2019 REITs List: 167 Publicly-Traded REITs Sure Dividend

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2019 REITs List: 167 Publicly-Traded REITs


Updated on November 8th, 2019 by Bob Ciura

Spreadsheet data updated daily

Real estate investment trusts – or REITs, for short – can be fantastic securities for generating meaningful portfolio income.

The following downloadable REIT list contains a comprehensive list of U.S. real estate investment trusts along with metrics that matter, including:

 

You can view a preview of our REIT spreadsheet below:

 

Table Of Contents

In addition to the full downloadable Excel spreadsheet, this article covers our top 10 REITs today, as ranked using expected total returns from The Sure Analysis Research Database.

The top 10 list is ranked by 5-year expected total returns, in order of lowest to highest. The table of contents below allows for easy navigation.

How To Use The REIT List To Find Dividend Stock Ideas

REITs give investors the ability to experience the economic benefits associated with real estate ownership without the hassle of being a landlord in the traditional sense.

Because of the monthly rental cashflows generated by REITs, these securities are well-suited to investors that aim to generate income from their investment portfolios. Accordingly, dividend yield will be the primary metric of interest for many REIT investors.

For those unfamiliar with Microsoft Excel, the following images show how to filter for REITs with dividend yields between 5% and 7% using the ‘filter’ function of Excel.

Step 1: Download the Complete REIT Excel Spreadsheet List at the link above.

Step 2: Click on the filter icon at the top of the ‘Dividend Yield’ column in the Complete REIT Excel Spreadsheet List.

REIT Landing Page Excel Document 1

Step 3: Use the filter functions ‘Greater Than or Equal To’ and ‘Less Than or Equal To’ along with the numbers 0.05 ad 0.07 to display REITs with dividend yields between 5% and 7%.

This will help to eliminate any REITs with exceptionally high (and perhaps unsustainable) dividend yields.

Also, click on ‘Descending’ at the top of the filter window to list the REITs with the highest dividend yields at the top of the spreadsheet.

REIT Landing Page Excel Document 2

Now that you have the tools to identify high-quality REITs, the next section will show some of the benefits of owning this asset class in a diversified investment portfolio.

Why Invest in REITs?

REITs are, by design, a fantastic asset class for investors looking to generate income.

Thus, one of the primary benefits of investing in these securities is their high dividend yields.

The currently high dividend yields of REITs is not an isolated occurrence. In fact, this asset class has traded at a higher dividend yield than the S&P 500 for decades.

This trend is shown below.

REITs Persistently High Dividend Yields

Source: NAREIT: The Investor’s Guide to REITs

The high dividend yields of REITs are due to the regulatory implications of doing business as a real estate investment trust.

In exchange for listing as a REIT, these trusts must pay out at least 90% of their net income as dividend payments to their unitholders (REITs trade as units, not shares).

Sometimes you will see a payout ratio of less than 90% for a REIT, and that is likely because they are using funds from operations, not net income, in the denominator for REIT payout ratios (more on that later).

One might think that the high payout ratios of REITs would result in inferior total return performance compared to their peers (even though they have high dividend yields).

This is not the case. According to MSCI, which compiles and tracks the index, the MSCI US REIT Index generated total annual returns of 10.6% per year since December 30, 1994. It outperformed the MSCI USA Investable Market Index (IMI), its parent index that tracks the large, mid and small cap segments of the USA market, by approximately 60 basis points per year in the same period.

 

REIT Financial Metrics

REITs run unique business models.

More than the vast majority of other business types, they are primarily involved in the ownership of long-lived assets.

From an accounting perspective, this means that REITs incur significant non-cash depreciation and amortization expenses.

How does this effect the bottom line of REITs?

Depreciation and amortization expenses reduce a company’s net income, which means that sometimes a REIT’s dividend will be higher than its net income, even though its dividends are safe based on its cash flow.

To give a better sense of financial performance and dividend safety, REITs eventually developed the financial metric funds from operations, or FFO. Just like earnings, FFO can be reported on a per-unit basis, giving FFO/unit – the rough equivalent of earnings-per-share for a REIT.

FFO is determined by taking net income and adding back various non-cash charges that are seen to artificially impair a REIT’s perceived ability to pay its dividend.

For an example of how FFO is calculated, consider the following net income-FFO reconciliation from a recent earnings release of Realty Income (O), one of the largest and most popular REIT securities.

Source: Realty Income Earnings Release

In this quarter, net income per unit was $0.39 per share while FFO per unit was $0.81, a sizable difference between the two metrics. This shows the profound effect that depreciation and amortization can have on the GAAP financial performance of real estate investment trusts.

The Top 10 REITs Today

Below we have ranked our top 10 REITs today, according to 5-year expected total annual returns in the Sure Analysis Research Database. Stocks are ranked in order of expected return, from lowest to highest.

Top REIT #10: Service Properties Trust (SVC)

Service Properties Trust owns hotels and retail-focused lease properties. Service Properties Trust owns properties in the U.S., Canada, and Puerto Rico. The REIT, which was originally named Hospitality Properties Trust, changed its name and ticker symbol when it acquired the retail portfolio of Spirit MTA REIT in September 2019.

The company reported steady growth for the past several years of its existence as HPT.

Source: Investor Presentation

Service Properties Trust reported its second quarter earnings results on August 9th. The trust achieved revenues of $611 million during the quarter, which was 0.2% less than the revenues that Service Properties Trust generated during the previous year’s quarter.

Funds from operations of $169 million declined from $176 million during the previous year’s quarter. Funds from operations hit $1.03 on a per-share basis, down 4% versus the previous year’s quarter. Revenue per available room, a standard metric for hotel REITs, was down 2.1% year over year. The REIT also announced that it would exit its relationship with Wyndham, a tenant Service Properties Trust has had problems with in the past. The affected hotels will be rebranded or sold.

Higher occupancy rates, and higher rents on a same-property basis due to the positive impact of renovations, will have a positive impact on Service Properties Trust’s future growth. The healthy economy benefits business travel, and also allows consumers to increase their travel spending.

Management believes that the acquisition of the Spirit retail portfolio will have a positive impact on its results as well, although investors should expect some one-time expenses during the first couple of quarters following the close of the acquisition, until the portfolio is fully integrated. Service Properties Trust faces headwinds as well, such as a weak coverage of minimum returns and rents for its hotels.

Service Properties Trust cut its dividend by roughly 75% during the last financial crisis, and the current payout is still lower than the pre-crisis dividend. Service Properties Trust is working with several major, renowned hotel companies, including Marriott, InterContinental, Hyatt, and Radisson.

Due to the negative impact of major recessions on business travel, as well as on personal travel, Service Properties Trust is not immune to recessions. The REIT’s FFO-per-share declined by roughly 25% during the last financial crisis. Investors thus should not assume that the REIT’s dividend is overly safe in a lengthy recession.

We expect total annual returns of 10.9% per year through 2024, comprised of 1.9% expected annual FFO growth, the 8.6% dividend yield, and the remainder from multiple expansion.

Top REIT #9: AGNC Investment Corp. (AGNC)

AGNC Investment Corp. (formerly American Capital Agency Corp.) is a monthly dividend stock, meaning it pays a dividend each month. AGNC is a mortgage real estate investment trust that invests primarily in agency mortgage-backed securities (or MBS) on a leveraged basis.

Its asset portfolio is comprised of residential mortgage pass-through securities, collateralized mortgage obligations (or CMO), and non-agency MBS. Many of these are guaranteed by government-sponsored enterprises. The majority of American Capital’s investments are fixed-rate agency MBS. Most of these are MBS with a 30-year maturity period.

The counterparties to most of AGNC’s assets are located in North America. Counterparties in Europe also represent a significant percentage of the trust’s total portfolio. AGNC derives nearly all its revenue in the form of interest income. It currently generates about $229 million in annual revenue and trades at a market capitalization of $9 billion.

Source: Investor Presentation

AGNC reported third-quarter financial results which included $0.42 of income per common share, comprised of $(0.03) net loss per common share and other comprehensive income of $0.45 per share on investments marked-to-market. AGNC reported $16.55 tangible net book value per common share as of September 30th, down 0.2% from $16.58 per common share as of the previous quarter. AGNC declared its third-quarter dividend of $0.48 per share, and reported a 2.7% economic return on tangible common equity for the quarter.

Given that it had its IPO in 2008 – in the midst of the financial crisis – it is hard to get an accurate picture of exactly how it can be expected to perform in the next recession. However, the mortgage backed security industry – given its leverage and interest rate sensitivity – is very prone to underperform when the housing market experiences a downturn and mortgage foreclosures rise. As a result, it should not be viewed as a safe defensive stock for a recession.

We expect annual returns of 11.1% per year over the next five years, comprised of modest EPS growth (0.4%) and dividends (11.1%), partially offset by a 0.4% valuation multiple decline.

Top REIT #8: EPR Properties (EPR)

EPR Properties is a specialty real estate investment trust, or REIT, that invests in properties in specific market segments that require industry knowledge to operate effectively. It selects properties it believes have strong return potential in Entertainment, Recreation, and Education.

Source: Investor Presentation

The REIT structures its investments as triple net, a structure that places the operating costs of the property on the tenants, not the REIT. The portfolio includes more than $5 billion in investments across 300+ locations in 41 states, including over 250 tenants. Total revenue is in excess of $600 million annually and the stock is valued at $5.6 billion.

Operating conditions for the commercial real estate industry are challenged. The decline in brick-and-mortar retail in the U.S. has been a significant headwind for REITs with a heavy exposure to malls. Consumers are increasingly shopping online instead of going to stores, and the resulting e-commerce boom has impacted many REITs.

These difficulties are reflected in the company’s financial results to begin 2019. While revenue increased 4.8% in the most recent quarter, adjusted FFO-per-share declined 7.6% in the third quarter and 12% through the first three quarters of 2019.

In response to these trends, EPR has targeted properties that offer consumers an experience. Entertainment properties such as movie theatres, recreation properties such as skiing and resorts, and education properties like public charter schools and private schools are not vulnerable to e-commerce.

There is plenty of opportunity for EPR’s growth to continue in 2020 and beyond. The company has conducted $685 million of property investments in 2019 through the third quarter. This investment will help EPR’s properties appeal to consumers looking for a quality entertainment or educational experience.

The most important catalyst for EPR’s future growth is a growing economy. Consumers tend to cut back spending on entertainment and other recreational activities during a recession. As long as the U.S. economy stays out of a downturn, the economic climate should remain supportive of growth for EPR.

We expect total annual returns of 11.3% through 2024, comprised of the 6.1% dividend yield and 8% annual FFO growth, offset by a 2.8% annual contraction in the valuation multiple.

Top REIT #7: Dynex Capital, Inc. (DX)

Dynex Capital, Inc. is a mortgage REIT and invests in mortgage-backed securities (MBS) on a leveraged basis in the United States. It invests in agency and non-agency MBS consisting of residential MBS, commercial MBS (CMBS), and CMBS interest-only securities. Agency MBS have a guaranty of principal payment by an agency of the U.S. government or a U.S. government-sponsored entity, such as Fannie Mae and Freddie Mac. Non-Agency MBS have no such guaranty of payment.

Source: Investor Presentation

The trust reported third quarter results on October 31st. The company reported comprehensive income of $0.63 per common share, comprised of a $(1.65) net loss per common share as well as other comprehensive income of $2.28 per share on available-for-sale securities. Net interest spread increased to 0.82% for the third quarter of 2019, while book value per share of $18.07 increased 2.2% since the previous quarter.

Given that interest rates are expected to remain in a narrower and lower range for a longer period than ever seen in recent history, growth will likely suffer substantially. This is because the global economy will continue to be weighed down by large pools of negative yielding debt, forcing central banks to remain accommodative in their monetary policy. That said, Dynex still benefits from several long-term factors.

As the Federal Reserve attempts to reduce its investment in Agency RMBS and GSE reform opens new investment opportunities, demand for private capital in the US housing finance system should grow. Also, the shortage of affordable housing means that there is a need for additional investment into the sector. Taking into account these headwinds and tailwinds along with the trust’s high payout ratio, we do not expect any earnings-per-share growth over the next half decade.

We expect 11.4% annual returns going forward, due to the 11.1% dividend yield, no EPS growth, and a small bump from valuation expansion.

Top REIT #6: Simon Property Group (SPG)

Simon Property Group is a real estate investment trust (REIT) that was formed in 1993. The trust focuses on retail properties, mainly in the US, with the goal of being the premier destination for high-end retailers and their customers. The trust has interests in about 230 different properties that amount to nearly 200 million square feet of leasable space. Simon produces about $5.8 billion in annual revenue and has a market capitalization of $56 billion. The company has a diversified tenant portfolio.

Source: Earnings Slides

Simon reported third-quarter earnings on October 30th. Funds-from-operation (FFO) on a per-share basis came to $3.05, flat from the same quarter last year. Adjusting for expensing internal leasing costs of approximately $0.03 per diluted share in the year-ago period, FFO per diluted share increased 1.0%

Simon’s FFO history is quite good in that it saw only a minor dip in profitability during the Great Recession. Funds from operations have since more than doubled. Simon’s focus on high-end retailing has proven an immense source of strength in recent years and we see that steady performance continuing. In total, we see Simon producing a 3% average annual FFO growth rate moving forward.

Despite the broad pressures facing retail real estate, Simon is still the best retail REIT in the market by many metrics. Its occupancy rates remain extremely high, hovering around 96% in recent quarters. Simon’s competitive advantage is in its world-class portfolio of properties that allows it to charge industry-best leasing rates. Another advantage is its low cost of capital that comes from its A-rated balance sheet, enabling it to invest in ways that competitors cannot afford.

Simon has built a niche with high-end retailers over the years such that it has the most desirable spaces and developments, and thus sees a virtuous combination of high occupancy and leasing rates.

It is not immune to recession as it did cut its dividend during the last downturn. However, despite the cut, its overall business held up fairly well during that period and should be able to again. It is also one of the best positioned retail REITs to weather the impact of e-commerce on bricks-and-mortar retail stores.

We expect total annual returns of 11.5% per year from Simon Property Group, from dividends (5.5%), annual FFO growth (3%), along with a 3% annual boost from multiple expansion.

Top REIT #5: Taubman Centers, Inc. (TCO)

Taubman Centers is a retail REIT that acquires, develops, owns, and operates high-grade malls and shopping centers in the United States (including Puerto Rico), as well as in China and South Korea. Taubman Centers is focused on the upper end of the quality spectrum of U.S. malls and shopping centers. Taubman Centers is trading with a market capitalization of $3.2 billion.

Taubman Centers has a high-quality property portfolio.

TCO Assets

Source: Investor Presentation

Taubman Centers reported its third-quarter earnings results on October 29th. The trust generated adjusted funds from operations of $0.86 per share, a 15% decline from the same quarter last year. On the positive side, sales-per-square-foot rose 11%, marking the 13th consecutive quarter of growth in this metric. And, average rent-per-square-foot increased 2.3%.

However, growth was more than offset by higher interest expense, lower lease cancellation income and a gain on a land sale in 2018. In addition, the company’s results were impacted by the Forever 21 bankruptcy filing. Taken together, these items affected third quarter adjusted FFO per share by about $0.12 last quarter.

Taubman Centers has one of the highest-quality portfolios among mall REITs. This has allowed for above-average rent growth, and leads to compelling same center net operating income. The company expects that its same-center net operating income will rise by 2% during fiscal 2019.

Another growth catalyst is the company’s malls in China and Korea, where retail sales are growing at a stronger pace than in the U.S. This allows for above-average growth in rents and net operating income. Due to the fact that there is not a lot of retail space in these countries, Taubman Centers has the potential to grow its asset base in China and Korea further.

We believe Taubman’s dividend is secure, as the company has a projected FFO payout ratio of 73% for 2019.

Taubman Centers was negatively impacted during the last financial crisis to a significant degree, which is not surprising, as the trust has indirect exposure to consumer spending through the impact on its tenants. Taubman Centers remained profitable, though, and the trust recovered quickly and was able to raise the dividend again shortly after the financial crisis. Future harsh recessions could impact Taubman Centers to a significant degree, and could push the trust’s payout ratio above 100%, such as in 2008.

We expect total annual returns of 13.8% per year through 2024, comprised of 2% expected annual FFO growth, the 7.7% dividend yield, and a positive impact of 4.1% from valuation expansion.

Top REIT #4: Brookfield Property Partners (BPY)

Brookfield Property Partners L.P. is a diversified global real estate company that owns, operates, and develops one of the largest portfolios of office, retail, multifamily, industrial, and student housing assets. Brookfield Property Partners is one of four publicly-traded partnerships that is operated by Brookfield Asset Management (BAM). Brookfield Property Partners trades with a market capitalization of $8.5 billion.

Source: Investor Presentation

BPY reported its third-quarter results on November 6th. The company reported funds from operations (FFO) along with realized gains totaling $0.34, down 11% from the same quarter last year. The decline was due primarily to $0.07 per unit in realized gains from LP investments in the prior-year period, as well as higher units outstanding as a result of the acquisition of GGP in 2018.

Operationally, the company performed well in its core business segments. Core office operations generated FFO of $150 million for the quarter, up 10% year-over-year. The business generated 2.5% same-property NOI growth. Occupancy in the office portfolio ended the quarter at 92.4%, a decrease of 50 basis points year-over-year. In the retail portfolio, FFO increased 38%.

Since it was spun off from BAM in 2013, BPY has compounded its FFOPS at a rate of 6.3% per year (2012 to 2018). Looking ahead, we believe that BPY’s global reach and real estate expertise will allow it to continue growing at a similar pace moving forward. In the near term, the growth of BPY will be tethered to the takeover of General Growth Properties. This transaction closed during August 2018.

BPY benefits from numerous competitive advantages as a part of the Brookfield family of companies. Specifically, it has access to large-scale capital, a global operating presence, and a world-class management team. Its recession performance is unknown because of its short history trading as a standalone company. BPY has heavy exposure to the cyclical office and retail sectors. Therefore, we expect a noticeable dip in cash flows during a recession which might result in a dividend freeze.

We expect total returns of 17.6% per year through 2024, comprised of 6% annual FFO growth, 7% dividend yield, and positive returns of 4.6% from multiple expansion.

Top REIT #3: Brookfield Property REIT (BPR)

Brookfield Property REIT (BPR) is a subsidiary of Brookfield Property Partners (BPY) and their parent company Brookfield Asset Management (BAM). BPR was created in July 2018 upon completion of the acquisition of U.S. mall owner General Growth Properties (GGP) for $9.35 billion. Shares are aligned with parent company BPY, which controls 82% of outstanding units and offers a matching dividend payment plus the opportunity to convert existing BPR shares into BPY shares on a 1 to 1 basis over the next 20 years.

With a market cap of $1.4 billion, the assets are primarily comprised of Class-A U.S. shopping malls. However, they operate under the umbrella of BPY, which owns and operates premium real estate holdings around the world including multi-unit housing, office towers, retail and industrial properties.

BPR is managed by some of the best real estate managers in the world and operates under a unique business model that sees them owning, operating, developing and recycling premium assets purchased on a value basis.

The combination of GGP’s asset base and Brookfield’s capital and development expertise has created a significant opportunity for BPR in the coming years. The company focuses on growth by developing opportunities within its existing footprint, including refurbishing or repositioning retail properties.

BPR targets 12-15% total returns for shareholders, and we believe the company is capable of meeting this objective over the next 5 years from a combination of a generous high yield of about 6.3% and the targeted dividend growth of 5-8% per year.

Although the payout ratios have remained high in the 80-90% range historically, the actual payout ratios were 65% or lower since 2016, when accounting for asset sales, which imply a safer dividend than viewed on the surface. With the nature of their assets being premium real estate properties, we expect the stock to continue to generate stable cash flow and dividends even in the event of a recession as cash flows are tied to long-term leases in place with Class-A tenants.

We expect 6% expected annual FFO growth, and the stock has a current dividend yield of 7%. Expansion of the valuation multiple could add another 4.6% to annual returns, leading to total expected returns of 17.6% per year through 2024.

Top REIT #2: Tanger Factory Outlets (SKT)

Tanger operates, owns, or has an ownership stake in a portfolio of 40 shopping centers. Properties are located in Canada and 20 U.S. states, totaling approximately 14.4 million square feet, leased to over 500 different tenants.

Tanger’s diversified base of high-quality tenants has led to steady growth for many years.

Source: Earnings Slides

Tanger released 2019 third-quarter results on October 30th. Revenue of $119 million declined by 4%, while adjusted funds from operations (FFO) fell 7.9% year-over-year. Tanger’s occupancy rate stood at 95.9% in the most recent quarter, down only slightly from 96.0% in the previous quarter.

Occupancy is expected to decline somewhat in 2019 to a range of 95.5% to 95.8%, due to anticipated store closures by certain tenants. Fortunately, the company has maintained an occupancy rate of 95%+ for 25 consecutive years.

The dip in occupancy this year will negatively impact the company’s AFFO, but Tanger will still be able to cover its hefty dividend payment.

To be sure, Tanger stock carries risk due to the broad challenges facing its business model, as well as the risk of recession on retail properties.

Tanger has a current dividend payout of $1.42 per share annually, which represents a current yield of 8.4%. This is a very high yield and is clearly attractive for income investors. The biggest concern with a yield this high is sustainability.

One positive note is that Tanger fared very well during the last recession. AFFO fell only 2.2% from 2008 to 2010. Outlet centers provide good value for the cost and so this industry should see similar or growing foot traffic and earnings when the population tightens their purse strings.

We expect Tanger will generate AFFO-per-share of $2.25 for 2019. With an expected dividend payout of $1.47 per share, Tanger’s expected 2019 dividend payout ratio is 65%. This is a manageable payout ratio, which leaves room for modest annual hikes. For example, in February Tanger raised its dividend by 1.4%.

Tanger stock trades for a P/AFFO multiple of 7.4 based on 2019’s estimated AFFO ($2.25 per share). Our fair value estimate is a P/AFFO multiple of 11.5, implying a 9.2% positive impact to annual returns from valuation expansion. With an 8.5% dividend yield and projected AFFO/share growth rate of 4%, we estimate that SKT will generate total annual returns of 21.7% over the next 5 years.

Top REIT #1: Macerich Company (MAC)

Macerich Company is one of the country’s leading owners, operators, and developers of major retail real estate. The company is incorporated as a real estate investment trust (REIT) and owns 51 million square feet of real estate consisting primarily of interests in 47 regional shopping centers. The company has a significant presence in the West Coast, Arizona, Chicago, and the Metro New York to Washington, DC corridor.

Macerich has a long history of steady growth.

Source: Investor Presentation

In the most recent quarter, Macerich reported funds from operations per share (FFOPS) of $0.88, down 11% from the same quarter last year.

Mall tenant annual sales per square foot increased 13.2% year-over-year, while re-leasing spreads (the difference between rent per square foot on a new lease compared to the rent that was previously paid for the same space) expanded by 8.3%. However, mall portfolio occupancy decreased, from 95.1% in last year’s quarter to 93.8%.

Macerich continues its efforts to redevelop the properties it has recaptured from Sears. While this process will eventually improve the cash flows of Macerich, it will continue to have a negative effect on the results of the REIT over the next several years.

Management reiterated its past guidance for funds from operations of $3.50-$3.58 for 2019. With an annualized dividend payout of $3.00 per share, Macerich is expected to generate more than enough FFO to maintain its dividend payout.

Based on 2019 expected FFO-per-share of $3.60, the stock has a P/FFO ratio of 7.7. Our fair value estimate is a P/FFO ratio of 13. Expansion of the valuation multiple could boost annual returns by 11.0% per year. In addition to 2% expected annual FFO growth and the 10.5% dividend yield, total returns are expected to reach 23.5% per year through 2024.

Final Thoughts

The Complete REIT Spreadsheet List contains a list of all publicly-traded real estate investment trusts.

Bonus: Listen to our interview with Brad Thomas on The Sure Investing Podcast about intelligent REIT investing in the below video.

However, this database is certainly not the only place to find high-quality dividend stocks trading at fair or better prices.

In fact, one of the best methods to find high-quality dividend stocks is looking for stocks with long histories of steadily rising dividend payments. Companies that have increased their payouts through many market cycles are highly likely to continue doing so for a long time to come.

You can see more high-quality dividend stocks in the following Sure Dividend databases, each based on long streaks of steadily rising dividend payments:

Alternatively, another great place to look for high-quality business is inside the portfolios of highly successful investors. By analyzing the portfolios of legendary investors running multi-billion dollar investment portfolios, we are able to indirectly benefit from their million-dollar research budgets and personal investing expertise.

To that end, Sure Dividend has created the following stock databases:

You might also be looking to create a highly customized dividend income stream to pay for life’s expenses.

The following two lists provide useful information on high dividend stocks and stocks that pay monthly dividends:

Thanks for reading this article. Please send any feedback, corrections, or questions to support@suredividend.com.


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