The rise of e-commerce and digital services has disrupted many traditional businesses, but certain triple net lease (NNN) properties have proven highly internet-resistant and even “Amazon-proof.” These are businesses that provide essential services or in-person experiences that simply cannot be delivered through a website or app. From medical clinics to drive-thru restaurants, investors are gravitating toward NNN properties occupied by tenants who are insulated from online competition. Such properties tend to offer stable, long-term value because their tenants’ business models remain durable in the digital age. Below, we explore some of the most internet-resistant NNN property sectors and why they make compelling long-term investments.
Medical Urgent Care and Clinics
An urgent care clinic in New York City. Physical healthcare providers like urgent care centers have proven remarkably resilient to online disruption. While telemedicine has grown, it has not eliminated the need for in-person medical visits . Urgent care clinics, physician offices, and outpatient medical centers offer immediate, hands-on care (x-rays, lab tests, stitches, etc.) that can’t be done over the internet. These tenants often sign long-term NNN leases and benefit from steady demand driven by aging populations and the convenience of outpatient care. In fact, healthcare properties are seen as so stable that even during economic downturns they maintain high occupancy and reliable rent payments. Industry observers call medical real estate “recession-resistant” and even e-commerce resistant . For investors, an urgent care or medical clinic NNN asset provides the confidence of an essential service tenant with built-in protection from online competitors.
Veterinary Offices
Pet care is another fundamentally physical service. Just as people need doctors, pets need veterinarians. Veterinary clinics and animal hospitals are internet-proof because you can’t vaccinate a pet or perform a surgery via an app. The pet industry has been booming (the global pet care market is projected to grow from $246 billion in 2023 to $368 billion by 2030), which supports consistent traffic to vet offices. Many veterinary practices now operate in stand-alone buildings or retail plazas under NNN leases, often backed by national vet chains or consolidators. A vet clinic tenant provides a long-term draw to a property since pet owners are loyal and visit regularly for exams, grooming, and emergencies. With virtually no online alternative to replace the in-person vet experience, these properties are considered safe havens for investors seeking durable, service-based NNN income.
EV Charging Stations
An electric vehicle charging station in a retail parking lot. As electric vehicle adoption accelerates, EV charging sites have emerged as a new NNN asset class that is inherently resistant to internet competition. Charging an electric car requires physical infrastructure at convenient locations—often shopping centers, highway stops, or dedicated charging parks. You can’t “download” a charge into an EV, so real estate with high-speed chargers will be in demand for decades. Industry experts predict that EV charging stations will become a major driver of single-tenant NNN property demand . Big players like Tesla are even building expansive charging hubs with amenities (e.g. Tesla’s planned LA supercharger station includes a diner and drive-in theater ) to enhance the customer experience. For investors, a long-term ground lease with an EV charging operator (or a net lease with a convenience store hosting chargers) offers a future-proof stream of rent. The push for electrification is backed by government funding and automaker commitments, indicating that hundreds of billions will be invested in charging infrastructure in coming years . Owning the land or property where that infrastructure resides can mean stable income as EVs proliferate.
Home Improvement Anchors
Home improvement retailers like Home Depot and Lowe’s are often cited as “Amazon-proof” tenants, and for good reason. DIY enthusiasts, contractors, and homeowners frequently need large, bulky materials (lumber, appliances, landscaping supplies) immediately and in person. These big-box stores serve as anchors in retail centers and typically sign long NNN leases. Despite the growth of online shopping, home improvement stores have thrived – analysts note this sector is among those least threatened by e-commerce. In an age where many retail categories have shifted online, home improvement has maintained steady foot traffic by offering hands-on product displays, immediate fulfillment, and in-person expert advice that a website can’t match. Additionally, during economic slowdowns people tend to invest in their homes, which keeps these stores busy. For NNN investors, a property leased to a home improvement chain or a regional hardware store can provide confidence that the tenant’s business won’t be siphoned away by digital competitors. These tenants often have strong corporate guarantees and very large footprints, making the underlying real estate valuable and versatile for the long term.
Essential Retail: Convenience Stores & Groceries
Not all retail is dying in the internet era. Essential retail such as convenience stores, gas station mini-marts, and grocery stores remain cornerstones of communities. They offer everyday necessities—fuel, snacks, beverages, household staples, fresh food—that people often need on short notice. While online grocery ordering has grown, still only about 12–13% of U.S. grocery sales occur online as of 2024 , meaning the vast majority of Americans continue to buy food in person. Tenants like 7-Eleven, Wawa, and grocery chains (Kroger, Publix, etc.) have proven themselves internet-resistant by focusing on immediate convenience and consumables. Many of these stores operate 24/7 and drive consistent foot traffic, which also benefits any co-located retail. Investors favor NNN leases with convenience and grocery tenants for their reliable performance—indeed, dollar stores and convenience shops have been highlighted by research as “Amazon-proof” industries. These stores also performed well during recessions and the pandemic, reinforcing their status as essential. A long-term NNN lease to a top-tier convenience or grocery operator offers stable rent backed by a tenant that isn’t going anywhere, regardless of e-commerce trends.
Healthy Fast Food & Drive-Thru Dining
Inside a modern quick-service restaurant, a popular internet-proof tenant. Restaurants, especially quick-service restaurants (QSR) with drive-thrus, are widely regarded as one of the most internet-resistant real estate sectors . You can order food delivery via apps, but you still cannot digitize the production and immediate consumption of a hot meal or coffee. Drive-thru dining surged during the pandemic and continues strong as consumers crave convenience. Notably, fast-food brands proved resilient even in past downturns – for example, McDonald’s saw sales growth during the 2008 recession . Within this category, there’s a growing emphasis on “healthy fast food” and fast-casual dining (think salad bowls, smoothies, organic menus) which broadens the customer base. Franchise tenants like Chick-fil-A, Starbucks, Chipotle, and Sweetgreen are expanding rapidly, often with new double-drive-thru prototypes to meet demand. Many of these restaurants operate under NNN ground leases or building leases, making them attractive, low-management investments. Landlords enjoy the stability of big franchisors or corporates backing the lease and the knowledge that people will always need to eat. As one investor quipped, you can’t download lunch. This enduring need for physical dining experiences keeps QSR and drive-thru properties secure in an online world.
Auto Service and Repair Centers
Auto repair and service businesses are fundamentally hands-on, keeping them insulated from online disruption. Whether it’s oil changes, brake replacements, tire sales, or general car repairs, drivers must bring vehicles to a physical location. Tenants like tire shops, quick lube franchises (e.g. Jiffy Lube, Valvoline), auto parts stores, and car wash centers have remained steady even as car parts sales shifted somewhat online. In fact, the automotive service sector has seen investor interest grow, with cap rates compressing in recent years – a sign that investors recognize the strength of auto service tenants. These businesses often operate on NNN leases with 10-20 year terms and options, providing predictable income. As vehicles become more complex (think EVs and advanced electronics), maintenance needs may evolve but the necessity of physical service locations will persist. Additionally, many auto service chains have adopted technology to improve customer experience (online appointment booking, etc.) without reducing the importance of their brick-and-mortar operations. For long-term investors seeking an internet-resistant play, an auto service center offers a literal “hands-on” business that e-commerce can’t replicate.
Specialty Healthcare & Education (Dialysis Centers, Tutoring Chains)
Some highly specialized services also make excellent NNN investments due to their immunity from online substitution. One example is dialysis centers and similar specialty healthcare facilities. Dialysis (for patients with kidney failure) must be administered in person, multiple times per week, in clinics equipped with costly machines. National providers like DaVita and Fresenius often lease stand-alone dialysis clinics on long NNN terms. These properties are considered mission-critical real estate with very sticky tenants – patients rely on them for life-sustaining treatment, so they are unlikely to close or relocate except for major strategic reasons. Another niche is tutoring and learning centers (e.g. Kumon, Sylvan Learning). Despite the growth of online learning, many parents still prefer in-person tutoring and educational programs for their children, valuing the dedicated environment and face-to-face instruction. Tutoring franchises typically occupy small retail or office spaces under NNN leases and draw consistent after-school traffic. Both of these specialty categories benefit from human interaction that cannot be fully replicated via computer. As AI and digital platforms handle more rote tasks, these kinds of high-touch, in-person services become even more valuable, underpinning the real estate they occupy.
The Impact of AI and Digital Transformation
Rapid advances in AI and digital technology are actually reinforcing the value of the service-oriented NNN sectors described above. As routine retail and clerical tasks get automated or moved online, businesses that provide a physical experience or on-site service stand out even more. For instance, AI chatbots might handle basic customer service for banks, hastening the decline of branch banks – but that has no effect on an auto repair garage or a veterinary clinic. If anything, the competitive moat of these internet-resistant businesses grows as other categories get digitized. Digital transformation is also pushing traditional retailers to innovate or perish, which we’ve seen with many big-box closures. In contrast, tenants like medical providers, restaurants, and convenience stores leverage technology as a complement (online scheduling, mobile ordering, delivery apps) to enhance their core in-person offering, not to replace it. This trend means investors can feel confident that a well-located urgent care, quick-service restaurant, or EV charging site will continue to draw real-world traffic even as AI reshapes other industries. In short, the more the economy digitizes, the more important these tangible, local services become for communities – and the more secure the NNN properties that house them are.
Durable Assets for Long-Term Investors
In an era of rapid change, internet-resistant NNN properties offer something increasingly rare: predictability. These assets are anchored by tenants in sectors that have demonstrated longevity and adaptability in the face of e-commerce. Investors seeking passive income and long-term value would do well to focus on these “last-mile” service providers – the medical clinics, vets, essential retailers, restaurants, auto shops, and specialty centers that will continue to meet fundamental human needs in person. Many of these tenants are expanding, franchising, or backed by strong corporate covenants, providing additional peace of mind. As you strategize your next real estate investment, consider exploring opportunities in these resilient categories.
Marketplaces like Brevitas make it easy to discover and transact NNN properties in all of the sectors discussed above. You can search nationwide listings for everything from single-tenant medical offices to franchise quick-service restaurants. With the right platform and due diligence, investors can secure high-quality, internet-resistant NNN assets that deliver reliable returns for years to come.
References
- Brevitas (2025) – Top 15 QSR Brands as NNN Investments (recession-proof and Amazon-proof)
- The Ben-Moshe Group (2018) – Q4 2017 Net Lease Market Report (“Medical properties are ‘Amazon Proof’”)
- Business Insider (2019) – 11 ‘Amazon-proof’ Businesses Defying the Retail Apocalypse
- Insider Intelligence via Oberlo (2024) – Online Grocery Market Penetration in the U.S.
- Voit Real Estate (2023) – EV Charging Stations – the Next NNN Frontier?
- InvestNetLease (n.d.) – Dollar General Is a Bonafide Star in the NNN Marketplace (Amazon-proof retail assets)
- Forbes (2024) – Five Emerging Trends in Pet Health Care (pet care market growth)
