NNN · Intrinsic value
Is NNN REIT, Inc. (NNN) overvalued or undervalued?
NNN REIT, Inc. (NNN) trades at the delayed market price of $40.86 a share. That price already implies revenue growth of −1.7% a year for 5 years. TickerWorth's dcf fair value is $56.31 a share (27% below fair value), as of Oct 19, 2026. It is a model estimate, and every input behind it is sourced below.
Model by Miraaj Patel · generated from SEC filings and market data · Updated Oct 19, 2026 · How these pages are made
Is NNN undervalued?
- DCF fair value
- $56.31
- Market price
- $40.86
- Upside to fair value
- +37.8%
- Verdict
- 27% below fair value
Reverse DCF: Today's price implies revenue growth of −1.7% a year for 5 years; our model assumes 5.4% a year on average over the same horizon.
What is NNN's TickerWorth Score?
Middle of the pack — real strengths and real weaknesses
Compared with Real Estate companies in US
Its strongest point: a profitable, high-quality business. Its weakest: balance sheet looks stretched.
- Value · 54 of 100
Cheaper than 54% of Real Estate companies in US
- Price vs worth · — of 100
- Quality · 83 of 100
More profitable than 83% of Real Estate companies in US
- Financial health · 17 of 100
Financially stronger than 17% of Real Estate companies in US
- Growth · 46 of 100
Growing faster than 46% of Real Estate companies in US
- Momentum · 25 of 100
Outperformed 25% of Real Estate companies in US over the past year
Confidence: Medium confidence · Scored
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NNN DCF valuation: where the gap comes from
At a recent price of $40.86, NNN REIT, Inc. (NNN) trades 27% below TickerWorth's base-case discounted-cash-flow (DCF) fair value of $56.31 per share — meaning the market currently prices NNN undervalued vs our estimate of what the business is intrinsically worth. Our fair value sits above the market, an implied +37.8% move to close the gap if the business performs in line with our assumptions. This is an educational model, not a price target or a recommendation — the value moves with the inputs, which you can test yourself using the WACC slider below.
Read the full reasoning
The valuation discounts NNN REIT, Inc.'s projected free cash flows at a weighted-average cost of capital (WACC) of 7.5%, with a long-run terminal growth rate of 2.5%. About 79% of the enterprise value comes from the terminal value — the portion beyond the explicit forecast window — which is typical for a stable, cash-generative business and a reminder that small changes in the discount rate or terminal growth assumption swing the intrinsic value meaningfully.
Running the DCF in reverse — solving for the growth the current price already assumes — the market is implying roughly -1.7% annual revenue growth for NNN. Our base case instead compounds to about 5.4% a year over the same forecast, so the market is pricing in slower growth than our base case. The reverse-DCF is a quick sanity check: it reframes 'is this stock cheap?' as 'do I believe the growth the price requires?' rather than arguing over a single point estimate of fair value.
Sensitivity matters more than any single number. Across a reasonable band of discount-rate assumptions, NNN's modeled DCF value ranges from about $38.38 to $109.62 per share. If that range still sits below today's price, the market is optimistic relative to the model across the whole band; if it brackets the price, the stock is roughly fairly valued on our assumptions. Use the interactive slider to see exactly where your own cost-of-capital view lands.
How to read this page: the DCF fair value is what NNN REIT, Inc. would be worth if its cash flows grow as modeled and are discounted at the stated WACC. The assumptions table shows every input and its source; the reverse-DCF shows what the market believes; the sensitivity band shows how fragile the answer is. None of this is investment advice — it is a transparent, auditable framework for forming your own view of NNN's intrinsic value. Figures update as new filings and prices come in.
Every input behind NNN's DCF
| Input | Value |
|---|---|
| Base-year revenueNNN REIT, INC. FY2025 10-K (accession 0001193125-26-045617): us-gaap:Revenues, FY2025 full year. | $926,210,000 |
| Base EBIT marginNNN REIT, INC. FY2025 10-K (accession 0001193125-26-045617): us-gaap:OperatingIncomeLoss 589,486,000 / revenue 926,213,000 = 63.64%, FY2025. | 63.6% |
| Forecast revenue growthESTIMATEAssumption — TickerWorth's 5-year explicit forecast | 7% → 6% → 5% → 5% → 4% |
| Risk-free rateLive feed — US 10-year Treasury yield (^TNX) | 5.1% |
| BetaLive feed — yfinance, 5-year monthly beta vs the S&P 500 (clamped to 0.4–2.5) | 0.76 |
| Terminal growthESTIMATEAssumption — TickerWorth house default 2.5%, held below WACC | 2.5% |
| Diluted sharesNNN REIT, INC. FY2025 10-K (accession 0001193125-26-045617): WeightedAverageNumberOfDilutedSharesOutstanding = 187,986,798 shares, FY2025. | 188M |
| Market priceDelayed quote · as of 2026-10-19 21:42 UTC | $40.86 |
Change NNN's assumptions
The discount-rate dial and the editable model
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What does NNN REIT, Inc. do?
What does it do?
NNN REIT, Inc. is a REIT that invests in high-quality properties subjected generally to long-term, net leases with minimal ongoing capital expenditures. It operates in the REIT - Retail industry (Real Estate sector), headquartered in United States. The company employs roughly 85 people.
How does it make money?
The business turns $926M in annual revenue into profit. Out of every $100 of sales, about $62 is left as operating profit (operating margin of 61.7%), after a 96% gross margin on the products/services it sells. After all costs, taxes and interest, 40.4% of revenue becomes bottom-line net profit.
Is it financially healthy?
Financially it looks stretched: carries moderate debt (1.1× equity), may struggle to cover its short-term bills (0.2× current ratio), and is currently profitable.
Who at NNN filed insider trades?
| Date | Insider | Relationship | What happened | Value | Filing |
|---|---|---|---|---|---|
| Witherspoon Kamau Omari | Director | Grant / award | $65,133.42 | Form 4 for Witherspoon Kamau Omari (opens sec.gov in a new tab) | |
| HOLDEN BETSY D | Director | Grant / award | $58,586.38 | Form 4 for HOLDEN BETSY D (opens sec.gov in a new tab) | |
| Gulacsy Elizabeth | Director | Grant / award | $50,017.46 | Form 4 for Gulacsy Elizabeth (opens sec.gov in a new tab) | |
| FRITSCH EDWARD J | Director | Grant / award | $53,820.52 | Form 4 for FRITSCH EDWARD J (opens sec.gov in a new tab) | |
| FICK DAVID M | Director | Grant / award | $82,560.10 | Form 4 for FICK DAVID M (opens sec.gov in a new tab) | |
| Beall Pamela K.M. | Director | Grant / award | $40,004.34 | Form 4 for Beall Pamela K.M. (opens sec.gov in a new tab) |
A disclosure, not a signal to trade. Source: SEC EDGAR (Form 4). Older filings and the 90-day buying-and-selling read are part of Pro. See plans
Common questions
What is NNN's intrinsic value?
TickerWorth's base-case DCF fair value for NNN REIT, Inc. (NNN) is $56.31 per share, versus a market price of $40.86 (27% below fair value).
Is NNN overvalued or undervalued?
On our DCF model NNN looks undervalued vs fair value at $40.86. This is an educational estimate, not advice.
What discount rate is used for NNN?
A WACC of 7.5% and a terminal growth rate of 2.5%.
Is NNN REIT stock undervalued?
TickerWorth's dcf fair value for NNN REIT, Inc. (NNN) is $56.31 against a market price of $40.86. Our read: 27% below fair value. This is a model estimate, not investment advice.
NNN REIT (NNN) DCF valuation and fair value
Our dcf fair value for NNN REIT, Inc. (NNN) is $56.31, built on a 7.5% discount rate (WACC) and 2.5% terminal growth. Every assumption is listed on this page with its source.
What growth is priced into NNN REIT stock?
Today's price implies revenue growth of −1.7% a year for 5 years; our model assumes 5.4% a year on average over the same horizon. This is a reverse DCF: it holds our cash-flow model's other inputs and solves for the revenue growth that makes the model equal today's price of $40.86. A model estimate, not investment advice.
NNN REIT (NNN) insider trading
The most recent insider filing (SEC Form 4) for NNN REIT, Inc. (NNN): Witherspoon Kamau Omari, Director, grant / award on 2026-07-31. The latest filings are listed on this page. A disclosure, not a signal to trade.
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Educational tool. Every output reflects the assumptions shown — not a prediction and not investment advice. TickerWorth is not a licensed investment adviser, and these figures are estimates from public filings and market data that can be wrong.