National Retail Properties Inc (NNN)vsRegency Centers Corporation (REG)
NNN
National Retail Properties Inc
$41.99
-0.87%
REAL ESTATE · Cap: $8.05B
REG
Regency Centers Corporation
$74.43
-0.20%
REAL ESTATE · Cap: $13.90B
Smart Verdict
WallStSmart Research — data-driven comparison
Regency Centers Corporation generates 74% more annual revenue ($1.61B vs $926.21M). NNN leads profitability with a 42.1% profit margin vs 32.7%. REG appears more attractively valued with a PEG of 2.61. REG earns a higher WallStSmart Score of 65/100 (B-).
NNN
Buy54
out of 100
Grade: C-
REG
Strong Buy65
out of 100
Grade: B-
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
-206.0%
Fair Value
$14.08
Current Price
$41.99
$27.91 premium
Margin of Safety
+42.1%
Fair Value
$131.98
Current Price
$74.43
$57.55 discount
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 42 of every $100 in revenue as profit
Strong operational efficiency at 62.2%
Reasonable price relative to book value
Keeps 33 of every $100 in revenue as profit
Strong operational efficiency at 38.8%
Earnings expanding 141.9% YoY
Reasonable price relative to book value
Areas to Watch
Weak financial health signals
Expensive relative to growth rate
Earnings declined 2.2%
Negative free cash flow — burning cash
Moderate valuation
ROE of 7.7% — below average capital efficiency
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 42.1% and operating margin at 62.2%.
Bull Case : REG
The strongest argument for REG centers on Profit Margin, Operating Margin, EPS Growth. Profitability is solid with margins at 32.7% and operating margin at 38.8%.
Bear Case : NNN
The primary concerns for NNN are Piotroski F-Score, PEG Ratio, EPS Growth.
Bear Case : REG
The primary concerns for REG are P/E Ratio, Return on Equity, PEG Ratio.
Key Dynamics to Monitor
REG carries more volatility with a beta of 0.93 — expect wider price swings.
NNN is growing revenue faster at 9.1% — sustainability is the question.
REG generates stronger free cash flow (76M), providing more financial flexibility.
Monitor REIT - RETAIL industry trends, competitive dynamics, and regulatory changes.
Bottom Line
REG scores higher overall (65/100 vs 54/100), backed by strong 32.7% margins. Both earn "Strong 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.
National Retail Properties 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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