Key Points
Essential Properties raised 2026 AFFO guidance to $2.02 to $2.05 per share.
Sale-leasebacks accounted for 91% of third-quarter investment volume.
Dispositions and retained cash flow will cover 2027 capital funding needs.
On its third-quarter 2026 earnings call, held on Oct. 22, 2026, Essential Properties (NYSE:EPRT) raised its 2026 adjusted funds from operations (AFFO), a metric measuring recurring cash flow for real estate investment trusts, guidance to $2.02 to $2.05 per share. It also established initial 2027 AFFO guidance of $2.10 to $2.18 per share, showing that its portfolio of single-tenant commercial properties generates dependable income.
Three key takeaways from the call highlight how management maintains pricing discipline and funds future growth.
1. Diminished Middle-Market Competition Boosts New Investment Yields
As commercial lenders tighten credit standards, smaller operators face fewer financing choices. Essential Properties uses this reduced competition to demand higher capitalization rates (cap rates), which measure initial property yield, on new acquisitions without taking on added credit risk.
Diminished competition from private players in a more restrictive middle market lending landscape, are factors contributing to our pricing power. Consequently, our forward pipeline has cap rates around 8 percent with gap yields in the high 9s.
-- Robert Max Jenkins, president and chief operating officer
2. Sale-Leasebacks Provide Steady Capital Access for Middle-Market Tenants
Middle-market businesses need capital to expand but face tight bank lending. Essential Properties steps in with sale-leaseback transactions, where a company sells its real estate and leases it back, providing long-term cash flow with built-in rent increases.
With alternative financing sources becoming more difficult for many companies, operators continue to monetize their own real estate through sale leasebacks, which encompass 91% of our investment volume in the quarter.
-- Robert Max Jenkins, president and chief operating officer
3. Internal Cash Generation and Asset Dispositions Fully Fund Growth
Relying on volatile stock and bond markets for capital can dilute returns or raise borrowing costs. Essential Properties stays self-sufficient by using property sales and retained earnings after dividends to fund its entire 2027 investment plan.
Importantly, our annual free cash flow after dividends is approaching 2 hundred million dollars and our guidance assumes approximately 2 hundred million dollars of dispositions next year.
-- Robert W. Salisbury, CFO and chief strategy officer
Looking Ahead
Volatile capital markets create dislocations in commercial real estate, but Essential Properties turns that turbulence into an advantage through disciplined underwriting. A diversified tenant base, long lease terms, and low balance sheet leverage protect cash flow while management focuses on capital preservation and pricing discipline.
Volatile capital markets present both challenges and opportunities for disciplined investors.
-- Peter Mavoides, chief executive officer
A granular portfolio of small properties provides deep liquidity, giving the company the flexibility to recycle assets and fund investment targets without issuing stock.
We are excited about the business plan that supports our 2027 guidance.
-- Peter Mavoides, chief executive officer
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