NNN REIT, Inc. (NNN)vsSimon Property Group Inc (SPG)
NNN
NNN REIT, Inc.
$44.96
+2.23%
REAL ESTATE · Cap: $8.86B
SPG
Simon Property Group Inc
$210.31
+1.98%
REAL ESTATE · Cap: $77.34B
Smart Verdict
WallStSmart Research — data-driven comparison
Simon Property Group Inc generates 610% more annual revenue ($6.65B vs $935.78M). SPG leads profitability with a 70.6% profit margin vs 41.4%. NNN appears more attractively valued with a PEG of 4.80. SPG earns a higher WallStSmart Score of 63/100 (C+).
NNN
Hold50
out of 100
Grade: D+
SPG
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
-28.0%
Fair Value
$152.15
Current Price
$210.31
$58.16 premium
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
Every $100 of equity generates 96 in profit
Keeps 71 of every $100 in revenue as profit
Strong operational efficiency at 43.4%
Large-cap with strong market position
Attractively priced relative to earnings
19.3% revenue growth
Areas to Watch
4.1% revenue growth
Elevated debt levels
Weak financial health signals
Expensive relative to growth rate
Trading at 13.2x book value
Expensive relative to growth rate
Distress zone — elevated risk
Elevated debt levels
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 : SPG
The strongest argument for SPG centers on Return on Equity, Profit Margin, Operating Margin. Profitability is solid with margins at 70.6% and operating margin at 43.4%. Revenue growth of 19.3% demonstrates continued momentum.
Bear Case : NNN
The primary concerns for NNN are Revenue Growth, Debt/Equity, Piotroski F-Score.
Bear Case : SPG
The primary concerns for SPG are Price/Book, PEG Ratio, Altman Z-Score. Debt-to-equity of 5.96 is elevated, increasing financial risk.
Key Dynamics to Monitor
NNN profiles as a value stock while SPG is a growth play — different risk/reward profiles.
SPG carries more volatility with a beta of 1.36 — expect wider price swings.
SPG is growing revenue faster at 19.3% — sustainability is the question.
SPG generates stronger free cash flow (625M), providing more financial flexibility.
Bottom Line
SPG scores higher overall (63/100 vs 50/100), backed by strong 70.6% margins and 19.3% revenue growth. 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.
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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