REIT

WesternPirate4448

If you are looking to pivot away from Arrived, Fundrise or Roots are probably the closest direct competitors in terms of a low barrier to entry, but the massive platform fees across all fractional platforms can really drag your net returns down below a basic high-yield savings account or a public REIT index like VNQ, fr. I have been moving most of my real estate allocation toward private credit funds lately because the yields are a lot more consistent than single-family vacation rentals that sit empty for months, lol. My current setup for tracking everything is Excel for running the raw cash flow math, Runable for spinning up custom visual dashboards and performance reports from my spreadsheets, and standard Vanguard tools to monitor my core index funds. Definitely check the liquidity lock-up terms on whatever alternative you pick because your capital will likely be completely frozen for a minimum of five to seven years, tbh.

junbun2

oh i forgot, I owned a bit of JEPI ... It's tied to S&P500 but they sell options for income i think. last year i think the div were 8.5% . how do you think this compares to REIT? I saw O div was 5.5% which is good. seems like both of them have -alpha compared to s&p 500 last few years.

SirGlass

I have always been skeptical of these crowd funded real estate investments. I mean we have multiple ways to fund a real estate venture, from getting a loan from a bank. To public REIT , to private REIT, to various other people who will gladly loan you money or do some sort of partnership with you. Rich people love real estate for all the tax advantages that come with it and will throw money at just about anything real estate related. Meaning I have always been skeptical of these companies that pitch real estate deals to retail investors. It probably means banks , private relestate companies or even private credit took a look at their plan and said "we going to pass" so they are now pitching it to retail investors with the promise of 12% returns.

Jax_Alltrade

NLCP and TCNNF. Cannabis rescheduling = tax write-offs = bigger profit margins = better MSOs / REIT performance. NLCP is an extremely well-run REIT with an amazing dividend, and TCNNF is one of the most connected, well-run MSOs in the industry. Additional tailwinds from the looming Hemp loophole deadline at the end of the year will propel profits even higher as a section of the $21.8 billion THCa hemp market either switches over to Medical / Recreational, or lobbying for full legalization drives hype.

notapersonaltrainer

Any look at his career, Warsh is an inflation hawk, even to a fault. He was banging the inflation drum years after TARP despite it never materializing. Meanwhile Powell, who Reddit suddenly has the biggest hard-on for: * Rate hikes came generationally late, with ZIRP and QE maintained well past the point when inflation had exceeded 5%. * Four consecutive years of above-target inflation. * Supervision failure. Known vulnerabilities at Silicon Valley Bank were not adequately addressed, culminating in failures on a scale not seen since the Global Financial Crisis. * Oversaw extremely high concentration of ethics and trading scandals, Robert Kaplan (stock trades), Eric Rosengren (REIT trades), Richard Clarida (portfolio), Raphael Bostic (blackout trades), Adriana Kugler (rule violations), Jerome Powell (trust trades), all before Cook and the renovations were brought up. Number one alone should put Powell's legacy alongside Arthur Burns. And unlike Burns, Powell had the cautionary hindsight of Burns' legacy. Collectively this was possibly the worst Fed term in central bank history.

red7standinby

Well, she lost a pile to a ponzi-REIT scam from her former accountant. He went to jail for it. Got convinced to purchase a couple rental houses across the country only to be fleeced by the property manager that talked her into it. Got out of that one and bought a couple condos in Mexico... and now trying to get out of these only to discover they were never properly titled. Finaly had a a chunk of cash from a divorce and for the first time in her life decided to invest in the market in January of this year. She called me in a panic in March saying she was going to sell becasue of the tarrifs (while down). She didn't listen to me.

cheezweiner

You know REIT dividends are legally bound to be extremely high right? All REITs **HAVE TO** pay 90% of all profits out as a dividend. It’s a law.

iamgover

This is exactly why the market feels untradeable right now — the macro playbook says pullback, but the liquidity playbook says buy the dip. Both are right at the same time, which means neither works cleanly. Honestly the hardest part isn't reading the macro. It's knowing whether any of this actually breaks your specific thesis on your specific holdings. Does sticky inflation matter to the REIT you've held for 3 years? Does it change the AI infrastructure story? Depends entirely on why you own what you own. That's the part I outsourced. I use [http://www.InvestorYachtClub.com](http://www.InvestorYachtClub.com) — you tell an AI agent your actual thesis in plain English, and it watches news, filings, and analyst actions through that lens 24/7. So instead of doomscrolling macro Twitter every time yields spike, I just get flagged if something actually threatens my position. Bad news not mattering unless it's catastrophic is kind of the point — you just need to know which catastrophic actually applies to you. 3 agents free, worth a look.

Fantastic-Ice-1402

Here's some slop/receipts to consume: IREN (IREN Ltd) and APLD (Applied Digital Corporation) are actively transforming from crypto-mining into key players in AI data center infrastructure. AMT (American Tower Corporation) is also heavily involved, serving the AI data center market through its subsidiary CoreSite. Here is a breakdown of their involvement in AI data centers as of mid-2026: 1. IREN (formerly Iris Energy) • Role: An AI cloud computing provider that is pivoting its crypto-mining capacity to high-performance computing (HPC) data centers using renewable energy. • AI Focus: IREN focuses on developing large-scale GPU clusters for AI training and inference. • Key Developments: As of May 2026, IREN partnered with NVIDIA to deploy up to 5 gigawatts of AI infrastructure. They also secured a major $9.7 billion, 200MW, five-year AI cloud contract with Microsoft. • Capacity: Currently, they are expanding to 150,000+ GPUs to support AI workloads. 2. APLD (Applied Digital Corporation) • Role: A builder and operator of next-generation, high-density data centers specifically designed for AI and high-performance computing (HPC). • AI Focus: APLD builds "AI Factories" to provide infrastructure for hyperscalers and enterprises, offering services including GPU compute power. • Key Developments: APLD has secured large-scale, long-term leasing deals, including with companies like CoreWeave, and has secured $2.15 billion in financing for large AI projects (Polaris Forge). 3. **AMT (American Tower Corporation)** • Role: A real estate investment trust (REIT) that owns and operates wireless infrastructure, with a significant data center portfolio. • AI Focus: AMT operates through its data center subsidiary, CoreSite, which provides colocation and interconnection services to support cloud and AI deployments. • Key Developments: They focus on "edge" data centers to support low-latency AI applications and continue to develop multitenant communications real estate to meet AI demand. IREN AI Cloud & Data Centers - Vertically integrated, 100% renewable energy focus, massive GPU deployment. APLD AI Data Center Hosting - Specialized in building high-density, liquid-cooled "AI Factories" **AMT Data Center REIT** - Large-scale, established owner of 28+ data centers (via CoreSite). Note: IREN and APLD are often considered high-growth, higher-risk players in the AI space, while AMT is a larger, more established infrastructure REIT.

dinnerthief

I bought fundrise as a REIT (essentially) back in 2019, saw they were doing the innovation fund and put an addition 25k into it because I wanted exposure to some non public companies. Put more in right before the IPO. Probably will cover my investment and leave the profit in for a bit. havent looked into a FA yet but probably will soon.

Noddite

Coreweave is literally just a REIT without the dividend benefit. They lease warehouses and stuff in the warehosues to tech companies. Their business model is doomed for failure. They are drastically overpaying for ever increasing tech for their warehouses. They will likely never recoup the cost and their earnings will be destroyed by depreciation. Feels almost like this is by design as a shell company for the industry to absorb costs and then be cast off a few years down the road.

vcpowerlaw

I’d probably be concerned as well. This kind of no distribution with a 20% drop is not normal across the whole self-storage REIT space. I would treat it as fund-specific and then confirm their leverage and what the distribution policy says. Also, a K-1x capital account dropping to 42k can be allocations and fees, not a clean market value, so I would ask how they calculate and report NAV and what the exit terms are.

vocation888

There are Natural gas and oil pipelines that have never cut dividends, same with the original REIT from 1974 that's gone strong through good and bad economic cycles- Realty Income Corp ($O). So there's no need to buy a mutual fund or ETF especially when looking at their management fees. That said, only buy dividend yielding stocks as part of a well balanced portfolio. You can't beat inflation and save for the future with dividends alone, you still need stocks, mutual funds and ETFs.

engprog

I’m not sure about this specific REIT but I’ve seen other examples that are essentially single companies. Find a more diversified index.

KweenieQ

You say that now, after the fact. What were you thinking in the moment? What led you to those winners? They matter only if you've changed your predictive investment methodology as a result. 94% of my current holdings are boring. They're what's going to last me through retirement. The remaining 6% are in two accounts, by themselves: a small inherited Roth (where I put growth and high-return issues) and a taxable sandbox account (where I hold cash for impulse purchases and whatever else I want each year). That sandbox has seen a lot of playtime over the last 10 to 15 years. I made a killing on a REIT once to the tune of $2700. At one point, I made almost as much profit on an energy ETF. There's always been something, but the principal's always been small. I've gotten better with practice at equity picking over the years, but enough duds in the mix have convinced me that that's no way to fund a retirement.

AncientGrab1106

Agree. ARE is an incredible REIT which will turnaround

Sturdily5092

So many people who bought way out of their means are now getting that lesson, but there's really nothing celebrate because it's not like now houses are coming to market. Just look at the REIT ETFs blowing up right now, big Corp is buying up the prime properties for pennies on the dollar.

stoweker

The private credit funds themselves take first loss on the shit loans in the CLOs, then the bond holders which are other PE firms hedge funds and like bond managers. Banks aren’t holding bag. I’m more worried about the multi only CLOs than the generalized CLOs, at least retail and industrial and hotels are still doing ok. I’m only investing in real estate directly right now buying 4-6 unit deals for the tax advantaged income and refi machine; I’m not a swap til you drop type of person just buy stuff in one area I know and like get the cost seg and take normal depreciation none of the fuck around stuff. Real estate is useful in that context. For retail investors I honestly don’t know what you’re getting right now owning a REIT other than a ton of volatility and a truly unclear path to what’s next.

snoyokosman

pretty much yah, dealflow has been at a standstill except for the creme de le creme where the (smart) big money can sit on it for years. There have been good MF basis plays out there past couple years (Minneapolis for one) if you are willing to take negative leverage for 5-10 years... REIT's in general have felt dead to me for a while, and I'm not sure im too long on their business model. But it is the only way retail can get exposure to RE. Biggest risk in MutliFam is rent growth though, going to be ugly next few years.. private credit is not just screwed in software. The CLO bomb is fucking huge, I've been sounding that alarm for years. Its all circular funded/bought. The buck has to stop somewhere and I wonder who is going to end up holding the toxic waste. Potentially the debtors themselves. Is Jonathan Grey self dealing all his debt? Very possibly, this stuff is very shady and will have to be regulated big time when the bottom falls out. Will start with tech once the ai bubble pops, and then everything else will as the wealth effect backstop finally collapses.

Recent_Button_1

Both points are exactly right and the rate environment question is one we can actually start answering now. We have VIX history going back to 1990 in the dataset so regime analysis by volatility environment is already on the build list. High VIX versus low VIX recovery times is a cut we can run. The rate environment split is more interesting and harder. We have the data range that covers multiple rate cycles, the zero rate era, the hiking cycle starting 2022, and the cuts after that. Splitting recovery times by prevailing Fed funds rate at the time of each ex-date event is doable once the fundamentals license is in place. Your structural versus weak business distinction is the most valuable framing though. A REIT that recovers slowly because of its size and liquidity is very different from one recovering slowly because the market is pricing in a distribution cut. That separation is exactly what the regression needs to produce to be actually useful for screening.

VuvuzelaSound

I can tell you know what you’re talking about so thank you for your input. But I would advise you reread some parts of what I said. The 18-25 P/FFO I explicitly said was not a likely immediate target, something fundamental has to shift but it’s also not impossible to see it reach those levels in the next couple years. $ARE capturing 35% market share because they own 22% of all the lab space and they rent at much higher occupancy levels than their counterparts. Ergo for every 100 leases signed in biotech lab space $ARE likely can capture more than 22% though if you want to put a lower multiplier than that it’s fine. It seems like your thesis isn’t actually against the core points I made but rather your last statement where you mention that you think fundamentally the lab space REIT sector is moving towards obsolescence, in which case we don’t have a lot more to discuss since I fundamentally disagree with that

stoweker

My brother in Christ, you said 18-25x P/FFO - that’s a 4-5.5% cap - literally nothing is trading in real estate that tight right now. Also sure $ARE is a specialized reit but it’s still fundamentally an office reit just with TI costs like 6x normal fit out. Does that create some stickiness, sure, but it also means your basis creep is out of fucking control if you need to relet. The lab vacancy outside of $ARE is what you should be benchmarking to, not just that $ARE has a lower vacancy rate - there is a fucking ton of unabsorbed space in their core markets that will continue to be a major drag until the VCs step up and turn on the spigot for funding drug development - that’s not on the horizon. So what’s left? Converting buildings back to Class A office and taking a huge L? Even the existing buildings you’re talking about selling - how are those things marked and who’s the bid for them? The only people buying office right now are taking down either super long term lease main+main new build towers or stuff that’s so cheap the land value is like, a negative. I don’t see how you can reasonably UW $ARE to better than a 15% vacancy rate, dropping your renewal assumptions to 50/50 and assuming that even in a renewal you’re coming out of pocket an astronomical amount of TI/SF to retain. I agree they own good buildings BUT the lab market is so saturated right now it’s going. To take years to recover to a normalized vacancy rate, cash drag on vacant buildings is insane, ROI isn’t super accretive on new leasing , and for the non-core office you mention they can unload for $2.9bn would be curious what that does for p/affo; my guess is that at a forward 6x it’s still dilutive to take away that cash flow give how beat cap rates are right now. If I’m going at a single REIT I’ll take MAA all day and just bank on reversion if sunbelt apartment market. My$0.02 from the institutional CRE PE side.

Jumpy_Nose863

Vici is the best REIT out there. They're an even better deal rt now. Load up my friend, you'll be glad you did.

VuvuzelaSound

Thanks for your comment I appreciate the insight, some points I want to make is that it's not a pure office REIT in the traditional sense, its a laboratory REIT. Less affected by remote roles and it's distinguished from Office REITS in material metrics. For example in SF when remote roles decimated office leases, lab space maintained more than a 25% occupancy premium compared to overall office REITs, but office has since started to recover in SF. Companies absolutely need lab space, including non biotech companies that want to research advanced tech including robots. I also never said anywhere in my post that the cap rate would return to 4 anytime soon, in fact I explicitly stated that growth narrative may be stalled but there are other ways forward for the company. My main thesis is just that it is way oversold even for a non growth narrative. If they can sell 10% of their non core assets this year at $2.9 billion that places their market cap valuation back to $15 billion in terms of a more substantiated NAV, basically 2x of the current stock value. It's also certainly not an impossibility that cap rate will go down again, as well as possibly interest rates. Its incredibly hard to accurately predict macro conditions. Final point to make is the oversupply is definitely a big drag on the sentiment and price at the moment. But the occupancy rate for $ARE is quite strong relative to the overall market, they have 5-15% more occupancy in most regions over competitors and are still at 87% despite this being one of the most bearish moments of all time for lab/office REITs. Oversupply is bad but its made so much worse by the fact that the demand has been at a very low point, my bet is that the demand will recover sooner than expected, likely in the next year for biotech. And that they will also be able to pivot some buildings in both SF and SD to Advanced Technology use cases, which would require far less capex to build out and also return more NOI much faster. Also the trend seems to be tenants drifting towards cluster model rather than any random developed lab space. You are not wrong about the oversupply, here are bostons numbers since you brought them up as an example and they are also one of the most oversupplied places at the moment: **- Boston's Occupancy Rate for $ARE:** 88% **- Boston's Occupancy Rate for Lab Spaces in General:** 74% \- **Boston's $ARE oversupply:** \~ 1.68 million sqft **- Boston's total oversupply:** \~ 14.30 million sqft But here's some more concrete numbers to help illustrate some of the main points I want to make that leasing activity is not so doom and gloom: **- The top 10 biotech companies in the US** (Amgen, Gilead, Regeneron, Vertex, Moderna, etc) are likely sitting on an estimated cash reserve base of $70 billion. AI has a very good chance of actually accelerating new drug discovery and research, and create more demand for lab space and also increase VC investment in the field. \- Expected $10-15 Billion into biotech from VCs in 2026. Number looks like it will likely grow in the coming years. \- Historically every $1 million raised in venture for research results in approximately 224 sqft of leasing demand for 7-10 years \- $ARE needs about 1.83 million sqft in new leases to get back to overall 92% occupancy rate. \- 1,830,000 sqft / 224 = 8,169 aka $8.17 billion. But assuming $ARE can only capture around 35% of new leasing demand due to the fact there are other competitors then we do 8.17 billion . 0.35 = \~$23.34 billion in funding. This amount is roughly equivalent to a normal funding year for biotech from VC not including the massive cash reserves that big pharma is sitting on. Currently in the still recovering biotech bear market the number is lower (\~$10-15 billion projected in 2026 + unknown big pharma investments if I had to give an estimate it would be around $10 billion). I would be total funding in 2026 is around the $23 billion mark, and with any luck it will be much greater this year and in the coming years.

Creative_Ad_8338

☝️💯 There's a massive glut of life sciences sqft... not only this but it's going to be obsolete as the industry is transitioning to robotic labs. Cloud labs are the future. This REIT can go lower.

VuvuzelaSound

Yeah it seems utterly insane, I have seen B class office REITs with lower occupancy have 9X P/FFO and I have found no comparable REIT currently trading at 6X levels. I have only ever seen 6X levels for REITs that are actually positioned for bankruptcy whereas it seems like $ARE is in a very unlucky situation with the headwinds but will likely recover, and they have billions of dollars to survive basically indefinitely to weather the storm. People are assuming that the downtrend in lab spaces is going to be catastrophic but they seem to be confusing an emotional and fear based response to the unlucky macro conditions that are affecting occupancy with an existential threat to the business model. If occupancy rates return even just 3% the narrative will shift entirely.

terraformingforsogen

I’ve been on an REIT kick lately anyways so fuck it I’m in

VuvuzelaSound

Also a disclaimer: I am a retard or as some people on stock fourms like to call REIT-tard. I also forgot to mention that the chairman and founder bought 25,000 shares @ $53.92  in March and also stock has open $300,000,000 buyback program they have not tapped into yet since the share price was around $55

VuvuzelaSound

Also a disclaimer: I am a retard or as some people on stock fourms like to call REIT-tard. I also forgot to mention that the chairman and founder bought 25,000 shares @ $53.92  in March and also stock has open $300,000,000 buyback program they have not tapped into yet since the share price was around $55

ShadowBard0962

The audacity of you assuming that I don’t understand what I’m buying, given you know nothing about me or my overall investment strategy(s)! These CC ETF’s are just 8 of my portfolios holdings of some 37 that includes BDC’c, CEF’s, MLP’s, REIT’s and dividend growth stock. I, like most here, have made my share of investment mistakes, but I am a well-seasoned investor at this point. And my investment strategy fits MY needs, not yours. Thank you for the comment.

No_Love_Gained

I think their REIT is an equally good play for MSO expisure as they hold a large chunk of mid teir MSOs thru Vireo, Verano and few others..

dvdmovie1

"Looking to add some passive income to your portfolio in 2025?" No. I don't agree with yield chasing (imho I think anything about particular companies should be thesis first, not what it yields) and I don't think people should be income-focused unless they're older. REITs are having a better year this year but O is an example of how hivemind-y people have become on Reddit - if one looks at REIT mentions over the last 5 years on here, probably 90% of it is O; people just copying off each other and buying after they see "monthly dividend" without even researching what they own.

LLuxifyLife

Or.... do the boring thing take 75% of that put it into REIT and Dividend Bonds, and make the Dividend Bonds DRIP, this and use maybe 3-5% in a high % compounding hourly interest 15-20% crypto account with no lock up time line and now your sitting on boring but working money and u can still take 25% or less and see if you are jusf a fluke win or if your able to control yourself and on take plays which stats and probs say will go in your favor. This strat isnt about the inevitable lose, dont listen to them. If that was true institutions would be losing they dont. So you can try balancing the boring but working money in a completely different accounts portfolio and making slow compounding money on the backend, and high probability plays with the 25% you keep in options.

ATPsynthase12

No way not with QQQ as volatile as it is. If OP is over 60, I’d say do 40% VTI, 60% bonds or the inverse of that and maybe sprinkle in some REIT for dividends.

Mathberis

Why would you hold bonds and REIT if you're bellow 70 ? It's just a drag on your portfolio.

ATPsynthase12

I ran some benchmarks and I think I’m gonna update my portfolio to this: VTI 50% VXUS 25% BND 10% VGT 15% When compared to the benchmark of Berkshire Hathaway over the last 3 years it has had a Sharpe of 1.12 compared to BRK’s .66 and a CAGR of 18.5% compared to BRK’s 14%. It also has a Sortino ratio of 2.03 compared to BRK’s 1.06 and a Calmar Ratio of 1.81 to BRK’s 1.4. So it seems to outperform BRK.A in nearly every metric from a risk to growth perspective. I noticed my REIT percentage was pulling down growth and I don’t need high dividend payout at this stage and I don’t like the tax drag so I’m dumping this as well as QQQ. I’m also dropping BND to 10% which exposes me to more risk from tech exposure but also lets me have more growth over the long term.

ATPsynthase12

Everywhere I saw it recommended it was treated as if it was a tech fund. I might sell QQQ and swap to VGT though after some research. Any thoughts on REIT? When I run benchmark testing, the portfolio appears to grow better without it

Forecydian

REIT ETF , small cap value , international

ATPsynthase12

So I am currently getting into investing and learning the basics but would appreciate some input on my current portfolio distribution. The goal is long-term sustained growth over 30 years or so with a “buy and hold” mentality. I like the Bogleheads mentality, but got a 3 day ban from their sub for even mentioning investing in QQQ. Currently my distribution is based on a standard 3 fund portfolio with tilts in tech and real estate because I think those markets will continue to improve over the next 30 years. My distribution is: 40% VTI 20% VTXUS 20% BND 10% VNQ (REIT) 10% QQQ Any input or changes you’d recommend? I’m aware the REITs aren’t the most efficient in a taxable brokerage, but with my income tax bracket, it would be negligible bump. I like them as an inflation hedge and the extra investable income via dividends. If I were to cut something, I’d sell my. Shares here and move it to VTXUS for more foreign market involvement. I am also aware that tech and QQQ is volatile in the market, however, I do not think we are going to see tech become less of an integral part of our society or economy especially with the rise of AI. It seems silly to not tilt your portfolio to tech a little given that we are closer to colonizing the moon than going back to analog clocks and dialup i

ATPsynthase12

So I am currently getting into investing and learning the basics but would appreciate some input on my current portfolio distribution. The goal is long-term sustained growth over 30 years or so with a “buy and hold” mentality. I like the Bogleheads mentality, but got a 3 day ban from their sub for even mentioning investing in QQQ. Currently my distribution is based on a standard 3 fund portfolio with tilts in tech and real estate because I think those markets will continue to improve over the next 30 years. My distribution is: 40% VTI 20% VTXUS 20% BND 10% VNQ (REIT) 10% QQQ Any input or changes you’d recommend? I’m aware the REITs aren’t the most efficient in a taxable brokerage, but with my income tax bracket, it would be negligible bump. I like them as an inflation hedge and the extra investable income via dividends. If I were to cut something, I’d sell my. Shares here and move it to VTXUS for more foreign market involvement. I am also aware that tech and QQQ is volatile in the market, however, I do not think we are going to see tech become less of an integral part of our society or economy especially with the rise of AI. It seems silly to not tilt your portfolio to tech a little given that we are closer to colonizing the moon than going back to analog clocks and dialup internet.

twenty_three_three

I'm not sure if this is satire, but if not, fuck you. A retiree sitting around doing nothing but scalp off people needing a roof over their heads. If karma hits, maybe you'll end up in some overpriced REIT owned apartment losing all your savings. Sorry, not sorry, that the risk you took didn't go your way. Brings up an interesting point about the intersection of housing and investment.

fallingdowndizzyvr

That would matter if that's what we have been talking about. It isn't. It's this. "Gold. **Real estate.** Farmland. International equities (but there's nuance there). " -- you "Still, a house is a house is a house." -- you "equities get hit much harder than real estate or REITs" -- you We are talking about real estate AKA a house. Not about a REIT. Which by the way is an equity. The thing you were saying that real estate(a house) was better than for preserving wealth during a downturn.

dr_eh

Well rent is what matters when you invest in an REIT

MomentSpecialist2020

Yes, hold REIT’s in a IRA or other tax advantaged account for best returns.

baseball_fanatic0887

I put 50k down payment on my 500k rental. The rent I take in covers mortgage/taxes/maintenance. It doesn't pay me any return other than principal payments to the mortgage. The property can very well go down in value, but as long as rent carries it, over time it should go up. Even if in 25 years the property is only worth what I paid, I have 50k in. 50K in the REIT, without further investments, would be worth around 300K in 25 years.

Ok_Distribution6386

You’re absolutely right — rental returns are often overstated, and the time and effort involved are seriously underestimated. That part is spot on. But on the REIT side, it’s not entirely “stress-free” either. When interest rates rise, REITs can come under significant pressure, since they compete with bonds and their financing costs increase. Liquidity is a clear advantage, but it also means prices are constantly repriced by the market — you can sell tomorrow, sure, but not necessarily at a favorable level. Not all REITs are equal either; risk varies a lot depending on the segment (office, retail, logistics), and management decisions directly impact performance. Add leverage and dividend sustainability into the mix, and “passive” starts to look more like a transfer of control rather than a reduction of risk. In short, the effort goes down, but the risk doesn’t disappear — it just takes a different form.

Careful-One5190

People tend to grossly overestimate the return on rental properties, and grossly underestimate how much time and effort there is in being a landlord and property owner. The yield on my REIT income is about 7%. Hassle-free, completely passive, reliable income, and on top of that they're very liquid assets and could be sold tomorrow, easily. That's the way to make money in real estate.

Sudden_Debt_Overbuy_

It's a race between fat dividend yields and secondary dilutions slamming the stock price. Search "decaying REIT" to learn more!

Orange-Bubblie

I don't think investing in real estate is a good thing. Maybe rental markets, REIT...

D_Pablo67

Here are three Dividend Aristocrats with high yields: Realty Income (O), REIT paying monthly dividend. Federal Realty Investment Trust (FRT), REIT paying a quarterly dividend. Enterprise Products (EPD), a pipeline MLP that pays quarterly dividends.

Chitown_mountain_boy

lol. The US invented REITs. The REIT Act was signed into law in 1960.

16semesters

Real estate historically underperforms the broad market, an unless you're talking REIT, are incredibly active investments. Don't listen to tik tok bros. Real estate is very tough most of the time, some of them just got lucky from rapid appreciation of 2020-2023

daedalus_dance

I keep looking at this to add a REIT but it looks kinda ... I don't know enough about it lol

Icy_Acanthisitta7741

I would put it in safer sector like REIT, while you do get a little bit back and more or less safe from the bubble.

justmarty

Real estate rises and dips as well. For example, the appraised value of our house is down over 10% from its high a couple of years ago. With this REIT in particular down 7.5%, I view this as a buying opportunity. Again, that’s what works for me.

Right_Traffic_4821

Time for those sweet REIT divies

Pin-Last

Oh a friend just kinda begged me for good REIT recos. I trade the technicals sometimes or nibble when they go down as a group but it’s educated guesswork. Feel free to opine here or DM

Icy_Acanthisitta7741

and stock still going under. If you look for dividends through revenue, REIT is way better than those.

baggypineapple

Double digit dividend distributed from REIT? Share some tickers please

Dependent-Panic-9457

I have 16% of my income portfolio in REITS: LMP, PHP, AEW and two non-UK REITS. The yield for these is about 6.5-8%. They are (inevitably) extremely vulnerable to interest rate changes. Anything much above 7% is likely to be highly suspect and the higher the yield the more vulnerable the REIT is likely to be eg when interest rates go up or stay up. In addition note that in the UK you pay extra tax on REIT income: instead of 39.35% I pay something like 44% in my GIA.

bitflag

I've had REIT with close to that yield and eventually the market realized it was undervalued and the share price went up. It's often a trap, but sometimes it's just the market that is wrong. Dividend stocks have been out of fashion for a long time with everybody wanting growth stock only.

bitflag

Some REIT/trusts are really shunned by the market. In the UK look at The Renewable Investment Group (TRIG) for ex which has a fairly stable business and double digit yield.

icydragon_12

I'm a financial analyst. When a dividend yield hits 13%, it's a market distress signal, it usually means that the market is pricing that it will be cut very soon. That means, you can play chicken, and hold it for one month, maybe two months, in the hopes that it doesn't get cut while you hold it. Exhilarating. But without even looking at the REIT in question, I'm sure if you dug into the financials, they're essentially funding the yield on the balance sheet right now. Which means that it will just comes straight out of equity (i.e. the stock price). Take a look at the adjusted funds from operation payout ratio, I bet its 90% or higher.

mr_birkenblatt

The dividend yield percentage is that high because the price is low for REIT stocks right now. If the price picks up again the absolute dividend stays the same while the percentage goes down.

spriteshubham

Some companies hold real estate but aren’t structured as REITs. So they: Don’t pay out like REITs But still carry asset value Do you think the market undervalues these compared to traditional REIT structures?

nicolas_06

if the market is 5-8% and you get 13% something is fishy. potentially that REIT will increase in value until yield is 5-8% or the yield will drop or there heavy expense to renovate the property or something.

nicolas_06

the 13% dividend is not guaranteed but it is good diversification if it’s not just one REIT but a fund of diversified REIT and it’s only a part of your portfolio. 14% of your net worth is fine to me.

One-Ad3302

Barney Madoff. REIT

Aggressive-Donkey-10

Risky, 14% of your net worth is quite a lot into just One REIT, perhaps breakup into 7 distinct asset classes like , lumber/multifamily/retail/datacenters/office/self-storage/cell-tower etc, there are like 11-13 REIT distinct groups

Amazing-Jury-6886

What does the REIT specialise in? I like the look of the REITs investing in European super markets. Seems like a great strategy. Others investing in commercial property may be heading for a drop in value.

vagabond_bull

Fuck no. I haven’t been involved society in this space in a professional capacity, but REIT’s can be volatile. I would be very skeptical of that dividend yield being maintained throughout your investment horizon without the unit price falling significantly.

EmbarrassedPart1256

Not really a penny stock but a chance to get in on solid growth momentum… Lucid initiated coverage on $RITM with a Buy rating/$12.50 PT. $RITM was just added to popular indexes & institutions are loading up; Blackrock disclosed 12.4% ownership. They’re planning to change from a REIT to a corporation (growth stock). Book value is ~$14. Just under $10/share, it’s paying a ~10% dividend. Their series E & C preferred shares pay solid dividends too without the market swings. Between common & preferred shares, I’ll have passive income & can start trading more responsibly. Just the perspective of someone who does this for a living. Remember to protect your capital! NFA 🤙

EmbarrassedPart1256

I’m telling you, it’s not really a penny but $RITM was just added to popular indexes & institutions are loading up. They’re in the process of changing from a REIT to a corporation which means growth stock. Book value is around $14. Right now it’s paying a dividend too. I also picked up their preferred shares (paying dividends) & will have passive income to play penny stocks if I so desire. NFA 🤙

Iwillachieveit

Is their a REIT for this for those of us who dont have 30000 USD to buy land?

oldirishfart

Recommendations for REIT ETFs?

dvdmovie1

"talking about REIT, they are very stable compared to others" Not sure where you're getting this, REITs can be volatile as anything else. I mean, looking at PLD for example - one of the largest/best REITs - I'm seeing seven 20%+ drawdowns over the last 5 years. REITs have also broadly underperformed for a while. I don't have the numbers but feels like there's less public REITs than there used to be - Blackstone has bought a bunch and it doesn't feel like that many of them go public anymore. I have nothing against the idea of owning REITs but haven't/haven't found one that's very compelling in years.

Beautiful-Parsley-24

REITs are a valid sector, yet have underperformed over the past decade. But "past performance doesn't guarantee future results". In Roth accounts, REITs have a theoretical advantage - no income tax at the corporate level (REIT) then (in a Roth) no tax at the personal level. Still, they have underperformed over the past decade.

OhtaniStanMan

You already can but with extra steps.  Buy an already established REIT. Invest in said REIT with your 401k. Manage the REIT as you see fit

downrightmike

but the waelthy REIT!!!!

_freckles__

You know you are correct when WSB is bashing on you. While it is a store that sells to people in times of economic slowdown, it is still a retailer brick shop, not even online presence, so year, long term its cooked and will revert to 20 PE. Its value mainly remains in its shop assets , basically a Retail REIT if you know what i mean. Ping me if it goes tits up and you lose your bet tho, wanna see if you are right or WSB is right

bomboque

VTI is not a bad choice but you'd have done better putting your cash into a money market fund that pays 4% interest while you dollar cost average in by buying smaller fixed dollar quantities every day or week over a one year, or longer, period. This gets you a better average price over time, particularly if the market heads down like it has the past month or so. Otherwise, diversify more. Put some money into fixed income funds, like bond funds, while 10 year Treasury rates are over 4%. Jerome Powell won't be fed chair for long and the idiots running this country might cut rates after he leaves despite looming inflation. The resulting recession will likely hurt US equities far more for far longer so diversify into foreign markets as well. Then find strong companies positioned to rebound when the US gets its act together and starts revamping the grid and building up infrastructure and generating more demand for electrical equipment. I like SCCO, AMSC, and ASML. With mortgage rates going up a REIT like AGNC pays a nice dividend while you wait for the misguided rate cut that will let them borrow cheap money then buy up all the 6.4% plus mortgages and pay out the difference on dividends. Whatever you do don't panic sell and resist the temptation to try and time the bottom of the market and then jump in all at once. Investing, unlike gambling, is a marathon not a sprint, so invest for the long haul and read a few good books like "A Random Walk Down Wall Street" or "Your Money or Your Life". Finally, never rely on advice or suggestions from random internet idiots without doing a bit of research on whatever BS scheme they are pitching. If we were any good at investing we'd be enjoying our wealth not wasting time tracking the markets every twitch. Good luck with the investing!

Axe_Raider

is there a REIT that invests in Kharg island? i think it's a smart move.

L0ial

Glad my REIT portfolio is finally getting some love

Pin-Last

Ur too young for a falling REIT, kill O. Intel is bolstered by Trump, I think it’s a dog still. Ford, trade around a core position or dump it, it’s insanely range-bound. I love Disney, not expensive, but may be hampered by the yolk of the human Cheeto. Use the sales to wade into Amazon & Meta, if ur under 50, hypergrowth is OK, plus the war put em on sale. Actually a perfect time to reallocate. QQQM is ok for all of it till ur 55 if you want. Just add as much as possible as fast as possible always. DON’T SELL Microsoft this year, it’s the new Google, AI will grow it before it replaces it.

No-Help-4875

The Merrill push into alts has been fascinating to watch from the outside. They rolled out that whole "Personal Wealth Analysis" framework last year specifically to justify these allocations.. basically a fancy way to show clients why they need 10-20% in alternatives when most people can barely explain what a REIT does. Your broker probably wasn't lying about the diversification benefits. The academic research is pretty solid on that front. But the implementation is where it gets messy. These interval funds and non-traded REITs have redemption gates that kick in right when you need liquidity most. 2008 taught us that correlations go to 1 in a crisis anyway. The white paper thing kills me though. We spend so much time at Scatterplot making sure advisors have the right materials ready to go for client conversations. If he couldn't even send you basic educational content, that's just lazy. Fee-only is the way to go but even then you gotta watch out. Some RIAs are pushing alts hard too because they can charge higher fees on those assets. The real tell is if they start the conversation with education or with allocation percentages. Good advisors teach first, sell second.

astorfalco

hai consigli relativi a REIT focalizzati su alloggi a basso/medio costo?

WinstonSalemSmith

I hold the VNQ fund of REITS and VTR Sr housing REIT. I don't trade them except will sell 20 pct of my VTR when it hits 100.

SpellingIsAhful

I think REITs would potentially be a good medium term play. The problem is, if youre expecting a recession then you have to make sure the REIT is focused on low/medium housing.

steadfastadvance

It sounds like a ponzi scheme. Private equity by definition is highly illiquid. It may be a REIT or private credit fund, but even then, it sounds scammy.

Remote3535

I’m of the same opinion. I’ve been in Fundrise since Day 1 with the first REIT …. so it’s all house money now anyways. Let it Ride. But I do hope it holds well over the next 6 months.

skilliard7

>There is real income potential, but it requires specific market conditions. Not something you can really set and forget. You don't have any certain way of knowing at any point of time if the market will trade sideways, up, or down. Any existing knowledge of expected volatility is priced into options. XYLD returned 8.18% the past year(including dividends), VOO 16.92%... >Agreed on REITs tho it is important to recognize they aren't going to give you qualified dividends, so you pay a larger tax bill on them. It's not as bad as it used to be, there is the QBI deduction which makes them taxed 20% less(unless you are very high income), and some of the distributions are classified as return of capital and therefore untaxed. There is also the added benefit that they generally do not pay corporate taxes. >Bonds aren't necessarily bad either. Something like SGOV gives you monthly ROI, and is tax free. Muni bond funds for your state are likely the same, but probably have a lower ROI. If you are investing for a longer horizon it may make sense to buy longer term like VGIT or even VGLT to lock in higher yields over the long term. >But you get all the benefits of a REIT plus since you actually own property you get capital gains, get depreciation, and the ability to do a 1031 exchange. There are higher barriers to entry (qualified/sophisticated investor). cap gains/depreciations are passed onto investors of REITs by nature of the classification of dividends. Dividends can be classified as cap gains or return of capital due to depreciation. The other benefit of REITs it that right now many of them are trading significantly below the underlying value of their holdings. Just look at AMH/INVH, if you take the market value of their homes minus their debts, they're trading at like a 30-40% discount.

dogs_gt_cats

Covered call ETFs aren't a "bad" investment per se, but they really only function well in a sideways market. You really should understand how they work, ideally by placing a fee CCs yourself that have ended positively and negatively to really grasp their limitations. Basically upside is always limited, downside is not. You want the market to go sideways so your capital is preserved and you just collect premium. There is real income, but it requires specific market conditions. Not something you can really set and forget. Agreed on REITs tho it is important to recognize they aren't going to give you qualified dividends, so you pay a larger tax bill on them. For income focused index funds there's also stuff like SCHD and SCHY which follow the dividend aristocrats US/Ex-US. An alternative for reits that is worth exploring is real estate syndications, but they lock up your money for potentially a long time before you start getting returns. But you get all the benefits of a REIT plus since you actually own property you get capital gains, get depreciation, and the ability to do a 1031 exchange. There are higher barriers to entry (qualified/sophisticated investor). Bonds aren't necessarily bad either. Something like SGOV gives you monthly ROI, and is tax free. Mini bond funds for your state are likely the same, but probably have a lower ROI.

JR-FlowCapGroup

Personally, I'd go a different route and pick individual stocks. My reasoning is I can achieve higher returns than if I'd pick an ETF or a REIT which will give mid to high single digits returns. Those are good but I'd like to beat the market and not be average.  If you want to be conservative and low risk profile investing in an s&p500 index will do it for most investors. Warren Buffet and Jack Boggle are advocating this for decades. I'd follow their advice if that is what you're essentially looking for. Good luck.

SoSeaOhPath

I’m up 5.28% YTD. Good percentage of my portfolio was leveraged into a REIT that is up nearly 15% YTD. The rest of my portfolio is tech and all down. Also supplement with selling options.

Uncannyguy1000

I thought the same thing; it's very tempting to sell, but my long-term strategy is to have high dividend stocks be the anchors of my portfolio with growth stocks and commodities that can be rotated more often. Ideally, I'd like to rotate my bank holdings to high dividend stocks from banged up sectors; perhaps REIT? I've also been looking at MSFT and INTU for growth stocks.

jtstowell

With all the red in my port, tomorrow I'm angling toward some frozen assets. Good luck everyone. Americold Realty Trust (COLD) — Due Diligence Date: March 12, 2026 | Price: $11.28 | 52-Week Range: $10.38 – $21.88 Company Overview Americold is the world's largest publicly traded REIT focused on temperature-controlled warehouses. They operate cold storage facilities for food producers, processors, distributors, and retailers — essentially the infrastructure backbone of the cold food supply chain. Market cap \~$3.2B, listed on NYSE. The Setup COLD is trading 48% below its 52-week high and near its 52-week low of $10.38. The stock has been in freefall for the past year, driven by a combination of operational headwinds and broader REIT sector weakness. Analyst consensus targets sit at $14.38–$14.85, implying 28–32% upside from current levels. Why It's Cheap Occupancy pressure: Economic occupancy fell to 76.1% in 2025, with throughput pallets declining 4.3%. Customers are signaling flat net sales with volumes down low-to-mid single digits for most of 2026. Pricing headwinds: Revenue per pallet is expected to decline 100–200 basis points in 2026 due to competitive dynamics and a supply glut in U.S. forward distribution nodes. Guidance step-down: 2026 AFFO guided at $1.20–$1.30/share, down from $1.43 in 2025. Management is explicitly guiding for economic occupancy flat to down as much as 300 basis points. Leverage: Net debt to core EBITDA sits at 6.8x — elevated for a REIT. Management is targeting below 6x, which likely means asset sales or joint ventures. Consumer weakness: Changes in consumer buying patterns, competitive new capacity, and lower food production volumes are all weighing on utilization. The Bull Case 1. Physical Moat Temperature-controlled warehouses are capital-intensive, slow to build, and highly specialized. You can't spin up a competitor overnight. There are only 2–3 players globally at Americold's scale. This isn't a commodity business — it's critical infrastructure with real barriers to entry. 2. Structural Shift to Fixed Contracts Approximately 60% of rent and storage revenues now come from fixed commitment contracts, up from under 40% previously. This is a meaningful de-risking of the revenue base — more predictable, less cyclical, higher retention. 3. Cost Restructuring Largely Complete $30M in annualized cost savings actions have been completed. An additional \~$50M in Project Orion transformation-related cash spend is expected to roll off in 2026. The company exited or idled 10 sites in 2025 (removing 22M+ cubic feet), with 9 more candidates for 2026 and 2 already closed in Q1. 4. Services Margin Improvement Services margin hit nearly 14% in Q4 2025, with full-year margin at 12.7% — up approximately 1,000 basis points over two years. This is a real operational improvement story, not just financial engineering. 5. Management Confidence Despite posting an $88M net loss and guiding for a down year, management raised the dividend 5%. That signals confidence in underlying cash flow sustainability. 6. Institutional Buying at These Levels Rush Island Management initiated a new $37.7M position (2,928,659 shares) in Q4 2025, per SEC filing dated February 17, 2026. Someone with real capital is making a concentrated bet at roughly these prices. 7. Supply Chain Tailwinds In an environment of geopolitical disruption and supply chain stress, cold storage infrastructure becomes more critical, not less. Food logistics is non-discretionary — people need to eat, and perishable supply chains don't have workarounds. 8. International Diversification International assets in Europe and Asia Pacific are performing "well and in line with expectations." The supply glut is primarily a U.S. problem — the global business provides a floor. The Bear Case • 2026 is a transition year. Guidance is for declining revenue per pallet and potentially declining occupancy. The stock could grind lower before it turns. \[3/12/26 7:15 PM\] RobbyRo\_bot: • Leverage needs to come down. 6.8x is uncomfortable. Deleveraging via asset sales could dilute upside if executed at unfavorable terms. • Competitive capacity overhang. New cold storage supply was built during the post-COVID logistics boom. That excess needs to be absorbed. • Consumer spending risk. If the macro deteriorates further, food volumes could decline more than guided. • AFFO guidance doesn't include asset sales. The deleveraging strategy depends on transactions that aren't yet in the forecast — execution risk is real. Valuation • Current Price: $11.28 • Dividend Yield: \~5.5% (quarterly, recently raised 5%) • 2025 AFFO: $1.43/share • 2026 AFFO Guidance: $1.20–$1.30/share • Price/2026 AFFO: 8.7x–9.4x • Analyst Target (consensus): $14.38–$14.85 • Implied Upside to Consensus: 28–32% • Net Debt/EBITDA: 6.8x (targeting <6x) At \~9x forward AFFO for a company with a physical moat, improving margins, and a floor under it from real assets, this looks cheap even accounting for the headwinds. Q4 2025 Earnings Highlights (reported Feb 19, 2026) • AFFO: $0.38/share for Q4, $1.43 full year — "slightly ahead of expectations" • Economic occupancy up 280bps sequentially in Q4 • Services revenue per pallet +2.4%, storage revenue per pallet +0.3% • Year-over-year growth in NOI and EBITDA in Q4 • Physical occupancy considered "stabilized" • Closed $250M term loan, addressed $200M Series A maturity • 4 development projects on time and on budget (Fort St. John, DFW, Christchurch, Sydney) • 2026 same-store NOI guided at $735M–$785M; total company NOI at $780M–$845M Options Strategy Consideration COLD has an active options chain. For investors looking to enter: • Selling cash-secured puts at or near the money offers a way to get paid while waiting for assignment at a lower effective cost basis • Covered calls after acquiring shares can generate additional monthly income on top of the 5.5% dividend yield • The wheel strategy (sell puts → get assigned → sell calls → get called away → repeat) is well-suited for a stock trading near its low with elevated implied volatility • Check bid/ask spreads at market open — smaller REITs can have wider spreads that eat into premium Summary COLD is a beaten-down infrastructure REIT with real physical assets, a defensible moat, and improving operational execution — trading near its 52-week low at a single-digit multiple to forward AFFO. The bear case is about near-term cyclical headwinds. The bull case is that these are temporary, the cost restructuring is real, the contract shift provides stability, and the stock is priced for a worst-case that may not materialize. Smart money is buying at these levels. Risk level: Moderate. The assets are real and don't go to zero. Downside from here is "it stays cheap and you collect 5.5%." Upside is 30–50%+ on a recovery toward analyst targets or historical multiples. ─── Research compiled March 12, 2026. This is not financial advice.

Pleasant_Arugula7571

The 2022 nontraded REIT gating playbook is running almost exactly here. In November 2022 Blackstone's BREIT hit its 2% monthly redemption gate with $4.5B in requests. Retail tried to exit first, institutional waited, gates got extended, and NAV marks got quietly revised downward. The tell is when the gate percentage gets cut a second time. First gate is usually a warning. Second gate is when the mark-to-model vs mark-to-market gap in the loan book starts catching up.

Top-Albatross-5295

AVUV/AVDV is expensive compared to the passive small cap funds. IJR for US small cap has an expense ratio of only 0.06% vs 0.25% and SCHC for international is only 0.08% vs 0.36%. You're also pretty correlated, might want to, definitely don't need to, add an uncorrelated asset like a corporate bond ETF or REIT. Other than that you're pretty safe.

SnooMacaroons4024

I’d like to start expanding my portfolio and add some non tech related stuff. Explain to me REIT? I don’t have much knowledge in that other than what I just read but curious to hear it from another source.

tokyobob

So whoever can tell me how to short the s*** out of this sucker wins a prize: "The Dubai Residential REIT (listed on DFM in 2025) is the primary, large-scale, Shariah-compliant, residential-focused REIT in the GCC, offering exposure to over 35,000 residential units in Dubai with an expected yield of 7.7%. It is a major, high-quality, income-generating vehicle backed by Dubai Holding."