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Aldi NNN Properties for Sale
Aldi properties are typically ground leases to a privately held grocer that Boulder lists as not rated. The data shows 20-year terms with 10% rent increases every five years, and Boulder’s asking cap rates run from 4.50% – 4.90% for a 20-year term to 6.60% – 6.90% with five years left. This page walks through what the data shows and what to check before you buy.
Not Rated
S&P credit rating
2,625
U.S. stores (January 2026)
20 Years
Typical lease term
10%
Increase every 5 years
18,500 SF
Typical building size
Ground Lease
Typical lease type
Sources: The Boulder Group, Net Lease Tenant Profiles, September 2026; U.S. store count per FoodNavigator (January 12, 2026); Boulder lists 2,190 locations. Matthews, 2026 Net Lease Tenant Report, does not cover Aldi.
Key Takeaways
Privately Held and Unrated
Aldi US is privately held, and Boulder lists it as not rated, so you are underwriting the store and the operator’s track record rather than a credit grade. Aldi operated 2,625 U.S. stores as of January 2026 (FoodNavigator).
Ground Leases, 20 Years
Boulder lists a ground lease as typical, with a 20-year term and 10% rent increases every five years. In a ground lease the tenant typically owns the building, so be clear on what you are buying: the land, or the land and the building.
A Wide Range by Term
Boulder’s September 2026 asking cap rates run from 4.50% – 4.90% on a 20-year term to 6.60% – 6.90% with 5 years remaining. Remaining term drives the yield, so look closely at how many years are left.
Aggressive Expansion
Aldi US plans to open more than 180 stores in 2026 and reach 3,200 by the end of 2028 (Aldi US, January 2026). New stores are good news for the brand, but they also mean more locations without a long operating history.
Aldi NNN Cap Rates and Lease Data
If you’re weighing an Aldi property, three things shape what you’ll earn: who the tenant is, how the lease is structured, and what yield you’re paying for. Here’s how they fit together.
On the first two, the picture is different from most brands. Aldi is privately held and Boulder lists it as not rated, so there is no S&P grade to lean on. The typical lease is a ground lease with a 20-year term and a 10% rent increase every five years.1 Those steps work out to about 2% a year, which adds some rent growth, but most of your return still comes from the yield you buy in at.
That’s where cap rates come in. Boulder shows asking cap rates of 4.50% – 4.90% on a 20-year term, 5.10% – 5.40% on a 15-year term, 6.10% – 6.40% with 10 years left, and 6.60% – 6.90% with 5 years left.2 As the remaining term gets shorter, the yield goes up, because you’re being paid more to take on the question of whether Aldi renews. Matthews doesn’t cover Aldi, so there is no closed-sale average here to check these asking rates against.
In dollars, Boulder puts the average sale price at about $3.6 million with average rent of about $170,000 a year, a yield of roughly 4.7% that lines up with the 20-year asking range. Because the typical structure is a ground lease, we haven’t calculated a price per square foot of building: in a ground lease the tenant typically owns the building.3
1. The Boulder Group, Net Lease Tenant Profiles, September 2026, p. 5. Credit rating (not rated) and lease terms as reported by Boulder, which lists ownership as private and the typical lease type as a ground lease. The 2% a year figure is our calculation (10% over five years). ↩
2. The Boulder Group, Net Lease Tenant Profiles, September 2026, p. 5. Asking cap rates as of September 2026. ↩
3. The Boulder Group, Net Lease Tenant Profiles, September 2026, p. 5. Average sale price and average rent as reported by Boulder. The 4.7% yield is our calculation ($170,000 divided by $3.6 million) and is not a quoted cap rate for any specific property. ↩
Aldi as a Tenant
How Aldi operates
Aldi US is the American arm of a German discount grocer and is marking its 50th year in the United States in 2026 (Aldi US). Aldi says one in three U.S. households shopped at Aldi last year (Abasto), and it is the third-largest U.S. grocery chain by store count, behind Kroger and Walmart (Retail Brew). Boulder lists a typical Aldi building at 18,500 SF.
Growth plans
Aldi plans to open more than 180 stores across 31 states in 2026, which would bring it to nearly 2,800 by year end and toward a goal of 3,200 by the end of 2028 (Supermarket News). The plan includes entering Colorado and Maine and converting nearly 80 former Winn-Dixie and Harveys stores acquired from Southeastern Grocers (CRE Daily). Aldi says it will invest $9 billion over five years in stores, supply chain and its online experience (Aldi US), including three new distribution centers planned for Florida, Arizona and Colorado (CRE Daily).
Check the numbers
The sources count Aldi’s stores differently. Boulder lists 2,190 locations, while a January 2026 report put the U.S. total at 2,625 (FoodNavigator). Use the higher figure for the national picture, and verify the details for any property in front of you.
Why Investors Buy Aldi Properties
Aldi pairs a long lease with a growing store base. Boulder shows a typical 20-year term with 10% rent increases every five years, and the company plans more than 180 openings this year (Aldi US).
The yields sit in the middle of the pack. With 10 years remaining, Boulder’s September 2026 asking range of 6.10% – 6.40% compares with 5.30% – 5.60% for 7-Eleven, 5.95% – 6.25% for Arby’s and 6.75% – 7.05% for Advance Auto Parts (The Boulder Group, Net Lease Tenant Profiles, September 2026). Aldi has no credit rating, so the price is set by the store and the lease.
A ground lease keeps the building off your plate. In a ground lease the tenant typically builds and maintains the building, which is why the structure is often described as passive. Confirm the terms in the lease, including who owns the building at the end of the term.
Risks and Market Conditions
With no credit rating and a private owner, there is less public financial information on Aldi than on a public company. Ask what financial information is available, which Aldi entity signs the lease and whether there is a guaranty.
A ground lease changes the risk. You own the land, not the building, so the value of your investment depends on the lease term and renewal options and on what the land is worth if the tenant leaves. Read the lease for building ownership, what happens at the end of the term and any rights to renew.
Growth brings competition. Aldi plans to open more than 180 stores while grocers like Kroger, Walmart and Lidl compete for the same shoppers (CRE Daily). A newer store in a crowded market has less operating history than an older one, so look at the specific trade area.
Build a Diversified NNN Portfolio
Pairing an Aldi with other net-lease brands spreads risk across tenants, industries and markets. Compare other brands we help buyers acquire:
Aldi NNN FAQs
What cap rates do Aldi NNN properties offer?
Boulder’s September 2026 asking cap rates are 6.60% – 6.90% with 5 years remaining, 6.10% – 6.40% with 10 years, 5.10% – 5.40% on a 15-year term and 4.50% – 4.90% on a 20-year term. Matthews doesn’t cover Aldi, so there is no closed-sale average to compare. Actual cap rates vary by location, remaining lease term and guarantor.
What lease structures are common for Aldi properties?
Boulder lists a ground lease as the typical structure, with a 20-year term and 10% rent increases every five years. Structures can differ by deal, so confirm in the lease who owns the building and who pays for the roof and structure.
Are Aldi leases corporate-guaranteed?
It depends on the lease. Aldi is privately held and Boulder lists it as not rated, so confirm which Aldi entity signs the lease, whether there is a guaranty and what financial information the tenant will share.
Is an Aldi NNN property a good 1031 exchange replacement?
It can be, if the price, timing and lease structure fit your exchange. A 1031 exchange requires like-kind real estate and strict identification and closing deadlines, and with a ground lease you usually own the land rather than the building. Talk with your qualified intermediary and tax advisor.
Questions about NNN Aldi Properties for Sale?
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Contact Our Team →Disclaimer
Market data, cap rates, and tenant statistics on this page come from third-party reports and company disclosures, cited in the footnotes. We believe these sources are reliable but do not guarantee their accuracy or completeness. Figures reflect the date of each source and change with market conditions, so verify current numbers before relying on them.