REIT Growth, Valuation and Performance

The extent to which a real estate investment trust’s (REIT’s) physical growth is related to market valuation and performance is examined. Using a sample of U.S. equity REITs over the 1995-2020 period, we measure a REIT’s growth as the growth of its total area in square feet (or its number of properties) and find that fast-growing REITs are unable to increase their cash flow proportionally with the expansion of their physical footprint. Moreover, we find no evidence that this growth alone is associated with stock performance. However, we show that rapidly growing REITs are associated with higher market valuation, measured by capitalization rates, Price/FFO ratio, or firm Q. These findings suggest that capital structure, managerial actions and potential for improved property level performance rather than physical growth alone play major roles in REIT valuation. Overall, our findings align with expectations for market efficiency in a highly transparent asset group such as equity REITs