Is DRE or NNN a better dividend investment in 2026?

DRE currently yields 95.32% with a 5% 5-year dividend growth rate. NNN yields 5.68% with 2.8% growth. The better choice depends on your goal: DRE offers higher current income.

What is the dividend yield difference between DRE and NNN?

DRE has a forward dividend yield of 95.32% ($45.95/share annually). NNN yields 5.68% ($2.38/share annually). The yield gap is 89.64 percentage points.

Home › Compare › DRE vs NNN

DRE vs NNN: Dividend Comparison 2026

DRE yields 95.32% · NNN yields 5.68%● Live data

vsPost on X →

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

🏆 DRE wins by $608411.14M in total portfolio value

INVESTMENT

TIME HORIZON10 years

DRE

● Live price

95.32%

Share price

$48.20

Annual div

$45.95

5Y div CAGR

41%

Payout ratio

50%

After 10 yrs · $10,000 · DRIP

Portfolio value

$608411.17M

Annual income

$570,504,898,899.01

Full DRE 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 — DRE vs NNN

📍 DRE 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	DRE	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, DRE + NNN cover 0 of 12 months — good coverage

Jan

—

Feb

—

Mar

—

Apr

—

May

—

Jun

—

Jul

—

Aug

—

Sep

—

Oct

—

Nov

—

Dec

—

DRE pays

NNN pays

Both pay

Neither

💰

Tax Bracket Optimizer

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

DRE

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

$8,102.40/yr

After 10yr DRIP, annual income (after tax)

$484,929,164,064.16/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, DRE beats the other by $484,929,161,822.35/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 DRE + NNN for your $10,000?

DRE: 50%NNN: 50%

100% NNN50/50100% DRE

Portfolio after 10yr

$304205.60M

Annual income

$285,252,450,768.22/yr

Blended yield

93.77%

📊

Analyst Conviction Gap

Where Wall Street is most bullish on DRE right now

DRE

Analyst Ratings

Buy

Hold

Sell

Consensus: Buy

Price Target

$61.33

+27.2% upside vs current

Range: $49.00 — $74.00

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)

DRE buys

NNN buys

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

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

MetricDRENNN

Forward yield	95.32% ✓	5.68%
Annual dividend / share	$45.95 ✓	$2.38
Payout ratio	50%	50%
1-year div growth	0%	0%
5-year div CAGR	41% ✓	8.6%
Portfolio after 10y	$608411.17M ✓	$25.6K
Annual income after 10y	$570,504,898,899.01 ✓	$2,637.42
Total dividends collected	$605724.02M ✓	$13.7K
Payment frequency	quarterly	quarterly
Sector	Stock	REIT
Analyst consensus	Buy	Hold
Analyst price target	$61.33 ✓	$44.93

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

Year	DRE Portfolio	DRE Income/yr	NNN Portfolio	NNN Income/yr	Gap
1← crossover	$24,140	$13,440.46	$10,737	$617.02	+$13.4K → DRE
2	$68,586	$42,755.79	$11,577	$710.93	+$57.0K → DRE
3	$233,461	$160,074.00	$12,538	$822.59	+$220.9K → DRE
4	$967,820	$718,016.90	$13,645	$956.06	+$954.2K → DRE
5	$4,957,952	$3,922,384.58	$14,925	$1,116.51	+$4.94M → DRE
6	$31,783,494	$26,478,484.76	$16,415	$1,310.57	+$31.77M → DRE
7	$257,688,648	$223,680,309.51	$18,158	$1,546.77	+$257.67M → DRE
8	$2,665,500,362	$2,389,773,508.87	$20,213	$1,836.20	+$2665.48M → DRE
9	$35,426,418,770	$32,574,333,382.57	$22,649	$2,193.37	+$35426.40M → DRE
10	$608,411,166,983	$570,504,898,899.01	$25,558	$2,637.42	+$608411.14M → DRE

DRE vs NNN: Complete Analysis 2026

DRE — Stock

Duke Realty Corporation owns and operates approximately 159 million rentable square feet of industrial assets in 20 major logistics markets. Duke Realty Corporation is publicly traded on the NYSE under the symbol DRE and is a member of the S&P 500 Index.

Full DRE 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.