1031 Exchange NNN Properties for Sale
Identification-ready NNN inventory, matched to where you are on the clock: pre-sale planning, inside your 45 days, or racing day 180. Corporate tenants, verified deal math, and backups that actually close.
Tell us your sale timeline and equity band. You'll get a working shortlist — primary, backup, safety — with the underwriting already done, plus the off-market flow that never hits portals. Coordination with your qualified intermediary included (still picking one? see how to choose a 1031 exchange company); that's what the free representation is for.
This page lists NNN properties you can put on an identification list. The NNN 1031 exchange rules, the 45-day identification, and the 180-day close are on the NNN 1031 exchange rules and timeline. Run the sale closing date through the 1031 exchange deadline calculator for the 45-day date and the earlier of day 180 or the tax return due date.
Match deals to my 1031 window
Which NNN properties for sale fit a 1031 exchange right now?
As of November 11, 2026, 220 active NNN listings: 11 under $1M, 54 at $1–2M, 113 at $2–4M, and 42 at $4M+; median asking cap is 5.75%, from the asking cap on each listing.
Counts and the median asking cap are computed from the active listing records at build time. A price that lands on a band boundary is counted in the higher band. Bands with nothing in them stay on the page.
Under $1M
11 active listings in this band.
$1–2M
54 active listings in this band.
$2–4M
113 active listings in this band.
$4M+
42 active listings in this band.
Listing information is deemed reliable but not guaranteed — pricing, cap rates, and lease terms are subject to change, prior sale, or withdrawal without notice.
How do I build a 45-day identification list?
Put the list in writing before day 45: one primary you have already underwritten, one backup at similar economics, and one safety. The three phases below are when that list is built, filed with your qualified intermediary, and purchased.
Which lease terms to read, how debt you do not replace becomes boot, and which identification rule fits the list are covered in how to choose NNN replacement properties.
Pre-sale (day −60 to 0)
Criteria registered, market surveyed, shortlist underwritten before your closing starts the clock. The buyers who win started here.
Identification (day 1–45)
Three-property or 200%-rule list construction, offers on the primary, backups kept warm — everything documented for your QI.
Closing (day 46–180)
Diligence, financing, and estoppels run against the calendar, with the backup activated the moment a primary wobbles.
How do the 45-day, 180-day, and identification rules apply to these NNN properties?
The relinquished closing starts both clocks: identify in writing before day 45, and close the replacement purchase by day 180. The three-property rule and the 200% rule are the two ways this page builds that list.
Why do 1031 buyers gravitate to NNN properties specifically?
Because the exchange rules reward what NNN delivers. Like-kind is broad — any investment real estate replaces any other — so sellers of management-heavy assets (apartments, self-storage, offices) can trade into corporate-backed leases with zero operations. Add debt-replacement flexibility (NNN financing is standardized), nationwide inventory at every price point for clean identification lists, and closing timelines that fit inside 180 days, and net lease became the exchange industry's default landing spot.
How should I build my 45-day identification list with NNN deals?
Use the three-property rule strategically: one primary target you've already underwritten, one genuine backup at similar economics, and one safety that will definitely close (even at a slightly worse cap) if both others die. Identify all three formally, in writing, before day 45. The classic failure is identifying one 'sure thing' that falls out of contract on day 60 — at that point your exchange is dead and the tax bill arrives. Backups aren't pessimism; they're the whole strategy.
When should I start looking — before or after my sale closes?
Before, always. Your 45-day clock starts at your relinquished property's closing, so a shortlist built before closing gives you more options inside the window.
Can I split one sale into multiple NNN replacement properties?
Yes — and it's often smart. The 200% rule lets you identify any number of properties totaling up to twice your sale price, so a $3M apartment exit can become two or three NNN deals across different tenants and states: instant diversification of credit, geography, and lease maturities. The mechanics need care (allocating exchange funds and debt across closings), which is exactly the coordination we run with your qualified intermediary.
What are the 45-day and 180-day rules on a 1031 replacement purchase?
Both clocks start when the relinquished property closes. The identification list has to be in writing before day 45, and the replacement purchase has to close by day 180. This page splits that work into pre-sale planning, the identification window, and the closing window so the list exists before the clock starts.
How do the three-property rule and the 200% rule work for an NNN identification list?
The three-property rule names up to three properties of any price: one primary you have underwritten, one backup at similar economics, and one safety, in writing before day 45. The 200% rule is the other path already described here — identify any number of NNN properties totaling up to twice the sale price, which is how one sale becomes two or three deals. The written list goes to your qualified intermediary.
On the clock and need a replacement shortlist?
You get a primary, backup, and safety shortlist from the active listings above, plus the off-market flow. Buyer representation is free.