| Metric | Details |
|---|---|
| Entity / Legal Name | MedExpress Urgent Care (subsidiary of Optum / UnitedHealth Group) |
| Parent Company | UnitedHealth Group (NYSE: UNH) |
| S&P / Moody‑s Rating (UNH Parent) | A+ / A3 |
| Investment Grade Status | Investment Grade (via UnitedHealth Group parent) |
| Sector | Healthcare / Urgent Care |
| Headquarters | Morgantown, West Virginia |
| US Location Count | 200+ centers across 18 states |
| Cap Rate Range | 5.50% – 6.75% |
| Typical Lease Term | 10 – 15 years (NNN) |
| Guarantee Type | Varies: MedExpress entity or Optum subsidiary guarantee |
| Typical Building Size | 3,500 – 5,500 SF |
| Typical Price Range | $1,500,000 – $5,000,000 |
MedExpress Urgent Care Business Overview & NNN Investment Profile
MedExpress is a neighborhood-based urgent care provider operating more than 200 centers across 18 states, primarily in the Mid-Atlantic, Southeast, and Midwest regions of the United States. Founded in 2001 in Morgantown, West Virginia, MedExpress was acquired by UnitedHealth Group’s Optum division in 2015, integrating it into the largest healthcare company in the United States. UnitedHealth Group generates approximately $400 billion in annual revenue and employs over 400,000 people. Optum, the health services arm that operates MedExpress, has become UnitedHealth’s fastest-growing division, providing care delivery, pharmacy services, and technology solutions.
For NNN investors, MedExpress properties offer the rare combination of small-format urgent care real estate backed by the credit of one of the world’s largest and most financially strong investment grade companies. UnitedHealth Group carries an S&P A+ and Moody‑s A3 credit rating, placing it firmly in the upper-medium tier of investment grade. MedExpress clinics are typically purpose-built or converted freestanding facilities in suburban retail corridors, offering walk-in medical services for non-emergency illness and injury, employer health services, and basic lab and imaging capabilities. Lease structures are NNN with 10 to 15 year terms and annual escalations.
MedExpress benefits from the credit strength of UnitedHealth Group, which holds A+/A3 ratings and generates approximately $400 billion in annual revenue. NNN investors should verify the specific guarantee structure on each MedExpress lease, as guarantees may flow through the MedExpress entity, an Optum subsidiary, or the broader UnitedHealth Group credit. Regardless of the specific guarantor entity, the implicit backing of UnitedHealth Group provides meaningful credit assurance for landlords and investors.
Cap Rate Analysis & Pricing for MedExpress NNN Properties
MedExpress NNN properties trade in the 5.50% to 6.75% cap rate range as of Q1 2026, reflecting the strong UnitedHealth Group parent credit. Properties with confirmed Optum or UNH-level guarantees and longer remaining terms trade at the tighter end, while those with MedExpress entity-level guarantees or shorter terms price wider. Pricing typically ranges from $1.5 million to $5 million for these small-format urgent care clinics.
| Comparable Healthcare NNN Tenant | S&P / Moody‑s | Cap Rate Range |
|---|---|---|
| Concentra Urgent Care (Humana) | NR (Humana sub) | 5.50% – 6.75% |
| VCA Animal Hospitals (Mars) | A (Mars parent) | 5.50% – 6.75% |
| Oak Street Health (CVS) | BBB / Baa1 (CVS) | 5.75% – 7.00% |
MedExpress itself does not carry a standalone credit rating, but as a subsidiary of Optum/UnitedHealth Group (S&P A+ / Moody‑s A3), it benefits from one of the strongest healthcare parent credits in the world. The specific guarantee structure on each NNN lease determines how directly the UnitedHealth Group investment grade credit applies.
MedExpress NNN properties trade in the 5.50% to 6.75% cap rate range as of Q1 2026, reflecting the strong A+/A3 rated UnitedHealth Group parent credit and recession-resistant urgent care demand.
The Only MedExpress Urgent Care NNN Advisor Whose Fee Comes From the Deal, Not From You
In NNN buyer representation, the listing broker typically pays a cooperating commission to the buyer’s broker. On the majority of transactions, this means there is no separate fee to you as the buyer. Where a cooperating commission is not available, our compensation is agreed upon with you in advance so there are never surprises.
Find It — MedExpress urgent care locations sourced with Optum/UnitedHealth Group guarantee verification and lease structure analysis before you commit.
Fund It — A+/A3 UnitedHealth Group parent credit attracts the most aggressive life company pricing available. We have 150+ lender relationships to find best execution.
Exit It — Selling a MedExpress property? UnitedHealth Group-backed urgent care NNN commands premium pricing. Institutional demand is strong and consistent.
Get Your Free MedExpress Urgent Care NNN Consultation →
In a 1031 exchange? Tell us your timeline — we move faster.
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Own a MedExpress Urgent Care Property? Capital Markets Strategies Beyond Selling
Maturing debt and considering refinancing? Our capital markets team maintains 150+ lender relationships underwriting NNN properties across investment-grade and non-investment-grade credit tiers. We structure rate-and-term refinancing, cash-out refis, and bridge-to-perm takeouts.
Evaluating a 1031 exchange or disposition? We represent both sides of MedExpress Urgent Care NNN transactions — whether you are looking to exit at peak value, exchange into a higher-quality credit tenant, or reposition within the same sector.
Need a current valuation? We maintain live comps on MedExpress Urgent Care NNN transactions and can produce a Broker Opinion of Value within 48 hours reflecting today’s cap rate market.
Own multiple MedExpress Urgent Care properties? Considering an off-market sale?
Investment Grade represents owners on confidential disposition of MedExpress Urgent Care portfolios and individual properties through off-market direct-to-principal distribution to specialty REITs, private equity funds, and family offices. MedExpress Urgent Care buyer demand runs deep, and portfolio sales consistently produce stronger pricing than sequential individual sales because the institutional buyer pool is structured around portfolio acquisition.
For multi-property owners considering a portfolio disposition, see Selling Investment Grade NNN Off-Market: Tenant-by-Tenant Buyer Demand. For the full off-market framework covering individual property dispositions, sale-leasebacks, and 1031 coordination, see Off-Market CRE Sales: The Complete 2026 Guide.
The pre-listing conversation is at no cost and fully confidential. Email team@investmentgrade.com or see contact Investment Grade.
