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Realty Income Corporation

Realty Income Corporation

O · NYSE · Real Estate

Realty Income Corporation is one of the largest net lease real estate investment trusts, best known for its monthly dividend model and diversified portfolio of commercial properties.

Current price

$55.23

▲ +$0.24 (0.44%) today

Share price

Live market data
▼ -3.50 (-5.96%)2025-10-13 — 2026-10-14
$68.41$65.23$62.05$58.86$55.68$52.502025-10-132026-10-14
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ET&A View

Last reviewed 16 September 2026

Accumulate

ET&A likes the company but would prefer investors to build exposure gradually.

Fair Value
Members
12M Price Target
Members
Preferred Entry
Members
ET&A Score
8.4/ 10Strong overall
Members see what we think Realty Income Corporation is worth today, our 12-month Price Target, the price we would prefer to buy at and the return we expect. See membership

Realty Income is one of the highest-quality income-oriented REITs globally, supported by more than 15,500 properties, 98.8% occupancy, long-duration net leases and an investment-grade balance sheet.

Is it expensive?

Read our full view

Why we like it

  • Turns about 66% of its sales into spare cash.
  • Sales are growing quickly (+9% a year).
  • Very profitable — keeps about 47% of its sales as profit.

What worries us

  • The dividend is larger than earnings, so it may not be sustainable.
  • The share price has been weak recently.
Members see every risk we are watching. See membership

Business Health

Is the business financially healthy?

Yes — healthy

Revenue, margins and cash generation stand out.

Overall

Strong

  • Revenue

    $6.1bn · ↑ +9% last year

    Growth Excellent

  • Earnings

    $1.3bn · ↑ +23% last year

    Growth Good

  • Margins

    Keeps 47% of sales as operating profit

    Excellent

  • Cash generation

    $4.0bn spare cash a year · 66% of sales

    Excellent

  • Balance sheet

    Debt ≈ 5.7 years of earnings

    Good

  • Dividend

    5.9% yield · Pays out more than it earns

    Yield Excellent
Financial and earnings trends

Investor View

More on Realty Income Corporation

Open a section for the detail behind the quick view.

Our full viewET&A's complete thesis — why we hold the view we do.

Realty Income is one of the highest-quality income-oriented REITs globally, supported by more than 15,500 properties, 98.8% occupancy, long-duration net leases and an investment-grade balance sheet. Q2 AFFO per share…

Insight

The complete ET&A view

See our full reasoning, what could drive the shares higher or go wrong, our Fair Value and Preferred Entry, and how our view has changed.

  • Our View in full
  • What could drive it higher / go wrong
  • Fair Value & Preferred Entry
  • How our view has changed
Explore Insight →Included with Insight
What could drive it higher — and what could go wrongThe catalysts and risks we are watching.
Members see every catalyst and risk we are watching. See membership
Valuation discussionWhere today's price sits, and how it compares with the company's own history and its peers.
Members see where the price sits against our valuation, its history and its peers. See membership
Who it suitsStrategy suitability and investment style.

Investors who want regular income

Also suits: Cautious investors protecting their savings · Investors who want a mix of growth and stability

Investment styleQualityValueIncomeET&A strategies: Capital Preservation, Income, Balanced · what these mean
How it compares with peersOther companies we cover in Real Estate.

We don’t cover another company in this sector yet.

Compare Realty Income Corporation with any company → The model’s own peer calculations are in the Research View.

What the company doesThe full company profile.

Realty Income Corporation is one of the largest net lease real estate investment trusts, best known for its monthly dividend model and diversified portfolio of commercial properties. The company owns and manages freestanding, single-tenant properties leased to leading operators across sectors such as retail, industrial, gaming, consumer services, and other commercial categories, with tenants typically operating under long-term net lease agreements.

Realty Income’s strength comes from the scale and diversity of its property portfolio, its long operating history, and its disciplined focus on dependable rental income. Under the net lease model, tenants usually pay many property-level expenses such as taxes, insurance, and maintenance, which helps support predictable cash flows. This gives Realty Income exposure to income-producing real estate, consumer spending, business property demand, and long-term dividend growth, making it one of the most recognised listed REITs in global real estate markets.

Real Estate · USA

Research ViewOpen the full researchFull financial statements, valuation multiples, historical data, forecasts, methodology, scoring calculations and the valuation model.

For detailed analysis. Each section opens on its own.

Financial statementsEvery published figure with its source, the market snapshot and connected sheets.

Income

Revenue
$6.1bn
Gross profit
$5.6bn
EBITDA
$5.4bn
Operating profit (EBIT)
$2.6bn
Net income
$1.3bn
Earnings per share (EPS)
$1.38

Growth

Revenue growth, latest year
9.1%
Revenue growth, 3-year average
19.8%
Earnings growth, latest year
23.0%
Earnings growth, 3-year average
6.8%
Revenue growth, latest quarter vs a year earlier
9.6%
Earnings growth, latest quarter vs a year earlier
69.2%

Margins & returns

Gross margin
92.7%
EBITDA margin
88.3%
Operating margin
47.0%
Net margin
20.9%
Return on equity (ROE)
3.2%
Return on assets (ROA)
2.4%

Cash flow

Operating cash flow
$4.2bn
Free cash flow
$4.0bn
Free-cash-flow margin
65.9%
Free cash flow ÷ net income
3.2×

Balance sheet

Cash
$570m
Total debt
$31.3bn
Net debt
$30.8bn
Net debt ÷ EBITDA
5.7×
Debt ÷ equity
0.7×
Current ratio
1.5×

Shares & dividends

Shares outstanding
946.2m
Market capitalisation
$52.2bn
Dividend per share
$3.23
Dividend yield
5.9%
Payout ratio
234.7%
  • Market data — the live feed (Yahoo Finance)
  • Calculated — worked out by ET&A from the figures shown, using the formulas in our methodology

Other published figures

Price / Sales
Members
EV / EBITDA
Members
Price / Book
Members
Forward P/E
Members
Valuation ratios (P/E, P/S, P/B, EV/EBITDA) are part of ET&A membership — view plans.

Market data

Live
Price$55.23
Day+$0.24 (+0.44%)
52-week range$53.35 – $67.56
vs 52-week low+3.52%
vs 52-week high−18.25%

As of 14 October 2026

P/E Ratio
39.98x
Valuation multiplesP/E, forward P/E, EV/EBITDA, Price/Sales and FCF yield — today and at Fair Value.

Standard ways of comparing the share price with the company’s earnings, sales and cash. Tap the “i” for what each one means.

MeasureTodaySource
P/EMembers
Forward P/EMembers
EV/EBITDAMembers
Price/SalesMembers
FCF YieldMembers

Valuation ratios are part of ET&A membership.

Other published measures

Price / Book
Members
Historical dataValuation history, how our view has changed, and the share-price history.

Valuation history

Members see how the valuation compares with its history. See membership

Share-price history

Use the 5Y and Max ranges on the price chart at the top of the page.

ForecastsWhat analysts expect — market consensus, not ET&A estimates.

Forecasts

Forward EPS (next year, consensus)
$1.55
Expected EPS growth, next year
36.7%
Expected revenue growth, next year
6.2%

Forecasts are market consensus or calculated from forward EPS — not ET&A estimates, and they can be wrong.

MethodologyHow ET&A values a company and reaches a view.

How we value Realty Income Corporation

  1. 1. The right method for the business. Each business is valued on the method that suits its economics — earnings for most companies, book value and returns for banks and insurers, cash flows or dividends where earnings mislead.
  2. 2. What the business deserves. ET&A builds a fair multiple from the company's own quality, sustainable growth, earnings predictability and risk. History, peers and the market are checked against it, but they don't set it.
  3. 3. Fair Value. The earnings (or other basis) per share multiplied by that fair multiple, cross-checked against independent methods.
  4. 4. Preferred Entry. A price below Fair Value that leaves room for the return ET&A requires for the company's risk.
  5. 5. Is it expensive? Today’s price is placed on ET&A’s Valuation Attractiveness scale — the same measure the ET&A Score uses. Cheap is the Preferred Entry; above Fair Value the shares are Expensive, and Very Expensive once they are more than 25% above it.

Powered by the ET&A Valuation FrameworkHow Fair Value & Preferred Entry work →

Read the full ET&A methodology →

How we reach a view

The ET&A View combines our assessment of the business with where today’s price sits against our Preferred Entry and Fair Value. It is a considered judgement, not a mechanical score.

  • Business quality
  • Financial performance
  • Growth outlook
  • Debt and financial strength
  • Valuation
  • Risk
  • What could drive it higher
Buy
ET&A sees significant upside from the current price with an attractive risk/reward profile.
Accumulate
ET&A likes the company but would prefer investors to build exposure gradually.
Hold
ET&A sees limited reason to buy aggressively or sell at the current price.
Reduce
ET&A believes the current valuation or risk profile makes a smaller position more appropriate.
Sell
ET&A believes the downside risk materially outweighs the potential return at the current price.

ET&A Score: ET&A's overall assessment of business quality, valuation, growth and risk, out of 10. It weighs business quality, financial strength, growth, valuation, risk, future prospects.

Powered by the ET&A Company Assessment FrameworkSee the full framework →

Scoring calculationsBehind the ET&A Score and the Business Health ratings.

Behind the ET&A Score

The automatic, rules-based scores that feed our research. The ET&A Score blends these with our own analysis of the business and its value. How the framework works →

ET&A Quant Score

5.3/ 10Mixed

Highly profitable · Highly levered · Soft

Profitability & margins · Highly profitable10.0
Balance sheet · Highly levered0.8
Price momentum · Soft2.6

Context — not part of the score

  • Valuation multiplesPriced on the high side
  • Share-price steadinessModerate volatility
  • IncomeHigh yield

Valuation and share-price swings describe the shares, not the company, so they are judged in the ET&A Score and View instead.

Annualised volatility
Members
Max drawdown (1y)
Members
12-month return
Members
3-month return
Members
P/E
Members
Price / Sales
Members
EV / EBITDA
Members
EBITDA margin
Members
Net debt / EBITDA
Members
Dividend yield
Members
The detailed figures behind these scores — price swings, past falls, returns, valuation and margins — are part of ET&A membership. View plans

Based on the factors that could be measured (45% of the model).

Business Health ratings

Each area is scored from 0 to 10 on ET&A’s methodology scales — the same ones our research uses — then given a word: Excellent from 8.5, Strong from 7, Good from 5.5, Average from 4.5, Below Average from 3, Weak below 3. The overall answer is the average of the areas we could rate (at least three); the dividend isn’t part of it.

AreaBased onScoreRating
Revenue
  • Revenue growth, 3-year average 19.8% → 9.0

Rated on 3-year average revenue growth, on ET&A's growth scale.

9.0 / 10Excellent
Earnings
  • Earnings growth, 3-year average 6.8% → 6.0

Rated on 3-year average earnings growth, on ET&A's growth scale.

6.0 / 10Good
Margins
  • Operating margin 47.0% → 9.5
  • Net margin 20.9% → 8.2

The average of operating and net margin, each scored on ET&A's margin scales. A negative margin scores 1 (Weak).

8.9 / 10Excellent
Cash generation
  • Free-cash-flow margin 65.9% → 9.5

Free cash flow as a share of sales, on ET&A's cash-generation scale.

9.5 / 10Excellent
Balance sheet
  • Net debt ÷ EBITDA 5.7× → 6.5

Utilities and property companies carry structural debt; as in ET&A's risk model it is scored 6.5 rather than penalised.

6.5 / 10Good
Dividend
  • Dividend yield 5.9% → 8.6

Dividend yield on ET&A's income scale. Not part of the overall health rating.

8.6 / 10Excellent
OverallAverage of the 5 rated areas8.0 / 10Strong

ET&A's scales

Where each band starts on the scales above. They are fixed and identical for every company we cover; they come straight from ET&A’s methodology, so a company is judged the same way here as in our research.

MeasureExcellentStrongGoodAverageBelow AverageWeak
GrowthStructural Growth (Fundamental Conviction)18%+10%+5.0%+1.7%+−2.5%+below −2.5%
Operating marginCompetitive Position (Fundamental Conviction)29%+20%+13%+7.5%+0%+below 0% (loss)
Net marginEarnings Durability (Fundamental Conviction)23%+15%+9.8%+6.0%+0%+below 0% (loss)
Free-cash-flow marginCapital Allocation (Fundamental Conviction)15%+8.5%+3.8%+1.3%+−2.5%+below −2.5%
Net debt ÷ EBITDAStructural Risk (Fundamental Conviction)net cash≤ 1.5×≤ 2.8×≤ 3.6×≤ 5.0×above 5.0×
Return on equity (banks & insurers)Bank and insurer quality16%+12%+9.0%+6.7%+2.7%+below 2.7%
Equity ÷ assetsBank capital7.5%+6.0%+4.7%+4.0%+any—
Dividend yieldIncome factor (ET&A Quant Score)5.8%+4.0%+2.5%+1.8%+1.0%+below 1.0%

Band floors: Excellent 8.5 · Strong 7 · Good 5.5 · Average 4.5 · Below Average 3 (scores out of 10). Utilities and property companies’ structural debt is scored 6.5, as in ET&A’s risk model.

Valuation model outputsFair Value, the 12-Month Price Target, Preferred Entry and the expected return — and how each was calculated.
Members see how we calculate the Fair Value and Preferred Entry. See membership
Peer calculationsThe comparable companies the valuation model used, with their multiples and returns.
Members see the peer set behind our valuation. See membership
Detailed assumptionsEvery input the valuation model used, with its source.
Members see the assumptions behind our valuation. See membership
Research notesNo research notes published yet.

No research notes have been published for Realty Income Corporation yet.

Need deeper analysis on Realty Income Corporation? ET&A Professional includes full company notes, valuations and models — or commission bespoke research.

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