Medical Properties Trust, Inc. (MPT) Stock Analysis
Real Estate · REIT - Healthcare Facilities
Sell if holding. At $4.87, A.R:R 0.6:1 is below the 1.5:1 minimum. Reward from here is too thin for a buy — the engine flags exit. Additional concerns: Leverage penalty (D/E 2.1): -1.5; Thin upside margin: 3.1%.
Medical Properties Trust is a self-advised healthcare REIT with 384 facilities across 31 US states, 7 European countries, and Colombia, leased to operators under long-term net leases. Total assets were $15B at December 31, 2025; rent billed = 75.8% of $972M total revenues.... Read more
Sell if holding. At $4.87, A.R:R 0.6:1 is below the 1.5:1 minimum. Reward from here is too thin for a buy — the engine flags exit. Additional concerns: Leverage penalty (D/E 2.1): -1.5; Thin upside margin: 3.1%. Chart setup: No clear chart pattern; technical signals are mixed. Score 5.5/10, moderate confidence.
Passes 6/8 gates (clean insider activity, no SEC red flags, news events none recent, earnings proximity 44d clear, semi cycle peak clear, materials cycle peak clear). Fails on weak momentum and favorable risk/reward ratio. Suitability: aggressive.
About Medical Properties Trust, Inc.
About Medical Properties Trust, Inc.
Medical Properties Trust held 384 healthcare facilities totaling approximately 39,000 licensed beds across 31 U.S. states and eight international markets at year-end 2025, generating $972 million in total revenues. The portfolio spans 165 general acute care hospitals, 68 behavioral health facilities, and 128 post-acute care facilities, with $15 billion in total assets and roughly half located outside the United States.
Revenue at Medical Properties Trust flows primarily through absolute-net leases—where tenants bear all operating costs including utilities, taxes, and maintenance—with rent-billed and straight-line rent accounting for 91% of 2025 revenues. The lease portfolio carries a weighted-average remaining initial term of 16.7 years, and 99% of leases include annual escalators tied to CPI or fixed minimums. Top tenants include Circle (36 U.K. facilities, leases through 2050), Priory Group (37 U.K. facilities through 2046), and Healthcare Systems of America (eight U.S. facilities through September 2044). The company had approximately $9.6 billion of debt outstanding as of February 2026, and the 10-K discloses that revenues depend particularly on Circle, Priory, HSA, Swiss Medical, and Lifepoint Behavioral, which together represent 42% of total assets.
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Tenant credit quality poses a concentrated risk distinct from the portfolio's geographic breadth. The company has experienced two tenant bankruptcies—Steward Healthcare in May 2024 and Prospect Medical Holdings in January 2025—requiring costly re-tenanting and impairment charges across both fiscal years. Circle, the largest tenant at 14.1% of total assets, holds 36 U.K. facilities under leases expiring in 2050; a default would trigger cross-default provisions across all 34 guaranteed leases, a structure the 10-K flags as a pronounced negative risk.
See also: Real Estate · REIT - Healthcare Facilities
From Medical Properties Trust, Inc.'s most recent 10-K filing, extracted June 11, 2026.
Recent developments
updated 2026-06-15Recent Developments — Medical Properties Trust, Inc.
Latest news
- NEWS Medical Properties Trust: From Crisis To Comeback (NYSE:MPT) - Seeking Alpha — Seeking Alpha positive
- NEWS Medical Properties Trust Q4 earnings, revenue beat as Prospect issues resolved - MSN — MSN positive
- NEWS Securities Fraud Investigation Into Medical Properties - GlobeNewswire — GlobeNewswire negative
- NEWS Why Medical (MPT) Stock Matters (Investors Pile In) 2026-04-20 - Entry Points - Cổng thông tin điện tử tỉnh Tây Ninh — Cổng thông tin điện tử tỉnh Tây Ninh neutral
- NEWS Medical Properties (MPT) Q4 FFO and revenues surpass estimates - MSN — MSN positive
Generated 2026-06-17T08:21:49Z.
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Rating Breakdown
2 floor-breakers
Price action weak — below key moving averages, no momentum carry. Needs a base before trend-continuation setups apply.static
No near-term catalyst priced in. Thesis progression will come from fundamentals grinding, not event reaction.static
Price Targets
Position Sizing
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Verdict History
Frequently Asked Questions
Sell if holding. At $4.87, A.R:R 0.6:1 is below the 1.5:1 minimum. Reward from here is too thin for a buy — the engine flags exit. Additional concerns: Leverage penalty (D/E 2.1): -1.5; Thin upside margin: 3.1%. Chart setup: No clear chart pattern; technical signals are mixed. Prior stop was $4.71. Score 5.5/10, moderate confidence.
Take-profit target: $5.03 (+3.1% upside). Prior stop was $4.71. Stop-loss: $4.71.
Thin upside margin: 3.1%; Leverage penalty (D/E 2.1): -1.5; Consecutive earnings misses (2).
Medical Properties Trust, Inc. trades at a P/E of N/A (forward 33.8). TrendMatrix value score: 5.7/10. Verdict: Sell.
16 analysts cover MPT with a consensus score of 2.7/5. Average price target: $6.
What does Medical Properties Trust, Inc. do?Medical Properties Trust is a self-advised healthcare REIT with 384 facilities across 31 US states, 7 European...
Medical Properties Trust is a self-advised healthcare REIT with 384 facilities across 31 US states, 7 European countries, and Colombia, leased to operators under long-term net leases. Total assets were $15B at December 31, 2025; rent billed = 75.8% of $972M total revenues. Circle (UK, 14.1% of assets), Priory (UK, 8.7%), and HSA (US, 8.0%) are the three largest tenants.