Is PINE or MSEX a better dividend investment in 2026?

PINE currently yields 6.42% with a 5% 5-year dividend growth rate. MSEX yields 2.65% with 5% growth. The better choice depends on your goal: PINE offers higher current income.

What is the dividend yield difference between PINE and MSEX?

PINE has a forward dividend yield of 6.42% ($1.16/share annually). MSEX yields 2.65% ($1.40/share annually). The yield gap is 3.77 percentage points.

Home › Compare › PINE vs MSEX

PINE vs MSEX: Dividend Comparison 2026

PINE yields 6.42% · MSEX yields 2.65%● Live data

vsPost on X →

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

🏆 MSEX wins by $27.9K in total portfolio value

INVESTMENT

TIME HORIZON10 years

PINE

● Live price

6.42%

Share price

$18.00

Annual div

$1.16

5Y div CAGR

-50%

Payout ratio

50%

After 10 yrs · $10,000 · DRIP

Portfolio value

$20.8K

Annual income

$0.66

Full PINE 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 — PINE vs MSEX

📍 MSEX pulled ahead of the other in Year 1

Annual dividend income

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Recession Test — Did They Cut Dividends?

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

Crisis Period	PINE	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, PINE + MSEX cover 0 of 12 months — good coverage

Jan

—

Feb

—

Mar

—

Apr

—

May

—

Jun

—

Jul

—

Aug

—

Sep

—

Oct

—

Nov

—

Dec

—

PINE 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.

PINE

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

$545.42/yr

After 10yr DRIP, annual income (after tax)

$0.56/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 $7,008.80/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 PINE + MSEX for your $10,000?

PINE: 50%MSEX: 50%

100% MSEX50/50100% PINE

Portfolio after 10yr

$34.7K

Annual income

$4,123.49/yr

Blended yield

11.87%

📊

Analyst Conviction Gap

Where Wall Street is most bullish on PINE right now

PINE

Analyst Ratings

Strong

Buy

Hold

Consensus: Buy

Price Target

$20.50

+13.9% upside vs current

Range: $20.00 — $21.00

Altman Z

0.5

Piotroski

4/9

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)

PINE buys

MSEX buys

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

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

MetricPINEMSEX

Forward yield	6.42% ✓	2.65%
Annual dividend / share	$1.16	$1.40 ✓
Payout ratio	50%	50%
1-year div growth	0%	0%
5-year div CAGR	-50%	31.2% ✓
Portfolio after 10y	$20.8K	$48.7K ✓
Annual income after 10y	$0.66	$8,246.31 ✓
Total dividends collected	$654.00 ✓	$25.1K
Payment frequency	quarterly	quarterly
Sector	REIT	Stock
Analyst consensus	Buy	Buy
Analyst price target	$20.50	$53.50 ✓

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

Year	PINE Portfolio	PINE Income/yr	MSEX Portfolio	MSEX Income/yr	Gap
1← crossover	$11,021	$320.83	$11,048	$348.27	$27.00 → MSEX
2	$11,958	$165.23	$12,293	$471.81	$335.00 → MSEX
3	$12,878	$83.77	$13,798	$643.72	$920.00 → MSEX
4	$13,822	$42.16	$15,649	$885.89	$1.8K → MSEX
5	$14,811	$21.14	$17,977	$1,232.03	$3.2K → MSEX
6	$15,858	$10.59	$20,971	$1,735.35	$5.1K → MSEX
7	$16,973	$5.30	$24,921	$2,482.19	$7.9K → MSEX
8	$18,164	$2.65	$30,282	$3,616.88	$12.1K → MSEX
9	$19,437	$1.32	$37,791	$5,389.01	$18.4K → MSEX
10	$20,798	$0.66	$48,683	$8,246.31	$27.9K → MSEX

PINE vs MSEX: Complete Analysis 2026

PINE — REIT

Alpine Income Property Trust, Inc. (NYSE: PINE) is a publicly traded real estate investment trust that acquires, owns and operates a portfolio of high-quality single-tenant net leased commercial income properties.

Full PINE 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.