| Metric | Details |
|---|---|
| Entity / Legal Name | Microsoft Corporation |
| Ticker | NASDAQ: MSFT |
| S&P / Moody‑s Rating | AAA / Aaa |
| Rating Outlook | Stable |
| Investment Grade Status | Investment Grade — Prime (Highest Possible) |
| Sector | Technology / Software / Data Centers |
| Headquarters | Redmond, Washington |
| Annual Revenue | ~$245 billion (FY2025) |
| Market Capitalization | ~$3.2 trillion |
| Cap Rate Range | 4.00% – 5.00% |
| NNN Property Types | Office campuses, data centers, retail Microsoft Stores (limited) |
| Guarantee Type | Corporate (Microsoft Corporation) |
Microsoft Business Overview & NNN Investment Profile
Microsoft Corporation is one of only two publicly traded U.S. companies carrying the AAA/Aaa credit rating from both S&P and Moody‑s (the other being Johnson & Johnson). With annual revenue exceeding $245 billion, a market capitalization above $3 trillion, and dominant positions across enterprise software (Office 365, Azure cloud), gaming (Xbox), and AI (Copilot, OpenAI partnership), Microsoft represents the absolute pinnacle of corporate creditworthiness.
Microsoft’s NNN real estate footprint differs from traditional retail NNN. The company’s real estate obligations span massive corporate campuses, data centers across the globe, and a small number of retail locations. For NNN investors, Microsoft-guaranteed leases on office and data center properties are among the most sought-after assets in commercial real estate. The AAA/Aaa credit effectively eliminates tenant default risk, and Microsoft’s cash reserves (over $75 billion) and annual free cash flow ($60+ billion) provide extraordinary financial backing for every lease obligation.
Microsoft is one of only two U.S. public companies carrying the highest possible credit rating from both major agencies. The AAA/Aaa rating reflects Microsoft’s extraordinary financial strength: $245 billion in revenue, $60+ billion in annual free cash flow, dominant market positions across software, cloud, and AI, and minimal financial leverage relative to earnings. A Microsoft-guaranteed NNN lease carries the strongest corporate credit available anywhere in the commercial real estate market.
Cap Rate Analysis
Microsoft NNN properties trade in the 4.00% to 5.00% cap rate range as of Q1 2026, the tightest available in the NNN market. These properties are exceptionally rare in the transaction market.
| Comparable Prime NNN Tenant | S&P / Moody‑s | Cap Rate Range |
|---|---|---|
| Apple | AA+ / Aaa | 4.00% – 5.25% |
| Google (Alphabet) | AA+ / Aa2 | 4.25% – 5.25% |
| Walmart | AA / Aa2 | 4.00% – 5.00% |
Yes. Microsoft carries S&P AAA and Moody‑s Aaa, the highest possible credit rating, making it one of only two AAA-rated U.S. public companies.
Microsoft’s real estate portfolio includes corporate office campuses, data centers, and a limited number of retail locations. Data center NNN properties are increasingly sought after as Microsoft’s Azure cloud business expands.
Microsoft’s AAA/Aaa rating is the highest in the technology sector. Apple carries AA+/Aaa, Google (Alphabet) carries AA+/Aa2, and most other technology companies rate significantly lower.
The Only Microsoft 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 — Microsoft NNN properties are among the rarest assets in CRE. We monitor off-market office, data center, and campus opportunities through our institutional network.
Fund It — AAA/Aaa credit commands the most aggressive lending terms in the market. We have 150+ lender relationships for best execution.
Exit It — Selling a Microsoft-leased property? You hold the highest-rated NNN credit available. We ensure maximum competitive exposure.
Get Your Free Microsoft NNN Consultation →
In a 1031 exchange? Tell us your timeline — we move faster.
Related NNN Tenants
Own a Microsoft 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 Microsoft 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 Microsoft NNN transactions and can produce a Broker Opinion of Value within 48 hours reflecting today’s cap rate market.
Own multiple Microsoft properties? Considering an off-market sale?
Investment Grade represents owners on confidential disposition of Microsoft portfolios and individual properties through off-market direct-to-principal distribution to specialty REITs, private equity funds, and family offices. Microsoft 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.
