Is DUSCF or NNN a better dividend investment in 2026?

DUSCF currently yields 12.15% with a 5% 5-year dividend growth rate. NNN yields 5.68% with 2.8% growth. The better choice depends on your goal: DUSCF offers higher current income.

What is the dividend yield difference between DUSCF and NNN?

DUSCF has a forward dividend yield of 12.15% ($3.10/share annually). NNN yields 5.68% ($2.38/share annually). The yield gap is 6.47 percentage points.

Home › Compare › DUSCF vs NNN

DUSCF vs NNN: Dividend Comparison 2026

DUSCF yields 12.15% · NNN yields 5.68%● Live data

vsPost on X →

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

🏆 DUSCF wins by $1631438.35M in total portfolio value

INVESTMENT

TIME HORIZON10 years

DUSCF

● Live price

12.15%

Share price

$25.50

Annual div

$3.10

5Y div CAGR

100%

Payout ratio

50%

After 10 yrs · $10,000 · DRIP

Portfolio value

$1631438.38M

Annual income

$1,606,045,714,825.15

Full DUSCF 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 — DUSCF vs NNN

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

Jan

—

Feb

—

Mar

—

Apr

—

May

—

Jun

—

Jul

—

Aug

—

Sep

—

Oct

—

Nov

—

Dec

—

DUSCF pays

NNN pays

Both pay

Neither

💰

Tax Bracket Optimizer

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

DUSCF

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

$1,032.78/yr

After 10yr DRIP, annual income (after tax)

$1,365,138,857,601.38/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, DUSCF beats the other by $1,365,138,855,359.57/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 DUSCF + NNN for your $10,000?

DUSCF: 50%NNN: 50%

100% NNN50/50100% DUSCF

Portfolio after 10yr

$815719.20M

Annual income

$803,022,858,731.28/yr

Blended yield

98.44%

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Analyst Conviction Gap

Where Wall Street is most bullish on NNN right now

DUSCF

No analyst data

Altman Z

1.0

Piotroski

5/9

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)

DUSCF buys

NNN buys

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

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

MetricDUSCFNNN

Forward yield	12.15% ✓	5.68%
Annual dividend / share	$3.10 ✓	$2.38
Payout ratio	50%	50%
1-year div growth	0%	0%
5-year div CAGR	100% ✓	8.6%
Portfolio after 10y	$1631438.38M ✓	$25.6K
Annual income after 10y	$1,606,045,714,825.15 ✓	$2,637.42
Total dividends collected	$1629730.19M ✓	$13.7K
Payment frequency	quarterly	quarterly
Sector	Stock	REIT

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

Year	DUSCF Portfolio	DUSCF Income/yr	NNN Portfolio	NNN Income/yr	Gap
1← crossover	$13,130	$2,430.06	$10,737	$617.02	+$2.4K → DUSCF
2	$20,013	$5,963.90	$11,577	$710.93	+$8.4K → DUSCF
3	$38,405	$16,991.18	$12,538	$822.59	+$25.9K → DUSCF
4	$102,040	$60,946.08	$13,645	$956.06	+$88.4K → DUSCF
5	$411,854	$302,671.24	$14,925	$1,116.51	+$396.9K → DUSCF
6	$2,724,133	$2,283,449.83	$16,415	$1,310.57	+$2.71M → DUSCF
7	$31,145,619	$28,230,796.77	$18,158	$1,546.77	+$31.13M → DUSCF
8	$636,632,284	$603,306,471.75	$20,213	$1,836.20	+$636.61M → DUSCF
9	$23,731,459,792	$23,050,263,247.93	$22,649	$2,193.37	+$23731.44M → DUSCF
10	$1,631,438,376,803	$1,606,045,714,825.15	$25,558	$2,637.42	+$1631438.35M → DUSCF

DUSCF vs NNN: Complete Analysis 2026

DUSCF — Stock

Deutsche EuroShop AG is a German-based international real estate investment company headquartered in Hamburg. It is the largest German investor in shopping centers, and the country's only publicly traded company to do so exclusively. At the end of 2010 the firm held investments in 18 properties, of which 14 were in Germany, two in Poland and one each in Austria and Hungary.

Full DUSCF 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.