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How to Value a Real Estate Investment Trust (REIT)

Byline profile imageEdited by Arturo Conde, CEPF®
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Byline profile imageEdited by Marie White, CEPF®
Byline profile imageReviewed by Brandon Renfro, CFP®, RICP, EA
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Valuing a real estate investment trust (REIT) requires a clear understanding of advanced financial metrics. Unlike other investment types with metrics like earnings per share (EPS) and price-to-earnings (P/E) ratios, REIT valuation techniques often include using tools like net asset value (NAV), funds from operations (FFO) and adjusted funds from operations (AFFO). These metrics help investors assess a REIT’s cash flow and operational efficiency, as well as the true market value of its assets. Investors may also analyze factors like dividend yield and capitalization rates to gauge potential returns and risks. When investors use the right REIT valuation techniques, they can make better informed decisions for their portfolios by choosing the right investments to set them up for future wealth.

If you want to build out a real estate portfolio, a financial advisor can help you analyze investments and manage risks.

REIT Analysis vs. Stock Analysis

REIT analysis differs from stock analysis in several ways, primarily due to the nature of the assets involved. 

While traditional stock analysis focuses on earnings per share (EPS) and price-to-earnings (P/E) ratios, REITs rely more heavily on cash flow metrics like funds from operations (FFO) and adjusted funds from operations (AFFO). This is because REITs are required by law to distribute at least 90% of their taxable income as dividends, making cash flow a more reliable measure of performance than net income.

Another major difference is how analysts assess value. For stocks, future earnings projections often gauge intrinsic value. With REITs, investors use metrics like net asset value (NAV) and cap rates to estimate the value of the underlying real estate properties. 

Investors also focus more on dividend yield when evaluating REITs, as consistent income streams are a major attraction for REIT investments compared to traditional stocks.

Ways to Value REITs

When you value a REIT, you will need to assess factors like its income, assets and market performance. 

Net Asset Value (NAV)

This strategy gives investors a sense of the REIT’s intrinsic value by focusing on the real estate holdings themselves rather than market price fluctuations. Investors often compare the REIT’s stock price to its NAV to identify undervaluation or overvaluation.

NAV is particularly useful in helping investors identify opportunities when a REIT trades at a discount to its real estate holdings. However, this method assumes the real estate is accurately valued. This can sometimes be challenging, as property values fluctuate based on market conditions, interest rates and geographic factors.

Funds From Operations (FFO)

FFO helps investors understand an REIT’s cash-generating potential by adjusting net income for real estate-related depreciation and gains or losses on property sales. Since depreciation does not reflect an actual cash expense, FFO provides a clearer picture of the REIT’s operating performance.

Investors typically compare the REIT’s price-to-FFO ratio with industry peers or market averages to assess whether the REIT is fairly valued. A lower price-to-FFO ratio may indicate that the REIT is undervalued, while a higher ratio suggests it may be overvalued relative to its cash-generating capacity.

Adjusted Funds From Operations (AFFO)

While FFO is widely used, some investors prefer to go a step further by using AFFO. AFFO accounts for capital expenditures and routine maintenance costs that a REIT must incur to keep its properties in good condition. This provides a more accurate picture of the REIT’s true cash flow and the sustainability of its dividends.

Many investors view AFFO as a more conservative and realistic measure than FFO, especially for long-term investments focused on dividend sustainability. REITs with a high AFFO typically have strong cash flow, making them more attractive to income-focused investors.

Discounted Cash Flow (DCF) Analysis

Discounted cash flow (DCF) analysis provides investors with a more detailed valuation. DCF projects a REIT’s future cash flows and discounts them back to their present value, based on an assumed discount rate. 

This technique is useful for investors who want to account for the time value of money and are focused on the REIT’s long-term cash flow potential. DCF analysis is complex and involves making assumptions about future cash flows, growth rates and discount rates. Investors who are comfortable with these variables often use DCF as part of a broader valuation strategy to complement other methods, such as NAV and FFO.

Dividend Yield

Dividend yield is a helpful metric for evaluating REITs, since REITs are required to distribute at least 90% of their taxable income in dividends. The yield is calculated by dividing the annual dividend by the REIT’s current stock price. A high dividend yield may attract investors, but it is important to assess whether the yield is sustainable based on the REIT’s cash flow and payout ratios.

While high yields are enticing, experienced investors often look for stable or growing dividend payouts, as these reflect the underlying financial health of the REIT. A consistently high dividend yield that seems unsustainable may be a red flag, as it sometimes indicates the REIT is struggling to maintain its payout levels.

Capitalization Rate

A REIT’s cap rate represents the expected return on a real estate investment, calculated by dividing the property’s net operating income by its market value. For REITs, the cap rate offers insight into how efficiently a REIT’s properties are generating income relative to their value.

A higher cap rate generally indicates a higher return on investment, while a lower cap rate suggests a more expensive property relative to the income it produces. When evaluating a REIT, investors often compare the REIT’s cap rate to the cap rates of similar properties in the same geographic region or sector.

Types of REITs and How Valuation Varies

An investor reviewing her real estate portfolio.

Not all REITs operate the same way, and valuation methods can differ depending on the type of REIT and the sector it focuses on. 

1. Equity REITs

Equity REITs own and operate income-generating real estate, such as office buildings, apartments, shopping centers and warehouses. They generate revenue primarily through rent. As such, valuation metrics like funds from operations (FFO), adjusted funds from operations (AFFO) and net asset value (NAV) are highly relevant. These measures help assess operational income, dividend sustainability and how the REIT is priced relative to its underlying real estate holdings.

2. Mortgage REITs (mREITs)

Mortgage REITs do not own physical property. Instead, they invest in mortgages and mortgage-backed securities, earning income through interest rate spreads. 

Traditional valuation metrics for equity REITs are not as useful here. Instead, investors often look at net interest income, book value per share and the REIT’s sensitivity to interest rate changes. mREITs tend to be more volatile and interest-rate sensitive than their equity counterparts.

3. Hybrid REITs

These combine elements of both equity and mortgage REITs by owning physical property while also investing in mortgage assets. Valuation approaches must blend methods used for both types, depending on the REIT’s business model and revenue mix.

Sector-Specific Considerations

Within equity REITs, valuation can also vary by sector

  • Retail REITs are heavily affected by consumer behavior and tenant turnover.
  • Industrial REITs benefit from e-commerce trends and often have higher occupancy rates.
  • Healthcare REITs must be evaluated based on tenant creditworthiness (e.g., hospitals, senior housing operators) and reimbursement risk.
  • Residential REITs can be highly sensitive to regional economic trends and housing demand.

Understanding the distinctions between REIT structures is critical when deciding which metrics to use and what they reveal about performance.

Bottom Line

An investor determining the value of a REIT.

There are several REIT valuation techniques that give investors insights into its performance and underlying assets. Metrics like net asset value (NAV), funds from operations (FFO), adjusted funds from operations (AFFO), discounted cash flow (DCF) analysis, dividend yield and capitalization rates provide a deeper understanding of long-term value and potential returns. Together, these tools offer a well-rounded view of how a REIT generates income and maintains its assets, guiding investment decisions. 

Consider working with a financial advisor to determine potential REIT valuation techniques for your investment plan based on your long-term goals.

Real Estate Investment Tips

  • Valuing REITs and other real estate investments can be complex. A financial advisor can help you evaluate investment opportunities, maximize returns and create a strategy for your financial goals. Finding a financial advisor doesn’t have to be hard. SmartAsset’s free tool matches you with up to three vetted financial advisors who serve your area, and you can have a free introductory call with your advisor matches to decide which one you feel is right for you. If you’re ready to find an advisor who can help you achieve your financial goals, get started now.
  • If you want to know how much your portfolio could grow over time, SmartAsset’s free investment calculator can help you get an estimate.

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