New Construction NNN
Properties for Sale
Brand-new build-to-suit NNN investments — Dollar General, McDonald's, Starbucks, Chick-fil-A, 7-Eleven, and more. Off-market access for accredited investors and 1031 exchange buyers. Zero deferred maintenance. Maximum depreciation.
15–25 Yrs
Typical initial lease term
$0
Deferred maintenance
Day 1
Corporate guarantee starts
Max
Bonus depreciation benefit
Why New Construction NNN Is the Strongest NNN Investment
New build NNN eliminates the three biggest risks in net lease investing — short remaining term, deferred maintenance, and aging credit.
15–25 Year Lease from Day One
New construction NNN properties deliver the longest initial lease terms available anywhere in commercial real estate. You start with 20 years of passive income — not 7 years left on an aging lease.
Zero Deferred Maintenance
Brand-new building. New roof, new HVAC, new parking lot. Even in a modified NNN lease, there's nothing to repair for years. The typical deferred maintenance risk of older NNN buildings is completely eliminated.
Maximum Bonus Depreciation Benefit
New construction NNN properties are ideal for cost segregation studies. Year-one bonus depreciation on a new building can generate $300,000–$800,000+ in paper losses — offsetting ordinary income for high earners immediately.
Best for 1031 Exchange Buyers
For 1031 exchange buyers, new construction NNN is the strongest replacement asset. Fresh corporate guarantee, longest lease term, and zero landlord exposure from the moment you close.
Corporate Guarantee from Opening Day
New construction NNN is always corporate-guaranteed — you're working directly with the brand, not a franchisee. This means Fortune 500 balance sheet backing from lease commencement.
Best Resale Market
New construction NNN with 15+ years remaining is the most liquid category in single-tenant net lease. Institutional buyers and 1031 exchange buyers both compete for it — strong exit when you're ready.
New Construction NNN Is the #1 1031 Replacement Property for Serious Investors
When you're executing a 1031 exchange, the replacement property you choose defines your passive income for the next 15–25 years. Choosing a 7-year-old NNN with a lease expiring in 8 years means you'll face rollover risk before the decade is out. Choosing new construction NNN means your entire exchange is anchored by a fresh corporate lease — no rollover risk during your primary hold period.
The ESS Group maintains active new construction NNN inventory specifically for 1031 exchange buyers. We work with developers on both coasts so that when your 45-day identification window opens, we have ready-to-close new construction deals available — not just what's left on LoopNet.
New Construction NNN by Tenant Category
Every major single-tenant category has active new construction NNN deal flow. Here's what's available and at what terms.
QSR Drive-Through
McDonald's · Chick-fil-A · Starbucks · Taco Bell · Dutch Bros
New drive-through QSR is the most sought-after new construction NNN category. Brand-new buildings, 100% corporate-guaranteed absolute NNN, zero deferred maintenance for the entire initial term.
Lease Term
15–20 years
Cap Rate
4.25%–5.50%
Dollar Store
Dollar General · Dollar Tree · Family Dollar
Dollar General opens 700+ new locations annually — constant new construction deal flow. Build-to-suit NNN with corporate guarantee from opening day. Best-in-class entry price for 1031 exchange buyers.
Lease Term
10–15 years
Cap Rate
5.50%–6.75%
Coffee & Convenience
7-Eleven · Dutch Bros · Starbucks Drive-Through
New construction coffee and convenience is the fastest-growing new NNN category. Dutch Bros and 7-Eleven are among the most aggressive expanders — fresh leases, fresh buildings, fresh guarantee.
Lease Term
15–20 years
Cap Rate
4.75%–6.00%
Auto Service
Take 5 Oil Change · AutoZone · O'Reilly Auto Parts
New build auto service NNN — recession-resistant category with long initial lease terms. Take 5 Oil Change is one of the fastest-expanding new construction NNN tenants in the country.
Lease Term
15–20 years
Cap Rate
5.00%–6.50%
Pharmacy
CVS · Walgreens
New pharmacy NNN offers the longest initial lease terms available — 20–25 years. Investment-grade credit, high-traffic corner locations, and the maximum passive income runway of any NNN category.
Lease Term
20–25 years
Cap Rate
4.50%–6.00%
General & Specialty Retail
Tractor Supply Co. · Hobby Lobby · Home Depot
Large-format new construction NNN for buyers targeting higher price points. New builds in strong Sun Belt locations with long absolute NNN lease terms from day one.
Lease Term
10–20 years
Cap Rate
5.50%–7.00%
New Construction NNN + Cost Segregation = Maximum Year-One Tax Shelter
A brand-new $3M Dollar General qualifies for a full cost segregation study — accelerating $400,000–$700,000 in depreciation into year one via bonus depreciation. Combined with a 1031 exchange deferring your capital gains, the tax benefit of new construction NNN for accredited investors is unmatched by any other real estate asset class.
Browse New Construction NNN by Tenant
Each tenant has different lease structures, cap rates, and new construction deal flow. Click to see full analysis.
New Construction NNN — FAQ
Every question serious buyers ask before investing in a brand-new net lease property.
What is new construction NNN?
New construction NNN refers to a brand-new single-tenant commercial building being sold with a freshly executed absolute NNN lease in place. The investor purchases the completed building and land, and the tenant (Dollar General, McDonald's, Starbucks, etc.) has signed a 10–25 year absolute NNN lease starting from the building's opening day. There is no prior landlord history, no deferred maintenance, and the entire lease term lies ahead.
Why do 1031 exchange buyers prefer new construction NNN?
New construction NNN is the gold standard 1031 exchange replacement property for three reasons: (1) The longest initial lease term means the most passive income years before potential rollover risk; (2) Zero deferred maintenance eliminates capital expenditure surprises during the hold; (3) Corporate guarantee from day one means investment-grade credit from the moment you close. For investors trading out of apartments or active management, new construction NNN delivers the cleanest transition to truly passive income.
What tenants offer the most new construction NNN for sale?
Dollar General is the single most prolific new construction NNN tenant — 700+ new locations per year creates constant build-to-suit deal flow. Other high-volume new construction NNN tenants include McDonald's drive-throughs, Starbucks drive-throughs, Chick-fil-A, Take 5 Oil Change, Dutch Bros Coffee, and 7-Eleven. The ESS Group maintains active relationships with developers completing new construction NNN across all major tenant categories.
How much do new construction NNN properties cost?
New construction NNN properties range from approximately $1.5 million (new Dollar General in secondary markets) to $6 million+ (new QSR drive-throughs in primary markets). New pharmacy NNN (CVS, Walgreens) can exceed $8–12 million. Cap rates for new construction NNN in 2026 range from 4.25% (Chick-fil-A, McDonald's in primary markets) to 6.75% (Dollar General in tertiary markets). The premium for a new building vs. a 10-year-old building of the same tenant is typically 25–75 basis points in cap rate.
Can I use a 1031 exchange to buy new construction NNN?
Yes — new construction NNN is fully 1031 exchange eligible as like-kind replacement property, provided the building is complete and the lease has commenced before the close of your exchange. The ESS Group specializes in sourcing new construction NNN for 1031 exchange buyers, including matching exchange timelines to developer completion schedules so buyers identify completed new construction deals within their 45-day window.
What is the benefit of cost segregation on new construction NNN?
New construction NNN properties are ideal candidates for cost segregation studies because the entire building is new — all components are at their maximum depreciable value. A cost segregation study on a $3M new construction NNN property can accelerate $400,000–$700,000 in depreciation into year one, potentially creating a significant paper loss that offsets ordinary income. Combined with a 1031 exchange, new construction NNN + cost segregation is one of the most tax-efficient investment strategies available to accredited investors.
What is the difference between build-to-suit NNN and new construction NNN for sale?
A build-to-suit NNN is a new construction NNN property that is being sold by the developer immediately upon lease commencement — Day 1 of the lease, the building goes to market. This is the purest form of new construction NNN for sale. Some 'new construction' NNN properties for sale are 1–3 years into their lease term but still have 17–19 years remaining — these also qualify as new construction for most investor purposes. The ESS Group sources both types for buyer clients.
How do I find new construction NNN properties for sale?
New construction NNN properties are sold primarily through developer relationships, not public listing platforms. Developers executing build-to-suit projects need pre-qualified buyers at completion — they work with NNN advisory firms with active buyer lists, not LoopNet. The ESS Group maintains developer relationships that provide early access to new construction NNN deals before they are marketed broadly, giving our buyer clients first look at the best new build opportunities.
Are new construction NNN properties better than older NNN properties?
For 1031 exchange buyers and passive income investors, new construction NNN is typically superior for three reasons: remaining lease term (20 years vs. 7–10), deferred maintenance risk (zero vs. significant on older buildings), and depreciation benefit (maximum on new construction). The tradeoff is price — new construction NNN trades at tighter cap rates. For investors optimizing for income longevity and passive simplicity over maximum current yield, new construction NNN is the stronger choice.
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New Construction NNN Deals?
Tell us your budget, target tenants, and 1031 exchange timeline. We'll match you with brand-new NNN properties for sale — including off-market new construction deals not listed anywhere publicly.