Is PSXP or NNN a better dividend investment in 2026?

PSXP currently yields 50.89% with a 5% 5-year dividend growth rate. NNN yields 5.28% with 2.8% growth. The better choice depends on your goal: PSXP offers higher current income.

What is the dividend yield difference between PSXP and NNN?

PSXP has a forward dividend yield of 50.89% ($21.38/share annually). NNN yields 5.28% ($2.26/share annually). The yield gap is 45.61 percentage points.

Home › Compare › PSXP vs NNN

PSXP vs NNN: Dividend Comparison 2026

PSXP yields 50.89% · NNN yields 5.28%● Live data

vsPost on X →

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

🏆 PSXP wins by $159.5K in total portfolio value

INVESTMENT

TIME HORIZON10 years

PSXP

● Live price

50.89%

Share price

$42.01

Annual div

$21.38

5Y div CAGR

-7.3%

Payout ratio

50%

After 10 yrs · $10,000 · DRIP

Portfolio value

$179.2K

Annual income

$19,376.82

Full PSXP 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 — PSXP vs NNN

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

Jan

—

Feb

—

Mar

—

Apr

—

May

—

Jun

—

Jul

—

Aug

—

Sep

—

Oct

—

Nov

—

Dec

—

PSXP pays

NNN pays

Both pay

Neither

💰

Tax Bracket Optimizer

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

PSXP

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

$4,325.55/yr

After 10yr DRIP, annual income (after tax)

$16,470.30/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, PSXP beats the other by $15,494.71/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 PSXP + NNN for your $10,000?

PSXP: 50%NNN: 50%

100% NNN50/50100% PSXP

Portfolio after 10yr

$99.5K

Annual income

$10,262.29/yr

Blended yield

10.32%

📊

Analyst Conviction Gap

Where Wall Street is most bullish on NNN right now

PSXP

Analyst Ratings

Buy

Hold

Sell

Consensus: Hold

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)

PSXP buys

NNN buys

Politician	Chamber	Ticker	Type	Amount	Date
Virginia Foxx	🏢 House	$PSXP	▲ Buy	$15,001 - $50,000	2022-02-15
Virginia Foxx	🏢 House	$PSXP	▲ Buy	$15,001 - $50,000	2022-02-02
Virginia Foxx	🏢 House	$PSXP	▲ Buy	$15,001 - $50,000	2022-01-24
Mark Dr Green	🏢 House	$PSXP	▼ Sell	$500,001 - $1,000,000	2021-10-15
Mark Dr Green	🏢 House	$PSXP	▲ Buy	$50,001 - $100,000	2021-09-24
Mark Dr Green	🏢 House	$PSXP	▲ Buy	$250,001 - $500,000	2021-09-02
Mark Dr Green	🏢 House	$PSXP	▲ Buy	$100,001 - $250,000	2021-02-12
David Perdue	🏛 Senate	$PSXP	▼ Sell	$1,001 - $15,000	2020-04-15
David Perdue	🏛 Senate	$PSXP	▼ Sell	$1,001 - $15,000	2020-04-15
David Perdue	🏛 Senate	$PSXP	▲ Buy	$1,001 - $15,000	2020-02-21

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

MetricPSXPNNN

Forward yield	50.89% ✓	5.28%
Annual dividend / share	$21.38 ✓	$2.26
Payout ratio	50% ✓	71%
1-year div growth	0%	2.7% ✓
5-year div CAGR	-7.3%	2.8% ✓
Portfolio after 10y	$179.2K ✓	$19.7K
Annual income after 10y	$19,376.82 ✓	$1,147.75
Total dividends collected	$124.9K ✓	$8.1K
Payment frequency	quarterly	quarterly
Sector	Stock	REIT
Analyst consensus	Hold	Hold

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

Year	PSXP Portfolio	PSXP Income/yr	NNN Portfolio	NNN Income/yr	Gap
1← crossover	$15,417	$4,717.40	$10,663	$542.82	+$4.8K → PSXP
2	$22,798	$6,301.00	$11,379	$587.95	+$11.4K → PSXP
3	$32,465	$8,072.04	$12,153	$637.35	+$20.3K → PSXP
4	$44,697	$9,958.91	$12,990	$691.46	+$31.7K → PSXP
5	$59,704	$11,878.57	$13,897	$750.78	+$45.8K → PSXP
6	$77,630	$13,746.37	$14,879	$815.88	+$62.8K → PSXP
7	$98,549	$15,484.87	$15,945	$887.39	+$82.6K → PSXP
8	$122,478	$17,030.45	$17,102	$965.99	+$105.4K → PSXP
9	$149,388	$18,336.97	$18,360	$1,052.49	+$131.0K → PSXP
10	$179,222	$19,376.82	$19,728	$1,147.75	+$159.5K → PSXP

PSXP vs NNN: Complete Analysis 2026

PSXP — Stock

Phillips 66 Partners LP owns, operates, develops, and acquires midstream assets in the United States. It engages in the provision of transportation, terminaling, processing, stevedoring, storage, and fractionation of crude oil, refined petroleum products, and natural gas liquids, as well as rail terminal services. The company was incorporated in 2013 and is headquartered in Houston, Texas. Phillips 66 Partners LP is a subsidiary of Phillips 66 Project Development Inc.

Full PSXP 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.