47 NNN properties are observed for sale in Idaho across 38 tenants and 18 cities as of October 30, 2026, at a median asking cap rate of 6.00%, 35 basis points below the national median of 6.35%. Investment Grade Research tracks each one across publicly marketed offerings and broker materials, checks rated tenants against the investment grade threshold, and publishes the observations here: which tenants and cities carry the inventory, what it is asking, how Idaho prices against the national market, and how an acquisition or 1031 exchange buyer should work through it.
Asking cap rates in Idaho run from 4.70% to 12.76%, with the middle half of listings between 5.69% and 6.92%. Median asking price $2.80M (median $541 per SF). Average remaining lease term 11.8 years among 14 listings that state a term. 5 listings report a 2026 build year. 20 listings were first observed and 12 dropped off active tracking in the last 90 days. Figures update automatically across publicly marketed offerings and broker materials.
Key findings, as of October 30, 2026
- 47 NNN listings are observed in Idaho, the 37th largest inventory of the 50 states with listings.
- The median asking cap rate of 6.00% is 35 basis points below the national median. That is tied for the 43rd highest median asking cap rate among the 50 states with observed listings.
- The median Idaho listing has been observed since tracking began on July 25, 2026, so it may have been on the market longer; 20 were first observed and 12 dropped off active tracking in the last 90 days.
NNN Properties For Sale in Idaho: Latest Listings
Up to twenty-four single-tenant net lease properties in Idaho with published pricing, the newest from each tenant first so the table reflects the whole Idaho market rather than one or two active tenants. Below the table, the full listing browser carries every observed Idaho 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 | |
|---|---|---|---|---|---|---|---|---|
| Mattress Firm | Garden City | $1,860,000 | 12.76% | $237,388 | n/a | 2015 | Not stated | Get full property data |
| Krung Thai | Garden City | $2,500,000 | 6.00% | $150,000 | n/a | 1980 | Not stated | Get full property data |
| Caliber Collision | Kuna | $7,460,733 | 6.00% | $447,644 | n/a | 2026 | Not stated | Get full property data |
| Zips Car Wash | Twin Falls | $10,583,777 | 6.89% | $728,693 | n/a | 2010 | Not stated | Get full property data |
| Truck Ranch | Twin Falls | $2,250,000 | 7.00% | n/a | n/a | 2018 | Not stated | Get full property data |
| 7-Eleven | Post Falls | $10,744,681 | 4.70% | $505,000 | n/a | 2025 | Not stated | Get full property data |
| Grease Monkey | Meridian | $3,034,504 | 5.75% | $174,484 | n/a | 2026 | Not stated | Get full property data |
| Les Schwab Tire Center | Boise | $16,421,891 | 5.50% | $903,204 | n/a | 1976 | Not stated | Get full property data |
| Starbucks | Blackfoot | $3,272,727 | 5.50% | $180,000 | n/a | n/a | Not stated | Get full property data |
| Sherwin-Williams | Twin Falls | $609,230 | 6.50% | $39,600 | n/a | 1971 | Not stated | Get full property data |
| L&W Supply | Idaho Falls | $2,524,000 | 7.00% | $176,659 | n/a | 2005 | Not stated | Get full property data |
| Grocery Outlet | Mountain Home | $5,940,000 | 6.00% | $356,400 | n/a | 2022 | Not stated | Get full property data |
| CapEd Credit Union | Meridian | $13,250,000 | 7.00% | $941,192 | n/a | n/a | Not stated | Get full property data |
| El Pollo Loco | Nampa | $2,268,000 | 4.85% | $110,000 | n/a | 2026 | Not stated | Get full property data |
| O'Reilly Auto Parts | Oldtown | $1,765,000 | 6.00% | $105,880 | n/a | 2017 | Not stated | Get full property data |
| Christian Brothers Automotive | Hayden | $5,500,000 | 6.00% | $330,000 | n/a | 2025 | Not stated | Get full property data |
| Café Zupas | Ammon | $3,454,500 | 5.50% | $190,000 | n/a | 2025 | Not stated | Get full property data |
| Primary Health Medical Group | Boise | $5,305,801 | 6.00% | $318,348 | 7.5 yrs | 2022 | NNN | Get full property data |
| Dutch Bros | Coeur d'Alene | $1,490,000 | 5.50% | $81,860 | 11.4 yrs | 2008 | NNN | Get full property data |
| Dollar Loan Center | Boise | $1,590,000 | 7.00% | $103,350 implies 6.50%; verify | n/a | 1958 | Absolute NNN | Get full property data |
| WINGERS Restaurant & Alehouse | Mountain Home | $2,755,450 | 6.00% | $165,327 | 5.0 yrs | 2010 | Absolute NNN | Get full property data |
| Aarons Furniture | Idaho Falls | $1,227,586 | 7.25% | $89,000 | 4.5 yrs | 2007 | NNN | Get full property data |
| El Gaucho | Boise | $5,605,428 | 5.25% | $294,285 | n/a | 1940 | Not stated | Get full property data |
| Hardee's | Idaho Falls | $2,707,692 | 5.85% | $158,400 | 5.8 yrs | 2013 | NNN | Get full property data |
Showing 24 of 47 observed Idaho 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.
Idaho 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 | |
|---|---|---|---|---|---|
| Dutch Bros | 3 | 5.50% | 5.37% to 6.00% | $1.90M | Dutch Bros NNN for sale |
| Grocery Outlet | 3 | 5.75% | 5.75% to 6.00% | $6.21M | |
| Dollar Loan Center | 2 | 7.00% | 7.00% | $1.56M | |
| Dollar Tree | 2 | 5.90% | 5.00% to 6.80% | $2.51M | Dollar Tree NNN for sale |
| Take 5 Oil Change | 2 | 5.75% | 5.75% | $2.13M | |
| Tidal Wave Auto Spa | 2 | 6.50% | 6.25% to 6.75% | $6.24M | |
| Tractor Supply | 2 | n/a | n/a | $3.00M | Tractor Supply NNN for sale |
| 7-Eleven | 1 | n/a | 4.70% | $10.74M | 7-Eleven NNN for sale |
| Aarons Furniture | 1 | n/a | 7.25% | $1.23M | |
| Café Zupas | 1 | n/a | 5.50% | $3.45M | |
| Caliber Collision | 1 | n/a | 6.00% | $7.46M | |
| CapEd Credit Union | 1 | n/a | 7.00% | $13.25M | |
| Christian Brothers Automotive | 1 | n/a | 6.00% | $5.50M | |
| El Gaucho | 1 | n/a | 5.25% | $5.61M | |
| El Pollo Loco | 1 | n/a | 4.85% | $2.27M | |
| Frito Lay | 1 | n/a | 7.21% | $2.10M | |
| Grease Monkey | 1 | n/a | 5.75% | $3.03M | |
| Guthrie's | 1 | n/a | 6.25% | $3.60M | |
| Hardee's | 1 | n/a | 5.85% | $2.71M | |
| Idaho Fitness Factory | 1 | n/a | 7.00% | $7.86M | |
| Jack in the Box | 1 | n/a | 5.28% | $2.47M | |
| Krung Thai | 1 | n/a | 6.00% | $2.50M | |
| Les Schwab Tire Center | 1 | n/a | 5.50% | $16.42M | |
| L&W Supply | 1 | n/a | 7.00% | $2.52M | |
| Mattress Firm | 1 | n/a | 12.76% | $1.86M | |
| Mor Furniture | 1 | n/a | 5.25% | $2.00M | |
| O'Reilly Auto Parts | 1 | n/a | 6.00% | $1.77M | O'Reilly Auto Parts NNN for sale |
| Primary Health Medical Group | 1 | n/a | 6.00% | $5.31M | |
| Red Robin | 1 | n/a | 6.01% | $3.75M | |
| Sherwin-Williams | 1 | n/a | 6.50% | $0.61M | Sherwin-Williams NNN for sale |
| Starbucks | 1 | n/a | 5.50% | $3.27M | Starbucks NNN for sale |
| The Sidetrack Bar & Event Venue | 1 | n/a | n/a | $0.45M | |
| Topgolf | 1 | n/a | 7.00% | $25.00M | |
| Truck Ranch | 1 | n/a | 7.00% | $2.25M | |
| Walgreens | 1 | n/a | 8.25% | $4.00M | Walgreens NNN for sale |
| Wienerschnitzel | 1 | n/a | 6.00% | $3.00M | |
| WINGERS Restaurant & Alehouse | 1 | n/a | 6.00% | $2.76M | |
| Zips Car Wash | 1 | n/a | 6.89% | $10.58M |
Tenants with the most Idaho listings observed (all 38). Tenants with a linked page have a full credit and inventory profile; 12 of the 47 listings belong to tenants with a profile page.
Idaho NNN Properties by Category
- QSR NNN properties for sale (4 in Idaho across 2 tenants)
- Dollar Store NNN properties for sale (2 in Idaho across 1 tenant)
- Gas Station and C-Store NNN properties for sale (1 in Idaho across 1 tenant)
- Auto Parts and Service NNN properties for sale (1 in Idaho across 1 tenant)
- Pharmacy NNN properties for sale (1 in Idaho across 1 tenant)
Counts cover all observed listings from tenants with a profile page; the category pages aggregate the same tenants nationally.
Idaho NNN Properties by City
The cities with the most observed Idaho listings are Boise (6), Meridian (6) and Idaho Falls (5). Tap any city in the table to filter the full listing browser to that city.
| City | Listings | Median Cap | Avg Asking Price |
|---|---|---|---|
| Boise | 6 | 6.01% | $6.05M |
| Meridian | 6 | 6.50% | $9.16M |
| Idaho Falls | 5 | 7.00% | $2.13M |
| Nampa | 4 | 5.27% | $2.07M |
| Ammon | 3 | 5.50% | $2.43M |
| Garden City | 3 | 8.25% | $2.79M |
| Mountain Home | 3 | 6.00% | $5.06M |
| Twin Falls | 3 | 6.89% | $4.48M |
| Emmett | 2 | n/a | $4.70M |
| Kuna | 2 | 5.88% | $4.82M |
| Oldtown | 2 | n/a | $2.28M |
| Post Falls | 2 | 5.23% | $8.99M |
| Athol | 1 | n/a | $2.22M |
| Blackfoot | 1 | n/a | $3.27M |
| Burley | 1 | n/a | $6.00M |
| Coeur d'Alene | 1 | n/a | $1.49M |
| Gooding | 1 | n/a | $0.45M |
| Hayden | 1 | n/a | $5.50M |
Cities with the most Idaho listings observed (all 18). Tap a city to filter the full listing browser.
How Idaho Prices Against the National NNN Market
The Idaho median asking cap rate of 6.00% sits 35 bps below the national median of 6.35%. A state median reflects both location and which tenants happen to be on the market, so the state median alone is not a like-for-like price comparison. 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.
Idaho 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 Idaho 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 Idaho 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, on hold or closed are excluded, as are listings priced under $150,000. Medians use published asking prices and cap rates (where a cap rate is not stated, it is computed from the published NOI and price), so they describe what sellers are asking, not closed sale prices. The same-tenant comparison takes each tenant’s median asking cap rate in Idaho and compares it with that tenant’s median in other states, for tenants with at least three Idaho listings and five listings elsewhere, weighted by Idaho listing count. Days on market are measured from the date a listing was first observed.
Frequently Asked Questions: NNN Properties For Sale in Idaho
How many NNN properties are for sale in Idaho right now?
As of October 30, 2026, 47 single-tenant net lease properties are observed for sale in Idaho across 38 tenants and 18 cities. The count updates automatically as listings are added and withdrawn.
What cap rates are Idaho NNN properties asking?
The median asking cap rate across observed Idaho listings is 6.00%, with the middle half of listings between 5.69% and 6.92%. That median is 35 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 Idaho?
The tenants with the most observed Idaho listings right now are Dutch Bros (3) and Grocery Outlet (3), then several tenants tied at 2 listings each. The tenant table above lists every tenant with an observed listing.
Which Idaho cities have the most NNN properties for sale?
The cities with the most observed listings are Boise (6), Meridian (6) and Idaho Falls (5). The city table above lists every city with an observed listing 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 Alabama (209 listings)
- NNN properties for sale in Arizona (158 listings)
- NNN properties for sale in Arkansas (147 listings)
- NNN properties for sale in California (446 listings)
- NNN properties for sale in Colorado (161 listings)
- NNN properties for sale in Connecticut (52 listings)
- NNN properties for sale in Delaware (9 listings)
- NNN properties for sale in Florida (689 listings)
- NNN properties for sale in Georgia (318 listings)
- NNN properties for sale in Illinois (330 listings)
- NNN properties for sale in Indiana (195 listings)
- NNN properties for sale in Iowa (75 listings)
- NNN properties for sale in Kansas (84 listings)
- NNN properties for sale in Kentucky (119 listings)
- NNN properties for sale in Louisiana (143 listings)
- NNN properties for sale in Maine (19 listings)
- NNN properties for sale in Maryland (55 listings)
- NNN properties for sale in Massachusetts (65 listings)
- NNN properties for sale in Michigan (268 listings)
- NNN properties for sale in Minnesota (133 listings)
- NNN properties for sale in Mississippi (88 listings)
- NNN properties for sale in Missouri (149 listings)
- NNN properties for sale in Montana (17 listings)
- NNN properties for sale in Nebraska (24 listings)
- NNN properties for sale in Nevada (63 listings)
- NNN properties for sale in New Hampshire (20 listings)
- NNN properties for sale in New Jersey (75 listings)
- NNN properties for sale in New Mexico (85 listings)
- NNN properties for sale in New York (186 listings)
- NNN properties for sale in North Carolina (285 listings)
- NNN properties for sale in North Dakota (16 listings)
- NNN properties for sale in Ohio (338 listings)
- NNN properties for sale in Oklahoma (146 listings)
- NNN properties for sale in Oregon (74 listings)
- NNN properties for sale in Pennsylvania (237 listings)
- NNN properties for sale in Rhode Island (6 listings)
- NNN properties for sale in South Carolina (187 listings)
- NNN properties for sale in South Dakota (12 listings)
- NNN properties for sale in Tennessee (218 listings)
- NNN properties for sale in Texas (935 listings)
- NNN properties for sale in Utah (53 listings)
- NNN properties for sale in Vermont (14 listings)
- NNN properties for sale in Virginia (177 listings)
- NNN properties for sale in Washington (92 listings)
- NNN properties for sale in West Virginia (37 listings)
- NNN properties for sale in Wisconsin (130 listings)
- NNN properties for sale in Wyoming (12 listings)
Browse NNN Properties For Sale by Tenant and Category
- All NNN properties for sale by tenant
- NNN restaurants for sale
- Dollar store NNN properties for sale
- Pharmacy NNN properties for sale
- Gas station and c-store NNN properties for sale
- Search every Idaho listing in the full NNN search
Buying With 1031 Exchange Proceeds?
Compare this inventory with all 7,408 1031 exchange NNN properties for sale nationally, sorted by price band, tenant credit, remaining lease term and state. Then check your 1031 exchange deadlines: 45 days to identify replacement property and 180 days to close, or your tax return due date (including extensions) if that comes first (IRC 1031(a)(3); Treas. Reg. 1.1031(k)-1(b)(2)). General information, not tax or legal advice.
