Realty Income (O Quick QuoteO - Free Report) trades at a forward 12-month price-to-earnings (P/E) multiple of 11.91, below the REIT and Equity Trust - Retail’s 15.06. The valuation discount is also evident relative to net lease REIT peers. Agree Realty Corporation (ADC Quick QuoteADC - Free Report) and Stag Industrial (STAG Quick QuoteSTAG - Free Report) trade at forward P/E multiples of 13.92 and 13.17, respectively.

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Realty Income's discounted valuation, combined with its established dividend record and diversified portfolio, could make the stock attractive. However, modest organic rental growth and elevated interest rates pose challenges. Investors should weigh these strengths against the risks before deciding whether the stock is worth buying.

Let’s delve deeper into this to find out whether the stock should be a Buy or not.

O's Solid Operating Momentum vs. Modest Organic Rent Growth

Realty Income's diversified portfolio supports stable operating performance. As of June 30, 2026, the company owned 15,588 properties leased to 1,798 clients across 92 industries. Portfolio occupancy reached 98.8%, up from 98.6% a year earlier, while the weighted average remaining lease term stood at approximately 8.6 years.

Second-quarter 2026 revenues increased 9.7% year over year to approximately $1.55 billion. Adjusted funds from operations (AFFO) per share rose 3.8% to $1.09, while same-store rental revenues grew 1.2%. The rent recapture rate reached 102.7%, indicating that Realty Income secured slightly higher rents on re-leased properties.

Its defensive retail portfolio, with 91% of retail annualized base rent derived from service-oriented, non-discretionary and low-price-point businesses, supports rental income stability. However, modest same-store rental growth means acquisitions and external investments will remain important drivers of AFFO expansion. Deploying capital at attractive spreads will be critical to sustaining per-share growth.

Realty Income's Investment Expansion Offers Growth Potential

Realty Income is accelerating investments to support future cash flows. In the second quarter of 2026, it invested about $2.57 billion, including $2.07 billion at its pro-rata share, at an initial weighted-average cash yield of 7.3%. First-half investments totaled approximately $5.34 billion.

The company is also expanding beyond traditional retail and industrial properties. Its partnership with Cloud Capital involves three Northern Virginia hyperscale data center assets valued at more than $6 billion. Realty Income expects to invest up to $1.4 billion for a 45% interest in the portfolio, which is leased or pre-leased to investment-grade hyperscale tenants under long-term agreements. This investment broadens its exposure to digital infrastructure and contractual rental income.

Institutional partnerships also provide opportunities to expand investments without relying entirely on its balance sheet. The U.S. Core Plus Fund completed $672.5 million in acquisitions during the second quarter, of which Realty Income's pro-rata share was $180.1 million.

Reflecting these opportunities, management raised its 2026 investment guidance to $10 billion from $9.5 billion and increased its AFFO-per-share outlook to $4.44-$4.45 from $4.41-$4.44. However, sustained per-share growth will depend on financing costs, acquisition yields and capital allocation.

O's Dividend Profile Remains a Key Attraction

Realty Income's consistent dividend distributions remain an important part of its investment appeal. The company has increased its dividend for more than 31 consecutive years, and its dividend CAGR is approximately 4.1% since its NYSE listing in 1994.

In September 2026, Realty Income announced its 116th consecutive quarterly dividend increase. At its Oct. 9 closing price of $54.18, the subsequently declared annualized dividend of $3.258 per share translates into an indicated dividend yield of approximately 6%.

This income potential could appeal to investors seeking consistent cash returns, especially when combined with the company's long-term contractual rental agreements.

Rising Interest Rates and Elevated Bond Yields Pose Challenges for O

Elevated interest rates and Treasury yields remain significant risks for Realty Income. Higher borrowing costs can narrow the spread between acquisition yields and financing expenses, limiting the company's ability to pursue accretive investments. Interest expenses increased 10% year over year to $312.1 million in the second quarter of 2026.

Higher Treasury yields can make fixed-income securities more attractive to income-oriented investors, potentially reducing demand for Realty Income shares and limiting valuation gains. Development projects and joint ventures also carry execution risks that could affect expected returns.

Analysts have downgraded their earnings estimates for the current year over the past 30 days.

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Realty Income shares have declined 3.9% year to date compared to a 9.6% gain for the industry. ADC and STAG have also fallen 2% and 8.4%, respectively.

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How to Approach O Stock?

Realty Income's discounted valuation, diversified portfolio, high occupancy and dependable dividends support its investment case. Data center investments, private capital initiatives and higher AFFO guidance offer additional growth opportunities.

However, modest same-store rental growth and rising financing costs could constrain earnings expansion. Investors should monitor investment spreads, leverage and dividend attractiveness relative to Treasury yields.

With Realty Income carrying a Zacks Rank #3 (Hold), existing shareholders may consider retaining Realty Income for its stable income and long-term growth potential. New investors could wait for greater clarity on financing costs, investment returns and earnings momentum before building positions. You can see the complete list of today’s Zacks #1 Rank (Strong Buy) stocks here.