Anyone have a risk vs reward graph on different real estate investments?
I'm looking for something visual that shows different real estate investments (single family, NNN, apartments, etc.) on a risk vs reward spectrum. Does anyone have anything like that or know where I could find it? 
[{"id": "ddsasc0", "text": "You're basically just looking for a spread of cap rates.  Higher risks justify higher rates.  It's not up to the minute, but here's a graph of [cap rates by property type.](https://lh5.googleusercontent.com/ZDAW-UfTCNVVtOQrgBUPQCUiBnAdP79h_jGrQAn3ywz80xcQ8mEw9qSRqwaV6uIpCpG0-9DJtPioXkGHlQsLCV3lcWLhaPOS5qaBZFfE6rNzc3C6oI8vIMvjQk0foJX8tYFdWjte)", "replies": [{"id": "ddsc6pn", "text": "what deal(s) caused the huge spike in Office caps at the end of 2014? ", "replies": [{"id": "ddscqro", "text": "prob just a result of demand diminishing for office", "replies": [], "depth": 3}, {"id": "ddsdrsz", "text": "Super high vacancies in CBD office in many markets.", "replies": [], "depth": 3}], "depth": 2}, {"id": "ddsdaxl", "text": "Jeez! What happened in 3Q11 for industrial? ", "replies": [], "depth": 2}, {"id": "ddswcxy", "text": "Cap rates are the market expectation of risks going forward, what he is seems to be asking for would more be a chart of average annual returns vs standard deviation of returns, showing the historical risk and return relationship.\n\nFor private markets you could make one from NCREIF if you had access, but not for smaller sectors not in the NPI, like NNN and single family.\n\nFor public markets you can get sector level returns from nareit, but to get a long history without buying the index from FTSE, you have to pull it from the monthly reit watch PDFs.", "replies": [], "depth": 2}, {"id": "ddu9vzk", "text": "They really need to split retail and net lease up at this point. Caps are way too different. ", "replies": [{"id": "dduaneb", "text": "Well, yeah, but these are just broad, aggregate numbers.  Every property type has more and less risky deals, with higher and lower cap rates. Even net lease can vary widely; a Walgreens with 20 years remaining on the lease will not sell at the same cap rate as a Best Buy with 3 years left.", "replies": [{"id": "dduczs1", "text": "I am aware, but if retail trades on average at higher caps than Net lease, then there should be a distinction. \n\nThere will always be spreads on the ranges, retail is a riskier investment than just net lease even if you were to account for the extremes. \n\nI wouldn't want average retail caps made to look more stabilized by the success of Net lease. It would not reflect retail as a whole. ", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}], "depth": 1}]