Is SAFE or MSEX a better dividend investment in 2026?

SAFE currently yields 5.20% with a 5% 5-year dividend growth rate. MSEX yields 4.00% with 5% growth. The better choice depends on your goal: SAFE offers higher current income.

What is the dividend yield difference between SAFE and MSEX?

SAFE has a forward dividend yield of 5.20% ($0.71/share annually). MSEX yields 4.00% ($2.00/share annually). The yield gap is 1.20 percentage points.

Home › Compare › SAFE vs MSEX

SAFE vs MSEX: Dividend Comparison 2026

SAFE yields 5.20% · MSEX yields 4.00%● Live data

vsPost on X →

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

🏆 MSEX wins by $6.7K in total portfolio value

INVESTMENT

TIME HORIZON10 years

SAFE

● Live price

5.20%

Share price

$13.62

Annual div

$0.71

5Y div CAGR

-34.3%

Payout ratio

50%

After 10 yrs · $10,000 · DRIP

Portfolio value

$21.3K

Annual income

$8.45

Full SAFE calculator →

MSEX

● Live price

4.00%

Share price

$50.00

Annual div

$2.00

5Y div CAGR

Payout ratio

50%

After 10 yrs · $10,000 · DRIP

Portfolio value

$28.0K

Annual income

$899.19

Full MSEX calculator →

Portfolio growth — SAFE 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	SAFE	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, SAFE + MSEX cover 0 of 12 months — good coverage

Jan

—

Feb

—

Mar

—

Apr

—

May

—

Jun

—

Jul

—

Aug

—

Sep

—

Oct

—

Nov

—

Dec

—

SAFE 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.

SAFE

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

$441.85/yr

After 10yr DRIP, annual income (after tax)

$7.18/yr

MSEX

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

$340.00/yr

After 10yr DRIP, annual income (after tax)

$764.31/yr

At 15% tax rate, MSEX beats the other by $757.13/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 SAFE + MSEX for your $10,000?

SAFE: 50%MSEX: 50%

100% MSEX50/50100% SAFE

Portfolio after 10yr

$24.7K

Annual income

$453.82/yr

Blended yield

1.84%

📊

Analyst Conviction Gap

Where Wall Street is most bullish on SAFE right now

SAFE

Analyst Ratings

Buy

Hold

Sell

Consensus: Buy

Price Target

$15.50

+13.8% upside vs current

Range: $14.00 — $17.00

Altman Z

0.7

Piotroski

4/9

MSEX

Analyst Ratings

Buy

Hold

Consensus: Buy

Price Target

$53.50

+7.0% 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)

SAFE buys

MSEX buys

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

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

MetricSAFEMSEX

Forward yield	5.20% ✓	4.00%
Annual dividend / share	$0.71	$2.00 ✓
Payout ratio	50%	50%
1-year div growth	0%	5% ✓
5-year div CAGR	-34.3%	5% ✓
Portfolio after 10y	$21.3K	$28.0K ✓
Annual income after 10y	$8.45	$899.19 ✓
Total dividends collected	$1.0K	$6.4K ✓
Payment frequency	quarterly	quarterly
Sector	Stock	Stock
Analyst consensus	Buy	Buy
Analyst price target	$15.50	$53.50 ✓

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

Year	SAFE Portfolio	SAFE Income/yr	MSEX Portfolio	MSEX Income/yr	Gap
1← crossover	$11,042	$341.52	$11,120	$420.00	$78.00 → MSEX
2	$12,046	$231.54	$12,357	$458.31	$311.00 → MSEX
3	$13,044	$155.11	$13,721	$499.76	$677.00 → MSEX
4	$14,061	$103.13	$15,227	$544.58	$1.2K → MSEX
5	$15,113	$68.26	$16,885	$593.02	$1.8K → MSEX
6	$16,216	$45.05	$18,713	$645.34	$2.5K → MSEX
7	$17,381	$29.68	$20,724	$701.81	$3.3K → MSEX
8	$18,617	$19.53	$22,938	$762.73	$4.3K → MSEX
9	$19,933	$12.85	$25,372	$828.41	$5.4K → MSEX
10	$21,337	$8.45	$28,047	$899.19	$6.7K → MSEX

SAFE vs MSEX: Complete Analysis 2026

SAFE — Stock

Safehold Inc. (NYSE: SAFE) is revolutionizing real estate ownership by providing a new and better way for owners to unlock the value of the land beneath their buildings. Through its modern ground lease capital solution, Safehold helps owners of high quality multifamily, office, industrial, hospitality and mixed-use properties in major markets throughout the United States generate higher returns with less risk. The Company, which is taxed as a real estate investment trust (REIT) and is managed by its largest shareholder, iStar Inc., seeks to deliver safe, growing income and long-term capital appreciation to its shareholders.

Full SAFE Calculator →

MSEX — Stock

MSEX is a dividend-paying stock. Use this calculator to estimate your future dividend income, DRIP compounding returns, and passive income potential from investing in MSEX shares.

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.