Is DS or NNN a better dividend investment in 2026?

DS currently yields 56742.30% with a 5% 5-year dividend growth rate. NNN yields 5.68% with 2.8% growth. The better choice depends on your goal: DS offers higher current income.

What is the dividend yield difference between DS and NNN?

DS has a forward dividend yield of 56742.30% ($95.10/share annually). NNN yields 5.68% ($2.38/share annually). The yield gap is 56736.62 percentage points.

Home › Compare › DS vs NNN

DS vs NNN: Dividend Comparison 2026

DS yields 56742.30% · NNN yields 5.68%● Live data

vsPost on X →

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

🏆 DS wins by $1.6908275670599427e+24M in total portfolio value

INVESTMENT

TIME HORIZON10 years

● Live price

56742.30%

Share price

$0.17

Annual div

$95.10

5Y div CAGR

Payout ratio

50%

After 10 yrs · $10,000 · DRIP

Portfolio value

$1.6908275670599427e+24M

Annual income

$1,684,986,030,068,087,300,000,000,000,000.00

Full DS 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 — DS vs NNN

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

Jan

—

Feb

—

Mar

—

Apr

—

May

—

Jun

—

Jul

—

Aug

—

Sep

—

Oct

—

Nov

—

Dec

—

DS pays

NNN pays

Both pay

Neither

💰

Tax Bracket Optimizer

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

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

$4,823,095.66/yr

After 10yr DRIP, annual income (after tax)

$1,432,238,125,557,874,200,000,000,000,000.00/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, DS beats the other by $1,432,238,125,557,874,200,000,000,000,000.00/year in after-tax income after 10 years on $10,000

⚖️

Lazy Portfolio Split Optimizer

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

DS: 50%NNN: 50%

100% NNN50/50100% DS

Portfolio after 10yr

$8.454137835299714e+23M

Annual income

$842,493,015,034,043,700,000,000,000,000.00/yr

Blended yield

99.65%

📊

Analyst Conviction Gap

Where Wall Street is most bullish on NNN right now

Analyst Ratings

Buy

Hold

Consensus: Buy

Price Target

$3.00

+1690.0% upside vs current

Range: $3.00 — $3.00

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.

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Copy Congress — What Are Politicians Buying?

Senate & House STOCK Act disclosures (last 90 days)

DS buys

NNN buys

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

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

MetricDSNNN

Forward yield	56742.30% ✓	5.68%
Annual dividend / share	$95.10 ✓	$2.38
Payout ratio	50%	50%
1-year div growth	0%	0%
5-year div CAGR	0%	8.6% ✓
Portfolio after 10y	$1.6908275670599427e+24M	$25.6K ✓
Annual income after 10y	$1,684,986,030,068,087,300,000,000,000,000.00 ✓	$2,637.42
Total dividends collected	$1.690444253718562e+24M	$13.7K ✓
Payment frequency	quarterly	quarterly
Sector	Stock	REIT
Analyst consensus	Buy	Hold
Analyst price target	$3.00	$44.93 ✓

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

Year	DS Portfolio	DS Income/yr	NNN Portfolio	NNN Income/yr	Gap
1← crossover	$5,684,930	$5,674,230.19	$10,737	$617.02	+$5.67M → DS
2	$3,020,812,083	$3,014,729,207.73	$11,577	$710.93	+$3020.80M → DS
3	$1,500,374,650,157	$1,497,142,381,228.32	$12,538	$822.59	+$1500374.64M → DS
4	$696,558,242,337,477	$694,952,841,461,809.20	$13,645	$956.06	+$696558242.32M → DS
5	$302,274,447,577,562,800	$301,529,130,258,261,700.00	$14,925	$1,116.51	+$302274447577.55M → DS
6	$122,613,026,181,495,720,000	$122,289,592,522,587,720,000.00	$16,415	$1,310.57	+$122613026181495.70M → DS
7	$46,490,925,659,162,200,000,000	$46,359,729,721,148,000,000,000.00	$18,158	$1,546.77	+$46490925659162200.00M → DS
8	$16,477,896,806,940,950,000,000,000	$16,428,151,516,485,646,000,000,000.00	$20,213	$1,836.20	+$16477896806940950528.00M → DS
9	$5,459,380,366,219,842,000,000,000,000	$5,441,749,016,636,415,000,000,000,000.00	$22,649	$2,193.37	+$5.459380366219842e+21M → DS
10	$1,690,827,567,059,942,800,000,000,000,000	$1,684,986,030,068,087,300,000,000,000,000.00	$25,558	$2,637.42	+$1.6908275670599427e+24M → DS

DS vs NNN: Complete Analysis 2026

DS — Stock

Drive Shack Inc. owns and operates golf-related leisure and entertainment venues. It operates through three segments: Entertainment Golf Venues, Traditional Golf Properties, and Corporate. The Entertainment Golf Venues segment operates golf-related leisure and entertainment venues with gaming and golf technology, a chef-inspired menu, craft cocktails, and social events, as well as operates Puttery, an indoor socializing and entertainment platform. As of December 31, 2021, it operated six owned or leased entertainment golf venues across four states with locations in Orlando, Florida; West Palm Beach, Florida; Raleigh, North Carolina; and Richmond, Virginia, The Colony, Texas, and Charlotte, North Carolina. The Traditional Golf Properties segment operates golf courses and country clubs in the United States. As of December 31, 2021, it owned, leased, or managed 55 properties across nine states. The Corporate segment consists of securities and other investments and executive management. The company was formerly known as Newcastle Investment Corp. and changed its name to Drive Shack Inc. in December 2016. Drive Shack Inc. was founded in 2002 and is headquartered in Dallas, Texas.

Full DS 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.