EPRT REIT — Essential Properties Realty Trust

Essential Properties Realty Trust (EPRT)

Updated October 2, 2026.

EPRT is a REIT. its distribution rate is 4.94%, its trailing-12-month yield is 4.86%. Dividend Vision Distribution Safety Score™ is 90/100 (Safe). Total return is 176.2% over the past 8.3 years, 41.0 points behind SPY at 217.2%.

At the current 4.94% distribution rate, a $10,000 investment would generate approximately $494 per year, or about $123.50 per quarter if the next payment matches the last regular one.

Essential Properties Realty Trust is an internally managed real estate investment trust that acquires, owns, and manages single-tenant net lease properties leased to service-oriented and experience-based businesses across the United States; its portfolio of over 2,200 properties spans diverse concepts with a weighted average lease term of approximately 14 years. The trust distributes quarterly with a current distribution rate in the mid-single digits and has no expense ratio as a REIT. It appeals to income investors seeking regular distributions from commercial real estate exposure with long-term lease structures.

EPRT performance versus SPY

Price and return data through 2026-10-02.

Total return is 176.2% over the past 8.3 years, 41.0 points behind SPY at 217.2%. Over the past year its total return — price change plus distributions reinvested — is -9.9%. Its deepest 1-year drawdown was 23.5%.

EPRT key facts

Distribution Safety Score™

90 · Safe

Safety-Adjusted Yield

4.45%

Issuer

Essential Properties Realty Trust

Asset type

REIT

Asset class

Real Estate

Inception date

06/22/2018

Distribution rate

4.94%

Distribution frequency

Quarterly

Trailing yield

4.86%

5-year average yield

4.13

Last close

$25.90 (as of 2026-10-02)

Market cap

$5,601,470,804

Average volume

2399100.0

Next dividend

$0.32

Last ex-dividend date

09/30/2026

Next payment date

10/14/2026

Beta

0.872

Payout ratio

83.7%

P/E ratio

20.08

Forward P/E

22.779

EPS

$1.29

How Dividend Vision calculates yield and returns

Distribution rate (4.94%) is the latest regular payout annualized by the fund's stated frequency, divided by the last close. Issuers often publish this as “Distribution Rate” on the fact sheet. Trailing-12-month yield (4.86%) is the sum of distributions paid in the last 12 months, split-adjusted, divided by the last close. It lags a recent raise or cut. Total return uses split-adjusted close with distributions reinvested on the ex-dividend date (a modeling convention, not the cash-settlement date) from the first stored bar on or after inception through the latest bar, compared with the same window on the benchmark. That is the security's total return, not your personal gain/loss.

Yield and safety methodology · Distribution rate methodology · Distribution Safety Score methodology

Sources and review

Primary sources: Essential Properties Realty Trust or company page; prices and distributions from Dividend Vision, derived from vendor EOD data.

Reviewed by Bert Sweet, CEO and Co-owner of Dividend Vision. Methodology: Distribution Safety Score.

EPRT risks and drawbacks

Payments are quarterly, so cash flow is lumpy versus a monthly fund. Total return has trailed SPY over the available window. The deepest 1-year drawdown on record here is 23.5%.

Who may consider EPRT — and who may not

EPRT may suit someone looking for a high Distribution Safety Score, moderate current income with a quality tilt. It is a weaker fit for investors who need monthly cash flow (EPRT pays quarterly); investors hunting double-digit covered-call yields; investors whose main goal is matching SPY total return. This is educational context, not a recommendation to buy or sell.

Compare EPRT

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Frequently asked questions

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