Is JPI or EPRT a better dividend investment in 2026?

JPI currently yields 7.22% with a 5% 5-year dividend growth rate. EPRT yields 3.97% with 5% growth. The better choice depends on your goal: JPI offers higher current income.

What is the dividend yield difference between JPI and EPRT?

JPI has a forward dividend yield of 7.22% ($1.49/share annually). EPRT yields 3.97% ($1.21/share annually). The yield gap is 3.25 percentage points.

Home › Compare › JPI vs EPRT

JPI vs EPRT: Dividend Comparison 2026

JPI yields 7.22% · EPRT yields 3.97%● Live data

vsPost on X →

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

🏆 EPRT wins by $41.6K in total portfolio value· pulled ahead in Year 2

INVESTMENT

TIME HORIZON10 years

JPI

● Live price

7.22%

Share price

$20.68

Annual div

$1.49

5Y div CAGR

-27.7%

Payout ratio

50%

After 10 yrs · $10,000 · DRIP

Portfolio value

$22.8K

Annual income

$32.56

Full JPI calculator →

EPRT

● Live price

3.97%

Share price

$30.36

Annual div

$1.21

5Y div CAGR

29%

Payout ratio

50%

After 10 yrs · $10,000 · DRIP

Portfolio value

$64.3K

Annual income

$13,170.85

Full EPRT calculator →

Portfolio growth — JPI vs EPRT

📍 EPRT pulled ahead of the other in Year 2

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	JPI	EPRT
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%.

📅

Dividend Calendar Overlap

Combined, JPI + EPRT cover 0 of 12 months — good coverage

Jan

—

Feb

—

Mar

—

Apr

—

May

—

Jun

—

Jul

—

Aug

—

Sep

—

Oct

—

Nov

—

Dec

—

JPI pays

EPRT pays

Both pay

Neither

💰

Tax Bracket Optimizer

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

JPI

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

$614.07/yr

After 10yr DRIP, annual income (after tax)

$27.68/yr

EPRT

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

$337.37/yr

After 10yr DRIP, annual income (after tax)

$11,195.22/yr

At 15% tax rate, EPRT beats the other by $11,167.55/year in after-tax income after 10 years on $10,000

⚖️

Lazy Portfolio Split Optimizer

What's the optimal mix of JPI + EPRT for your $10,000?

JPI: 50%EPRT: 50%

100% EPRT50/50100% JPI

Portfolio after 10yr

$43.5K

Annual income

$6,601.71/yr

Blended yield

15.16%

📊

Analyst Conviction Gap

Where Wall Street is most bullish on EPRT right now

JPI

No analyst data

Altman Z

2.2

Piotroski

5/9

EPRT

Analyst Ratings

Strong

Buy

Hold

Sell

Consensus: Buy

Price Target

$35.50

+16.9% upside vs current

Range: $33.00 — $37.00

Altman Z

1.8

Piotroski

5/9

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.

🏛️

Copy Congress — What Are Politicians Buying?

Senate & House STOCK Act disclosures (last 90 days)

JPI buys

EPRT buys

No recent congressional trades found for JPI or EPRT in the last 90 days.

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

MetricJPIEPRT

Forward yield	7.22% ✓	3.97%
Annual dividend / share	$1.49 ✓	$1.21
Payout ratio	50%	50%
1-year div growth	0%	0%
5-year div CAGR	-27.7%	29% ✓
Portfolio after 10y	$22.8K	$64.3K ✓
Annual income after 10y	$32.56	$13,170.85 ✓
Total dividends collected	$1.9K	$38.7K ✓
Payment frequency	quarterly	quarterly
Sector	Stock	REIT

Year-by-year: JPI vs EPRT ($10,000, DRIP)

Year	JPI Portfolio	JPI Income/yr	EPRT Portfolio	EPRT Income/yr	Gap
1	$11,222	$522.32	$11,212	$512.01	+$10.00 → JPI
2← crossover	$12,404	$396.07	$12,689	$692.09	$285.00 → EPRT
3	$13,568	$295.81	$14,521	$944.30	$953.00 → EPRT
4	$14,736	$218.63	$16,841	$1,302.88	$2.1K → EPRT
5	$15,928	$160.45	$19,841	$1,821.64	$3.9K → EPRT
6	$17,161	$117.19	$23,818	$2,587.47	$6.7K → EPRT
7	$18,447	$85.31	$29,230	$3,744.65	$10.8K → EPRT
8	$19,800	$61.97	$36,816	$5,540.38	$17.0K → EPRT
9	$21,231	$44.94	$47,806	$8,413.17	$26.6K → EPRT
10	$22,750	$32.56	$64,324	$13,170.85	$41.6K → EPRT

JPI vs EPRT: Complete Analysis 2026

JPI — Stock

Nuveen Preferred Securities & Income Opportunities Fund operates as a closed-end investment fund. It seeks to provide high level current income and total return. The company was founded in 2003 and is headquartered in Chicago, IL.

Full JPI Calculator →

EPRT — REIT

Essential Properties Realty Trust, Inc., a real estate company, acquires, owns, and manages single-tenant properties in the United States. The company leases its properties to middle-market companies, such as restaurants, car washes, automotive services, medical and dental services, convenience stores, equipment rental, entertainment, early childhood education, grocery, and health and fitness on a long-term basis. As of December 31, 2021, it had a portfolio of 1, 451 properties. The company qualifies as a real estate investment trust for federal income tax purposes. It generally would not be subject to federal corporate income taxes if it distributes at least 90% of its taxable income to its stockholders. The company was founded in 2016 and is headquartered in Princeton, New Jersey.

Full EPRT Calculator →

📬

Get this JPI vs EPRT comparison by email

Save your analysis + weekly dividend insights. Free forever.

More comparisons

JPI vs SCHD JPI vs JEPI JPI vs O JPI vs KO JPI vs MAIN

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