Is FCPT or MSEX a better dividend investment in 2026?

FCPT currently yields 5.99% with a 5% 5-year dividend growth rate. MSEX yields 2.65% with 5% growth. The better choice depends on your goal: FCPT offers higher current income.

What is the dividend yield difference between FCPT and MSEX?

FCPT has a forward dividend yield of 5.99% ($1.43/share annually). MSEX yields 2.65% ($1.40/share annually). The yield gap is 3.34 percentage points.

Home › Compare › FCPT vs MSEX

FCPT vs MSEX: Dividend Comparison 2026

FCPT yields 5.99% · MSEX yields 2.65%● Live data

vsPost on X →

After 10 years · $10,000 invested · DRIP enabled

🏆 MSEX wins by $83.00 in total portfolio value· pulled ahead in Year 10

INVESTMENT

TIME HORIZON10 years

FCPT

● Live price

5.99%

Share price

$23.91

Annual div

$1.43

5Y div CAGR

15.8%

Payout ratio

50%

After 10 yrs · $10,000 · DRIP

Portfolio value

$48.6K

Annual income

$5,665.82

Full FCPT calculator →

MSEX

● Live price

2.65%

Share price

$52.74

Annual div

$1.40

5Y div CAGR

31.2%

Payout ratio

50%

After 10 yrs · $10,000 · DRIP

Portfolio value

$48.7K

Annual income

$8,246.31

Full MSEX calculator →

Portfolio growth — FCPT vs MSEX

📍 MSEX pulled ahead of the other in Year 10

Annual dividend income

🛡️

Recession Test — Did They Cut Dividends?

How each stock treated shareholders during the 3 biggest crises of the last 20 years

Crisis Period	FCPT	MSEX
2008–2009 GFC	— No data	— No data
2020 Q1–Q2 COVID	— No data	— No data
2022 Q4 Rate Hike	— No data	— No data

Based on dividend payment history. "Increased" = dividend grew during crisis. "Maintained" = held within 3%. "Cut" = reduced by more than 3%.

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Dividend Calendar Overlap

Combined, FCPT + MSEX cover 0 of 12 months — good coverage

Jan

—

Feb

—

Mar

—

Apr

—

May

—

Jun

—

Jul

—

Aug

—

Sep

—

Oct

—

Nov

—

Dec

—

FCPT pays

MSEX pays

Both pay

Neither

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Tax Bracket Optimizer

Which stock is actually better after tax? Adjust your rate to find out.

FCPT

Annual income on $10K today (after 15% tax)

$508.90/yr

After 10yr DRIP, annual income (after tax)

$4,815.95/yr

MSEX

Annual income on $10K today (after 15% tax)

$225.64/yr

After 10yr DRIP, annual income (after tax)

$7,009.36/yr

At 15% tax rate, MSEX beats the other by $2,193.42/year in after-tax income after 10 years on $10,000

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Lazy Portfolio Split Optimizer

What's the optimal mix of FCPT + MSEX for your $10,000?

FCPT: 50%MSEX: 50%

100% MSEX50/50100% FCPT

Portfolio after 10yr

$48.6K

Annual income

$6,956.07/yr

Blended yield

14.30%

📊

Analyst Conviction Gap

Where Wall Street is most bullish on FCPT right now

FCPT

Analyst Ratings

Buy

Hold

Consensus: Hold

Price Target

$27.00

+12.9% upside vs current

Range: $25.00 — $29.00

Altman Z

1.4

Piotroski

6/9

MSEX

Analyst Ratings

Buy

Hold

Consensus: Buy

Price Target

$53.50

+1.4% upside vs current

Range: $52.00 — $55.00

Altman Z

1.1

Piotroski

4/9

Analyst ratings via FMP. Altman Z-Score: >3.0 safe, 1.81–3.0 grey zone, <1.81 distress. Piotroski: 7–9 strong, 0–3 weak.

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Copy Congress — What Are Politicians Buying?

Senate & House STOCK Act disclosures (last 90 days)

FCPT buys

MSEX buys

No recent congressional trades found for FCPT or MSEX in the last 90 days.

STOCK Act mandates disclosure within 45 days of transaction. Data via FMP.Full tracker →

MetricFCPTMSEX

Forward yield	5.99% ✓	2.65%
Annual dividend / share	$1.43 ✓	$1.40
Payout ratio	50%	50%
1-year div growth	0%	0%
5-year div CAGR	15.8%	31.2% ✓
Portfolio after 10y	$48.6K	$48.7K ✓
Annual income after 10y	$5,665.82	$8,246.31 ✓
Total dividends collected	$23.7K	$25.1K ✓
Payment frequency	quarterly	quarterly
Sector	REIT	Stock
Analyst consensus	Hold	Buy
Analyst price target	$27.00	$53.50 ✓

Year-by-year: FCPT vs MSEX ($10,000, DRIP)

Year	FCPT Portfolio	FCPT Income/yr	MSEX Portfolio	MSEX Income/yr	Gap
1	$11,393	$693.30	$11,048	$348.27	+$345.00 → FCPT
2	$13,046	$854.86	$12,293	$471.81	+$753.00 → FCPT
3	$15,018	$1,059.34	$13,798	$643.72	+$1.2K → FCPT
4	$17,389	$1,319.82	$15,649	$885.89	+$1.7K → FCPT
5	$20,260	$1,653.87	$17,977	$1,232.03	+$2.3K → FCPT
6	$23,764	$2,085.42	$20,971	$1,735.35	+$2.8K → FCPT
7	$28,075	$2,647.22	$24,921	$2,482.19	+$3.2K → FCPT
8	$33,425	$3,384.63	$30,282	$3,616.88	+$3.1K → FCPT
9	$40,125	$4,361.00	$37,791	$5,389.01	+$2.3K → FCPT
10← crossover	$48,600	$5,665.82	$48,683	$8,246.31	$83.00 → MSEX

FCPT vs MSEX: Complete Analysis 2026

FCPT — REIT

FCPT, headquartered in Mill Valley, CA, is a real estate investment trust primarily engaged in the acquisition and leasing of restaurant properties. The Company seeks to grow its portfolio by acquiring additional real estate to lease, on a net basis, for use in the restaurant and retail industries.

Full FCPT Calculator →

MSEX — Stock

Middlesex Water Company owns and operates regulated water utility and wastewater systems. It operates in two segments, Regulated and Non-Regulated. The Regulated segment collects, treats, and distributes water on a retail and wholesale basis to residential, commercial, industrial, and fire protection customers, as well as provides regulated wastewater systems in New Jersey and Delaware. The Non-Regulated segment provides non-regulated contract services for the operation and maintenance of municipal and private water and wastewater systems in New Jersey and Delaware. The company was incorporated in 1896 and is headquartered in Iselin, New Jersey.

Full MSEX Calculator →

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⚠️ Educational purposes only. Not financial advice. Congressional trades sourced from SEC STOCK Act filings via FMP. Past performance does not guarantee future results.