Recession-Proof Returns: 3 Industrial REITs To Buy For Yield And Dividend Growth In Any Market Cycle (TRNO, EGP, PLD)

If you're an income investor, you're constantly searching for stocks that can provide stable income and long-term growth for your portfolio regardless of the economic cycle. Industrial real estate investment trusts (REITs) offer a compelling opportunity, combining reliable yield with steady dividend growth, even during downturns. 

Industrial REITs own and manage income-generating industrial properties such as warehouses, distribution centers, logistics facilities and manufacturing plants, generating income by leasing the properties. And like other REITs, industrial REITs must distribute a significant portion of their income to shareholders as dividends.

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Let's look at three industrial REITs you could invest in today.

Terreno Realty Corporation

Terreno Realty Corporation TRNO owns and manages industrial properties in six major coastal markets in the United States, including Los Angeles, Miami, Seattle and Washington, D.C. As of June 30, its portfolio comprised 292 industrial buildings containing approximately 18.1 million square feet.

According to company filings from August 2024, Terreno pays a quarterly dividend of $0.49 per share, resulting in an annualized dividend of $1.96 per share and giving its stock a 3.2% yield at the time of this writing.

Terreno has been a consistent source of dividend growth since its initial public offering in 2011. It has raised its dividend each year since, which puts it on track for 2024 to mark the 13th consecutive year with an increase. Its last dividend increase was 8.9% in August.

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EastGroup Properties, Inc.

EastGroup Properties EGP owns and manages industrial properties across major Sunbelt markets in the United States, including Florida, Texas, Arizona, California and North Carolina. As of June 30, its portfolio comprised approximately 60.2 million square feet of premier distribution facilities.

According to company filings from August 2024, EastGroup pays a quarterly dividend of $1.40 per share, resulting in an annualized dividend of $5.60 per share and giving its stock a 3.2% yield at the time of this writing.

EastGroup last raised its dividend in August 2024, a 10% hike that marked the 13th consecutive year with an increase. The company also proudly noted that it has paid dividends for 32 consecutive years, with 29 increases and no reductions in that span.

Prologis

Prologis Inc. PLD is the world's largest REIT. As of Sept. 30, it owned or had interests in more than 5,500 industrial properties containing approximately 1.2 billion square feet across 20 countries.

According to company filings from September 2024, Prologis pays a quarterly dividend of $0.96 per share, which results in an annualized dividend of $3.84 per share and giving its stock a 3.3% yield at the time of this writing.

Like Terreno and EastGroup, Prologis has consistently delivered dividend growth to its shareholders. It has raised its annual dividend payment each of the last 10 years and its 10% hike in February has it on pace for 2024 to mark the 11th consecutive year with an increase.

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