Realty Income Q2 AFFO per share $1.09, up 3.8% YoY; raises 2026 guidance to $4.44-$4.45

REALTY INCOME CORP

Net income $344M ($0.37/diluted); AFFO per share $1.09 vs $1.05 prior year.
Invested $2.6B ($2.1B pro-rata) at 7.3% initial cash yield; rent recapture 102.7%.
Net debt to annualized pro forma adjusted EBITDA 5.4x.
Raised 2026 AFFO guidance to $4.44-$4.45, ~4% growth at midpoint.
Subsequent events: issued €600M 3.625% notes due 2032; Fitch assigned 'A' rating.

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