NNN REIT (NNN) vs Simon Property Group (SPG)
Head-to-head comparison of performance, valuation, growth, profitability and dividends. Prices delayed 15 minutes; data as of Oct 9, 2026.
Summary
Simon Property Group (SPG) has outperformed NNN REIT (NNN) over the past year, gaining 12.0% versus a loss of 4.1%. Over five years, SPG leads with a +42.4% price change compared with -12.4% for NNN. Simon Property Group is the larger company by market cap ($75.78 billion vs $7.66 billion), about 9.9 times the size.
On valuation, NNN REIT trades at a lower forward P/E (19.2x vs 29.5x for Simon Property Group). NNN REIT offers the higher dividend yield (5.96% vs 4.41%). Simon Property Group converts more of its revenue into profit, with a net margin of 84.3% versus 42.1%.
Summary generated from market data by MetaCap's automated system. Methodology
Relative performance
Percent change in share price from the first common trading day shown; excludes dividends.
Head-to-head
| Metric | NNN | SPG |
|---|---|---|
| Share price | $40.27 | $199.61 |
| Market cap | $7.66B | $75.78B |
| 1-day change | +1.08% | +1.02% |
| YTD return | +1.61% | +7.83% |
| 1-year return | -4.14% | +12.00% |
| 5-year return | -12.40% | +42.35% |
| P/E ratio (TTM) | 19.94 | 14.09 |
| Forward P/E | 19.22 | 29.47 |
| EPS (TTM) | $2.02 | $14.17 |
| Dividend yield | 5.96% | 4.41% |
| Annual dividend | $2.40 | $8.80 |
| Revenue (latest FY) | $926.21M | $6.36B |
| Revenue growth (YoY) | +6.55% | +6.72% |
| Net income (latest FY) | $389.78M | $5.36B |
| Operating margin | 63.64% | 49.89% |
| Net margin | 42.08% | 84.28% |
| 52-week high | $50.00 | $238.50 |
| 52-week low | $38.90 | $172.19 |
| Distance from 52-week high | -19.46% | -16.31% |
| Analyst consensus | hold | buy |
| Avg. price target upside | +17.33% | +16.98% |
| Average volume | 1.73M | 1.32M |
| Shares outstanding | 190.25M | 323.55M |
| Employees | 85 | 3,100 |
| Sector | Real Estate | Real Estate |
| Industry | Real Estate Investment Trusts | Real Estate Investment Trusts |
Highlighted cells mark the higher value for growth, returns, margins and yield, and the lower value for P/E ratios. Highlighting is a mechanical comparison, not a recommendation.
Key differences
- Simon Property Group is about 9.9 times larger than NNN REIT by market value ($75.78B vs $7.66B).
- SPG has outperformed NNN by 16.1 percentage points over the past year.
- NNN REIT trades at a higher earnings multiple (19.9x vs 14.1x trailing P/E).
- NNN REIT offers a meaningfully higher dividend yield (5.96% vs 4.41%).
- Simon Property Group is more profitable, keeping 84.3 cents of every revenue dollar as net income versus 42.1 cents for NNN REIT.
About NNN REIT
NNN stock →NNN REIT, Inc. is a REIT that invests in high-quality properties subjected generally to long-term, net leases with minimal ongoing capital expenditures.
Real Estate · Real Estate Investment Trusts · 85 employees
About Simon Property Group
SPG stock →Simon Property Group, Inc. is a self-administered and self-managed real estate investment trust (REIT).
Real Estate · Real Estate Investment Trusts · 3,100 employees
NNN vs SPG FAQ
Which is bigger, NNN REIT or Simon Property Group?
Simon Property Group (SPG) is larger, with a market capitalization of $75.78B compared with $7.66B for NNN REIT (NNN).
Which stock has performed better over the past year, NNN or SPG?
SPG returned +12.00% over the past 12 months, compared with -4.14% for NNN (price return, excluding dividends). Past performance does not predict future results.
Which has the lower P/E ratio, NNN or SPG?
SPG has the lower trailing P/E at 14.1, versus 19.9 for NNN. A lower P/E is not by itself a sign of a better investment; it can reflect slower expected growth or higher risk.
Which pays a higher dividend, NNN REIT or Simon Property Group?
NNN REIT has the higher yield at 5.96%, compared with 4.41% for Simon Property Group.
Are NNN REIT and Simon Property Group in the same industry?
Yes. Both are classified in the Real Estate Investment Trusts industry within the Real Estate sector.