NNN Properties
for Sale
The ESS Group sources triple net lease investment properties for accredited investors and 1031 exchange buyers across all 50 states. Dollar General, McDonald's, Starbucks, CVS, Walgreens, Chick-fil-A, Taco Bell, and more — off-market and on-market.
450+
NNN Closings
$900M+
Transaction Volume
50+
Tenant Types
50
States Covered
Browse NNN Properties for Sale by Tenant
Each tenant has different cap rates, lease structures, price ranges, and credit profiles. Click any tenant to see detailed investment analysis and current availability.
Why Serious NNN Buyers Work With an Advisor — Not a Listing Portal
The best NNN investment properties for sale never appear on LoopNet or CoStar. They're sold quietly — through broker relationships, direct seller outreach, and sale-leaseback conversations with corporate tenants. By the time a deal hits a public portal, it's been passed over by multiple institutional buyers and is competitively bid.
The ESS Group gives accredited investors and 1031 exchange buyers direct access to off-market NNN properties for sale — sourced through 10+ years of relationships with developers, tenants, and selling brokers across 50 states.
Whether you're searching for a Dollar General NNN under $2M, a McDonald's ground lease, or a Chick-fil-A absolute NNN for a 1031 exchange, The ESS Group matches your criteria against current inventory and presents deals that fit — not a mass listing feed.
Off-Market NNN Deal Access
Access NNN properties for sale before they're listed publicly — at better cap rates and with less competition from other buyers.
In-Depth Lease Review on Every Deal
Eli's legal background means every NNN lease gets reviewed clause-by-clause. Hidden landlord obligations get caught before you're under contract.
1031 Exchange NNN Specialists
45-day identification windows require ready inventory. We maintain active NNN deal flow specifically for exchange buyers under deadline pressure.
Investment-Grade Tenants Only
Every NNN property we present is corporate-guaranteed. No franchisee-only deals or speculative credit tenants.
NNN Investment Properties for Sale by Category
Current cap rates, price ranges, and lease terms across every major single-tenant NNN category.
Quick Service Restaurants
McDonald's · Starbucks · Taco Bell · Chick-fil-A · Burger King · Dunkin' · Chipotle
Corporate-guaranteed absolute NNN leases. Drive-through QSRs are the most actively traded NNN category — deep liquidity, strong resale markets.
Cap Rate
4.25% – 5.75%
Price Range
$1.5M – $6M
Lease Term
10 – 20 years
Pharmacy & Drug Stores
CVS · Walgreens
Freestanding pharmacy NNN properties with investment-grade credit. Long primary terms and high-traffic corner locations.
Cap Rate
4.50% – 6.25%
Price Range
$3M – $12M
Lease Term
15 – 25 years
Dollar Stores
Dollar General · Dollar Tree · Family Dollar
The most prolific absolute NNN category. Dollar General alone opens 700+ new locations per year — constant deal flow for 1031 exchange buyers.
Cap Rate
5.25% – 6.75%
Price Range
$1.2M – $3M
Lease Term
10 – 15 years
Auto Parts & Services
AutoZone · O'Reilly Auto Parts · Advance Auto · Take 5 Oil Change
Recession-resilient tenants. Auto parts stores outperform during economic downturns as consumers maintain older vehicles instead of buying new.
Cap Rate
5.00% – 6.50%
Price Range
$1.8M – $5M
Lease Term
10 – 20 years
Coffee & Convenience
7-Eleven · Dutch Bros · Starbucks Drive-Through
Drive-through coffee and convenience are high-growth NNN categories. Dutch Bros and 7-Eleven are among the fastest-expanding franchise brands.
Cap Rate
4.75% – 6.00%
Price Range
$1.5M – $4M
Lease Term
10 – 20 years
Specialty & General Retail
Tractor Supply Co. · Home Depot · Lowe's · Hobby Lobby
Large-format single-tenant retail with strong credit and long lease terms. Ideal for 1031 exchange buyers seeking higher price points.
Cap Rate
5.50% – 7.00%
Price Range
$3M – $20M+
Lease Term
10 – 20 years
Ground Leases
Chase Bank · Starbucks · McDonald's · Fast Food Pads
The most passive NNN structure — you own the land, the tenant owns the building. Ground leases carry the lowest risk and the longest terms available.
Cap Rate
3.75% – 5.00%
Price Range
$2M – $15M
Lease Term
20 – 99 years
New Construction NNN
Build-to-suit across all major tenant categories
Brand-new buildings, 100% NNN lease from day one, no deferred maintenance. Qualifies for maximum cost segregation benefit.
Cap Rate
4.50% – 6.00%
Price Range
$2M – $10M
Lease Term
15 – 25 years
NNN Properties for Sale by State
Cap rates, tenant mix, and deal availability vary significantly by market. Browse by state to see current NNN investment opportunities in your target geography.
NNN Properties for Sale — The #1 1031 Exchange Destination
NNN properties are the most common 1031 exchange replacement asset class in the United States. The absolute NNN structure eliminates management headaches the moment you close — replacing hands-on landlord work with a corporate check every month.
How to Buy NNN Properties for Sale Through The ESS Group
Four steps from your first call to collecting rent.
01
Share Your Criteria
Tell us your budget, target tenants, cap rate floor, 1031 exchange timeline, and state preferences. 20 minutes.
02
We Match Deals
We match your criteria against current off-market NNN inventory. You see properties that fit — not a mass listing feed.
03
Lease & Due Diligence
We review the lease, rent rolls, title, and inspection reports. Every deal is fully understood before you commit.
04
Close & Collect
We coordinate escrow, title, lender, and QI communications. You collect rent from day one with zero management obligations.
NNN Properties for Sale — FAQ
Every question serious NNN buyers ask before their first triple net purchase.
What are NNN properties for sale?
NNN properties for sale are single-tenant commercial real estate investments where the tenant pays all property taxes, building insurance, and maintenance — leaving zero landlord responsibilities. 'NNN' stands for triple net. Common NNN tenants include Dollar General, McDonald's, Starbucks, CVS, Walgreens, and Taco Bell. When an NNN property is for sale, an investor purchases the building and land and assumes the role of landlord, collecting corporate-guaranteed rent for the lease term (typically 10–25 years) with no management obligations.
How much do NNN properties for sale cost?
NNN properties for sale range from approximately $1.2 million (Dollar General, 7-Eleven in secondary markets) to $15 million or more (pharmacy anchors, ground leases, big-box retail). Most single-tenant QSR and dollar store NNN properties trade between $1.5M and $5M. Cap rates — which determine price relative to income — range from approximately 3.75% for McDonald's ground leases to 7.25%+ for Dollar General in rural markets. The ESS Group sources NNN properties across all price points for accredited investors.
How do I find NNN properties for sale?
NNN properties for sale can be found through public listing platforms (LoopNet, CoStar, Crexi) or through specialized NNN advisory firms with off-market deal access. The difference is significant: publicly listed NNN properties have already been passed over by institutional buyers and are competitively bid. Off-market NNN properties — sourced through broker networks, developer sale-leasebacks, and direct seller relationships — trade at better cap rates with less competition. The ESS Group provides accredited investors with off-market NNN deal access not available on public platforms.
What is a good cap rate for NNN properties for sale in 2026?
Cap rates for NNN properties for sale in 2026 vary by tenant credit and location. Investment-grade QSR (McDonald's, Starbucks, Chick-fil-A) in primary markets: 4.25%–5.25%. Dollar stores in suburban markets: 5.5%–6.5%. Pharmacy NNN (CVS, Walgreens): 4.5%–6.25%. Auto parts (O'Reilly, AutoZone): 5.0%–6.5%. Ground leases: 3.75%–5.0%. 'Good' depends on your investment goals — lower cap rates mean higher credit quality and better resale markets; higher cap rates mean more current income with somewhat more risk.
Can I buy NNN properties for sale with a 1031 exchange?
Yes — NNN properties are the #1 destination for 1031 exchange buyers. The absolute NNN structure (zero landlord obligations), corporate-guaranteed rent, and long lease terms make NNN the ideal like-kind replacement property for investors exiting apartments, commercial buildings, or raw land. The ESS Group specializes in 1031 exchange into NNN — maintaining active off-market inventory so exchange buyers can identify replacement properties within the 45-day identification window without settling for what's left on the public market.
Which tenants have the most NNN properties for sale?
Dollar General has the most NNN properties for sale nationally — 19,000+ locations with 700+ new openings per year creates constant deal flow. Other highly active NNN tenants include McDonald's, Starbucks, AutoZone, O'Reilly Auto Parts, CVS, Walgreens, 7-Eleven, and Taco Bell. The ESS Group sources NNN properties for sale across all major single-tenant categories for accredited investors nationwide.
Are NNN properties a good investment?
NNN properties are among the most sought-after commercial real estate investments for passive income seekers. The combination of corporate-guaranteed rent, zero landlord management obligations, long lease terms (10–25 years), and strong resale markets makes NNN attractive for retirees, 1031 exchange buyers, and investors seeking reliable passive income. Risks include single-tenant concentration, potential lease expiration or non-renewal, and sensitivity to interest rate changes (cap rate compression). Investment-grade NNN tenants with long remaining lease terms and rent escalations mitigate these risks significantly.
What is the minimum investment for NNN properties for sale?
The minimum investment for NNN properties for sale is approximately $1.2 million for smaller Dollar General or 7-Eleven locations in secondary markets. Most investment-grade NNN properties start at $1.5M–$2M. For investors below this threshold, NNN DST (Delaware Statutory Trust) investments allow fractional NNN ownership starting at $100,000, though with less control and flexibility than direct ownership.
What states have the best NNN properties for sale?
The most active NNN markets nationally include Texas (Dallas, Houston, Austin), Florida (Miami, Tampa, Orlando), Georgia (Atlanta), Arizona (Phoenix), Tennessee (Nashville), Nevada (Las Vegas), North Carolina (Charlotte), and Colorado (Denver). Sun Belt states dominate NNN transaction volume due to strong population growth, favorable business climates, and tenant expansion activity. For California investors, Nevada and Tennessee are popular NNN destinations because they have no state income tax.
How long does it take to close on an NNN property for sale?
NNN properties typically close in 30–60 days from accepted offer. Due diligence periods are usually 15–30 days, during which the lease, environmental reports, title, and lender appraisal are reviewed. For 1031 exchange buyers, the 180-day exchange window provides ample time once a property is identified. The ESS Group manages the full closing process — coordinating title, escrow, lender, and 1031 qualified intermediary communications on behalf of buyer clients.
What is the difference between NNN and absolute NNN properties for sale?
A standard NNN (triple net) lease makes the tenant responsible for property taxes, insurance, and maintenance — but may include minor landlord obligations (HVAC replacement, structural repairs). An absolute NNN lease makes the tenant responsible for everything, including roof, structure, and all capital expenses. Absolute NNN is the superior investment structure. Most advertised NNN properties marketed as 'absolute NNN' should have the lease reviewed carefully — some contain landlord carve-outs that make them modified NNN rather than true absolute NNN.
How do I evaluate NNN properties for sale?
Key evaluation criteria for NNN properties for sale: (1) Tenant credit rating — investment grade (BBB− or better) vs. franchisee/below investment grade; (2) Remaining lease term — 10+ years preferred; (3) Rent escalations — 10% every 5 years or CPI-linked; (4) Lease structure — absolute NNN vs. modified NNN with landlord obligations; (5) Location quality — traffic counts, demographics, co-tenancy; (6) Cap rate relative to current market; (7) Resale market — how liquid is this tenant category in this geography. The ESS Group evaluates all of these factors for every NNN property we present to buyer clients.
Ready to See Current
NNN Properties for Sale?
Tell us your budget, target tenants, and timeline. We'll share current NNN properties for sale that match — including off-market deals not available anywhere else.