NNN REIT, Inc. (NNN)vsSimon Property Group Inc (SPG)
NNN
NNN REIT, Inc.
$43.87
+0.05%
REAL ESTATE · Cap: $8.46B
SPG
Simon Property Group Inc
$204.83
+0.08%
REAL ESTATE · Cap: $77.76B
Smart Verdict
WallStSmart Research — data-driven comparison
Simon Property Group Inc generates 628% more annual revenue ($6.94B vs $953.25M). SPG leads profitability with a 66.6% profit margin vs 40.4%. NNN appears more attractively valued with a PEG of 4.80. SPG earns a higher WallStSmart Score of 57/100 (C).
NNN
Buy54
out of 100
Grade: C-
SPG
Buy57
out of 100
Grade: C
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+39.6%
Fair Value
$71.36
Current Price
$43.87
$27.49 discount
Margin of Safety
-20.8%
Fair Value
$161.26
Current Price
$204.83
$43.57 premium
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
Every $100 of equity generates 107 in profit
Keeps 67 of every $100 in revenue as profit
Strong operational efficiency at 46.0%
Large-cap with strong market position
Attractively priced relative to earnings
19.5% revenue growth
Areas to Watch
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Earnings declined 3.7%
Trading at 15.1x book value
Expensive relative to growth rate
Earnings declined 12.5%
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 : SPG
The strongest argument for SPG centers on Return on Equity, Profit Margin, Operating Margin. Profitability is solid with margins at 66.6% and operating margin at 46.0%. Revenue growth of 19.5% demonstrates continued momentum.
Bear Case : NNN
The primary concerns for NNN are Debt/Equity, Piotroski F-Score, PEG Ratio.
Bear Case : SPG
The primary concerns for SPG are Price/Book, PEG Ratio, EPS Growth. Debt-to-equity of 6.64 is elevated, increasing financial risk.
Key Dynamics to Monitor
NNN profiles as a mature stock while SPG is a growth play — different risk/reward profiles.
SPG carries more volatility with a beta of 1.31 — expect wider price swings.
SPG is growing revenue faster at 19.5% — sustainability is the question.
SPG generates stronger free cash flow (959M), providing more financial flexibility.
Bottom Line
SPG scores higher overall (57/100 vs 54/100), backed by strong 66.6% margins and 19.5% revenue growth. NNN offers better value entry with a 39.6% 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.
Simon Property Group Inc
REAL ESTATE · REIT - RETAIL · USA
Simon Property Group, Inc. is a real estate investment trust that invests in shopping malls, outlet centers, and community/lifestyle centers. It is the largest owner of shopping malls in the United States and is headquartered in Indianapolis, Indiana.
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