If you're a small-time landlord, real estate can be a ton of work, with an uncertain payoff. But stick with real estate investment trusts and you're likely to be rewarded. Over the past 15 years, property-owning REITs have generated an average annual total return of 11.2% a year, doubling the 5.5% annualized gain of Standard & Poor's 500-stock index.
As giant landlords, REITs (rhymes with treats) own everything from apartment buildings to offices, malls, warehouses and hotels. Regardless of what they hold, they're required to shell out at least 90% of taxable income to shareholders. That makes them gravy trains for dividends. REIT stocks today yield 3.8%, on average, well above the 2.2% yield of the S&P 500.
REITs could get a lift, too, from a new buying wave by mutual funds. Until now, S&P has classified REITs as financial stocks, along with banks, brokers and other such firms. That was always an odd fit for real estate developers and landlords. But starting in September, two big index providers--
Of course, REITs could take some lumps, too. After returning 10.6% in the past year, the stocks have edged into pricey territory, trading, on average, at 103% of their net asset values, slightly above their historical average. REIT stocks could face pressure, moreover, if long-term interest rates climb. That would make REIT yields less attractive than bonds and other fixed-income investments.
Yet Kiplinger's doesn't expect big rate hikes over the coming year, partly because inflation expectations remain muted. REITs continue to offer yields that are greater than those of investment-grade bonds. And their payouts are likely to climb more than those of utilities or other income investments, making them a better bet long term.
Below are five REITs we like for their dividend yields, growth prospects and reasonable share prices. Note that price-earnings ratios are based on estimated year-ahead funds from operations, a common REIT measure that represents net income plus depreciation expenses. (Returns, prices and related data are through
Gaming and Leisure Properties
Visit a casino and you'll probably lose money at the slot machines or table games. A better bet: Gaming and Leisure Properties (symbol GLPI,
Overall, though, the purchase is a good deal for shareholders. With revenue now flowing from 35 casino and hotel properties in 14 states, Gaming and Leisure should generate ample cash to fund its dividend and raise it as rental income climbs gradually.
Host Hotels & Resorts
Lodging REITs such as Host Hotels (HST,
The largest U.S. lodging REIT, Host owns 92 upscale hotels and resorts, including luxury properties such as the
Granted, Host's revenues would slump if the economy weakens and business travelers spend less on lodging. Yet that would likely be a temporary setback. Host's balance sheet looks strong, with a manageable debt level relative to its income. Its dividend should be secure, too, says
Realty Income
Most REITs pay quarterly dividends, but Realty (O,
Although Realty isn't a high-growth REIT, it's a solid earner. The firm has paid dividends for a stunning 550 consecutive months. Its 98% property occupancy rate has never slipped below 96%, and revenues are climbing thanks to rent increases built into leases and a steady stream of property acquisitions. Realty expects FFO to rise by as much as 4.3% this year. That should support more growth in the dividend, which Realty has increased at an annualized rate of 4.7% since going public in 1994.
At 22 times FFO, Realty is one of the pricier REITs, and its stock may stay flat in the near term. But stick with it: You can scoop up steady monthly dividends while waiting for the shares to edge higher over the long run.
Sovran Self Storage
Sales are going strong for Sovran (SSS,
Sovran issued 6.9 million shares of stock to finance the LifeStorage deal. That could dilute FFO per share in the near term and lower the REIT's net asset value per share (the estimated market value of Sovran's properties, less outstanding debt). Still, analysts see Sovran's revenue jumping a healthy 17% this year, to
STAG Industrial
Leasing warehouses to auto-parts makers and other industrial firms, STAG (STAG,
Spending heavily to buy warehouses has pushed STAG's debt load to 36% of its property values, according to brokerage firm Baird. That's slightly above average for industrial REITs. But it isn't excessive relative to STAG's income, and it shouldn't prevent the firm from acquiring more real estate. Meanwhile, rental income is rolling in. First-quarter FFO rose by 11.4% from the same period a year earlier, and STAG generates plenty of cash to support its dividend, which, Baird says, it should be able to hike at an annual clip of 7% to 8%. Trading about 20% below STAG's net asset value of
Top funds for real estate stocks
If you prefer to buy real estate investment trusts through a fund, you have plenty of choices. One good one is Manning & Napier Real Estate S (symbol MNREX), which holds 56 real estate stocks--mainly REITs such as mall owner
If you simply want to track the REIT market, buy Schwab U.S. REIT ETF (SCHH), an exchange-traded fund that follows the Dow Jones U.S. Select REIT index, a basket of 96 stocks weighted by market value. Yielding 3.1%, the ETF pays out more than most mutual funds, thanks to a rock-bottom expense ratio of 0.07%.
For ultra-high income, consider iShares Mortgage Real Estate Capped ETF (REM). The fund, which yields 11.0%, invests in mortgage REITs--firms that own real-estate-backed loans. Mortgage REITs could tumble if short-term interest rates climb sharply while long-term rates stay flat or decline (squeezing the REIT's profit margins). But that looks unlikely over the next year. Annual expenses are 0.48%.
Daren Fonda is an associate editor at Kiplinger.