Is NNN or NEM a better dividend investment in 2026?

NNN currently yields 5.68% with a 2.8% 5-year dividend growth rate. NEM yields 0.98% with 5% growth. The better choice depends on your goal: NNN offers higher current income.

What is the dividend yield difference between NNN and NEM?

NNN has a forward dividend yield of 5.68% ($2.38/share annually). NEM yields 0.98% ($1.01/share annually). The yield gap is 4.70 percentage points.

Home › Compare › NNN vs NEM

NNN vs NEM: Dividend Comparison 2026

NNN yields 5.68% · NEM yields 0.98%● Live data

vsPost on X →

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

🏆 NNN wins by $4.7K in total portfolio value· pulled ahead in Year 4

INVESTMENT

TIME HORIZON10 years

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 →

NEM

● Live price

0.98%

Share price

$103.12

Annual div

$1.01

5Y div CAGR

-3.6%

Payout ratio

50%

After 10 yrs · $10,000 · DRIP

Portfolio value

$20.8K

Annual income

$71.65

Full NEM calculator →

Portfolio growth — NNN vs NEM

📍 NNN pulled ahead of the other in Year 4

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	NNN	NEM
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, NNN + NEM cover 0 of 12 months — good coverage

Jan

—

Feb

—

Mar

—

Apr

—

May

—

Jun

—

Jul

—

Aug

—

Sep

—

Oct

—

Nov

—

Dec

—

NNN pays

NEM pays

Both pay

Neither

💰

Tax Bracket Optimizer

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

NNN

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

$482.93/yr

After 10yr DRIP, annual income (after tax)

$2,241.81/yr

NEM

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

$83.25/yr

After 10yr DRIP, annual income (after tax)

$60.90/yr

At 15% tax rate, NNN beats the other by $2,180.90/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 NNN + NEM for your $10,000?

NNN: 50%NEM: 50%

100% NEM50/50100% NNN

Portfolio after 10yr

$23.2K

Annual income

$1,354.54/yr

Blended yield

5.84%

📊

Analyst Conviction Gap

Where Wall Street is most bullish on NEM right now

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

NEM

Analyst Ratings

Buy

Hold

Consensus: Buy

Price Target

$137.37

+33.2% upside vs current

Range: $97.00 — $177.00

Altman Z

4.2

Piotroski

9/9

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)

NNN buys

NEM buys

Politician	Chamber	Ticker	Type	Amount	Date
Lisa McClain	🏢 House	$NNN	▼ Sell	$1,001 - $15,000	2025-08-13
Lisa McClain	🏢 House	$NNN	▲ Buy	$1,001 - $15,000	2025-06-17
Zoe Lofgren	🏢 House	$NNN	▼ Sell	$1,001 - $15,000	2023-05-25
Ro Khanna	🏢 House	$NNN	▼ Sell	$1,001 - $15,000	2022-01-20
Zoe Lofgren	🏢 House	$NNN	▲ Buy	$1,001 - $15,000	2021-09-30
Zoe Lofgren	🏢 House	$NNN	▼ Sell	$1,001 - $15,000	2020-03-23

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

MetricNNNNEM

Forward yield	5.68% ✓	0.98%
Annual dividend / share	$2.38 ✓	$1.01
Payout ratio	50%	50%
1-year div growth	0%	0%
5-year div CAGR	8.6% ✓	-3.6%
Portfolio after 10y	$25.6K ✓	$20.8K
Annual income after 10y	$2,637.42 ✓	$71.65
Total dividends collected	$13.7K	$829.00 ✓
Payment frequency	quarterly	quarterly
Sector	REIT	Materials
Analyst consensus	Hold	Buy
Analyst price target	$44.93	$137.37 ✓

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

Year	NNN Portfolio	NNN Income/yr	NEM Portfolio	NEM Income/yr	Gap
1	$10,737	$617.02	$10,794	$94.42	$57.00 → NEM
2	$11,577	$710.93	$11,642	$91.82	$65.00 → NEM
3	$12,538	$822.59	$12,546	$89.22	$8.00 → NEM
4← crossover	$13,645	$956.06	$13,511	$86.62	+$134.00 → NNN
5	$14,925	$1,116.51	$14,541	$84.04	+$384.00 → NNN
6	$16,415	$1,310.57	$15,640	$81.49	+$775.00 → NNN
7	$18,158	$1,546.77	$16,814	$78.97	+$1.3K → NNN
8	$20,213	$1,836.20	$18,067	$76.48	+$2.1K → NNN
9	$22,649	$2,193.37	$19,406	$74.04	+$3.2K → NNN
10	$25,558	$2,637.42	$20,836	$71.65	+$4.7K → NNN

NNN vs NEM: Complete Analysis 2026

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 →

NEM — Materials

Newmont Corporation engages in the production and exploration of gold. It also explores for copper, silver, zinc, and lead. The company has operations and/or assets in the United States, Canada, Mexico, Dominican Republic, Peru, Suriname, Argentina, Chile, Australia, and Ghana. As of December 31, 2021, it had proven and probable gold reserves of 92.8 million ounces and land position of 62,800 square kilometers. The company was founded in 1916 and is headquartered in Denver, Colorado.

Full NEM 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.