What is Realty Income Corp worth?
With the base-case assumptions below, a discounted cash flow model on Realty Income Corp's reported free cash flow gives $140.91 per share. The share price was $59.54 on November 10, 2026, 58% below that value.
Inputs from the filings
Three sets of assumptions
| Case | Growth yrs 1-5 | Discount rate | Value per share | Value vs price |
|---|---|---|---|---|
| Bear | 10.0% | 10.0% | $85.78 | +44% |
| Base | 15.0% | 9.0% | $140.91 | +137% |
| Bull | 20.0% | 8.0% | $243.58 | +309% |
Sensitivity: base case value per share
| 1.5% | 2.0% | 2.5% | 3.0% | 3.5% | |
|---|---|---|---|---|---|
| 7.0% | $182.66 | $195.68 | $211.58 | $231.47 | $257.04 |
| 8.0% | $151.30 | $159.74 | $169.72 | $181.69 | $196.32 |
| 9.0% | $128.48 | $134.26 | $140.91 | $148.68 | $157.87 |
| 10.0% | $111.18 | $115.29 | $119.94 | $125.26 | $131.39 |
| 11.0% | $97.65 | $100.66 | $104.02 | $107.80 | $112.09 |
Where the presets come from
Base: years 1 to 5 grow at Realty Income Corp's revenue growth rate over the last 5 fiscal years (28.4% a year), held between -5% and 15%. Years 6 to 10 grow halfway between that and the long-run rate of 2.5%. Future cash is discounted at 9% a year.
Bear: 5 points less growth, 2% long-run growth, 10% discount rate. Bull: 5 points more growth (at most 25%), 3% long-run growth, 8% discount rate.
Value per share = (present value of 10 years of free cash flow + present value of everything after + cash - debt) / diluted shares.
This is a model run on assumptions, not a recommendation or a price target. Small changes in the discount rate or growth move the result a lot, as the table above shows. Change them yourself in the calculator.
Adjust the assumptions
Move the sliders for growth, long-run growth and discount rate, or switch to average free cash flow, and see the value per share change.
Adjust the assumptions