 30,
	2011		2010		2011		2010
Unrealized gains	$	539	$	35	$	599	$	127
Other than temporary valuation impairment	$	267	$	165	$	396	$	3,848

Note 4 – Line of Credit Payable:

In May 2011, NNN amended and restated its credit agreement increasing the borrowing capacity under its unsecured revolving credit facility from $400,000,000 to $450,000,000 and amending certain other terms under the former revolving credit facility (as the context requires, the previous and new revolving credit facility, the “Credit Facility”). The Credit Facility had a weighted average outstanding balance of $191,099,000 and a weighted average interest rate of 3.3% during the six months ended June 30, 2011. The Credit Facility matures May 2015, with an option to extend maturity to May 2016. The Credit Facility bears interest at LIBOR plus 150 basis points; however, such interest rate may change pursuant to a tiered interest rate structure based on NNN’s debt rating. The Credit Facility also includes an accordion feature for NNN to increase the facility size up to $650,000,000. As of June 30, 2011, $219,200,000 was outstanding and $230,800,000 was available for future borrowings under the Credit Facility, excluding undrawn letters of credit totaling $57,000.

Note 5 – Stockholders’ Equity:

The following table outlines the dividends declared and paid for each issuance of NNN’s stock (in thousands, except per share data):

	Six Months Ended June 30,
	2011		2010
Series C preferred stock (1):
Dividends	$	3,392	$	3,392
Per share		0.9218		0.9218
Common stock:
Dividends		63,887		62,174
Per share		0.760		0.750

⁽¹⁾ The Series C preferred stock has no maturity date and will remain outstanding unless redeemed.

In July 2011, NNN declared a dividend of $0.385 per share, which is payable in August 2011 to its common stockholders of record as of July 29, 2011.

In June 2009, NNN filed a shelf registration statement with the Securities and Exchange Commission for its Dividend Reinvestment and Stock Purchase Plan (“DRIP”). The following outlines the common stock issuances pursuant to the DRIP (dollars in thousands):

	Six Months Ended June 30,
	2011		2010
Shares of common stock issued		2,284,335		561,107
Net proceeds	$	56,447	$	11,770

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Note 6 – Income Taxes:

NNN has elected to be taxed as a REIT under the Internal Revenue Code (“Code”), commencing with its taxable year ended December 31, 1984. To qualify as a REIT, NNN must meet a number of organizational and operational requirements, including a requirement that it currently distribute at least 90% of its REIT taxable income to its stockholders. NNN intends to adhere to these requirements and maintain its REIT status. As a REIT, NNN generally will not be subject to corporate level federal income tax on taxable income that it distributes currently to its stockholders. NNN may be subject to certain state and local taxes on its income and property, and to federal income and excise taxes on its undistributed taxable income, if any. The provision for federal income taxes in NNN’s consolidated financial statements relates to its TRS operations and any potential taxable built-in gain. NNN did not have significant tax provisions or deferred income tax items during the periods reported hereunder.

In June 2006, the FASB issued guidance, which clarifies the accounting for uncertainty in income taxes recognized in a company’s financial statements in accordance with FASB guidance included in Income Taxes. The interpretation prescribes a recognition threshold and measurement attribute for the financial statement recognition and measurement of a tax position taken or expected to be taken in a tax return. The interpretation also provides guidance on derecognition, classification, interest and penalties, accounting in interim periods, disclosure and transition.

NNN, in accordance with FASB guidance included in Income Taxes, has analyzed its various federal and state filing positions. NNN believes that its income tax filing positions and deductions are well documented and supported. Additionally, NNN believes that its accruals for tax liabilities are adequate. Therefore, no reserves for uncertain income tax positions have been recorded pursuant to the FASB guidance. In addition, NNN did not record a cumulative effect adjustment related to the adoption of the FASB guidance.

NNN has had no increases or decreases in unrecognized tax benefits for current or prior years since adopting the guidance. Further, no interest or penalties have been included since no reserves were recorded and no significant increases or decreases are expected to occur within the next 12 months. When applicable, such interest and penalties will be recorded as non-operating expenses. The periods that remain open under federal statute are 2007 through 2011. NNN also files in many states with varying open years under statute.

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Note 7 – Earnings from Discontinued Operations:

Real Estate – Investment Portfolio – NNN classified the revenues and expenses related to (i) all Investment Properties that were sold and leasehold interests which expired, and (ii) all Investment Properties that were held for sale as of June 30, 2011, as discontinued operations. The following is a summary of the earnings from discontinued operations from the Investment Portfolio (dollars in thousands):

	Quarter Ended June 30,						Six Months Ended June 30,
	2011			2010			2011			2010
Revenues:
Rental income from operating leases	$	30		$	302		$	56		$	487
Real estate expense reimbursement from tenants		4			19			8			34
Interest and other income from real estate transactions		5			5			5			33
		39			326			69			554
Operating expenses:
General and administrative		—			—			—			14
Real estate		53			39			108			123
Depreciation and amortization		4			59			9			139
		57			98			117			276
Earnings (loss) before gain on disposition of real estate and income tax expense		(18	)		228			(48	)		278
Gain on disposition of real estate		1			355			30			377
Income tax expense		—			(17	)		(3	)		(14	)
Earnings (loss) from discontinued operations attributable to NNN	$	(17	)	$	566		$	(21	)	$	641

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Real Estate – Inventory Portfolio – NNN has classified as discontinued operations the revenues and expenses related to (i) Inventory Properties which generated rental revenues prior to disposition, and (ii) Inventory Properties which generated rental revenues and were held for sale as of June 30, 2011. The following is a summary of the earnings from discontinued operations from the Inventory Portfolio (dollars in thousands):

	Quarter Ended June 30,						Six Months Ended June 30,
	2011			2010			2011			2010
Revenues:
Rental income from operating leases	$	666		$	1,216		$	1,139		$	2,368
Real estate expense reimbursement from tenants		98			154			204			1,141
Interest and other income from real estate transactions		3			461			17			497
		767			1,831			1,360			4,006
Disposition of real estate:
Gross proceeds		—			36,668			1,100			37,470
Costs		—			(36,455	)		(998	)		(37,170	)
Gain		—			213			102			300
Operating expenses:
General and administrative		3			19			7			56
Real estate		184			380			338			1,421
Depreciation and amortization		23			55			44			116
		210			454			389			1,593
Other expenses (revenues):
Interest and other income		—			(2	)		—			(2	)
Interest expense		340			943			680			1,886
		340			941			680			1,884
Earnings before income tax expense		217			649			393			829
Income tax expense		(70	)		(528	)		(114	)		(568	)
Earnings from discontinued operations including noncontrolling interests		147			121			279			261
Loss (earnings) attributable to noncontrolling interests		(33	)		45			(93	)		(31	)
Earnings from discontinued operations attributable to NNN	$	114		$	166		$	186		$	230

Note 8 – Derivatives:

In accordance with the guidance on derivatives and hedging, NNN records all derivatives on the balance sheet at fair value. The accounting for changes in the fair value of derivatives depends on the intended use of the derivative and the resulting designation. Derivatives used to hedge the exposure to changes in the fair value of an asset, liability, or firm commitment attributable to a particular risk, such as interest rate risk, are considered fair value hedges. Derivatives used to hedge the exposure to variability in expected future cash flows, or other types of forecasted transactions, are considered cash flow hedges.

NNN’s objective in using derivatives is to add stability to interest expense and to manage its exposure to interest rate movements or other identified risks. To accomplish this objective, NNN primarily uses treasury locks, forward swaps (forward hedges) and interest rate swaps as part of its cash flow hedging strategy. Treasury locks and forward starting swaps are used to hedge forecasted debt issuances. Treasury locks designated as cash flow hedges lock in the yield/price of a treasury security. Forward swaps also lock the associated swap spread. Interest rate swaps

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designated as cash flow hedges hedging the variable cash flows associated with floating rate debt involve the receipt of variable rate amounts in exchange for fixed-rate payments over the life of the agreements without exchange of the underlying principal amount.

For derivatives designated as cash flow hedges, the effective portion of changes in the fair value of the derivative is initially reported in other comprehensive income (outside of earnings) and subsequently reclassified to earnings when the hedged transaction affects earnings, and the ineffective portion of changes in the fair value of the derivative is recognized directly in earnings.

NNN discontinues hedge accounting prospectively when it is determined that the derivative is no longer effective in offsetting changes in the cash flows of the hedged item, the derivative expires or is sold, terminated, or exercised, the derivative is re-designated as a hedging instrument or management determines that designation of the derivative as a hedging instrument is no longer appropriate.

When hedge accounting is discontinued, NNN continues to carry the derivative at its fair value on the balance sheet, and recognizes any changes in its fair value in earnings or may choose to cash settle the derivative at that time.

In June 2011, NNN terminated its two treasury locks with a total notional amount of $150,000,000 that were hedging the risk of changes in the interest-related cash outflows associated with the potential issuance of long-term debt. The fair value of the treasury locks, designated as cash flow hedges, when terminated was a liability of $5,300,000, of which $5,218,000 was deferred in other comprehensive income.

As of June 30, 2011, $6,018,000 remains in other comprehensive income related to the effective portion of NNN’s interest rate hedges. During the six months ended June 30, 2011 and 2010, NNN reclassed $85,000 and $82,000, respectively, out of other comprehensive income as a reduction to interest expense.

Amounts reported in accumulated other comprehensive income related to derivatives will be reclassified to interest expense as interest payments are made on NNN’s long-term debt. Over the next 12 months, NNN estimates that an additional $207,000 will be reclassified as an increase in interest expense.

NNN does not use derivatives for trading or speculative purposes or currently have any derivatives that are not designated as hedges.

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Note 9 – Segment Information:

NNN has identified two primary financial segments: (i) Investment Assets, and (ii) Inventory Assets. The following tables represent the segment data and reconciliation to NNN’s consolidated totals (dollars in thousands):

	Quarter Ended June 30,
	Investment Assets		Inventory Assets		Eliminations (Intercompany)			Condensed Consolidated Totals
2011
External revenues	$	62,881	$	—	$	—		$	62,881
Intersegment revenues		12		—		(12	)		—
Earnings from continuing operations		21,320		366		(547	)		21,139
Earnings including noncontrolling interests		21,303		513		(547	)		21,269
Net earnings attributable to NNN		21,303		547		(547	)		21,303
Total assets	$	2,929,244	$	38,365	$	(168,802	)	$	2,798,807
2010
External revenues	$	56,928	$	70	$	—		$	56,998
Intersegment revenues		285		275		(560	)		—
Earnings from continuing operations		20,742		1,036		(815	)		20,963
Earnings including noncontrolling interests		21,308		1,157		(815	)		21,650
Net earnings attributable to NNN		21,206		815		(815	)		21,206
Total assets	$	2,725,655	$	43,915	$	(182,172	)	$	2,587,398

The following tables represent the segment data and reconciliation to NNN’s consolidated totals (dollars in thousands):

	Six Months Ended June 30,
	Investment Assets		Inventory Assets		Eliminations (Intercompany)			Condensed Consolidated Totals
2011
External revenues	$	125,134	$	42	$	—		$	125,176
Intersegment revenues		25		—		(25	)		—
Earnings from continuing operations		42,144		424		(703	)		41,865
Earnings including noncontrolling interest		42,123		703		(703	)		42,123
Net earnings attributable to NNN		42,123		703		(703	)		42,123
Total assets	$	2,929,244	$	38,365	$	(168,802	)	$	2,798,807
2010
External revenues	$	113,632	$	112	$	—		$	113,744
Intersegment revenues		584		533		(1,117	)		—
Earnings from continuing operations		36,940		1,304		(1,198	)		37,046
Earnings including noncontrolling interest		37,580		1,566		(1,198	)		37,948
Net earnings attributable to NNN		37,571		1,198		(1,198	)		37,571
Total assets	$	2,725,655	$	43,915	$	(182,172	)	$	2,587,398

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Note 10 – Fair Value Measurements:

NNN currently values its Residuals based upon an independent valuation which provides a discounted cash flow analysis based upon prepayment speeds, expected loan losses and yield curves. These valuation inputs are generally considered unobservable; therefore, the Residuals are considered Level 3 financial assets. The table below presents a reconciliation of the Residuals (dollars in thousands):

	Six Months Ended June 30, 2011
Balance at beginning of period	$	15,915
Total gains (losses) – realized/unrealized:
Included in earnings		(396	)
Included in other comprehensive income		599
Interest income on Residuals		1,544
Cash received from Residuals		(1,417	)
Purchases, sales, issuances and settlements, net		—
Transfers in and/or out of Level 3		—
Balance at end of period	$	16,245
Gains included in earnings attributable to a change in unrealized losses relating to assets still held at the end of period	$	75

Note 11 – Fair Value of Financial Instruments:

NNN believes the carrying value of its revolving Credit Facility approximates fair value based upon its nature, terms and variable interest rate. NNN believes that the carrying value of its cash and cash equivalents, mortgages, notes and other receivables, mortgages payable and other liabilities at June 30, 2011, and December 31, 2010, approximates their fair value based upon current market prices for similar issuances. At June 30, 2011 and December 31, 2010, the fair value of NNN’s notes payable and convertible notes payable, collectively, were $1,053,541,000 and $1,044,621,000, respectively, based upon quoted market price.

Note 12 – Subsequent Events:

NNN reviewed all subsequent events and transactions that have occurred after June 30, 2011, the date of the condensed consolidated balance sheet.

In July 2011, NNN closed on its public offering of $300,000,000 principal amount of 5.500% senior unsecured notes due July 15, 2021. The public offering price was 98.577% of the principal amount for a yield of 5.688%. The notes will be senior unsecured obligations of the Company and are registered under the Company’s existing shelf registration statement filed with the Securities and Exchange Commission. NNN used the net proceeds from this offering to repay all of NNN’s outstanding borrowings under the Credit Facility. In addition, NNN intends to use the remainder of the net proceeds to fund future property acquisitions and for general corporate purposes.

There were no other reportable subsequent events or transactions.

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Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations

The following discussion and analysis should be read in conjunction with the consolidated financial statements and related notes included in the Annual Report on Form 10-K of National Retail Properties, Inc. for the year ended December 31, 2010. The term “NNN” or the “Company” refers to National Retail Properties, Inc. and all of its consolidated subsidiaries. NNN has elected to treat certain subsidiaries as taxable real estate investment trust (“REIT”) subsidiaries. These subsidiaries and their majority owned and controlled subsidiaries are collectively referred to as the “TRS.”

Forward-Looking Statements

The information herein contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933 and Section 21E of the Securities and Exchange Act of 1934 (the “Exchange Act”). These statements generally are characterized by the use of terms such as “believe,” “expect,” “intend,” “may,” or similar words or expressions. Forward-looking statements are not historical facts or guarantees of future performance and are subject to known and unknown risks. Certain factors that could cause actual results or events to differ materially from those NNN anticipates or projects include, but are not limited to, the following:

• Current financial and economic conditions may have an adverse impact on NNN, its tenants, and commercial real estate in general;

• NNN may be unable to obtain debt or equity capital on favorable terms, if at all;

• Loss of revenues from tenants would reduce NNN’s cash flow;

• A significant portion of the source of NNN’s investment portfolio annual base rent is heavily concentrated in specific industry classifications, tenants and in specific geographic locations;

• Owning real estate and indirect interests in real estate carries inherent risk;

• NNN’s real estate investments are illiquid;

• Costs of complying with changes in governmental laws and regulations may adversely affect NNN’s results of operations;

• NNN may be subject to known or unknown environmental liabilities and hazardous materials on properties owned by NNN;

• NNN may not be able to successfully execute its acquisition or development strategies;

• NNN may not be able to dispose of properties consistent with its operating strategy;

• A change in the assumptions used to determines the value of commercial mortgage residual interests could adversely affect NNN’s financial position;

• NNN may suffer a loss in the event of a default or bankruptcy of a borrower or a tenant;

• Certain provisions of NNN’s leases or loan agreements may be unenforceable;

• Property ownership through joint ventures and partnerships could limit NNN’s control of those investments;

• Competition with numerous other REITs, commercial developers, real estate limited partnerships and other investors may impede NNN’s ability to grow;

• Operating losses from retail operations on certain investment properties may adversely impact NNN’s results of operations;

• Uninsured losses may adversely affect NNN’s ability to pay outstanding indebtedness;

• Acts of violence, terrorist attacks or war may affect the markets in which NNN operates and NNN’s results of operations;

• Vacant properties or bankrupt tenants could adversely affect NNN’s business or financial condition;

• The amount of debt NNN has and the restrictions imposed by that debt could adversely affect NNN’s business and financial condition;

• NNN is obligated to comply with financial and other covenants in its debt that could restrict its operating activities, and the failure to comply with such covenants could result in defaults that accelerate the payment of such debt;

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• The market value of NNN’s equity and debt securities is subject to various factors that may cause significant fluctuations or volatility;

• NNN’s failure to qualify as a real estate investment trust for federal income tax purposes could result in significant tax liability;

• Even if NNN remains qualified as a REIT, NNN may face other tax liabilities that reduce operating results and cash flow;

• Adverse legislative or regulatory tax changes could reduce NNN’s earnings, cash flow and market price of NNN’s common stock;

• Compliance with REIT requirements, including distribution requirements, may limit NNN’s flexibility and negatively affect NNN’s operating decisions;

• Changes in accounting pronouncements could adversely impact NNN’s or NNN’s tenants’ reported financial performance;

• NNN’s failure to maintain effective internal control over financial reporting could have a material adverse effect on its business, operating results and share price; and

• NNN’s ability to pay dividends in the future is subject to many factors.

Additional information related to these risks and uncertainties are included in Item 1A. Risk Factors of NNN’s Annual Report on Form 10-K for the year ended December 31, 2010, and may cause NNN’s actual future results to differ materially from expected results. Given these risks and uncertainties, readers are cautioned not to place undue reliance on such forward-looking statements, which speak only as of the date of this Quarterly Report on Form 10-Q. NNN undertakes no obligation to update or revise such forward-looking statements, whether as a result of new information, future events or otherwise.

Overview

NNN is a fully integrated REIT. NNN’s operations are divided into two primary business segments: (i) investment assets, including real estate assets, mortgages and notes receivable and commercial mortgage residual interests (collectively, “Investment Assets”), and (ii) inventory real estate assets (“Inventory Assets”). NNN acquires, owns, invests in and develops properties that are leased primarily to retail tenants under long-term net leases and primarily held for investment (“Investment Properties” or “Investment Portfolio”). The Inventory Assets typically represent direct and indirect investment interests in real estate assets acquired or developed primarily for the purpose of selling the real estate (“Inventory Properties” or “Inventory Portfolio”).

As of June 30, 2011, NNN owned 1,248 Investment Properties (including 11 properties with retail operations that NNN operates), with an aggregate gross leasable area of approximately 13,623,000 square feet, located in 46 states. Approximately 97 percent of total properties in NNN’s Investment Portfolio were leased or operated as of June 30, 2011. As of June 30, 2011, NNN owned 16 Inventory Properties.

NNN’s management team focuses on certain key indicators to evaluate the financial condition and operating performance of NNN. The key indicators for NNN include items such as: the composition of NNN’s Investment Portfolio (such as tenant, geographic and line of trade diversification), the occupancy rate of NNN’s Investment Portfolio, certain financial performance ratios and profitability measures, and industry trends and performance compared to that of NNN.

NNN continues to maintain its diversification by tenant, geography and tenant’s line of trade. NNN’s highest lines of trade concentrations are the convenience store and restaurant (including full and limited service) sectors. These sectors represent a large part of the freestanding retail property marketplace and NNN’s management believes these sectors present attractive investment opportunities. NNN’s Investment Portfolio is geographically concentrated in the south and southeast United States, which are regions of historically above-average population growth. Given these concentrations, any financial hardship within these sectors or geographic locations, respectively, could have a material adverse effect on the financial condition and operating performance of NNN.

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Results of Operations

Property Analysis – Investment Portfolio

General. The following table summarizes NNN’s Investment Portfolio:

	June 30, 2011			December 31, 2010			June 30, 2010
Investment Properties Owned:
Number		1,248			1,195			1,014
Total gross leasable area (square feet)		13,623,000			12,972,000			11,399,000
Investment Properties:
Leased		1,198			1,147			975
Operated		11			11			12
Percent of Investment Properties – leased and operated		97	%		97	%		97	%
Weighted average remaining lease term (years)		12			12			12
Total gross leasable area (square feet) – leased and operated		12,912,000			12,215,000			10,797,000

The following table summarizes the diversification of NNN’s Investment Portfolio based on the top 10 lines of trade:

		% of Annual Base Rent (1)
	Lines of Trade	June 30, 2011			December 31, 2010			June 30, 2010
1.	Convenience Stores		23.1	%		23.7	%		26.2	%
2.	Restaurants – Full Service		10.7	%		10.1	%		9.2	%
3.	Automotive Parts		7.7	%		7.8	%		6.8	%
4.	Theaters		5.8	%		5.7	%		6.2	%
5.	Automotive Service		5.4	%		5.3	%		5.6	%
6.	Sporting Goods		4.6	%		4.5	%		3.2	%
7.	Restaurants – Limited Service		4.1	%		4.1	%		3.2	%
8.	Drug Stores		3.8	%		4.0	%		4.4	%
9.	Books		3.0	%		3.8	%		4.0	%
10.	Health and Fitness		2.9	%		2.1	%		1.6	%
	Other		28.9	%		28.9	%		29.6	%
			100.0	%		100.0	%		100.0	%

⁽¹⁾ Based on the annualized base rent for all leases in place as of the end of the respective period.

Property Acquisitions. The following table summarizes the Investment Property acquisitions (dollars in thousands):

	Quarter Ended June 30,				Six Months Ended June 30,
	2011		2010		2011		2010
Acquisitions:
Number of Investment Properties		25		6		54		10
Gross leasable area (square feet)		303,000		33,000		657,000		97,000
Total investments (1)	$	54,208	$	26,245	$	109,261	$	38,621

⁽¹⁾  Includes investments in projects under construction for each respective period.

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Property Dispositions. The following table summarizes the Investment Properties sold by NNN (dollars in thousands):

	Quarter Ended June 30,				Six Months Ended June 30,
	2011		2010		2011		2010
Number of properties		—		6		1		11
Gross leasable area ( square feet)		—		57,000		6,000		71,000
Net sales proceeds	$	—	$	4,594	$	773	$	11,371
Net gain	$	—	$	355	$	30	$	377

NNN typically uses the proceeds from property sales either to pay down the outstanding indebtedness of NNN’s revolving credit facility (the “Credit Facility”) or reinvest in real estate.

Revenue from Continuing Operations Analysis

General. During the quarter and six months ended June 30, 2011, NNN’s revenue increased primarily due to the increase in rental income.

The following table summarizes NNN’s revenues from continuing operations (dollars in thousands):

											Percent													Percent
	Quarter Ended June 30,										Increase			Six Months Ended June 30,										Increase
	2011		2010		2011			2010			(Decrease)			2011		2010		2011			2010			(Decrease)
					Percent of Total													Percent of Total
Rental income(1)	$	58,999	$	52,990		94.4	%		94.0	%		11.3	%	$	117,212	$	105,728		94.2	%		93.6	%		10.9	%
Real estate expense reimbursement from tenants		2,197		1,591		3.5	%		2.8	%		38.1	%		4,532		3,349		3.6	%		3.0	%		35.3	%
Interest and other income from real estate transactions		543		973		0.9	%		1.7	%		(44.2	)%		1,181		1,922		1.0	%		1.7	%		(38.6	)%
Interest income on commercial mortgage residual interests		777		858		1.2	%		1.5	%		(9.4	)%		1,544		1,907		1.2	%		1.7	%		(19.0	)%
Total revenues from continuing operations	$	62,516	$	56,412		100.0	%		100.0	%		10.8	%	$	124,469	$	112,906		100.0	%		100.0	%		10.2	%

⁽¹⁾ Includes rental income from operating leases, earned income from direct financing leases and percentage rent from continuing operations (“Rental Income”).

Rental Income. Rental income increased for the quarter and six months ended June 30, 2011, as compared to the same periods in 2010, but remained consistent as a percent of the total revenues from continuing operations. The increase for the quarter and six months ended June 30, 2011, is primarily due to the rental income generated from the acquisition of 194 properties with aggregate gross leasable area of approximately 1,700,000 square feet during 2010 and 54 properties with aggregate gross leasable area of approximately 657,000 during 2011.

Real Estate Expense Reimbursements from Tenants. Real estate expense reimbursements from tenants increased for the quarter and six months ended June 30, 2011, as compared to the same periods in 2010, but remained relatively stable as a percentage of total revenues from continuing operations. The increase is primarily attributable to a full year of reimbursements from certain newly acquired Investment Properties in 2010 and timing of real estate tax reimbursements from certain tenants.

Interest and Other Income from Real Estate Transactions. Interest and other income from real estate transactions decreased for the quarter and six months ended June 30, 2011, as compared to 2010, but remained relatively stable as a percentage of total revenues from continuing operations. The decrease is

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primarily due to the decrease in the average outstanding balance of NNN’s mortgages receivable to $20,902,000 for the six months ended June 30, 2011 as compared to $35,989,000 for the same period in 2010.

Interest Income on Commercial Mortgage Residual Interests. Interest income on commercial mortgage residual interests (“Residuals”) decreased for the quarter and six months ended June 30, 2011, as compared to the same periods last year. The decrease in interest income on Residuals is primarily the result of declining loan balances from prepayments and scheduled loan amortization.

Analysis of Expenses from Continuing Operations

General. Operating expenses from continuing operations increased for the quarter and six months ended June 30, 2011, primarily due to an increase in depreciation expense and reimbursable real estate expenses from acquired properties and an increase in incentive compensation. The increase in operating expenses for the six months ended June 30, 2011 was partially offset by a lower valuation adjustment of the Residuals’ fair value. The following table summarizes NNN’s expenses from continuing operations for the quarters ended June 30 (dollars in thousands):

																Percent of Revenues from
							Percent Increase			Percentage of Total						Continuing Operations
	2011			2010			(Decrease)			2011			2010			2011			2010
General and administrative	$	6,568		$	5,775			13.7	%		26.5	%		27.5	%		10.5	%		10.2	%
Real estate		4,026			3,143			28.1	%		16.3	%		14.9	%		6.5	%		5.6	%
Depreciation and amortization		13,871			11,926			16.3	%		56.1	%		56.8	%		22.2	%		21.1	%
Impairment commercial-mortgage residual interests valuation		267			165			61.8	%		1.1	%		0.8	%		0.4	%		0.3	%
Total operating expenses	$	24,732		$	21,009			17.7	%		100.0	%		100.0	%		39.6	%		37.2	%
Interest and other income	$	(283	)	$	(637	)		(55.6	)%		(1.6	)%		(4.1	)%		(0.4	)%		(1.1	)%
Interest expense		17,512			16,034			9.2	%		101.6	%		104.1	%		28.0	%		28.4	%
Total other expenses (revenues)	$	17,229		$	15,397			11.9	%		100.0	%		100.0	%		27.6	%		27.3	%

The following table summarizes NNN’s expenses from continuing operations for the six months ended June 30 (dollars in thousands):

																Percent of Revenues from
							Percent Increase			Percentage of Total						Continuing Operations
	2011			2010			(Decrease)			2011			2010			2011			2010
General and administrative	$	13,226		$	11,372			16.3	%		27.1	%		25.0	%		10.6	%		10.1	%
Real estate		7,748			6,615			17.1	%		15.9	%		14.5	%		6.2	%		5.9	%
Depreciation and amortization		27,395			23,732			15.4	%		56.2	%		52.1	%		22.0	%		21.0	%
Impairment commercial mortgage residual interests valuation		396			3,848			(89.7	)%		0.8	%		8.4	%		0.3	%		3.4	%
Total operating expenses	$	48,765		$	45,567			7.0	%		100.0	%		100.0	%		39.1	%		40.4	%
Interest and other income	$	(625	)	$	(905	)		(30.9	)%		(1.8	)%		(2.9	)%		(0.5	)%		(0.8	)%
Interest expense		35,174			32,024			9.8	%		101.8	%		102.9	%		28.3	%		28.4	%
Total other expenses (revenues)	$	34,549		$	31,119			11.0	%		100.0	%		100.0	%		27.8	%		27.6	%

General and Administrative Expenses. General and administrative expenses increased for the quarter and six months ended June 30, 2011, as compared to the same periods in 2010. The increase is primarily attributable to an increase in incentive compensation.

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Real Estate. Real estate expenses increased for the quarter and six months ended June 30, 2011 as compared to the same periods in 2010, but remained fairly consistent as a percentage of revenues from continuing operations. This increase in real estate expenses is primarily attributable to an increase in tenant reimbursable expenses from certain newly acquired Investment Properties in 2010 and timing of real estate tax payments for certain tenants.

Depreciation and Amortization. Depreciation and amortization increased for the quarter and six months ended June 30, 2011, as compared to the same periods in 2010. The increase is primarily due to the acquisition of 194 properties with aggregate gross leasable area of approximately 1,700,000 square feet during 2010 and 54 properties with aggregate gross leasable area of approximately 657,000 square feet during 2011.

Impairment – Commercial Mortgage Residual Interests Valuation. In connection with the independent valuations of the Residuals’ fair value, NNN recorded an other than temporary valuation adjustment of $267,000 and $396,000 respectively, during the quarter and six months ended June 30, 2011, as compared to $165,000 and $3,848,000 recorded during the same periods in 2010, respectively. For the six months ended June 30, 2011, the decrease in the valuation adjustment was attributable to the changes, effective in 2010, in the valuation assumptions. Adjustments to valuation assumptions are due to changes in loan performance relating to the Residuals.

Interest Expense. Interest expense increased for the quarter and six months ended June 30, 2011, as compared to the quarter and six months ended June 30, 2010. The following represents the primary changes in debt that have impacted interest expense:

(i) the $191,099,000 increase in the weighted average debt outstanding on the Credit Facility for the six months ended June 30, 2011, as compared to the same period in 2010,

(ii) the $384,000 increase in capitalized interest expense for the six months ended June 30, 2011, as compared to the same period in 2010, and

(iii) the payoff of the $20,000,000 8.5% notes payable in September 2010.

Liquidity

General. NNN’s demand for funds has been and will continue to be primarily for (i) payment of operating expenses and cash dividends; (ii) property acquisitions and development; (iii) origination of mortgages and notes receivable; (iv) capital expenditures; (v) payment of principal and interest on its outstanding indebtedness; and (vi) other investments.

Cash and Cash Equivalents. The table below summarizes NNN’s cash flows for the six months ended June 30 (dollars in thousands):

	2011			2010
Cash and cash equivalents:
Provided by operating activities	$	77,859		$	110,323
Used in investing activities		(114,866	)		(18,599	)
Provided by (used in) financing activities		38,547			(55,117	)
Increase		1,540			36,607
Net cash at beginning of period		2,048			15,225
Net cash at end of period	$	3,588		$	51,832

Cash provided by operating activities represents cash received primarily from rental income from tenants, proceeds from the disposition of Inventory Properties and interest income less cash used for general and administrative expenses, interest expense and the acquisition of Inventory Properties. NNN’s cash flow from operating activities, net of the cash used in and provided by the acquisition and disposition of its Inventory Properties, has been sufficient to pay the dividends in each of the periods presented. NNN

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generally uses proceeds from its Credit Facility to fund the acquisition of its Inventory Properties. The change in cash provided by operations for the six months ended June 30, 2011 and 2010 is primarily the result of changes in revenues and expenses as discussed in “Results of Operations.”

Changes in cash for investing activities are primarily attributable to the acquisitions and dispositions of Investment Properties.

NNN’s financing activities for the six months ended June 30, 2011, include the following significant transactions:

• $58,200,000 in net proceeds from NNN’s Credit Facility,

• $63,887,000 in dividends paid to common stockholders,

• $3,392,000 in dividends paid to holders of the depositary shares of NNN’s Series C preferred stock, and

• $56,447,000 in net proceeds from the issuance of 2,284,335 shares of common stock in connection with the Dividend Reinvestment and Stock Purchase Plan (“DRIP”).

Contractual Obligations and Commercial Commitments. As of June 30, 2011, NNN has agreed to fund construction commitments in connection with the development of additional properties as outlined in the table below (dollars in thousands):

	Total Commitment(1)		Amount Funded		Remaining Commitment
Investment Portfolio	$	92,534	$	55,579	$	36,955

⁽¹⁾ Includes construction and land costs.

As of June 30, 2011, NNN did not have any other material contractual cash obligations, such as purchase obligations, financing lease obligations or other long-term liabilities other than those reflected in the table above and previously disclosed under Item 7. Management’s Discussion and Analysis of Financial Condition and Results of Operations included in NNN’s Annual Report on Form 10-K for the year ended December 31, 2010. In addition to items reflected in the table, NNN has issued preferred stock with cumulative preferential cash distributions, as described below under “Dividends.”

Management anticipates satisfying these obligations with a combination of NNN’s cash provided from operations, current capital resources on hand, its Credit Facility, debt or equity financings and asset dispositions.

Generally the Investment Properties are leased under long-term net leases, which generally require the tenant to pay all property taxes and assessments, substantially maintain the interior and exterior of the building and carry property and liability insurance coverage. Therefore, management anticipates that capital demands to meet obligations with respect to these Investment Properties will be modest for the foreseeable future and can be met with funds from operations and working capital. Certain of NNN’s Investment Properties are subject to leases under which NNN retains responsibility for certain costs and expenses associated with the Investment Property. Management anticipates the costs associated with these Investment Properties, NNN’s vacant Investment Properties or those Investment Properties that become vacant will also be met with funds from operations and working capital. However, NNN may be required to borrow under its Credit Facility or use other sources of capital in the event of unforeseen significant capital expenditures.

As of June 30, 2011, NNN owned 39 vacant, un-leased Investment Properties which accounted for approximately three percent of total Investment Properties held in NNN’s Investment Portfolio. The lost

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revenues and increased property expenses resulting from vacant properties could have a material adverse effect on the liquidity and results of operations if NNN is unable to release the Investment Properties at comparable rental rates and in a timely manner. Additionally, as of July 28, 2011, less than approximately one percent of the total gross leasable area of NNN’s Investment Portfolio was leased to four tenants that filed a voluntary petition for bankruptcy under Chapter 11 of the U.S. Bankruptcy Code. As a result, these tenants have the right to reject or affirm their leases with NNN.

Dividends. NNN has made an election to be taxed as a REIT under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended, and related regulations and intends to continue to operate so as to remain qualified as a REIT for federal income tax purposes. NNN generally will not be subject to federal income tax on income that it distributes to its stockholders, provided that it distributes 100 percent of its REIT taxable income and meets certain other requirements for qualifying as a REIT. If NNN fails to qualify as a REIT in any taxable year, it will be subject to federal income tax on its taxable income at regular corporate rates and will not be permitted to qualify for treatment as a REIT for federal income tax purposes for four years following the year during which qualification is lost. Such an event could materially affect NNN’s income and its ability to pay dividends. NNN believes it has been structured as, and its past and present operations qualify NNN as, a REIT.

One of NNN’s primary objectives, consistent with its policy of retaining sufficient cash for reserves and working capital purposes and maintaining its status as a REIT, is to distribute a substantial portion of its funds available from operations to its stockholders in the form of dividends.

The following table outlines the dividends declared and paid for each issuance of NNN’s stock (in thousands, except per share data):

	Six Months Ended June 30,
	2011		2010
Series C preferred stock (1):
Dividends	$	3,392	$	3,392
Per share		0.9218		0.9218
Common stock:
Dividends		63,887		62,174
Per share		0.760		0.750

⁽¹⁾ The Series C preferred stock has no maturity date and will remain outstanding unless redeemed.

In July 2011, NNN declared a dividend of $0.385 per share which is payable in August 2011 to its common stockholders of record as of July 29, 2011.

Capital Resources

Generally, cash needs for property acquisitions, mortgages and notes receivable investments, debt payments, dividends, capital expenditures, development and other investments have been funded by equity and debt offerings, bank borrowings, the sale of properties and, to a lesser extent, by internally generated funds. Cash needs for other items have been met from operations. If available, future sources of capital include proceeds from the public or private offering of NNN’s debt or equity securities, secured or unsecured borrowings from banks or other lenders, proceeds from the sale of properties, as well as undistributed funds from operations.

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Debt

The following is a summary of NNN’s total outstanding debt (dollars in thousands):

	June 30, 2011		Percentage of Total			December 31, 2010		Percentage of Total
Line of credit payable	$	219,200		18.3	%	$	161,000		14.2	%
Mortgages payable		23,728		2.0	%		24,269		2.2	%
Notes payable – convertible		352,768		29.5	%		349,534		30.8	%
Notes payable		598,983		50.2	%		598,882		52.8	%
Total outstanding debt	$	1,194,679		100.0	%	$	1,133,685		100.0	%

Indebtedness. NNN expects to use indebtedness primarily for property acquisitions and development of single-tenant retail properties, either directly or through investment interests, and mortgages and notes receivable.

Line of Credit Payable. On May 25, 2011, NNN amended and restated its credit agreement increasing the borrowing capacity under its unsecured revolving credit facility from $400,000,000 to $450,000,000 and amending certain other terms under the former revolving credit facility (as the context requires, the previous and new revolving credit facility, the “Credit Facility”). The Credit Facility had a weighted average outstanding balance of $191,099,000 and a weighted average interest rate of 3.3% during the six months ended June 30, 2011. The Credit Facility matures May 2015, with an option to extend maturity to May 2016. The Credit Facility bears interest at LIBOR plus 150 basis points; however, such interest rate may change pursuant to a tiered interest rate structure based on NNN’s debt rating. The Credit Facility also includes an accordion feature for NNN to increase the facility size up to $650,000,000. As of June 30, 2011, $219,200,000 was outstanding and $230,800,000 was available for future borrowings under the Credit Facility, excluding undrawn letters of credit totaling $57,000. In July 2011, NNN used the proceeds from the $300,000,000 senior notes public offering discussed below to pay down all of the outstanding indebtedness on the Credit Facility.

Notes Payable – Convertible. Each of NNN’s outstanding series of convertible notes is summarized in the table below (dollars in thousands, except per share data):

Terms	2026 Notes (1)(3)			2028 Notes (1)(4)
Issue Date		September 2006			March 2008
Net Proceeds	$	168,650		$	228,576
Stated Interest Rate		3.950	%		5.125	%
Effective Interest Rate		5.840	%		7.192	%
Debt Issuance Costs	$	3,850	(2)	$	5,459	(5)
Earliest Conversion Date		September 2025			June 2027
Earliest Put Option Date		September 2011			June 2013
Maturity Date		September 2026			June 2028
Outstanding principal balance at June 30, 2011	$	138,700		$	223,035

⁽¹⁾ Debt issuance costs include underwriting discounts and commissions, legal and accounting fees, rating agency fees and printing expenses. These costs have been deferred and are being amortized over the period to the earliest put option date of the holders using the effective interest method.

⁽²⁾ Includes $463 of note costs which were written off in connection with the repurchase of $33,800 of the 2026 Notes.

⁽³⁾ The conversion rate per $1 principal amount was 42.1318 shares of NNN’s common stock, which is equivalent to a conversion price of $23.7350 per share of common stock.

⁽⁴⁾ The conversion rate per $1 principal amount was 39.3777 shares of NNN’s common stock, which is equivalent to a conversion price of $25.3951 per share of common stock.

⁽⁵⁾ Includes $219 of note costs which were written off in connection with the repurchase of $11,000 of the 2028 Notes, respectively.

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Each series of convertible notes represents senior, unsecured obligations of NNN and are subordinated to all secured indebtedness of the Company. Each note is redeemable at the option of NNN, in whole or in part, at a redemption price equal to the sum of (i) the principal amount of the notes being redeemed plus accrued and unpaid interest thereon through but not including the redemption date, and (ii) the make whole amount, if any, as defined in the applicable supplemental indenture relating to the notes.

Notes Payable. In July 2011, NNN closed on its public offering of $300,000,000 principal amount of 5.500% senior unsecured notes due July 15, 2021. The public offering price was 98.577% of the principal amount for a yield of 5.688%. The notes will be senior unsecured obligations of the Company and are registered under the Company’s existing shelf registration statement filed with the Securities and Exchange Commission. NNN used the net proceeds from this offering to repay all of NNN’s outstanding borrowings under the Credit Facility. In addition, NNN intends to use the remainder of the net proceeds to fund future property acquisitions and for general corporate purposes.

Debt and Equity Securities

NNN has used, and expects to use in the future, issuances of debt and equity securities primarily to pay down its outstanding indebtedness and to finance investment acquisitions.

Securities Offering. In February 2009, NNN filed a shelf registration statement with the Securities and Exchange Commission which permits the issuance by NNN of an indeterminate amount of debt and equity securities. In June 2011, NNN commenced a public offering of $300,000,000 principal amount of 5.500% senior unsecured notes due July 15, 2021, which closed in July 2011.

Dividend Reinvestment and Stock Purchase Plan. In June 2009, NNN filed a shelf registration statement with the Securities and Exchange Commission for the DRIP which permits the issuance by NNN of 16,000,000 shares of common stock. NNN’s DRIP provides an economical and convenient way for current stockholders and other interested new investors to invest in NNN’s common stock. The following outlines the common stock issuances pursuant to the DRIP (dollars in thousands):

	Six Months Ended June 30,
	2011		2010
Shares of common stock		2,284,335		561,107
Net proceeds	$	56,447	$	11,770

Commercial Mortgage Residual Interests

In connection with the independent valuations of the Residuals’ fair value, NNN adjusted the carrying value of the Residuals to reflect such fair value as of June 30, 2011. Due to changes in market conditions relating to residual assets, the independent valuation changed certain of the valuation assumptions. The following table summarizes the key assumptions used in determining the value of the Residuals as of:

	June 30, 2011		December 31, 2010
Discount rate		25%		25%
Average life equivalent CPR speeds range		2.18% to 20.77% CPR		4.35% to 20.37% CPR
Foreclosures:
Frequency curve default model		0.2% - 14.7% range		0.1% - 15.0% range
Loss severity of loans in foreclosure		20%		20%
Yield:
LIBOR		Forward 3-month curve		Forward 3-month curve
Prime		Forward curve		Forward curve

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The following table summarizes the recognition of unrealized gains and/or losses recorded as other comprehensive income as well as other than temporary valuation impairments recorded in condensed consolidated statements of earnings (dollars in thousands):

	Quarter Ended June 30,				Six Months Ended June 30,
	2011		2010		2011		2010
Unrealized gains	$	539	$	35	$	599	$	127
Other than temporary valuation impairment	$	267	$	165	$	396	$	3,848

Recent Accounting Pronouncements

Refer to Note 1 to the June 30, 2011, Condensed Consolidated Financial Statements.

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Item 3. Quantitative and Qualitative Disclosures About Market Risk

NNN is exposed to interest rate risk primarily as a result of its variable rate Credit Facility and its fixed rate debt which are used to finance NNN’s development and acquisition activities, as well as for general corporate purposes. NNN’s interest rate risk management objective is to limit the impact of interest rate changes on earnings and cash flows and to lower its overall borrowing costs. To achieve its objectives, NNN borrows at both fixed and variable rates on its long-term debt. In June 2011, NNN terminated its two interest rate hedges with a total notional amount of $150,000,000 that were hedging the risk of changes in the interest-related cash outflows with the potential issuance of long-term debt. NNN had no outstanding derivatives as of June 30, 2011.

The information in the table below summarizes NNN’s market risks associated with its debt obligations outstanding as of June 30, 2011 and December 31, 2010. The table presents principal payments and related interest rates by year for debt obligations outstanding as of June 30, 2011. The variable interest rates shown represent weighted average rate for the Credit Facility during the six months ended June 30, 2011. The table incorporates only those debt obligations that existed as of June 30, 2011, and it does not consider those debt obligations or positions which could arise after this date. Moreover, because firm commitments are not presented in the table below, the information presented therein has limited predictive value. As a result, NNN’s ultimate realized gain or loss with respect to interest rate fluctuations will depend on the exposures that arise during the period, NNN’s hedging strategies at that time and interest rates. If interest rates on NNN’s variable rate debt increased by one percent, NNN’s interest expense would have increased by more than two percent for the six months ended June 30, 2011.

Debt Obligations (dollars in thousands)
	Variable Rate Debt					Fixed Rate Debt
	Credit Facility					Mortgages					Unsecured Debt (1)
	Debt Obligation		Weighted Average Interest Rate			Debt Obligation		Weighted Average Interest Rate			Debt Obligation		Effective Interest Rate
2011	$	—		—		$	557		7.20	%	$	138,129		5.84	%
2012		—		—			19,290		6.92	%		49,964		7.83	%
2013		—		—			863		7.35	%		214,638		7.19	%
2014		—		—			881		7.27	%		149,842		5.91	%
2015		219,200		3.33	%		917		7.22	%		149,797		6.19	%
Thereafter		—		—			1,220		7.47	%		249,381		6.92	%
Total	$	219,200		3.33	%	$	23,728		6.99	%	$	951,751		6.60	%
Fair Value:
June 30, 2011	$	219,200				$	23,728				$	1,053,541
December 31, 2010	$	161,000				$	24,269				$	1,044,621

⁽¹⁾  Includes NNN’s notes payable and convertible notes payable, each net of unamortized discounts. NNN uses Bloomberg to determine the fair value.

NNN is also exposed to market risks related to NNN’s Residuals. Factors that may impact the market value of the Residuals include delinquencies, loan losses, prepayment speeds and interest rates. The Residuals, which are reported at market value based upon an independent valuation, had a carrying value of $16,245,000 and $15,915,000 as of June 30, 2011 and December 31, 2010, respectively. Unrealized gains and losses are reported as other comprehensive income in stockholders’ equity. Losses are considered other than temporary and reported as a valuation impairment in earnings from operations if and when there has been a change in the timing or amount of estimated cash flows that leads to a loss in value.

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Item 4. Controls and Procedures

Evaluation of Disclosure Controls and Procedures. An evaluation was performed under the supervision and with the participation of NNN’s management, including NNN’s Chief Executive Officer and Chief Financial Officer, of the effectiveness as of June 30, 2011 of the design and operation of NNN’s disclosure controls and procedures as defined in Rule 13a-15(e) under the Exchange Act. Based on that evaluation, the Chief Executive Officer and Chief Financial Officer concluded that the design and operation of these disclosure controls and procedures were effective as of the end of the period covered by this report.

Changes in Internal Control over Financial Reporting. There has been no change in NNN’s internal control over financial reporting that occurred during the most recent fiscal quarter that has materially affected, or is reasonably likely to materially affect, NNN’s internal control over financial reporting.

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PART II. OTHER INFORMATION

Item 1. Legal Proceedings. Not applicable.

Item 1A. Risk Factors. There were no material changes in NNN’s risk factors disclosed in Item 1A. Risk Factors of NNN’s Annual Report on Form 10-K for the year ended December 31, 2010

Item 2. Unregistered Sales of Equity Securities and Use of Proceeds. Not applicable.

Item 3. Defaults Upon Senior Securities. Not applicable.

Item 4. [Removed and Reserved]

Item 5. Other Information. Not applicable.

Item 6. Exhibits

The following exhibits are filed as a part of this report.

3. Articles of Incorporation and By-laws

3.1 First Amended and Restated Articles of Incorporation of the Registrant, as amended (filed as Exhibit 3.1 to the Registrant’s Current Report on Form 8-K dated and filed with the Securities and Exchange Commission on May 1, 2006, and incorporated herein by reference).

3.2 Articles Supplementary Establishing and Fixing the Rights and Preferences of 7.375% Series C Cumulative Preferred Stock, par value $0.01 per share, dated October 11, 2006 (filed as Exhibit 3.2 to the Registrant’s Registration Statement on Form 8-A dated October 11, 2006 and filed with the Securities and Exchange Commission on October 12, 2006, and incorporated herein by reference).

3.3 Third Amended and Restated Bylaws of the Registrant, as amended (filed as Exhibit 3.2 to the Registrant’s Current Report on Form 8-K dated and filed with the Securities and Exchange Commission on May 1, 2006, and incorporated herein by reference; second amendment filed as Exhibit 3.1 to the Registrant’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 14, 2007, and incorporated herein by reference).

4. Instruments Defining the Rights of Security Holders, Including Indentures

4.1 Specimen Certificate of Common Stock, par value $0.01 per share, of the Registrant (filed as Exhibit 3.4 to the Registrant’s Registration Statement No. 1-11290 on Form 8-B filed with the Securities and Exchange Commission and incorporated herein by reference).

4.2 Indenture, dated as of March 25, 1998, between the Registrant and First Union National Bank, as trustee (filed as Exhibit 4.4 to the Registrant’s Registration Statement on Form S-3 (Registration No. 333-132095) filed with the Securities and Exchange Commission on February 28, 2006, and incorporated herein by reference).

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4.3	Form of Supplemental Indenture No. 4 dated as of May 30, 2002, by and among Registrant and Wachovia Bank, National Association, Trustee, relating to $50,000,000 of 7.75% Notes due 2012 (filed as Exhibit 4.2 to the Registrant’s Current Report on Form 8-K dated and filed with the Securities and Exchange Commission on June 4, 2002, and incorporated herein by reference).
4.4	Form of 7.75% Notes due 2012 (filed as Exhibit 4.3 to the Registrant’s Current Report on Form 8-K dated and filed with the Securities and Exchange Commission on June 4, 2002, and incorporated herein by reference).
4.5	Form of Supplemental Indenture No. 5 dated as of June 18, 2004, by and among Registrant and Wachovia Bank, National Association, Trustee, relating to $150,000,000 of 6.25% Notes due 2014 (filed as Exhibit 4.1 to the Registrant’s Current Report on Form 8-K dated June 15, 2004 and filed with the Securities and Exchange Commission on June 18, 2004, and incorporated herein by reference).
4.6	Form of 6.25% Notes due 2014 (filed as Exhibit 4.2 to the Registrant’s Current Report on Form 8-K dated June 15, 2004 and filed with the Securities and Exchange Commission on June 18, 2004, and incorporated herein by reference).
4.7	Form of Supplemental Indenture No. 6 dated as of November 17, 2005, by and among Registrant and Wachovia Bank, National Association, Trustee, relating to $150,000,000 of 6.15% Notes due 2015 (filed as Exhibit 4.1 to the Registrant’s Current Report on Form 8-K dated November 14, 2005 and filed with the Securities and Exchange Commission on November 17, 2005, and incorporated herein by reference).
4.8	Form of 6.15% Notes due 2015 (filed as Exhibit 4.2 to the Registrant’s Current Report on Form 8-K dated November 14, 2005 and filed with the Securities and Exchange Commission on November 17, 2005, and incorporated herein by reference).
4.9	Seventh Supplemental Indenture, dated as of September 13, 2006, between National Retail Properties, Inc. and U.S. Bank National Association relating to 3.95% Convertible Senior Notes due 2026 (filed as Exhibit 4.1 to the Registrant’s Current Report on Form 8-K dated September 7, 2006 and filed with the Securities and Exchange Commission on September 13, 2006, and incorporated herein by reference).
4.10	Form of 3.95% Convertible Senior Notes due 2026 (filed as Exhibit 4.2 to the Registrant’s Current Report on Form 8-K dated September 7, 2006 and filed with the Securities and Exchange Commission on September 13, 2006, and incorporated herein by reference).
4.11	Specimen certificate representing the 7.375% Series C Cumulative Redeemable Preferred Stock, par value $.01 per share, of the Registrant (filed as Exhibit 4.4 to the Registrant’s Registration Statement on Form 8-A dated October 11, 2006 and filed with the Securities and Exchange Commission on October 12, 2006, and incorporated herein by reference).

34

4.12	Deposit Agreement, among the Registrant, American Stock Transfer & Trust Company, as Depositary, and the holders of depositary receipts (filed as Exhibit 4.18 to the Registrant’s Quarterly Report on Form 10-Q filed with the Securities and Exchange Commission on November 6, 2006, and incorporated herein by reference).
4.13	Form of Supplemental Indenture No. 8 between National Retail Properties, Inc. and U.S. Bank National Association relating to 6.875% Notes due 2017 (filed as Exhibit 4.1 to Registrant’s Current Report on Form 8-K dated and filed with the Securities and Exchange Commission on September 4, 2007, and incorporated herein by reference).
4.14	Form of 6.875% Notes due 2017 (filed as Exhibit 4.2 to the Registrant’s Current Report on Form 8-K dated and filed with the Securities and Exchange Commission on September 4, 2007, and incorporated herein by reference).
4.15	Form of Ninth Supplemental Indenture between National Retail Properties, Inc. and U.S. Bank National Association relating to 5.125% Convertible Senior Notes due 2028 (filed as Exhibit 4.1 to Registrant’s Current Report on Form 8-K dated February 27, 2008 and filed with the Securities and Exchange Commission on March 4, 2008, and incorporated herein by reference).
4.16	Form of 5.125% Convertible Senior Notes due 2028 (filed as Exhibit 4.2 to the Registrant’s Current Report on Form 8-K dated February 27, 2008 and filed with the Securities and Exchange Commission on March 4, 2008, and incorporated herein by reference).
4.17	Form of Tenth Supplemental Indenture between National Retail Properties, Inc. and U.S. Bank National Association relating to 5.500% Notes due 2021 (filed as Exhibit 4.1 to Registrant’s Current Report on Form 8-K dated July 6, 2011 and filed with the Securities and Exchange Commission on July 6, 2011, and incorporated herein by reference).
4.18	Form of 5.500% Notes due 2021 (filed as Exhibit 4.2 to the Registrant’s Current Report on Form 8-K dated July 6, 2011 and filed with the Securities and Exchange Commission on July 6, 2011, and incorporated herein by reference).

10. Material Contracts

10.1	2007 Performance Incentive Plan (filed as Annex A to the Registrant’s 2007 Annual Proxy Statement on Schedule 14A filed with the Securities and Exchange Commission on April 3, 2007, and incorporated herein by reference).
10.2	Form of Restricted Stock Agreement between NNN and the Participant of NNN (filed as Exhibit 10.2 to the Registrant’s Annual Report on Form 10-K filed with the Securities and Exchange Commission on March 15, 2005, and incorporated herein by reference).

35

10.3	Employment Agreement dated as of December 1, 2008, between the Registrant and Craig Macnab (filed as Exhibit 10.1 to the Registrant’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 3, 2008, and incorporated herein by reference).
10.4	Employment Agreement dated as of December 1, 2008, between the Registrant and Julian E. Whitehurst (filed as Exhibit 10.2 to the Registrant’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 3, 2008, and incorporated herein by reference).
10.5	Employment Agreement dated as of December 1, 2008, between the Registrant and Kevin B. Habicht (filed as Exhibit 10.3 to the Registrant’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 3, 2008, and incorporated herein by reference).
10.6	Employment Agreement dated as of December 1, 2008, between the Registrant and Paul E. Bayer (filed as Exhibit 10.5 to the Registrant’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 3, 2008, and incorporated herein by reference).
10.7	Employment Agreement dated as of December 1, 2008, between the Registrant and Christopher P. Tessitore (filed as Exhibit 10.4 to the Registrant’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 3, 2008, and incorporated herein by reference).
10.8	Form of Indemnification Agreement (as entered into between the Registrant and each of its directors and executive officers) (filed as Exhibit 10.1 to the Registrant’s Current Report on Form 8-K dated and filed with the Securities and Exchange Commission on June 12, 2009, and incorporated herein by reference).
10.09	Credit Agreement, dated as of November 3, 2009, by and among the Registrant, certain lenders and Wells Fargo Bank, National Association, as the Administrative Agent (filed as Exhibit 10.1 to the Registrant’s Current Report on Form 8-K filed with the Securities and Exchange Commission on November 5, 2009, and incorporated herein by reference).
10.10	Amendment to Employment Agreement, dated as of November 8, 2010, between the Registrant and Craig Macnab (filed as Exhibit 10.10 to the Registrant’s Annual Report on Form 10-K filed with the Securities and Exchange Commission on February 24, 2011, and incorporated herein by reference).
10.11	Amendment to Employment Agreement dated as of November 8, 2010, between the Registrant and Julian E. Whitehurst (filed as Exhibit 10.11 to the Registrant’s Annual Report on Form 10-K filed with the Securities and Exchange Commission on February 24, 2011, and incorporated herein by reference).

36

10.12	Amendment to Employment Agreement dated as of November 8, 2010, between the Registrant and Kevin B. Habicht (filed as Exhibit 10.12 to the Registrant’s Annual Report on Form 10-K filed with the Securities and Exchange Commission on February 24, 2011, and incorporated herein by reference).
10.13	Amendment to Employment Agreement dated as of November 8, 2010, between the Registrant and Paul E. Bayer (filed as Exhibit 10.13 to the Registrant’s Annual Report on Form 10-K filed with the Securities and Exchange Commission on February 24, 2011, and incorporated herein by reference).
10.14	Amendment to Employment Agreement dated as of November 8, 2010, between the Registrant and Christopher P. Tessitore (filed as Exhibit 10.14 to the Registrant’s Annual Report on Form 10-K filed with the Securities and Exchange Commission on February 24, 2011, and incorporated herein by reference).
10.15	Amended and restated Credit Agreement, dated as of May 25, 2011, by and among the Registrant, certain lenders and Wells Fargo Bank, National Association, as the Administrative Agent (filed as Exhibit 10.1 to the Registrant’s Current Report on Form 8-K filed with the Securities and Exchange Commission on June 6, 2011, and incorporated herein by reference).

31. Section 302 Certifications

31.1	Certification of Chief Executive Officer pursuant to Rule 13a-14(a) of the Securities Exchange Act of 1934, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (filed herewith).
31.2	Certification of Chief Financial Officer pursuant to Rule 13a-14(a) of the Securities Exchange Act of 1934, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (filed herewith).

32. Section 906 Certifications

32.1	Certification of Chief Executive Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (filed herewith).
32.2	Certification of Chief Financial Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (filed herewith).

101. Interactive Data File

101.1 The following materials from National Retail Properties, Inc. Quarterly Report on Form 10-Q for the period ended June 30, 2011, formatted in Extensible Business Reporting Language: (i) condensed consolidated balance sheets, (ii) condensed consolidated statements of earnings, (iii) condensed consolidated statements of cash flows, and (iv) notes to condensed consolidated financial statements. As provided in Rule 406T of Regulation S-T, this information is furnished and not filed for purposes of Sections 11 and 12 of the Securities Act of 1933 and Section 18 of the Securities Exchange Act of 1934 (filed herewith).

37

SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.

DATED this 4th day of August, 2011.

NATIONAL RETAIL PROPERTIES, INC.

By:	/s/ Craig Macnab
	Craig Macnab
	Chairman of the Board and
	Chief Executive Officer
By:	/s/ Kevin B. Habicht
	Kevin B. Habicht
	Chief Financial Officer,
	Executive Vice President and
	Director

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Exhibit Index

3. Articles of Incorporation and By-laws

3.1	First Amended and Restated Articles of Incorporation of the Registrant, as amended (filed as Exhibit 3.1 to the Registrant’s Current Report on Form 8-K dated and filed with the Securities and Exchange Commission on May 1, 2006, and incorporated herein by reference).
3.2	Articles Supplementary Establishing and Fixing the Rights and Preferences of 7.375% Series C Cumulative Preferred Stock, par value $0.01 per share, dated October 11, 2006 (filed as Exhibit 3.2 to the Registrant’s Registration Statement on Form 8-A dated October 11, 2006 and filed with the Securities and Exchange Commission on October 12, 2006, and incorporated herein by reference).
3.3	Third Amended and Restated Bylaws of the Registrant, as amended (filed as Exhibit 3.2 to the Registrant’s Current Report on Form 8-K dated and filed with the Securities and Exchange Commission on May 1, 2006, and incorporated herein by reference; second amendment filed as Exhibit 3.1 to the Registrant’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 14, 2007, and incorporated herein by reference).

4. Instruments Defining the Rights of Security Holders, Including Indentures

4.1	Specimen Certificate of Common Stock, par value $0.01 per share, of the Registrant (filed as Exhibit 3.4 to the Registrant’s Registration Statement No. 1-11290 on Form 8-B filed with the Securities and Exchange Commission and incorporated herein by reference).
4.2	Indenture, dated as of March 25, 1998, between the Registrant and First Union National Bank, as trustee (filed as Exhibit 4.4 to the Registrant’s Registration Statement on Form S-3 (Registration No. 333-132095) filed with the Securities and Exchange Commission on February 28, 2006, and incorporated herein by reference).
4.3	Form of Supplemental Indenture No. 4 dated as of May 30, 2002, by and among Registrant and Wachovia Bank, National Association, Trustee, relating to $50,000,000 of 7.75% Notes due 2012 (filed as Exhibit 4.2 to the Registrant’s Current Report on Form 8-K dated and filed with the Securities and Exchange Commission on June 4, 2002, and incorporated herein by reference).
4.4	Form of 7.75% Notes due 2012 (filed as Exhibit 4.3 to the Registrant’s Current Report on Form 8-K dated and filed with the Securities and Exchange Commission on June 4, 2002, and incorporated herein by reference).
4.5	Form of Supplemental Indenture No. 5 dated as of June 18, 2004, by and among Registrant and Wachovia Bank, National Association, Trustee, relating to $150,000,000 of 6.25% Notes due 2014 (filed as Exhibit 4.1 to the Registrant’s Current Report on Form 8-K dated June 15, 2004 and filed with the Securities and Exchange Commission on June 18, 2004, and incorporated herein by reference).

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4.6	Form of 6.25% Notes due 2014 (filed as Exhibit 4.2 to the Registrant’s Current Report on Form 8-K dated June 15, 2004 and filed with the Securities and Exchange Commission on June 18, 2004, and incorporated herein by reference).
4.7	Form of Supplemental Indenture No. 6 dated as of November 17, 2005, by and among Registrant and Wachovia Bank, National Association, Trustee, relating to $150,000,000 of 6.15% Notes due 2015 (filed as Exhibit 4.1 to the Registrant’s Current Report on Form 8-K dated November 14, 2005 and filed with the Securities and Exchange Commission on November 17, 2005, and incorporated herein by reference).
4.8	Form of 6.15% Notes due 2015 (filed as Exhibit 4.2 to the Registrant’s Current Report on Form 8-K dated November 14, 2005 and filed with the Securities and Exchange Commission on November 17, 2005, and incorporated herein by reference).
4.9	Seventh Supplemental Indenture, dated as of September 13, 2006, between National Retail Properties, Inc. and U.S. Bank National Association relating to 3.95% Convertible Senior Notes due 2026 (filed as Exhibit 4.1 to the Registrant’s Current Report on Form 8-K dated September 7, 2006 and filed with the Securities and Exchange Commission on September 13, 2006, and incorporated herein by reference).
4.10	Form of 3.95% Convertible Senior Notes due 2026 (filed as Exhibit 4.2 to the Registrant’s Current Report on Form 8-K dated September 7, 2006 and filed with the Securities and Exchange Commission on September 13, 2006, and incorporated herein by reference).
4.11	Specimen certificate representing the 7.375% Series C Cumulative Redeemable Preferred Stock, par value $.01 per share, of the Registrant (filed as Exhibit 4.4 to the Registrant’s Registration Statement on Form 8-A dated October 11, 2006 and filed with the Securities and Exchange Commission on October 12, 2006, and incorporated herein by reference).
4.12	Deposit Agreement, among the Registrant, American Stock Transfer & Trust Company, as Depositary, and the holders of depositary receipts (filed as Exhibit 4.18 to the Registrant’s Quarterly Report on Form 10-Q filed with the Securities and Exchange Commission on November 6, 2006, and incorporated herein by reference).
4.13	Form of Supplemental Indenture No. 8 between National Retail Properties, Inc. and U.S. Bank National Association relating to 6.875% Notes due 2017 (filed as Exhibit 4.1 to Registrant’s Current Report on Form 8-K dated and filed with the Securities and Exchange Commission on September 4, 2007, and incorporated herein by reference).
4.14	Form of 6.875% Notes due 2017 (filed as Exhibit 4.2 to the Registrant’s Current Report on Form 8-K dated and filed with the Securities and Exchange Commission on September 4, 2007, and incorporated herein by reference).

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4.15	Form of Ninth Supplemental Indenture between National Retail Properties, Inc. and U.S. Bank National Association relating to 5.125% Convertible Senior Notes due 2028 (filed as Exhibit 4.1 to Registrant’s Current Report on Form 8-K dated February 27, 2008 and filed with the Securities and Exchange Commission on March 4, 2008, and incorporated herein by reference).
4.16	Form of 5.125% Convertible Senior Notes due 2028 (filed as Exhibit 4.2 to the Registrant’s Current Report on Form 8-K dated February 27, 2008 and filed with the Securities and Exchange Commission on March 4, 2008, and incorporated herein by reference).
4.17	Form of Tenth Supplemental Indenture between National Retail Properties, Inc. and U.S. Bank National Association relating to 5.500% Notes due 2021 (filed as Exhibit 4.1 to Registrant’s Current Report on Form 8-K dated July 6, 2011 and filed with the Securities and Exchange Commission on July 6, 2011, and incorporated herein by reference).
4.18	Form of 5.500% Notes due 2021 (filed as Exhibit 4.2 to the Registrant’s Current Report on Form 8-K dated July 6, 2011 and filed with the Securities and Exchange Commission on July 6, 2011, and incorporated herein by reference).

10. Material Contracts

10.1	2007 Performance Incentive Plan (filed as Annex A to the Registrant’s 2007 Annual Proxy Statement on Schedule 14A filed with the Securities and Exchange Commission on April 3, 2007, and incorporated herein by reference).
10.2	Form of Restricted Stock Agreement between NNN and the Participant of NNN (filed as Exhibit 10.2 to the Registrant’s Annual Report on Form 10-K filed with the Securities and Exchange Commission on March 15, 2005, and incorporated herein by reference).
10.3	Employment Agreement dated as of December 1, 2008, between the Registrant and Craig Macnab (filed as Exhibit 10.1 to the Registrant’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 3, 2008, and incorporated herein by reference).
10.4	Employment Agreement dated as of December 1, 2008, between the Registrant and Julian E. Whitehurst (filed as Exhibit 10.2 to the Registrant’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 3, 2008, and incorporated herein by reference).
10.5	Employment Agreement dated as of December 1, 2008, between the Registrant and Kevin B. Habicht (filed as Exhibit 10.3 to the Registrant’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 3, 2008, and incorporated herein by reference).

41

10.6	Employment Agreement dated as of December 1, 2008, between the Registrant and Paul E. Bayer (filed as Exhibit 10.5 to the Registrant’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 3, 2008, and incorporated herein by reference).
10.7	Employment Agreement dated as of December 1, 2008, between the Registrant and Christopher P. Tessitore (filed as Exhibit 10.4 to the Registrant’s Current Report on Form 8-K filed with the Securities and Exchange Commission on December 3, 2008, and incorporated herein by reference).
10.8	Form of Indemnification Agreement (as entered into between the Registrant and each of its directors and executive officers) (filed as Exhibit 10.1 to the Registrant’s Current Report on Form 8-K dated and filed with the Securities and Exchange Commission on June 12, 2009, and incorporated herein by reference).
10.09	Credit Agreement, dated as of November 3, 2009, by and among the Registrant, certain lenders and Wells Fargo Bank, National Association, as the Administrative Agent (filed as Exhibit 10.1 to the Registrant’s Current Report on Form 8-K filed with the Securities and Exchange Commission on November 5, 2009, and incorporated herein by reference).
10.10	Amendment to Employment Agreement, dated as of November 8, 2010, between the Registrant and Craig Macnab (filed as Exhibit 10.10 to the Registrant’s Annual Report on Form 10-K filed with the Securities and Exchange Commission on February 24, 2011, and incorporated herein by reference).
10.11	Amendment to Employment Agreement dated as of November 8, 2010, between the Registrant and Julian E. Whitehurst (filed as Exhibit 10.11 to the Registrant’s Annual Report on Form 10-K filed with the Securities and Exchange Commission on February 24, 2011, and incorporated herein by reference).
10.12	Amendment to Employment Agreement dated as of November 8, 2010, between the Registrant and Kevin B. Habicht (filed as Exhibit 10.12 to the Registrant’s Annual Report on Form 10-K filed with the Securities and Exchange Commission on February 24, 2011, and incorporated herein by reference).
10.13	Amendment to Employment Agreement dated as of November 8, 2010, between the Registrant and Paul E. Bayer (filed as Exhibit 10.13 to the Registrant’s Annual Report on Form 10-K filed with the Securities and Exchange Commission on February 24, 2011, and incorporated herein by reference).
10.14	Amendment to Employment Agreement dated as of November 8, 2010, between the Registrant and Christopher P. Tessitore (filed as Exhibit 10.14 to the Registrant’s Annual Report on Form 10-K filed with the Securities and Exchange Commission on February 24, 2011, and incorporated herein by reference).

42

10.15 Amended and restated Credit Agreement, dated as of May 25, 2011, by and among the Registrant, certain lenders and Wells Fargo Bank, National Association, as the Administrative Agent (filed as Exhibit 10.1 to the Registrant’s Current Report on Form 8-K filed with the Securities and Exchange Commission on June 6, 2011, and incorporated herein by reference).

31. Section 302 Certifications

31.1	Certification of Chief Executive Officer pursuant to Rule 13a-14(a) of the Securities Exchange Act of 1934, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (filed herewith).
31.2	Certification of Chief Financial Officer pursuant to Rule 13a-14(a) of the Securities Exchange Act of 1934, as adopted pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 (filed herewith).

32. Section 906 Certifications

32.1	Certification of Chief Executive Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (filed herewith).
32.2	Certification of Chief Financial Officer pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 (filed herewith).

101. Interactive Data File

101.1 The following materials from National Retail Properties, Inc. Quarterly Report on Form 10-Q for the period ended June 30, 2011, formatted in Extensible Business Reporting Language: (i) condensed consolidated balance sheets, (ii) condensed consolidated statements of earnings, (iii) condensed consolidated statements of cash flows, and (iv) notes to condensed consolidated financial statements. As provided in Rule 406T of Regulation S-T, this information is furnished and not filed for purposes of Sections 11 and 12 of the Securities Act of 1933 and Section 18 of the Securities Exchange Act of 1934 (filed herewith).

43

EX-31.1

Exhibit 31.1

CERTIFICATION PURSUANT TO SECTION 302

OF THE SARBANES-OXLEY ACT OF 2002

I, Craig Macnab, certify that:

1. I have reviewed this report on Form 10-Q of National Retail Properties, Inc.;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of the annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5. The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of registrant’s board of directors (or persons performing the equivalent functions):

a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

August 4, 2011	/s/ Craig Macnab
Date	Name:	Craig Macnab
	Title:	Chairman of the Board and Chief Executive Officer

EX-31.2

Exhibit 31.2

CERTIFICATION PURSUANT TO SECTION 302

OF THE SARBANES-OXLEY ACT OF 2002

I, Kevin B. Habicht, certify that:

1. I have reviewed this report on Form 10-Q of National Retail Properties, Inc.;

2. Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3. Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4. The registrant’s other certifying officer and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

a) Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

b) Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

c) Evaluated the effectiveness of the registrant’s disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

d) Disclosed in this report any change in the registrant’s internal control over financial reporting that occurred during the registrant’s most recent fiscal quarter (the registrant’s fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant’s internal control over financial reporting; and

5. The registrant’s other certifying officer and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant’s auditors and the audit committee of registrant’s board of directors (or persons performing the equivalent functions):

a) All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant’s ability to record, process, summarize and report financial information; and

b) Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant’s internal control over financial reporting.

August 4, 2011	/s/ Kevin B. Habicht
Date	Name:	Kevin B. Habicht
	Title:	Chief Financial Officer

EX-32.1

Exhibit 32.1

CERTIFICATION PURSUANT TO SECTION 906

OF THE SARBANES-OXLEY ACT OF 2002

Pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, the undersigned, Craig Macnab, Chairman of the Board and Chief Executive Officer, certifies that (1) this Quarterly Report of National Retail Properties, Inc. (“NNN”) on Form 10-Q for the period ended June 30, 2011 as filed with the Securities and Exchange Commission on the date hereof (this “Report”), fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended, and (2) the information contained in this Report fairly presents, in all material respects, the financial condition of NNN as of June 30, 2011 and December 31, 2010 and its results of operations for the quarters and six months ended June 30, 2011 and 2010.

August 4, 2011	/s/ Craig Macnab
Date	Name:	Craig Macnab
	Title:	Chairman of the Board and Chief Executive Officer

A signed original of this written statement required by Section 906 has been provided to NNN and will be retained by NNN and furnished to the Securities and Exchange Commission or its staff upon request.

EX-32.2

Exhibit 32.2

CERTIFICATION PURSUANT TO SECTION 906

OF THE SARBANES-OXLEY ACT OF 2002

Pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, the undersigned, Kevin B. Habicht, Chief Financial Officer, certifies, that (1) this Quarterly Report of National Retail Properties, Inc. (“NNN”) on Form 10-Q for the period ended June 30, 2011 as filed with the Securities and Exchange Commission on the date hereof (this “Report”), fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934, as amended, and (2) the information contained in this Report fairly presents, in all material respects, the financial condition of NNN as of June 30, 2011 and December 31, 2010 and its results of operations for the quarters and six months ended June 30, 2011 and 2010.

August 4, 2011		/s/ Kevin B. Habicht
Date	Name: Title:	Kevin B. Habicht Chief Financial Officer

A signed original of this written statement required by Section 906 has been provided to NNN and will be retained by NNN and furnished to the Securities and Exchange Commission or its staff upon request.

XML



Condensed Consolidated Balance Sheets (Parenthetical) (USD $) In Thousands, except Share data	Jun. 30, 2011	Dec. 31, 2010
Condensed Consolidated Balance Sheets
Receivables, allowance	$ 1,934	$ 1,750
Accrued rental income, allowance	4,364	3,609
Debt costs, accumulated amortization	13,674	11,198
Notes payable - convertible, unamortized discount	8,967	12,201
Notes payable, unamortized discount	$ 1,017	$ 1,118
Preferred stock, par value	$ 0.01	$ 0.01
Preferred stock, shares authorized	15,000,000	15,000,000
Series C, depositary shares issued	3,680,000	3,680,000
Series C, depositary shares outstanding	3,680,000	3,680,000
Series C, stated liquidation value per share	$ 25	$ 25
Common stock, par value	$ 0.01	$ 0.01
Common stock, shares authorized	190,000,000	190,000,000
Common stock, shares issued and outstanding	86,034,430	83,613,289
Excess stock, par value	$ 0.01	$ 0.01
Excess stock, shares authorized	205,000,000	205,000,000
Excess stock, shares issued	0	0
Excess stock, shares outstanding	0	0

XML



Condensed Consolidated Statements Of Earnings (USD $) In Thousands, except Share data	3 Months Ended		6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010	Jun. 30, 2011		Jun. 30, 2010
Revenues:
Rental income from operating leases	$ 58,154	$ 52,106	$ 115,494		$ 104,025
Earned income from direct financing leases	713	755	1,473		1,519
Percentage rent	132	129	245		184
Real estate expense reimbursement from tenants	2,197	1,591	4,532		3,349
Interest and other income from real estate transactions	543	973	1,181		1,922
Interest income on commercial mortgage residual interests	777	858	1,544		1,907
Total revenues	62,516	56,412	124,469		112,906
Disposition of real estate, Inventory Portfolio:
Gross proceeds		5,600			5,600
Costs		(4,959)			(4,959)
Gain		641			641
Retail operations:
Revenues	12,450	8,696	21,300		15,233
Operating expenses	(11,760)	(8,265)	(20,612)		(14,935)
Net	690	431	688		298
Operating expenses:
General and administrative	6,568	5,775	13,226		11,372
Real estate	4,026	3,143	7,748		6,615
Depreciation and amortization	13,871	11,926	27,395		23,732
Impairment - commercial mortgage residual interests valuation	267	165	396		3,848
Total operating expenses	24,732	21,009	48,765		45,567
Earnings from operations	38,474	36,475	76,392		68,278
Other expenses (revenues):
Interest and other income	(283)	(637)	(625)		(905)
Interest expense	17,512	16,034	35,174		32,024
Total other expenses (revenues)	17,229	15,397	34,549		31,119
Earnings from continuing operations before income tax expense and equity in earnings of unconsolidated affiliate	21,245	21,078	41,843		37,159
Income tax expense	(210)	(223)	(191)		(327)
Equity in earnings of unconsolidated affiliate	104	108	213		214
Earnings from continuing operations	21,139	20,963	41,865		37,046
Earnings (loss) from discontinued operations (Note 7):
Real estate, Investment Portfolio, net of income tax expense	(17)	566	(21)		641
Real estate, Inventory Portfolio, net of income tax expense	147	121	279		261
Total income (loss) from discontinued operations, net of tax, including portion attributable to noncontrolling interest	130	687	258		902
Earnings including noncontrolling interests	21,269	21,650	42,123		37,948
Loss (earnings) attributable to noncontrolling interests:
Continuing operations	67	(489)	93		(346)
Discontinued operations	(33)	45	(93)		(31)
Net loss (income) attributable to noncontrolling interest	34	(444)			(377)
Net earnings attributable to NNN	21,303	21,206	42,123		37,571
Net earnings attributable to NNN	21,303	21,206	42,123		37,571
Series C preferred stock dividends	(1,696)	(1,696)	(3,392)	[1]	(3,392)	[1]
Net earnings available to common stockholders	$ 19,607	$ 19,510	$ 38,731		$ 34,179
Basic:
Continuing operations	$ 0.23	$ 0.22	$ 0.46		$ 0.40
Discontinued operations	$ 0.00	$ 0.01	$ 0.00		$ 0.01
Net earnings	$ 0.23	$ 0.23	$ 0.46		$ 0.41
Diluted:
Continuing operations	$ 0.23	$ 0.22	$ 0.46		$ 0.40
Discontinued operations	$ 0.00	$ 0.01	$ 0.00		$ 0.01
Net earnings	$ 0.23	$ 0.23	$ 0.46		$ 0.41
Weighted average number of common shares outstanding:
Basic	84,409,788	82,694,624	83,771,728		82,589,917
Diluted	84,725,968	82,825,423	84,271,352		82,717,975

[1] The Series C preferred stock has no maturity date and will remain outstanding unless redeemed.

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Stockholders' Equity (Tables)

6 Months Ended

Jun. 30, 2011

Stockholders' Equity

	Six Months Ended June 30,
	2011		2010
Series C preferred stock (1):
Dividends	$	3,392	$	3,392
Per share		0.9218		0.9218
Common stock:
Dividends		63,887		62,174
Per share		0.760		0.750

⁽¹⁾ The Series C preferred stock has no maturity date and will remain outstanding unless redeemed.

DRIP [Member]

Stockholders' Equity

	Six Months Ended June 30,
	2011		2010
Shares of common stock issued		2,284,335		561,107
Net proceeds	$	56,447	$	11,770

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Document And Entity Information	6 Months Ended
	Jun. 30, 2011	Jul. 28, 2011
Document And Entity Information
Document Type	10-Q
Amendment Flag	false
Document Period End Date	Jun. 30, 2011
Document Fiscal Year Focus	2011
Document Fiscal Period Focus	Q2
Trading Symbol	nnn
Entity Registrant Name	NATIONAL RETAIL PROPERTIES, INC.
Entity Central Index Key	0000751364
Current Fiscal Year End Date	--12-31
Entity Filer Category	Large Accelerated Filer
Entity Common Stock, Shares Outstanding		86,034,800

XML



Fair Value Measurements (Tables)

6 Months Ended

Jun. 30, 2011

Fair Value Measurements

Reconciliation Of Residuals

	Six Months Ended June 30, 2011
Balance at beginning of period	$	15,915
Total gains (losses) – realized/unrealized:
Included in earnings		(396	)
Included in other comprehensive income		599
Interest income on Residuals		1,544
Cash received from Residuals		(1,417	)
Purchases, sales, issuances and settlements, net		—
Transfers in and/or out of Level 3		—
Balance at end of period	$	16,245
Gains included in earnings attributable to a change in unrealized losses relating to assets still held at the end of period	$	75

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Income Taxes

6 Months Ended

Jun. 30, 2011

Income Taxes

Income Taxes

Note 6 – Income Taxes :

NNN has elected to be taxed as a REIT under the Internal Revenue Code ("Code"), commencing with its taxable year ended December 31, 1984. To qualify as a REIT, NNN must meet a number of organizational and operational requirements, including a requirement that it currently distribute at least 90% of its REIT taxable income to its stockholders. NNN intends to adhere to these requirements and maintain its REIT status. As a REIT, NNN generally will not be subject to corporate level federal income tax on taxable income that it distributes currently to its stockholders. NNN may be subject to certain state and local taxes on its income and property, and to federal income and excise taxes on its undistributed taxable income, if any. The provision for federal income taxes in NNN's consolidated financial statements relates to its TRS operations and any potential taxable built-in gain. NNN did not have significant tax provisions or deferred income tax items during the periods reported hereunder.

In June 2006, the FASB issued guidance, which clarifies the accounting for uncertainty in income taxes recognized in a company's financial statements in accordance with FASB guidance included in Income Taxes. The interpretation prescribes a recognition threshold and measurement attribute for the financial statement recognition and measurement of a tax position taken or expected to be taken in a tax return. The interpretation also provides guidance on derecognition, classification, interest and penalties, accounting in interim periods, disclosure and transition.

NNN, in accordance with FASB guidance included in Income Taxes, has analyzed its various federal and state filing positions. NNN believes that its income tax filing positions and deductions are well documented and supported. Additionally, NNN believes that its accruals for tax liabilities are adequate. Therefore, no reserves for uncertain income tax positions have been recorded pursuant to the FASB guidance. In addition, NNN did not record a cumulative effect adjustment related to the adoption of the FASB guidance.

NNN has had no increases or decreases in unrecognized tax benefits for current or prior years since adopting the guidance. Further, no interest or penalties have been included since no reserves were recorded and no significant increases or decreases are expected to occur within the next 12 months. When applicable, such interest and penalties will be recorded as non-operating expenses. The periods that remain open under federal statute are 2007 through 2011. NNN also files in many states with varying open years under statute.

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Organization And Summary Of Significant Accounting Policies (Narrative) (Details)	Jun. 30, 2011
Organization And Summary Of Significant Accounting Policies
Inventory properties owned by NNN	16

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Fair Value Measurements (Reconciliation Of Residuals) (Details) (USD $) In Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010	Jun. 30, 2011	Jun. 30, 2010
Fair Value Measurements
Balance at beginning of period			$ 15,915
Included in earnings			(396)
Included in other comprehensive income			599
Interest income on Residuals	777	858	1,544	1,907
Cash received from Residuals			(1,417)
Purchases, sales, issuances and settlements, net
Transfers in and/or out of Level 3
Balance at end of period	16,245		16,245
Gains included in earnings attributable to a change in unrealized losses relating to assets still held at the end of period			$ 75

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Stockholders' Equity (Details) (USD $) In Thousands, except Share data	3 Months Ended		6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010	Jun. 30, 2011		Jun. 30, 2010
Series C preferred stock dividends	$ 1,696	$ 1,696	$ 3,392	[1]	$ 3,392	[1]
Series C preferred stock: per share Dividends			$ 0.9218	[1]	$ 0.9218	[1]
Common stock: Dividends			63,887		62,174
Common stock: Per share			$ 0.760		$ 0.750
Dividends declared			$ 0.385
Dividends payable	2011-08		2011-08
Dividends recorded			Jul. 29, 2011
Net proceeds			56,391		11,832
DRIP [Member]
Shares of common stock issued			2,284,335		561,107
Net proceeds			$ 56,447		$ 11,770

[1] The Series C preferred stock has no maturity date and will remain outstanding unless redeemed.

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Segment Information (Tables)

3 Months Ended

6 Months Ended

Jun. 30, 2011

Jun. 30, 2011

Segment Information

Schedule Of Segment Reporting Information By Segment

	Quarter Ended June 30,
	Investment Assets		Inventory Assets		Eliminations (Intercompany)			Condensed Consolidated Totals
2011
External revenues	$	62,881	$	—	$	—		$	62,881
Intersegment revenues		12		—		(12	)		—
Earnings from continuing operations		21,320		366		(547	)		21,139
Earnings including noncontrolling interests		21,303		513		(547	)		21,269
Net earnings attributable to NNN		21,303		547		(547	)		21,303
Total assets	$	2,929,244	$	38,365	$	(168,802	)	$	2,798,807
2010
External revenues	$	56,928	$	70	$	—		$	56,998
Intersegment revenues		285		275		(560	)		—
Earnings from continuing operations		20,742		1,036		(815	)		20,963
Earnings including noncontrolling interests		21,308		1,157		(815	)		21,650
Net earnings attributable to NNN		21,206		815		(815	)		21,206
Total assets	$	2,725,655	$	43,915	$	(182,172	)	$	2,587,398

	Six Months Ended June 30,
	Investment Assets		Inventory Assets		Eliminations (Intercompany)			Condensed Consolidated Totals
2011
External revenues	$	125,134	$	42	$	—		$	125,176
Intersegment revenues		25		—		(25	)		—
Earnings from continuing operations		42,144		424		(703	)		41,865
Earnings including noncontrolling interest		42,123		703		(703	)		42,123
Net earnings attributable to NNN		42,123		703		(703	)		42,123
Total assets	$	2,929,244	$	38,365	$	(168,802	)	$	2,798,807
2010
External revenues	$	113,632	$	112	$	—		$	113,744
Intersegment revenues		584		533		(1,117	)		—
Earnings from continuing operations		36,940		1,304		(1,198	)		37,046
Earnings including noncontrolling interest		37,580		1,566		(1,198	)		37,948
Net earnings attributable to NNN		37,571		1,198		(1,198	)		37,571
Total assets	$	2,725,655	$	43,915	$	(182,172	)	$	2,587,398

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Fair Value Of Financial Instruments

6 Months Ended

Jun. 30, 2011

Fair Value Of Financial Instruments

Fair Value Of Financial Instruments

Note 11 – Fair Value of Financial Instruments:

NNN believes the carrying value of its revolving Credit Facility approximates fair value based upon its nature, terms and variable interest rate. NNN believes that the carrying value of its cash and cash equivalents, mortgages, notes and other receivables, mortgages payable and other liabilities at June 30, 2011, and December 31, 2010, approximates their fair value based upon current market prices for similar issuances. At June 30, 2011 and December 31, 2010, the fair value of NNN's notes payable and convertible notes payable, collectively, were $1,053,541,000 and $1,044,621,000, respectively, based upon quoted market price.

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Real Estate - Investment Portfolio

6 Months Ended

Jun. 30, 2011

Real Estate - Investment Portfolio

Real Estate - Investment Portfolio

Note 2 – Real Estate - Investment Portfolio:

Leases – The following outlines key information for NNN's Investment Property leases:

	June 30, 2011
Lease classification:
Operating		1,213
Direct financing		16
Building portion – direct financing / land portion – operating		6
Weighted average remaining lease term		12 Years

The leases generally provide for limited increases in rent as a result of fixed increases, increases in the consumer price index, and/or increases in the tenant's sales volume. Generally, the tenant is also required to pay all property taxes and assessments, substantially maintain the interior and exterior of the building and carry property and liability insurance coverage. Certain of NNN's Investment Properties are subject to leases under which NNN retains responsibility for certain costs and expenses of the property. Generally, the leases of the Investment Properties provide the tenants with one or more multi-year renewal options subject to generally the same terms and conditions, including rent increases, consistent with the initial lease term.

Investment Portfolio – Accounted for Using the Operating Method – Real estate subject to operating leases consisted of the following (dollars in thousands):

	June 30, 2011			December 31, 2010
Land and improvements	$	1,159,787		$	1,122,243
Buildings and improvements		1,663,800			1,592,752
Leasehold interests		1,290			1,290
		2,824,877			2,716,285
Less accumulated depreciation and amortization		(246,348	)		(222,921	)
		2,578,529			2,493,364
Work in process		25,298			26,586
	$	2,603,827		$	2,519,950

NNN has remaining funding commitments as follows (dollars in thousands):

	June 30, 2011
	Total Commitment(1)		Amount Funded		Remaining Commitment
Investment Portfolio	$	92,534	$	55,579	$	36,955

⁽¹⁾ Includes land and construction costs.

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Commercial Mortgage Residual Interests (Narrative And Schedule Of Key Assumptions Used In Determining The Value Of The Residuals) (Details) (USD $)	6 Months Ended	12 Months Ended
	Jun. 30, 2011	Dec. 31, 2010
Percent acquired of the non-controlling interest in majority owned and controlled subsidiary		21.10%
Cost to acquire the non-controlling interest in majority owned and controlled subsidiary		$ 1,603,000
Number of securitizations		7
Discount rate	25.00%	25.00%
Loss severity of loans in foreclosure	20.00%	20.00%
LIBOR	Forward 3-month curve	Forward 3-month curve
Prime	Forward curve	Forward curve
Maximum [Member]
Average life equivalent CPR speeds range	20.77%	20.37%
Frequency curve default model	14.70%	15.00%
Minimum [Member]
Average life equivalent CPR speeds range	2.18%	4.35%
Frequency curve default model	0.20%	0.10%

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Derivatives

6 Months Ended

Jun. 30, 2011

Derivatives

Derivatives

Note 8 – Derivatives:

In accordance with the guidance on derivatives and hedging, NNN records all derivatives on the balance sheet at fair value. The accounting for changes in the fair value of derivatives depends on the intended use of the derivative and the resulting designation. Derivatives used to hedge the exposure to changes in the fair value of an asset, liability, or firm commitment attributable to a particular risk, such as interest rate risk, are considered fair value hedges. Derivatives used to hedge the exposure to variability in expected future cash flows, or other types of forecasted transactions, are considered cash flow hedges.

NNN's objective in using derivatives is to add stability to interest expense and to manage its exposure to interest rate movements or other identified risks. To accomplish this objective, NNN primarily uses treasury locks, forward swaps (forward hedges) and interest rate swaps as part of its cash flow hedging strategy. Treasury locks and forward starting swaps are used to hedge forecasted debt issuances. Treasury locks designated as cash flow hedges lock in the yield/price of a treasury security. Forward swaps also lock the associated swap spread. Interest rate swaps designated as cash flow hedges hedging the variable cash flows associated with floating rate debt involve the receipt of variable rate amounts in exchange for fixed-rate payments over the life of the agreements without exchange of the underlying principal amount.

For derivatives designated as cash flow hedges, the effective portion of changes in the fair value of the derivative is initially reported in other comprehensive income (outside of earnings) and subsequently reclassified to earnings when the hedged transaction affects earnings, and the ineffective portion of changes in the fair value of the derivative is recognized directly in earnings.

NNN discontinues hedge accounting prospectively when it is determined that the derivative is no longer effective in offsetting changes in the cash flows of the hedged item, the derivative expires or is sold, terminated, or exercised, the derivative is re-designated as a hedging instrument or management determines that designation of the derivative as a hedging instrument is no longer appropriate.

When hedge accounting is discontinued, NNN continues to carry the derivative at its fair value on the balance sheet, and recognizes any changes in its fair value in earnings or may choose to cash settle the derivative at that time.

In June 2011, NNN terminated its two treasury locks with a total notional amount of $150,000,000 that were hedging the risk of changes in the interest-related cash outflows associated with the potential issuance of long-term debt. The fair value of the treasury locks, designated as cash flow hedges, when terminated was a liability of $5,300,000, of which $5,218,000 was deferred in other comprehensive income.

As of June 30, 2011, $6,018,000 remains in other comprehensive income related to the effective portion of NNN's interest rate hedges. During the six months ended June 30, 2011 and 2010, NNN reclassed $85,000 and $82,000, respectively, out of other comprehensive income as a reduction to interest expense.

Amounts reported in accumulated other comprehensive income related to derivatives will be reclassified to interest expense as interest payments are made on NNN's long-term debt. Over the next 12 months, NNN estimates that an additional $207,000 will be reclassified as an increase in interest expense.

NNN does not use derivatives for trading or speculative purposes or currently have any derivatives that are not designated as hedges.

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Organization And Summary Of Significant Accounting Policies (Policy)

6 Months Ended

Jun. 30, 2011

Organization And Summary Of Significant Accounting Policies

Organization And Nature Of Business

Organization and Nature of Business – National Retail Properties, Inc., a Maryland corporation, is a fully integrated real estate investment trust ("REIT") formed in 1984. The term "NNN" or the "Company" refers to National Retail Properties, Inc. and all of its consolidated subsidiaries. NNN has elected to treat certain subsidiaries as taxable REIT subsidiaries. These taxable subsidiaries and their majority owned and controlled subsidiaries are collectively referred to as the "TRS."

NNN's operations are divided into two primary business segments: (i) investment assets, including real estate assets, mortgages and notes receivable and commercial mortgage residual interests (collectively, "Investment Assets"), and (ii) inventory real estate assets ("Inventory Assets"). NNN acquires, owns, invests in, and develops properties that are leased primarily to retail tenants under long-term net leases and primarily held for investment ("Investment Properties" or "Investment Portfolio"). NNN's Investment Portfolio consisted of the following:

	June 30, 2011
Investment Portfolio:
Total properties (including retail operations)		1,248
Gross leasable area (square feet)		13,623
States		46

The Inventory Assets typically represent direct and indirect investment interests in real estate assets acquired or developed primarily for the purpose of selling the real estate ("Inventory Properties" or "Inventory Portfolio"). NNN owned 16 Inventory Properties at June 30, 2011.

 

The accompanying unaudited condensed consolidated financial statements have been prepared in accordance with the instructions to Form 10-Q and do not include all of the information and note disclosures required by accounting principles generally accepted in the United States of America. The unaudited condensed consolidated financial statements reflect all adjustments which are, in the opinion of management, necessary for a fair presentation of the results for the interim periods presented. Operating results for the quarter and six months ended June 30, 2011, may not be indicative of the results that may be expected for the year ending December 31, 2011. Amounts as of December 31, 2010, included in the condensed consolidated financial statements have been derived from the audited consolidated financial statements as of that date. The unaudited condensed consolidated financial statements, included herein, should be read in conjunction with the consolidated financial statements and notes thereto as well as Management's Discussion and Analysis of Financial Condition and Results of Operations in NNN's Form 10-K for the year ended December 31, 2010.

Principles Of Consolidation

Principles of Consolidation – NNN's condensed consolidated financial statements include the accounts of each of the respective majority owned and controlled affiliates, including transactions whereby NNN has been determined to be the primary beneficiary in accordance with the Financial Accounting Standards Board ("FASB") guidance included in Consolidation. All significant intercompany account balances and transactions have been eliminated.

Investment In An Unconsolidated Affiliate

Investment in an Unconsolidated Affiliate – NNN accounts for its investment in an unconsolidated affiliate under the equity method of accounting.

Cash And Cash Equivalents

Cash and Cash Equivalents – NNN considers all highly liquid investments with a maturity of three months or less when purchased to be cash equivalents. Cash and cash equivalents consist of cash and money market accounts. Cash equivalents are stated at cost plus accrued interest, which approximates fair value.

Cash accounts maintained on behalf of NNN in demand deposits at commercial banks and money market funds may exceed federally insured levels; however, NNN has not experienced any losses in such accounts.

Valuation Of Receivables

Valuation of Receivables – NNN estimates the collectability of its accounts receivable related to rents, expense reimbursements and other revenues. NNN analyzes accounts receivable and historical bad debt levels, customer credit-worthiness and current economic trends when evaluating the adequacy of the allowance for doubtful accounts. In addition, tenants in bankruptcy are analyzed and estimates are made in connection with the expected recovery of pre-petition and post-petition claims.

Goodwill

Goodwill – Goodwill arises from business combinations and represents the excess of the cost of an acquired entity over the net fair value amounts that were assigned to the assets acquired and the liabilities assumed. In accordance with the FASB guidance included in Goodwill, NNN performs impairment testing on goodwill by comparing fair value to carrying amount annually.

Other Comprehensive Income

Other Comprehensive Income – The components for the change in other comprehensive income (loss) consisted of the following (dollars in thousands):

	Six Months Ended June 30, 2011
Balance at beginning of period	$	1,661
Amortization of interest rate hedges		(85	)
Fair value treasury locks		(5,218	)
Unrealized gain – commercial mortgage residual interests		599
Stock value adjustment		(26	)
Balance at end of period	$	(3,069	)

NNN's total comprehensive income consisted of the following (dollars in thousands):

	Quarter Ended June 30,						Six Months Ended June 30,
	2011			2010			2011			2010
Net earnings	$	21,303		$	21,206		$	42,123		$	37,571
Other comprehensive income (loss)		(6,391	)		(18	)		(4,730	)		32
Comprehensive income including noncontrolling interests		14,912			21,188			37,393			37,603
Comprehensive (income) loss attributable to noncontrolling interests		—			(73	)		—			26
Comprehensive income attributable to NNN	$	14,912		$	21,115		$	37,393		$	37,629

Earnings Per Share

Earnings Per Share – Earnings per share have been computed pursuant to the FASB guidance included in Earnings Per Share. Effective January 1, 2009, the guidance requires classification of the Company's unvested restricted share units which contain rights to receive nonforfeitable dividends, as participating securities requiring the two-class method of computing earnings per share. Under the two-class method, earnings per common share are computed by dividing the sum of distributed earnings to common stockholders and undistributed earnings allocated to common stockholders by the weighted average number of common shares outstanding for the period. In applying the two-class method, undistributed earnings are allocated to both common shares and participating securities based on the weighted average shares outstanding during the period.

The following table is a reconciliation of the numerator and denominator used in the computation of basic and diluted earnings per common share using the two-class method (dollars in thousands):

	Quarter Ended June 30,						Six Months Ended June 30,
	2011			2010			2011			2010
Basic and Diluted Earnings:
Net earnings attributable to NNN	$	21,303		$	21,206		$	42,123		$	37,571
Less: Series C preferred stock dividends		(1,696	)		(1,696	)		(3,392	)		(3,392	)
Net earnings available to NNN's common stockholders		19,607			19,510			38,731			34,179
Less: Earnings attributable to unvested restricted shares		(152	)		(92	)		(286	)		(144	)
Net earnings used in basic earnings per share		19,455			19,418			38,445			34,035
Reallocated undistributed income		—			—			—			—
Net earnings used in diluted earnings per share	$	19,455		$	19,418		$	38,445		$	34,035
Basic and Diluted Weighted Average Shares Outstanding:
Weighted average number of shares outstanding		85,309,082			83,344,447			84,635,929			83,149,908
Less: contingent shares		(251,826	)		—			(251,826	)		—
Less: unvested restricted stock		(647,468	)		(649,823	)		(612,375	)		(559,991	)
Weighted average number of shares outstanding used in basic earnings per share		84,409,788			82,694,624			83,771,728			82,589,917
Effects of dilutive securities:
Common stock options		3,162			3,866			3,305			4,151
Convertible debt		160,006			—			346,699			—
Directors' deferred fee plan		153,012			126,933			149,620			123,907
Weighted average number of shares outstanding used in diluted earnings per share		84,725,968			82,825,423			84,271,352			82,717,975

The potential dilutive shares related to certain convertible notes payable were not included in computing earnings per common share for the quarter and six months ended June 30, 2011 and 2010 because their effects would be antidilutive.

Fair Value Measurement

Fair Value Measurement – NNN's estimates of fair value of certain financial and non-financial assets and liabilities are based on the framework established in the fair value accounting guidance. The framework specifies a hierarchy of valuation inputs which was established to increase consistency, clarity and comparability in fair value measurements and related disclosures. The guidance describes a fair value hierarchy based upon three levels of inputs that may be used to measure fair value, two of which are considered observable and one that is considered unobservable. The following describes the three levels:

• Level 1 – Valuation is based upon quoted prices in active markets for identical assets or liabilities.

• Level 2 – Valuation is based upon inputs other than Level 1 that are observable, either directly or indirectly, such as quoted prices for similar assets or liabilities, quoted prices in markets that are not active or other inputs that are observable or can be corroborated by observable market data for substantially the full term of the assets or liabilities.

• Level 3 – Valuation is generated from model-based techniques that use at least one significant assumption not observable in the market. These unobservable assumptions reflect estimates of assumptions that market participants would use in pricing the asset or liability. Valuation techniques include option pricing models, discounted cash flow models and similar techniques.

New Accounting Pronouncements

New Accounting Pronouncements – In May 2011, the FASB amended its guidance on Fair Value Measurements, providing a consistent definition and measurement of fair value, as well as similar disclosure requirements between U.S. GAAP and International Financial Reporting Standards. The new guidance changes certain fair value measurement principles, clarifies the application of existing fair value measurement and expands the disclosure requirements, particularly for Level 3 fair value measurements. The new guidance will be effective for fiscal years beginning after December 1, 2011. The adoption of this guidance is not expected to have a material effect on the Company's condensed consolidated financial statements, but may require certain additional disclosures.

In June 2011, the FASB amended its guidance on the presentation of comprehensive income in financial statements. The new guidance requires that all nonowner changes in stockholders' equity be presented either in a single continuous statement of comprehensive income or in two separate but consecutive statements. The provisions of this new guidance are effective for fiscal years, and interim periods within those years, beginning after December 15, 2011. NNN is currently evaluating the provisions to determine the potential impact, if any, the adoption will have on its financial position and results of operations.

Use Of Estimates

Use of Estimates – Management of NNN has made a number of estimates and assumptions relating to the reporting of assets and liabilities, revenues and expenses and the disclosure of contingent assets and liabilities to prepare these condensed consolidated financial statements in conformity with accounting principles generally accepted in the United States of America. Significant estimates include provision for impairment and allowances for certain assets, accruals, useful lives of assets and capitalization of costs. Actual results could differ from these estimates.

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Segment Information

6 Months Ended

Jun. 30, 2011

Segment Information

Segment Information

Note 9 – Segment Information:

NNN has identified two primary financial segments: (i) Investment Assets, and (ii) Inventory Assets. The following tables represent the segment data and reconciliation to NNN's consolidated totals (dollars in thousands):

	Quarter Ended June 30,
	Investment Assets		Inventory Assets		Eliminations (Intercompany)			Condensed Consolidated Totals
2011
External revenues	$	62,881	$	—	$	—		$	62,881
Intersegment revenues		12		—		(12	)		—
Earnings from continuing operations		21,320		366		(547	)		21,139
Earnings including noncontrolling interests		21,303		513		(547	)		21,269
Net earnings attributable to NNN		21,303		547		(547	)		21,303
Total assets	$	2,929,244	$	38,365	$	(168,802	)	$	2,798,807
2010
External revenues	$	56,928	$	70	$	—		$	56,998
Intersegment revenues		285		275		(560	)		—
Earnings from continuing operations		20,742		1,036		(815	)		20,963
Earnings including noncontrolling interests		21,308		1,157		(815	)		21,650
Net earnings attributable to NNN		21,206		815		(815	)		21,206
Total assets	$	2,725,655	$	43,915	$	(182,172	)	$	2,587,398

The following tables represent the segment data and reconciliation to NNN's consolidated totals (dollars in thousands):

	Six Months Ended June 30,
	Investment Assets		Inventory Assets		Eliminations (Intercompany)			Condensed Consolidated Totals
2011
External revenues	$	125,134	$	42	$	—		$	125,176
Intersegment revenues		25		—		(25	)		—
Earnings from continuing operations		42,144		424		(703	)		41,865
Earnings including noncontrolling interest		42,123		703		(703	)		42,123
Net earnings attributable to NNN		42,123		703		(703	)		42,123
Total assets	$	2,929,244	$	38,365	$	(168,802	)	$	2,798,807
2010
External revenues	$	113,632	$	112	$	—		$	113,744
Intersegment revenues		584		533		(1,117	)		—
Earnings from continuing operations		36,940		1,304		(1,198	)		37,046
Earnings including noncontrolling interest		37,580		1,566		(1,198	)		37,948
Net earnings attributable to NNN		37,571		1,198		(1,198	)		37,571
Total assets	$	2,725,655	$	43,915	$	(182,172	)	$	2,587,398

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Real Estate - Investment Portfolio (Classification Of Investment Property Leases) (Details)	6 Months Ended
	Jun. 30, 2011 years
Weighted average remaining lease term (in years)	12
Operating [Member]
Number of properties leased	1,213
Direct Financing [Member]
Number of properties leased	16
Building Portion - Direct Financing / Land Portion - Operating [Member]
Number of properties leased	6

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Earnings From Discontinued Operations

6 Months Ended

Jun. 30, 2011

Earnings From Discontinued Operations

Earnings From Discontinued Operations

Note 7 – Earnings from Discontinued Operations:

Real Estate – Investment Portfolio – NNN classified the revenues and expenses related to (i) all Investment Properties that were sold and leasehold interests which expired, and (ii) all Investment Properties that were held for sale as of June 30, 2011, as discontinued operations. The following is a summary of the earnings from discontinued operations from the Investment Portfolio (dollars in thousands):

	Quarter Ended June 30,						Six Months Ended June 30,
	2011			2010			2011			2010
Revenues:
Rental income from operating leases	$	30		$	302		$	56		$	487
Real estate expense reimbursement from tenants		4			19			8			34
Interest and other income from real estate transactions		5			5			5			33
		39			326			69			554
Operating expenses:
General and administrative		—			—			—			14
Real estate		53			39			108			123
Depreciation and amortization		4			59			9			139
		57			98			117			276
Earnings (loss) before gain on disposition of real estate and income tax expense		(18	)		228			(48	)		278
Gain on disposition of real estate		1			355			30			377
Income tax expense		—			(17	)		(3	)		(14	)
Earnings (loss) from discontinued operations attributable to NNN	$	(17	)	$	566		$	(21	)	$	641

Real Estate – Inventory Portfolio – NNN has classified as discontinued operations the revenues and expenses related to (i) Inventory Properties which generated rental revenues prior to disposition, and (ii) Inventory Properties which generated rental revenues and were held for sale as of June 30, 2011. The following is a summary of the earnings from discontinued operations from the Inventory Portfolio (dollars in thousands):

	Quarter Ended June 30,						Six Months Ended June 30,
	2011			2010			2011			2010
Revenues:
Rental income from operating leases	$	666		$	1,216		$	1,139		$	2,368
Real estate expense reimbursement from tenants		98			154			204			1,141
Interest and other income from real estate transactions		3			461			17			497
		767			1,831			1,360			4,006
Disposition of real estate:
Gross proceeds		—			36,668			1,100			37,470
Costs		—			(36,455	)		(998	)		(37,170	)
Gain		—			213			102			300
Operating expenses:
General and administrative		3			19			7			56
Real estate		184			380			338			1,421
Depreciation and amortization		23			55			44			116
		210			454			389			1,593
Other expenses (revenues):
Interest and other income		—			(2	)		—			(2	)
Interest expense		340			943			680			1,886
		340			941			680			1,884
Earnings before income tax expense		217			649			393			829
Income tax expense		(70	)		(528	)		(114	)		(568	)
Earnings from discontinued operations including noncontrolling interests		147			121			279			261
Loss (earnings) attributable to noncontrolling interests		(33	)		45			(93	)		(31	)
Earnings from discontinued operations attributable to NNN	$	114		$	166		$	186		$	230

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Condensed Consolidated Statements Of Cash Flows (Parenthetical)	6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010
Condensed Consolidated Statements Of Cash Flows
Issued shares of restricted and unrestricted common stock in 2011 and 2010, respectively, pursuant to NNN's performance incentive plan	139,351	392,474
Issued shares of common stock in 2011 and 2010, respectively, to directors pursuant to NNN's performance incentive plan	4,623	5,372
Issued shares of common stock in 2011 and 2010, respectively, pursuant to NNN's Deferred Director Fee Plan	13,879	12,528
Surrender of shares of restricted stock in 2011, shares	4,494

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Commercial Mortgage Residual Interests

6 Months Ended

Jun. 30, 2011

Commercial Mortgage Residual Interests

Commercial Mortgage Residual Interests

Note 3 – Commercial Mortgage Residual Interests:

In 2010, NNN acquired the 21.1% non-controlling interest in its majority owned and controlled subsidiary, Orange Avenue Mortgage Investments, Inc. ("OAMI"), for $1,603,000, and OAMI became a wholly owned subsidiary of NNN. NNN accounted for the transaction as an equity transaction in accordance with the FASB guidance on consolidation. OAMI holds the commercial mortgage residual interests ("Residuals") from seven securitizations. Each of the Residuals is recorded at fair value based upon an independent valuation. Unrealized gains and losses are reported as other comprehensive income in stockholders' equity and other than temporary losses as a result of a change in the timing or amount of estimated cash flows are recorded as an other than temporary valuation impairment.

Due to changes in loan performance relating to the Residuals, the independent valuation adjusted certain of the valuation assumptions. The following table summarizes the key assumptions used in determining the value of the Residuals as of:

	June 30, 2011		December 31, 2010
Discount rate		25%		25%
Average life equivalent CPR speeds range		2.18% to 20.77% CPR		4.35% to 20.37% CPR
Foreclosures:
Frequency curve default model		0.2% -14.7% range		0.1% -15.0% range
Loss severity of loans in foreclosure		20%		20%
Yield:
LIBOR		Forward 3-month curve		Forward 3-month curve
Prime		Forward curve		Forward curve

The following table summarizes the recognition of unrealized gains and/or losses recorded as other comprehensive income as well as other than temporary valuation impairments recorded in condensed consolidated statements of earnings (dollars in thousands):

	Quarter Ended June 30,				Six Months Ended June 30,
	2011		2010		2011		2010
Unrealized gains	$	539	$	35	$	599	$	127
Other than temporary valuation impairment	$	267	$	165	$	396	$	3,848

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Earnings From Discontinued Operations (Summary Of Earnings From Discontinued Operations) (Details) (USD $) In Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010	Jun. 30, 2011	Jun. 30, 2010
Rental income from operating leases	$ 58,154	$ 52,106	$ 115,494	$ 104,025
Real estate expense reimbursement from tenants	2,197	1,591	4,532	3,349
Interest and other income from real estate transactions	543	973	1,181	1,922
Total revenues	62,516	56,412	124,469	112,906
Gross proceeds		(5,600)		(5,600)
Costs		(4,959)		(4,959)
Gain		641		641
General and administrative	6,568	5,775	13,226	11,372
Real estate	4,026	3,143	7,748	6,615
Depreciation and amortization	13,871	11,926	27,395	23,732
Total operating expenses	24,732	21,009	48,765	45,567
Interest and other income	283	637	625	905
Interest expense	(17,512)	(16,034)	(35,174)	(32,024)
Total other expenses (revenues)	(17,229)	(15,397)	(34,549)	(31,119)
Earnings (loss) before gain on disposition of real estate and income tax expense	21,245	21,078	41,843	37,159
Income tax expense	210	223	191	327
Earnings from discontinued operations including noncontrolling interests	130	687	258	902
Loss (earnings) attributable to noncontrolling interests	(34)	444		377
Real Estate - Investment Portfolio [Member]
Rental income from operating leases	30	302	56	487
Real estate expense reimbursement from tenants	4	19	8	34
Interest and other income from real estate transactions	5	5	5	33
Total revenues	39	326	69	554
General and administrative				14
Real estate	53	39	108	123
Depreciation and amortization	4	59	9	139
Total operating expenses	57	98	117	276
Earnings (loss) before gain on disposition of real estate and income tax expense	(18)	228	(48)	278
Gain on disposition of real estate	1	355	30	377
Income tax expense		(17)	(3)	(14)
Earnings (loss) from discontinued operations attributable to NNN	(17)	566	(21)	641
Real Estate - Inventory Portfolio [Member]
Rental income from operating leases	666	1,216	1,139	2,368
Real estate expense reimbursement from tenants	98	154	204	1,141
Interest and other income from real estate transactions	3	461	17	497
Total revenues	767	1,831	1,360	4,006
Gross proceeds		36,668	1,100	37,470
Costs		(36,455)	(998)	(37,170)
Gain		213	102	300
General and administrative	3	19	7	56
Real estate	184	380	338	1,421
Depreciation and amortization	23	55	44	116
Total operating expenses	210	454	389	1,593
Interest and other income		(2)		(2)
Interest expense	340	943	680	1,886
Total other expenses (revenues)	340	941	680	1,884
Earnings (loss) before gain on disposition of real estate and income tax expense	217	649	393	829
Income tax expense	(70)	(528)	(114)	(568)
Earnings from discontinued operations including noncontrolling interests	147	121	279	261
Loss (earnings) attributable to noncontrolling interests	(33)	45	(93)	(31)
Earnings (loss) from discontinued operations attributable to NNN	$ 114	$ 166	$ 186	$ 230

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Organization And Summary Of Significant Accounting Policies (Computation Of Basic And Diluted Earnings Per Share) (Details) (USD $) In Thousands, except Share data	3 Months Ended		6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010	Jun. 30, 2011		Jun. 30, 2010
Net earnings attributable to NNN	$ 21,303	$ 21,206	$ 42,123		$ 37,571
Series C preferred stock dividends	(1,696)	(1,696)	(3,392)	[1]	(3,392)	[1]
Net earnings attributable to common stockholders	19,607	19,510	38,731		34,179
Less: Earnings attributable to unvested restricted shares	(152)	(92)	(286)		(144)
Net earnings used in basic earnings per share	19,455	19,418	38,445		34,035
Reallocated undistributed income
Net earnings used in diluted earnings per share	19,455	19,418	38,445		34,035
Weighted average number of shares outstanding	85,309,082	83,344,447	84,635,929		83,149,908
Less: contingent shares	(251,826)		(251,826)
Less: unvested restricted stock	(647,468)	(649,823)	(612,375)		(559,991)
Weighted average number of shares outstanding used in basic earnings per share	84,409,788	82,694,624	83,771,728		82,589,917
Common stock options	3,162	3,866	3,305		4,151
Convertible debt	160,006		346,699
Directors' deferred fee plan	153,012	126,933	149,620		123,907
Weighted average number of shares outstanding used in diluted earnings per share	84,725,968	82,825,423	84,271,352		82,717,975
NNN [Member]
Net earnings attributable to NNN	$ 21,303	$ 21,206	$ 42,123		$ 37,571

[1] The Series C preferred stock has no maturity date and will remain outstanding unless redeemed.

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Line Of Credit Payable

6 Months Ended

Jun. 30, 2011

Line Of Credit Payable

Line Of Credit Payable

Note 4 – Line of Credit Payable:

In May 2011, NNN amended and restated its credit agreement increasing the borrowing capacity under its unsecured revolving credit facility from $400,000,000 to $450,000,000 and amending certain other terms under the former revolving credit facility (as the context requires, the previous and new revolving credit facility, the "Credit Facility"). The Credit Facility had a weighted average outstanding balance of $191,099,000 and a weighted average interest rate of 3.3% during the six months ended June 30, 2011. The Credit Facility matures May 2015, with an option to extend maturity to May 2016. The Credit Facility bears interest at LIBOR plus 150 basis points; however, such interest rate may change pursuant to a tiered interest rate structure based on NNN's debt rating. The Credit Facility also includes an accordion feature for NNN to increase the facility size up to $650,000,000. As of June 30, 2011, $219,200,000 was outstanding and $230,800,000 was available for future borrowings under the Credit Facility, excluding undrawn letters of credit totaling $57,000.

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Segment Information (Schedule Of Segment Reporting Information By Segment) (Details) (USD $) In Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010	Jun. 30, 2011	Jun. 30, 2010	Dec. 31, 2010
Earnings from continuing operations	$ 21,139	$ 20,963	$ 41,865	$ 37,046
Earnings including noncontrolling interests	21,269	21,650	42,123	37,948
Net earnings attributable to NNN	21,303	21,206	42,123	37,571
Total assets	2,798,807		2,798,807		2,713,575
NNN [Member] | Investment Assets [Member]
External revenues	62,881	56,928	125,134	113,632
Intersegment revenues	12	285	25	584
Earnings from continuing operations	21,320	20,742	42,144	36,940
Earnings including noncontrolling interests	21,303	21,308	42,123	37,580
Net earnings attributable to NNN	21,303	21,206	42,123	37,571
Total assets	2,929,244	2,725,655	2,929,244	2,725,655
NNN [Member] | Inventory Assets [Member]
External revenues		70	42	112
Intersegment revenues		275		533
Earnings from continuing operations	366	1,036	424	1,304
Earnings including noncontrolling interests	513	1,157	703	1,566
Net earnings attributable to NNN	547	815	703	1,198
Total assets	38,365	43,915	38,365	43,915
NNN [Member] | Eliminations (Intercompany) [Member]
Intersegment revenues	(12)	(560)	(25)	(1,117)
Earnings from continuing operations	(547)	(815)	(703)	(1,198)
Earnings including noncontrolling interests	(547)	(815)	(703)	(1,198)
Net earnings attributable to NNN	(547)	(815)	(703)	(1,198)
Total assets	(168,802)	(182,172)	(168,802)	(182,172)
NNN [Member]
External revenues	62,881	56,998	125,176	113,744
Earnings from continuing operations	21,139	20,963	41,865	37,046
Earnings including noncontrolling interests	21,269	21,650	42,123	37,948
Net earnings attributable to NNN	21,303	21,206	42,123	37,571
Total assets	$ 2,798,807	$ 2,587,398	$ 2,798,807	$ 2,587,398

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Organization And Summary Of Significant Accounting Policies (Summary Of NNN's Investment Portfolio) (Details)	Jun. 30, 2011 sqft
Organization And Summary Of Significant Accounting Policies
Total properties (including retail operations)	1,248
Gross leasable area (square feet)	13,623
States	46

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Real Estate - Investment Portfolio (Summary Of Real Estate Subject To Operating Leases) (Details) (USD $) In Thousands	6 Months Ended	12 Months Ended
	Jun. 30, 2011	Dec. 31, 2010
Real estate subject to operating leases, gross	$ 2,824,877	$ 2,716,285
Less accumulated depreciation and amortization	(246,348)	(222,921)
Real estate subject to operating leases before work in process	2,578,529	2,493,364
Real estate subject to operating leases, net	2,603,827	2,519,950
Land And Improvements [Member]
Real estate subject to operating leases, gross	1,159,787	1,122,243
Buildings And Improvements [Member]
Buildings and improvements	1,663,800	1,592,752
Leasehold Interests [Member]
Leasehold interests	1,290	1,290
Work In Process [Member]
Work in process	$ 25,298	$ 26,586

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Derivatives (Details) (USD $)	6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010
Number of interest rate derivatives terminated	2
Treasury locks designated as cash flow hedges, fair value	$ 5,300,000
Treasury locks designated as cash flow hedges, other comprehensive income	5,218,000
Fair value of interest rate hedges recognized in other comprehensive income	6,018,000
Interest rate hedges gain reclassified as reduction to interest expense	85,000	82,000
Interest rate hedges gain (loss) to be reclassified into interest expense over next 12 months	207,000
Interest Rate Swaps [Member]
Notional amount of interest rate hedges terminated	$ 150,000,000

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Organization And Summary Of Significant Accounting Policies (NNN's Total Comprehensive Income) (Details) (USD $) In Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010	Jun. 30, 2011	Jun. 30, 2010
Organization And Summary Of Significant Accounting Policies
Net earnings	$ 21,303	$ 21,206	$ 42,123	$ 37,571
Other comprehensive income (loss)	(6,391)	(18)	(4,730)	32
Comprehensive income including noncontrolling interests	14,912	21,188	37,393	37,603
Comprehensive (income) loss attributable to noncontrolling interests		(73)		26
Comprehensive income attributable to NNN	$ 14,912	$ 21,115	$ 37,393	$ 37,629

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Subsequent Events

6 Months Ended

Jun. 30, 2011

Subsequent Events

Subsequent Events

Note 12 – Subsequent Events:

NNN reviewed all subsequent events and transactions that have occurred after June 30, 2011, the date of the condensed consolidated balance sheet.

In July 2011, NNN closed on its public offering of $300,000,000 principal amount of 5.500% senior unsecured notes due July 15, 2021. The public offering price was 98.577% of the principal amount for a yield of 5.688%. The notes will be senior unsecured obligations of the Company and are registered under the Company's existing shelf registration statement filed with the Securities and Exchange Commission. NNN used the net proceeds from this offering to repay all of NNN's outstanding borrowings under the Credit Facility. In addition, NNN intends to use the remainder of the net proceeds to fund future property acquisitions and for general corporate purposes.

There were no other reportable subsequent events or transactions.

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Stockholders' Equity

6 Months Ended

Jun. 30, 2011

Stockholders' Equity

Stockholders' Equity

Note 5 – Stockholders' Equity:

The following table outlines the dividends declared and paid for each issuance of NNN's stock (in thousands, except per share data):

	Six Months Ended June 30,
	2011		2010
Series C preferred stock (1):
Dividends	$	3,392	$	3,392
Per share		0.9218		0.9218
Common stock:
Dividends		63,887		62,174
Per share		0.760		0.750

⁽¹⁾ The Series C preferred stock has no maturity date and will remain outstanding unless redeemed.

In July 2011, NNN declared a dividend of $0.385 per share, which is payable in August 2011 to its common stockholders of record as of July 29, 2011.

In June 2009, NNN filed a shelf registration statement with the Securities and Exchange Commission for its Dividend Reinvestment and Stock Purchase Plan ("DRIP"). The following outlines the common stock issuances pursuant to the DRIP (dollars in thousands):

	Six Months Ended June 30,
	2011		2010
Shares of common stock issued		2,284,335		561,107
Net proceeds	$	56,447	$	11,770

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Real Estate - Investment Portfolio (Tables)

6 Months Ended

Jun. 30, 2011

Real Estate - Investment Portfolio

Classification Of Investment Property Leases

	June 30, 2011
Lease classification:
Operating		1,213
Direct financing		16
Building portion – direct financing / land portion – operating		6
Weighted average remaining lease term		12 Years

Summary Of Real Estate Subject To Operating Leases

	June 30, 2011			December 31, 2010
Land and improvements	$	1,159,787		$	1,122,243
Buildings and improvements		1,663,800			1,592,752
Leasehold interests		1,290			1,290
		2,824,877			2,716,285
Less accumulated depreciation and amortization		(246,348	)		(222,921	)
		2,578,529			2,493,364
Work in process		25,298			26,586
	$	2,603,827		$	2,519,950

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Income Taxes (Details)	6 Months Ended
	Jun. 30, 2011
Income Taxes
Distribution of taxable income requirement	90.00%

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Organization And Summary Of Significant Accounting Policies (Change In Other Comprehensive Income) (Details) (USD $) In Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010	Jun. 30, 2011	Jun. 30, 2010
Organization And Summary Of Significant Accounting Policies
Balance at beginning of period			$ 1,661
Amortization of interest rate hedges			(85)	(82)
Fair value treasury locks			(5,218)
Unrealized gain - commercial mortgage residual interests	539	35	599	127
Stock value adjustement			(26)
Balance at end of period	$ (3,069)		$ (3,069)

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Condensed Consolidated Statements Of Cash Flows (USD $) In Thousands	6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010
Cash flows from operating activities:
Earnings including noncontrolling interests	$ 42,123	$ 37,948
Adjustments to reconcile net earnings to net cash provided by operating activities:
Performance incentive plan expense	3,297	2,712
Stock option expense - tax effect		122
Depreciation and amortization	27,678	24,192
Impairment - commercial mortgage residual interests valuation	396	3,848
Amortization of notes payable discount	3,335	3,130
Amortization of deferred interest rate hedges	(85)	(82)
Equity in earnings of unconsolidated affiliate	(213)	(214)
Distributions received from unconsolidated affiliate	286	286
Gain on disposition of real estate, Investment Portfolio	(30)	(377)
Gain on disposition of real estate, Inventory Portfolio	(102)	(941)
Income tax valuation allowance		265
Other	82	(67)
Change in operating assets and liabilities, net of assets acquired and liabilities assumed in business combinations:
Additions to real estate, Inventory Portfolio	(212)	(335)
Proceeds from disposition of real estate, Inventory Portfolio	1,058	42,817
Decrease in real estate leased to others using the direct financing method	802	753
Increase in work in process	(575)	(324)
Increase in mortgages, notes and accrued interest receivable	(88)	(39)
Decrease (increase) in receivables	998	(1,680)
Decrease (increase) in commercial mortgage residual interests	(127)	1,284
Decrease (increase) accrued rental income	149	(91)
Decrease (increase) in other assets	(19)	74
Decrease in accrued interest payable	(57)	(7)
Decrease in other liabilities	(1,631)	(3,167)
Increase in tax liability	794	216
Net cash provided by operating activities	77,859	110,323
Cash flows from investing activities:
Proceeds from the disposition of real estate, Investment Portfolio	807	5,704
Additions to real estate, Investment Portfolio:
Accounted for using the operating method	(111,673)	(23,003)
Accounted for using the direct financing method	(1,747)
Increase in mortgages and notes receivable	(4,090)	(8,362)
Principal payments on mortgages and notes	2,107	9,358
Payment of lease costs	(672)	(686)
Other	402	(1,610)
Net cash used in investing activities	(114,866)	(18,599)
Cash flows from financing activities:
Proceeds from line of credit payable	328,800
Repayment of line of credit payable	(270,600)
Payment of interest rate hedge	(5,300)
Payment of debt costs	(2,920)
Repayment of mortgages payable	(541)	(533)
Proceeds from issuance of common stock	56,391	11,832
Payment of Series C preferred stock dividends	(3,392)	(3,392)
Payment of common stock dividends	(63,887)	(62,174)
Noncontrolling interest contributions	41	11
Noncontrolling interest distributions	(45)	(861)
Net cash provided by (used in) financing activities	38,547	(55,117)
Net increase in cash and cash equivalents	1,540	36,607
Cash and cash equivalents at beginning of period	2,048	15,225
Cash and cash equivalents at end of period	3,588	51,832
Supplemental disclosure of cash flow information:
Interest paid, net of amount capitalized	33,230	31,054
Taxes paid (received)	(487)	305
Supplemental disclosure of non-cash investing and financing activities:
Issued 139.351 and 392,474 shares of restricted and unrestricted common stock in 2011 and 2010, respectively, pursuant to NNN's performance incentive plan	3,407	7,490
Issued 4,623 and 5,372 shares of common stock in 2011 and 2010, respectively, to directors pursuant to NNN's performance incentive plan	118	118
Issued 13,879 and 12,528 shares of common stock in 2011 and 2010, respectively, pursuant to NNN's Deferred Director Fee Plan	245	186
Surrender of 4,494 shares of restricted stock in 2011	94
Change in lease classification (direct financing lease to operating lease)	2,243
Change in other comprehensive income	(4,730)	58
Mortgage receivable accepted in connection with real estate transactions		5,950
Mortgages payable assumed in connection with real estate transactions		5,432
Real estate acquired in connection with mortgage receivable foreclosure		$ 4,350

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Commercial Mortgage Residual Interests (Tables)

6 Months Ended

Jun. 30, 2011

Commercial Mortgage Residual Interests

Schedule Of Key Assumptions Used In Determining The Value Of The Residuals

	June 30, 2011		December 31, 2010
Discount rate		25%		25%
Average life equivalent CPR speeds range		2.18% to 20.77% CPR		4.35% to 20.37% CPR
Foreclosures:
Frequency curve default model		0.2% -14.7% range		0.1% -15.0% range
Loss severity of loans in foreclosure		20%		20%
Yield:
LIBOR		Forward 3-month curve		Forward 3-month curve
Prime		Forward curve		Forward curve

Schedule Of Amounts Recognized As Unrealized Gains And/Or Losses Recorded As Other Comprehensive Income And Other Than Temporary Valuation Impairments Recorded In Earnings

	Quarter Ended June 30,				Six Months Ended June 30,
	2011		2010		2011		2010
Unrealized gains	$	539	$	35	$	599	$	127
Other than temporary valuation impairment	$	267	$	165	$	396	$	3,848

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Fair Value Of Financial Instruments (Details) (USD $)	Jun. 30, 2011	Dec. 31, 2010
Fair Value Of Financial Instruments
Notes payable and convertible notes payable	$ 1,053,541,000	$ 1,044,621,000

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Earnings from Discontinued Operations (Tables)

6 Months Ended

Jun. 30, 2011

Real Estate - Investment Portfolio [Member]

Summary Of Earnings From Discontinued Operations

	Quarter Ended June 30,						Six Months Ended June 30,
	2011			2010			2011			2010
Revenues:
Rental income from operating leases	$	30		$	302		$	56		$	487
Real estate expense reimbursement from tenants		4			19			8			34
Interest and other income from real estate transactions		5			5			5			33
		39			326			69			554
Operating expenses:
General and administrative		—			—			—			14
Real estate		53			39			108			123
Depreciation and amortization		4			59			9			139
		57			98			117			276
Earnings (loss) before gain on disposition of real estate and income tax expense		(18	)		228			(48	)		278
Gain on disposition of real estate		1			355			30			377
Income tax expense		—			(17	)		(3	)		(14	)
Earnings (loss) from discontinued operations attributable to NNN	$	(17	)	$	566		$	(21	)	$	641

Real Estate - Inventory Portfolio [Member]

Summary Of Earnings From Discontinued Operations

	Quarter Ended June 30,						Six Months Ended June 30,
	2011			2010			2011			2010
Revenues:
Rental income from operating leases	$	666		$	1,216		$	1,139		$	2,368
Real estate expense reimbursement from tenants		98			154			204			1,141
Interest and other income from real estate transactions		3			461			17			497
		767			1,831			1,360			4,006
Disposition of real estate:
Gross proceeds		—			36,668			1,100			37,470
Costs		—			(36,455	)		(998	)		(37,170	)
Gain		—			213			102			300
Operating expenses:
General and administrative		3			19			7			56
Real estate		184			380			338			1,421
Depreciation and amortization		23			55			44			116
		210			454			389			1,593
Other expenses (revenues):
Interest and other income		—			(2	)		—			(2	)
Interest expense		340			943			680			1,886
		340			941			680			1,884
Earnings before income tax expense		217			649			393			829
Income tax expense		(70	)		(528	)		(114	)		(568	)
Earnings from discontinued operations including noncontrolling interests		147			121			279			261
Loss (earnings) attributable to noncontrolling interests		(33	)		45			(93	)		(31	)
Earnings from discontinued operations attributable to NNN	$	114		$	166		$	186		$	230

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Organization And Summary Of Significant Accounting Policies

6 Months Ended

Jun. 30, 2011

Organization And Summary Of Significant Accounting Policies

Organization And Summary Of Significant Accounting Policies

Note 1 – Organization and Summary of Significant Accounting Policies:

Organization and Nature of Business – National Retail Properties, Inc., a Maryland corporation, is a fully integrated real estate investment trust ("REIT") formed in 1984. The term "NNN" or the "Company" refers to National Retail Properties, Inc. and all of its consolidated subsidiaries. NNN has elected to treat certain subsidiaries as taxable REIT subsidiaries. These taxable subsidiaries and their majority owned and controlled subsidiaries are collectively referred to as the "TRS."

NNN's operations are divided into two primary business segments: (i) investment assets, including real estate assets, mortgages and notes receivable and commercial mortgage residual interests (collectively, "Investment Assets"), and (ii) inventory real estate assets ("Inventory Assets"). NNN acquires, owns, invests in, and develops properties that are leased primarily to retail tenants under long-term net leases and primarily held for investment ("Investment Properties" or "Investment Portfolio"). NNN's Investment Portfolio consisted of the following:

	June 30, 2011
Investment Portfolio:
Total properties (including retail operations)		1,248
Gross leasable area (square feet)		13,623
States		46

The Inventory Assets typically represent direct and indirect investment interests in real estate assets acquired or developed primarily for the purpose of selling the real estate ("Inventory Properties" or "Inventory Portfolio"). NNN owned 16 Inventory Properties at June 30, 2011.

 

The accompanying unaudited condensed consolidated financial statements have been prepared in accordance with the instructions to Form 10-Q and do not include all of the information and note disclosures required by accounting principles generally accepted in the United States of America. The unaudited condensed consolidated financial statements reflect all adjustments which are, in the opinion of management, necessary for a fair presentation of the results for the interim periods presented. Operating results for the quarter and six months ended June 30, 2011, may not be indicative of the results that may be expected for the year ending December 31, 2011. Amounts as of December 31, 2010, included in the condensed consolidated financial statements have been derived from the audited consolidated financial statements as of that date. The unaudited condensed consolidated financial statements, included herein, should be read in conjunction with the consolidated financial statements and notes thereto as well as Management's Discussion and Analysis of Financial Condition and Results of Operations in NNN's Form 10-K for the year ended December 31, 2010.

Principles of Consolidation – NNN's condensed consolidated financial statements include the accounts of each of the respective majority owned and controlled affiliates, including transactions whereby NNN has been determined to be the primary beneficiary in accordance with the Financial Accounting Standards Board ("FASB") guidance included in Consolidation. All significant intercompany account balances and transactions have been eliminated.

Investment in an Unconsolidated Affiliate – NNN accounts for its investment in an unconsolidated affiliate under the equity method of accounting.

Cash and Cash Equivalents – NNN considers all highly liquid investments with a maturity of three months or less when purchased to be cash equivalents. Cash and cash equivalents consist of cash and money market accounts. Cash equivalents are stated at cost plus accrued interest, which approximates fair value.

Cash accounts maintained on behalf of NNN in demand deposits at commercial banks and money market funds may exceed federally insured levels; however, NNN has not experienced any losses in such accounts.

Valuation of Receivables – NNN estimates the collectability of its accounts receivable related to rents, expense reimbursements and other revenues. NNN analyzes accounts receivable and historical bad debt levels, customer credit-worthiness and current economic trends when evaluating the adequacy of the allowance for doubtful accounts. In addition, tenants in bankruptcy are analyzed and estimates are made in connection with the expected recovery of pre-petition and post-petition claims.

Goodwill – Goodwill arises from business combinations and represents the excess of the cost of an acquired entity over the net fair value amounts that were assigned to the assets acquired and the liabilities assumed. In accordance with the FASB guidance included in Goodwill, NNN performs impairment testing on goodwill by comparing fair value to carrying amount annually.

Other Comprehensive Income – The components for the change in other comprehensive income (loss) consisted of the following (dollars in thousands):

	Six Months Ended June 30, 2011
Balance at beginning of period	$	1,661
Amortization of interest rate hedges		(85	)
Fair value treasury locks		(5,218	)
Unrealized gain – commercial mortgage residual interests		599
Stock value adjustment		(26	)
Balance at end of period	$	(3,069	)

NNN's total comprehensive income consisted of the following (dollars in thousands):

	Quarter Ended June 30,						Six Months Ended June 30,
	2011			2010			2011			2010
Net earnings	$	21,303		$	21,206		$	42,123		$	37,571
Other comprehensive income (loss)		(6,391	)		(18	)		(4,730	)		32
Comprehensive income including noncontrolling interests		14,912			21,188			37,393			37,603
Comprehensive (income) loss attributable to noncontrolling interests		—			(73	)		—			26
Comprehensive income attributable to NNN	$	14,912		$	21,115		$	37,393		$	37,629

Earnings Per Share – Earnings per share have been computed pursuant to the FASB guidance included in Earnings Per Share. Effective January 1, 2009, the guidance requires classification of the Company's unvested restricted share units which contain rights to receive nonforfeitable dividends, as participating securities requiring the two-class method of computing earnings per share. Under the two-class method, earnings per common share are computed by dividing the sum of distributed earnings to common stockholders and undistributed earnings allocated to common stockholders by the weighted average number of common shares outstanding for the period. In applying the two-class method, undistributed earnings are allocated to both common shares and participating securities based on the weighted average shares outstanding during the period.

The following table is a reconciliation of the numerator and denominator used in the computation of basic and diluted earnings per common share using the two-class method (dollars in thousands):

	Quarter Ended June 30,						Six Months Ended June 30,
	2011			2010			2011			2010
Basic and Diluted Earnings:
Net earnings attributable to NNN	$	21,303		$	21,206		$	42,123		$	37,571
Less: Series C preferred stock dividends		(1,696	)		(1,696	)		(3,392	)		(3,392	)
Net earnings available to NNN's common stockholders		19,607			19,510			38,731			34,179
Less: Earnings attributable to unvested restricted shares		(152	)		(92	)		(286	)		(144	)
Net earnings used in basic earnings per share		19,455			19,418			38,445			34,035
Reallocated undistributed income		—			—			—			—
Net earnings used in diluted earnings per share	$	19,455		$	19,418		$	38,445		$	34,035
Basic and Diluted Weighted Average Shares Outstanding:
Weighted average number of shares outstanding		85,309,082			83,344,447			84,635,929			83,149,908
Less: contingent shares		(251,826	)		—			(251,826	)		—
Less: unvested restricted stock		(647,468	)		(649,823	)		(612,375	)		(559,991	)
Weighted average number of shares outstanding used in basic earnings per share		84,409,788			82,694,624			83,771,728			82,589,917
Effects of dilutive securities:
Common stock options		3,162			3,866			3,305			4,151
Convertible debt		160,006			—			346,699			—
Directors' deferred fee plan		153,012			126,933			149,620			123,907
Weighted average number of shares outstanding used in diluted earnings per share		84,725,968			82,825,423			84,271,352			82,717,975

The potential dilutive shares related to certain convertible notes payable were not included in computing earnings per common share for the quarter and six months ended June 30, 2011 and 2010 because their effects would be antidilutive.

Fair Value Measurement – NNN's estimates of fair value of certain financial and non-financial assets and liabilities are based on the framework established in the fair value accounting guidance. The framework specifies a hierarchy of valuation inputs which was established to increase consistency, clarity and comparability in fair value measurements and related disclosures. The guidance describes a fair value hierarchy based upon three levels of inputs that may be used to measure fair value, two of which are considered observable and one that is considered unobservable. The following describes the three levels:

• Level 1 – Valuation is based upon quoted prices in active markets for identical assets or liabilities.

• Level 2 – Valuation is based upon inputs other than Level 1 that are observable, either directly or indirectly, such as quoted prices for similar assets or liabilities, quoted prices in markets that are not active or other inputs that are observable or can be corroborated by observable market data for substantially the full term of the assets or liabilities.

• Level 3 – Valuation is generated from model-based techniques that use at least one significant assumption not observable in the market. These unobservable assumptions reflect estimates of assumptions that market participants would use in pricing the asset or liability. Valuation techniques include option pricing models, discounted cash flow models and similar techniques.

New Accounting Pronouncements – In May 2011, the FASB amended its guidance on Fair Value Measurements, providing a consistent definition and measurement of fair value, as well as similar disclosure requirements between U.S. GAAP and International Financial Reporting Standards. The new guidance changes certain fair value measurement principles, clarifies the application of existing fair value measurement and expands the disclosure requirements, particularly for Level 3 fair value measurements. The new guidance will be effective for fiscal years beginning after December 1, 2011. The adoption of this guidance is not expected to have a material effect on the Company's condensed consolidated financial statements, but may require certain additional disclosures.

In June 2011, the FASB amended its guidance on the presentation of comprehensive income in financial statements. The new guidance requires that all nonowner changes in stockholders' equity be presented either in a single continuous statement of comprehensive income or in two separate but consecutive statements. The provisions of this new guidance are effective for fiscal years, and interim periods within those years, beginning after December 15, 2011. NNN is currently evaluating the provisions to determine the potential impact, if any, the adoption will have on its financial position and results of operations.

Use of Estimates – Management of NNN has made a number of estimates and assumptions relating to the reporting of assets and liabilities, revenues and expenses and the disclosure of contingent assets and liabilities to prepare these condensed consolidated financial statements in conformity with accounting principles generally accepted in the United States of America. Significant estimates include provision for impairment and allowances for certain assets, accruals, useful lives of assets and capitalization of costs. Actual results could differ from these estimates.

Reclassification – Certain items in the prior year's consolidated financial statements and notes to consolidated financial statements have been reclassified to conform to the 2011 presentation.

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Fair Value Measurements

6 Months Ended

Jun. 30, 2011

Fair Value Measurements

Fair Value Measurements

Note 10 – Fair Value Measurements:

NNN currently values its Residuals based upon an independent valuation which provides a discounted cash flow analysis based upon prepayment speeds, expected loan losses and yield curves. These valuation inputs are generally considered unobservable; therefore, the Residuals are considered Level 3 financial assets. The table below presents a reconciliation of the Residuals (dollars in thousands):

	Six Months Ended June 30, 2011
Balance at beginning of period	$	15,915
Total gains (losses) – realized/unrealized:
Included in earnings		(396	)
Included in other comprehensive income		599
Interest income on Residuals		1,544
Cash received from Residuals		(1,417	)
Purchases, sales, issuances and settlements, net		—
Transfers in and/or out of Level 3		—
Balance at end of period	$	16,245
Gains included in earnings attributable to a change in unrealized losses relating to assets still held at the end of period	$	75

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Real Estate - Investment Portfolio (Remaining Funding Commitments) (Details) (USD $) In Thousands	6 Months Ended
	Jun. 30, 2011
Real Estate - Investment Portfolio
Total Commitment	$ 92,534	[1]
Amount Funded	55,579
Remaining Commitment	$ 36,955

[1] Includes land and construction costs.

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Organization And Summary Of Significant Accounting Policies (Tables)

6 Months Ended

Jun. 30, 2011

Organization And Summary Of Significant Accounting Policies

Summary Of NNN's Investment Portfolio

	June 30, 2011
Investment Portfolio:
Total properties (including retail operations)		1,248
Gross leasable area (square feet)		13,623
States		46

Change In Other Comprehensive Income

	Six Months Ended June 30, 2011
Balance at beginning of period	$	1,661
Amortization of interest rate hedges		(85	)
Fair value treasury locks		(5,218	)
Unrealized gain – commercial mortgage residual interests		599
Stock value adjustment		(26	)
Balance at end of period	$	(3,069	)

NNN's Total Comprehensive Income

	Quarter Ended June 30,						Six Months Ended June 30,
	2011			2010			2011			2010
Net earnings	$	21,303		$	21,206		$	42,123		$	37,571
Other comprehensive income (loss)		(6,391	)		(18	)		(4,730	)		32
Comprehensive income including noncontrolling interests		14,912			21,188			37,393			37,603
Comprehensive (income) loss attributable to noncontrolling interests		—			(73	)		—			26
Comprehensive income attributable to NNN	$	14,912		$	21,115		$	37,393		$	37,629

Computation Of Basic and Diluted Earnings Per Share

	Quarter Ended June 30,						Six Months Ended June 30,
	2011			2010			2011			2010
Basic and Diluted Earnings:
Net earnings attributable to NNN	$	21,303		$	21,206		$	42,123		$	37,571
Less: Series C preferred stock dividends		(1,696	)		(1,696	)		(3,392	)		(3,392	)
Net earnings available to NNN's common stockholders		19,607			19,510			38,731			34,179
Less: Earnings attributable to unvested restricted shares		(152	)		(92	)		(286	)		(144	)
Net earnings used in basic earnings per share		19,455			19,418			38,445			34,035
Reallocated undistributed income		—			—			—			—
Net earnings used in diluted earnings per share	$	19,455		$	19,418		$	38,445		$	34,035
Basic and Diluted Weighted Average Shares Outstanding:
Weighted average number of shares outstanding		85,309,082			83,344,447			84,635,929			83,149,908
Less: contingent shares		(251,826	)		—			(251,826	)		—
Less: unvested restricted stock		(647,468	)		(649,823	)		(612,375	)		(559,991	)
Weighted average number of shares outstanding used in basic earnings per share		84,409,788			82,694,624			83,771,728			82,589,917
Effects of dilutive securities:
Common stock options		3,162			3,866			3,305			4,151
Convertible debt		160,006			—			346,699			—
Directors' deferred fee plan		153,012			126,933			149,620			123,907
Weighted average number of shares outstanding used in diluted earnings per share		84,725,968			82,825,423			84,271,352			82,717,975

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Condensed Consolidated Balance Sheets (USD $)	Jun. 30, 2011	Dec. 31, 2010
ASSETS
Accounted for using the operating method, net of accumulated depreciation and amortization	$ 2,603,827,000	$ 2,519,950,000
Accounted for using the direct financing method	28,475,000	29,773,000
Real estate, Inventory Portfolio, held for sale	31,350,000	32,076,000
Investment in unconsolidated affiliate	4,423,000	4,515,000
Mortgages, notes and accrued interest receivable, net of allowance	32,402,000	30,331,000
Commercial mortgage residual interests	16,245,000	15,915,000
Cash and cash equivalents	3,588,000	2,048,000
Receivables, net of allowance of $1,934 and $1,750, respectively	2,424,000	3,403,000
Accrued rental income, net of allowance of $4,364 and $3,609, respectively	25,386,000	25,535,000
Debt costs, net of accumulated amortization of $13,674 and $11,198, respectively	9,669,000	9,366,000
Other assets	41,018,000	40,663,000
Total assets	2,798,807,000	2,713,575,000
LIABILITIES AND EQUITY
Line of credit payable	219,200,000	161,000,000
Mortgages payable	23,728,000	24,269,000
Notes payable - convertible, net of unamortized discount of $8,967 and $12,201, respectively	352,768,000	349,534,000
Notes payable, net of unamortized discount of $1,017 and $1,118, respectively	598,983,000	598,882,000
Accrued interest payable	7,285,000	7,342,000
Other liabilities	40,395,000	43,774,000
Total liabilities	1,242,359,000	1,184,801,000
Stockholders' equity:
Preferred stock, $0.01 par value. Authorized 15,000,000 shares Series C, 3,680,000 depositary shares issued and outstanding, at stated liquidation value of $25 per share	92,000,000	92,000,000
Common stock, $0.01 par value. Authorized 190,000,000 shares; 86,034,430 and 83,613,289 shares issued and outstanding at June 30, 2011 and December 31, 2010, respectively	862,000	838,000
Excess stock, $0.01 par value. Authorized 205,000,000 shares; none issued or outstanding
Capital in excess of par value	1,487,290,000	1,429,750,000
Retained earnings (accumulated dividends in excess of earnings)	(21,922,000)	3,234,000
Accumulated other comprehensive income (loss)	(3,069,000)	1,661,000
Total stockholders' equity of NNN	1,555,161,000	1,527,483,000
Noncontrolling interests	1,287,000	1,291,000
Total equity	1,556,448,000	1,528,774,000
Total liabilities and equity	$ 2,798,807,000	$ 2,713,575,000

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Commercial Mortgage Residual Interests (Schedule Of Amounts Recognized As Unrealized Gains And/Or Losses Recorded As Other Comprehensive Income And Other Than Temporary Valuation Impairments Recorded In Earnings) (Details) (USD $) In Thousands	3 Months Ended		6 Months Ended
	Jun. 30, 2011	Jun. 30, 2010	Jun. 30, 2011	Jun. 30, 2010
Commercial Mortgage Residual Interests
Unrealized gains	$ 539	$ 35	$ 599	$ 127
Other than temporary valuation impairment	$ 267	$ 165	$ 396	$ 3,848

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Subsequent Events (Details) (USD $)	6 Months Ended
	Jun. 30, 2011
Subsequent Events
Senior unsecured notes	$ 300,000,000
Senior unsecured notes due date	Jul. 15, 2021
Senior unsecured notes interest percentage	5.50%
Public offering price percentage	98.577%
Senior unsecured notes yield percentage	5.688%

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Line Of Credit Payable (Details) (USD $)	6 Months Ended
	Jun. 30, 2011	Dec. 31, 2010
Line Of Credit Payable
Revolving credit facility borrowing capacity	$ 450,000,000
Revolving credit facility weighted average outstanding balance	191,099,000
Revolving credit facility weighted average interest rate	3.30%
Maturity date	May 2015
Spread over libor	1.50%
Option to extend maturity date	May 2016
Option to increase facility size	650,000,000
Line of credit payable	219,200,000	161,000,000
Revolving credit facility available future borrowings	230,800,000
Line of credit facility undrawn letter of credit	$ 57,000