Every constituent, scored 0–10 on Downside Risk (lower = safer), Growth Quality, and Exponential Potential, with price, YTD, a base-case fair value (and its bear–bull range), and a one-line take. Click a ticker for the full interactive report. ← research hub
◆ Accumulation band for XLRE itself: roughly $44–$45 — the index is richly priced, so dollar-cost-averaging on dips toward the 50/200-day average (near $42) beats chasing new highs.
XLRE (market-cap-weighted) vs RSPR (equal-weight), both rebased to 100 a year ago. When the cap-weighted line pulls ahead, the biggest names are carrying the index. Past year: XLRE +7% vs RSPR +5% — a +2 pt spread, so a few mega-caps are carrying the index — concentration is ELEVATED.
How many of the 0 names are actually participating — a check on whether the index is broad-based or driven by a handful of mega-caps. Right now breadth looks narrow — mega-cap-driven.
| Name | Verdict | Risk | Growth | Exp | Price | YTD | Fair value (range) | Entry zone | One-line take |
|---|---|---|---|---|---|---|---|---|---|
| CSGP CoStar Group, Inc. | Watch | 5 | 7 | 6 | — | -55.4% | $47 ($26–$62) | — | CoStar owns one of the best subscription data franchises in America (CoStar Suite: ~$1B revenue, near-monopoly commercial-real-estate data), and the market has thrown the stock out with the bathwater — down 63% in twelve months — because management deliberately torched GAAP profit to fund a… |
| EQIX Equinix, Inc. | Watch | 5 | 7 | 4 | — | +30.8% | $1100 ($835–$1295) | — | Equinix owns the world's premier neutral interconnection real estate and is riding a genuine AI-inferencing tailwind (management: ~60% of largest Q1'26 deals were AI-related), but the model runs on constant external capital — FY25 free cash flow was negative $0.4B after $4.3B capex — and at ~23.5×… |
| CBRE CBRE Group, Inc. | Watch | 5 | 6 | 3 | — | -11.9% | $165 ($110–$210) | — | CBRE is the world's largest commercial-real-estate services firm trading at a *reasonable* ~18× forward adjusted earnings as its capital-markets business recovers off a rate-shocked trough — but it is a low-margin, deeply cyclical broker with modest returns on capital, no net-bullish expert support… |
| PLD Prologis, Inc. | Watch | 5 | 6 | 4 | — | +9.2% | $150 ($115–$185) | — | Prologis is the undisputed global leader in logistics real estate — 1.3B square feet, ~6,500 customers, 95%+ occupancy, a fortress balance sheet and a genuinely interesting 5.6GW data-center power option — but at ~22.7× Core FFO and only mid-single-digit forward growth the stock already reflects… |
| WELL Welltower Inc. | Hold | 6 | 7 | 4 | — | +27.1% | $220 ($165–$270) | — | Welltower is the best-executing large-cap healthcare REIT in the market right now — Q1'26 normalized FFO/share grew 23% and Seniors-Housing same-store NOI grew 22% on an aging-demographics tailwind — but the stock sits at an all-time high, overbought, at ~37× forward FFO, so the *business* is a Buy… |
| DLR Digital Realty Trust, Inc. | Hold | 6 | 6 | 5 | — | +12.0% | $185 ($140–$225) | — | Digital Realty is a real, front-line beneficiary of the AI/cloud data-center buildout — record bookings, a $1.8B backlog and a 6 GW development pipeline — but the stock already discounts most of that at ~21× forward Core FFO, the growth shows up in FFO/share (not GAAP earnings), and the model runs… |
| IRM Iron Mountain Incorporated | Hold | 7 | 6 | 4 | — | +41.2% | $122 ($88–$158) | — | Iron Mountain is executing a genuine pivot from a boring paper-records storage REIT into a data-center + asset-lifecycle growth story (growth lines +50% YoY, FY26 guidance raised), but it funds that pivot with heavy debt (8.4× net-debt/EBITDA, negative book equity, negative free cash flow) and pays… |
| FRT Federal Realty Investment Trust | Hold | 5 | 5 | 2 | — | +20.7% | $124 ($95–$148) | — | Federal Realty is the highest-quality open-air retail landlord in the US — 54 straight years of dividend increases, record 13% cash re-leasing spreads, coastal supply-constrained locations — but at ~16× Core FFO with mid-single-digit FFO growth it is priced for what it is: a durable income… |
| AMT American Tower Corporation | Hold | 6 | 5 | 2 | — | -5.4% | $195 ($150–$235) | — | The world's largest tower REIT — contracted, inflation-escalated cash flows and a 4%+ dividend — has been cut ~29% from its high and now trades at a decade-cheap multiple, but the growth engine is barely mid-single-digit, leverage is ~4.9× net, and there is no Synthos expert conviction behind it; a… |
| SBAC SBA Communications Corporation | Hold | 6 | 5 | 3 | — | -4.6% | $207 ($158–$247) | — | SBAC is a high-quality, wide-moat US-and-emerging-markets tower REIT throwing off ~80% tower-cash-flow margins and a fast-growing dividend — but domestic leasing is essentially flat, EchoStar churn is a real drag, the balance sheet carries 6.6× net-debt/EBITDA, and at ~15× AFFO the stock is… |
| VTR Ventas, Inc. | Hold | 6 | 5 | 3 | — | +19.6% | $89 ($70–$105) | — | Ventas is a well-run healthcare REIT riding a genuine, once-in-a-generation demographic tailwind (the Boomer 80+ wave now inflecting) with senior-housing same-store NOI growing 15%+ — but after a +47% twelve-month run the stock sits *at* its 52-week high on an overbought RSI, priced at ~24× FFO for… |
| AVB AvalonBay Communities, Inc. | Hold | 4 | 4 | 2 | — | +7.0% | $200 ($160–$235) | — | AvalonBay is a best-in-class, investment-grade apartment REIT (~$27.5B, coastal-concentrated, 3.6% dividend) trading roughly at fair value — a steady income compounder with ~2–4% FFO growth, not a wealth-multiplier — so with no expert conviction behind it and Same-Store NOI up only 0.2%, the honest… |
| REG Regency Centers Corporation | Hold | 4 | 4 | 2 | — | +17.3% | $82 ($66–$95) | — | Regency is one of the best-run grocery-anchored shopping-center REITs in the country — 96.6% leased, +4.4% same-property NOI, an A-/A3 balance sheet — but it is a low-growth, rate-sensitive income vehicle trading right at fair value, with no expert conviction behind it in our knowledge base, so it… |
| VICI VICI Properties Inc. | Hold | 4 | 4 | 2 | — | -3.3% | $31 ($24–$37) | — | VICI is a well-run, wide-spread experiential (casino) triple-net REIT trading at ~9× AFFO with a covered ~6.6% dividend and contractual rent escalators — a dependable income compounder you buy for yield + mid-single-digit growth, capped by heavy tenant concentration, 4.3× leverage, and a… |
| INVH Invitation Homes Inc. | Hold | 5 | 4 | 2 | — | +9.9% | $31 ($24–$38) | — | Invitation Homes is the largest US single-family rental landlord — a well-run, low-beta, ~3.9%-yield income REIT whose rents are durable but whose growth has *decelerated to low single digits*; at ~$31 it trades right on top of the Street's $31.69 target with little margin of safety and no growth… |
| KIM Kimco Realty Corporation | Hold | 5 | 4 | 2 | — | +24.9% | $27.50 ($22.80–$31.35) | — | Kimco is a best-in-class, grocery-anchored open-air shopping-center REIT with 96.3% occupancy, double-digit rent spreads and a fortress balance sheet — a genuinely durable ~4%-yield income machine — but at ~13.8× 2026E FFO with only mid-single-digit FFO growth, the stock is roughly fairly valued… |
| PSA Public Storage | Hold | 5 | 4 | 3 | — | +27.0% | $320 ($255–$375) | — | Public Storage is the highest-quality operator in a boring, mature category — 77% Same-Store NOI margins, a fortress ~$2.9B free-cash-flow engine and a ~3.6% dividend — but 2026 Same-Store revenue is guided flat-to-down and organic Core FFO growth is low-single-digit, so at ~$330 (roughly fair… |
| DOC Healthpeak Properties, Inc. | Hold | 6 | 4 | 2 | — | +36.1% | $21 ($16–$26) | — | Healthpeak is a well-run, hard-asset healthcare REIT (outpatient medical, lab, senior housing) throwing off a covered ~5.6% dividend — a legitimate *income* holding — but after a +22% year it trades slightly above the Street's own price targets, growth is low-single-digit, and there is no expert… |
| EXR Extra Space Storage Inc. | Hold | 6 | 4 | 3 | — | +14.6% | $150 ($118–$178) | — | Extra Space is the #2 US self-storage operator and the largest third-party manager — a genuinely good, wide-moat REIT — but it is a mature, ~2%-Core-FFO-growth business trading at a fair (not cheap) ~18× P/FFO, so the honest call is Watch: own it for the ~4.3% dividend and defensiveness if that is… |
| SPG Simon Property Group, Inc. | Hold | 6 | 4 | 2 | — | +22.1% | $231 ($178–$270) | — | Simon is the highest-quality mall/outlet landlord in America — 96% occupancy, rents and tenant sales still rising, a raised FFO outlook and a fortress ~3.9% dividend — but it is a mature, levered, low-growth REIT trading roughly at fair value, so the honest call is Watch / own for income, not a… |
| WY Weyerhaeuser Company | Hold | 6 | 4 | 2 | — | +0.4% | $25 ($18–$32) | — | Weyerhaeuser owns an irreplaceable ~11-million-acre US timberland base and is the best-run name in the group, but the stock is a housing-cycle bet dressed as a bond substitute: earnings sit near a cyclical trough (FY25 EPS $0.45 vs $2.53 in 2022), the shares trade at 43× those depressed earnings… |
| EQR Equity Residential | Hold | 4 | 3 | 2 | — | +10.8% | $70 ($56–$82) | — | Equity Residential is a high-quality, coastal-concentrated apartment REIT with fortress occupancy (96.5%) and record-low tenant turnover, but it grows revenue at ~3% and NOI at ~1–2%, trades right on top of both its 52-week high and the Street's fair value, and carries the rate-sensitivity of a… |
| MAA Mid-America Apartment Communitie | Hold | 4 | 3 | 1 | — | +2.4% | $142 ($115–$167) | — | MAA is a well-run, low-beta, investment-grade Sunbelt apartment REIT throwing off a safe ~4.3% dividend — but revenue is essentially flat (+0.8% in FY25), same-store NOI is *shrinking* (−1.3%), and new-lease pricing is still *negative* (−7%) as a wave of Sunbelt supply gets absorbed; at ~16× Core… |
| CPT Camden Property Trust | Hold | 5 | 3 | 2 | — | +6.5% | $115 ($92–$138) | — | Camden is a well-run, investment-grade Sunbelt apartment REIT trading at a fair ~17× Core FFO with a ~3.6% dividend — but rents are softening (new leases −5.2%, blended −1.4%), same-property NOI is guided *down* ~0.5% for 2026, and there is neither expert conviction nor a growth catalyst here; it… |
| ESS Essex Property Trust, Inc. | Hold | 5 | 3 | 2 | — | +14.0% | $285 ($235–$335) | — | Essex is a best-in-class, 32-year-dividend-growing West Coast apartment REIT with a genuine supply-constrained moat and fortress-quality occupancy (96.5%) — but it grows ~2–3% a year, trades near its 52-week high *above* the Street's price target, and carries 4.6× net-debt/EBITDA, so at $298 it is… |
| O Realty Income Corporation | Hold | 5 | 3 | 2 | — | +13.3% | $70 ($54–$85) | — | Realty Income is the gold-standard "sleep-well-at-night" net-lease REIT — 15,571 properties, 98.9% occupancy, an 8.7-year lease term and 114 straight quarterly dividend raises — but at $59.5B it has grown into a slow, spread-driven compounder guiding just +3.0–3.7% AFFO/share for 2026; you buy it… |
| UDR UDR, Inc. | Hold | 5 | 3 | 2 | — | +12.0% | $40 ($33–$47) | — | UDR is a well-run, coast-focused apartment REIT throwing off a secure ~4.2% dividend (now paid monthly — a first for a residential REIT), but same-store revenue is guided to just +1.25% and same-store NOI to roughly flat for 2026, so at ~16× FFOA the stock is fairly-to-fully priced with no growth… |
| HST Host Hotels & Resorts, Inc. | Hold | 6 | 3 | 2 | — | +31.7% | $23 ($17–$29) | — | Host is the largest, best-capitalized lodging REIT in the US — a well-run, investment-grade owner of luxury/upper-upscale hotels throwing off a fat (partly special-dividend-inflated) yield — but it is a mature, deeply cyclical, low-growth business with flat-to-declining forward earnings estimates… |
| ARE Alexandria Real Estate Equities, | Hold | 7 | 3 | 2 | — | +7.4% | $55 ($34–$74) | — | Alexandria is the pioneer and largest owner of life-science lab campuses, trading at a fire-sale ~6× FFO and 0.63× book with a covered 6.6% dividend — but FFO/share is *falling*, the sector is in a genuine lab-space glut, the tape is broken (−29% over 12 months), and the only real bull tell is the… |
| BXP BXP, Inc. | Hold | 7 | 3 | 2 | — | +2.7% | $70 ($48–$88) | — | BXP owns the best Class-A office towers in five US gateway cities and trades at a cheap ~9.9× forward FFO with a covered 4% yield — but revenue has flatlined (~1%/yr), FFO is flat-to-down, and the balance sheet carries 8.2× net-debt/EBITDA into a structurally challenged office market; it is a… |
| CCI Crown Castle Inc. | Avoid | 7 | 4 | 3 | — | -13.8% | $82 ($58–$100) | — | Crown Castle just finished reinventing itself — on May 1, 2026 it sold its fiber and small-cells businesses for $8.5B cash and is now a pure-play US tower REIT — a simpler, cash-generative business, but one carrying ~$29B of net debt (~9–10× EBITDA), a dividend that was reset lower, flat organic… |