Iowa NNN Properties For Sale
Access Quality Triple Net Lease Investments
Below are
Iowa NNN Properties for Sale
7-Eleven
- $8,606,000
7-Eleven NNN for Sale in Hearne, TX — $8.6M | 5.45% Cap
Hearne, Texas
Dollar General
- $1,596,977
Dollar General NNN for Sale in Athens, GA — $1.6M | 6.75% Cap
Athens, Georgia
Starbucks
- $1,750,000
Starbucks NNN for Sale in Humble, TX — $1.8M | 5.62% Cap
Humble, Texas
7-Eleven
- $2,095,238
7-Eleven NNN for Sale in Rocky Mount, NC — $2.1M | 5.25% Cap
Rocky Mount, North Carolina
Walgreens Pharmacy
- $4,194,211
Walgreens NNN for Sale in Ruston, LA — $4.2M | 9.5% Cap
Ruston, Louisiana
Walgreens Pharmacy
- $4,162,118
Walgreens NNN for Sale in Palos Heights, IL — $4.2M | 9.25% Cap
Palos Heights, Illinois
Family Dollar
- $952,715
Family Dollar NNN for Sale in Orangeburg, SC — $953K | 9.5% Cap
Orangeburg, South Carolina
Dollar General
- $1,927,007
Dollar General NNN for Sale in Lester, WV — $1.9M | 6.85% Cap
Lester, West Virginia
McDonald's
- $3,250,000
McDonald NNN for Sale in Texas City, TX — $3.2M | 4.0% Cap
Texas City, Texas
Family Dollar
- $1,855,709
Family Dollar NNN for Sale in Springfield, MA — $1.9M | 9.0% Cap
Springfield, Massachusetts
Starbucks
- $2,262,110
Starbucks NNN for Sale in Laredo, TX — $2.3M | 6.0% Cap
Laredo, Texas
Chick-fil-A
- $3,375,000
Chick-fil-A NNN for Sale in Pensacola, FL — $3.4M | 4.0% Cap
Pensacola, Florida
7-Eleven
- $8,606,000
7-Eleven NNN for Sale in Hearne, TX — $8.6M | 5.45% Cap
Hearne, TexasDollar General
- $1,596,977
Dollar General NNN for Sale in Athens, GA — $1.6M | 6.75% Cap
Athens, GeorgiaStarbucks
- $1,750,000
Starbucks NNN for Sale in Humble, TX — $1.8M | 5.62% Cap
Humble, Texas7-Eleven
- $2,095,238
7-Eleven NNN for Sale in Rocky Mount, NC — $2.1M | 5.25% Cap
Rocky Mount, North CarolinaWalgreens Pharmacy
- $4,194,211
Walgreens NNN for Sale in Ruston, LA — $4.2M | 9.5% Cap
Ruston, LouisianaWalgreens Pharmacy
- $4,162,118
Walgreens NNN for Sale in Palos Heights, IL — $4.2M | 9.25% Cap
Palos Heights, IllinoisFamily Dollar
- $952,715
Family Dollar NNN for Sale in Orangeburg, SC — $953K | 9.5% Cap
Orangeburg, South CarolinaDollar General
- $1,927,007
Dollar General NNN for Sale in Lester, WV — $1.9M | 6.85% Cap
Lester, West VirginiaMcDonald's
- $3,250,000
McDonald NNN for Sale in Texas City, TX — $3.2M | 4.0% Cap
Texas City, TexasFamily Dollar
- $1,855,709
Family Dollar NNN for Sale in Springfield, MA — $1.9M | 9.0% Cap
Springfield, MassachusettsStarbucks
- $2,262,110
Starbucks NNN for Sale in Laredo, TX — $2.3M | 6.0% Cap
Laredo, TexasChick-fil-A
- $3,375,000
Chick-fil-A NNN for Sale in Pensacola, FL — $3.4M | 4.0% Cap
Pensacola, FloridaIowa NNN Properties for Sale: Heartland Stability + Consistent Returns
Iowa NNN properties deliver compelling triple net lease investment opportunities in one of America’s most business-friendly states. With a new 3.8% flat income tax, 75+ data centers hosting Microsoft, Google, Meta, and Apple, and Des Moines serving as a top-tier insurance hub, Iowa combines Midwest stability with aggressive tax reform that has vaulted the state’s competitiveness ranking from 44th to 20th nationally.
Our buyer’s advisory team provides exclusive access to on-market and off-market Iowa NNN listings, comprehensive market analysis, and expert guidance through every step of your acquisition—at no cost to you as the buyer.
Browse All Iowa NNN Properties →
INVESTMENT OVERVIEW TABLE
| Investment Metric | Iowa Market Data |
|---|---|
| State Population | 3.21 million (2025) |
| Gross State Product | $254 billion |
| Typical Cap Rate Range | 5.75% – 7.25% |
| Common Lease Terms | 10–20 years + options |
| Dominant Lease Structure | Absolute NNN & NN |
| Price Range | $1.0M – $8.0M |
| Individual Income Tax | 3.8% flat (2025) |
| Unemployment Rate | 3.6% |
WHY INVEST IN IOWA NNN PROPERTIES
Historic Tax Reform
Iowa has executed one of the most aggressive tax reform programs in the nation. The state transitioned from a progressive system with rates up to 8.53% to a flat 3.8% individual income tax in 2025—the most significant state tax reform in recent years. Corporate rates have been reduced from 12% (once the nation’s highest) to a range of 5.5%–7.1%, with plans to reach a flat 5.5%. The inheritance tax has been eliminated entirely. These reforms propelled Iowa’s State Tax Competitiveness Index ranking from 44th to 20th.
Insurance & Financial Services Hub
Des Moines ranks as a global insurance hub, trailing only Hartford, Connecticut among U.S. cities. The metro hosts 180+ insurance companies and 7,000 financial services firms employing 95,000 professionals. Fortune 500 company Principal Financial Group is headquartered in Des Moines, where its 45-story headquarters at 801 Grand Avenue stands as the tallest building between Denver and Chicago. Wells Fargo operates a massive operations center with 13,000+ employees. This financial services concentration creates exceptional white-collar employment density supporting retail tenant demand.
Data Center Capital of the Midwest
Iowa has emerged as one of America’s premier data center destinations, with 75+ data centers in the Des Moines region alone. Microsoft has invested an estimated $5–6 billion in West Des Moines, Google has invested over $5 billion in Council Bluffs, Meta has invested $2.5+ billion in Altoona (5 million+ square feet), and Apple is building a $1.3 billion facility in Waukee. These tech investments create thousands of high-paying jobs and position Iowa at the center of AI infrastructure development.
Low Cost of Business
Des Moines offers a cost of living 10% below the national average and a cost of doing business 17% lower than the national average. Iowa ranks #1 for cost of doing business according to CNBC, encompassing taxes, utility costs, and operational expenses. This cost advantage enhances tenant operating margins, supporting lease renewal rates and rental growth over time.
KEY MARKETS FOR IOWA NNN INVESTMENTS
Des Moines Metro
Iowa’s capital and largest metro area (population 700,000+) serves as the state’s economic engine. Downtown Des Moines anchors the insurance and financial services sector, while suburbs like West Des Moines, Waukee, and Ankeny capture data center investment and residential growth. Dallas County has emerged as one of Iowa’s fastest-growing counties due to suburban expansion. Forbes has ranked Des Moines as the top city for young professionals and best for up-and-coming downtown areas.
Des Moines NNN Opportunity: Exceptional employment diversity across insurance, technology, and healthcare sectors. Strong pharmacy, QSR, and dollar store demand. Cap rates of 5.75%–6.75% for quality tenants.
Cedar Rapids / Iowa City Corridor
Iowa’s second-largest metro area combines Cedar Rapids’ manufacturing and healthcare economy with Iowa City’s University of Iowa anchor. Rockwell Collins (now Collins Aerospace) provides aerospace and defense employment, while the university creates stable demand for retail and services. Google has announced plans for a new data center campus in Cedar Rapids.
Cedar Rapids/Iowa City NNN Opportunity: Secondary market cap rate premiums of 25-50 basis points versus Des Moines. University-anchored stability in Iowa City with manufacturing diversity in Cedar Rapids.
Quad Cities (Davenport/Bettendorf)
Iowa’s Mississippi River border region shares economic activity with Illinois. Manufacturing, logistics, and healthcare anchor the economy. Meta has announced plans for a new data center in Davenport, bringing tech investment to eastern Iowa.
Quad Cities NNN Opportunity: Tertiary market cap rates of 6.25%–7.25% with river logistics advantages and cross-state economic activity.
Council Bluffs / Western Iowa
Council Bluffs sits adjacent to Omaha, Nebraska, creating a cross-border metro of 1 million+ residents. Google’s $5 billion data center campus is the region’s largest private investment. Proximity to Omaha’s corporate base (Berkshire Hathaway, Union Pacific, Mutual of Omaha) creates spillover demand.
Council Bluffs NNN Opportunity: Access to Omaha metro demographics while benefiting from Iowa’s more favorable tax environment. Strong convenience and QSR tenant performance.
COMMON NNN TENANT CATEGORIES IN IOWA
Convenience & Gas Stations
Casey’s General Stores, headquartered in Ankeny, Iowa, is America’s fifth-largest pizza chain and a Fortune 500 company with 2,600+ locations. Casey’s represents Iowa’s most iconic retail brand. Kum & Go (Des Moines-based) and national brands like 7-Eleven also maintain strong Iowa presence. Convenience properties benefit from Iowa’s vehicle-dependent rural and suburban populations.
Related: Gas Station NNN Properties → | 7-Eleven →
Pharmacy & Medical
CVS, Walgreens, and regional pharmacy chains serve Iowa’s healthcare needs. UnityPoint Health (32,000+ employees, 17 hospitals) and MercyOne provide major hospital system anchors supporting medical corridor pharmacy demand. Iowa’s aging population (22% seniors) drives strong healthcare utilization.
Related: Pharmacy NNN Properties → | CVS → | Walgreens →
Quick Service Restaurants (QSR)
National QSR brands including McDonald’s, Chick-fil-A, Taco Bell, and Wendy’s perform well in Iowa given the state’s affordable real estate and vehicle-dependent lifestyle. Corporate-backed QSR leases typically offer 15-20 year initial terms with predictable rent escalations.
Related: QSR NNN Properties → | Chick-fil-A → | McDonald’s →
Dollar Stores
Dollar General, Dollar Tree, and Family Dollar maintain extensive Iowa footprints, particularly in rural communities and smaller towns. Iowa’s 99 counties create abundant secondary and tertiary market opportunities for essential retailers. Corporate credit backing and 10-15 year lease terms provide stability.
Related: Dollar Store NNN Properties → | Dollar General → | Dollar Tree → | Family Dollar →
Automotive Retail
AutoZone, O’Reilly Auto Parts, and Advance Auto Parts serve Iowa’s vehicle-dependent population. Auto parts retailers offer investment-grade credit ratings and absolute NNN lease structures with 15-20 year terms.
Related: AutoZone → | O’Reilly → | Advance Auto Parts →
Car Wash
Express car wash concepts have expanded throughout Iowa metros, offering newer construction with long-term absolute NNN leases. Lower land costs compared to coastal markets enhance development feasibility.
Related: Car Wash NNN Properties →
IOWA NNN INVESTMENT CONSIDERATIONS
Tax Reform Momentum
Iowa’s aggressive tax reform trajectory—from 44th to 20th in state tax competitiveness—signals continued business-friendly policy direction. Governor Reynolds has expressed interest in ultimately eliminating the income tax altogether, though property tax reform remains a focus area. NNN investors benefit from these reforms through enhanced tenant operating environments.
Agricultural Economy Integration
Iowa’s $254 billion economy integrates agriculture with manufacturing, financial services, and technology. Agricultural equipment manufacturers, food processing facilities, and farm input suppliers create demand for retail services throughout rural Iowa. Dollar stores and convenience operators particularly benefit from agricultural employment patterns.
1031 Exchange Compatibility
Iowa NNN properties qualify for 1031 tax-deferred exchanges, allowing investors to defer capital gains by reinvesting proceeds into like-kind replacement properties. Iowa’s combination of Midwest cap rate premiums and improving tax environment makes the state attractive for both yield-focused and appreciation-oriented 1031 buyers.
Related: 1031 Exchange Guide →
Due Diligence Priorities
- Tenant Credit Analysis: Verify corporate guarantor vs. franchisee guarantee strength
- Lease Term Remaining: Properties with less than 7 years remaining may face refinancing challenges
- Rent Escalation Structure: Annual bumps vs. periodic increases affect long-term return profile
- Location Fundamentals: Proximity to data centers, insurance employers, and population growth corridors
- Property Tax Verification: Iowa property taxes remain an area of ongoing reform focus
EXPLORE MORE NNN INVESTMENT OPPORTUNITIES
Nearby State Markets
Nebraska NNN Properties → | Minnesota NNN Properties → | Missouri NNN Properties → | Illinois NNN Properties →
Major Metro Markets
Kansas City NNN Properties → | Chicago NNN Properties → | Minneapolis NNN Properties →
Property Types
Triple Net Lease Guide → | All NNN Properties for Sale →
START YOUR IOWA NNN PROPERTY SEARCH
Our buyer’s advisory team specializes exclusively in representing NNN investors—never sellers. We provide access to both listed and off-market Iowa opportunities, conduct comprehensive due diligence, and guide you through acquisition at no cost.
Contact Us for Iowa NNN Opportunities →
What cap rates can I expect for Iowa NNN properties?
Iowa NNN properties typically trade between 5.75% and 7.25% cap rates depending on tenant credit quality, lease term remaining, and location. Des Moines metro properties with investment-grade tenants like CVS, Walgreens, and McDonald’s trade at the lower end (5.75%–6.50%), while Cedar Rapids, Quad Cities, and rural Iowa markets may command 6.50%–7.25% cap rates. Iowa generally offers 25-75 basis point premiums versus comparable Minnesota or Illinois metros.
Why is Des Moines a strong market for NNN investment?
Des Moines serves as a global insurance hub hosting 180+ insurance companies and 7,000 financial services firms employing 95,000 professionals. Fortune 500 company Principal Financial Group is headquartered downtown. The metro also hosts 75+ data centers with billions in investment from Microsoft, Google, Meta, and Apple. This employment diversity across insurance, technology, and healthcare creates exceptional tenant demand and stability for NNN properties.
What are the tax advantages of investing in Iowa NNN properties?
Iowa implemented a historic 3.8% flat income tax in 2025, down from rates as high as 8.53% previously. The inheritance tax has been eliminated entirely, and corporate rates are moving toward a flat 5.5%. These reforms propelled Iowa’s State Tax Competitiveness Index ranking from 44th to 20th nationally. Combined with NNN lease structures where tenants pay property taxes directly, Iowa’s improving tax environment enhances investor returns.
How does Iowa compare to neighboring states for NNN investment?
Iowa offers cap rate premiums of 25-75 basis points compared to Minnesota metros while providing access to Fortune 500-backed employment and data center growth. Iowa’s 3.8% flat income tax compares favorably to Minnesota’s progressive rates (up to 9.85%) and Illinois’s flat 4.95%. Nebraska offers similar cap rates but lacks Iowa’s insurance hub concentration. Iowa’s combination of tax reform momentum, data center investment, and Midwest stability creates a compelling value proposition for NNN investors.