Acadia Realty Trust's income statement, balance sheet and cash flow statement as filed with the SEC (10-K and 10-Q), with the latest fiscal years and quarters. In its latest fiscal year (Dec 31, 2025 · FY), Acadia Realty Trust reported revenue of $410.8M and net income of $16.9M.
| Line item | Dec 31, 2025 · FY | Dec 31, 2024 · FY | Dec 31, 2023 · FY | Dec 31, 2022 · FY |
|---|---|---|---|---|
| Rental | $402.1M | — | — | — |
| Other | $8.6M | — | — | — |
| Total revenues | $410.8M | — | — | — |
| Depreciation and amortization | $157.5M | $138.9M | $136.0M | $135.9M |
| General and administrative | $45.7M | $40.6M | $41.5M | $44.1M |
| Real estate taxes | $52.1M | $46.0M | $46.6M | $44.9M |
| Property operating | $71.4M | $66.0M | $61.8M | $57.0M |
| Impairment charges | $37.2M | $1.7M | $3.7M | $33.3M |
| Total expenses | $363.8M | $293.2M | $289.6M | $315.2M |
| Gain (loss) on disposition of properties | $2.5M | ($834.0K) | $0 | $57.2M |
| Operating income | $49.4M | $65.7M | $49.1M | $68.2M |
| Equity in (losses) earnings of unconsolidated affiliates | ($7.7M) | $15.2M | ($7.7M) | ($32.9M) |
| Interest income | $23.7M | $25.1M | $20.0M | $14.6M |
| Realized and unrealized holding (losses) gains on investments and other | ($96.0K) | ($5.0M) | — | ($35.0M) |
| Interest expense | ($95.3M) | ($92.6M) | ($93.3M) | ($80.2M) |
| Loss on change in control | ($9.6M) | — | — | — |
| (Loss) income from continuing operations before income taxes | ($39.6M) | $8.4M | ($1.4M) | ($65.2M) |
| Income tax provision | ($412.0K) | ($212.0K) | ($301.0K) | ($12.0K) |
| Net (loss) income | ($40.0M) | $8.1M | ($1.7M) | ($65.3M) |
| Net loss attributable to redeemable noncontrolling interests | $5.6M | $7.9M | $8.2M | $5.5M |
| Net loss attributable to noncontrolling interests | $51.3M | $5.6M | $13.4M | $24.3M |
| Net income attributable to Acadia shareholders | $16.9M | — | — | — |
| Basic earnings per share | $0.10 | $0.19 | $0.20 | -$0.38 |
| Diluted earnings per share | $0.10 | $0.19 | $0.20 | -$0.40 |
| Weighted average shares for basic earnings per share | $128624632.00 | $108226767.00 | $95283752.00 | — |
| Weighted average shares for diluted earnings per share | $128663021.00 | $108257862.00 | $95283752.00 | — |
| Line item | Jun 30, 2026 · Q2 | Mar 31, 2026 · Q1 | Sep 30, 2025 · Q3 | Jun 30, 2025 · Q2 |
|---|---|---|---|---|
| Revenues | $91.2M | $98.6M | $101.0M | $100.6M |
| Revenues | $4.2M | $4.4M | — | — |
| Total revenues | $95.4M | $103.0M | — | — |
| Depreciation and amortization | $35.2M | $40.2M | $38.9M | $39.3M |
| General and administrative | $11.8M | $15.3M | $10.9M | $11.5M |
| Real estate taxes | $12.7M | $12.9M | $11.8M | $13.3M |
| Property operating | $17.0M | $18.2M | $16.6M | $17.5M |
| Impairment charges | $0 | $0 | $12.6M | $18.2M |
| Total expenses | $76.7M | $86.6M | $90.8M | $99.8M |
| Gain on disposition of properties | $4.0M | $142.1M | $2.5M | $0 |
| Operating income | $22.7M | $158.5M | $12.7M | $760.0K |
| Equity in earnings (losses) of unconsolidated affiliates | $13.9M | ($1.5M) | ($3.7M) | ($4.2M) |
| Interest income | $6.6M | $4.8M | $6.1M | $6.4M |
| Realized and unrealized holding losses on investments and other | ($33.0K) | ($616.0K) | ($1.8M) | — |
| Interest expense | ($20.1M) | ($22.1M) | ($24.3M) | ($23.6M) |
| Loss on change in control | $0 | $0 | $0 | $0 |
| Income (loss) from continuing operations before income taxes | $23.0M | $139.1M | ($11.0M) | ($20.7M) |
| Income tax provision | ($154.0K) | ($12.0K) | ($2.0K) | ($211.0K) |
| Net income (loss) | $22.8M | $139.1M | ($11.0M) | ($20.9M) |
| Net loss attributable to redeemable noncontrolling interests | $981.0K | $698.0K | $1.6M | $1.7M |
| Net (income) loss attributable to noncontrolling interests | ($12.8M) | ($109.3M) | $15.0M | $21.2M |
| Net income attributable to Acadia shareholders | $11.0M | $30.5M | $5.6M | $2.0M |
| Basic income per share | $0.05 | $0.22 | $0.03 | $0.01 |
| Diluted income per share | $0.05 | $0.22 | $0.03 | $0.01 |
| Weighted average shares for basic earnings per share | $133626890.00 | $131247295.00 | $131019918.00 | $130981401.00 |
| Weighted average shares for diluted income per share | $133824937.00 | $131332293.00 | $131022230.00 | $130981401.00 |
| Line item | Dec 31, 2025 · FY | Dec 31, 2024 · FY | Dec 31, 2023 · FY | Dec 31, 2022 · FY |
|---|---|---|---|---|
| Operating real estate, net | $4.0B | $3.5B | $3.5B | $3.3B |
| Real estate under development | $167.1M | $129.6M | $94.8M | $184.6M |
| Net investments in real estate | $4.2B | $3.7B | $3.6B | $3.5B |
| Notes receivable, net ($1,629 and $2,004 of allowance for credit losses as of December 31, 2025 and December 31, 2024, respectively) | $154.9M | $126.6M | $124.9M | $123.9M |
| Investments in and advances to unconsolidated affiliates | $162.0M | $209.2M | $197.2M | $291.2M |
| Other assets, net | $224.0M | $223.8M | $208.5M | $229.6M |
| Right-of-use assets - operating leases, net | $23.6M | $25.5M | $29.3M | $37.3M |
| Cash and cash equivalents | $38.8M | $16.8M | $17.5M | $17.2M |
| Restricted cash | $18.1M | $22.9M | $7.8M | $15.1M |
| Marketable securities | $0 | $14.8M | $33.3M | — |
| Rents receivable, net | $65.0M | $58.0M | $49.5M | $49.5M |
| Assets of properties held for sale | $0 | $0 | $11.1M | $11.1M |
| Total assets | $4.8B | $4.4B | $4.3B | $4.3B |
| Mortgage and other notes payable, net | $893.9M | $953.7M | $930.1M | $928.6M |
| Unsecured notes payable, net | $879.5M | $569.6M | $726.7M | $696.1M |
| Unsecured line of credit | $89.5M | $14.0M | $213.3M | $168.3M |
| Accounts payable and other liabilities | $273.5M | $232.7M | $229.4M | $196.5M |
| Lease liabilities - operating leases | $26.0M | $27.9M | $31.6M | $35.3M |
| Dividends and distributions payable | $28.5M | $24.5M | $18.5M | $18.4M |
| Distributions in excess of income from, and investments in, unconsolidated affiliates | $16.8M | $16.5M | $8.0M | $10.5M |
| Total liabilities | $2.2B | $1.8B | $2.2B | $2.1B |
| Redeemable noncontrolling interests (Note 10) | $9.1M | $30.6M | $50.3M | $67.7M |
| Common shares, $0.001 par value per share, authorized 200,000,000 shares, issued and outstanding 131,036,560 and 119,657,594 shares as of December 31, 2025 and December 31, 2024, respectively | $131000.00 | $120000.00 | $95000.00 | $95000.00 |
| Additional paid-in capital | $2.7B | $2.4B | $2.0B | $1.9B |
| Accumulated other comprehensive income | $15.6M | $38.6M | $32.4M | $46.8M |
| Distributions in excess of accumulated earnings | ($500.7M) | ($409.4M) | ($349.1M) | ($300.4M) |
| Total Acadia shareholders’ equity | $2.2B | $2.1B | $1.6B | $1.7B |
| Noncontrolling interests | $394.7M | $436.0M | $446.3M | $489.4M |
| Total equity | $2.6B | $2.5B | $2.1B | $2.2B |
| Total liabilities, redeemable noncontrolling interests, and equity | $4.8B | $4.4B | $4.3B | $4.3B |
| Line item | Jun 30, 2026 | Mar 31, 2026 | Sep 30, 2025 | Jun 30, 2025 |
|---|---|---|---|---|
| Operating real estate, net | $3.7B | $3.6B | $4.0B | $4.0B |
| Real estate under development | $194.2M | $178.1M | $142.5M | $153.2M |
| Net investments in real estate | $3.9B | $3.8B | $4.1B | $4.1B |
| Notes receivable, net ($2,176 and $1,638 of allowance for credit losses as of March 31, 2026 and December 31,2025, respectively) | $154.5M | $154.4M | $154.8M | $154.7M |
| Investments in and advances to unconsolidated affiliates | $263.6M | $275.8M | $164.4M | $172.4M |
| Other assets, net | $194.7M | $190.1M | $230.3M | $219.6M |
| Right-of-use assets - operating leases, net | $21.6M | $22.6M | $24.6M | $25.6M |
| Cash and cash equivalents | $33.0M | $31.4M | $49.4M | $42.8M |
| Restricted cash | $16.3M | $17.4M | $25.6M | $25.0M |
| Rents receivable, net | $55.4M | $56.3M | $63.7M | $61.1M |
| Assets of property held for sale | $6.8M | $18.9M | $21.0M | $47.4M |
| Total assets | $4.6B | $4.5B | $4.9B | $4.9B |
| Mortgage and other notes payable, net | $480.0M | $624.8M | $978.9M | $1.0B |
| Unsecured notes payable, net | $1.1B | $880.0M | $818.1M | $743.0M |
| Unsecured line of credit | $43.3M | $91.5M | $65.0M | $53.5M |
| Accounts payable and other liabilities | $229.6M | $222.7M | $276.2M | $271.0M |
| Lease liabilities - operating leases | $23.9M | $24.9M | $27.0M | $28.0M |
| Dividends and distributions payable | $29.2M | $28.4M | $27.7M | $27.7M |
| Distributions in excess of income from, and investments in, unconsolidated affiliates | $16.9M | $16.2M | $17.1M | $17.2M |
| Total liabilities | $1.9B | $1.9B | $2.2B | $2.1B |
| Redeemable noncontrolling interests (Note 10) | $4.5M | $8.5M | $9.1M | $21.2M |
| Common shares, $0.001 par value per share, authorized 200,000,000 shares, issued and outstanding 133,513,864 and 131,036,560 shares as of March 31, 2026 and December 31,2025, respectively | $137000.00 | $134000.00 | $131000.00 | $131000.00 |
| Additional paid-in capital | $2.8B | $2.8B | $2.7B | $2.7B |
| Accumulated other comprehensive income | $25.8M | $20.1M | $17.0M | $20.0M |
| Distributions in excess of accumulated earnings | ($519.0M) | ($498.7M) | ($479.8M) | ($458.2M) |
| Total Acadia shareholders’ equity | $2.3B | $2.3B | $2.2B | $2.3B |
| Noncontrolling interests | $339.7M | $358.5M | $410.0M | $437.0M |
| Total equity | $2.7B | $2.6B | $2.7B | $2.7B |
| Total liabilities, redeemable noncontrolling interests, and equity | $4.6B | $4.5B | $4.9B | $4.9B |
| Line item | Dec 31, 2025 · FY | Dec 31, 2024 · FY | Dec 31, 2023 · FY | Dec 31, 2022 · FY |
|---|---|---|---|---|
| Net (loss) income | ($40.0M) | $8.1M | ($1.7M) | ($65.3M) |
| Depreciation and amortization | $157.5M | $138.9M | $136.0M | $135.9M |
| (Gain) loss on disposition of properties and other investments | ($2.5M) | $834.0K | $0 | ($58.6M) |
| Net unrealized holding losses (gains) on investments | $317.0K | $4.2M | ($1.6M) | $37.8M |
| Stock compensation expense | $11.6M | $12.8M | $12.8M | $11.1M |
| Straight-line rents | ($4.2M) | $277.0K | ($1.4M) | ($8.7M) |
| Equity in losses (earnings) of unconsolidated affiliates | $7.7M | ($15.2M) | $7.7M | $32.9M |
| Distributions of operating income from unconsolidated affiliates | $4.2M | $22.9M | $3.8M | $24.2M |
| Amortization of financing costs | $8.4M | $8.0M | $6.5M | $5.6M |
| Non-cash lease expense | $4.0M | $3.7M | $3.6M | $3.5M |
| Adjustments to allowance for credit loss | $0 | $0 | ($1.2M) | ($102.0K) |
| Acceleration of below market lease | $0 | $0 | ($8.1M) | — |
| Loss on change in control | $9.6M | — | — | — |
| Impairment charges | $37.2M | $1.7M | $3.7M | $33.3M |
| Other, net | ($8.1M) | ($5.1M) | ($5.8M) | ($7.7M) |
| Rents receivable | ($5.6M) | ($6.7M) | $2.5M | $1.6M |
| Other liabilities | ($10.1M) | ($4.8M) | $15.5M | ($3.0M) |
| Accounts payable and accrued expenses | ($6.1M) | ($2.9M) | $2.0M | ($2.1M) |
| Prepaid expenses and other assets | $7.1M | ($19.5M) | ($14.8M) | ($3.5M) |
| Lease liabilities - operating leases | ($4.0M) | ($4.0M) | ($3.7M) | ($3.5M) |
| Net cash provided by operating activities | $167.0M | $140.4M | $155.8M | $133.2M |
| Acquisitions of properties | ($406.9M) | ($161.5M) | ($126.5M) | ($242.6M) |
| Proceeds from the disposition of properties and other investments, net | $82.6M | $89.1M | $0 | $224.6M |
| Investments in unconsolidated affiliates | ($9.0M) | ($33.8M) | ($53.7M) | ($154.7M) |
| Development, construction and property improvement costs | ($124.9M) | ($80.3M) | ($69.5M) | ($51.0M) |
| Refund (payment) for properties under purchase contract | $6.5M | — | — | — |
| Deposits for properties under sales contract | $0 | $0 | $1.5M | $2.0M |
| Increase in cash upon change of control | $6.8M | $0 | $0 | $3.6M |
| Return of capital from unconsolidated affiliates | $13.6M | $24.6M | $44.5M | $77.8M |
| Payment of deferred leasing costs | ($14.0M) | ($9.3M) | ($9.0M) | ($8.0M) |
| Proceeds from sale of marketable securities | $14.5M | $14.3M | $4.6M | — |
| Proceeds from repayment of note receivable | $807.0K | $6.0M | $0 | $29.5M |
| Issuance of note receivable | ($20.3M) | ($8.4M) | ($1.4M) | $0 |
| Net cash used in investing activities | ($450.5M) | ($170.7M) | ($208.5M) | ($124.2M) |
| Proceeds from unsecured notes payable and line of credit | $928.8M | — | — | — |
| Principal payments on unsecured debt | ($557.2M) | ($790.3M) | ($209.6M) | ($656.6M) |
| Proceeds from issuances of Common Shares | 277.5M | 459.9M | 0 | 119.5M |
| Capital contributions from noncontrolling interests | $18.8M | $51.1M | $59.9M | $109.4M |
| Principal payments on mortgages payable | ($264.5M) | ($70.5M) | ($112.3M) | ($448.0M) |
| Proceeds received from mortgages payable | $62.4M | $92.2M | $132.9M | $204.1M |
| Distributions to noncontrolling interests | ($46.7M) | ($42.0M) | ($36.4M) | ($84.7M) |
| Dividends paid to Common Shareholders | ($101.3M) | ($76.3M) | ($68.6M) | ($64.6M) |
| Payment of deferred financing and other costs | ($5.8M) | ($12.5M) | ($4.0M) | ($9.3M) |
| Acquisition of noncontrolling interest | ($9.9M) | $0 | $0 | ($24.3M) |
| Payments of finance lease obligations | ($1.3M) | ($2.4M) | ($100.0K) | $0 |
| Line item | Jun 30, 2026 · YTD | Mar 31, 2026 · Q1 | Sep 30, 2025 · YTD | Jun 30, 2025 · YTD |
|---|---|---|---|---|
| Net income (loss) | $161.9M | $139.1M | ($43.6M) | ($32.6M) |
| Depreciation and amortization | $75.3M | $40.2M | $117.6M | $78.7M |
| Gain on disposition of properties and other investments | ($146.1M) | ($142.1M) | ($2.5M) | $0 |
| Impairment charges | $0 | $0 | $37.2M | $24.6M |
| Stock compensation expense | $9.7M | $6.4M | $8.7M | $5.7M |
| Straight-line rents | ($2.6M) | ($1.1M) | ($2.7M) | ($951.0K) |
| Equity in (gains) losses of unconsolidated affiliates | ($12.4M) | $1.5M | $9.6M | $5.9M |
| Distributions of operating income from unconsolidated affiliates | $14.8M | $884.0K | $2.1M | $1.5M |
| Amortization of financing costs | $4.3M | $1.7M | $6.6M | $4.1M |
| Non-cash lease expense | $2.0M | $997.0K | $3.1M | $2.0M |
| Net unrealized holding losses (gains) on investments | $0 | $0 | $508.0K | ($1.5M) |
| Loss on change in control | $0 | $0 | $9.6M | $9.6M |
| Other, net | ($5.5M) | ($3.2M) | ($7.7M) | ($5.3M) |
| Accounts receivable | $6.1M | $5.3M | ($5.9M) | ($4.0M) |
| Accounts payable and accrued expenses | ($4.9M) | ($9.1M) | ($2.2M) | ($2.9M) |
| Prepaid expenses and other assets | $2.8M | $4.8M | $6.3M | $15.1M |
| Other liabilities | ($13.7M) | ($12.9M) | ($8.6M) | ($7.3M) |
| Lease liabilities - operating leases | ($2.1M) | ($1.1M) | ($3.0M) | ($2.0M) |
| Net cash provided by operating activities | $89.6M | $31.4M | $125.0M | $90.7M |
| Acquisitions of properties | ($196.3M) | ($77.8M) | ($406.9M) | ($344.6M) |
| Proceeds from the disposition of properties and other investments, net | $572.0M | $548.6M | $61.5M | $0 |
| Development, construction and property improvement costs | ($57.3M) | ($32.2M) | ($86.6M) | ($47.5M) |
| Payment of deferred leasing costs | ($5.5M) | ($2.6M) | ($9.8M) | ($5.9M) |
| Investments and advances in unconsolidated affiliates | ($68.3M) | ($66.2M) | ($7.0M) | ($5.2M) |
| Return of capital from unconsolidated affiliates | $19.8M | $2.8M | $9.7M | $4.6M |
| Issuance of note receivable | ($150.0K) | ($76.0K) | ($20.2M) | ($20.1M) |
| Proceeds from repayment of note receivable | $0 | $0 | $807.0K | $807.0K |
| Refund of deposits for properties under purchase contract | $4.0M | $0 | $11.5M | — |
| Proceeds from sale of marketable securities | $0 | — | $9.8M | $5.4M |
| Increase in cash upon change of control | $0 | $0 | $6.8M | $6.8M |
| Net cash provided by (used in) investing activities | $268.2M | $367.6M | ($430.4M) | ($394.7M) |
| Proceeds from issuances of Common Shares and settlement of forward equity contracts | 127.3M | 55.8M | 277.5M | 277.5M |
| Proceeds from unsecured notes payable and line of credit | $590.3M | $182.5M | — | — |
| Proceeds received from mortgages payable | $41.6M | — | $60.3M | $3.3M |
| Principal payments on unsecured debt and line of credit | ($395.5M) | ($180.5M) | ($790.2M) | ($623.2M) |
| Principal payments on mortgages payable | ($457.4M) | ($271.1M) | ($192.3M) | ($107.4M) |
| Prepayment penalty on early debt extinguishment | ($2.1M) | ($2.1M) | — | — |
| Payment of deferred financing and other costs | ($13.5M) | ($34.0K) | ($5.4M) | ($2.9M) |
| Contributions from noncontrolling interests | $5.9M | $6.0K | $14.4M | $8.4M |
| Distributions to noncontrolling interests | ($199.8M) | ($165.1M) | ($30.4M) | ($12.8M) |
| Dividends paid to Common Shareholders | ($52.9M) | ($26.2M) | ($75.1M) | ($48.9M) |
| Acquisition of noncontrolling interest | ($8.6M) | — | ($9.9M) | — |
| Payments of finance lease obligations | ($665.0K) | ($348.0K) | $557.0K | $378.0K |
| Net cash (used in) provided by financing activities | ($365.4M) | ($407.1M) | $340.8M | $332.1M |
| (Decrease) increase in cash and cash equivalents and restricted cash | ($7.7M) | ($8.1M) | $35.3M | $28.1M |
Acadia Realty Trust score and earnings-call analysis · All covered companies
Figures as reported in SEC filings. General information, not investment advice.