stocks · Monday, June 8, 2026 · 3 min
Buy Agree Realty at $73.51 while tech crashes: bosses bought $2.9M of their own stock
Tech is down hard today and Agree Realty (ADC) is the rare stock going up. Insiders just bought $2.9 million of their own shares near the 52 week low, so a defensive landlord trade is open at $73.51.
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Aim for $76.00: 50 day moving average sits at $75.96; a reclaim usually flips the short term trend back up
Aim for $80.00: January resistance shelf; sits about 2.5% below the 52 week high of $82.08
Why this size: Risk 0.5% of the account at the sell-if-it-drops level. Stop is 5.45% below entry ($73.51 to $69.50), so position size = 0.5% / 5.45% = 9.2% of account. Capped at 5% to leave room for other real estate holdings and respect a 15% sector cap.
When you'd hold this: 4 to 8 weeks, around next quarterly earnings filing expected late July 2026, 49 days from today
US tech stocks opened the week getting hammered. The S&P 500 (the basket of the 500 biggest US companies, ticker SPY) is down 1.88% and the Nasdaq 100 (the tech heavy basket, ticker QQQ) is down 3.39%. In the middle of that red screen, one boring stock is actually going up: Agree Realty (ticker ADC), a real estate investment trust (REIT, which is just a company that owns buildings and rents them out to tenants like grocery stores and pharmacies). It is up 1.44% to $73.51 while everything else bleeds. The people who run the company also just bought $2.9 million of their own stock in the open market1. Buy a starter position here.
What just happened
Agree Realty owns about 2,400 buildings across the United States, mostly leased to companies like Walmart, Tractor Supply, Dollar General, and CVS, the kind of stores that pay rent whether the economy is hot or cold. The stock has been drifting down for months and now sits at $73.51, just $4 above its 52 week low of $69.56.
While the stock was bleeding, a cluster of company directors and officers walked into the open market and bought a combined $2.9 million of shares1. When several insiders at the same company buy at the same time it is the strongest single signal in insider data, because each one is putting personal cash on the line independently. It usually means they think the price is too low compared to what they see in their own leases.
At the same time, big money has been quietly leaving the stock market today. The S&P 500 is off 1.88% and the Nasdaq is off 3.39%. But ADC is green. That spread, up 1.44% while the market is down nearly 2%, is the kind of relative strength that shows up when defensive money is rotating in.
So what
This means tech is having its first real bad day in a while, which means the herd that piled into Nvidia and Apple is dumping at the same time, which means that money has to land somewhere safer, which is why boring property landlords with locked in rent checks are catching a bid. Add in that the people running this specific landlord just put $2.9 million of their own cash into it last week1, and you have two different groups of buyers (panicked rotators today plus informed insiders last week) ending up at the same address. That is a cross domain confirmation worth a small position.
What to do about it
Buy ADC at around $73.51. Do not pay above $74.50 for it. If it falls to $69.50, just below the 52 week low, sell and walk away because the insider buy thesis is broken. First profit taking level is around $76, the 50 day average. Second is $80, the January resistance area. Risk is that this is a slow moving landlord stock; if tech bounces tomorrow the rotation flow disappears and ADC drifts sideways for weeks. Size accordingly.
What we got right (and wrong) before
We have a few open insider buy trades on the books. Last Friday we said buy RLI at $49.68 before hurricane season because insurance bosses bought above today's price; that one is still open. The week before that we passed on NCLH at $19.40 and said wait for $17.85; the stock has not pulled back yet. The pattern we keep leaning on, insiders cluster buying near a 52 week low, has been our highest hit rate setup this year. This is another one.
For the nerds
ADC at $73.51, prev close $72.47, +1.44%, vs SPY -1.88% and QQQ -3.39%. RSI 14 at 31.23 (weakening, approaching oversold per our band). MACD -0.97, signal -0.84, histogram -0.13, bearish but flattening. Price below SMA 50 ($75.96), above SMA 200 ($74.46), still in a long-term uptrend (50 > 200). 52w range $69.56 to $82.08. Sector context: EAFE theme pulled $8.36B over the last 3 months and TIPS pulled $5.6B2, consistent with defensive-real-asset rotation. CME FedWatch shows 98.2% no change at the June 17 FOMC3, so the bid here is not a rate-cut bet, it is a flight-to-cashflow bet. 10Y Treasury yield at 4.47% (FRED DGS10, 2026-06-04). Stop placed at $69.50 = $0.06 below the 52w low. R:R to T2 = 1:1.62.
Not financial advice. Do your own research.
What we passed on
- $QQQPENDING+0.5% since pass
Down 3.39% on the day and broke below the 50 day average; do not catch a falling tech basket on day one of a rout.
- $IEMGPENDING+0.2% since pass
Emerging market basket down 5.49% on the day; need a settling session before stepping in.
- $SBLKPENDING-0.3% since pass
Shipper sold off 3.26% even though the dry bulk shipping rate index is up 82% from a year ago; mismatch suggests sellers know something, wait.