This past December was an interesting time in the United States, with everyone gearing up for the holidays but keeping an eye on the news to see what crazy thing would happen next…

#-ad_banner-#But amid the year-end flurry many missed some great news: The consumer sentiment index hit its highest mark since January 2004. With strong consumer sentiment comes increased spending in retail, movies and other entertainment categories.

And my High-Yield Investing portfolio has the perfect pick to generate steady income from this trend. I’ve had this stock in my Undiscovered High Yielders portfolio for about a year and a half, and I’ve already recorded a 36.7% gain…

Known for its focus on entertainment and recreation related real estate, EPR Properties’ (NYSE: EPR) national portfolio consists of ski parks, upscale water parks, entertainment retail centers, as well as golf entertainment complexes and megaplex theatres leased to exhibitors such as Regal (NYSE: RGC) and Cinemark (NYSE: CNK).

And the best part is, EPR doesn’t handle the day-to-day affairs at these resorts — it leaves that to experienced third-party operators. Rather, it rents them under long, multi-year leases. This past November, the company engineered an acquisition of a $700 million national portfolio that included the North Star ski resort in Lake Tahoe, Nevada. This property includes 3,170 skiable acres, 80,000 square feet of retail space as well as upscale lodging. All portfolio leases from this acquisition are long-term and generate over $63 million dollars in annual rents, throwing off a 9% yield on the company’s investment right out of the gate.

Like most real estate investment trusts (REITs), EPR has pulled back from its highs over interest rate fears. But the stock has been in recovery mode, gaining ground through most of the winter. Of course, EPR has no control over Janet Yellen and her pals at the Federal Reserve. But it does have a growing portfolio of recreation and entertainment properties that is 99.5% leased — and generating more rental income than ever.

Anticipated economic growth under the new Trump administration would be an obvious boon to consumer discretionary-facing properties like those in EPR’s huge entertainment portfolio. However, there’s an overlooked, yet significant portion of EPR’s business mix that will benefit from, of all things, education reform.

While 74% of EPR’s net operating income comes from entertainment- and recreation-related properties, 24% comes from education-related properties, primarily public charter and private schools. With the new administration, the popularity of charter schools is expected to grow around the country.

The significance for EPR’s business is that the buildings housing charter schools are typically owned by private landlords who collect rent on a long-term basis from public entities. Currently, EPR holds 74 charter school properties in its portfolio, all of which are leased. The company also leases five private school buildings. ERP’s expertise in both the charter and private school space will put the company at the front of the pack in a unique real estate market.

Risks To Consider: As I discussed in my note on EPR in High-Yield Investing, the stock recently took a bit of a hit due to the rising rate environment. Rates are expected to continue rising. However, the company’s growing, high quality portfolio should offset that risk somewhat.

Action To Take: Recently, I elevated EPR’s status to “Buy First”. Its recent acquisition should help increase 2017 funds from operation (FFO) by more than 8%. There is also a dividend hike in the pipeline which would bump the yield to 5.5%. The potential benefit to the company’s core entertainment property business from economic growth would only reinforce that growth while anticipated education reform would boost an overlooked yet significant portion of EPR Properties’ portfolio.

This is just one of dozens of double- and triple-digit gains I’ve booked in my High-Yield Investing portfolios over the years. Learn more about how you can benefit here.