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Calculate The Estimated Equivalent Yield Needed on an Investment to Match the Cashflow Distributed by a REIT

Real Estate Investment Trust Tax Equivalent Investment Return Calculator

While real estate investment trusts are not tax free, they are partially tax-deferred, which increase the effective tax-equivalent distribution (TED) when compared against many other investments. The following calculator helps REIT investors see the equivalent fully taxable investment yield they would need to achieve to match the distribution generated by a REIT they have invested in. A portion of distribution from REITs is considered a return of capital (RoC). This calculator helps investors see a REIT's hypothetical distribution and how the RoC impacts the tax equivalent distribution.

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While REITs typically offer superior returns to ordinary savings accounts, some investors like to keep a portion of their capital liquid for diversification purposes & to take advantage of price mismatches driven by temporary liquidity issues. Some investors try to stay fully invested and have back up sources of credit on hand using a revolving HELOC.

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The Fundamentals of Real Estate Investment Trusts (REIT)

REITs are investment equities often used by investors who want to increase yields on their portfolio. They are known for high dividend returns which allow individuals to invest in large-scale income producing properties. REITs are corporations that own and operate commercial real estate. These include properties such as shopping malls, office buildings, hotels, and storage facilities. But unlike other real estate companies, REITs do not purchase and develop properties to sell them. Instead, REIT corporations operate property to include them in their own investment portfolio. When REIT companies earn profits, they pay out at least 90% of their taxable income to shareholders.

REITs offer a primary advantage: It allows individual investors to buy a share of commercial real estate without buying and operating the property themselves. This is how you can include real estate in your investment portfolio. But before investing in REITs, you must understand how they work, including their benefits and drawbacks. Read on to find out more about REITs and how you can use them to your advantage.

What are REITs?

Business district and malls.

Real estate investment trusts (REIT) are companies that own, manage, or finance income-generating properties across a diverse range of market sectors. In order to qualify and maintain a REIT status, these companies must satisfy certain distribution requirements. Specifically, they must distribute a minimum of 90% of their income to shareholders in the form of dividends.

According to the National Association of Real Estate Investment Trusts (NAREIT), to be eligible as a REIT company, a business must meet the following conditions:

  • Invests 75% of its total assets in real estate.
  • Must be an entity that is taxable as a corporation.
  • Must be managed by trustees or a board of directors.
  • Must have a minimum of 100 shareholders.
  • Must have no more than 50% of its shares held by five or fewer individuals.
  • Pays at last 90% of its taxable income in the form of shareholder dividends per year.
  • Obtains at least 75% of its gross income from rents on the property, from interest on mortgages financing the property, or from sales of the property.

REITs invest in a variety of commercial real estate properties, such as apartment buildings, hotels, retail complexes, and warehouses. They also invest in cell towers, data centers, offices, and medical facilities. These properties are grouped specifically into 13 REIT sectors. Generally, REITs concentrate investments on particular property types, such as residential, resort, or retail properties. But some may hold multiple types of real estate in their portfolios.

NAREIT notes that collectively, REITs of all types own over $3.5 trillion in gross assets throughout the U.S. Meanwhile, stock-exchange listed REITs own an estimated $2.5 trillion in assets, which represents over 500,000 properties. Overall, the equity market capitalization of U.S. listed REITs is estimated at more than $1 trillion.

How REITs Work and Generate Income

REITs earn income by leasing space and obtaining rent from its real estate. The income they generate is then paid out to its shareholders in the form of dividends. REITs are required to pay out at least 90% of their taxable income to shareholders, and most can even pay out 100%. In exchange, the shareholders pay income taxes on those dividends. In the case of mortgage REITs (mREITs), note that these companies do not directly own real estate. Rather, they finance properties and generate income through interest on their investments.

When you invest in REITs, you’ll notice they behave similar to mutual funds and are bought and sold like stocks. Like mutual funds, REITs pool together capital from numerous investors. Meanwhile, most REITs are publicly traded like stocks. They possess the liquidity of traditional equities, making them easy to sell or purchase unlike huge capital for income property. REITs also exhibit bond-like qualities (bonds pay a fixed interest to investors) because they pay out most of their earnings by distributing 90% of their income through dividends. Note that dividends investors earn through REITs are treated as income, which is taxed accordingly. REIT companies are not subject to tax deductions like other types of corporations. So no matter how profitable the REIT, they pay zero corporate tax.

What’s the main benefit of REITs? The Congress first established REITs in the 1960s mainly to allow more people to invest in real estate.  REITs make it possible for anyone to invest in the commercial real estate market the same way they invest in other industries. When you invest in REITs, you can earn profits on commercial property without buying your own apartment complex or office building. It provides small-time investors the opportunity to own valuable real estate, gain access to dividend-based income, and the chance to help communities grow.

On the other hand, purchasing apartment buildings, hotels, and office facilities require a huge amount of capital. People with limited capital cannot afford to finance real estate and rental management. These properties often remain illiquid unless owners sell or lease them out. But by investing in REITs, you can earn dividends from a diverse range of property sectors without managing or financing properties yourself.

There are Four Main Types of REITs

  • Equity REITs: This is the common type of REIT purchased and sold by investors. It pertains to most REITs which are publicly traded equity in the market. These are companies that own and manage income-generating properties. Equity REITs are often simply called REITs.
  • mREITs: Mortgage REITs offer financing for income-generating properties by buying or taking out mortgages and mortgage-backed securities. These companies earn profit from interest on property investments, but do not directly own commercial properties.
  • Public, Non-listed REITs: Also referred to as PNLRs, these are REITs registered with the U.S. Securities and Exchange Commission (SEC). However, these companies do not trade on national stock exchanges.
  • Private REITs: These are REITs that are exempted from SEC registration. They also do not trade on national stock exchanges.

How do you invest in REITs? You can purchase REIT shares which are listed in primary stock exchange directories just as other public stocks. You can also buy shares in an exchange-traded fund (ETF) or a REIT mutual fund. Popular exchange-traded funds that concentrate on REITs include the following:

  • iShares Dow Jones US Real Estate (IYR)
  • SPDR Dow Jones REIT (RWR)
  • Vanguard REIT Index ETF (VNQ)
  • iShares Cohen & Steers Realty (ICF)

To help you assess different REITs and the appropriate level of investment, you can consult a broker or investment advisor. Generally, publicly traded REITs can be purchased through a broker. Just note that brokerage fees will apply. If your broker participates in PNLRs or private REITs which are not publicly traded, you may have the option to buy these type of REITs.

Individual investors can open a brokerage account and purchase individual REITs directly. A few of the largest individual REITs are the following:

  • Simon Property Group (SPG)
  • Equity Residential (EQR)
  • Public Storage (PSA)
  • Ventas (VTR)
  • HCP (HCP)

As for non-publicly traded REITs, these are typically sold by brokers. But note that they usually have higher upfront fees compared to publicly traded REITs. Non-publicly traded REITs sales commissions and upfront fees typically cost around 9% to 10% of the investment. Consider this before buying shares from a non-publicly traded REIT, as this can substantially lower the overall value of your investment.

Why Invest in REITs?

Inside a large mall.

Historically, REITs have provided highly profitable returns for many investors. A report by MarketWatch notes that REITs performance exceeds mutual funds by an entire percentage. In the course of 20 years, REITs can increase investors’ earnings by up to a third. This study was based on consistent dividend income and long-term capital appreciation from data between 1960 and 2017. Moreover, REITs have outperformed the S&P 500 index and other primary indexes over 20 years, including the rate of inflation. 

Investors use REITs to expand their portfolio beyond publicly traded company stocks or mutual funds. They also have a comparatively low correlation with other investment equities. This means they seldom move in lockstep with stocks. For this reason, REITs are often used as a portfolio diversifier to balance and minimize overall risk. In the long run, this type of investment equity helps boost returns on investors’ portfolios.

The following chart shows all equity REITs outperforming leading U.S. benchmarks over extended periods:

Investment benchmarks1-year3-year5-year10-year15-year20-year25-year30-year35-year40-year
FTSE NAREIT
All equity REITS
13.015.928.8816.039.4110.6610.4710.5111.612.02
FTSE EPRA/NAREIT Developed8.645.455.7911.458.008.838.40n/an/an/a
Russell 1000 Large-cap stocks10.0214.1510.4514.778.946.1910.0910.1311.4511.81
Russel 2000 Small-cap stocks-3.3112.307.0613.458.157.779.269.299.8310.92
Bloomberg Barclays US Aggregate Bond7.872.312.953.904.274.935.505.997.217.32

NAREIT notes that REITs have a dependable record of growing dividends when analyzed with stock price increases and long-term capital appreciation. Over 40 years, REITs have provided investors with competitive total return performance for most periods compared to stocks, bonds, and other assets. Since REITs are publicly traded companies that capitalize on shareholder value, they market their properties to attract more tenants and maintain a long-term property cycle.

How REITs Compare with Stocks

Stocks are equity securities that represent ownership of a part of a corporation. If you purchased shares of a stock, it means you own a fraction of a corporation relative to its total number of shares. Stocks are basically an investment in a company and a part of that company’s profits. When a stock’s price is high, it indicates the corporation has good overall financial health. Investors purchase stocks to earn returns on their investment.

There’s an immense range of stocks compared to REITs with a narrower sector. Stocks come from all sorts of industries, from small start-up companies to massive corporations, including all sorts of business sectors. REITs, meanwhile, tend to focus on a particular type of real estate and are limited to several property sectors.

THE S&P 500 index is a benchmark stock market indicator that measures the performance of 500 large companies listed in U.S. stock exchanges. Meanwhile, NAREIT created the FTSE NAREIT All Equity REIT index, which keeps track of historical data for all 12 REIT sectors (mREITs are excluded because they are considered financial companies instead of real estate companies).

To compare stocks and REITs, the following chart shows how the REIT index performed in comparison to the S&P 500 index:

Time PeriodS&P 500 Total Annual ReturnFTSE NAREIT All equity REITS Total Annual Return
1972 – 201912.01%13.3%
The last 25 years11.9%12.6%
The last 20 years7.7%13.3%
The last 10 years14.2%13.2%
The last 5 years12.5%9.0%
The last year (2019)31.5%28.7%

REITs have outperformed the S&P 500’s total return between 1972 to 2019. This is the case for the last 25 years and 20 years on the chart. Based on this data, we can say that REITs outperformed stocks over the long term. But that could change if S&P 500 outpaces REITs by a wide margin over the succeeding years. This has actually been the case in 2019 and the previous 10-year and 5-year periods on the chart. In 2019, the S&P 500 total annual return was 31.5%, while all equity REITs total annual return was at 28.7%. However, historically, REITs have always emerged with higher returns over much longer timeframes.

Similarly, both stocks and REITs are negatively affected during periods of economic downturn. The graph below illustrates how both returns for S&P 500 stocks and the Vanguard REIT were impacted by economic recessions. Notice the considerable declines in the trend during the Great Recession in 2008 and the COVID-19 crisis in 2020.

Great Recession 2008 vs Covid-19 Crisis 2020.

How REITs Compare with Bonds

When we compare REITs and bonds, we’ll notice how REITs exhibit more similar characteristics with bonds. Bonds are investment securities that represent a loan made by an investor to a borrower. These are commonly issued by governments, corporations, and organizations. Companies and organizations sell bonds to finance operations, expansions, or new projects. Meanwhile, governments sell bonds to supplement revenue from taxes as well as to fund projects.

When investors purchase a bond, they lend money to the bond issuer for a set period of time. Once the bond reaches the maturity date, the issuer returns the investor’s money in the form of regular interest payments called coupons. Bonds are also characterized as fixed income because your investment earns fixed interest payments over the life of the bond. Investors can hold on to the bond until maturity or sell it for profit.

Once the bond matures, issuers guarantee to pay back the face value of the security to shareholders. On the other hand, stocks offer no such guarantees for investors. Moreover, bond prices tend to move in opposition to prevailing interest rates. So when rates fall, bond prices increase. Thus, bonds can help mitigate the risk of more volatile investments. They can also provide you with a steady stream of income, which is ideal for people who want to save for retirement. On the other hand, bonds are very sensitive to rate fluctuations. When market rates rise, the value of bonds decrease. If you need to sell the bond at that period, you’ll receive less than the original face value.

Similarly, REITs are used to balance risk in investors’ portfolio. These are considered viable investments for reliable, long-term returns for retirement savings. REITs are also sensitive to market rate fluctuations. During times of economic growth, REIT prices rise with market interest rates. However, in a slowing economy, when the Federal Reserve imposes tight monetary policies, REIT prices decrease. This happens when the Federal Reserve raises short-term interest rates through policy changes to discount general market rates. So depending on market conditions, REIT values can decrease even if market rates rise. In this respect, REITs cannot guarantee the value of shares at any given time. So if you’re looking for a really low risk investment, bonds have a lower risk profile. Bond dividend yields are also usually higher than REITs, except for government bonds that have lower risk and yields.

The following graph compares all equity yield for REITs compared to the 10-year U.S. Treasury bond yield. It shows data between 2000 to 2014.

All equity yield for REITs 2000 to 2014.

Between 2004 to 2005, investors generally thought that high inflation protected real estate investments that couldn’t go down in value. Around this time, dividend yields on REITs dropped lower than 10-Year Treasury bond yields. It continued to be lower towards 2007 when long-term rates became lower than short-term rates. And when long-term rates are substantially lower than short-term rates, the long-term duration should result in REITs generating lower yields than the Treasuries.

However, towards 2010, many investors bought back REITs to take part in recovering real estate prices, especially after the Great Recession. 2010 was considered one of the best years for REITs. The spread also inverted, with REIT yields higher than Treasury yields thanks to high REIT price appreciation. In 2011, investors anticipated that long-term yields would fall while short-term rates would increase, which could invert the yield curve. However, the yield did not invert. And from 2011 to 2014, REIT yield remained higher than 20-year Treasury yields.

But of course, yields largely depend on the REIT company you invested in. For instance, in 2020, retail REITs have mostly struggled as the COVID-19 crisis drove malls and retailers to close down. In particular, REITs such as the Simon Property Group (SPG) were hit very hard, with most mall tenants classified as nonessential businesses. In 2020, Simon Property Group’s stock fell as much as 43% in 2020.

However, not all retail REITs suffered gravely. REIT company Realty Income, which concentrates on essential businesses such as drugstores and convenience stores, was also affected by the COVID-19 crisis. However, they were still allowed to operate even with lockdowns and stay-at-home orders. Realty Income’s stock fell by only 17%, which is not as bad as SPG. Both REIT companies are the top performers in their niche: SPG pays 6.2% to its investors, while Realty Income pays 4.6% as of 2020.

Bonds compared to stocks. Generally, bonds are considered less risky compared to stocks. These are more conservative investments taken by investors who can tolerate less volatility. Historically, stocks usually beat bonds in long-term returns in a growing economic environment. But in May 2020, the New York Times reported that bonds have outperformed stocks in the last 20 years. And in the past two decades, this might make sense, especially after two major economic recessions, such as the 2008 Great Recession and the 2020 COVID-19 crisis.

But according to Ben Carlson, CFA, the early 2000’s was the worst entry point for U.S. stock market history. During this time, the long-term government bond yields were more than 6.5%. When we factor in high starting yields together with falling interest rates, and high duration of a fixed income asset, this results in higher returns for bonds compared to stocks. But if we look over a shorter period, stocks typically outperform bonds.

The following graph starts at 2002 and compares total returns for S&P 500 and the i-Shares 20+ year Treasury Bond ETF (TLT). When the graph starts at a later date, you’ll see how stocks still outperformed long-term bonds.

Total returns for S&P 500 and treasury bond etf.

Type of Shareholders That Invest in REITs

According to a 2020 study, approximately 145 million Americans have invested in REITs. That’s around 44% of all U.S. households. REITs are investments that are mainly included in more than 250,000 401(k) retirement plans. Thus, numerous working individuals with retirement accounts and investment portfolios can purchase REITs.

REITs are a prominent feature in majority of target-date funds. These are a type of investment funds that automatically rebalances your investments from high-risk, to a low-risk and high-reward status as you age. It basically changes your asset allocation from a growth status toward more conservative investments as you reach retirement. So while many people can access REITs, they seem prevalent among people who are more diligent about planning for retirement and maximizing their savings.

The Advantages of Investing in REITs

Man doing market.

The following sections summarizes the benefits of REITs and how you can use them to your advantage:

Benefits Over Direct Real Estate Ownership

Compared to buying investment property, publicly traded REITs are a lot easier to purchase and sell, making them highly liquid. You don’t have to spend a fortune to invest in commercial property. With REITs, you can earn through dividends, or sell your REIT shares anytime as needed. REITs also have publicly available historical data, which allows you to easily track how well your investment is performing. Management costs for REITs are also spread across multiple properties, which helps boost its performance.

In contrast, physical real estate such as condominiums and office buildings, are a lot harder to purchase. They require large capital from investors, which also takes time if they’re trying to sell the property. Managing physical property entails spending for maintenance and utilities to keep it marketable to tenants. And as the property owner, you must periodically evaluate key operating ratios to track your investment’s performance. If you have limited capital and manpower, diversifying properties to different locations is a lot harder. Compared to REITs, operating your own investment property is a fulltime commitment with more costly expenses. On the other hand, you don’t have hands-on control over property management if you only invest in REITs.

Steady and Profitable Dividends

Because REITs pay at least 90% of their taxable income to shareholders, they usually provide above average dividend yields. As mentioned above, REITs can outperform other equity indexes such as stocks, making it a good option if you want to diversify your portfolio and boost your returns. REITs can have an average dividend yield of 5% and up, while the average S&P 500 stock may only yield below 2%.

Comes with Lower Risk Compared to Stocks

Since REITs provide larger dividends and a resilient cash flow, they tend to be less volatile than stocks. This is also because real estate expenses become more predictable over long periods of time. So when other asset classes frequently fluctuate, REITs can be relatively more stable within a long time horizon. This is why investors obtain REITs to diversify their portfolio. It can balance other volatile asset classes and reduce overall risk. However, no investment is completely risk-free. Depending on market conditions and the type of REIT you have, investments are not immune to volatility.

High Total Return Potential

As the value of their underlying assets grow, REITs possess the potential for capital appreciation over the long term. Real estate values generally increase with time, and REITs can come up with several improvements to increase their value. These companies might keep developing more properties, or sell properties to revitalize more marketable real estate sectors. When you invest in REITs, you are basically banking on the growth of commercial real estate industries.

The Drawbacks of Investing in REITs

Man worried about investments.

While REITs have many benefits, it’s important to consider the following disadvantages:

Dividend Taxation

Because REITs are not taxed at the corporate level, investors are required to pay for taxes on the dividends they receive. Unfortunately, REIT earnings do not satisfy the IRS’s definition of ‘qualified dividends.’ This means REIT dividends are taxed at a higher rate than ordinary income. However, if you collect your dividends through a tax advantaged account, such as an individual retirement account (IRA), it will not be taxed. Consider taking an IRA for REIT investments to boost your retirement funds.

Interest Rate Sensitivity

In contrast to bonds that provide fixed interest payments, a REIT’s value is not fixed. When interest rates rise as influenced by the Federal Reserve, investors commonly react by selling REITs before their value drops. REITs start to look less appealing to investors compared to fixed-income investments like bonds. However, note that rising market rates do not always mean REIT values will fall. When combined with a strong economy and favorable real estate conditions, REIT prices can actually have better overall returns.

Not Ideal for Short-term Investments

REITs are most beneficial as long-term investments. Apart from sensitivity to rate fluctuations, there are many other factors that impact rate values over short periods of time. Generally, financial advisors do not recommend putting money on REITs if you plan to earn your investment within five years. Thus, REITs are ideal investments with an extended timeframe, which is why it’s a good investment for retirement savings.

Property-specific Risks

While investing in REITs diversifies your portfolio, REITs in themselves are not that diversified. Most REITs tend to focus on a particular property sector, such as industrial, hotel, or retail commercial real estate. Remember that each sector has economic strengths and weaknesses. For instance, during the 2020 COVID-19 crisis, lockdown and stay-at-home orders negatively affected the hotel and restaurant industry. Many cafes, hotels, and recreational centers were forced to shut down. REITs under these sectors suffered massive losses, which spelled bad news for investors. So before investing in REITs, consider putting your money in multiple sectors with varying levels of risk.

Non-publicly Traded REITs are Expensive

While publicly traded REITs are highly liquid, non-traded or private REITs are harder to sell or buy. These come with expensive commissions and upfront fees that cost between 9% to 10% of your investment. Private REITs must also be kept for a very long time to obtain significant gains. And since these are non-traded REITs, you cannot readily track them in published performance data. Think about this drawback before deciding to purchase private or non-traded REITs.

Slow Growth and Capital Appreciation

Because REITs are required to pay most of their profits as dividends, they must raise more money by issuing new shares for investors. However, investors may not always buy them, especially during a financial crisis or recession. Without enough money, REIT companies may not expand their property or acquire new property right away. Thus, it takes time for them to grow and increase their real estate’s value. But during a growing economy, people tend to make more investments, which means REITs can continue to grow.

In Conclusion

Investing in REITs is a wise strategy for anyone willing to open a long-term investment. They usually provide higher returns compared to stocks over the long-term. Once you open a brokerage account, you can buy and sell REITs just as people do with other stocks. It’s a viable way to invest in commercial real estate without having to spend a fortune on directly buying property. Since REITs tend to have a lower risk profile than stocks, they are used by investors to diversify their portfolio and balance out other high-risk investments.

For those who don’t want to trade individual REIT stocks, it makes sense to simply purchase an ETF or mutual fund. This vets and invests a range of REITs for you, which provides you with immediate diversification and less risk. Finally, since REITs pay out large dividends, it’s smart to keep your earnings in a tax advantaged IRA account. It helps you avoid high tax rates and allows you to defer on the distributions. Consider investing in REITs to boost your retirement savings.

Leverage Real Estate Investment Trusts to Invest in Market Sectors & Themes

REITs allow investors to place specific bets on sectors of the economy or geographic regions.

When Amazon.com announced their plans to launch a second headquarters, some experts like Scott Galloway predicted they would choose either New York City or Washington D.C. Ultimately Amazon.com chose both locations. Investors who believe Amazon.com's real estate transactions in Crystal City will boost the value of neighboring real estate could invest in a REIT like JBS Smith Properties (JBGS) to bet on that thesis. Most REITs have lower liquidity than large corporate stock, so if an investor exits a large position they might push price significantly. While the Amazon.com HQ2 choice should be a boon for JBGS investors, Yale has a large position in the REIT and has sold a significant portion of their stake.

The value of land (and the cashflow it can produce) can change dramatically overnight depending on broader economic conditions & the local economy. The same Crystal City that is viewed as hot before the COVID-19 crisis, crashed about 15 years ago.

Crystal City was once a thriving hub of government agencies and military contractors, but its fortunes sank after a 2005 mandate, in part for antiterrorism concerns, to relocate thousands of jobs from suburban office buildings to nearby military bases. In the following years, Crystal City lost 17,000 jobs, and 4.2 million square feet of office space became vacant.

The COVID-19 crisis impacted the value of many types of commercial real estate with some savvy investors like Jim Chanos considering the untethering to be an interesting investment opportunity to the short side for office REITs like SL Green Realty (NYSE:SLG) and Vornado Realty Trust (NYSE:VNO), as office space was oversupplied before lockdowns and remote work declined demand for office space. Jim Chanos said the office vacancy rate in the United States before COVID-19 was 14% and the all time high prior to the COVID-19 crisis was 19%.

REITs Touch Every Sector of the Economy

Commercial Real Estate.

REITs allow investors to invest in many categorical themes. A representitive set of examples by category are listed below.

  • residential: Equity Residential (EQR), AvalonBay Communities (AVB), Realty Income Corp (O) & American Homes 4 Rent (AHM)
  • cell towers: Crown Castle International (CCI), American Tower (AMT) & SBA Communications (SBAC)
  • date centers: Digital Realty Trust (DLR) & Equinix (EQIX)
  • healthcare: Welltower (WELL), Omega Healthcare (OHI), HCP Inc (HCP) & Ventas (VTR)
  • hospitality: MGM Growth Properties (MGP) & Hopitality Properties Trust (HPT)
  • self-storage: Public Storage (PSA) & Extra Space Storage (EXR)
  • education: American Campus Communities (ACC)
  • industrial: STAG Industrial (STAG)
  • office: Boston Properties (BXP)
  • malls & outlet stores: Simon Property Group (SPG), Federal Realty Investment Trust (FRT), SITE Centers (SITC), Kimco Realty (KIM) & Tanger Factory Outlet Centers (SKT)
  • logistics: Prologis (PLD)
  • energy: Enbridge (ENB) & Magellan Midstream Partners (MMP)
  • forestry: Weyerhaeuser (WY)
  • tobacco: Universal Corporation (UVV)
  • single tenant: STORE Capital (STOR)
  • diversified: VEREIT (VER) & Brookfield Property (BPR)

Know What You Own & Why

The above sectors also have subsectors. and in some cases the business itself can be broken up into component parts with separate valuations and market performance. After the COVID-19 crisis IAC Corporation invested roughly $1 billion in MGM to acquire a 12% stake in the company, betting on the growth of online gambling. They invested in MGM Resorts International (MGM), which is a separate company from MGM Growth Properties (MGP), the REIT segment of the business.

REIT Database

Nareit offers a searchable directory of REIT investments by category including data centers, diversified, health care, industrial, infrastructure, lodging/resorts, mortgage, office, residential, retail, self-storage, specialty & timberlands. They list a total of 192 entities in their database.

The following table lists 165 publicly traded REITs in the United States with their stock price and market capitalization as of close of trade on June 19, 2020.

Company Name Ticker REIT Type Beta Yield 52-week low share price 52 week high Market Cap
American Tower AMT Telecommunications 0.98 1.54% $174.32 $265.60 $269.25 $117,742,200,000
Crown Castle CCI Telecommunications 0.96 2.81% $114.18 $170.45 $176.85 $71,035,250,000
Prologis PLD Industrial 1.13 2.28% $59.82 $91.87 $99.79 $67,900,160,000
Equinix EQIX Data Center 0.39 1.50% $477.87 $711.43 $718.33 $62,971,910,000
Digital Realty DLR Data Center 0.87 3.05% $105.00 $139.85 $158.36 $37,523,580,000
SBA Communications SBAC Telecommunications 0.42 0.64% $205.20 $302.30 $323.03 $33,744,200,000
Public Storage PSA Self-Storage 0.72 4.08% $155.37 $190.59 $266.76 $33,313,750,000
Equity Residential EQR Apartments 1.00 3.72% $49.62 $59.58 $89.55 $22,171,240,000
AvalonBay Communities AVB Apartments 1.07 3.84% $118.17 $155.09 $229.40 $21,826,020,000
Welltower WELL Healthcare 1.37 6.24% $24.27 $51.00 $93.17 $21,291,440,000
Realty Income Corporation O Single Tenant/NNN 1.22 4.32% $38.00 $61.53 $84.92 $21,130,390,000
Alexandria Real Estate Equities ARE Office 1.04 2.38% $109.22 $165.84 $175.74 $20,928,150,000
Simon Property Group SPG Regional Malls 1.52 11.77% $42.25 $67.12 $165.48 $20,521,750,000
Weyerhaeuser WY Timber 1.76 6.07% $13.10 $22.70 $31.58 $16,938,880,000
Invitation Homes INVH Single-Family Houses 0.89 2.11% $15.64 $27.84 $32.70 $15,544,100,000
Essex Property Trust ESS Apartments 1.04 3.26% $175.81 $233.78 $334.17 $15,293,270,000
Healthpeak Properties PEAK Healthcare 0.25 4.14% $18.63 $26.32 $37.93 $14,167,270,000
Boston Properties BXP Office 1.19 4.07% $71.57 $90.76 $147.83 $14,101,300,000
Sun Communities SUI Manufactured Housing 0.93 2.10% $95.34 $142.36 $173.98 $13,989,650,000
Ventas VTR Healthcare 1.55 8.06% $13.35 $35.80 $75.40 $13,356,080,000
MGM Growth Properties MGP Lodging 1.38 6.55% $11.43 $28.24 $34.37 $13,133,760,000
Mid-America Apartment Communities MAA Apartments 1.05 3.35% $82.00 $114.68 $148.88 $13,113,790,000
Duke Realty DRE Logistics 1.16 2.46% $25.19 $35.60 $38.88 $13,113,010,000
W. P. Carey WPC Diversified 1.22 5.83% $38.62 $68.96 $93.62 $12,267,250,000
Extra Space Storage EXR Self-Storage 0.69 3.77% $72.70 $92.97 $124.46 $12,001,180,000
Vici Properties VICI Lodging 1.23 5.20% $9.85 $22.48 $28.75 $11,996,850,000
Equity LifeStyle Properties ELS Manufactured Housing 0.96 1.72% $41.97 $64.28 $77.55 $11,708,410,000
UDR, Inc. UDR Apartments 1.04 3.66% $29.20 $37.76 $51.25 $11,134,900,000
Medical Properties Trust MPW Healthcare 1.32 5.30% $12.35 $19.25 $24.29 $10,170,400,000
Annaly Capital Management NLY Mortgage 1.06 14.37% $3.51 $6.69 $10.50 $9,569,539,000
Camden Property Trust CPT Apartments 1.07 3.42% $62.48 $93.51 $120.73 $9,106,111,000
CyrusOne CONE Data Center 0.43 2.67% $43.72 $76.67 $79.73 $8,831,795,000
Gaming and Leisure Properties GLPI Lodging 1.02 6.37% $12.81 $38.00 $50.08 $8,323,038,000
Host Hotels & Resorts HST Lodging 1.19 6.56% $7.86 $11.67 $18.85 $8,226,871,000
American Homes 4 Rent AMH Single-Family Houses 0.91 0.74% $17.50 $26.92 $29.89 $8,106,905,000
Iron Mountain IRM Data Center 0.96 9.11% $21.00 $26.34 $34.49 $7,582,834,000
Regency Centers REG Shopping Centers 1.23 5.06% $31.80 $44.64 $70.13 $7,571,392,000
Lamar Advertising Company LAMR Advertising 1.39 2.73% $30.89 $74.37 $96.82 $7,492,967,000
Vornado Realty Trust VNO Diversified 1.31 11.46% $27.64 $39.15 $68.68 $7,482,181,000
VEREIT VER Single Tenant/NNN 1.41 7.88% $3.56 $6.78 $10.18 $7,307,813,000
Kilroy Realty KRC Diversified 1.18 2.99% $45.96 $62.53 $88.99 $7,195,197,000
Omega Healthcare Investors OHI Healthcare 1.32 8.27% $13.33 $29.56 $45.22 $6,707,214,000
Federal Realty Investment Trust FRT Shopping Centers 1.18 4.73% $64.11 $84.75 $141.35 $6,409,900,000
National Retail Properties NNN Single Tenant/NNN 1.17 5.55% $24.04 $35.84 $59.26 $6,163,195,000
STORE Capital STOR Single Tenant/NNN 1.29 5.51% $13.00 $24.50 $40.96 $5,990,371,000
Healthcare Trust of America HTA Healthcare 0.97 4.42% $20.61 $27.26 $34.22 $5,955,792,000
Aimco AIV Apartments 1.18 4.05% $24.53 $38.15 $55.68 $5,679,167,000
Kimco Realty KIM Shopping Centers 1.29 8.40% $7.45 $12.72 $21.86 $5,501,723,000
Douglas Emmett DEI Diversified 1.15 3.50% $23.16 $30.23 $45.59 $5,301,583,000
CubeSmart CUBE Self-Storage 0.80 4.66% $19.61 $26.91 $36.32 $5,209,451,000
Rexford Industrial Realty REXR Industrial 1.05 1.84% $31.79 $40.99 $53.48 $5,067,279,000
American Campus Communities ACC Student Housing 1.36 5.06% $20.13 $36.63 $50.94 $5,040,451,000
First Industrial Realty Trust FR Industrial 1.17 2.42% $25.89 $38.19 $46.12 $4,857,557,000
CoreSite COR Data Center 0.76 4.07% $90.07 $121.49 $128.47 $4,604,878,000
EastGroup Properties EGP Industrial 1.29 2.46% $83.40 $117.55 $142.69 $4,590,860,000
Cousins Properties CUZ Office 1.26 3.72% $21.15 $30.74 $42.99 $4,566,110,000
JBG Smith JBGS Diversified 0.70 2.95% $21.88 $30.28 $42.36 $4,504,475,000
Life Storage LSI Self-Storage 0.86 4.25% $67.31 $93.98 $119.61 $4,408,724,000
STAG Industrial STAG Industrial 1.26 4.79% $17.54 $29.10 $33.48 $4,327,551,000
Starwood Property Trust STWD Commercial Mortgage 1.23 12.31% $7.59 $15.20 $26.33 $4,290,265,000
Healthcare Realty Trust HR Healthcare 0.93 3.82% $24.10 $30.44 $37.97 $4,107,338,000
Highwoods Properties HIW Office 1.30 4.86% $25.10 $38.60 $52.76 $4,009,996,000
SL Green Realty SLG Office 1.47 5.38% $35.16 $51.87 $96.39 $3,970,057,000
Hudson Pacific Properties HPP Office 0.78 3.83% $16.14 $25.22 $38.81 $3,866,123,000
Equity Commonwealth EQC Office 0.34 10.92% $27.62 $31.56 $35.08 $3,834,620,000
Quality Technology Services QTS Data Center 0.86 2.81% $42.64 $63.08 $68.97 $3,810,021,000
Brixmor Property Group BRX Shopping Centers 1.37 8.71% $7.51 $12.66 $22.74 $3,753,050,000
Blackstone Mortgage Trust BXMT Mortgage 1.26 9.82% $12.67 $25.01 $40.62 $3,656,378,000
Agree Realty ADC Retail 0.97 3.37% $45.23 $67.48 $80.51 $3,633,872,000
PS Business Parks PSB Industrial 1.03 3.12% $102.48 $131.82 $192.13 $3,622,340,000
Physicians Realty DOC Healthcare 1.00 5.01% $11.01 $17.83 $20.78 $3,611,635,000
Rayonier RYN Timber 1.35 4.53% $15.96 $25.08 $33.10 $3,419,214,000
New Residential Investment NRZ Mortgage 1.34 20.31% $2.91 $7.45 $17.66 $3,096,587,000
Lexington Realty Trust LXP Single Tenant/NNN 1.01 3.78% $7.86 $10.67 $11.82 $2,947,650,000
Corporate Office Properties Trust OFC Office 1.12 4.28% $15.23 $25.36 $30.57 $2,844,618,000
EPR Properties EPR Diversified 1.82 12.00% $12.56 $36.68 $79.80 $2,841,977,000
National Health Investors NHI Healthcare 1.54 6.71% $31.37 $59.93 $91.12 $2,675,875,000
PotlatchDeltic PCH Timber 1.34 4.18% $22.40 $38.30 $45.42 $2,564,247,000
Park Hotels & Resorts PK Lodging 2.08 20.25% $3.99 $10.71 $28.37 $2,523,214,000
Weingarten Realty WRI Shopping Centers 1.31 8.20% $12.21 $18.51 $32.17 $2,371,190,000
Outfront Media OUT Advertising 2.08 9.51% $7.07 $16.02 $31.20 $2,312,543,000
Taubman Centers TCO Regional Malls 0.64 7.23% $26.24 $37.31 $53.40 $2,298,609,000
Apple Hospitality APLE Lodging 1.47 8.56% $4.48 $10.02 $16.88 $2,236,631,000
Hannon Armstrong Sustainable Infrastructure Capital HASI Energy Infrastructure 1.26 4.57% $15.01 $29.17 $39.91 $2,140,728,000
Chimera Investment CIM Mortgage 1.05 18.67% $6.42 $10.26 $22.99 $1,972,159,000
Ryman Hospitality Properties RHP Lodging 1.81 10.00% $13.25 $35.18 $91.57 $1,933,861,000
National Storage Affiliates Trust NSA Self-storage 0.92 4.22% $19.34 $28.27 $38.22 $1,926,424,000
Pebblebrook Hotel Trust PEB Lodging 1.41 8.08% $5.39 $13.57 $29.57 $1,774,362,000
Brandywine Realty Trust BDN Office 1.28 7.25% $7.48 $10.36 $16.25 $1,766,334,000
Easterly Government Properties DEA Governmental 0.72 4.32% $17.72 $23.50 $29.70 $1,765,241,000
Paramount Group PGRE Office 1.22 4.94% $6.42 $7.86 $15.00 $1,742,958,000
American Assets Trust AAT Office 1.29 3.90% $20.15 $28.28 $49.26 $1,698,729,000
Four Corners Property Trust FCPT Retail - Restaurants 1.69 4.81% $12.80 $23.72 $32.50 $1,668,082,000
PennyMac Mortgage Investment Trust PMT Mortgage 1.32 10.09% $3.50 $16.69 $23.79 $1,666,353,000
RLJ Lodging Trust RLJ Lodging 1.80 9.67% $3.88 $9.67 $18.17 $1,596,566,000
Columbia Property Trust CXP Office 1.54 5.90% $7.63 $13.63 $22.71 $1,559,452,000
Apollo Commercial Real Estate Finance ARI Commercial Mortgages 1.32 17.71% $4.12 $9.83 $19.76 $1,512,078,000
Global Net Lease GNL Single Tenant/NNN 1.44 9.51% $8.77 $16.68 $21.71 $1,492,264,000
LTC Properties LTC Healthcare / Senior Housing 1.35 5.84% $24.49 $37.74 $53.04 $1,480,082,000
SITE Centers SITC Shopping Centers 1.36 N/A $3.60 $7.56 $15.85 $1,460,208,000
GEO Group GEO Private Prisons 1.17 15.87% $9.95 $11.83 $23.29 $1,435,712,000
Two Harbors Investment TWO Mortgage 1.02 24.39% $2.25 $5.24 $15.85 $1,433,307,000
Mack-Cali Realty Corporation CLI Office 1.11 4.97% $12.90 $15.74 $24.24 $1,425,990,000
Monmouth Real Estate Investment MNR Single Tenant/NNN 1.26 4.46% $8.42 $14.49 $15.53 $1,418,326,000
Retail Properties of America RPAI Shopping Centers 1.22 9.73% $2.87 $6.47 $14.30 $1,385,369,000
Macerich MAC Regional Malls 1.45 32.29% $4.56 $8.85 $32.36 $1,345,313,000
Alexander's ALX Diversified 0.67 7.04% $223.03 $257.27 $394.70 $1,313,953,000
Empire State Realty Trust ESRT Office & Retail 1.15 6.07% $6.47 $6.85 $15.71 $1,201,910,000
CoreCivic CXW Private Prisons 1.50 17.27% $8.33 $9.84 $23.37 $1,177,145,000
Universal Health Realty Income Trust UHT Healthcare 1.58 3.08% $54.54 $85.18 $132.41 $1,171,910,000
MFA Financial MFA Mortgage 0.83 30.65% $0.32 $2.54 $8.09 $1,150,914,000
Acadia Realty Trust AKR Retail 1.08 8.24% $9.59 $13.29 $29.55 $1,144,134,000
DiamondRock Hospitality DRH Lodging 1.47 6.36% $1.96 $5.66 $11.79 $1,127,717,000
iStar STAR Commercial & Retail Ground Lease 1.50 3.09% $5.48 $12.85 $17.50 $1,102,304,000
Xenia Hotels & Resorts XHR Lodging 1.13 N/A $6.15 $9.57 $22.39 $1,085,783,000
Arbor Realty Trust ABR Commercial Mortgages 1.32 12.11% $3.54 $9.67 $15.77 $1,066,131,000
Community Healthcare Trust CHCT Healthcare 1.51 3.80% $20.12 $43.44 $52.33 $962,797,900
Kite Realty Group Trust KRG Shopping Centers 1.58 10.68% $6.87 $11.34 $19.77 $953,896,000
Ladder Capital LADR Commercial Mortgages 1.79 17.04% $2.65 $7.76 $18.97 $935,054,500
Investors Real Estate Trust IRET Apartments 0.90 6.62% $43.58 $70.45 $85.24 $927,537,400
Alexander & Baldwin ALEX Shopping Centers 1.50 5.84% $8.32 $12.70 $25.38 $918,292,700
NexPoint Residential Trust NXRT Apartments 1.36 3.31% $21.06 $34.84 $52.87 $846,592,900
Invesco Mortgage Capital IVR Mortgage 1.38 41.48% $1.56 $4.34 $15.73 $833,110,100
Redwood Trust RWT Mortgage 1.13 17.38% $2.14 $6.61 $18.01 $759,019,200
Saul Centers BFS Shopping Centers 1.46 6.39% $23.58 $32.49 $57.29 $753,768,000
Tanger Factory Outlet Centers SKT Shopping Centers 1.47 18.97% $4.05 $7.17 $17.94 $670,151,300
Summit Hotel Properties INN Lodging 1.40 11.21% $2.32 $6.09 $12.59 $643,122,400
ARMOUR Residential ARR Mortgage 1.38 23.08% $4.95 $8.99 $21.15 $580,630,800
Global Medical GMRE Healthcare 1.15 6.48% $6.98 $12.07 $15.95 $543,303,900
RPT Realty RPT Shopping Centers 1.35 12.43% $4.62 $6.71 $15.18 $540,732,400
Capstead Mortgage CMO Mortgage 1.31 9.54% $1.97 $5.47 $9.25 $527,279,100
UMH Properties UMH Manufactured Housing 1.25 5.71% $8.63 $12.68 $16.64 $522,043,500
City Office CIO Office 1.07 8.19% $6.50 $9.96 $14.50 $473,812,300
Urstadt Biddle Properties UBA Shopping Centers 1.68 8.85% $10.05 $11.99 $24.88 $461,355,800
Urstadt Biddle Properties UBP Shopping Centers 1.11 10.67% $8.30 $10.10 $19.87 $461,355,800
CatchMark Timber Trust CTT Timber 1.35 6.43% $5.13 $8.55 $12.54 $416,744,400
Preferred Apartment Communities APTS Apartments 1.05 13.82% $5.27 $7.48 $15.32 $355,937,600
One Liberty Properties OLP Diversified 1.25 9.75% $9.71 $17.14 $31.32 $345,406,200
Dynex Capital DX Mortgage 0.89 13.16% $7.04 $14.33 $20.34 $329,331,700
Jernigan Capital JCAP Self-storage 0.95 8.91% $8.83 $14.13 $21.48 $328,828,400
Transcontinental Realty Investors TCI Diversified 0.82 N/A $16.00 $36.15 $41.50 $315,147,300
New Senior Investment Group SNR Healthcare / Senior Living 1.78 14.29% $1.72 $3.76 $8.35 $311,629,600
Ares Commercial Real Estate ACRE Commercial Mortgages 1.72 14.55% $2.78 $9.12 $17.72 $304,990,500
Orchid Island Capital ORC Mortgage 1.24 20.56% $1.53 $4.52 $6.94 $299,389,600
Chatham Lodging Trust CLDT Lodging 1.73 14.35% $3.44 $6.29 $19.52 $295,398,000
Whitestone WSR Diversified 1.39 13.35% $4.71 $6.88 $14.65 $289,895,500
Hersha Hospitality Trust HT Lodging 2.02 17.26% $2.29 $6.23 $17.10 $241,190,800
Great Ajax AJX Mortgage 1.06 14.20% $3.96 $9.01 $15.42 $206,526,600
Farmland Partners FPI Agriculture 0.77 2.95% $5.05 $6.60 $7.50 $197,115,600
Washington Prime Group WPG Regional Malls 1.95 90.93% $0.56 $1.00 $4.69 $187,361,300
BRT Apartments BRT Apartments 1.10 7.12% $6.00 $10.66 $18.75 $183,100,400
Anworth Mortgage Asset Corporation ANH Mortgage 1.44 16.48% $0.79 $1.78 $3.95 $176,115,600
Cherry Hill Mortgage Investment CHMI Mortgage 1.60 18.41% $2.76 $9.22 $16.04 $157,243,700
CorEnergy Infrastructure Trust CORR Energy 1.58 26.02% $9.25 $11.34 $49.75 $154,808,200
Western Asset Mortgage Capital WMC Mortgage 1.11 32.29% $1.37 $2.75 $11.33 $146,915,700
Ellington Residential Mortgage EARN Mortgage 1.43 10.87% $2.70 $10.40 $11.88 $128,124,000
Braemar Hotels & Resorts BHR Lodging 2.14 14.20% $1.14 $3.31 $10.39 $111,000,800
Pennsylvania Real Estate Investment Trust PEI Regional Malls 1.52 57.93% $0.80 $1.36 $6.68 $107,271,900
Arlington Asset Investment AI Mortgage 1.75 N/A $1.40 $2.82 $7.07 $103,820,400
Cedar Realty Trust CDR Shopping Centers 1.72 14.95% $0.53 $1.01 $3.69 $90,221,270
Ashford Hospitality Trust AHT Lodging 1.49 20.27% $0.47 $0.84 $3.44 $88,430,040
Exantas Capital XAN Commercial Mortgages 1.90 36.35% $0.95 $2.65 $12.51 $84,911,460
Hunt Companies Financial Trust HCFT Commercial Mortgages 0.78 11.19% $0.86 $2.52 $3.50 $62,845,990
CBL Properties CBL Regional Malls 1.57 N/A $0.18 $0.30 $1.78 $56,842,570
InnSuites Hospitality IHT Lodging 0.47 N/A $0.67 $0.98 $1.70 $9,122,840

Fairfield Homeowners May Want to Refinance While Rates Are Low

US 10-year Treasury rates have recently fallen to all-time record lows due to the spread of coronavirus driving a risk off sentiment, with other financial rates falling in tandem. Homeowners who buy or refinance at today's low rates may benefit from recent rate volatility.

Are you paying too much for your mortgage?

Find Out What You Qualify For

Check your refinance options with a trusted Fairfield lender.

Answer a few questions below and connect with a lender who can help you refinance and save today!