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Dr. Mark Skousen
Macroeconomic Strategist, The Oxford Club
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REITs Set for a 2026 Rebound? 7 Top Picks as Rate Cuts Approach
Submitted by Bridget Bennett. First Published: 2/19/2026.
Key Points
- REITs could be setting up for a 2026 comeback as falling rates flip the macro backdrop that crushed the sector in 2025, with Brad Thomas saying the “REIT rally [is] finally underway in 2026.”
- Five “sleep well at night” picks—Realty Income, Equinix, Public Storage, Equity LifeStyle, and EastGroup—combine durable moats, solid balance sheets, and sector-specific tailwinds.
- Two higher-risk ideas, Americold and Healthpeak, offer deep-value upside tied to execution and catalysts like cost resets, activism, and a planned senior-housing spin-off.
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Real Estate Investment Trusts—or REITs—were left for dead in 2025. After two straight years of underperformance, the group became one of the market’s most widely avoided corners—largely because rising interest rates are kryptonite for a sector built on leverage and access to capital.
In a recent conversation with Brad Thomas of Wide Moat Research, the tone was noticeably different. The setup for 2026 is starting to look like the mirror image of what punished REIT investors in 2024 and 2025.
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As Thomas put it, “So now that we’re seeing this rates decline… we’re seeing the REIT rally finally underway in 2026.”
That’s already showing up on the scoreboard. Certain property sectors are leading early in the year—farmland REITs are up roughly 24% year-to-date, data centers about 22%, net lease roughly 15% and self-storage about 14%. The point isn’t that everything is back. It’s that the rotation is starting, and investors who wait for an “all clear” often wind up paying higher multiples for the same cash flows.
Thomas shared seven REITs he likes most for 2026. The first five fall into the “sleep well at night” bucket—steady businesses with durable moats. The final two are higher-risk ideas with bigger rebound potential if their catalysts play out.
Realty Income: The Monthly Dividend Machine With Scale to Spare
Realty Income (NYSE: O) is one of the most recognizable names in REIT land—and for Thomas, it’s a foundational holding in net lease.
The company owns more than 15,500 freestanding properties across all 50 states and Europe, and it collects rent from roughly 1,600 customers spanning 92 industries. Tenants include familiar brands like 7-Eleven, Dollar General (NYSE: DG), Walgreens and FedEx (NYSE: FDX), which helps reinforce the stability investors look for in a core REIT position.
Scale matters here, but so does balance sheet strength. Realty Income carries an A credit rating and has increased its dividend for 27 consecutive years, making it a Dividend Aristocrat. That streak spans the global financial crisis and the COVID-19 pandemic.
Even after a strong start to 2026, Thomas still sees value. Shares trade near 15.3x price-to-AFFO (adjusted funds from operations), below the company’s longer-term average of roughly 17x, with a dividend yield around 4.9%.
Equinix: The Data Center REIT Where the Network Is the Moat
When the conversation shifted to growth, Thomas went straight to data centers—and specifically Equinix (NASDAQ: EQIX), one of the sector’s dominant global landlords.
Equinix operates 273 data centers across 36 countries and 77 markets. But the key point Thomas emphasized is that the advantage isn’t just real estate. It’s the ecosystem.
As he explained, “The real moat is not the building… it’s the network inside of that building.”
That network effect creates stickiness—moving equipment is expensive, and connectivity relationships aren’t easily replicated. It also supports pricing power in major metro markets where demand remains intense. Equinix recently delivered a 10% dividend increase and is guiding to strong AI-fueled growth.
The balance sheet is solid (BBB+), leverage remains manageable, and the shares trade around 24x AFFO—slightly below the company’s typical range. The yield is lower at roughly 2.6%, but the growth runway is long.
Public Storage: The Sticky Self-Storage Giant With Pricing Power
Self-storage is one of those property types that tends to surprise investors—until they’ve used it. Thomas described it as “sticky,” and it’s easy to see why.
Public Storage (NYSE: PSA) is the category leader with approximately 3,500 U.S. facilities and a 35% stake in European operator Shurgard. The industry remains fragmented, giving Public Storage ample room to consolidate over time.
The company’s edge isn’t only scale. Technology has become a competitive weapon in self-storage, and Public Storage’s digital operating platform helps optimize pricing and operations at the local level.
Financially, it’s built to endure: A-rated credit, strong liquidity, and substantial retained cash flow. Shares trade near 19x AFFO versus the historical average of about 22x.
The yield sits around 4%, with expectations that declining rates could improve the broader return profile.
Equity LifeStyle Properties: A “Silver Tsunami” Play in Manufactured Housing and RV Resorts
Equity LifeStyle Properties (NYSE: ELS) isn’t the first real estate name many investors think of—and that’s part of what makes it interesting.
The company owns and operates 455 properties across 35 states and Canada, focused on manufactured housing communities, RV resorts, campgrounds and marinas. Many are in retirement and vacation destinations, and a large portion of its manufactured housing portfolio is age-qualified.
Thomas framed ELS as a beneficiary of the “silver tsunami”—the demographic wave created as baby boomers age into retirement.
With demand rising and supply constrained in key Sunbelt markets, ELS has been able to lean into pricing power and occupancy durability.
The company recently raised its dividend by 5.3% and has increased payouts for 22 straight years. The dividend yield is around 3.2%, and the setup implies mid-teens total return potential if growth and valuation cooperate.
EastGroup Properties: Sunbelt Flex Warehouses Built for Growth
Industrial real estate has been a market favorite for years, but EastGroup Properties (NYSE: EGP) plays a slightly different game than the mega warehouse landlords.
EastGroup targets “flex” distribution properties—typically 20,000 to 100,000 square feet—in fast-growing Sunbelt markets such as Texas, Florida, Arizona and North Carolina. That niche serves expanding regional businesses that may need to scale space over time.
Operational metrics have been strong: occupancy around 96.5%, solid same-store NOI growth, and funds from operations up 8.8% in the latest quarter. Leverage is low, with debt to total market cap around 14.7%.
Shares trade near 27x AFFO versus a historical norm around 30x.
With analysts projecting growth accelerating into 2027 and 2028, EastGroup offers a blend of quality and upside that fits squarely in a “SWAN” framework.
Americold Realty Trust: A Deep-Value Cold Storage Turnaround With a Big Yield
After covering the high-quality core names, Thomas pivoted to two beaten-down ideas where the payoff depends more on execution and catalysts.
Americold Realty Trust (NYSE: COLD) is a cold-storage REIT operating temperature-controlled warehouses across North America, Europe, Asia-Pacific and South America. The company has about 230 facilities and roughly 1.5 billion refrigerated cubic feet of storage capacity.
Its customer list includes household names like Walmart (NASDAQ: WMT), Conagra (NYSE: CAG), Kraft Heinz (NASDAQ: KHC), General Mills (NYSE: GIS) and Smithfield (NASDAQ: SFD). In other words: demand isn’t the question.
The stock is down sharply because investors have been skeptical about the business’s cyclicality and the service component layered on top of the real estate.
Now the story is shifting. A new CEO is in place, an activist investor has pushed for a review of strategic alternatives, and management is pursuing asset sales and cost reductions. Thomas pointed to potential SG&A and indirect cost savings in 2026.
The valuation reflects that skepticism: shares trade around 8.9x AFFO versus a historical multiple above 25x, and the dividend yield is roughly 6.65% with a payout ratio near 65%. It’s not risk-free—but if execution improves, the rebound potential is meaningful.
Healthpeak Properties: A Healthcare REIT Catalyst With a Spin-Off on Deck
Healthpeak Properties (NYSE: DOC) is the other higher-risk idea Thomas highlighted, and the catalyst is more corporate-structure than macro.
Healthpeak owns a mix of outpatient medical office buildings, life science properties and senior housing.
The company recently announced plans to spin off its senior housing assets into a new REIT (Janus Living), with Healthpeak retaining a majority ownership stake and the remaining shares expected to trade publicly.
The logic is straightforward: pure-play senior housing REITs have commanded premium multiples, while Healthpeak’s blended portfolio has not. A spinoff could help the market value each segment more appropriately. The complication is life science.
Industry overbuilding coming out of COVID and reduced venture capital funding have pressured occupancy.
Healthpeak did see life science occupancy decline in the most recent quarter, but management expects leasing momentum to improve later in 2026, with a meaningful pipeline of space being marketed.
Shares trade around 8.9x AFFO and yield roughly 7.2%, signaling that plenty of risk is already priced in. If the spin-off unlocks value and life science stabilizes, the upside case becomes easier to underwrite.
The 2026 REIT Playbook From Brad Thomas
Thomas’s list isn't built around chasing what’s already rallied the most. It's built around a simple premise: when the rate environment changes, REIT leadership changes with it—and investors can either position early or compete later at higher valuations.
The five core names offer stability, balance sheet strength and durable moats. The final two are discounted for a reason but come with identifiable catalysts that could reshape their return profiles if management delivers.
If the rate-cut cycle continues to unfold, REITs may not stay a “forgotten” sector for long.
Tesla's Rally Setup Is Here—But Valuation Makes It Fragile
Submitted by Sam Quirke. First Published: 2/13/2026.
Key Points
- Tesla has bounced off a well-watched support area near $390, improving the near-term technical risk/reward for bulls.
- Several analysts remain constructive with targets above $500, reinforcing the upside case if support holds.
- The prior uptrend break is still a meaningful risk, and a failed rebound could confirm a more durable downtrend.
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After weeks of sustained selling pressure that began before Christmas, auto-giant Tesla Inc (NASDAQ: TSLA) finally looks like it has some fight in it again — a relief for many investors.
At one point last week, shares were down more than 20% from December's all-time high, a sobering pullback for one of the market's most closely watched momentum names.
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Recently the stock has begun to rebound, putting buyers back in the conversation. Headwinds remain and volatility is unlikely to disappear anytime soon, but this is as compelling a moment to watch Tesla as any so far this year. Two factors support the bull case, though one technical risk still stands out.
Reason #1 to Buy: Momentum Indicators Are Flashing Green
The most immediate argument for bulls is the technical setup. Tesla bounced off the $390 level, which acted as a floor several times last quarter when sellers ran out of steam. That level has once again attracted buyers, suggesting it remains a meaningful area of support — and one bears will need to break decisively to regain control.
Tesla's momentum indicators are also starting to flash green. Its MACD is on the verge of a bullish crossover, while its relative strength index (RSI) has begun trending higher after dipping into oversold territory. Individually these signals are notable; together they suggest short-term momentum has shifted from sellers back to buyers.
When a heavily watched stock stabilizes at known support and momentum begins to flip like this, the risk/reward profile can improve quickly. From current levels the downside looks more defined, while the upside reopens toward recent highs — an asymmetry that makes the current entry point attractive.
Reason #2 to Buy: Bullish Price Targets Reinforce the Technical Thesis
The technical case is being reinforced by ongoing analyst support. In recent weeks, the teams at President Capital, RBC, and Stifel Nicolaus have reiterated Buy or equivalent ratings on Tesla, with refreshed price targets north of $500. From current levels, that implies roughly 20% upside—not bad for a $1.35 trillion company.
That potential gain lines up with the technical thesis. If bulls are indeed kicking off a comeback from the $390–$400 area, a move back toward $500 is a reasonable near-term target. This level of analyst conviction adds weight to the idea that last week's sell-off may have been the bears' last roll of the dice.
As the chart shows, Tesla rarely moves quietly. When momentum turns, it tends to do so rapidly and decisively. The combination of held support and bullish price targets creates a setup that's difficult to ignore.
Reason #1 to Sell: Valuation Risk Increases After Trend Damage
For all the bullish arguments, one significant problem remains. The selling that accelerated through the start of February broke the uptrend that had been in place since last April. That trend damage is meaningful: sustained rallies typically require intact uptrends, and once they're broken, confidence can take time to rebuild.
This breakdown also amplifies concerns about valuation. Tesla trades at a frothy multiple, so investors are likely to be less forgiving if the bulls can't sustain this rebound. If the current uptick fizzles, shares could roll over and confirm a more prolonged downtrend.
In other words, this is a pivotal moment. Bulls have shown up at $390 and momentum is shifting in their favor; but if that support fails, the technical damage will deepen and downside risk will increase.
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