MedExpress Urgent Care Credit Rating & NNN Cap Rate (2026)

MedExpress Urgent Care Business Overview & NNN Investment Profile

MedExpress was an urgent care brand acquired by UnitedHealth Group’s Optum business in 2015. Optum now states that MedExpress locations have closed in most states and that MedExpress locations in Pennsylvania, Virginia and West Virginia are open under new ownership. UnitedHealth Group reported total revenues of US$447.6 billion for 2025 and more than 390,000 employees as of December 31, 2025 (Form 10‑K). Optum, its health services business, includes care delivery (Optum Health), technology and data (Optum Insight) and pharmacy services (Optum Rx).

For NNN investors, the key question on a MedExpress property is which entity now owes the rent. UnitedHealth Group Incorporated’s ratings apply to a lease only where UnitedHealth Group Incorporated itself is the named tenant or has signed an enforceable guaranty. If the tenant or guarantor is MedExpress, an Optum subsidiary or a new owner, evaluate that entity’s own credit and any obligations the original parties kept after an assignment. UnitedHealth Group Incorporated’s senior unsecured debt is rated S&P A+ (Negative) and Moody’s A2 (Negative), which is investment grade (see the investment grade guide). Building type, lease structure, term and rent escalations vary by location; confirm them in the lease, and confirm whether the location is still operating.

Source: S&P Global Ratings A+, Negative, as of June 30, 2026; Moody’s A2, Negative, as of June 30, 2026; Fitch Ratings A, Negative, as of June 30, 2026. Ratings checked October 8, 2026. These are UnitedHealth Group Incorporated’s senior unsecured debt ratings and outlooks as reported in its Form 10-Q for the quarter ended June 30, 2026; the date shown is the reporting date in that filing, not the date of a rating action.

Cap Rate Analysis & Pricing for MedExpress NNN Properties

No eligible current MedExpress observations: InvestmentGrade.com does not currently track at least three active MedExpress listings with a published asking cap rate, so no MedExpress median is shown. Live asking cap rates for peer healthcare tenants (not MedExpress):

Active listings InvestmentGrade.com tracks with an asking cap rate (stated in the listing, or computed from its stated income and price when no rate is stated), listings last observed October 12, 2026. Asking cap rates are not closed-sale cap rates. The middle half is the range from the 25th to the 75th percentile of listings. The 10-year Treasury yield is 5.24% as of October 1, 2026 (FRED series DGS10). Ratings are the agency ratings in our ratings database for the entity shown, which may be a parent company; the rating type (for example issuer, senior unsecured debt, long-term debt or revenue bond ratings) varies by company and is shown on each tenant page. A rating applies to a lease only if the rated entity signs or guarantees it, so confirm the tenant and any guarantor in the lease. n/a means no verified rating is on file. Not shown because fewer than 3 active listings with a published cap rate were observed: MedExpress Urgent Care, Oak Street Health.