---
schema_version: "secwatch.filing_event.v1"
accession: "0000726728-26-000028"
form_type: "8-K"
ticker: "O"
cik: "0000726728"
company_name: "REALTY INCOME CORP"
filed_at: "2026-05-06T23:59:59+00:00"
generated_at: "2026-05-14T23:01:21.763962+00:00"
event_type: "earnings"
sentiment: "positive"
materiality_score: 0.75
calibrated_materiality_score: 0.75
confidence: "high"
source: SEC EDGAR
---

# Realty Income Q1 AFFO $1.13 (+6.6% YoY); revenue $1.55B; raises 2026 guidance

## Summary
- Net income available to common stockholders $311.8M ($0.33/diluted share); revenue $1.55B vs $1.38B YoY.
- AFFO per share $1.13, up 6.6% YoY; Normalized FFO $1.07 per share.
- Invested $2.8B ($2.6B pro-rata) at 7.1% initial cash yield; formed Apollo partnership with $1B initial investment.
- Raised 2026 investment guidance to $9.5B from $8B; AFFO guidance raised to $4.41-$4.44 per share.
- Rent recapture rate 103.4%; Net Debt to Annualized Pro Forma EBITDA 5.2x.

## SEC filing metadata
- accession: 0000726728-26-000028
- form_type: 8-K
- ticker: O
- cik: 0000726728
- company_name: REALTY INCOME CORP
- filed_at: 2026-05-06T23:59:59+00:00
- event_type: earnings
- sentiment: positive
- materiality_score: 0.75
- calibrated_materiality_score: 0.75
- confidence: high
- sec_items: 2.02, 7.01, 9.01
- EDGAR index: https://www.sec.gov/Archives/edgar/data/726728/000072672826000028/0000726728-26-000028-index.htm
- EDGAR primary document: https://www.sec.gov/Archives/edgar/data/726728/000072672826000028/o-20260506.htm

## Machine-readable alternates
- HTML: https://secwatch.observer/filing/0000726728-26-000028
- JSON: https://secwatch.observer/filing/0000726728-26-000028.json
- Plain text: https://secwatch.observer/filing/0000726728-26-000028.txt

## Source-grounded claims
- claim_id: 0b4f9c42472f9ca80b37031b8bcba3b2abf3fa21
  claim: REALTY INCOME CORP reported the three months ended March 31, 2026 results: revenue $1,548.7, net income $311.8, EPS $0.33. Guidance raised.
  evidence_excerpt: Financial Results The following summarizes our select financial results (dollars in millions, except per share data): Three months ended March 31, 2026 2025 Total revenue $ 1,548.7 $ 1,380.5 Net income available to common stockholders (1) $ 311.8 $ 249.8 Net income per share $ 0.33 $ 0.28 Funds from operations available to common stockholders (FFO) (2) $
  evidence_url: https://www.sec.gov/Archives/edgar/data/726728/000072672826000028/0000726728-26-000028-index.htm

This AI-assisted summary is a reading aid. Review the linked SEC EDGAR filing before relying on any specific claim.