BXP, Inc. (BXP) vs NNN REIT, Inc. (NNN)
A side-by-side comparison of BXP, Inc. and NNN REIT, Inc. across valuation, profitability, dividends, and growth — built entirely from reported fundamentals, as of September 13, 2026. Differences are shown without an overall score or investment verdict.
Total return — BXP vs NNN
growth of $100 · dividends reinvested · last 10yBXP vs NNN: by the numbers
- •BXP is the larger company ($10.26B vs $7.91B market cap).
- •NNN converts more revenue to profit (40.35% vs 8.44% net margin).
- •NNN grew revenue faster over the past five years (6.97% vs 4.77% CAGR).
- •NNN pays the higher dividend yield (5.52% vs 4.33%).
Metrics side by side
Valuation
| Metric | BXP | NNN |
|---|---|---|
| P/E ratio | 34.58 | 20.39 |
| Forward P/E | 30.29 | 20.25 |
| P/S ratio | 2.92 | 8.30 |
| P/B ratio | 1.99 | 1.77 |
| EV / EBITDA | 12.02 | 14.86 |
| FCF yield | 3.52% | 3.08% |
For REITs like BXP, 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.
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 | BXP | NNN |
|---|---|---|
| Gross margin | 60.56% | 38.00% |
| Operating margin | 55.71% | 62.03% |
| Net margin | 8.44% | 40.35% |
| ROE | 5.75% | 8.62% |
| ROIC | 4.89% | 6.18% |
Dividends
| Metric | BXP | NNN |
|---|---|---|
| Dividend yield | 4.33% | 5.52% |
| Payout ratio | 150.54% | 118.63% |
BXP, 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.
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 | BXP | NNN |
|---|---|---|
| Revenue CAGR (5Y) | 4.77% | 6.97% |
| EPS CAGR (5Y) | -20.68% | 11.15% |
| FCF CAGR (5Y) | -15.57% | 8.18% |
| Total return CAGR (5Y) | -5.00% | 4.80% |
Frequently asked
- Which has grown faster, BXP or NNN?
- Over the past five years, NNN grew revenue faster — BXP at a 4.77% CAGR versus NNN at 6.97%.
- Does BXP or NNN pay a bigger dividend?
- BXP yields 4.33% and NNN yields 5.52% based on trailing dividends and the latest price.
- Is BXP or NNN more profitable?
- NNN runs the higher net margin — BXP at 8.44% versus NNN at 40.35%.
- How have BXP and NNN total returns compared?
- Over the past 10 years, BXP delivered -3.20% and NNN delivered 3.99% annualized total return. Past performance doesn't predict future results.
Go deeper
Dig into the metrics
BXP & 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 September 13, 2026.