Federal Realty Investment Trust (FRT) vs NNN REIT, Inc. (NNN)
FRT leads on 10 of 17 compared metrics.
A side-by-side comparison of Federal Realty Investment Trust and NNN REIT, Inc. across valuation, profitability, dividends, and growth — built entirely from reported fundamentals, as of June 13, 2026. The ● marks the stronger figure on each row (cheaper multiple, higher margin/return).
Total return — FRT vs NNN
growth of $100 · last 30yFRT +475.1%NNN +251.6%FRT compounded faster
FRT NNN
FRT vs NNN: by the numbers
- •FRT is the larger company ($10.87B vs $8.86B market cap).
- •FRT trades at the lower earnings multiple (21.66 vs 22.62 P/E).
- •NNN converts more revenue to profit (41.38% vs 38.61% net margin).
- •FRT grew revenue faster over the past five years (9.79% vs 7.06% CAGR).
- •NNN pays the higher dividend yield (5.15% vs 3.57%).
Which is better, FRT or NNN?
Metric tally: FRT 10 · NNN 7It depends on what you're optimizing for:
ValueFRT(lower P/E)
GrowthFRT(faster 5Y revenue CAGR)
IncomeNNN(higher dividend yield)
QualityFRT(higher ROIC)
Valuation
| Metric | FRT | NNN |
|---|---|---|
| P/E ratio | 21.66● | 22.62 |
| Forward P/E | 40.88 | 23.04● |
| P/S ratio | 8.32● | 9.43 |
| P/B ratio | 3.29 | 2.01● |
| PEG ratio | 0.53● | 2.03 |
| EV / EBITDA | 14.46● | 15.72 |
| FCF yield | 4.85% | 7.37%● |
Profitability
| Metric | FRT | NNN |
|---|---|---|
| Gross margin | 53.60% | 81.38%● |
| Operating margin | 41.58% | 63.13%● |
| Net margin | 38.61% | 41.38%● |
| ROE | 15.29%● | 8.81% |
| ROIC | 480.25%● | 6.10% |
Dividends
| Metric | FRT | NNN |
|---|---|---|
| Dividend yield | 3.57% | 5.15%● |
| Payout ratio | 93.74% | 115.94% |
Growth (annualized)
| Metric | FRT | NNN |
|---|---|---|
| Revenue CAGR (5Y) | 9.79%● | 7.06% |
| EPS CAGR (5Y) | 24.22%● | 11.15% |
| FCF CAGR (5Y) | 71.36%● | 6.14% |
| Total return CAGR (5Y) | 4.67%● | 4.03% |
Frequently asked
- Which is better, FRT or NNN?
- It depends on your goal. value: FRT (lower P/E); growth: FRT (faster 5Y revenue CAGR); income: NNN (higher dividend yield); quality: FRT (higher ROIC). Across all compared metrics, FRT leads 10 to 7.
- Is FRT or NNN cheaper?
- On trailing earnings, FRT is cheaper: FRT trades at a 21.66 P/E and NNN at 22.62.
- Which has grown faster, FRT or NNN?
- Over the past five years, FRT grew revenue faster — FRT at a 9.79% CAGR versus NNN at 7.06%.
- Does FRT or NNN pay a bigger dividend?
- FRT yields 3.57% and NNN yields 5.15% based on trailing dividends and the latest price.
- Is FRT or NNN more profitable?
- NNN runs the higher net margin — FRT at 38.61% versus NNN at 41.38%.
- Which has been the better investment, FRT or NNN?
- Over the past 10-year, NNN delivered the higher annualized total return — FRT at 1.63% versus NNN at 4.73%. Past performance doesn't predict future results.
Go deeper
Dig into the metrics
Federal Realty Investment P/E ratioNNN REIT P/E ratioFederal Realty Investment dividend yieldNNN REIT dividend yieldFederal Realty Investment ROENNN REIT ROEFederal Realty Investment operating marginNNN REIT operating marginFederal Realty Investment revenue growthNNN REIT revenue growthFederal Realty Investment free cash flowNNN REIT free cash flow
Federal Realty Investment & 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 June 13, 2026.