# Acadia Realty Trust (AKR)

> Source: Nexqual · https://nexqual.com/AKR · data as of 2026-10-22 20:00 UTC · cite as "Nexqual, Acadia Realty Trust (AKR), nexqual.com/AKR" · informational, not investment advice.

**Price:** USD 18.78 (+3.19% on the day) · last close of Oct 22, 2026; US market pre market, not a live price. Prev close 18.2 · day 18.29–18.87 · 52w 17.96–23.03 · market cap $2.74B · NYQ

## Key facts
- Valuation: P/E 12.9x (avg 119.6x at the last 3 fiscal year-ends), EV/EBITDA 11.8x, net debt $1.60B.
- Insider open-market sales, last ~7 months: 1 Form 4 filings, $553K; 1 not under a Rule 10b5-1 plan ($553K); 0 by opportunistic insiders, 0 by routine insiders (three-year test, Cohen, Malloy & Pomorski 2012).
- Analysts: Buy (mean 2.14 on a 1–5 scale) (7 analysts), mean target USD 23.43 (range 20–26).
- Total return with dividends: 1Y -1.7% vs S&P 500 +14.9%; 5Y +2.8% vs S&P 500 +80.3%.
- Next earnings: 2026-11-02, EPS estimate USD 0.06, revenue estimate $96.4M.

## Financials (SEC 10-K; TTM = last four 10-Q/10-K quarters)
| USD | FY2021 | FY2022 | FY2023 | FY2024 | FY2025 | TTM |
|---|---|---|---|---|---|---|
| Revenue | $292M | $326M | $339M | $360M | $411M | — |
| Operating income | $30.7M | $68.2M | $49.1M | $65.7M | $49.4M | $215M |
| Net income | $26.0M | -$65.3M | $19.9M | $21.6M | $16.9M | $211M |
| EPS (diluted) | $0.26 | -$0.40 | $0.20 | $0.19 | $0.10 | — |
| Operating margin | 10.5% | 20.9% | 14.5% | 18.3% | 12.0% | — |
| Net margin | 8.9% | -20.0% | 5.9% | 6.0% | 4.1% | — |
| Revenue growth | +16.6% | +11.6% | +3.8% | +6.2% | +14.2% | — |
| Cash + short-term investments | $17.7M | $17.2M | $17.5M | $16.8M | $38.8M | — |
| Total debt | $1.81B | $1.79B | $1.87B | $1.54B | $1.86B | — |
Fiscal years end Dec. EPS is split-adjusted.

## Valuation (price ÷ last four quarters, through Jun 30, 2026)
P/E 12.9x · EV/EBITDA 11.8x · P/B 1.2x · Earnings yield 7.72% · Dividend yield (paid, TTM) 3.85% · Net debt $1.60B · EV $4.34B
P/E at fiscal year-ends: Dec 2025 156.4x, Dec 2024 120.8x, Dec 2023 81.5x.

## Insider sales (SEC Form 4, open-market, last ~7 months)
0 of 1 under a Rule 10b5-1 trading plan (scheduled in advance). Unplanned sales were timed by the insider.
| Trade date | Insider | Role | Shares | Value | % of holdings sold | 10b5-1 plan | Insider type |
|---|---|---|---|---|---|---|---|
| 2026-05-06 | Livingston Reginald | EVP and CIO | 25,000 | $553K | 72.6% | No | Too little history (no open-market trades in 2023 or 2024) |
% of holdings sold = shares sold ÷ (shares sold + all holdings the insider reported on that Form 4, direct and through trusts).
Insider type follows Cohen, Malloy & Pomorski (Journal of Finance, 2012). An insider who traded the stock in the same calendar month in each of the past three years is a routine trader; one who traded in each of those years without such a pattern is an opportunistic trader. In their study, trades by opportunistic insiders predicted future returns and trades by routine insiders did not. Counts open-market purchases and sales only (SEC Form 4 codes P and S) by that insider in that company. Not investment advice.

## Analysts
Consensus Buy (mean 2.14 on a 1–5 scale), 7 analysts; mean target USD 23.43 (low 20, high 26).
Rating changes, last 120 days:
| Date | Firm | Action | Rating | Price target |
|---|---|---|---|---|
| 2026-08-18 | Keybanc | Upgrade | Sector Weight → Overweight | $25 |
| 2026-08-03 | Citigroup | Target raised | Buy | $24 → $26 |

## Total return (dividends reinvested)
|  | 1Y (from 2025-10-23) | 5Y (from 2021-10-18) |
|---|---|---|
| Total return | -1.7% | +2.8% |
| S&P 500 (SPY) | +14.9% | +80.3% |
| Per year | -1.7% | +0.6% |
| Volatility (annualized) | 21.5% | 27.6% |
| Max drawdown | -19.6% (Jul 2026→Oct 2026) | -43.8% (Nov 2021→Oct 2022) |

## Peers (REIT - Retail)
UE (Urban Edge Properties) USD 19.55 +2.30% · FCPT (Four Corners Property Trust, In) USD 22.05 +4.06% · IVT (InvenTrust Properties Corp.) USD 30.14 +2.55% · CURB (Curbline Properties Corp.) USD 28.86 +7.25% · GTY (Getty Realty Corporation) USD 28.45 +3.57% · SKT (Tanger Inc.) USD 36.11 +2.29%

## More
Full page: https://nexqual.com/AKR · Free keyless MCP server with the same data and citations: https://mcp.nexqual.com/mcp · Guide for agents: https://nexqual.com/agents · https://nexqual.com/llms.txt

## Analyst estimates and revisions

| Period | EPS est. | 90d ago | Change | Revenue est. | Analysts |
|---|---|---|---|---|---|
| Current quarter (ends 2026-09-30) | $0.06 | $0.05 | +20.0% | $96.4M | 1 |
| Next quarter (ends 2026-12-31) | $0.09 | $0.07 | +13.3% | $102.6M | 2 |
| Current fiscal year (ends 2026-12-31) | $0.47 | $0.40 | +16.9% | $385.4M | 2 |
| Next fiscal year (ends 2027-12-31) | $0.41 | $0.28 | +46.4% | $431.9M | 1 |