Acadia Realty Trust (AKR) Financials

$19.32 -0.09 (-0.45%)

Closing price 09/17/2026 03:59 PM Eastern

Extended Trading

$19.31 -0.01 (-0.07%)

As of 04:25 AM Eastern

Annual Income Statements for Acadia Realty Trust

This table shows Acadia Realty Trust's income and expenses over time, based on annual financial data. All values are USD millions unless otherwise specified.

Metric	2015	2016	2017	2018	2019	2020	2021	2022	2023	2024	2025
Period end date	12/31/2015	12/31/2016	12/31/2017	12/31/2018	12/31/2019	12/31/2020	12/31/2021	12/31/2022	12/31/2023	12/31/2024	12/31/2025
Net Income / (Loss) Attributable to Common Shareholders	66	73	61	31	54	-8.98	24	-35	20	22	17
Consolidated Net Income / (Loss)	150	135	64	-16	23	-66	26	-65	-1.75	8.14	-40
Net Income / (Loss) Continuing Operations	150	53	64	-21	16	-66	26	-65	-1.75	8.14	-40
Total Pre-Tax Income	63	53	65	-29	12	-65	26	-65	-1.45	8.35	-40
Total Revenue	178	181	224	203	259	-60	-48	-8.41	265	291	342
Net Interest Income / (Expense)	-21	-8.82	-30	-57	-61	-61	-59	-66	-73	-67	-72
Total Interest Income	17	26	29	13	7.99	8.98	9.07	15	20	25	24
Investment Securities Interest Income	-	26	29	-	-	8.98	9.07	15	20	25	24
Total Interest Expense	37	35	59	70	69	70	68	80	93	93	95
Long-Term Debt Interest Expense	-	-	-	-	-	70	68	80	93	93	95
Total Non-Interest Income	199	190	254	260	320	0.68	11	57	339	359	413
Other Service Charges	4.13	-	5.57	0.00	-	-	-	-	5.65	10	8.62
Net Realized & Unrealized Capital Gains on Investments	-	-	-	5.14	30	0.68	11	57	0.00	-0.83	2.52
Other Non-Interest Income	195	190	249	255	290	-	-	-	333	350	402
Total Non-Interest Expense	155	168	182	232	247	5.44	-69	24	267	283	381
Net Occupancy & Equipment Expense	28	24	40	44	50	56	54	57	62	66	71
Other Operating Expenses	60	74	23	71	73	78	85	89	88	87	98
Depreciation Expense	61	70	105	118	123	147	123	136	136	139	157
Impairment Charge	5.00	0.00	14	0.00	1.72	86	9.93	33	3.69	1.68	37
Other Special Charges	-	0.00	-	-	-	-361	-342	-291	-23	-10	17
Income Tax Expense	1.79	-0.11	1.00	0.93	1.47	0.27	0.09	0.01	0.30	0.21	0.41
Net Income / (Loss) Attributable to Noncontrolling Interest	84	62	2.84	-47	-30	-57	2.48	-30	-22	-14	-57
Basic Earnings per Share	$0.94	$0.94	$0.73	$0.38	$0.63	($0.11)	$0.26	($0.38)	$0.20	$0.19	$0.10
Weighted Average Basic Shares Outstanding	68.85M	76.23M	81.70M	82.08M	82.13M	86.28M	87.65M	94.58M	95.28M	108.23M	128.62M
Diluted Earnings per Share	$0.94	$0.94	$0.73	$0.38	$0.63	($0.11)	$0.26	($0.40)	$0.20	$0.19	$0.10
Weighted Average Diluted Shares Outstanding	68.85M	76.23M	81.70M	82.08M	82.13M	86.28M	87.65M	94.64M	95.28M	108.26M	128.66M
Weighted Average Basic & Diluted Shares Outstanding	68.85M	76.23M	81.70M	82.08M	82.13M	86.28M	93.60M	96.27M	102.58M	119.68M	131.04M
Cash Dividends to Common per Share	$1.22	$1.16	$1.05	$1.09	$1.13	$0.29	$0.60	$0.72	$0.72	$0.74	$0.80

This table shows Acadia Realty Trust's income and expenses over time, based on quarterly financial data. All values are USD millions unless otherwise specified.

Metric	Q4 2023	Q1 2024	Q2 2024	Q3 2024	Q4 2024	Q1 2025	Q2 2025	Q3 2025	Q4 2025	Q1 2026	Q2 2026
Period end date	12/31/2023	3/31/2024	6/30/2024	9/30/2024	12/31/2024	3/31/2025	6/30/2025	9/30/2025	12/31/2025	3/31/2026	6/30/2026
Net Income / (Loss) Attributable to Common Shareholders	-1.34	3.27	1.44	8.41	8.52	1.61	1.96	5.62	7.71	30	11
Consolidated Net Income / (Loss)	-10	-6.86	1.58	12	1.16	-12	-21	-11	3.54	139	23
Net Income / (Loss) Continuing Operations	-10	-6.86	1.58	12	1.16	-9.56	-21	-11	3.54	139	23
Total Pre-Tax Income	-10	-6.83	1.74	12	1.17	-12	-21	-11	3.63	139	23
Total Revenue	-183	72	70	72	165	89	83	85	86	228	86
Net Interest Income / (Expense)	-20	-18	-18	-16	-15	-17	-17	-18	-19	-17	-14
Total Interest Income	5.12	5.24	5.41	7.86	6.58	6.10	6.36	6.12	5.14	4.79	6.56
Investment Securities Interest Income	5.12	5.24	5.41	7.86	6.58	6.10	6.36	6.12	5.14	4.79	6.56
Total Interest Expense	25	24	24	23	22	23	24	24	24	22	20
Long-Term Debt Interest Expense	-	24	24	23	-	23	24	24	24	22	20
Total Non-Interest Income	-163	90	88	88	180	106	101	104	105	245	99
Other Service Charges	-	-	-	-	-	1.75	2.30	-	-	4.42	4.24
Net Realized & Unrealized Capital Gains on Investments	-	-1.20	0.76	0.00	-0.39	0.00	0.00	2.52	-	142	3.97
Other Non-Interest Income	-	91	87	88	-	105	98	101	96	99	91
Total Non-Interest Expense	-201	76	70	70	160	97	100	91	92	87	77
Net Occupancy & Equipment Expense	17	19	16	14	17	18	18	17	19	18	17
Other Operating Expenses	23	22	20	21	23	25	25	23	25	28	25
Depreciation Expense	35	35	34	35	35	39	39	39	40	40	35
Impairment Charge	-	0.00	0.00	0.00	-	6.45	18	13	-	0.00	0.00
Other Special Charges	-	0.00	0.00	0.00	-	8.00	0.05	0.00	7.81	0.62	0.03
Nonoperating Income / (Expense), net	-28	-2.36	2.12	10	-3.74	-1.71	-4.19	-5.45	-	-1.51	14
Income Tax Expense	0.05	0.03	0.16	0.02	0.01	0.12	0.21	0.00	0.08	0.01	0.15
Net Income / (Loss) Attributable to Noncontrolling Interest	-8.90	-10	0.14	3.84	-7.36	-13	-23	-17	-4.16	109	12
Basic Earnings per Share	($0.01)	$0.03	$0.01	$0.07	$0.08	$0.01	$0.01	$0.03	$0.05	$0.22	$0.05
Weighted Average Basic Shares Outstanding	95.28M	102.13M	103.59M	108.35M	108.23M	121.33M	130.98M	131.02M	128.62M	131.25M	133.63M
Diluted Earnings per Share	($0.01)	$0.03	$0.01	$0.07	$0.08	$0.01	$0.01	$0.03	$0.05	$0.22	$0.05
Weighted Average Diluted Shares Outstanding	95.28M	102.13M	103.59M	108.35M	108.26M	121.33M	130.98M	131.02M	128.66M	131.33M	133.82M
Weighted Average Basic & Diluted Shares Outstanding	102.58M	103.18M	105.33M	119.65M	119.68M	130.96M	131.01M	131.03M	131.04M	133.52M	137.33M

This table details how cash moves in and out of Acadia Realty Trust's business through operations, investing, and financing, using annual figures. All values are USD millions unless otherwise specified.

Metric	2015	2016	2017	2018	2019	2020	2021	2022	2023	2024	2025
Period end date	12/31/2015	12/31/2016	12/31/2017	12/31/2018	12/31/2019	12/31/2020	12/31/2021	12/31/2022	12/31/2023	12/31/2024	12/31/2025
Net Change in Cash & Equivalents	-145	-15	-9.04	-51	-5.20	1.77	-2.24	4.66	-6.93	14	17
Net Cash From Operating Activities	114	110	115	96	131	104	105	133	156	140	167
Net Cash From Continuing Operating Activities	114	110	115	96	131	104	105	133	156	140	167
Net Income / (Loss) Continuing Operations	150	135	64	-16	23	-66	26	-65	-1.75	8.14	-40
Consolidated Net Income / (Loss)	150	135	64	-16	23	-66	26	-65	-1.75	8.14	-40
Provision For Loan Losses	-	-	-	-	2.74	25	-2.80	-0.10	-1.24	0.00	0.00
Depreciation Expense	61	70	105	118	123	147	123	136	136	139	157
Amortization Expense	3.54	3.20	5.99	6.01	6.72	5.04	4.40	5.64	6.48	8.05	8.36
Non-Cash Adjustments to Reconcile Net Income	-108	-109	-47	-3.79	-32	22	-51	67	15	23	60
Changes in Operating Assets and Liabilities, net	7.49	11	-13	-7.99	7.34	-29	4.75	-10	1.63	-38	-19
Net Cash From Investing Activities	-355	-614	4.06	-137	-411	-101	-199	-124	-209	-171	-450
Net Cash From Continuing Investing Activities	-355	-614	4.06	-137	-410	-101	-199	-124	-209	-171	-450
Purchase of Property, Leasehold Improvements and Equipment	-164	-	-	-148	-	-	0.00	-	1.08	-12	6.50
Purchase of Investment Securities	-411	-882	-331	-101	-584	-138	-275	-453	-251	-284	-561
Sale of Property, Leasehold Improvements and Equipment	38	-	-	-	-	-	0.00	2.00	1.52	0.00	0.00
Sale and/or Maturity of Investments	185	272	293	90	107	21	64	254	4.64	109	98
Other Investing Activities, net	-2.09	-3.75	42	22	67	16	13	73	35	15	6.33
Net Cash From Financing Activities	96	488	-128	-10	274	-1.26	91	-4.38	46	45	301
Net Cash From Continuing Financing Activities	96	488	-128	-10	274	-1.26	91	-4.38	46	45	301
Issuance of Debt	556	889	516	836	851	242	380	1,054	417	528	991
Issuance of Common Equity	63	450	-	48	145	-22	64	119	0.00	460	278
Repayment of Debt	-384	-937	-583	-714	-683	-189	-305	-1,105	-322	-863	-823
Payment of Dividends	-86	-91	-100	-120	-94	-50	-39	-65	-69	-76	-101
Other Financing Activities, Net	-53	177	39	-4.22	54	18	-7.68	-8.98	20	-3.37	-44
Cash Interest Paid	48	42	50	62	69	70	45	65	120	119	109
Cash Income Taxes Paid	2.04	2.04	0.88	1.23	0.73	-0.33	0.15	0.01	0.30	0.21	0.41

This table details how cash moves in and out of Acadia Realty Trust's business through operations, investing, and financing, using quarterly figures. All values are USD millions unless otherwise specified.

Metric	Q4 2023	Q1 2024	Q2 2024	Q3 2024	Q4 2024	Q1 2025	Q2 2025	Q3 2025	Q4 2025	Q1 2026	Q2 2026
Period end date	12/31/2023	3/31/2024	6/30/2024	9/30/2024	12/31/2024	3/31/2025	6/30/2025	9/30/2025	12/31/2025	3/31/2026	6/30/2026
Net Change in Cash & Equivalents	-1.89	1.62	28	14	-30	17	12	7.23	-18	-8.11	0.44
Net Cash From Operating Activities	41	26	32	45	38	26	65	34	42	31	58
Net Cash From Continuing Operating Activities	41	26	32	45	38	26	65	34	42	31	58
Net Income / (Loss) Continuing Operations	-10	-6.86	1.58	12	1.16	-12	-21	-11	3.54	139	23
Consolidated Net Income / (Loss)	-10	-6.86	1.58	12	1.16	-12	-21	-11	3.54	139	23
Depreciation Expense	35	35	34	35	35	39	39	39	40	40	35
Amortization Expense	1.82	1.77	2.15	1.98	2.15	2.09	2.04	2.46	1.76	1.74	2.52
Non-Cash Adjustments to Reconcile Net Income	3.61	8.65	2.47	8.63	4.50	18	24	16	2.03	-137	-3.37
Changes in Operating Assets and Liabilities, net	12	-13	-8.52	-13	-5.13	-22	21	-12	-5.22	-13	1.11
Net Cash From Investing Activities	-118	-3.83	24	-70	-121	-196	-199	-36	-20	368	-99
Net Cash From Continuing Investing Activities	-118	-3.83	24	-70	-121	-196	-199	-36	-20	368	-99
Purchase of Property, Leasehold Improvements and Equipment	-	0.00	-	-	-	-	-	-	-5.00	0.00	4.00
Purchase of Investment Securities	-120	-15	-35	-78	-155	-206	-206	-97	-40	-176	-146
Sale and/or Maturity of Investments	2.27	10.00	62	2.92	34	0.81	5.41	66	26	549	43
Other Investing Activities, net	-1.32	1.48	-1.93	3.22	11	9.20	1.69	-16	-0.36	0.20	-5.73
Net Cash From Financing Activities	76	-21	-28	40	53	187	145	8.67	-40	-407	42
Net Cash From Continuing Financing Activities	76	-21	-28	40	53	187	146	8.67	-40	-407	42
Issuance of Debt	125	77	68	247	135	300	541	311	-160	183	449
Issuance of Common Equity	-	114	28	187	131	278	-	-	-0.01	56	71
Repayment of Debt	-56	-224	-95	-366	-178	-370	-360	-252	159	-454	-402
Payment of Dividends	-17	-17	-19	-19	-22	-23	-26	-26	-26	-26	-27
Other Financing Activities, Net	24	29	-11	-8.75	-14	1.48	-8.77	-24	-12	-165	-51
Cash Interest Paid	33	32	31	32	25	28	26	30	25	27	21
Cash Income Taxes Paid	0.05	0.03	0.16	0.02	0.01	0.12	0.21	-	0.08	0.01	0.15

This table presents Acadia Realty Trust's assets and liabilities at the end of each period, using annual balance sheet data. All values are USD millions unless otherwise specified.

Metric	2015	2016	2017	2018	2019	2020	2021	2022	2023	2024	2025
Period end date	12/31/2015	12/31/2016	12/31/2017	12/31/2018	12/31/2019	12/31/2020	12/31/2021	12/31/2022	12/31/2023	12/31/2024	12/31/2025
Total Assets	3,032	3,996	247	3,959	4,309	4,131	4,262	4,303	4,291	4,371	4,837
Cash and Due from Banks	73	72	75	21	16	19	18	17	17	17	39
Restricted Cash	37	23	11	14	14	11	9.81	15	7.81	23	18
Loans and Leases, Net of Allowance	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00
Premises and Equipment, Net	2,438	3,095	-	3,161	3,296	3,191	3,219	3,343	3,517	3,544	4,151
Mortgage Servicing Rights	147	276	161	112	115	101	154	124	125	127	155
Other Assets	337	530	-	651	868	810	861	803	590	646	475
Total Liabilities & Shareholders' Equity	3,032	3,996	0.00	3,959	4,309	4,131	4,262	4,303	4,291	4,371	4,837
Total Liabilities	1,511	1,818	0.00	1,877	2,122	2,081	2,112	2,054	2,158	1,839	2,208
Short-Term Debt	21	0.00	-	0.00	61	138	113	168	213	14	90
Other Short-Term Payables	139	-	-	-	342	269	251	215	248	257	302
Long-Term Debt	1,338	1,489	-	1,551	1,647	1,569	1,699	1,625	1,657	1,523	1,773
Other Long-Term Liabilities	13	259	-	326	72	104	49	46	40	44	43
Commitments & Contingencies	0.00	0.00	-	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00
Redeemable Noncontrolling Interest	-	-	-	-	-	-	0.00	68	50	31	9.11
Total Equity & Noncontrolling Interests	1,521	2,178	0.00	2,082	2,187	2,050	2,150	2,181	2,083	2,502	2,620
Total Preferred & Common Equity	1,100	1,589	0.00	1,460	1,542	1,441	1,522	1,692	1,637	2,066	2,226
Total Common Equity	1,100	1,589	0.00	1,460	1,542	1,441	1,522	1,692	1,637	2,066	2,226
Common Stock	1,092	1,595	-	1,549	1,706	1,683	1,754	1,945	1,954	2,436	2,711
Retained Earnings	13	-5.64	-	-90	-133	-167	-197	-300	-349	-409	-501
Accumulated Other Comprehensive Income / (Loss)	-4.46	-0.80	-	0.52	-31	-75	-36	47	32	39	16
Noncontrolling Interest	421	590	-	622	645	609	628	489	446	436	395

This table presents Acadia Realty Trust's assets and liabilities at the end of each period, using quarterly balance sheet data. All values are USD millions unless otherwise specified.

Metric	Q1 2023	Q2 2023	Q3 2023	Q1 2024	Q2 2024	Q3 2024	Q1 2025	Q2 2025	Q3 2025	Q1 2026	Q2 2026
Period end date	3/31/2023	6/30/2023	9/30/2023	3/31/2024	6/30/2024	9/30/2024	3/31/2025	6/30/2025	9/30/2025	3/31/2026	6/30/2026
Total Assets	4,194	4,204	4,281	4,272	4,251	4,276	4,736	4,876	4,875	4,533	4,618
Cash and Due from Banks	17	17	19	19	32	46	32	43	49	31	33
Restricted Cash	14	12	7.87	8.12	23	23	24	25	26	17	16
Loans and Leases, Net of Allowance	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00
Premises and Equipment, Net	3,401	3,387	3,483	3,500	3,447	3,451	3,895	3,963	3,994	3,588	3,872
Mortgage Servicing Rights	124	124	124	119	127	127	126	155	155	154	155
Other Assets	603	628	612	599	601	612	642	679	646	742	542
Total Liabilities & Shareholders' Equity	4,194	4,204	4,281	4,272	4,251	4,276	4,736	4,876	4,875	4,533	4,618
Total Liabilities	2,001	2,006	2,101	2,000	1,971	1,866	1,947	2,148	2,210	1,889	1,937
Short-Term Debt	173	180	192	115	96	56	0.00	54	65	92	43
Other Short-Term Payables	210	201	240	238	238	245	275	299	304	251	259
Long-Term Debt	1,574	1,583	1,628	1,609	1,599	1,524	1,626	1,751	1,797	1,505	1,594
Other Long-Term Liabilities	44	42	41	38	37	42	46	45	44	41	41
Commitments & Contingencies	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00
Redeemable Noncontrolling Interest	63	60	55	45	41	35	26	21	9.11	8.46	4.50
Total Equity & Noncontrolling Interests	2,130	2,138	2,124	2,226	2,239	2,375	2,763	2,706	2,656	2,636	2,676
Total Preferred & Common Equity	1,671	1,686	1,685	1,761	1,781	1,927	2,298	2,269	2,246	2,277	2,337
Total Common Equity	1,671	1,686	1,685	1,761	1,781	1,927	2,298	2,269	2,246	2,277	2,337
Common Stock	1,945	1,948	1,950	2,078	2,116	2,305	2,705	2,707	2,709	2,756	2,830
Retained Earnings	-304	-312	-331	-364	-382	-395	-434	-458	-480	-499	-519
Accumulated Other Comprehensive Income / (Loss)	30	50	66	47	48	17	27	20	17	20	26
Noncontrolling Interest	459	452	439	465	457	448	465	437	410	358	340

This table displays calculated financial ratios and metrics derived from Acadia Realty Trust's official financial filings.

Metric	2015	2016	2017	2018	2019	2020	2021	2022	2023	2024	2025
Period end date	12/31/2015	12/31/2016	12/31/2017	12/31/2018	12/31/2019	12/31/2020	12/31/2021	12/31/2022	12/31/2023	12/31/2024	12/31/2025
Growth Metrics	-	-	-	-	-	-	-	-	-	-	-
Profitability Metrics	-	-	-	-	-	-	-	-	-	-	-
Valuation Ratios	-	-	-	-	-	-	-	-	-	-	-
Leverage & Solvency	-	-	-	-	-	-	-	-	-	-	-
Liquidity Ratios	-	-	-	-	-	-	-	-	-	-	-
Cash Flow Metrics	-	-	-	-	-	-	-	-	-	-	-
Efficiency Ratios	-	-	-	-	-	-	-	-	-	-	-
Capital & Investment Metrics	-	-	-	-	-	-	-	-	-	-	-
Earnings Adjustments	-	-	-	-	-	-	-	-	-	-	-
Adjusted Basic Earnings per Share	$0.94	$0.94	$0.73	$0.38	$0.62	($0.10)	$0.26	($0.38)	$0.20	$0.19	$0.10
Adjusted Weighted Average Basic Shares Outstanding	70.46M	84.70M	83.74M	81.70M	82.13M	86.28M	93.60M	96.27M	95.28M	108.23M	128.62M
Adjusted Diluted Earnings per Share	$0.94	$0.00	$0.73	$0.38	$0.62	($0.10)	$0.26	($0.40)	$0.20	$0.19	$0.10
Adjusted Weighted Average Diluted Shares Outstanding	70.46M	84.70M	83.74M	81.70M	82.13M	86.28M	93.60M	96.27M	95.28M	108.26M	128.66M
Adjusted Basic & Diluted Earnings per Share	$0.00	$0.00	$0.73	$0.38	$0.62	($0.10)	$0.26	$0.00	$0.00	$0.00	$0.00
Adjusted Weighted Average Basic & Diluted Shares Outstanding	70.46M	84.70M	83.74M	81.70M	82.13M	86.28M	93.60M	96.27M	102.58M	119.68M	131.04M
Debt Service Ratios	-	-	-	-	-	-	-	-	-	-	-
Payout Ratios	-	-	-	-	-	-	-	-	-	-	-

This table displays calculated financial ratios and metrics derived from Acadia Realty Trust's official financial filings.

Metric	Q4 2023	Q1 2024	Q2 2024	Q3 2024	Q4 2024	Q1 2025	Q2 2025	Q3 2025	Q4 2025	Q1 2026	Q2 2026
Period end date	12/31/2023	3/31/2024	6/30/2024	9/30/2024	12/31/2024	3/31/2025	6/30/2025	9/30/2025	12/31/2025	3/31/2026	6/30/2026
DEI Shares Outstanding	-	-	-	-	-	-	-	-	-	131,039,388.00	133,517,141.00
DEI Adjusted Shares Outstanding	-	-	-	-	-	-	-	-	-	131,039,388.00	133,517,141.00
DEI Earnings Per Adjusted Shares Outstanding	-	-	-	-	-	-	-	-	-	1.06	0.17
Growth Metrics	-	-	-	-	-	-	-	-	-	-	-
Revenue Growth	-103.46%	10.17%	-1.71%	17.29%	190.19%	21.70%	19.33%	18.13%	-	155.06%	2.95%
EBITDA Growth	706.18%	6.91%	-15.48%	54.99%	-22.94%	-6.69%	-31.14%	-6.81%	-	439.92%	88.67%
EBIT Growth	163.69%	4.25%	-163.00%	104.24%	-72.70%	-156.53%	-4,249.87%	-376.61%	-	1,919.76%	154.75%
NOPAT Growth	552.53%	32.60%	-160.82%	106.05%	-61.37%	-156.53%	-3,243.24%	-293.86%	-	2,144.00%	177.68%
Net Income Growth	-157.29%	-131.17%	-42.51%	175.33%	111.33%	-70.00%	-1,423.77%	-189.40%	-	1,293.37%	209.02%
EPS Growth	-133.33%	-78.57%	-88.89%	450.00%	900.00%	-66.67%	0.00%	-57.14%	-	2,100.00%	400.00%
Operating Cash Flow Growth	24.01%	-56.27%	6.55%	73.56%	-6.70%	-0.37%	102.33%	-23.03%	-	21.11%	-10.12%
Free Cash Flow Firm Growth	161.56%	-120.56%	-107.67%	-88.50%	-220.02%	-634.12%	-3,742.47%	-4,605.40%	-	173.88%	139.21%
Invested Capital Growth	-0.95%	1.40%	0.36%	-0.25%	1.64%	10.49%	13.99%	13.47%	-	-3.95%	-4.71%
Revenue Q/Q Growth	-396.79%	-54.01%	-124.29%	514.92%	128.22%	-47.08%	-4.47%	2.39%	-	165.74%	-62.35%
EBITDA Q/Q Growth	129.88%	23.64%	4.48%	9.73%	14.29%	-28.79%	-17.48%	44.40%	-	414.70%	-74.39%
EBIT Q/Q Growth	257.12%	58.56%	38.54%	117.68%	911.96%	-333.27%	-44.00%	66.64%	-	2,381.12%	-93.56%
NOPAT Q/Q Growth	257.12%	58.56%	20.03%	119.39%	903.68%	-264.84%	-44.00%	66.64%	-	3,868.92%	-93.60%
Net Income Q/Q Growth	37.09%	33.00%	123.07%	674.59%	-90.53%	-1,104.91%	-79.65%	47.69%	-	3,826.36%	-83.59%
EPS Q/Q Growth	50.00%	400.00%	-66.67%	600.00%	14.29%	-87.50%	0.00%	200.00%	-	340.00%	-77.27%
Operating Cash Flow Q/Q Growth	58.11%	-35.98%	23.25%	39.11%	-15.00%	-31.63%	150.29%	-47.08%	-	-25.31%	85.76%
Free Cash Flow Firm Q/Q Growth	-44.42%	-289.66%	70.92%	162.13%	-679.90%	-600.62%	-32.86%	4.62%	-	175.08%	-29.30%
Invested Capital Q/Q Growth	0.10%	-0.21%	-0.50%	0.36%	2.00%	8.47%	2.65%	-0.10%	-	-5.61%	1.83%
Profitability Metrics	-	-	-	-	-	-	-	-	-	-	-
EBITDA Margin	0.00%	44.98%	0.00%	51.17%	25.63%	34.48%	29.79%	42.01%	-	80.10%	54.47%
EBIT Margin	0.00%	-6.23%	0.00%	0.67%	2.98%	-13.12%	-19.78%	-6.44%	-	61.71%	10.55%
Profit (Net Income) Margin	0.00%	-9.57%	0.00%	16.96%	0.70%	-13.36%	-25.13%	-12.84%	-	61.05%	26.61%
Tax Burden Percent	100.52%	100.45%	91.08%	99.88%	99.06%	101.01%	101.02%	100.02%	-	99.99%	99.33%
Interest Burden Percent	-56.63%	152.95%	-63.32%	2,529.69%	23.86%	100.80%	125.75%	199.18%	-	98.93%	253.83%
Effective Tax Rate	0.00%	0.00%	8.92%	0.12%	0.94%	0.00%	0.00%	0.00%	-	0.01%	0.67%
Return on Invested Capital (ROIC)	0.00%	-0.30%	0.00%	0.05%	0.21%	-0.67%	-1.04%	-0.35%	-	6.85%	1.14%
ROIC Less NNEP Spread (ROIC-NNEP)	0.00%	-0.51%	0.00%	0.74%	0.00%	-0.89%	-1.58%	-0.77%	-	6.75%	1.95%
Return on Net Nonoperating Assets (RNNOA)	0.00%	-0.40%	0.00%	0.55%	0.00%	-0.59%	-1.10%	-0.52%	-	4.01%	1.24%
Return on Equity (ROE)	-0.08%	-0.70%	0.00%	0.60%	0.21%	-1.26%	-2.15%	-0.87%	-	10.85%	2.38%
Cash Return on Invested Capital (CROIC)	1.06%	-1.81%	-0.91%	-0.08%	-1.67%	-10.16%	-13.48%	-13.16%	-	6.58%	8.32%
Operating Return on Assets (OROA)	0.00%	-0.40%	0.00%	0.04%	0.20%	-0.89%	-1.39%	-0.47%	-	6.40%	1.07%
Return on Assets (ROA)	0.00%	-0.61%	0.00%	1.12%	0.05%	-0.91%	-1.76%	-0.94%	-	6.33%	2.71%
Return on Common Equity (ROCE)	-0.06%	-0.54%	0.00%	0.47%	0.17%	-1.01%	-1.74%	-0.72%	-	9.14%	2.03%
Return on Equity Simple (ROE_SIMPLE)	0.00%	-1.74%	-1.78%	-0.17%	0.00%	0.15%	-0.85%	-1.89%	-	4.86%	6.61%
Net Operating Profit after Tax (NOPAT)	13	-3.12	-2.50	0.48	4.86	-8.01	-12	-3.85	-	141	8.99
NOPAT Margin	0.00%	-4.36%	0.00%	0.67%	2.95%	-9.19%	-13.85%	-4.51%	-	61.71%	10.48%
Net Nonoperating Expense Percent (NNEP)	1.25%	0.22%	-0.24%	-0.69%	0.22%	0.22%	0.54%	0.41%	-	0.09%	-0.80%
SG&A Expenses to Revenue	0.00%	26.64%	0.00%	19.87%	10.17%	20.95%	21.03%	19.48%	-	8.01%	19.86%
Operating Expenses to Revenue	0.00%	106.23%	0.00%	99.33%	97.02%	113.12%	119.78%	106.44%	-	38.29%	89.45%
Earnings before Interest and Taxes (EBIT)	18	-4.46	-2.74	0.49	4.91	-11	-16	-5.50	-	141	9.06
Earnings before Interest, Taxes, Depreciation and Amortization (EBITDA)	55	32	34	37	42	30	25	36	-	183	47
Valuation Ratios	-	-	-	-	-	-	-	-	-	-	-
Price to Book Value (P/BV)	0.95	0.91	1.04	1.28	1.40	1.09	1.07	1.18	-	1.10	1.19
Price to Tangible Book Value (P/TBV)	0.95	0.91	1.04	1.28	1.40	1.09	1.07	1.18	-	1.10	1.19
Price to Revenue (P/Rev)	0.00	5.90	6.80	8.76	9.92	8.17	7.59	7.91	-	5.22	5.78
Price to Earnings (P/E)	78.50	164.10	948.70	209.79	133.53	125.43	118.58	149.04	-	54.75	50.91
Dividend Yield	4.40%	4.28%	4.02%	3.11%	3.06%	3.63%	4.20%	3.92%	-	4.18%	3.83%
Earnings Yield	1.27%	0.61%	0.11%	0.48%	0.75%	0.80%	0.84%	0.67%	-	1.83%	1.96%
Enterprise Value to Invested Capital (EV/IC)	0.97	0.95	1.00	1.12	1.19	1.03	1.02	1.07	-	1.04	1.09
Enterprise Value to Revenue (EV/Rev)	0.00	14.01	14.67	15.82	16.66	14.88	14.44	14.53	-	9.20	9.79
Enterprise Value to EBITDA (EV/EBITDA)	26.24	31.68	34.92	35.09	33.45	31.94	35.11	37.52	-	16.08	15.91
Enterprise Value to EBIT (EV/EBIT)	626.35	0.00	0.00	0.00	0.00	0.00	0.00	0.00	-	40.64	35.16
Enterprise Value to NOPAT (EV/NOPAT)	894.78	0.00	0.00	0.00	0.00	0.00	0.00	0.00	-	39.91	30.57
Enterprise Value to Operating Cash Flow (EV/OCF)	25.05	31.17	32.09	31.20	34.57	32.54	26.72	29.75	-	25.63	28.48
Enterprise Value to Free Cash Flow (EV/FCFF)	91.62	0.00	0.00	0.00	0.00	0.00	0.00	0.00	-	15.51	12.83
Leverage & Solvency	-	-	-	-	-	-	-	-	-	-	-
Debt to Equity	0.88	0.76	0.74	0.66	0.61	0.58	0.66	0.70	-	0.60	0.61
Long-Term Debt to Equity	0.78	0.71	0.70	0.63	0.60	0.58	0.64	0.67	-	0.57	0.59
Financial Leverage	0.84	0.78	0.77	0.74	0.73	0.66	0.70	0.68	-	0.59	0.64
Leverage Ratio	1.96	1.90	1.89	1.86	1.86	1.78	1.82	1.80	-	1.71	1.76
Compound Leverage Factor	-1.11	2.90	-1.20	47.17	0.44	1.79	2.29	3.59	-	1.69	4.46
Debt to Total Capital	46.71%	43.14%	42.66%	39.59%	37.78%	36.83%	39.81%	41.13%	-	37.65%	37.91%
Short-Term Debt to Total Capital	5.33%	2.87%	2.43%	1.40%	0.34%	0.00%	1.18%	1.44%	-	2.16%	1.00%
Long-Term Debt to Total Capital	41.38%	40.27%	40.23%	38.19%	37.43%	36.83%	38.63%	39.69%	-	35.49%	36.91%
Preferred Equity to Total Capital	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%	-	0.00%	0.00%
Noncontrolling Interests to Total Capital	12.40%	12.78%	12.53%	12.11%	11.47%	11.12%	10.11%	9.26%	-	8.65%	7.97%
Common Equity to Total Capital	40.89%	44.08%	44.81%	48.29%	50.76%	52.06%	50.07%	49.61%	-	53.70%	54.12%
Debt to EBITDA	12.58	14.32	14.85	12.41	10.59	11.37	13.69	14.42	-	5.81	5.51
Net Debt to EBITDA	12.41	14.10	14.37	11.86	10.32	10.98	13.18	13.84	-	5.63	5.35
Long-Term Debt to EBITDA	11.14	13.37	14.01	11.97	10.49	11.37	13.29	13.92	-	5.47	5.37
Debt to NOPAT	428.90	-102.66	-77.94	-117.81	-870.00	-201.20	-103.48	-82.12	-	14.41	10.59
Net Debt to NOPAT	423.10	-101.06	-75.41	-112.64	-847.53	-194.24	-99.59	-78.81	-	13.97	10.28
Long-Term Debt to NOPAT	379.99	-95.83	-73.51	-113.63	-862.08	-201.20	-100.41	-79.25	-	13.59	10.31
Noncontrolling Interest Sharing Ratio	24.04%	23.14%	0.00%	21.30%	20.64%	19.79%	19.10%	17.78%	-	15.79%	14.84%
Liquidity Ratios	-	-	-	-	-	-	-	-	-	-	-
Cash Flow Metrics	-	-	-	-	-	-	-	-	-	-	-
Free Cash Flow to Firm (FCFF)	51	-58	-17	11	-61	-427	-568	-541	-	315	223
Operating Cash Flow to CapEx	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%	0.00%	-	644.19%	0.00%
Free Cash Flow to Firm to Interest Expense	2.06	-2.45	-0.72	0.45	-2.78	-18.38	-24.05	-22.28	-	14.27	11.05
Operating Cash Flow to Interest Expense	1.64	1.10	1.36	1.91	1.73	1.11	2.75	1.41	-	1.42	2.89
Operating Cash Flow Less CapEx to Interest Expense	1.64	1.10	1.36	1.91	1.73	1.11	2.75	1.41	-	1.20	3.09
Efficiency Ratios	-	-	-	-	-	-	-	-	-	-	-
Asset Turnover	0.00	0.06	0.06	0.07	0.07	0.07	0.07	0.07	-	0.10	0.10
Fixed Asset Turnover	0.00	0.08	0.08	0.08	0.08	0.08	0.09	0.09	-	0.13	0.12
Capital & Investment Metrics	-	-	-	-	-	-	-	-	-	-	-
Invested Capital	4,004	3,995	3,975	3,990	4,070	4,414	4,531	4,527	-	4,240	4,318
Invested Capital Turnover	0.00	0.07	0.07	0.07	0.07	0.07	0.08	0.08	-	0.11	0.11
Increase / (Decrease) in Invested Capital	-38	55	14	-10	66	419	556	538	-	-174	-214
Enterprise Value (EV)	3,902	3,813	3,988	4,467	4,855	4,567	4,626	4,846	-	4,420	4,724
Market Capitalization	1,560	1,605	1,849	2,473	2,891	2,507	2,432	2,640	-	2,505	2,792
Book Value per Share	$17.17	$17.24	$17.27	$18.29	$17.26	$19.20	$17.33	$17.14	-	$17.38	$17.50
Tangible Book Value per Share	$17.17	$17.24	$17.27	$18.29	$17.26	$19.20	$17.33	$17.14	-	$17.38	$17.50
Total Capital	4,004	3,995	3,975	3,990	4,070	4,414	4,531	4,527	-	4,240	4,318
Total Debt	1,870	1,724	1,696	1,580	1,537	1,626	1,804	1,862	-	1,596	1,637
Total Long-Term Debt	1,657	1,609	1,599	1,524	1,523	1,626	1,751	1,797	-	1,505	1,594
Net Debt	1,845	1,697	1,641	1,510	1,498	1,569	1,736	1,787	-	1,547	1,588
Capital Expenditures (CapEx)	0.00	0.00	0.00	0.00	0.00	0.00	0.00	0.00	-	4.87	-4.00
Net Nonoperating Expense (NNE)	23	3.73	-4.08	-12	3.70	3.64	9.40	7.11	-	1.51	-14
Net Nonoperating Obligations (NNO)	1,870	1,724	1,696	1,580	1,537	1,626	1,804	1,862	-	1,596	1,637
Total Depreciation and Amortization (D&A)	37	37	36	36	37	42	41	41	-	42	38
Earnings Adjustments	-	-	-	-	-	-	-	-	-	-	-
Adjusted Basic Earnings per Share	($0.01)	$0.03	$0.01	$0.07	$0.08	$0.01	$0.01	$0.03	$0.05	$0.22	$0.05
Adjusted Weighted Average Basic Shares Outstanding	95.28M	102.13M	103.59M	108.35M	108.23M	121.33M	130.98M	131.02M	128.62M	131.25M	133.63M
Adjusted Diluted Earnings per Share	($0.01)	$0.03	$0.01	$0.07	$0.08	$0.01	$0.01	$0.03	$0.05	$0.22	$0.05
Adjusted Weighted Average Diluted Shares Outstanding	95.28M	102.13M	103.59M	108.35M	108.26M	121.33M	130.98M	131.02M	128.66M	131.33M	133.82M
Adjusted Basic & Diluted Earnings per Share	$0.00	$0.00	$0.00	$0.00	$0.00	$0.00	$0.00	$0.00	$0.00	$0.00	$0.00
Adjusted Weighted Average Basic & Diluted Shares Outstanding	102.58M	103.18M	105.33M	119.65M	119.68M	130.96M	131.01M	131.03M	131.04M	133.52M	137.33M
Normalized Net Operating Profit after Tax (NOPAT)	13	-3.12	-80	1.99	4.86	3.24	1.19	4.95	-	141	9.03
Normalized NOPAT Margin	0.00%	-4.36%	0.00%	2.75%	2.95%	3.71%	1.43%	5.80%	-	61.98%	10.52%
Pre Tax Income Margin	0.00%	-9.52%	0.00%	16.98%	0.71%	-13.23%	-24.87%	-12.83%	-	61.05%	26.79%
Debt Service Ratios	-	-	-	-	-	-	-	-	-	-	-
EBIT to Interest Expense	0.73	-0.19	-0.12	0.02	0.22	-0.49	-0.70	-0.23	-	6.38	0.45
NOPAT to Interest Expense	0.51	-0.13	-0.11	0.02	0.22	-0.34	-0.49	-0.16	-	6.38	0.45
EBIT Less CapEx to Interest Expense	0.73	-0.19	-0.12	0.02	0.22	-0.49	-0.70	-0.23	-	6.16	0.65
NOPAT Less CapEx to Interest Expense	0.51	-0.13	-0.11	0.02	0.22	-0.34	-0.49	-0.16	-	6.16	0.65
Payout Ratios	-	-	-	-	-	-	-	-	-	-	-
Dividend Payout Ratio	-3,920.41%	-224.16%	-220.43%	-2,206.27%	937.74%	2,452.62%	-466.59%	-228.26%	-	94.63%	68.15%
Augmented Payout Ratio	-3,920.41%	-224.16%	-220.43%	-2,206.27%	937.74%	2,452.62%	-466.59%	-228.26%	-	94.63%	68.15%

Financials Breakdown Chart

Key Financial Trends

Acadia Realty Trust’s latest results show improving cash generation and lower debt, but reported earnings remain volatile and heavily influenced by investment-related items. In Q2 2026, the company generated $58.3 million of operating cash flow, up from $31.4 million in Q1 2026 and $64.8 million in Q2 2025. Operating cash flow has remained positive in every period provided, including during quarters with net losses.

Operating cash flow remains consistently positive. Quarterly operating cash flow ranged from $25.7 million to $64.8 million across the periods provided, reaching $58.3 million in Q2 2026. This provides meaningful support for dividends, interest payments and property operations.
Q2 2026 profitability improved substantially from the prior-year quarter. Total revenue increased modestly to $85.8 million from $83.3 million in Q2 2025, while total non-interest expense declined to $76.8 million from $99.9 million. Consolidated net income improved to $22.8 million from a $20.9 million loss.
Interest expense has moderated from 2025 levels. Long-term debt interest expense fell to $20.1 million in Q2 2026 from $22.1 million in Q1 2026 and $23.6 million in Q2 2025. Cash interest paid also declined to $21.2 million from $26.9 million in Q1 2026.
Debt balances are lower than a year earlier. Short- and long-term debt totaled approximately $1.64 billion at June 30, 2026, compared with $1.85 billion at March 31, 2026 and $1.81 billion at June 30, 2025. Total liabilities also declined year over year to $1.94 billion from $2.15 billion.
The balance sheet retains a sizable equity cushion. Total equity and noncontrolling interests were $2.68 billion at Q2 2026, compared with $2.34 billion of total liabilities. Common equity was $2.34 billion, supporting a relatively moderate debt-to-total-assets ratio of approximately 35%.
Dividend cash coverage was reasonable in Q2 2026. The company generated $58.3 million of operating cash flow and paid $26.7 million in dividends, implying operating cash flow covered dividends by roughly 2.2 times for the quarter.
Net income is highly volatile and does not consistently track operating cash flow. Consolidated net income ranged from a $89.5 million loss in Q3 2022 to $139.1 million in Q1 2026 before falling to $22.8 million in Q2 2026. Depreciation, valuation changes and other non-cash adjustments materially affect reported earnings.
Investment activity is a significant source of cash-flow volatility. Acadia has repeatedly purchased and sold investment securities in large amounts. In Q2 2026, it purchased $145.7 million of investments and sold $43.1 million, while Q1 2026 included $548.6 million of investment sales. These transactions can materially affect liquidity without representing recurring property operating performance.
Net interest income remains negative. Interest expense has exceeded interest income in every income statement period provided. Q2 2026 net interest expense was $13.6 million, an improvement from $17.3 million in Q1 2026 but still a drag on revenue and earnings.
Common-shareholder earnings remain thin relative to the dividend. Q2 2026 net income attributable to common shareholders was $11.0 million, or $0.05 per diluted share, while the most recently reported quarterly common dividend was $0.20 per share. Although operating cash flow covered the dividend, the gap between GAAP EPS and the dividend highlights the importance of recurring property cash flow and non-GAAP measures for assessing payout sustainability.

Overall, AKR’s financial position has improved in several respects: operating cash flow is positive, interest costs have eased, and debt is below year-ago levels. However, investors should look beyond consolidated net income because earnings have been unusually dependent on capital gains, valuation adjustments and other non-operating items. The key ongoing risks are the company’s persistent negative net interest income, reliance on financing and investment transactions, and the need to sustain sufficient recurring cash flow to support its dividend.

09/18/26 04:59 AM ETAI Generated. May Contain Errors.

Acadia Realty Trust Financials - Frequently Asked Questions

According to the most recent income statement we have on file, Acadia Realty Trust's financial year ends in December. Their financial year 2025 ended on December 31, 2025.

Acadia Realty Trust's net income appears to be on a downward trend, with a most recent value of -$40.01 million in 2025, falling from $149.97 million in 2015. The previous period was $8.14 million in 2024. See Acadia Realty Trust's forecast for analyst expectations on what's next for the company.

Over the last 10 years, Acadia Realty Trust's total revenue changed from $178.37 million in 2015 to $341.68 million in 2025, a change of 91.6%.

Acadia Realty Trust's total liabilities were at $2.21 billion at the end of 2025, a 20.1% increase from 2024, and a 46.1% increase since 2015.

In the past 10 years, Acadia Realty Trust's cash and equivalents has ranged from $15.85 million in 2019 to $74.82 million in 2017, and is currently $38.82 million as of their latest financial filing in 2025.

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Financial statements for NYSE:AKR last updated on 7/29/2026 by MarketBeat.com Staff. New filings and market data are monitored continuously.

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Acadia Realty Trust (AKR) Financials

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Acadia Realty Trust (AKR) Financials

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When does Acadia Realty Trust's fiscal year end?

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