IYR: ISHARES U.S. REAL ESTATE ETF
Share-split context: A forward split was recorded on Jun 9, 2005 with coefficient 2. A forward split turns each old share into multiple new shares and lowers the quoted price per share proportionally. Proportional ownership is unchanged at the split moment, so the split itself creates neither a gain nor a loss. The price-return figures in this report are already split-adjusted.
What this ETF is trying to do
The iShares U.S. Real Estate ETF (IYR) is designed to provide investors with exposure to the United States real estate market. It invests in a variety of real estate companies, including those that own and manage properties. As of October 8, 2026, the fund holds 63 different assets.
Top Holdings
The fund's portfolio is spread across many companies. The largest holdings (as of October 8, 2026) include:
• Welltower Inc: 11.22%
• Prologis Inc: 9.10%
• Digital Realty Trust Inc: 4.71%
• Simon Property Group Inc: 4.52%
• Equinix Inc: 4.51%
What the numbers show
The current price of IYR is $93.89. Because this ETF has a history of share splits, we look at split-adjusted returns to see how it has performed.
• Price Return: This measures only the change in the share price. Over the last year, the price return was -1.92%. Over the last three years, the price return was 22.30%.
• Total Return: This reflects the overall return, including distributions. The one-year total return was 0.49%, and the three-year total return was 31.63%.
The fund has a history of one forward split (on June 9, 2005), where each old share became two new shares. This caused the per-share price to fall proportionally at that time, but it did not change the total value of an investor's ownership.
Income and distribution explanation
IYR provides cash distributions to its investors, usually on a quarterly basis. Over the last 12 months, it has made four payments.
The distribution yield is approximately 2.54%. It is important for beginners to remember that a distribution yield is not the same as a total return. While the yield shows the cash paid out relative to the price, it does not guarantee that the original investment value will stay the same.
NAV erosion explanation
NAV erosion happens when the actual value of the fund's underlying assets drops over time. The supplied data is sufficient to evaluate price erosion, but it does not include enough historical NAV-per-share data to confirm or rule out NAV erosion.
However, based on price-based evidence, the ETF has an erosion-risk score of 94, which is labeled as "Stable / sideways" with "good" severity. There is no severe erosion-risk flag for this fund.
Pros
• Positive Long-Term Growth: The three-year total return is 31.63%.
• Stability: The erosion-risk score suggests the price trend has been stable or sideways.
• Regular Income: The fund typically pays distributions four times a year.
Cons
• Recent Price Dip: The one-year price return is negative (-1.92%).
• Moderate Yield: The distribution yield is 2.54%, which may be lower than what some high-income seekers look for.
Beginner takeaway
IYR is a way to invest in U.S. real estate without buying physical buildings. While the share price has dipped slightly over the last year, the total return (which includes cash payments) remained positive. It is generally seen as a stable option for those wanting real estate exposure and regular quarterly income.
Top Holdings
Structured portfolio holdings supplied by the ETF data provider. These figures are not generated by the AI article.
| # | Holding | Ticker | Weight |
|---|---|---|---|
| 1 | WELLTOWER INC | WELL | 11.22% |
| 2 | PROLOGIS INC | PLD | 9.10% |
| 3 | DIGITAL REALTY TRUST INC | DLR | 4.71% |
| 4 | SIMON PROPERTY GROUP INC | SPG | 4.52% |
| 5 | EQUINIX INC | EQIX | 4.51% |
| 6 | REALTY INCOME CORP | O | 4.20% |
| 7 | AMERICAN TOWER CORP | AMT | 4.10% |
| 8 | PUBLIC STORAGE | PSA | 3.84% |
| 9 | EQUITY RESIDENTIAL | VMRK | 3.50% |
| 10 | VENTAS INC | VTR | 3.26% |