This page tracks T-Mobile net lease properties 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 T-Mobile 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.
On a T-Mobile property, who signed the lease determines the credit. T-Mobile US, Inc. carries issuer ratings of BBB+ from S&P Global Ratings and BBB+ from Fitch Ratings: all investment grade (BBB-/Baa3 or higher). Ratings checked October 8, 2026. Many T-Mobile stores are run by authorized retailers, and an issuer rating does not extend to a dealer lease unless a written corporate guaranty says so. Confirm the signature block. See the T-Mobile credit profile.
9 T-Mobile NNN properties observed for sale across 7 states as of October 16, 2026. Median asking cap rate 7.25% (range 4.00% to 8.00%). Median asking price $1.28M. Average remaining lease term 6.0 years (among 2 listings that state a term). Median building 2,952 SF. Figures update automatically from listing broker materials.
T-Mobile NNN Properties For Sale: Latest Listings
Up to twelve of the most recently listed single-tenant T-Mobile 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 | |
|---|---|---|---|---|---|---|---|
| Carlyle, IL | $1,050,000 | 7.65% | $80,325 | n/a | 2023 | Not stated | Get full property data |
| Lansing, IL | $1,613,000 | 7.75% | $125,017 | n/a | 2016 | Not stated | Get full property data |
| Greeley, CO | $2,638,615 | 6.50% | $171,510 | n/a | 2026 | Not stated | Get full property data |
| Los Angeles, CA | $10,500,000 | 4.00% | $420,410 | n/a | 2001 | Not stated | Get full property data |
| Clarksdale, MS | $1,150,975 | 8.00% | $92,078 | n/a | 2006 | Not stated | Get full property data |
| Lake City, SC | $1,895,000 | 5.12% | $97,000 | 7.5 yrs | 1990 | NN | Get full property data |
| Bessemer, AL | $1,143,097 | 7.75% | $88,590 | 4.5 yrs | 2015 | NN | Get full property data |
| Anniston, AL | $422,000 | 7.10% | n/a | n/a | n/a | Not stated | Get full property data |
| Edison, NJ | $1,281,994 | 7.25% | $92,445 | n/a | n/a | NNN | Get full property data |
Search all 9 T-Mobile 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 T-Mobile listings in your cap rate band
New T-Mobile net lease listings matched to your criteria, emailed as they are observed on the market. One email per match, nothing else.
Own a T-Mobile? 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 valuation benchmark against the live T-Mobile 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
T-Mobile store listings include both corporate locations and authorized dealer locations. The carrier is a large rated issuer, but dealer-signed leases carry the dealer credit. Verify which entity signed before applying any assumption about the tenant.
Stores are small, generally 2,000 to 5,000 square feet, frequently in retail strips or on small pads. The critical distinction in this category is corporate store versus authorized retailer, because a large share of the store base is operated by independent dealers rather than the carrier.
Across the current inventory, roughly 29% of listings with a reported build year were delivered in the last four years, and about 22% 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.
T-Mobile 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 | 11% | $10.50M |
| 5.00% to 5.49% | 1 | 11% | $1.90M |
| 6.50% to 6.99% | 1 | 11% | $2.64M |
| 7.00% and above | 6 | 67% | $1.11M |
| Asking Price Band | Listings | Share | Avg Cap Rate |
|---|---|---|---|
| Under $1.5M | 5 | 56% | 7.55% |
| $1.5M to $2.5M | 2 | 22% | 6.44% |
| $2.5M to $3.5M | 1 | 11% | 6.50% |
| $5M and above | 1 | 11% | 4.00% |
| Remaining Lease Term | Listings | Avg Cap Rate |
|---|---|---|
| Under 5 years | 1 | 7.75% |
| 5 to 10 years | 1 | 5.12% |
| Lease Type (as marketed) | Listings |
|---|---|
| Not stated | 6 |
| NN | 2 |
| NNN | 1 |
How to read the pricing
The spread inside the T-Mobile inventory runs from 4.00% to 8.00%, against a median of 7.25%. Three variables help explain much of that spread, although these tables describe asking prices and do not isolate any single effect. First, remaining term, shown in the term table above. Second, geography, shown in the state table below. Third, lease structure and real estate quality: longer terms, stronger guarantors, absolute NNN structures and strong access generally ask lower cap rates, while leases with landlord responsibilities (NN) and secondary access generally ask higher ones; ground leases can price on either side, depending on rent and land value. 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 T-Mobile NNN Properties Are For Sale
Current inventory spans 7 states. Differences between states in the table below can reflect local buyer demand, growth, taxes and the mix of lease terms in each state’s listings as much as anything about the tenant, and small state samples can shift quickly.
| State | Listings | Avg Cap Rate | Avg Asking Price |
|---|---|---|---|
| IL | 2 | 7.70% | $1.33M |
| AL | 2 | 7.43% | $0.78M |
| CO | 1 | 6.50% | $2.64M |
| SC | 1 | 5.12% | $1.90M |
| MS | 1 | 8.00% | $1.15M |
| NJ | 1 | 7.25% | $1.28M |
| CA | 1 | 4.00% | $10.50M |
T-Mobile as a 1031 Exchange Replacement Property
The median asking price in the current T-Mobile inventory is $1.28M, and about 33% 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.
- Certainty of closing 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.
T-Mobile NNN Due Diligence Checklist
These are the items that change the value of a T-Mobile listing and are rarely resolved by the offering memorandum.
- Corporate store versus authorized retailer. Confirm whether the carrier itself signed the lease or an independent dealer did. This is the largest single credit variable in the category.
- Guaranty. If the lease is dealer-signed, establish whether any corporate or parent guaranty exists and read it.
- Term and renewal history. Retail footprints in this category have been shrinking. Check how many times the location has renewed and at what rent.
- Reuse. Small inline or pad space converts readily, which supports residual, but confirm parking, access and signage.
How Investment Grade Works With T-Mobile 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 a T-Mobile 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 T-Mobile 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 T-Mobile NNN properties are for sale right now?
As of October 16, 2026, 9 single-tenant T-Mobile net lease properties are observed for sale across 7 states. The count updates automatically as listings are added and removed.
Is T-Mobile investment grade?
That depends on who signed the lease. T-Mobile US, Inc. carries issuer ratings of BBB+ from S&P Global Ratings and BBB+ from Fitch Ratings: all investment grade (BBB-/Baa3 or higher). Ratings checked October 8, 2026.
What cap rate do T-Mobile NNN properties sell at?
The current median asking cap rate is 7.25%, with the inventory ranging from 4.00% to 8.00%. Longer term, stronger markets and absolute NNN structures price at the tight end.
How much does a T-Mobile NNN property cost?
The median asking price in the current inventory is $1.28M, with listings from $0.42M to $10.50M. About 33% fall between 1.5 and 3.5 million dollars.
Who signs the lease on a T-Mobile property?
T-Mobile store listings include both corporate locations and authorized dealer locations. The carrier is a large rated issuer, but dealer-signed leases carry the dealer credit. Verify which entity signed before applying any assumption about the tenant.
Working a T-Mobile 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.
