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A free scan shows the junk files, broken settings and background clutter dragging Windows down - then fixes them in one click.Free scan · Windows 10 & 11Compare REITs with similar property types and business models, then examine FFO and AFFO per share and their trends, debt using a clearly defined ratio and financing details, and occupancy alongside rent and leasing trends. These figures are useful only when their definitions and reporting periods line up; none is a stand-alone verdict on a REIT.
What FFO tells you—and what it does not
Funds from Operations (FFO) is a supplemental performance measure used alongside GAAP net income. Under Nareit’s definition, it starts with GAAP net income and adjusts for specified real-estate depreciation and amortization, property-sale gains and losses, certain change-in-control items, and certain real-estate impairment write-downs. Because real estate is recorded at historical cost, its depreciation may not reflect current changes in property value; FFO can therefore help assess operating performance. It does not replace GAAP reporting.
When comparing companies, use the same Nareit-defined measure, reporting period, and per-share basis where possible. Look at growth and direction across multiple periods rather than one quarter, and check the issuer’s reconciliation to GAAP net income. Nareit’s FFO definition explains the measure and its adjustments.
FFO is not cash flow or proof that a REIT can sustain its dividend. Nareit’s Best Financial Practices Council cautions in its FFO Discussion Paper that “FFO was not intended to sanction deviations from GAAP net income; not to be used as a measure of cash flow; nor to signify a REIT’s ability to pay a dividend.” Review cash needs and dividend payout separately.
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How to compare AFFO when definitions differ
Adjusted FFO (AFFO) is commonly used to approximate recurring or normalized FFO after further adjustments. These may include recurring expenditures that are capitalized and amortized—such as maintenance-related property costs, tenant improvements, or leasing costs—as well as adjustments for straight-line rents. But AFFO has no standardized definition, so two companies’ figures may not measure the same thing.
Before comparing AFFO per share or an AFFO payout ratio, read each company’s reconciliation and ask:
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- Which expenses does it treat as recurring capital spending, and which does it exclude?
- How does it adjust for straight-line rents and other rent items?
- Are the calculation and per-share trend consistent across reporting periods?
- Do the two companies make sufficiently similar adjustments for their figures to be comparable?
Nareit outlines common adjustments and the lack of a uniform definition in its AFFO glossary entry. Treat AFFO as a company-defined measure unless the calculations have been checked, not as a standardized industry figure.
Compare debt by ratio and financing structure
“Debt” is not a single comparable number. Name the leverage ratio and its denominator: debt-to-assets, debt-to-market-assets, debt-to-capitalization, and debt/EBITDA are different measures. A ratio without its definition can make two companies look comparable when they are not.
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Then examine how the debt is financed, not just how much leverage the ratio suggests:
- Debt maturities and the timing of refinancing needs
- Weighted-average borrowing rate and fixed-versus-floating-rate exposure
- Secured versus unsecured borrowing
- Interest or fixed-charge coverage, with the company’s definition
For context, Nareit’s Q2 2026 tracker reported 34.4% debt-to-market-assets leverage, a 5.8-year weighted-average debt maturity, a 4.2% weighted-average interest rate on total debt, and 89.8% of total debt at fixed rates for U.S. listed REITs. These are period-specific market aggregates, not targets or safety thresholds for an individual company. The Q2 2026 REIT Industry Tracker provides the reporting context.
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Nareit’s September 2026 REIT Industry Financial Snapshot reports a 34.4% debt ratio and 4.5x coverage ratio, with balance-sheet data as of Q2 2026. Use the snapshot’s definitions and dates; do not assume its aggregate coverage figure is directly comparable to a company ratio calculated on another basis.
Independent reader supportYour contribution helps us test, update, and keep practical guides available for everyone.Read occupancy alongside rents and leasing
Occupancy describes how much of a REIT’s relevant property capacity is occupied under the company’s reported definition. Higher occupancy can support revenue, but it does not by itself establish property quality or durable cash flow. Compare companies in similar sectors and consider occupancy trends together with rent changes, leasing activity and costs, tenant retention, and other portfolio information.
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Nareit identifies higher occupancy and rents as immediate sources of revenue growth in its investor guidance. Its Q2 2026 tracker reported 93.8% occupancy for all U.S. equity REITs. That aggregate is useful context for the stated period, not a universal target: sectors, portfolios, and company calculation methods differ.
A consistent REIT comparison workflow
- Choose like-for-like companies. Start with REITs that have similar property sectors and operating models. The same occupancy level or leverage ratio can mean different things for unlike portfolios.
- Align periods and per-share measures. Compare FFO and AFFO over the same reporting periods where possible, and review several periods of per-share performance rather than one headline quarter.
- Check the reconciliations. Read each issuer’s FFO and AFFO bridge to GAAP net income. Confirm that the adjustments are similar enough to support comparison, especially for AFFO.
- Specify the debt measure. State the leverage ratio and denominator, then compare maturities, rates, fixed-versus-floating exposure, secured status, and coverage.
- Put occupancy in operating context. Compare the company’s trend and pair it with rent growth, leasing activity, costs, and tenant retention.
- Assess the wider investment picture. Review GAAP results, dividend payout, expected return, valuation and asset values, management, and corporate structure. Nareit’s How to Invest in REITs discusses these broader considerations.
How to use industry benchmarks
Benchmarks can show market context, but their value depends on scope and date. Nareit’s Q2 2026 tracker reported 12.4% year-over-year FFO growth for the listed U.S. REIT market, along with the occupancy and debt figures described above. Compare a company with that aggregate only after checking that the metric, period, and REIT population match. Sector-specific comparisons may be more informative than a broad market average.
These figures are snapshots, not enduring standards. There is no universal occupancy or debt cutoff in the cited measures that determines whether an individual REIT is sound. Use the company’s current filings and definitions for company-level analysis, and treat an aggregate benchmark as context rather than a pass/fail test.
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