Dutch Bros Coffee

Dutch Bros Coffee – Single-Tenant Net Lease Investment
Boise MSA, ID | Drive‑Thru Coffee Asset | Absolute NNN Ground Lease | Passive Income Opportunity

Overview
This offering highlights a standalone Dutch Bros Coffee drive‑thru in the expanding Boise metropolitan area. The property is secured by an absolute triple-net (NNN) ground lease, placing all expenses such as real-estate taxes, insurance, utilities, maintenance, and site repairs on the tenant. The lease includes scheduled rent escalations every five years, offering reliable, inflation-protected income. Located in a bustling commercial corridor of the Boise MSA, this asset represents a prime opportunity for investors focused on net lease investment properties, single-tenant NNN retail assets, drive-thru fast-casual opportunities, and 1031-exchange-friendly transactions.

Investment Highlights

• Absolute NNN ground lease with zero landlord responsibilities
• Long-term lease with built-in rent escalations every five years
• Standalone drive-thru prototype with modern branding
• Operated by an experienced multi-unit franchisee in the region
• Situated on a high-traffic corner within a growing retail node

Tenant Overview
Dutch Bros has become one of the fastest-growing drive-thru coffee brands in the U.S., renowned for speed, community engagement, and fan loyalty. The Boise location is operated by a reputable franchisee with a strong track record across multiple units. Although the lease is backed by the franchisee rather than corporate, consistent operator commitment and local brand popularity support tenant stability and long-term tenancy.

Lease Summary

• Lease Type: Absolute NNN Ground Lease
• Lease Term: Long-duration initial term with numerous years remaining
• Rent Escalations: Scheduled increases at standard intervals
• Renewal Options: Multiple multi-year extensions available
• Landlord Responsibility: None

This lease structure delivers true passive income with predictable growth and no maintenance burden.

Site Overview
The site is thoughtfully designed to meet Dutch Bros’ prototype specifications, featuring a dual-lane drive-thru for efficient customer throughput, prominent signage, and attractive landscaping. Positioned on a signalized corner in a growing commercial area, the site draws traffic from adjacent residential, retail, and office developments. It enjoys excellent visibility and ingress/egress, helping to sustain strong daily customer volumes.

Market Overview – Boise MSA
Boise has become a leading secondary growth market, known for its increasing tech presence, lifestyle appeal, and affordability. The metro area has seen steady population influx and robust economic diversity. Major corridors and retail nodes in Boise remain vibrant, supported by new housing developments, educational campuses, healthcare institutions, and tech company sites. These conditions make drive-thru coffee locations highly sought-after and resilient.

Demographics and Trade Area
The trade area surrounding this site includes a balanced mix of families, professionals, and students. Rising residential development and expanding employment bases support consistent retail demand. Daytime traffic benefits from the local workforce, educational venues, and healthcare facilities. Strong commuter patterns, combined with community appeal, enhance drive-thru trade across all dayparts.

Consumer Demand Drivers

• High household growth around retail corridors
• Residents and commuters seek convenience-driven dining options
• Strong synergy with nearby retail anchors and service providers
• Loyal customer base driven by Dutch Bros branding and community presence
• Multi-daypart demand from morning through evening

Income Profile and Upside
The rent escalations ensure structured growth without landlord investment. Under the absolute NNN ground lease, all site costs are handled by the tenant, resulting in straightforward forecasting and underwriting. The solid franchisee operation and favorable market trends support both current yield and future appreciation potential.

Ideal Buyer Profile
This asset is well-suited for:

• 1031 exchange investors needing passive income replacements
• Portfolio-building buyers targeting single-tenant NNN assets
• Private and institutional investors seeking stable fast-casual income
• Conservatives focused on high-visibility retail in growth markets
• Funds focusing on drive-thru retail investments in the western U.S.

Market Positioning and Trends
Drive-thru coffee remains one of the most coveted categories within NNN real estate. Boise’s expanding real estate market and Dutch Bros’ regional popularity make this property particularly competitive. Scarcity of well-located drive-thru pads strengthens asset value and resale potential. The listing aligns with high-intent investor searches such as net lease investment properties, single-tenant net lease, fast-casual NNN lease investments, and NNN properties for sale.

Conclusion
This Dutch Bros Coffee in the Boise MSA offers an exceptional opportunity for passive-income investors. The long-term absolute NNN ground lease, franchisee-backed tenancy, structured rent growth, and prime placement in a growing market provide a compelling package. With zero landlord responsibilities and inflation-protected returns, it makes a strong addition to investment portfolios focused on reliable, long-term real estate assets.

Please contact us for more information.