Idaho Youth Ranch | Single-Tenant Absolute NNN Lease | Below Market Rent

Investment Overview

We are pleased to present the opportunity to acquire a single-tenant, absolute NNN retail property leased to Idaho Youth Ranch in Nampa, Idaho. This well-located asset sits on Caldwell Boulevard, a dominant retail corridor with daily traffic counts exceeding 33,500 vehicles per day, providing exceptional visibility and accessibility and is situated next to the Interstate-84 exit with over 64,500 vehicles per day.

Idaho Youth Ranch operates under a true NNN lease structure, offering investors stable income with zero management responsibility. The tenant is a well- established nonprofit retail operator with over 20 locations statewide, supporting programs focused on youth mental health and family services – making this a mission-aligned investment backed by a resilient, community-rooted tenant.

The property is surrounded by high-performing national retailers such as Lowe’s, Home Depot, Target, Costco, WinCo Foods, Fred Meyer, TJ Maxx, Chick-fil-A, Freddy’s, Starbucks, and Dutch Bros, drawing continuous foot and vehicle traffic to the area. Nampa, the third-largest city in Idaho and a core part of the rapidly growing Boise MSA, continues to see strong population growth and economic expansion.

This offering presents an ideal opportunity to acquire a tenant-operated, recession-resistant retail property in a tax-friendly, high-growth market – offering durable cash flow and long-term upside in one of Idaho’s most active retail corridors.

Investment Highlights

• Idaho Youth Ranch Thrift Store – Established Nonprofit Retail Operator – True NNN Lease

  • Over 4.6 Years of Firm Term Remaining – Below Market Rent – Oversized Lot

  • 20 Locations Statewide Supporting Youth Mental Health and Family Services

  • Mission-Aligned Tenant with Deep Community Roots and Donor-Backed Resilience

• Absolute NNN Lease – Zero Landlord Responsibilities

  • Passive Investment With Stable Cash Flow And No Management Required

• Premier Retail Corridor – Caldwell Blvd (33,500+ VPD) & I-84 (64,500+ VPD)

  • Unmatched Visibility And Access

  • Surrounded By Top National Retailers Including Lowe’s, Home Depot, Costco, Target, WinCo, TJ Maxx, Chick-Fil-A, Starbucks, and Dutch Bros

• Boise, ID – The Fastest Growing Metro in the U.S. Over the Past Decade

  • State Capital – Rising Incomes, Strong In-Migration, Business Friendly Climate Fuel Retail Demand

  • Nampa – 3rd Largest City in Idaho – Vital Core of Boise Metro Expansion

• Recession-Resistant Tenant Category

  • Thrift Retail Continues To Outperform During Economic Downturns

  • Diversified Revenue Stream Supports Statewide Nonprofit Operations

• Dense And Affluent Trade Area

  • Over 756,973 Residents Within a 20-Mile Radius

  • Strong Household Spending Power And Retail Demand In The Surrounding Area

• Coupon Clipper Asset

  • Delivered Free & Clear of Debt (Fee Simple Asset)