NNN REIT, INC.

NNN

NNN REIT, Inc. is a REIT that invests in high-quality properties subjected generally to long-term, net leases with minimal ongoing capital expenditures. As of June 30, 2026, the Company owned 3,774 properties across 50 states, the District of Columbia and Puerto Rico, encompassing approximately 40.4 million square feet of gross leasable area, with a weighted average remaining lease term of 10.1 years. NNN REIT, Inc. was incorporated in August 1984 in Maryland and is based in Orlando, Florida.

About the company

Country: United StatesPrice: $41.18Market Cap: $8.0B

Investment snapshot

24%positive consensus

Scored 1d ago

Positive

BUY / PASS

Neutral / negative

5 / 7

NEUTRAL / FAIL

Median fair value

$28.17

-31.6% vs price

Models with upside

0 / 17

Positive margin of safety

Key risk

No clean pass — all 8 investors flag at least one efficiency criterion

Framework analysis

Verdict	Meaning
BUY	Positive purchase signal: the framework's buy requirements are met.
PASS	The company clears the framework's checklist or screen, but the framework does not produce a buy signal. For valuation frameworks this often means margin of safety is missing, insufficient, or unavailable; some screen-only frameworks have no intrinsic-value BUY state.
NEUTRAL	Neither a positive nor negative conclusion. It does not mean to hold an existing position.
FAIL	The company does not clear the framework's requirements.
Ranked	Ranked strategies do not use PASS: selected cohort is BUY, outside the cohort is FAIL, and unranked is NEUTRAL.

Current investor scores use trailing 12-month flows and the latest balance sheet where supported. Multi-year and EPS tests retain annual history; each framework shows its financial basis below. Intrinsic values use annual financials.

Metric	Graham Defensive Value	Buffett Quality Compounder	Lynch GARP	Greenblatt Magic Formula	Piotroski F-Score	Dreman Contrarian Value	Munger Quality Focus	Pabrai Dhandho Framework	Akre Three-Legged Stool	Marks Risk-Aware Value	Ackman Activist Value	Templeton Global Bargain Hunter	Sleep Scale Economies Shared	Asness Systematic Factors	Neff Low-P/E Total Return	Schloss Asset-Value Discipline	O'Shaughnessy Systematic Factor Composite
Verdict	PASS	FAIL	FAIL	Not ranked	PASS	FAIL	PASS	NEUTRAL	FAIL	FAIL	BUY	NEUTRAL	FAIL	NEUTRAL	NEUTRAL	FAIL	NEUTRAL
Score
Analysis	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…	Checking access…
Intrinsic Value (annual)		N/A			N/A		N/A				N/A		N/A	N/A	N/A	N/A	N/A
Margin of Safety	-25.3%	N/A	-78.4%	-72.4%	N/A	-29.1%	N/A	-9.9%	-52.5%	-61.1%	N/A	-40.4%	N/A	N/A	N/A	N/A	N/A
Financial Basis	Annual history · FY 2025 Latest source filing: 2026-02-11 Score computed: 2026-11-14	Annual history · FY 2025 Latest source filing: 2026-02-11 Score computed: 2026-11-14	Annual history · FY 2025 · Balance sheet at 2026-09-30 Latest source filing: 2026-11-04 Score computed: 2026-11-14	Annual history · FY 2025 Latest source filing: 2026-02-11 Score computed: 2026-11-14	Annual history · FY 2025 Latest source filing: 2026-02-11 Score computed: 2026-11-14	Annual history · FY 2025 · Balance sheet at 2026-09-30 · Market data at 2026-11-01 Latest source filing: 2026-11-04 Score computed: 2026-11-14	Qualitative assessment · Annual history · FY 2025 · Balance sheet at 2026-09-30 Latest source filing: 2026-11-04 Score computed: 2026-11-14	Qualitative assessment · Annual history · FY 2025 Latest source filing: 2026-02-11 Score computed: 2026-11-14	Annual history · FY 2025 · Qualitative assessment · Balance sheet at 2026-09-30 Latest source filing: 2026-11-04 Score computed: 2026-11-14	Annual history · FY 2025 · Qualitative assessment Latest source filing: 2026-02-11 Score computed: 2026-11-14	Annual history · FY 2025 · Balance sheet at 2026-09-30 · Market data at 2026-11-01 Latest source filing: 2026-11-04 Score computed: 2026-11-14	Annual history · FY 2025 · Price history 2025-01-01–2026-11-01 · Balance sheet at 2026-09-30 Latest source filing: 2026-11-04 Score computed: 2026-11-14	Annual history · FY 2025 · Qualitative assessment Latest source filing: 2026-02-11 Score computed: 2026-11-14	Annual history · FY 2025 · Balance sheet at 2026-09-30 · Price history 2025-01-01–2026-11-01 Latest source filing: 2026-11-04 Score computed: 2026-11-14	Annual history · FY 2025 Latest source filing: 2026-02-11 Score computed: 2026-11-14	Annual history · FY 2025 · Balance sheet at 2026-09-30 Latest source filing: 2026-11-04 Score computed: 2026-11-14	Annual history · FY 2025 · Price history 2025-01-01–2026-11-01 Latest source filing: 2026-02-11 Score computed: 2026-11-14

Where It Passes

Where It Falls Short

Efficiency0% pass✓ 1✗ 10▾
No clean pass — all 8 investors flag at least one efficiency criterion
Current Ratio
✗Graham>= 2.0
ROIC (3-5 yr avg)4.8%
✗Buffett> 10%
ROIC - WACC-5.2%
✗BuffettPositive (WACC = 10%)
EBIT / (NWC + Net Fixed Assets)
✗Greenblatt> 25%
Current Ratio Change YoY
✗PiotroskiIncreased YoY
Revenue / Total Assets Change YoY0.10x -> 0.10x
✓PiotroskiImproved YoY
Current Assets / Current Liabilities
✗Dreman> 1.5
Return on Invested Capital
✗Munger> 15%
ROIC (high and growing)FY2023: ROIC=5.2%; FY2024: ROIC=5.2%; FY2025: ROIC=unavailable
✗AkreLatest 3 consecutive FYs: ROIC > 15% in each
Reinvestment Rate x ROIC
✗AkreReinvestment Rate * ROIC > 10%
ROIC (5-year)0/4 years above 12% (latest 5.2%)
✗SleepROIC > 12% in a majority of years
Valuation models0% pass✗ 8▾
NNN overvalued: all 8 models price fair value below $41.18 (median $28.17)
Graham fair value$32.88
✗Graham-25.3% margin vs $41.18
Lynch fair value$23.09
✗Lynch-78.4% margin vs $41.18
Greenblatt fair value$23.88
✗Greenblatt-72.4% margin vs $41.18
Dreman fair value$31.90
✗Dreman-29.1% margin vs $41.18
Pabrai fair value$37.48
✗Pabrai-9.9% margin vs $41.18
Akre fair value$27.00
✗Akre-52.5% margin vs $41.18
Marks fair value$25.56
✗Marks-61.1% margin vs $41.18
Templeton fair value$29.34
✗Templeton-40.4% margin vs $41.18
Debt & Leverage17% pass✓ 3✗ 12▾
10 of 12 flag NNN's debt & leverage — Graham, Buffett, Lynch +7 more
Total Debt / Shareholders' Equity0.98
✗Dreman< 0.8✓Templeton< 1.0 (fixed cap; proxy for below-sector-median leverage)✓SchlossD/E < 1.00x
LT Debt vs Net Current Assets
✗GrahamLT Debt <= Net Current Assets
Debt/Equity & Interest Coverage
✗BuffettD/E < 0.5 AND Interest Coverage > 5x
Total Debt / Equity0.98
✗Lynch< 0.33
Cash - Long-term Debt$-195.0M
✗LynchPositive preferred
LT Debt / Total Assets Change0.00% -> 2.13%
✗PiotroskiDecreased YoY
Current Assets / Current Liabilities
✗Dreman> 1.5✗SchlossCurrent ratio >= 1.50x (app cutoff)
Debt Levels0.98
✗MungerDebt/Equity < 0.5✗AkreDebt/Equity < 0.3
Interest Coverage & Debt/EBITDAIC=2.9x, D/EBITDA=N/A
✗MarksInterest Coverage > 3x; Debt/EBITDA < 4x
Total Debt / Shareholders Equity0.98
✓Ackman<= 1.0
Negative debt-to-equity (higher means less debt)-0.9838; #3207/4210 (top 76.2%)
✗AsnessTop 30% of eligible cross-section
Profitability19% pass✓ 13✗ 22▾
13 of 16 flag NNN's profitability — Graham, Buffett, Lynch +10 more
Net income / market capitalization+4.88%; #1725/6340 (top 27.2%)
✓AsnessTop 30% of eligible cross-section✗OshaughnessyTop 10% of eligible cross-section
Positive EPS (10 years)18/26 years positive
✗GrahamPositive EPS every year for 10 years
EPS Growth (3-yr avg, 10-yr window)
✗Graham>= 33% growth
Net Income Positive (10+ years)26/26 years positive
✓BuffettPositive every year for 10+ years
ROE (up to 5-year arithmetic mean)8.6%
✗Buffett> 15% arithmetic mean (app rule)
Operating Margin (10-yr trend)63.6% (latest)
✓BuffettStable or rising over 10 years
Free Cash Flow Proxy
✗BuffettPositive and growing
Earnings Variance (10-yr CoV)0.31
✗BuffettCoV < 0.3
Retained Earnings Effectiveness
✗Buffett$1 retained -> > $1 market value created
Basic earnings-growth PEG (dividends excluded)1.78
✗Lynch< 1.0 (ideally < 0.5)
3-5 Year EPS CAGR11.2%
✓Lynch15-30% (Fast Grower); > 0% to pass
ROE8.8%
✗Lynch> 15%
EBIT / Enterprise Value7.4%
✗Greenblatt> 10%
Earnings Yield + ROC AssessmentEY=7.4%, ROC=None
✗GreenblattBoth EY > 10% and ROC > 25%
Net Income / Total Assets4.16%
✓PiotroskiROA > 0
ROA Change YoY4.47% -> 4.16% (delta: -0.32%)
✗PiotroskiCurrent ROA > Prior ROA
(CFO / Total Assets) vs ROACFO/Assets=7.11%, ROA=4.16%
✓PiotroskiCFO/Assets > ROA
Gross Margin Change YoY
✗PiotroskiImproved YoY
Pre-Tax Income / Revenue
✗Dreman>= 8%
Net Income / Shareholders' Equity8.8%
✗Dreman> 12%
Margin of SafetyP/FFO=12.8x
✓PabraiP/FFO < 15
Return on Equity9.1% (3-yr avg)
✗AkreROE > 20% (3-year avg)
Discount to Intrinsic Value-29.1% (IV=$31.90 vs Price=$41.18)
✗Marks>= 20% below intrinsic value
Positive Net Income Frequency26/26 years positive
✓MarksPositive net income in >= 7 of last 10 years
Operating Income / Revenue63.6%
✓Ackman>= 15%
Net Income / Shareholders Equity8.8%
✗Ackman>= 15%
5-Year EPS CAGR11.2% CAGR over 5 years
✓Templeton> 0% (5-year EPS CAGR)
Operating Margin Trend67.0% (2023) -> 63.6% (2025)
✗TempletonNon-negative operating-margin trend over 3 years
Revenue growth vs. gross and operating margin trendrevenue up, operating margin 67.0% -> 63.6%
✗SleepRevenue rising; gross margin flat or falling; operating margin holding
Gross profit / total assets
✗AsnessTop 30% of eligible cross-section
Net income / positive book equity+8.84%; #1980/5226 (top 37.9%)
✗AsnessTop 30% of eligible cross-section
Negative 5-year standard deviation of ROA-0.0028; #303/5884 (top 5.1%)
✓AsnessTop 30% of eligible cross-section
3-5 Year Diluted EPS CAGR11.2% over 5 years
✓Neff7%-20% annualized
Positive Diluted-EPS Years10/10 years positive
✓Schloss>= 70% positive over 5-10 observed years (app rule)
Valuation31% pass✓ 8✗ 17▾
9 of 13 flag NNN's valuation — Lynch, Greenblatt, Dreman +6 more
Price / FFO per Share12.8x
✓Graham<= 15x✗Dreman< 12x✓Ackman<= 25
Net income / market capitalization+4.88%; #1725/6340 (top 27.2%)
✓AsnessTop 30% of eligible cross-section✗OshaughnessyTop 10% of eligible cross-section
Basic earnings-growth PEG (dividends excluded)1.78
✗Lynch< 1.0 (ideally < 0.5)
EBIT / Enterprise Value7.4%
✗Greenblatt> 10%
Earnings Yield + ROC AssessmentEY=7.4%, ROC=None
✗GreenblattBoth EY > 10% and ROC > 25%
Price / (CFO / Shares)11.7x
✗Dreman< 8x
Valuation ReasonablenessP/E=19.9x, OE Yield=8.4%
✓MungerP/E < 25 or Owner Earnings Yield > 5%
P/FFO or FFO YieldP/FFO=12.8x, FFO Yield=7.6%
✓PabraiP/FFO < 15 or FFO Yield > 10%
P/B or P/E vs. Historical AverageP/E=19.9x, P/B=1.8x
✓MarksP/E < 15 or P/B < 2.0
Discount to Intrinsic Value-29.1% (IV=$31.90 vs Price=$41.18)
✗Marks>= 20% below intrinsic value
Price / EPS19.9x
✗Templeton< 12x (fixed ceiling; proxy for the market's cheapest 40%)
Price vs. Trailing Low105% of trailing low ($39.39)
✓Templeton<= 120% of trailing low (certified split-adjusted live window)
Price / Book Value per Share1.8x
✗Templeton< 1.5x✗SchlossP/B <= 0.80x (app cutoff)
Positive book equity / market capitalization+0.5699; #2608/6449 (top 40.4%)
✗AsnessTop 30% of eligible cross-section
Price / Diluted EPS19.9x
✗NeffP/E <= 15x (app proxy for a P/E 40%-60% below the market)
(EPS CAGR % + Dividend Yield %) / P/E0.85
✓Neff> 0.7 (Neff's published traditional edge)
Price / Tangible Book Value per Share1.77x
✗SchlossP/TBV <= 1.00x (app cutoff)
Book Value per Share Change-5.8%
✗SchlossLatest BVPS >= earliest BVPS over >= 3 years (app rule)
Revenue / market capitalization+0.1160; #4248/5247 (top 81.0%)
✗OshaughnessyTop 10% of eligible cross-section
(Operating cash flow - capex) / market capitalization
✗OshaughnessyTop 10% of eligible cross-section
Trailing six-month price return through the evaluation date-6.60%; #3226/6202 (top 52.0%)
✗OshaughnessyTop 10% of eligible cross-section
Cash Flow33% pass✓ 3✗ 4▾
4 of 6 flag NNN's cash flow — Buffett, Dreman, Neff +1 more
Free Cash Flow Proxy
✗BuffettPositive and growing
Operating Cash Flow$667.1M
✓PiotroskiCFO > 0
(CFO / Total Assets) vs ROACFO/Assets=7.11%, ROA=4.16%
✓PiotroskiCFO/Assets > ROA
Price / (CFO / Shares)11.7x
✗Dreman< 8x
Positive Operating Cash Flow frequency24/24 years positive
✓SleepPositive OCF in >= 70% of available years
Operating Cash Flow - Capital Expenditures
✗Neff> $0 (app proxy for a strong fundamental case)
(Operating cash flow - capex) / market capitalization
✗OshaughnessyTop 10% of eligible cross-section
Verdicts36% pass✓ 4✗ 7▾
Split decision: 7 FAIL · 5 NEUTRAL · 3 PASS · 1 BUY
Overall verdict
✓GrahamPASS (3/7)✗BuffettFAIL (2/9)✗LynchFAIL (3/7)•GreenblattNot ranked✓PiotroskiPASS (F-Score 4)✗DremanFAIL (3/10)✓MungerPASS (2/4)•PabraiNEUTRAL (2/3)✗AkreFAIL (0/6)✗MarksFAIL (3/5)✓AckmanBUY (8/9)•TempletonNEUTRAL (5/8)✗SleepFAIL (1/6)•AsnessNEUTRAL (Not ranked)•NeffNEUTRAL (4/6)✗SchlossFAIL (3/7)•OshaughnessyNEUTRAL (Not ranked)
Growth50% pass✓ 8✗ 5▾
4 of 8 pass — Graham, Lynch, Dreman +1 more object
EPS Growth (3-yr avg, 10-yr window)
✗Graham>= 33% growth
Basic earnings-growth PEG (dividends excluded)1.78
✗Lynch< 1.0 (ideally < 0.5)
3-5 Year EPS CAGR11.2%
✓Lynch15-30% (Fast Grower); > 0% to pass
Inventory Growth vs Revenue GrowthN/A (no inventory)
✓LynchInventory growth < Revenue growth
EPS Growth Direction$1.48 (2008) -> $2.07 (2025)
✓DremanPositive over recent years
EPS CAGR2.0% CAGR over 17 years
✗Dreman> 5% annualized
Positive Net Income Frequency26/26 years positive
✓MarksPositive net income in >= 7 of last 10 years
3yr Median Revenue Growth6.6%
✓Ackman>= 5%
Positive EPS Growth Frequency3/5 years with positive EPS growth
✓AckmanPositive EPS growth in >= 3 of last 5 years
5-Year EPS CAGR11.2% CAGR over 5 years
✓Templeton> 0% (5-year EPS CAGR)
Revenue growth vs. gross and operating margin trendrevenue up, operating margin 67.0% -> 63.6%
✗SleepRevenue rising; gross margin flat or falling; operating margin holding
5-year Revenue CAGR7.0%
✗SleepCAGR > 7%
3-5 Year Diluted EPS CAGR11.2% over 5 years
✓Neff7%-20% annualized

Business & financials

Financial snapshot: annual FY 2025. Current investor scores may use newer quarterly data.

Company Profile

Industry: Trading

SIC Sector: Holding & Investment Offices

Size: Mid Cap($8.0B)

Revenue: $926.2M+6.6% YoY

Net Income: $389.8M-1.8% YoY

Financial Snapshot

Operating Margin63.6%

Return on Equity8.8%

Debt / Equity--

Current Ratio--

EPS (Diluted)$2.07−3.7% 1y

Shares Retired−1.3% / −4.1% 2y

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Sector-adjusted criteria: REIT

Depreciation distorts REIT earnings and book value, so FFO-based criteria replace P/E and free-cash-flow tests, and P/B tests are omitted.

Shareholder Return

Fiscal 2025

Issued 1.3% of shares last year, 4.1% issued over two.

Buybacks: —
Dividends: $443.2M

What drove EPS

A buyback raises earnings per share without the company earning more. This splits each year's change into the two.

FY22

25.2% = 15.3% + 8.5%

FY23

14.3% = 17.2% + −2.5%

FY24

−0.5% = 1.1% + −1.6%

FY25

−3.7% = −1.8% + −2.0%

Earnings Fewer shares More shares

The two parts do not sum exactly to the total — the difference is the cross-term, plus preferred capital where the company has any. It is left visible rather than distributed into the other two.

Share count is the denominator the filer used for diluted EPS, recovered as net income ÷ EPS — not the balance-sheet count, which is a point-in-time figure and would put the timing difference into this split. Years with a loss are omitted: a smaller share count makes a loss per share larger, so the decomposition inverts.

Company Financials

Latest TTM and quarters alongside annual years

TTM sums four consecutive quarters and uses the latest quarter-end balances. Quarter columns show three-month results; annual columns show full-year totals. Growth compares the same period a year earlier. EPS is not added for TTM; full-year ratios are blank for quarters.

The latest annual period end is unavailable. Showing the latest fiscal cycle’s quarters; quarter and annual columns may overlap. Quarterly shows the full quarter history.

Metric	TTM · 2025-12-31 2025-01-01 – 2025-12-31 Sources · derived quarter values 10-Q · 2025-05-01 10-Q · 2025-08-05 10-Q · 2025-11-04 10-K · 2026-02-11 Derived from cumulative filings: operating cash flow, depreciation amortization, dividends paid, re sale gains, revenue, net income, operating income, ebit, interest expense.	Q3 FY 2026 2026-07-01 – 2026-09-30 Sources · derived quarter values 10-Q · 2026-11-04 Derived from cumulative filings: operating cash flow, depreciation amortization, dividends paid, re sale gains.	Q2 FY 2026 2026-04-01 – 2026-06-30 Sources 10-Q · 2026-08-05	FY 2025 Sources 10-K · 2026-02-11	FY 2024 Sources 10-K · 2025-02-11	FY 2023 Sources 10-K · 2024-02-08	FY 2022 Sources 10-K · 2023-02-09	FY 2021 Sources 10-K · 2022-02-09
Market Cap	$8.0Bcurrent	--	--	$7.8Best.	$6.9Best.	$6.5Best.	$7.2Best.	$6.2Best.
Revenue	$926.2M↑7%	$249.7M↑8%	$244.3M↑8%	$926.2M↑7%	$869.3M↑5%	$828.1M↑7%	$773.1M↑6%	$726.4M
Operating Income	$589.5M↑2%	$165.0M↑12%	$151.4M↑1%	$589.5M↑2%	$577.9M↑4%	$555.1M↑15%	$482.5M↑7%	$449.1M
Net Income	$389.8M↓2%	$109.9M↑14%	$97.9M↓3%	$389.8M↓2%	$396.8M↑1%	$392.3M↑17%	$334.6M↑15%	$290.1M
EPS (Diluted)	--	$0.57↑12%	$0.52↓4%	$2.07↓4%	$2.15	$2.16↑14%	$1.89↑25%	$1.51
Gross Margin	—	—	—	—	—	—	—	—
Operating Margin	63.6%↓4%	66.1%↑3%	62.0%↓6%	63.6%↓4%	66.5%↓1%	67.0%↑7%	62.4%↑1%	61.8%
ROE	8.8%↓3%	—	—	8.8%↓3%	9.1%↓4%	9.4%↑16%	8.1%↑9%	7.4%
Total Debt	$4.5B↑2%	$4.5B↓8%	$4.5B↑2%	--	$4.4B↑3%	$4.2B↑13%	$3.7B	$3.7B
Shareholders' Equity	$4.4B↑1%	$4.6B↑3%	$4.5B↑2%	$4.4B↑1%	$4.4B↑5%	$4.2B↑1%	$4.1B↑6%	$3.9B
Current Ratio	—	—	—	—	—	—	—	—
Debt / Equity	1.01↑1%	0.98↓11%	1.00	—	1.00↓1%	1.02↑12%	0.91↓5%	0.96
Operating Cash Flow	$667.1M↑5%	$220.1M↑1%	--	$667.1M↑5%	$635.5M↑4%	$612.4M↑6%	$578.4M↑2%	$568.4M
Free Cash Flow	--	--	--	--	--	--	--	--

Score history

Historical Score Timeline

Industry peers

Industry Peers

Similar companies in Trading

NNN vs Peers — Financial Grading

Revenue$926.2MMedian

Net Income$389.8MMedian

ROE8.8%Median

D/E—

Op. Margin63.6%Top 25%

Curr. Ratio—

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RAYMOND JAMES FINANCIAL INCRJF	$32.4B	$168.64	$15.9B	$2.1B	17.1%	0.28	—	—	3/9	3/9	3/7	1/3	F-Score 6	4/11
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LandBridge Co LLCLB	$5.6B	$73.15	$199.1M	$30.1M	8.9%	1.65	59.5%	4.87	2/9	3/9	2/7	0/3	F-Score 6	3/11
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