Is DST or NNN a better dividend investment in 2026?

DST currently yields 2.38% with a 5% 5-year dividend growth rate. NNN yields 5.28% with 2.8% growth. The better choice depends on your goal: NNN offers higher current income.

What is the dividend yield difference between DST and NNN?

DST has a forward dividend yield of 2.38% ($2.00/share annually). NNN yields 5.28% ($2.26/share annually). The yield gap is 2.90 percentage points.

Home › Compare › DST vs NNN

DST vs NNN: Dividend Comparison 2026

DST yields 2.38% · NNN yields 5.28%● Live data

vsPost on X →

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

🏆 DST wins by $4.22M in total portfolio value

INVESTMENT

TIME HORIZON10 years

DST

● Live price

2.38%

Share price

$83.99

Annual div

$2.00

5Y div CAGR

78.4%

Payout ratio

50%

After 10 yrs · $10,000 · DRIP

Portfolio value

$4.24M

Annual income

$3,386,064.48

Full DST calculator →

NNN

NNN REIT Inc.

● Live price

5.28%

Share price

$42.80

Annual div

$2.26

5Y div CAGR

2.8%

Payout ratio

71%

After 10 yrs · $10,000 · DRIP

Portfolio value

$19.7K

Annual income

$1,147.75

Full NNN calculator →

Portfolio growth — DST vs NNN

📍 DST pulled ahead of the other in Year 1

Annual dividend income

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Recession Test — Did They Cut Dividends?

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

Crisis Period	DST	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, DST + NNN cover 0 of 12 months — good coverage

Jan

—

Feb

—

Mar

—

Apr

—

May

—

Jun

—

Jul

—

Aug

—

Sep

—

Oct

—

Nov

—

Dec

—

DST pays

NNN pays

Both pay

Neither

💰

Tax Bracket Optimizer

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

DST

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

$202.41/yr

After 10yr DRIP, annual income (after tax)

$2,878,154.81/yr

NNN

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

$448.83/yr

After 10yr DRIP, annual income (after tax)

$975.59/yr

At 15% tax rate, DST beats the other by $2,877,179.22/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 DST + NNN for your $10,000?

DST: 50%NNN: 50%

100% NNN50/50100% DST

Portfolio after 10yr

$2.13M

Annual income

$1,693,606.12/yr

Blended yield

79.47%

📊

Analyst Conviction Gap

Where Wall Street is most bullish on NNN right now

DST

No analyst data

NNN

Analyst Ratings

Buy

Hold

Sell

Consensus: Hold

Price Target

$44.93

+5.0% 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)

DST buys

NNN buys

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

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

MetricDSTNNN

Forward yield	2.38%	5.28% ✓
Annual dividend / share	$2.00	$2.26 ✓
Payout ratio	50% ✓	71%
1-year div growth	0%	2.7% ✓
5-year div CAGR	78.4% ✓	2.8%
Portfolio after 10y	$4.24M	$19.7K ✓
Annual income after 10y	$3,386,064.48 ✓	$1,147.75
Total dividends collected	$4.15M	$8.1K ✓
Payment frequency	quarterly	quarterly
Sector	Stock	REIT

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

Year	DST Portfolio	DST Income/yr	NNN Portfolio	NNN Income/yr	Gap
1← crossover	$11,125	$424.81	$10,663	$542.82	+$462.00 → DST
2	$12,692	$787.95	$11,379	$587.95	+$1.3K → DST
3	$15,079	$1,498.76	$12,153	$637.35	+$2.9K → DST
4	$19,103	$2,968.89	$12,990	$691.46	+$6.1K → DST
5	$26,711	$6,271.11	$13,897	$750.78	+$12.8K → DST
6	$43,201	$14,620.06	$14,879	$815.88	+$28.3K → DST
7	$85,649	$39,423.93	$15,945	$887.39	+$69.7K → DST
8	$221,961	$130,316.21	$17,102	$965.99	+$204.9K → DST
9	$800,568	$563,069.97	$18,360	$1,052.49	+$782.2K → DST
10	$4,242,672	$3,386,064.48	$19,728	$1,147.75	+$4.22M → DST

DST vs NNN: Complete Analysis 2026

DST — Stock

DST is a dividend-paying stock. Use this calculator to estimate your future dividend income, DRIP compounding returns, and passive income potential from investing in DST shares.

Full DST Calculator →

NNN — REIT

NNN REIT (formerly National Retail Properties) is a Dividend King with 34+ consecutive years of dividend increases — one of only three REITs to achieve this status. Focuses on single-tenant properties with long-term net leases to operators in necessity-based retail sectors.

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.