Brookfield Property Partners L.P. (BPYPN) vs NNN REIT, Inc. (NNN)
A side-by-side comparison of Brookfield Property Partners L.P. and NNN REIT, Inc. across valuation, profitability, dividends, and growth — built entirely from reported fundamentals, as of October 6, 2026. Differences are shown without an overall score or investment verdict.
Total return — BPYPN vs NNN
growth of $100 · dividends reinvested · last 7yBPYPN vs NNN: by the numbers
- •NNN is the larger company ($7.74B vs $6.22B market cap).
- •NNN is profitable (40.35% net margin) while BPYPN runs a net loss (-3.56%).
- •NNN grew revenue faster over the past five years (6.97% vs 2.40% CAGR).
- •BPYPN pays the higher dividend yield (10.68% vs 5.99%).
Metrics side by side
Valuation
| Metric | BPYPN | NNN |
|---|---|---|
| P/E ratio | N/A | 19.94 |
| Forward P/E | 14.04 | 19.77 |
| PEG ratio | N/A | 1.79 |
| P/S ratio | 0.87 | 8.12 |
| P/B ratio | 0.72 | 1.73 |
| EV / EBITDA | 15.41 | 14.66 |
| FCF yield | N/A | 3.15% |
For REITs like NNN REIT, Inc., GAAP P/E is distorted: heavy non-cash property depreciation depresses reported earnings and overstates the multiple. Real-estate companies are valued on funds from operations (FFO / AFFO) and price-to-FFO — see the Funds From Operations section. The P/E is shown for reference only.
Profitability
| Metric | BPYPN | NNN |
|---|---|---|
| Gross margin | 52.31% | 38.00% |
| Operating margin | 35.48% | 62.03% |
| Net margin | -3.56% | 40.35% |
| ROE | -2.72% | 8.62% |
| ROIC | 1.37% | 6.18% |
Dividends
| Metric | BPYPN | NNN |
|---|---|---|
| Dividend yield | 10.68% | 5.99% |
| Payout ratio | N/A | 118.63% |
NNN REIT, Inc.'s payout ratio is measured against GAAP earnings, which non-cash depreciation depresses for REITs — the dividend is conventionally assessed against funds from operations (FFO / AFFO) instead, so the GAAP figure overstates the payout burden.
Growth (annualized)
| Metric | BPYPN | NNN |
|---|---|---|
| Revenue CAGR (5Y) | 2.40% | 6.97% |
| EPS CAGR (5Y) | N/A | 11.15% |
| FCF CAGR (5Y) | N/A | 8.18% |
| Total return CAGR (5Y) | -1.23% | 3.48% |
Frequently asked
- Which has grown faster, BPYPN or NNN?
- Over the past five years, NNN grew revenue faster — BPYPN at a 2.40% CAGR versus NNN at 6.97%.
- Does BPYPN or NNN pay a bigger dividend?
- BPYPN yields 10.68% and NNN yields 5.99% based on trailing dividends and the latest price.
- Is BPYPN or NNN more profitable?
- NNN runs the higher net margin — BPYPN at -3.56% versus NNN at 40.35%.
- How have BPYPN and NNN total returns compared?
- Over the past 5 years, BPYPN delivered -1.23% and NNN delivered 3.48% annualized total return. Past performance doesn't predict future results.
Go deeper
Dig into the metrics
Brookfield Property Partners L.P. & NNN REIT appear in these rankings
Figures are sourced from reported fundamentals and the latest end-of-day price. This comparison is informational only and is not investment advice. Past performance does not predict future results. See our methodology. Compiled by TGMCharts Research · data verified October 6, 2026.