Comprehensive Stock Comparison
Compare NNN REIT, Inc. (NNN) vs Alpine Income Property Trust, Inc. (PINE) Stock
Analyze side-by-side fundamentals, valuation, growth, and profitability to decide which stock is the better buy.
Selected Stocks
Add up to 10 tickers. Use presets or search to get started.
Quick Verdict
| Category | Winner | Why |
|---|---|---|
| Growth | PINE | 15.9% revenue growth vs NNN's 6.6% |
| Value | NNN | Lower P/E (22.2x vs 49.8x) |
| Quality / Margins | NNN | 42.1% net margin vs PINE's -5.3% |
| Stability / Safety | PINE | Beta 0.25 vs NNN's 0.25 |
| Dividends | PINE | 0.2% yield; NNN pays no meaningful dividend |
| Momentum (1Y) | PINE | +25.8% vs NNN's +12.4% |
| Efficiency (ROA) | NNN | 4.2% ROA vs PINE's -0.4%, ROIC 6.7% vs 2.2% |
Who Each Stock Is For
Income & stability
Growth exposure
Long-term compounding (10Y)
Sleep-well-at-night portfolio
Defensive / Recession hedge
Business Model
What each company does and how it makes money
NNN REIT is a real estate investment trust that owns and operates a diversified portfolio of single-tenant retail properties across the United States. It generates revenue primarily through long-term net leases — collecting predictable rental income from tenants who cover most property expenses — with convenience stores, restaurants, and automotive service centers representing its largest tenant categories. The company's competitive advantage lies in its disciplined property selection, long-term lease structures averaging over 10 years, and diversified tenant base that provides stable cash flow through economic cycles.
Alpine Income Property Trust is a real estate investment trust that acquires and operates single-tenant commercial properties leased to creditworthy tenants under long-term net lease agreements. It generates revenue primarily through rental income from its portfolio of retail and commercial properties — with over 90% of its properties occupied by national or regional tenants. The company's moat lies in its focus on essential-service retail properties with long-term leases to recession-resistant tenants, providing stable cash flows.
Revenue Breakdown by Segment
How each company's revenue is distributed across its business units
Segment breakdown not available.
Financial Metrics Comparison
Side-by-side fundamentals across 2 stocks. BestLagging
Financial Scorecard
NNN leads in 3 of 6 categories (Financial Metrics, Profitability & Efficiency). PINE leads in 2 (Valuation Metrics, Total Returns). 1 tied.
Financial Metrics (TTM)
NNN is the larger business by revenue, generating $926M annually — 15.3x PINE's $61M. NNN is the more profitable business, keeping 42.1% of every revenue dollar as net income compared to PINE's -5.3%. On growth, PINE holds the edge at +22.5% YoY revenue growth, suggesting stronger near-term business momentum.
| Metric | NNNNNN REIT, Inc. | PINEAlpine Income Pro… |
|---|---|---|
| RevenueTrailing 12 months | $926M | $61M |
| EBITDAEarnings before interest/tax | $856M | $41M |
| Net IncomeAfter-tax profit | $390M | -$3M |
| Free Cash FlowCash after capex | $541M | -$4M |
| Gross MarginGross profit ÷ Revenue | +96.0% | +85.1% |
| Operating MarginEBIT ÷ Revenue | +63.6% | +21.7% |
| Net MarginNet income ÷ Revenue | +42.1% | -5.3% |
| FCF MarginFCF ÷ Revenue | +58.4% | -6.5% |
| Rev. Growth (YoY)Latest quarter vs prior year | +9.1% | +22.5% |
| EPS Growth (YoY)Latest quarter vs prior year | -1.9% | +190.4% |
Valuation Metrics
On an enterprise value basis, PINE's 7.1x EV/EBITDA is more attractive than NNN's 10.0x.
| Metric | NNNNNN REIT, Inc. | PINEAlpine Income Pro… |
|---|---|---|
| Market CapShares × price | $8.6B | $292M |
| Enterprise ValueMkt cap + debt − cash | $8.6B | $287M |
| Trailing P/EPrice ÷ TTM EPS | 21.89x | -89.64x |
| Forward P/EPrice ÷ next-FY EPS est. | 22.16x | 49.80x |
| PEG RatioP/E ÷ EPS growth rate | 1.96x | — |
| EV / EBITDAEnterprise value multiple | 10.03x | 7.08x |
| Price / SalesMarket cap ÷ Revenue | 9.29x | 4.82x |
| Price / BookPrice ÷ Book value/share | 1.93x | 0.95x |
| Price / FCFMarket cap ÷ FCF | 12.90x | 11.32x |
Profitability & Efficiency
NNN delivers a 8.8% return on equity — every $100 of shareholder capital generates $9 in annual profit, vs $-1 for PINE. On the Piotroski fundamental quality scale (0–9), NNN scores 4/9 vs PINE's 3/9, reflecting mixed financial health.
| Metric | NNNNNN REIT, Inc. | PINEAlpine Income Pro… |
|---|---|---|
| ROE (TTM)Return on equity | +8.8% | -1.0% |
| ROA (TTM)Return on assets | +4.2% | -0.4% |
| ROICReturn on invested capital | +6.7% | +2.2% |
| ROCEReturn on capital employed | +6.5% | +2.0% |
| Piotroski ScoreFundamental quality 0–9 | 4 | 3 |
| Debt / EquityFinancial leverage | — | — |
| Net DebtTotal debt minus cash | -$5M | -$5M |
| Cash & Equiv.Liquid assets | $5M | $5M |
| Total DebtShort + long-term debt | $0 | $0 |
| Interest CoverageEBIT ÷ Interest expense | 2.89x | — |
Total Returns (with DRIP)
A $10,000 investment in PINE five years ago would be worth $13,697 today (with dividends reinvested), compared to $12,983 for NNN. Over the past 12 months, PINE leads with a +25.8% total return vs NNN's +12.4%. The 3-year compound annual growth rate (CAGR) favors PINE at 8.2% vs NNN's 4.9% — a key indicator of consistent wealth creation.
| Metric | NNNNNN REIT, Inc. | PINEAlpine Income Pro… |
|---|---|---|
| YTD ReturnYear-to-date | +16.2% | +17.5% |
| 1-Year ReturnPast 12 months | +12.4% | +25.8% |
| 3-Year ReturnCumulative with dividends | +15.3% | +26.5% |
| 5-Year ReturnCumulative with dividends | +29.8% | +37.0% |
| 10-Year ReturnCumulative with dividends | +50.8% | +37.1% |
| CAGR (3Y)Annualised 3-year return | +4.9% | +8.2% |
Risk & Volatility
PINE is the less volatile stock with a 0.25 beta — it tends to amplify market swings less than NNN's 0.25 beta. A beta below 1.0 means the stock typically moves less than the S&P 500. NNN currently trades 98.9% from its 52-week high vs PINE's 94.8% drawdown — a narrower gap to the peak suggests stronger recent price momentum.
| Metric | NNNNNN REIT, Inc. | PINEAlpine Income Pro… |
|---|---|---|
| Beta (5Y)Sensitivity to S&P 500 | 0.25x | 0.25x |
| 52-Week HighHighest price in past year | $45.83 | $20.80 |
| 52-Week LowLowest price in past year | $35.80 | $13.10 |
| % of 52W HighCurrent price vs 52-week peak | +98.9% | +94.8% |
| RSI (14)Momentum oscillator 0–100 | 69.0 | 61.5 |
| Avg Volume (50D)Average daily shares traded | 1.3M | 136K |
Analyst Outlook
Wall Street rates NNN as "Hold" and PINE as "Buy". Consensus price targets imply 4.0% upside for PINE (target: $21) vs -0.9% for NNN (target: $45). PINE is the only dividend payer here at 0.18% yield — a key consideration for income-focused portfolios.
| Metric | NNNNNN REIT, Inc. | PINEAlpine Income Pro… |
|---|---|---|
| Analyst RatingConsensus buy/hold/sell | Hold | Buy |
| Price TargetConsensus 12-month target | $44.93 | $20.50 |
| # AnalystsCovering analysts | 29 | 12 |
| Dividend YieldAnnual dividend ÷ price | — | +0.2% |
| Dividend StreakConsecutive years of raises | 8 | 0 |
| Dividend / ShareAnnual DPS | — | $0.04 |
| Buyback YieldShare repurchases ÷ mkt cap | 0.0% | +3.0% |
Historical Charts
Charts are rendered on first load. Hover for details.
Chart 1Total Return — 5 Years (Rebased to 100)
| Stock | Mar 20 | Feb 26 | Change |
|---|---|---|---|
| NNN REIT, Inc. (NNN) | 100 | 79.1 | -20.9% |
| Alpine Income Prope… (PINE) | 100 | 97.68 | -2.3% |
Alpine Income Prope… (PINE) returned +37% over 5 years vs NNN REIT, Inc. (NNN)'s +30%. A $10,000 investment in PINE 5 years ago would be worth $13,697 today (including dividends reinvested).
Chart 2Revenue Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| NNN REIT, Inc. (NNN) | $534M | $926M | +73.6% |
| Alpine Income Prope… (PINE) | $8M | $61M | +616.0% |
NNN REIT, Inc.'s revenue grew from $534M (2016) to $926M (2025) — a 6.3% CAGR.
Chart 3Net Margin Trend — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| NNN REIT, Inc. (NNN) | 44.9% | 42.1% | -6.2% |
| Alpine Income Prope… (PINE) | 33.3% | -5.3% | -115.9% |
NNN REIT, Inc.'s net margin went from 45% (2016) to 42% (2025).
Chart 4P/E Ratio History — 9 Years
| Stock | 2017 | 2025 | Change |
|---|---|---|---|
| NNN REIT, Inc. (NNN) | 29.7 | 19.1 | -35.7% |
| Alpine Income Prope… (PINE) | 42.3 | 119.9 | +183.5% |
NNN REIT, Inc. has traded in a 19x–34x P/E range over 9 years; current trailing P/E is ~22x. Alpine Income Property Trust, Inc. has traded in a 9x–136x P/E range over 6 years; current trailing P/E is ~-90x.
Chart 5EPS Growth — 10 Years
| Stock | 2016 | 2025 | Change |
|---|---|---|---|
| NNN REIT, Inc. (NNN) | 1.38 | 2.07 | +50.0% |
| Alpine Income Prope… (PINE) | 0.31 | -0.22 | -171.0% |
NNN REIT, Inc.'s EPS grew from $1.38 (2016) to $2.07 (2025) — a 5% CAGR.
Chart 6Free Cash Flow — 5 Years
NNN REIT, Inc. generated $667M FCF in 2025 (+17% vs 2021). Alpine Income Property Trust, Inc. generated $26M FCF in 2025 (+50% vs 2021).
NNN vs PINE: Frequently Asked Questions
9 questions · data-driven answers · updated daily
01Is NNN or PINE a better buy right now?
NNN REIT, Inc. (NNN) offers the better valuation at 21.9x trailing P/E (22.2x forward), making it the more compelling value choice. Analysts rate Alpine Income Property Trust, Inc. (PINE) a "Buy" — based on 12 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.
02Which has the better valuation — NNN or PINE?
On forward P/E, NNN REIT, Inc. is actually cheaper at 22.2x.
03Which is the better long-term investment — NNN or PINE?
Over the past 5 years, Alpine Income Property Trust, Inc. (PINE) delivered a total return of +37.0%, compared to +29.8% for NNN REIT, Inc. (NNN). A $10,000 investment in PINE five years ago would be worth approximately $14K today (assuming dividends reinvested). Over 10 years, the gap is even starker: NNN returned +50.8% versus PINE's +37.1%. Past returns do not guarantee future results, and the stock with the higher historical return may already have its best growth priced in.
04Which is safer — NNN or PINE?
By beta (market sensitivity over 5 years), Alpine Income Property Trust, Inc. (PINE) is the lower-risk stock at 0.25β versus NNN REIT, Inc.'s 0.25β — meaning NNN is approximately 1% more volatile than PINE relative to the S&P 500.
05Which has better profit margins — NNN or PINE?
NNN REIT, Inc. (NNN) is the more profitable company, earning 42.1% net margin versus -5.3% for Alpine Income Property Trust, Inc. — meaning it keeps 42.1% of every revenue dollar as bottom-line profit. Operating margin tells a similar story: NNN leads at 63.6% versus 21.7% for PINE. At the gross margin level — before operating expenses — NNN leads at 96.0%, 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.
06Is NNN or PINE more undervalued right now?
On forward earnings alone, NNN REIT, Inc. (NNN) trades at 22.2x forward P/E versus 49.8x for Alpine Income Property Trust, Inc. — 27.6x cheaper on a one-year earnings basis. Analyst consensus price targets imply the most upside for PINE: 4.0% to $20.50.
07Which pays a better dividend — NNN or PINE?
In this comparison, PINE (0.2% yield) pays a dividend. NNN does not pay a meaningful dividend and should not be held primarily for income.
08Is NNN or PINE better for a retirement portfolio?
For long-horizon retirement investors, NNN REIT, Inc. (NNN) is the stronger choice — it scores higher on the combination of lower volatility, dividend reliability, and long-term compounding (low volatility (β 0.25)). Both have compounded well over 10 years (NNN: +50.8%, PINE: +37.1%), 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.
09What are the main differences between NNN and PINE?
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. 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.
Find Stocks Like These
Explore pre-built screens for each stock's profile, or build a custom screen to find stocks that beat both.