88 NNN properties are observed for sale in Mississippi across 53 tenants and 49 cities as of October 30, 2026, at a median asking cap rate of 6.98%, 63 basis points above 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 Mississippi prices against the national market, and how an acquisition or 1031 exchange buyer should work through it.
Asking cap rates in Mississippi run from 4.25% to 10.00%, with the middle half of listings between 6.31% and 7.66%. Median asking price $1.91M (median $261 per SF). Average remaining lease term 10.3 years among 29 listings that state a term. 8 listings report a 2026 build year. 44 listings were first observed and 28 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
- 88 NNN listings are observed in Mississippi, the 26th largest inventory of the 50 states with listings.
- The median asking cap rate of 6.98% is 63 basis points above the national median. That is the 9th highest median asking cap rate among the 50 states with observed listings.
- Comparing the same tenants, Mississippi listings ask 3 basis points wider than those tenants elsewhere (5 tenants, 32 Mississippi listings), so part of the gap above reflects location and part reflects which tenants are on the market.
- The median Mississippi listing was first observed 89 days ago (tracking began July 25, 2026, so listings marketed before then may have been on the market longer); 44 were first observed and 28 dropped off active tracking in the last 90 days.
NNN Properties For Sale in Mississippi: Latest Listings
Up to twenty-four single-tenant net lease properties in Mississippi with published pricing, the newest from each tenant first so the table reflects the whole Mississippi market rather than one or two active tenants. Below the table, the full listing browser carries every observed Mississippi 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 | |
|---|---|---|---|---|---|---|---|---|
| Refuel Gas Station | Terry | $3,458,638 | 6.25% | $216,165 | n/a | 2000 | Not stated | Get full property data |
| Dollar General | Lake | $390,515 | 9.00% | $35,146 | n/a | 2003 | Not stated | Get full property data |
| Heartland Dental | Horn Lake | $3,483,791 | 5.65% | $200,318 | n/a | 2024 | Not stated | Get full property data |
| Sunoco | Byhalia | $1,533,333 | 7.50% | $115,000 | n/a | 1992 | Not stated | Get full property data |
| Express Oil Change | Corinth | $2,711,864 | 5.90% | $160,000 | n/a | 2024 | Not stated | Get full property data |
| Whistle Express | Philadelphia | $2,450,780 | 6.00% | $147,047 | n/a | 2017 | Not stated | Get full property data |
| Advance Auto Parts | Gulfport | $2,394,000 | 8.00% | $191,500 | n/a | 2021 | Not stated | Get full property data |
| Taco Bell | Collins | $1,891,000 | 5.50% | $104,000 | n/a | 2022 | Not stated | Get full property data |
| Ashley Homestore | Southaven | $9,246,209 | 6.50% | $601,004 | n/a | 2008 | Not stated | Get full property data |
| Valvoline | Batesville | $1,178,000 | 5.35% | $63,000 | n/a | n/a | Not stated | Get full property data |
| Chick-fil-A | Biloxi | $3,647,000 | 4.25% | $155,000 | n/a | 2026 | Not stated | Get full property data |
| Dollar Tree | Tupelo | $1,864,828 | 7.25% | $135,200 | n/a | 2024 | Not stated | Get full property data |
| Zips Car Wash | Olive Branch | $1,534,467 | 7.15% | $109,714 | n/a | 2009 | Not stated | Get full property data |
| Dutch Bros | Oxford | $3,000,000 | 5.30% | $159,140 | n/a | 2026 | Not stated | Get full property data |
| Jim 'n Nick's | Olive Branch | $4,167,000 | 6.00% | $250,000 | n/a | 2026 | Not stated | Get full property data |
| Care Compass, Llc | Southaven | $2,795,158 | 8.00% | $223,693 | n/a | 1999 | Not stated | Get full property data |
| C&tdg Management, Llc And Ross Family Dental Management, Llc | Oxford | $3,612,102 | 6.25% | $225,756 | n/a | 2016 | Not stated | Get full property data |
| Pizza Hut | Natchez | $1,377,778 | 6.75% | $93,000 | n/a | 2024 | Not stated | Get full property data |
| Tractor Supply | Ocean Springs | $3,575,000 | 7.19% | $256,882 | n/a | n/a | Not stated | Get full property data |
| Freddy's | Flowood | $3,046,000 | 6.75% | n/a | n/a | 2024 | Not stated | Get full property data |
| Harbor Freight Tools | Pearl | $1,735,000 | 6.50% | $112,800 | n/a | n/a | Not stated | Get full property data |
| Sherwin-Williams | Jackson | $980,000 | 7.67% | $75,144 | n/a | 1997 | Not stated | Get full property data |
| Social Security Administration | Tupelo | $5,640,000 | 8.50% | $479,377 | n/a | 2006 | Not stated | Get full property data |
| Oxford Dental | Oxford | $2,259,000 | 7.25% | $163,808 | n/a | n/a | Not stated | Get full property data |
Showing 24 of 88 observed Mississippi 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.
Mississippi 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 | |
|---|---|---|---|---|---|
| Dollar General | 17 | 7.00% | 6.25% to 9.50% | $1.32M | Dollar General NNN for sale |
| CVS | 4 | 7.08% | 6.30% to 10.00% | $2.91M | CVS NNN for sale |
| Fast Pace Urgent Care | 4 | 6.63% | 6.00% to 7.50% | $2.11M | Fast Pace Urgent Care NNN for sale |
| Walgreens | 4 | 6.98% | 6.50% to 9.00% | $4.02M | Walgreens NNN for sale |
| Family Dollar | 3 | 9.00% | 7.00% to 9.00% | $1.28M | Family Dollar NNN for sale |
| Academy Sports + Outdoors | 2 | 7.33% | 7.20% to 7.45% | $9.56M | |
| Dutch Bros | 2 | 5.48% | 5.30% to 5.65% | $2.98M | Dutch Bros NNN for sale |
| Freddy's | 2 | 6.55% | 6.35% to 6.75% | $3.11M | |
| Goodyear | 2 | 6.85% | 6.00% to 7.70% | $2.52M | Goodyear NNN for sale |
| Midas | 2 | 6.80% | 6.60% to 7.00% | $1.86M | |
| Popeyes | 2 | 6.38% | 6.00% to 6.75% | $2.10M | Popeyes NNN for sale |
| Tractor Supply | 2 | 6.49% | 5.79% to 7.19% | $3.00M | Tractor Supply NNN for sale |
| Advance Auto Parts | 1 | 8.00% | 8.00% to 8.00% | $2.39M | Advance Auto Parts NNN for sale |
| Affordable Denture And Implants | 1 | 7.00% | 7.00% to 7.00% | $0.98M | |
| Affordable Dentures & Implants | 1 | 7.00% | 7.00% to 7.00% | $0.98M | |
| Ashley Homestore | 1 | 6.50% | 6.50% to 6.50% | $9.25M | |
| AutoZone | 1 | 5.75% | 5.75% to 5.75% | $1.78M | AutoZone NNN for sale |
| Burger King | 1 | 6.88% | 6.88% to 6.88% | $2.38M | Burger King NNN for sale |
| Captain D's | 1 | 7.00% | 7.00% to 7.00% | $1.58M | |
| Care Compass, Llc | 1 | 8.00% | 8.00% to 8.00% | $2.80M | |
| Chick-fil-A | 1 | 4.25% | 4.25% to 4.25% | $3.65M | Chick-fil-A NNN for sale |
| C&tdg Management, Llc And Ross Family Dental Management, Llc | 1 | 6.25% | 6.25% to 6.25% | $3.61M | |
| Dollar Tree | 1 | 7.25% | 7.25% to 7.25% | $1.86M | Dollar Tree NNN for sale |
| Dunkin' | 1 | 5.60% | 5.60% to 5.60% | $1.71M | Dunkin' NNN for sale |
| Express Oil Change | 1 | 5.90% | 5.90% to 5.90% | $2.71M | |
| Fast Pace Health Urgent Care | 1 | 7.00% | 7.00% to 7.00% | $1.84M | |
| FedEx | 1 | n/a | n/a | $0.75M | FedEx NNN for sale |
| Fleetpride | 1 | 8.00% | 8.00% to 8.00% | $1.10M | |
| Good Day Farm | 1 | 6.50% | 6.50% to 6.50% | $1.20M | |
| Harbor Freight Tools | 1 | 6.50% | 6.50% to 6.50% | $1.74M | Harbor Freight Tools NNN for sale |
| Heartland Dental | 1 | 5.65% | 5.65% to 5.65% | $3.48M | Heartland Dental NNN for sale |
| Jack's Family Restaurants | 1 | 6.00% | 6.00% to 6.00% | $1.83M | |
| Jim 'n Nick's | 1 | 6.00% | 6.00% to 6.00% | $4.17M | |
| Kfc | 1 | n/a | n/a | $3.00M | |
| Mastec | 1 | n/a | n/a | $0.49M | |
| Oxford Dental | 1 | 7.25% | 7.25% to 7.25% | $2.26M | |
| Pizza Hut | 1 | 6.75% | 6.75% to 6.75% | $1.38M | |
| Progressive Health | 1 | 8.00% | 8.00% to 8.00% | $9.23M | |
| Refuel Gas Station | 1 | 6.25% | 6.25% to 6.25% | $3.46M | |
| Ruby Tuesday | 1 | 8.50% | 8.50% to 8.50% | $1.94M |
Tenants with the most Mississippi listings observed (top 40 of 53). Tenants with a linked page have a full credit and inventory profile; 54 of the 88 listings belong to tenants with a profile page.
Mississippi NNN Properties by Category
- Dollar Store NNN properties for sale (21 in Mississippi across 3 tenants)
- QSR NNN properties for sale (8 in Mississippi across 6 tenants)
- Pharmacy NNN properties for sale (8 in Mississippi across 2 tenants)
- Auto Parts and Service NNN properties for sale (5 in Mississippi across 4 tenants)
- Healthcare NNN properties for sale (5 in Mississippi across 2 tenants)
- Gas Station and C-Store NNN properties for sale (2 in Mississippi across 2 tenants)
Counts cover all observed listings from tenants with a profile page; the category pages aggregate the same tenants nationally.
Mississippi NNN Properties by City
The cities with the most observed Mississippi listings are Biloxi (4), Booneville (4), Corinth (4). Tap any city in the table to filter the full listing browser to that city.
| City | Listings | Median Cap | Avg Asking Price |
|---|---|---|---|
| Biloxi | 4 | 6.00% | $1.98M |
| Booneville | 4 | 6.70% | $1.75M |
| Corinth | 4 | 6.88% | $1.78M |
| Flowood | 4 | 6.88% | $2.04M |
| Gulfport | 4 | 7.30% | $2.99M |
| Pearl | 4 | 6.50% | $2.65M |
| Tupelo | 4 | 7.25% | $2.85M |
| Batesville | 3 | 6.65% | $1.17M |
| Jackson | 3 | 7.34% | $3.70M |
| Natchez | 3 | 6.75% | $1.67M |
| Oxford | 3 | 6.25% | $2.96M |
| Southaven | 3 | 6.61% | $5.26M |
| Hattiesburg | 2 | 6.50% | $2.17M |
| Horn Lake | 2 | 5.70% | $2.63M |
| Ocean Springs | 2 | 7.43% | $4.38M |
| Olive Branch | 2 | 6.58% | $2.85M |
| Petal | 2 | 7.00% | $1.30M |
| Philadelphia | 2 | 7.00% | $2.63M |
| Starkville | 2 | 6.85% | $5.68M |
| West Point | 2 | 7.00% | $1.71M |
Cities with the most Mississippi listings observed (top 20 of 49). Tap a city to filter the full listing browser.
How Mississippi Prices Against the National NNN Market
The Mississippi median asking cap rate of 6.98% sits 63 bps above 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.
Mississippi 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 Mississippi 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 Mississippi 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 Mississippi and compares it with that tenant’s median in other states, for tenants with at least three Mississippi listings and five listings elsewhere, weighted by Mississippi listing count. Days on market are measured from the date a listing was first observed.
Frequently Asked Questions: NNN Properties For Sale in Mississippi
How many NNN properties are for sale in Mississippi right now?
As of October 30, 2026, 88 single-tenant net lease properties are observed for sale in Mississippi across 53 tenants and 49 cities. The count updates automatically as listings are added and withdrawn.
What cap rates are Mississippi NNN properties asking?
The median asking cap rate across observed Mississippi listings is 6.98%, with the middle half of listings between 6.31% and 7.66%. That median is 63 bps above 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 Mississippi?
The tenants with the most observed Mississippi listings right now are Dollar General (17), CVS (4), Fast Pace Urgent Care (4). The tenant table above lists the top 40.
Which Mississippi cities have the most NNN properties for sale?
The cities with the most observed listings are Biloxi (4), Booneville (4), Corinth (4). 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 (158 listings)
- NNN properties for sale in California (446 listings)
- NNN properties for sale in Colorado (161 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 Louisiana (143 listings)
- NNN properties for sale in Maryland (55 listings)
- NNN properties for sale in Michigan (268 listings)
- NNN properties for sale in Missouri (149 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 York (186 listings)
- NNN properties for sale in North Carolina (285 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 Washington (92 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 Mississippi listing in the full NNN search
Buying With 1031 Exchange Proceeds?
Compare this inventory with all 7,410 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.
