NNN REIT, Inc. (NNN)vsRegency Centers Corporation (REG)
NNN
NNN REIT, Inc.
$44.96
+2.23%
REAL ESTATE · Cap: $8.86B
REG
Regency Centers Corporation
$77.72
+1.36%
REAL ESTATE · Cap: $15.01B
Smart Verdict
WallStSmart Research — data-driven comparison
Regency Centers Corporation generates 76% more annual revenue ($1.65B vs $935.78M). NNN leads profitability with a 41.4% profit margin vs 33.1%. REG appears more attractively valued with a PEG of 2.70. REG earns a higher WallStSmart Score of 63/100 (C+).
NNN
Hold50
out of 100
Grade: D+
REG
Buy63
out of 100
Grade: C+
Intrinsic Value Comparison
Multi-model valuation · Graham Formula
Margin of Safety
+39.4%
Fair Value
$71.14
Current Price
$44.96
$26.18 discount
Margin of Safety
+44.1%
Fair Value
$136.81
Current Price
$77.72
$59.09 discount
Key Strengths & Concerns
Side-by-side fundamental analysis
Key Strengths
Keeps 41 of every $100 in revenue as profit
Strong operational efficiency at 60.6%
Reasonable price relative to book value
Keeps 33 of every $100 in revenue as profit
Strong operational efficiency at 40.7%
Reasonable price relative to book value
Areas to Watch
4.1% revenue growth
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Moderate valuation
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 41.4% and operating margin at 60.6%.
Bull Case : REG
The strongest argument for REG centers on Profit Margin, Operating Margin, Price/Book. Profitability is solid with margins at 33.1% and operating margin at 40.7%.
Bear Case : NNN
The primary concerns for NNN are Revenue Growth, Debt/Equity, Piotroski F-Score.
Bear Case : REG
The primary concerns for REG are P/E Ratio, PEG Ratio, Altman Z-Score.
Key Dynamics to Monitor
NNN profiles as a value stock while REG is a mature play — different risk/reward profiles.
REG carries more volatility with a beta of 0.83 — expect wider price swings.
REG is growing revenue faster at 10.0% — sustainability is the question.
NNN generates stronger free cash flow (187M), providing more financial flexibility.
Bottom Line
REG scores higher overall (63/100 vs 50/100), backed by strong 33.1% margins. NNN offers better value entry with a 39.4% margin of safety. Both earn "Buy" and "Hold" 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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