NNN REIT, Inc. (NNN)vsRegency Centers Corporation (REG)
NNN
NNN REIT, Inc.
$40.90
-2.01%
REAL ESTATE · Cap: $7.97B
REG
Regency Centers Corporation
$74.98
+2.45%
REAL ESTATE · Cap: $13.69B
Smart Verdict
WallStSmart Research — data-driven comparison
Regency Centers Corporation generates 77% more annual revenue ($1.69B vs $953.25M). NNN leads profitability with a 40.4% profit margin vs 33.0%. REG appears more attractively valued with a PEG of 2.70. REG earns a higher WallStSmart Score of 59/100 (C).
NNN
Buy54
out of 100
Grade: C-
REG
Buy59
out of 100
Grade: C
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+38.5%
Fair Value
$70.06
Current Price
$40.90
$29.16 discount
Margin of Safety
+43.7%
Fair Value
$135.88
Current Price
$74.98
$60.90 discount
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 40 of every $100 in revenue as profit
Strong operational efficiency at 61.7%
Reasonable price relative to book value
Keeps 33 of every $100 in revenue as profit
Strong operational efficiency at 39.6%
Reasonable price relative to book value
Areas to Watch
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Earnings declined 3.7%
Expensive relative to growth rate
Distress zone — elevated risk
Comparative Analysis Report
WallStSmart ResearchBull Case : NNN
The strongest argument for NNN centers on Profit Margin, Operating Margin, Price/Book. Profitability is solid with margins at 40.4% and operating margin at 61.7%.
Bull Case : REG
The strongest argument for REG centers on Profit Margin, Operating Margin, Price/Book. Profitability is solid with margins at 33.0% and operating margin at 39.6%.
Bear Case : NNN
The primary concerns for NNN are Debt/Equity, Piotroski F-Score, PEG Ratio.
Bear Case : REG
The primary concerns for REG are PEG Ratio, Altman Z-Score.
Key Dynamics to Monitor
REG carries more volatility with a beta of 0.82 — expect wider price swings.
REG is growing revenue faster at 8.9% — sustainability is the question.
REG generates stronger free cash flow (174M), providing more financial flexibility.
Monitor REIT - RETAIL industry trends, competitive dynamics, and regulatory changes.
Bottom Line
REG scores higher overall (59/100 vs 54/100), backed by strong 33.0% margins. NNN offers better value entry with a 38.5% margin of safety. Both earn "Buy" and "Buy" ratings respectively — the choice depends on your investment horizon and risk tolerance.
This analysis is generated from publicly available financial data. Not financial advice.
NNN REIT, Inc.
REAL ESTATE · REIT - RETAIL · USA
National Retail Properties invests primarily in high-quality retail properties generally subject to long-term net leases.
Regency Centers Corporation
REAL ESTATE · REIT - RETAIL · USA
Regency Centers Corporation is a real estate investment trust based in Jacksonville, Florida and is one of the largest operators of shopping centers with grocery stores as anchor tenants.
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