Universal Health Realty Income Trust is a real estate investment trust that owns and leases healthcare and human service facilities, including hospitals, emergency departments, medical office buildings, and childcare centers across multiple states. The company generates revenue primarily through lease payments from healthcare operators, with a significant portion derived from Universal Health Services and its subsidiaries, and is required to distribute at least 90% of annual taxable income to shareholders as a REIT. UHRIT's business depends substantially on the healthcare industry, including Medicare and Medicaid reimbursement policies and hospital operations of its major tenant, placing its cash flows and valuation linked to healthcare sector dynamics and regulatory changes.