McDonald's $120B Real Estate Portfolio Paves the Way to Its 50th Consecutive Dividend Hike

Core Viewpoint - McDonald's business model, characterized by significant real estate ownership and a rent-heavy franchise structure, provides a reliable source of income and asset value that distinguishes it from competitors [1][2][3]. Group 1: Business Model and Revenue Generation - McDonald's operates a franchise model where independent operators run 95% of its 45,000 stores, while the company owns 80% of the buildings and 56% of the land [1]. - The company generates approximately $10 billion in annual revenue, leading to around $7.5 billion in net rental income, primarily through triple net leases that transfer costs to franchisees [5]. - The combination of prime real estate, predictable rent collection, and high-margin royalties has established McDonald's as a reliable long-term investment [3]. Group 2: Real Estate Value - McDonald's real estate portfolio is estimated to be worth around $120 billion, significantly higher than the net asset value of $27.5 billion recorded on its balance sheet [7]. - The properties are recorded at historical cost and depreciated over time, which underrepresents their current market value [7]. Group 3: Financial Performance - The company reported a 5.7% year-over-year growth in global same-store sales, with a notable 6.8% increase in the U.S. market, marking the fastest growth in over two years [8]. - McDonald's generated $7.2 billion in free cash flow in 2025, allowing for routine share buybacks and maintaining a strong dividend history with 49 consecutive years of increases [10]. - The stock trades at 24 times forward earnings, comparable to Yum! Brands, but is supported by a substantial property portfolio worth over half its market cap [10]. Group 4: Strategic Initiatives - The company has implemented value-oriented strategies, such as the relaunch of Extra Value Meals, to attract lower-income households and successfully increased guest counts and average spending per visit [9].