EPRT REIT — Essential Properties Realty Trust

Essential Properties Realty Trust (EPRT)

EPRT is a low-cost REIT. As of August 19, 2026, its distribution rate is 3.98%, its trailing-12-month yield is 4.03%. Dividend Vision Distribution Safety Score™ is 100/100 (Safe). Fund total return is 224.4% over the past 8.2 years, 8.9 points ahead of SPY at 215.5%.

At the current 3.98% distribution rate, a $10,000 investment would generate approximately $398 per year, or $33.17 per month on an equivalent basis. Actual quarterly payments vary.

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

Data as of August 19, 2026.

Fund total return is 224.4% over the past 8.2 years, 8.9 points ahead of SPY at 215.5%. Its deepest 1-year drawdown was 14.3%.

EPRT key facts

Data as of August 19, 2026.

Distribution Safety Score™

100 · Safe

Safety-Adjusted Yield

3.98%

Issuer

Essential Properties Realty Trust

Asset type

REIT

Asset class

Real Estate

Inception date

06/22/2018

Distribution rate

3.98%

Distribution frequency

Quarterly

Trailing yield

4.03%

5-year average yield

4.09

Last close

$30.80

Market cap

$6,751,735,296

Average volume

1243785.0

Last dividend

$0.3200

Ex-dividend date

06/30/2026

Payment date

07/14/2026

Beta

0.88

Payout ratio

0.8235

P/E ratio

24.1395

Forward P/E

24.6305

EPS

$1.29

How Dividend Vision calculates yield and returns

Distribution rate (3.98%) 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 (4.03%) 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. We show a 30-day SEC yield when the fund publishes one. Schwab and other issuers may report a TTM distribution yield or SEC yield on a different date — all can be valid; they are not interchangeable. Fund total return uses split-adjusted close with distributions reinvested from the first stored bar on or after inception through the latest bar, compared with the same window on the benchmark. That is what the fund did, not your personal gain/loss. Figures below use Dividend Vision data as of August 19, 2026.

Distribution rate methodology · Distribution Safety Score methodology · SEC yield

Sources and review

Data as of August 19, 2026.

Primary sources: Essential Properties Realty Trust fund 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

EPRT's current distribution rate is moderate, not a high-yield payout — the strategy is dividend quality more than maximum income. Payments are quarterly, so cash flow is lumpy versus a monthly fund. The deepest 1-year drawdown on record here is 14.3%.

Who may consider EPRT — and who may not

EPRT may suit someone looking for low-cost broad dividend exposure, 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. This is educational context, not a recommendation to buy or sell.

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Frequently asked questions

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