This page tracks every Olive Garden net lease property observed for sale in the United States, refreshed automatically from listing broker materials, checks the tenant against the investment grade threshold, and walks through how to evaluate one before you make an offer. If you want the corporate credit story, the Olive Garden credit rating and cap rate profile covers it. This page is about the inventory: what is on the market, what it is asking, how the pricing breaks down by term, state and lease type, and how a buyer, especially a 1031 exchange buyer, should work through it.
Olive Garden is investment grade. Olive Garden is not rated on its own; its parent company, Darden Restaurants, Inc., carries long-term ratings of BBB (Stable outlook) from S&P Global Ratings, Baa2 (Stable outlook) from Moody’s and BBB (Stable outlook) from Fitch Ratings, which places it in investment grade territory (BBB‑/Baa3 or higher). Whether that credit stands behind a specific lease depends on the guarantor named in the lease. Ratings checked September 27, 2026. Ratings change; confirm before relying on any figure here. See the Olive Garden credit rating and NNN cap rate profile and the investment grade credit tenant ratings table.
11 Olive Garden NNN properties observed for sale across 9 states as of September 25, 2026. Median asking cap rate 5.50% (range 4.75% to 6.50%). Median asking price $3.37M. Average remaining lease term 8.6 years. Median building 6,836 SF. Figures update automatically from listing broker materials.
Olive Garden NNN Properties For Sale: Latest Listings
Up to twelve of the most recently listed single-tenant Olive Garden properties with published pricing. Open any listing and register for full property data, including the address, location map and an IG summary with due diligence questions.
| Location | Asking Price | Cap Rate | NOI | Term Left | Built | Lease | |
|---|---|---|---|---|---|---|---|
| KANSAS CITY, KS | $5,000,000 | 5.50% | $275,000 | n/a | 2009 | ************ | Get full property data |
| Oregon, OH | $2,621,359 | 5.15% | $135,000 | n/a | 2026 | ************ | Get full property data |
| Humble, TX | $4,759,000 | 6.00% | $285,507 | n/a | 1986 | ************ | Get full property data |
| GRAPEVINE, TX | $3,506,953 | 6.50% | $227,952 | n/a | 1995 | ************ | Get full property data |
| Prattville, AL | $5,000,000 | 5.50% | $275,000 | n/a | 2008 | ************ | Get full property data |
| Moline, IL | $2,062,000 | 6.40% | $131,999 | n/a | 2017 | **** | Get full property data |
| Selma, NC | $3,900,000 | 5.00% | $195,000 | 10.0 yrs | 2026 | NNN | Get full property data |
| Orlando, FL | $3,069,000 | 5.75% | $176,474 | 3.3 yrs | 1989 | NNN | Get full property data |
| Ames, IA | $3,363,636 | 5.50% | $185,000 | 10.0 yrs | 2026 | Absolute NNN | Get full property data |
| Belton, MO | $2,962,962 | 5.40% | $160,000 | 9.8 yrs | 2026 | Absolute NNN | Get full property data |
| Mission, TX | $3,368,000 | 4.75% | $160,000 | 10.0 yrs | 2024 | Absolute NNN | Get full property data |
Search all 11 Olive Garden properties on the market
Market observations aggregated from listing broker materials; not offerings by Investment Grade Income Property, LP. Asking price, cap rate and NOI as published by the listing party. Information deemed reliable but not guaranteed. Verify all figures before relying on them.
Get new Olive Garden listings in your cap rate band
New Olive Garden net lease listings matched to your criteria, emailed as they are observed on the market. One email per match, nothing else.
Own an Olive Garden? Considering selling?
Investment Grade Income Property, LP advises owners nationally through Broker of Record co-listing partnerships in all 50 states. You choose the process: a quiet off-market placement with qualified 1031 buyers already searching this inventory, or a full on-market campaign. Either way it starts with a free valuation benchmark against the live Olive Garden listings on this page.
Investment Grade Income Property, LP is a licensed commercial real estate brokerage. Your details are used to send the information you requested and are never shared with listing brokers without your permission.
What You Are Actually Buying
Olive Garden restaurants are owned and operated by Darden subsidiaries such as GMRI, Inc., not franchisees, so leases generally carry Darden corporate credit. Confirm the signing entity and any parent guaranty in the lease itself.
The median building in the current inventory is 6,836 square feet on a freestanding pad with a full parking field. Darden’s current Olive Garden prototype is about 7,700 square feet with 250 seats, and Darden budgets new Olive Gardens on land-only ground leases. Corporate-signed restaurant leases price tighter than franchisee leases because the obligor is the brand itself rather than an operator.
Across the current inventory, roughly 45% of listings with a reported build year were delivered in the last four years, and about 0% are marketed as NN, NN+ or simply Net, which usually means the landlord retains roof and structure and sometimes parking and HVAC. Read the lease rather than the brochure headline. If the rating framework behind investment grade tenancy is unfamiliar, the investment grade guide explains it.
Olive Garden Cap Rate, Price and Term Distribution
These tables are generated from the live inventory and refresh every few hours. Use them to place any individual listing in context rather than judging an asking cap rate in isolation.
| Asking Cap Rate Band | Listings | Share | Avg Asking Price |
|---|---|---|---|
| Under 5.00% | 1 | 9% | $3.37M |
| 5.00% to 5.49% | 3 | 27% | $3.16M |
| 5.50% to 5.99% | 4 | 36% | $4.11M |
| 6.00% to 6.49% | 2 | 18% | $3.41M |
| 6.50% to 6.99% | 1 | 9% | $3.51M |
| Asking Price Band | Listings | Share | Avg Cap Rate |
|---|---|---|---|
| $1.5M to $2.5M | 1 | 9% | 6.40% |
| $2.5M to $3.5M | 5 | 45% | 5.31% |
| $3.5M to $5M | 3 | 27% | 5.83% |
| $5M and above | 2 | 18% | 5.50% |
| Remaining Lease Term | Listings | Avg Cap Rate |
|---|---|---|
| Under 5 years | 1 | 5.75% |
| 5 to 10 years | 1 | 5.40% |
| 10 to 15 years | 3 | 5.08% |
| Lease Type (as marketed) | Listings |
|---|---|
| ************ | 5 |
| Absolute NNN | 3 |
| NNN | 2 |
| **** | 1 |
How to read the pricing
The spread inside the Olive Garden inventory runs from 4.75% to 6.50%, against a median of 5.50%, and almost all of it is explained by three variables. First, remaining term, which the term table above prices directly. Second, geography, which the state table below shows. Third, lease structure and real estate quality: absolute NNN, fee simple and strong access trade at the tight end, while NN, ground lease and secondary access trade wider. When a listing sits far outside the band its term and state would predict, there is usually a reason in the lease, and it is worth finding before you write the offer rather than after.
Where Olive Garden NNN Properties Are For Sale
Current inventory spans 9 states. State-level cap rate differences of 50 to 100 basis points are normal and reflect state income tax, population growth and buyer competition more than anything about the tenant.
| State | Listings | Avg Cap Rate | Avg Asking Price |
|---|---|---|---|
| TX | 3 | 5.75% | $3.88M |
| FL | 1 | 5.75% | $3.07M |
| IA | 1 | 5.50% | $3.36M |
| IL | 1 | 6.40% | $2.06M |
| AL | 1 | 5.50% | $5.00M |
| MO | 1 | 5.40% | $2.96M |
| NC | 1 | 5.00% | $3.90M |
| OH | 1 | 5.15% | $2.62M |
| KS | 1 | 5.50% | $5.00M |
Olive Garden as a 1031 Exchange Replacement Property
The median asking price in the current Olive Garden inventory is $3.37M, and about 55% of listings fall in the middle of the market between 1.5 and 3.5 million dollars. Whether that fits an exchange depends on the equity coming out of the relinquished property and on the debt you need to replace.
- Identify from the live list, not a stale one. Listings move. Identify two or three specific properties under the three-property rule and keep a backup that is realistically still available.
- Debt replacement is the trap. If the relinquished property carried a mortgage, you must replace that debt or add cash to fully defer gain. Where lender pricing sits above the asking cap rate, financed acquisitions run negative leverage.
- Term should match your hold. If you plan to hold through the next exchange or pass the asset to heirs, prioritize term and options over 25 basis points of cap rate.
- Close-ability matters more than price. A clean estoppel, a current lease and no pending relocation are worth paying for on a 45-day clock.
For identification mechanics, timelines and the NNN, DST and UPREIT alternatives, see the 1031 exchange into investment grade property guide.
Olive Garden NNN Due Diligence Checklist
These are the items that change the value of an Olive Garden listing and are rarely resolved by the marketing brochure.
- Lease signatory. Confirm the obligor is the corporate entity and not an operating subsidiary with thin assets or a franchisee.
- Term, options and escalations. Verify the exact remaining term, the escalation schedule and whether options renew at fixed or market rent.
- Ground lease versus fee simple. Restaurant pads are frequently ground leased, which changes depreciation, financing and residual value.
- Reciprocal easement restrictions. On outparcels, review the REA for use restrictions, parking ratios, and any prohibition on drive-thru or signage changes.
How Investment Grade Works With Olive Garden Buyers
Investment Grade Income Property, LP is a licensed commercial real estate brokerage providing national advisory on acquisitions and dispositions of net lease property, with Broker of Record co-listing partnerships in all 50 states. On an Olive Garden acquisition we screen the live inventory against your criteria, pull the lease abstract behind any listing you want to pursue, benchmark the asking cap rate against the distribution above, and negotiate on your side of the table through closing. On most transactions there is no separate fee to the buyer because compensation is paid from the transaction by the listing side. Where that is not the case we disclose it in writing before you engage.
Owners of existing Olive Garden properties can use this page as a valuation benchmark. If you are weighing a sale, an off market disposition to a qualified 1031 buyer often closes faster and with less retrading than a broad marketing process.
Frequently Asked Questions
How many Olive Garden NNN properties are for sale right now?
As of September 25, 2026, 11 single-tenant Olive Garden net lease properties are observed for sale across 9 states. The count updates automatically as listings are added and removed.
Is Olive Garden investment grade?
Olive Garden is not rated on its own; its parent company, Darden Restaurants, Inc., carries long-term ratings of BBB (Stable outlook) from S&P Global Ratings, Baa2 (Stable outlook) from Moody’s and BBB (Stable outlook) from Fitch Ratings, which places it in investment grade territory (BBB‑/Baa3 or higher). Whether that credit stands behind a specific lease depends on the guarantor named in the lease. Ratings checked September 27, 2026.
What cap rate do Olive Garden NNN properties sell at?
The current median asking cap rate is 5.50%, with the inventory ranging from 4.75% to 6.50%. Longer term, stronger markets and absolute NNN structures price at the tight end.
How much does an Olive Garden NNN property cost?
The median asking price in the current inventory is $3.37M, with listings from $2.06M to $5.00M. About 55% fall between 1.5 and 3.5 million dollars.
Who signs the lease on an Olive Garden property?
Olive Garden restaurants are owned and operated by Darden subsidiaries such as GMRI, Inc., not franchisees, so leases generally carry Darden corporate credit. Confirm the signing entity and any parent guaranty in the lease itself.
Are these Olive Garden properties offered by Investment Grade?
No. They are properties on the market as published by their listing brokers, tracked here as market research so buyers can see the whole field in one place. Investment Grade Income Property, LP is not the listing broker unless stated, and all figures are asking figures that must be independently verified. We represent buyers who want to pursue any of them.
Working an Olive Garden acquisition or a 1031 identification deadline? Register on any listing above for full property data and a due diligence review, or email steve@investmentgrade.pro with your price range, target states and closing timeline and we will screen the live inventory for you.
