Is BPYUP or NNN a better dividend investment in 2026?

BPYUP currently yields 18.96% with a 5% 5-year dividend growth rate. NNN yields 5.68% with 2.8% growth. The better choice depends on your goal: BPYUP offers higher current income.

What is the dividend yield difference between BPYUP and NNN?

BPYUP has a forward dividend yield of 18.96% ($4.78/share annually). NNN yields 5.68% ($2.38/share annually). The yield gap is 13.28 percentage points.

Home › Compare › BPYUP vs NNN

BPYUP vs NNN: Dividend Comparison 2026

BPYUP yields 18.96% · NNN yields 5.68%● Live data

vsPost on X →

After 10 years · $10,000 invested · DRIP enabled

🏆 BPYUP wins by $40121086.92M in total portfolio value

INVESTMENT

TIME HORIZON10 years

BPYUP

● Live price

18.96%

Share price

$25.20

Annual div

$4.78

5Y div CAGR

100%

Payout ratio

50%

After 10 yrs · $10,000 · DRIP

Portfolio value

$40121086.94M

Annual income

$39,718,560,144,858.69

Full BPYUP calculator →

NNN

NNN REIT Inc.

● Live price

5.68%

Share price

$41.89

Annual div

$2.38

5Y div CAGR

8.6%

Payout ratio

50%

After 10 yrs · $10,000 · DRIP

Portfolio value

$25.6K

Annual income

$2,637.42

Full NNN calculator →

Portfolio growth — BPYUP vs NNN

📍 BPYUP pulled ahead of the other in Year 1

Annual dividend income

🛡️

Recession Test — Did They Cut Dividends?

How each stock treated shareholders during the 3 biggest crises of the last 20 years

Crisis Period	BPYUP	NNN
2008–2009 GFC	— No data	— No data
2020 Q1–Q2 COVID	— No data	— No data
2022 Q4 Rate Hike	— No data	— No data

Based on dividend payment history. "Increased" = dividend grew during crisis. "Maintained" = held within 3%. "Cut" = reduced by more than 3%.

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Dividend Calendar Overlap

Combined, BPYUP + NNN cover 0 of 12 months — good coverage

Jan

—

Feb

—

Mar

—

Apr

—

May

—

Jun

—

Jul

—

Aug

—

Sep

—

Oct

—

Nov

—

Dec

—

BPYUP pays

NNN pays

Both pay

Neither

💰

Tax Bracket Optimizer

Which stock is actually better after tax? Adjust your rate to find out.

BPYUP

Annual income on $10K today (after 15% tax)

$1,611.22/yr

After 10yr DRIP, annual income (after tax)

$33,760,776,123,129.88/yr

NNN

Annual income on $10K today (after 15% tax)

$482.93/yr

After 10yr DRIP, annual income (after tax)

$2,241.81/yr

At 15% tax rate, BPYUP beats the other by $33,760,776,120,888.07/year in after-tax income after 10 years on $10,000

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Lazy Portfolio Split Optimizer

What's the optimal mix of BPYUP + NNN for your $10,000?

BPYUP: 50%NNN: 50%

100% NNN50/50100% BPYUP

Portfolio after 10yr

$20060543.48M

Annual income

$19,859,280,073,748.06/yr

Blended yield

99.00%

📊

Analyst Conviction Gap

Where Wall Street is most bullish on NNN right now

BPYUP

No analyst data

NNN

Analyst Ratings

Buy

Hold

Sell

Consensus: Hold

Price Target

$44.93

+7.3% upside vs current

Range: $43.00 — $48.50

Altman Z

1.1

Piotroski

5/9

Analyst ratings via FMP. Altman Z-Score: >3.0 safe, 1.81–3.0 grey zone, <1.81 distress. Piotroski: 7–9 strong, 0–3 weak.

🏛️

Copy Congress — What Are Politicians Buying?

Senate & House STOCK Act disclosures (last 90 days)

BPYUP buys

NNN buys

No recent congressional trades found for BPYUP or NNN in the last 90 days.

STOCK Act mandates disclosure within 45 days of transaction. Data via FMP.Full tracker →

MetricBPYUPNNN

Forward yield	18.96% ✓	5.68%
Annual dividend / share	$4.78 ✓	$2.38
Payout ratio	50%	50%
1-year div growth	0%	0%
5-year div CAGR	100% ✓	8.6%
Portfolio after 10y	$40121086.94M ✓	$25.6K
Annual income after 10y	$39,718,560,144,858.69 ✓	$2,637.42
Total dividends collected	$40094280.29M ✓	$13.7K
Payment frequency	quarterly	quarterly
Sector	Stock	REIT

Year-by-year: BPYUP vs NNN ($10,000, DRIP)

Year	BPYUP Portfolio	BPYUP Income/yr	NNN Portfolio	NNN Income/yr	Gap
1← crossover	$14,491	$3,791.11	$10,737	$617.02	+$3.8K → BPYUP
2	$25,774	$10,268.68	$11,577	$710.93	+$14.2K → BPYUP
3	$61,717	$34,138.43	$12,538	$822.59	+$49.2K → BPYUP
4	$218,832	$152,794.76	$13,645	$956.06	+$205.2K → BPYUP
5	$1,246,805	$1,012,655.35	$14,925	$1,116.51	+$1.23M → BPYUP
6	$12,118,488	$10,784,406.22	$16,415	$1,310.57	+$12.10M → BPYUP
7	$208,892,864	$195,926,081.95	$18,158	$1,546.77	+$208.87M → BPYUP
8	$6,536,193,451	$6,312,678,086.34	$20,213	$1,836.20	+$6536.17M → BPYUP
9	$376,193,269,631	$369,199,542,638.17	$22,649	$2,193.37	+$376193.25M → BPYUP
10	$40,121,086,943,363	$39,718,560,144,858.69	$25,558	$2,637.42	+$40121086.92M → BPYUP

BPYUP vs NNN: Complete Analysis 2026

BPYUP — Stock

Brookfield Property REIT Inc. (?BPYU?) is a subsidiary of Brookfield Property Partners L.P., (NASDAQ: BPY; TSX: BPY.UN) (?BPY?) one of the world's premier real estate companies, with approximately $88 billion in total assets. BPYU was created as a public security that is intended to offer economic equivalence to an investment in BPY in the form of a U.S. REIT stock.

Full BPYUP Calculator →

NNN — REIT

National Retail Properties invests primarily in high-quality retail properties subject generally to long-term, net leases. As of September 30, 2020, the company owned 3,114 properties in 48 states with a gross leasable area of approximately 32.4 million square feet and with a weighted average remaining lease term of 10.7 years.

Full NNN Calculator →

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⚠️ Educational purposes only. Not financial advice. Congressional trades sourced from SEC STOCK Act filings via FMP. Past performance does not guarantee future results.