444 NNN properties are observed for sale in California across 235 tenants and 233 cities as of October 23, 2026, at a median asking cap rate of 5.75%, 60 basis points below the national median of 6.35%. Investment Grade Research tracks each one across publicly marketed offerings and broker materials, checks every tenant against the investment grade threshold, and publishes the observations here: which tenants and cities carry the inventory, what it is asking, how California prices against the national market, and how an acquisition or 1031 exchange buyer should work through it.
Asking cap rates in California run from 3.43% to 11.50%, with the middle half of listings between 5.00% and 6.25%. Median asking price $4.00M (median $606 per SF). Average remaining lease term 10.2 years among 142 listings that state a term. 40 listings report a 2026 build year. 191 listings came to market and 151 left the market in the last 90 days. Figures update automatically across publicly marketed offerings and broker materials.
Key findings, as of October 23, 2026
- 444 NNN listings are observed in California, the 3rd largest inventory of the 50 states with listings.
- The median asking cap rate of 5.75% is 60 basis points below the national median, the 47th widest gap from the national median among the 50 states.
- Comparing the same tenants, California listings ask 58 basis points tighter than those tenants elsewhere (22 tenants, 165 California listings), so part of the gap above reflects location and part reflects which tenants are on the market.
- The median California listing has been on the market 91 days; 191 came to market and 151 left the market in the last 90 days.
NNN Properties For Sale in California: Latest Listings
Up to twenty-four single-tenant net lease properties in California with published pricing, the newest from each tenant first so the table reflects the whole California market rather than one or two active tenants. Below the table, the full listing browser carries every observed California listing with tenant, city, cap rate, price and term filters. Open any listing and register for full property data, including the address, location map and an IG summary with due diligence questions.
| Tenant | City | Asking Price | Cap Rate | NOI | Term Left | Built | Lease | |
|---|---|---|---|---|---|---|---|---|
| Kiddie Academy | Santa Ana | $6,171,500 | 5.85% | $361,032 | n/a | 2019 | Not stated | Get full property data |
| Jack in the Box | Wasco | $1,457,052 | 4.75% | $69,210 | n/a | 2009 | Not stated | Get full property data |
| Mexican American Opportunity Foundation (MAOF) | Downey | $2,315,000 | 5.02% | $116,167 | n/a | 1979 | Not stated | Get full property data |
| 7-Eleven | Anaheim | $3,263,000 | 4.75% | $155,000 | n/a | 1967 | Not stated | Get full property data |
| Kia | Carson | $71,080,000 | 6.25% | $4,442,472 | n/a | 2016 | Not stated | Get full property data |
| Harbor Freight Tools | Victorville | $3,890,000 | 6.00% | $233,413 | n/a | 1989 | Not stated | Get full property data |
| Home Depot | Palmdale | $16,300,000 | 4.75% | $777,834 | n/a | 2007 | Not stated | Get full property data |
| El Pollo Loco | Palmdale | $2,720,000 | 4.75% | $129,107 | n/a | 2008 | Not stated | Get full property data |
| Chipotle | Palmdale | $2,400,000 | 4.57% | $109,725 | n/a | 2022 | Not stated | Get full property data |
| Burger King | Palmdale | $2,860,000 | 5.00% | $143,082 | n/a | 2007 | Not stated | Get full property data |
| Bank of America | Palmdale | $2,790,000 | 5.25% | $146,410 | n/a | 2008 | Not stated | Get full property data |
| Caliber Collision | San Bernardino | $4,666,726 | 5.65% | $263,670 | n/a | 1978 | Not stated | Get full property data |
| Del Taco | West Covina | $2,400,000 | 4.58% | $110,000 | n/a | 2018 | Not stated | Get full property data |
| New Spirit Recovery | Los Angeles | $10,125,000 | 8.00% | $810,000 | n/a | 1959 | Not stated | Get full property data |
| Quick Quack Car Wash | Tustin | $7,620,000 | 5.25% | $400,000 | n/a | 2026 | Not stated | Get full property data |
| Big O Tires | Oroville | $2,073,756 | 5.75% | $119,241 | n/a | 1991 | Not stated | Get full property data |
| Dollar General | Weed | $2,050,000 | 6.71% | $137,472 | n/a | 2021 | Not stated | Get full property data |
| Arco AM/PM | Vallejo | $5,885,000 | 5.50% | $323,675 | n/a | 2017 | Not stated | Get full property data |
| Starbucks | Madera | $3,552,000 | 4.85% | $172,272 | n/a | 2025 | Not stated | Get full property data |
| Curo Pet Care | Los Gatos | $2,721,000 | 4.85% | $131,955 | n/a | n/a | Not stated | Get full property data |
| Ferguson Enterprises | Los Angeles | $4,750,000 | 6.00% | $285,000 | n/a | 1965 | Not stated | Get full property data |
| ProFleet Truck Lube | Lodi | $4,040,000 | 5.75% | $232,320 | n/a | n/a | Not stated | Get full property data |
| BMO Bank | Rancho Cordova | $5,340,000 | 5.00% | $267,000 | n/a | 2026 | Not stated | Get full property data |
| IONNA | Gilroy | $3,140,000 | 5.00% | $157,000 | n/a | 2026 | Not stated | Get full property data |
Showing 24 of 444 observed California listings: the newest from each tenant first, then each tenant’s next newest. Listings without a published asking price and cap rate are not shown here.
Market observations aggregated from publicly marketed offerings and broker materials; not offerings by Investment Grade Income Property, LP. Asking price, cap rate and NOI as published by the offering party. Information deemed reliable but not guaranteed. Verify all figures before relying on them.
California NNN Properties by Tenant
Listing count, median asking cap rate and cap range by tenant. Tenants with a linked page have a full credit rating, cap rate and inventory profile; the rest are tracked here at the state level until they earn a page of their own.
| Tenant | Listings | Median Cap | Cap Range | Median Price | |
|---|---|---|---|---|---|
| Walgreens | 21 | 6.50% | 5.00% to 9.00% | $6.42M | Walgreens NNN for sale |
| 7-Eleven | 17 | 5.00% | 4.50% to 6.29% | $3.91M | 7-Eleven NNN for sale |
| Starbucks | 16 | 5.35% | 4.25% to 6.25% | $3.12M | Starbucks NNN for sale |
| Jack in the Box | 14 | 5.00% | 3.65% to 6.50% | $2.94M | |
| United Pacific | 12 | 5.63% | 5.25% to 6.00% | $5.19M | |
| Dollar General | 11 | 6.75% | 5.20% to 8.50% | $2.27M | Dollar General NNN for sale |
| Quick Quack Car Wash | 10 | 5.39% | 5.00% to 6.25% | $4.26M | |
| DaVita | 8 | 6.00% | 5.00% to 7.24% | $5.90M | DaVita NNN for sale |
| Grocery Outlet | 8 | 6.13% | 5.75% to 6.50% | $5.27M | |
| Pizza Hut | 8 | 5.75% | 4.75% to 7.25% | $1.66M | |
| Del Taco | 5 | 5.00% | 4.21% to 6.50% | $2.22M | |
| Dollar Tree | 5 | 6.00% | 5.00% to 6.70% | $2.20M | Dollar Tree NNN for sale |
| Dutch Bros | 5 | 4.65% | 4.50% to 4.75% | $2.80M | Dutch Bros NNN for sale |
| La-Z-Boy | 5 | 6.25% | 5.65% to 6.75% | $7.00M | |
| Raising Cane's | 5 | 4.50% | 4.15% to 5.00% | $7.67M | |
| Western Dental | 5 | 5.44% | 4.50% to 7.44% | $2.88M | |
| Arco Gas Station | 4 | 5.75% | 5.00% to 6.50% | $9.15M | |
| Bank of America | 4 | 5.63% | 5.00% to 6.00% | $8.64M | Bank of America NNN for sale |
| Bank of the Sierra | 4 | 6.00% | 5.90% to 6.00% | $3.20M | |
| Carl's Jr. | 4 | 4.88% | 4.61% to 5.50% | $2.56M | |
| CAR Wash | 4 | 6.00% | 5.75% to 6.25% | $6.45M | |
| Chipotle | 4 | 4.88% | 4.57% to 5.50% | $3.67M | Chipotle NNN for sale |
| CVS | 4 | 5.43% | 5.25% to 6.00% | $8.93M | CVS NNN for sale |
| Dutch Bros | 4 | 5.00% | 4.75% to 5.15% | $2.99M | Dutch Bros NNN for sale |
| Tractor Supply | 4 | 6.00% | 5.25% to 6.00% | $10.97M | Tractor Supply NNN for sale |
| 76 Gas | 3 | 5.44% | 5.44% to 5.44% | $3.50M | |
| American Tire Depot | 3 | 4.50% | 4.50% to 4.50% | $4.27M | |
| Arco AM/PM | 3 | 5.50% | 5.50% to 5.50% | $8.66M | |
| Caliber Collision | 3 | 5.65% | 5.00% to 5.70% | $5.15M | |
| JPMorgan Chase | 3 | 4.75% | 4.01% to 4.75% | $7.05M | JPMorgan Chase NNN for sale |
| Chick-fil-A | 3 | 4.00% | 4.00% to 4.22% | $4.50M | Chick-fil-A NNN for sale |
| Citibank | 3 | 5.02% | 5.00% to 6.47% | $3.12M | Citibank NNN for sale |
| Denny's | 3 | 7.18% | 5.25% to 9.10% | $2.60M | |
| Harbor Freight Tools | 3 | 6.00% | 5.00% to 6.15% | $3.89M | Harbor Freight Tools NNN for sale |
| Home Depot | 3 | 5.35% | 4.75% to 5.80% | $16.30M | Home Depot NNN for sale |
| Target | 3 | 5.00% | 4.85% to 5.40% | $18.72M | Target NNN for sale |
| 168 Market | 2 | 6.25% | 6.10% to 6.40% | $5.83M | |
| AutoZone | 2 | 5.25% | 5.00% to 5.50% | $2.63M | AutoZone NNN for sale |
| Black Rock Coffee | 2 | 4.75% | 4.50% to 5.00% | $4.26M | |
| BMO Bank | 2 | 5.88% | 5.00% to 6.75% | $3.72M | BMO Bank NNN for sale |
Tenants with the most California listings observed (top 40 of 235). Tenants with a linked page have a full credit and inventory profile; 170 of the 444 listings belong to tenants with a profile page.
California NNN Properties by Category
- QSR NNN properties for sale (32 in California across 5 tenants)
- Pharmacy NNN properties for sale (25 in California across 2 tenants)
- Gas Station and C-Store NNN properties for sale (17 in California across 1 tenants)
- Dollar Store NNN properties for sale (16 in California across 2 tenants)
- Bank Branch NNN properties for sale (12 in California across 4 tenants)
- Healthcare NNN properties for sale (8 in California across 1 tenants)
- Grocery and Big Box NNN properties for sale (6 in California across 2 tenants)
- Auto Parts and Service NNN properties for sale (2 in California across 1 tenants)
Counts cover tenants with a profile page; the category pages aggregate the same tenants nationally.
California NNN Properties by City
The cities with the most observed California listings are Los Angeles (22), Sacramento (14), Long Beach (9). Tap any city in the table to filter the full listing browser to that city.
| City | Listings | Median Cap | Avg Asking Price |
|---|---|---|---|
| Los Angeles | 22 | 5.75% | $6.37M |
| Sacramento | 14 | 5.81% | $5.13M |
| Long Beach | 9 | 5.75% | $7.08M |
| Palmdale | 9 | 5.00% | $4.36M |
| Fresno | 8 | 6.00% | $7.88M |
| San Bernardino | 8 | 5.65% | $4.68M |
| Modesto | 7 | 5.25% | $4.98M |
| Redding | 6 | 5.63% | $3.45M |
| Victorville | 6 | 6.13% | $3.58M |
| Bakersfield | 5 | 5.80% | $7.44M |
| Oakland | 5 | 5.75% | $3.56M |
| Oroville | 5 | 7.00% | $1.96M |
| San Diego | 5 | 4.93% | $13.52M |
| Vallejo | 5 | 6.40% | $4.49M |
| Alhambra | 4 | 5.50% | $4.39M |
| Anaheim | 4 | 5.75% | $6.67M |
| Chula Vista | 4 | 4.75% | $4.60M |
| Corona | 4 | 5.55% | $10.66M |
| Santa Ana | 4 | 5.25% | $5.17M |
| Santa Monica | 4 | 5.49% | $15.40M |
Cities with the most California listings observed (top 20 of 233). Tap a city to filter the full listing browser.
How California Prices Against the National NNN Market
The California median asking cap rate of 5.75% sits 60 bps below the national median of 6.35%. A state median reflects both location and which tenants happen to be on the market, which is why the key findings above compare the same tenants inside and outside California. Compare any listing with its tenant’s national cap rate bands on the tenant page before reading the state spread as a discount or a premium; the investment grade guide explains how tenant credit sets the floor under those bands.
California Taxes and the 1031 Exchange Buyer
General information, not tax or legal advice. State income tax, real estate transfer tax and property tax assessment rules differ by state, and sometimes by county or city, and they affect both your exchange and what a replacement tenant could afford in rent. Confirm the rules that apply to your property with your CPA, tax attorney and qualified intermediary before you rely on them. Replacement property must be identified within 45 days after the sale of the relinquished property and received by the earlier of 180 days after that sale or the due date, including extensions, of your tax return for that year (Internal Revenue Code Section 1031(a)(3); Treasury Regulation 1.1031(k)-1(b)(2)). Ask your qualified intermediary to confirm your exact dates, and use the full listing browser above to filter California inventory by tenant and city, or each tenant page for national inventory on the same credit.
How These Figures Are Calculated
Figures cover single-tenant net lease properties observed for sale in California across publicly marketed offerings and broker materials, and refresh automatically with each Investment Grade Research update. A listing counts while it is actively marketed; listings marked under contract, pending or closed are excluded, as are listings priced under $150,000. Medians use published asking figures only, so they describe what sellers are asking, not closed sale prices. The same-tenant comparison takes each tenant’s median asking cap rate in California and compares it with that tenant’s median in other states, for tenants with at least three California listings and five listings elsewhere, weighted by California listing count. Days on market are measured from the date a listing was first observed.
Frequently Asked Questions: NNN Properties For Sale in California
How many NNN properties are for sale in California right now?
As of October 23, 2026, 444 single-tenant net lease properties are observed for sale in California across 235 tenants and 233 cities. The count updates automatically as listings are added and withdrawn.
What cap rates are California NNN properties asking?
The median asking cap rate across observed California listings is 5.75%, with the middle half of listings between 5.00% and 6.25%. That median is 60 bps below the national median of 6.35%. Cap rates vary by tenant, guarantee, remaining term and location; confirm the lease before relying on any single figure.
Which tenants have the most NNN listings in California?
The tenants with the most observed California listings right now are Walgreens (21), 7-Eleven (17), Starbucks (16). The tenant table above lists the top 40.
Which California cities have the most NNN properties for sale?
The cities with the most observed listings are Los Angeles (22), Sacramento (14), Long Beach (9). The city table above lists the top 20 and filters the full listing browser.
Are these listings offered by Investment Grade?
No. These are market observations aggregated from publicly marketed offerings and broker materials, not offerings by Investment Grade Income Property, LP. Registering for full property data connects you with our team for buyer representation and due diligence; the listing broker remains the listing broker.
NNN Properties For Sale in Other States
- NNN properties for sale in Arizona (160 listings)
- NNN properties for sale in Florida (678 listings)
- NNN properties for sale in Georgia (314 listings)
- NNN properties for sale in Illinois (337 listings)
- NNN properties for sale in Maryland (54 listings)
- NNN properties for sale in New Jersey (74 listings)
- NNN properties for sale in New York (185 listings)
- NNN properties for sale in North Carolina (288 listings)
- NNN properties for sale in Tennessee (209 listings)
- NNN properties for sale in Texas (915 listings)
- NNN properties for sale in Utah (53 listings)
