Sell Your McDonald’s Property
Considering selling your McDonald’s property? NNN Realty advises owners on net lease investment sales nationwide. This page covers how buyers value McDonald’s ground leases, what affects price, and the steps from valuation to closing.
The McDonald’s Market at a Glance
Short Answer
Most McDonald’s net lease properties are ground leases signed by a McDonald’s corporate entity, while a franchisee runs the restaurant. Value is driven by the rent, the years remaining, and the full rent schedule, including whether the renewal options, which McDonald’s usually controls, carry increases. Buyers also confirm who signed the lease, because a franchisee-signed lease is priced very differently.
- Typical cap rate
- 3.5% to 4.75%
- Typical sale price
- $1.75M to $2.5M
- Typical term left at sale
- 15 to 20 years
- Typical lease type
- Ground lease
Approximate ranges from NNN Realty’s tracking of McDonald’s listings and reported sales, with data as of October 5, 2026. They are a starting point, not an appraisal or a quote of current pricing: your property’s value depends on its lease, location and condition.
How to Sell Your McDonald’s Property
Selling a McDonald’s ground lease depends on documenting the lease clearly: who the tenant is, how rent changes over the term and the options, and what the land is worth. Our process takes owners from pricing through buyer outreach, negotiation and closing.
Property Review & Valuation
We review the lease and any amendments to confirm the tenant entity, years remaining, current rent, scheduled increases in the base term and each option period, and how renewal notices work. We also look at the land size, access, surrounding uses and recent McDonald’s ground lease sales to recommend a realistic asking price.
Market Positioning & Buyer Targeting
McDonald’s ground leases appeal to 1031 exchange buyers, trusts and family offices seeking long-term, low-management income, and to investors who value owning the land. Our offering memorandum lays out the full rent schedule and site details with professional and aerial photography, and we contact buyers whose criteria match the price and term.
Offers, Buyer Qualification & Negotiations
We compare offers on price as well as financing or proof of funds, closing record, exchange deadlines and contingencies. We then negotiate a non-binding Letter of Intent (LOI) covering the main terms and move to a Purchase and Sale Agreement (PSA) drafted with your attorney.
Due Diligence & Closing
When the PSA is signed, the buyer typically begins a due diligence period of about 30–45 days to review the ground lease, title, survey, environmental reports and zoning. During this time the buyer can usually terminate and have its earnest money returned.
We coordinate the documents, the buyer’s site visit, and communication with attorneys, title, lenders and McDonald’s, which is usually asked to sign a tenant estoppel confirming the lease terms. Under many PSAs the deposit becomes nonrefundable after due diligence, subject to contract exceptions, and closing commonly follows within 15–30 days. Timelines vary by transaction.
What Is My McDonald’s Property Worth?
The value of a McDonald’s property is set by its net operating income (NOI) and the capitalization rate (cap rate) buyers will accept. McDonald’s properties do not all trade at the same cap rate. The tenant entity, the years remaining, rent increases in the term and options, and the land itself all influence what buyers will pay.
How Cap Rates Affect Your Property’s Value
A cap rate represents the relationship between a property’s annual net operating income and its purchase price. Generally, a lower cap rate results in a higher property value, while a higher cap rate results in a lower value.
Example: $85,000 annual NOI at 4.25% cap rate = approximately $2,000,000 estimated property value.
Property Value = Annual NOI ÷ Cap Rate
Cap rate calculator
Estimated property value
Illustrative calculation only. Actual sale prices depend on property characteristics and market conditions.
Factors That Influence McDonald’s Property Values
Remaining Lease Term
Ground leases with many years left in the current term typically attract the lowest cap rates. With fewer years remaining, buyers focus on whether McDonald’s is likely to exercise its renewal options.
Rent Increases in Term & Options
Buyers review every scheduled increase, in the base term and in each option period. A lease with flat rent through the options is generally worth less than one with regular increases.
Tenant Entity & Corporate Credit
Buyers expect a McDonald’s corporate entity, commonly McDonald’s USA, LLC, to be the tenant. A lease signed or guaranteed only by a franchisee is priced on that operator’s finances instead.
Tenant-Controlled Renewals
McDonald’s generally decides whether to renew, so each option date is a point where income could stop. Buyers weigh the restaurant’s performance and location when judging that risk.
Land Value & Location
With a ground lease you own the land, and its value supports pricing even as the term shortens. Strong traffic counts, good access and surrounding development make the site more attractive to buyers.
McDonald’s as a Tenant
McDonald’s franchises or operates more than 46,000 restaurants worldwide, and about 95% of them are franchised. Under its conventional franchise model, the company generally owns or secures a long-term lease on the land and building, so many net lease landlords have a McDonald’s corporate entity, often McDonald’s USA, LLC, as their tenant while a franchisee runs the restaurant. The tenant entity and any guarantee should be confirmed from your lease.
As of June 30, 2026, there were 46,028 McDonald’s restaurants worldwide, including 13,769 in the U.S. The company expects to open about 2,600 restaurants in 2026, for roughly 2,100 net additions. Its annual report notes that restaurant leases are generally for 20 years where market conditions allow, often with rent escalations, and that renewal options are typically at McDonald’s option.
- Parent company
- McDonald’s Corporation (NYSE: MCD)
- Restaurants
- 46,028 worldwide, including 13,769 in the U.S., as of June 30, 2026
- Credit rating
- BBB+ from S&P Global Ratings and Baa1 from Moody’s (2025 Form 10-K, February 24, 2026)
- Common lease terms
- Often a 20-year ground lease with five-year renewal options at McDonald’s choice and scheduled increases. Confirm the tenant entity and option rents in your lease.
- Typical site
- About 4,000 square feet on 1 to 1.2 acres with a drive-thru
Company facts checked October 20, 2026. Sources:
What Is Your McDonald’s Property Worth?
Considering selling your McDonald’s property? NNN Realty can estimate its market value by reviewing the ground lease and full rent schedule, recent comparable sales, and current buyer demand.
Whether you plan to sell this year or are looking further ahead, we can give you an informed, confidential assessment.
NNN Realty is not affiliated with McDonald's Corporation. Market ranges are approximate, based on listings and sales tracked through October 5, 2026, and the calculator is illustrative. Nothing here is tax, legal or investment advice.