NNN vs EPRT

For growth investors, Essential Properties Realty Trust, Inc.

(EPRT) is the stronger pick with 25. 0% revenue growth year-over-year, versus 6. 6% for NNN REIT, Inc. (NNN). NNN REIT, Inc. (NNN) offers the better valuation at 21. 6x trailing P/E (21. 8x forward), making it the more compelling value choice. Analysts rate Essential Properties Realty Trust, Inc. (EPRT) a "Buy" — based on 22 analyst ratings — the highest consensus in this comparison. The "better buy" depends entirely on your goals: growth investors should weight revenue trajectory, value investors should weight P/E and PEG, and income investors should weight dividend yield and streak.

On trailing P/E, NNN REIT, Inc.

(NNN) is the cheapest at 21. 6x versus Essential Properties Realty Trust, Inc. at 24. 5x. On forward P/E, NNN REIT, Inc. is actually cheaper at 21. 8x. The PEG ratio (P/E divided by earnings growth rate) is the most growth-adjusted single valuation metric: Essential Properties Realty Trust, Inc. wins at 1. 01x versus NNN REIT, Inc. 's 1. 95x — a reasonable growth-adjusted valuation.

Over the past 5 years, Essential Properties Realty Trust, Inc.

(EPRT) delivered a total return of +44. 2%, compared to +17. 7% for NNN REIT, Inc. (NNN). Over 10 years, the gap is even starker: EPRT returned +189. 7% versus NNN's +39. 7%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.

By beta (market sensitivity over 5 years), Essential Properties Realty Trust, Inc.

(EPRT) is the lower-risk stock at 0. 01β versus NNN REIT, Inc. 's 0. 15β — meaning NNN is approximately 1641% more volatile than EPRT relative to the S&P 500. On balance sheet safety, Essential Properties Realty Trust, Inc. (EPRT) carries a lower debt/equity ratio of 60% versus 109% for NNN REIT, Inc. — giving it more financial flexibility in a downturn.

By revenue growth (latest reported year), Essential Properties Realty Trust, Inc.

(EPRT) is pulling ahead at 25. 0% versus 6. 6% for NNN REIT, Inc. (NNN). On earnings-per-share growth, the picture is similar: Essential Properties Realty Trust, Inc. grew EPS 11. 3% year-over-year, compared to -3. 7% for NNN REIT, Inc.. Over a 3-year CAGR, EPRT leads at 25. 2% annualised revenue growth. Higher growth typically commands a higher valuation multiple — check whether the premium P/E or P/S is justified by the growth rate using the PEG ratio.

Essential Properties Realty Trust, Inc.

(EPRT) is the more profitable company, earning 45. 0% net margin versus 42. 1% for NNN REIT, Inc. — meaning it keeps 45. 0% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: EPRT leads at 64. 5% versus 61. 5% for NNN. At the gross margin level — before operating expenses — EPRT leads at 84. 0%, reflecting greater pricing power or product mix advantage. Stronger margins indicate durable pricing power, lower cost of revenue, or higher mix of software/services. They are one of the clearest signs of business quality.

The PEG ratio (forward P/E divided by expected earnings growth rate) is the most precise measure of undervaluation relative to growth potential.

By this metric, Essential Properties Realty Trust, Inc. (EPRT) is the more undervalued stock at a PEG of 1. 01x versus NNN REIT, Inc. 's 1. 95x. A PEG below 1. 5 suggests fair-to-attractive pricing relative to expected growth. On forward earnings alone, NNN REIT, Inc. (NNN) trades at 21. 8x forward P/E versus 24. 1x for Essential Properties Realty Trust, Inc. — 2. 3x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for EPRT: 16. 2% to $36. 50.

All stocks in this comparison pay dividends.

NNN REIT, Inc. (NNN) offers the highest yield at 5. 3%, versus 3. 7% for Essential Properties Realty Trust, Inc. (EPRT).

For long-horizon retirement investors, Essential Properties Realty Trust, Inc.

(EPRT) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0. 01), 3. 7% yield, +189. 7% 10Y return). Both have compounded well over 10 years (EPRT: +189. 7%, NNN: +39. 7%), confirming both are viable long-term holds — but the lower-volatility option typically results in less emotional selling during corrections. Retirement portfolios generally favour predictability over maximum returns. Consult a financial advisor before making allocation decisions.

Both stocks operate in the Real Estate sector, making this a peer-level intra-sector comparison — the same macro tailwinds and headwinds will affect both.

In terms of investment character: NNN is a small-cap income-oriented stock; EPRT is a small-cap high-growth stock. These fundamental differences mean investors should not choose between them on a single metric — the "better stock" depends entirely on which of these characteristics aligns with your investment strategy.