olivLaw · US equity research
Acadia Realty Trust AKR
Real Estate Investment Trusts · SIC 6798 · Vertical: Real Estate Investment Trusts (SIC 6798)
Acadia Realty Trust is a REIT that owns and manages street and open-air retail properties in high-barrier, supply-constrained U.S. corridors, complemented by an investment management platform for co-investment vehicles. For 2026 it raised FFO As Adjusted guidance on strong same-property NOI growth in the second quarter, led by street retail.
The AI analysis may be outdated: new filings came after its sources (see the «AI analysis» section).
At the close of 04 Nov 2026, Acadia Realty Trust (AKR) stock was 19.87 USD (+3.76% on the day), with market capitalisation 2.7 bn USD, P/E 28.4 on diluted EPS of 0.70 USD over the last 12 months, dividend yield 4.03%, beta 0.62, 52-week range 18.08–22.72 USD. Latest reported quarter (Q3 2026): revenue of 95.0 m USD (−6.0% YoY), net income of -5.6 m USD, diluted EPS -0.03 USD.
Data as of · AI analysis dated · Source: SEC filings and closing prices, computed by olivLaw.
Price history
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Technical reading
- RSI (14)
- 64.8
- strong (55–70)
- Bollinger (20, 2)
- 17.78 – 19.58
- above the upper band · %B 1.16 · band width 9.6%
- SMA 50 / 200
- 19.24 / 20.60
- mixed trend
- MACD (12, 26, 9)
- 0.08 / -0.11
- MACD above signal
Indicators describe past prices; on their own they do not predict direction. On our history the RSI ≤ 40 filter added no return (see the signals methodology).
Performance
| Company | S&P 500 | vs S&P 500 | Vertical median | |
|---|---|---|---|---|
| 1 month | +7.9% | −1.1% | +9.0 pp | — |
| 3 months | −7.5% | −0.5% | −7.1 pp | — |
| 6 months | −10.3% | +4.4% | −14.7 pp | — |
| Year to date | −3.3% | +12.3% | −15.6 pp | — |
| 1 year | +0.5% | +13.5% | −13.0 pp | +3.0% |
| 3 years | +29.6% | +76.4% | −46.8 pp | +11.8% |
| 5 years | −14.0% | +63.7% | −77.7 pp | — |
Price returns, dividends excluded.
Quarterly results
Latest quarter: Q3 2026 · 30 Sept 2026
Quarterly margins
Quarterly statements · USD
| Fiscal year | Q4 '24 | Q1 '25 | Q2 '25 | Q3 '25 | Q4 '25 | Q1 '26 | Q2 '26 | Q3 '26 |
|---|---|---|---|---|---|---|---|---|
| Revenue | 93.3 m | 104.4 m | 100.6 m | 101.0 m | 104.8 m | 103.0 m | 95.4 m | 95.0 m |
| Operating income | 16.4 m | 15.3 m | 760.0 k | 12.7 m | 20.7 m | 158.5 m | 22.7 m | 10.2 m |
| Depreciation & amortisation | 35.2 m | 39.4 m | 39.3 m | 38.9 m | 39.9 m | 40.2 m | 35.2 m | 35.6 m |
| Interest expense | 21.9 m | 23.2 m | 23.6 m | 24.3 m | 24.2 m | 22.1 m | 20.1 m | 19.9 m |
| Pre-tax income | 1.2 m | -11.5 m | -20.7 m | -11.0 m | 3.6 m | 139.1 m | 23.0 m | -5.6 m |
| Income tax | 11.0 k | 116.0 k | 211.0 k | 2.0 k | 83.0 k | 12.0 k | 154.0 k | -1.0 k |
| Net income | 14.7 m | -11.7 m | -20.9 m | -11.0 m | 60.5 m | 139.1 m | 22.8 m | -5.6 m |
| Diluted EPS | 0.12 ≈ | 0.01 | 0.01 | 0.03 | 0.46 ≈ | 0.22 | 0.05 | -0.03 |
| Operating cash flow | 37.9 m | 25.9 m | 64.8 m ≈ | 34.3 m ≈ | 42.0 m | 31.4 m | 58.3 m ≈ | 42.9 m ≈ |
| Dividends paid | 21.6 m | 22.7 m | 26.2 m ≈ | 26.2 m ≈ | 26.2 m | 26.2 m | 26.7 m ≈ | 27.5 m ≈ |
≈ derived quarter (cumulative difference / share-days average)
E/P over time
E/P = trailing-12-month diluted EPS / price at quarter end. E/P is the inverse of P/E and stays defined when earnings are negative.
Today's P/E sits at the 10 percentile of its own 30-quarter history (min 26.5, median 55.7, max 296.3; quarters with earnings only).
Fiscal years
| Fiscal year | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|---|---|
| Revenue | 259.7 m | 289.6 m | 250.9 m | 292.5 m | 326.3 m | 338.7 m | 359.7 m | 410.8 m |
| Revenue YoY | +4.5% | +11.5% | −13.4% | +16.6% | +11.6% | +3.8% | +6.2% | +14.2% |
| Net income | -15.7 m | 23.2 m | -65.7 m | 26.0 m | -65.3 m | 19.9 m | 21.7 m | 16.9 m |
| Net income YoY | −124.4% | unavailable | −382.9% | unavailable | −350.7% | unavailable | +8.9% | −22.0% |
| Diluted EPS | unavailable | unavailable | -0.11 | 0.26 | -0.40 | 0.20 | 0.19 | 0.10 |
| Diluted EPS YoY | unavailable | unavailable | unavailable | unavailable | −253.8% | unavailable | −5.0% | −47.4% |
| net % | -6.0% | 8.0% | -26.2% | 8.9% | -20.0% | 5.9% | 6.0% | 4.1% |
| Free cash flow | unavailable | unavailable | unavailable | unavailable | unavailable | unavailable | unavailable | unavailable |
Reported results vs expectations
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Balance sheet & financial health
Fiscal year 2025 · 31 Dec 2025
- Cash
- 38.8 m USD
- Financial debt
- 1.9 bn USD
- Net debt
- 1.8 bn USD
- Equity
- 2.6 bn USD
- Total assets
- 4.8 bn USD
- Debt / equity
- 0.71x
- Current ratio
- unavailable
- ROE
- 0.7%
- ROA
- 0.4%
- FCF margin
- unavailable
Financial statements (source on every figure)
Revenue and net income (USD)
Margins
Income statement · USD
| Line | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | Source (latest year) |
|---|---|---|---|---|---|---|---|
| Revenue | 250.9 m | 292.5 m | 326.3 m | 338.7 m | 359.7 m | 410.8 m | SEC (XBRL)· 13 Feb 2026verified |
| Operating income | -115.1 m | 30.7 m | 68.2 m | 49.1 m | 65.7 m | 49.4 m | SEC (XBRL)· 13 Feb 2026verified |
| Depreciation & amortisation | 147.2 m | 123.4 m | 135.9 m | 136.0 m | 138.9 m | 157.5 m | SEC (XBRL)· 13 Feb 2026verified |
| EBITDA | 32.2 m ≈ | 154.1 m ≈ | 204.1 m ≈ | 185.1 m ≈ | 204.6 m ≈ | 206.9 m ≈ | SEC (XBRL)· 13 Feb 2026derived |
| Interest expense | 69.7 m | 68.0 m | 80.2 m | 93.3 m | 92.6 m | 95.3 m | SEC (XBRL)· 13 Feb 2026verified |
| Pre-tax income | -65.4 m | 26.1 m | -65.2 m | -1.4 m | 8.4 m | -39.6 m | SEC (XBRL)· 13 Feb 2026verified |
| Income tax | 269.0 k | 93.0 k | 12.0 k | 301.0 k | 212.0 k | 412.0 k | SEC (XBRL)· 13 Feb 2026verified |
| Net income | -65.7 m | 26.0 m | -65.3 m | 19.9 m | 21.7 m | 16.9 m | SEC (XBRL)· 13 Feb 2026verified |
| Diluted EPS | -0.11 | 0.26 | -0.40 | 0.20 | 0.19 | 0.10 | SEC (XBRL)· 13 Feb 2026verified |
| Weighted average diluted shares | 86.4 m | 87.7 m | 94.6 m | 95.3 m | 108.3 m | 128.7 m | SEC (XBRL)· 13 Feb 2026verified |
| Dividend per share | 0.29 | 0.60 | 0.72 | 0.72 | 0.74 | 0.80 | SEC (XBRL)· 13 Feb 2026verified |
≈ computed by olivLaw from the reported lines of the same year: Operating income + Depreciation & amortisation.
Balance sheet · USD
| Line | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | Source (latest year) |
|---|---|---|---|---|---|---|---|
| Cash | 18.7 m | 17.7 m | 17.2 m | 17.5 m | 16.8 m | 38.8 m | SEC (XBRL)· 13 Feb 2026verified |
| Intangibles (excl. goodwill) | 100.4 m | 108.9 m | 102.4 m | 100.6 m | 86.9 m | 128.2 m | SEC (XBRL)· 13 Feb 2026verified |
| Total assets | 4.1 bn | 4.3 bn | 4.3 bn | 4.3 bn | 4.4 bn | 4.8 bn | SEC (XBRL)· 13 Feb 2026verified |
| Long-term debt | 1.7 bn | 1.8 bn | 1.8 bn | 1.9 bn | 1.5 bn | 1.9 bn | SEC (XBRL)· 13 Feb 2026verified |
| Total liabilities | 2.1 bn | 2.1 bn | 2.1 bn | 2.2 bn | 1.8 bn | 2.2 bn | SEC (XBRL)· 13 Feb 2026verified |
| Equity | 2.1 bn | 2.1 bn | 2.2 bn | 2.1 bn | 2.5 bn | 2.6 bn | SEC (XBRL)· 13 Feb 2026verified |
Cash flow · USD
| Line | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | Source (latest year) |
|---|---|---|---|---|---|---|---|
| Operating cash flow | 103.9 m | 105.0 m | 133.2 m | 155.8 m | 140.4 m | 167.0 m | SEC (XBRL)· 13 Feb 2026verified |
| Investing cash flow | -100.9 m | -198.5 m | -124.2 m | -208.5 m | -170.7 m | -450.5 m | SEC (XBRL)· 13 Feb 2026verified |
| Financing cash flow | -1.3 m | 91.3 m | -4.4 m | 45.9 m | 44.6 m | 300.7 m | SEC (XBRL)· 13 Feb 2026verified |
| Dividends paid | 50.2 m | 39.5 m | 64.6 m | 68.6 m | 76.3 m | 101.3 m | SEC (XBRL)· 13 Feb 2026verified |
Computed indicators
Growth
Profitability
Returns
Balance sheet
Liquidity
Cash
Market and valuation
9 indicators that do not apply to the sector.
Valuation
olivLaw classification
Score: 58 / 100
A scoring methodology on indicators and valuation, not investment advice.
Closing price
04 Nov 2026Source: olivLaw, closing series
Market cap: 2.7 bn USD
Key indicators
Coverage and freshness
Score by group
- Balance sheet48
- Growth80
- Quality87
- Returns37
- Valuation60
Estimated value range
The combined range = the median of the valid methods' low, central and high values; it is not a probability interval and does not cover every result. Envelope of all methods: 10.51 – 41.91 USD.
Valuation assumptions are editorial choices, not measured; beta is not measured.
Method ranges (USD per share)
— — Mid · ▏ Price
Valuation methods
- Net asset value (NAV)unavailable · input data missing
- Dividend discount (DDM)10.51 – 14.14 (Mid 12.06)
- Peers: P/B15.73 – 41.91 (Mid 30.69)31 companies used · median multiple 1.8x · quartiles 0.9x – 2.5xARE, ARI, BRSP, CTO, DLR, DRH, ESS, EXR, FCPT, FVR, GLPI, HST, KIM, LOAN, NXRT, O, PEB, PLD, PSA, PSTL, REG, SAFE, SITC, SQFT, STAG, TCI, UDR, VICI, VMRK, VTR, WELL
Classification (SIC) comparables group by industry code, not by economic activity; the direct group is an editorial selection by activity. Members' multiples are on their own trailing twelve months, at their own latest close.
Assumptions (illustrative, editorial)
- Risk-free rate
- 4.3%
- Equity risk premium
- 5.0%
- Beta (default)
- 1.00
- Cost of equity
- 9.3%
- Terminal growth
- 2.5%
Factor scorecard
Neutral profile · Score 58/100
| Factor | Value | Score | Weight used |
|---|---|---|---|
| ROE · Quality | 9.5% | 69 (vs peers) | 7% |
| EBITDA margin · Quality | 91.1% | 100 (on a fixed band) | 9% |
| Revenue CAGR 3Y · Growth | 8.0% | 80 (on a fixed band) | 9% |
| Net debt / EBITDA · Balance sheet | 4.9x | 56 (vs peers) | 15% |
| Interest coverage · Balance sheet | 2.5x | 38 (on a fixed band) | 13% |
| P/B · Valuation | 1.2x | 66 (vs peers) | 20% |
| P/E (TTM) · Valuation | 28.4x | 47 (vs peers) | 9% |
| Dividend yield · Returns | 4.0% | 45 (vs peers) | 15% |
| Payout ratio (EPS) · Returns | 114.1% | 8 (on a fixed band) | 4% |
Score groups
- Balance sheet48/100 · 2/2 factors with a value
- Growth80/100 · 1/1 factors with a value
- Quality87/100 · 2/2 factors with a value
- Returns37/100 · 2/2 factors with a value
- Valuation60/100 · 2/2 factors with a value
Memo
ACADIA REALTY TRUST (AKR). Latest full fiscal year: 2025; data up to 2026-09-30.
Figures computed from the financial statements: revenue 410.8 m USD in 2025; YoY growth 14.2%; net margin 54.4%; ROE 9.5%; net debt/EBITDA 4.9x.
The estimated value range is 13.12–28.02 USD per share (median of 2 methods, agreement: low); assumptions are illustrative. Against the central value of 21.38 USD, the price of 19.87 USD leaves a potential of 7.6% (value / price − 1) and a margin of safety of 7.0% (1 − price / value). The range is the median of the methods' low, central and high values, not a probability interval.
olivLaw score 58/100, methodological classification: neutral profile (score, margin of safety and method agreement together; not a judgement of the right price). Not investment advice.
Text generated deterministically from the figures shown; no language model. Not investment advice.
What supports the thesis
- EBITDA margin: 91.1%
- Revenue CAGR 3Y: 8.0%
What contradicts it
- Payout ratio (EPS): 114.1%
- The valuation methods diverge
Versus the vertical median
Real Estate Investment Trusts (SIC 6798) · same industry (4-digit SIC) · compared with 39 companies
Multiples and returns vs the median
Price rebased to 100 (monthly, 5 years)
Companies in the vertical
| Market cap | P/E | ROE | Net margin | Revenue YoY | 1A / 3A | |
|---|---|---|---|---|---|---|
| WELLWelltower Inc. | 181.9 bn | 106.2 | 4.0% | 12.7% | +35.6% | +19% / +178% |
| PLDPrologis, Inc. | 122.5 bn | 33.1 | 7.1% | 42.5% | +7.2% | +2% / +14% |
| EQIXEquinix Inc | 104.3 bn | 63.3 | 11.5% | 16.4% | +5.4% | +40% / +29% |
| AMTAmerican Tower Corporation | 90.4 bn | 27.3 | 90.6% | 30.7% | +5.1% | +7% / −7% |
| DLRDigital Realty Trust, Inc. | 65.0 bn | 48.3 | 6.2% | 21.7% | +10.0% | +15% / +33% |
| PSAPublic Storage | 64.0 bn | 34.9 | 16.0% | 37.8% | +2.7% | +25% / +32% |
| ORealty Income Corporation | 56.3 bn | 40.8 | 3.6% | 22.9% | +9.1% | +3% / +10% |
| VTRVentas, Inc. | 47.2 bn | 167.8 | 1.9% | 4.0% | +18.5% | +11% / +95% |
| CCICrown Castle Inc. | 39.2 bn | 48.6 | — | 20.1% | −4.4% | +1% / −21% |
| IRMIron Mountain Inc | 35.3 bn | 84.0 | — | 5.7% | +12.2% | +37% / +85% |
| EXRExtra Space Storage Inc. | 33.6 bn | 32.7 | 7.9% | 29.9% | +3.7% | +21% / +24% |
| VICIVICI Properties Inc. | 27.8 bn | 11.6 | 8.3% | 56.5% | +4.1% | −12% / −16% |
| VMRKVivmark Residential | 23.9 bn | 27.9 | 8.1% | — | +4.8% | +3% / +12% |
| SBACSba Communications Corporation | 20.7 bn | 21.1 | — | 34.5% | +5.1% | +1% / −21% |
| HSTHost Hotels & Resorts, Inc. | 17.9 bn | 17.5 | 15.8% | 16.5% | +7.6% | +48% / +49% |
| ESSEssex Property Trust, Inc. | 17.5 bn | 41.7 | 8.0% | 22.7% | +6.4% | +3% / +27% |
| KIMKimco Realty Corporation | 17.4 bn | 28.6 | 5.8% | 27.8% | +5.1% | +25% / +34% |
| REGRegency Centers Corporation | 14.1 bn | 25.7 | 8.0% | 34.5% | +6.9% | +8% / +22% |
| ELSEquity Lifestyle Properties, Inc. | 12.2 bn | 30.8 | 23.1% | 25.6% | +0.3% | −1% / −12% |
| UDRUDR, Inc. | 11.8 bn | 17.5 | 21.8% | 40.8% | +2.4% | +2% / +11% |
| GLPIGaming and Leisure Properties, Inc. | 11.6 bn | 12.2 | 19.6% | 55.2% | +4.1% | −8% / −15% |
| AREAlexandria Real Estate Equities, Inc. | 8.0 bn | — | -9.1% | -51.8% | −2.9% | −14% / −58% |
| STAGSTAG Industrial, Inc. | 7.3 bn | 27.1 | 7.6% | 29.9% | +10.1% | −4% / +6% |
| DRHDiamondrock Hospitality Co | 3.0 bn | 18.4 | 10.6% | 14.3% | −0.8% | +61% / +76% |
| AKRAcadia Realty Trust | 2.7 bn | 28.4 | 9.5% | 54.4% | +14.2% | +1% / +30% |
1- and 3-year price returns: for AKR from daily closes (the same as the performance table), for the other companies from month-end closes.
olivLaw engine forecast
The world engine ran after the company's latest material disclosure. Probabilities are of TOUCHING a level within the horizon (not closing there) and sit next to the random walk (p_rw), the no-information benchmark.
The engine has no published run for this company yet.
Valuation scenarios (editable assumptions)
Illustrative scenarios
Illustrative: not forecasts and without probabilities. Each case is one coherent set of assumptions, computed on today's figures.
Estimated price (USD)
| Estimated price | Bear | Base | Bull |
|---|---|---|---|
| 1 years | 27.21 Total return 43% · Per year 43% | 48.04 Total return 150% · Per year 150% | 72.25 Total return 274% · Per year 274% |
| 3 years | 28.29 Total return 62% · Per year 17% | 56.00 Total return 210% · Per year 46% | 92.22 Total return 399% · Per year 71% |
| 5 years | 29.41 Total return 81% · Per year 13% | 65.29 Total return 279% · Per year 31% | 117.70 Total return 559% · Per year 46% |
- Exit P/E± 14.00
- Net margin± 9.80
- Annual revenue growth± 7.79
- Annual dilution± 0.82
AI analysis
AI-generatedAI-generated analysis (Claude) from cited public sources; it may contain errors. Not investment advice. As of 27 Oct 2026 · Model: claude-haiku-5-5.
Possibly outdated: the newest document it read is from 29 Jul 2026; since then the company filed 8-K (02 Nov 2026 · results), 10-Q (02 Nov 2026).
In brief
Acadia Realty Trust is a REIT that owns and manages street and open-air retail properties in high-barrier, supply-constrained U.S. corridors, complemented by an investment management platform for co-investment vehicles. For 2026 it raised FFO As Adjusted guidance on strong same-property NOI growth in the second quarter, led by street retail. 123
SWOT
Strengths
- A portfolio concentrated in premium corridors with high barriers to entry and limited supply of space.
- Strong same-property NOI growth and high spreads on new leases in the second quarter of 2026.
- An integrated operating platform, with raised 2026 guidance.
Weaknesses
- High geographic concentration in New York and Chicago, making results sensitive to local conditions.
- Reliance on a small group of key tenants, which amplifies the risk of bankruptcy or reduced activity.
- High consolidated leverage, including debt adjusted on an EBITDA basis, which limits flexibility.
Opportunities
- Further acquisitions on streets where the company already has scale, as its strategy describes.
- Development projects such as Henderson Avenue in Dallas could raise long-term income.
- Attracting institutional capital into Investment Management funds could generate additional fees.
Threats
- A decline in tenant activity due to e-commerce or economic difficulty.
- High interest rates and inflation could raise financing costs and pressure margins.
- Tariffs and geopolitical tensions could affect tenants and tourism in major cities.
Risks
- Concentration in key tenantshigh
Revenue depends on a limited number of key tenants, and the bankruptcy or reduced activity of one of them could affect cash flow and distributions.
- Geographic concentrationhigh
High exposure to the New York and Chicago markets could amplify the impact of any weakening in demand or supply of space in those areas.
- Leverage and refinancingmedium
A high debt level and refinancing maturities could become a pressure if interest rates stay high or market conditions worsen.
- Development risksmedium
Development and redevelopment projects may exceed budget, be delayed or achieve lower occupancy than expected, which could affect results.
- Real estate illiquiditylow
Real estate investments are hard to sell quickly, which limits the company's ability to respond rapidly to market changes.
Investment thesis
What would need to be true (bull case)
- If street retail growth holds and spreads on new leases stay high, NOI growth and the raised guidance could continue.
- Acquisitions and dispositions completed in 2026 at high returns could add value if the larger scale and street strategy show up in results.
- A balance sheet funded with accumulated equity and extended maturities could offer flexibility in periods of high interest rates.
What would break the thesis
- Concentration on a few tenants and markets could turn a local or sector slowdown into a significant hit to revenue.
- High debt and elevated interest rates could compress margins and limit the ability to finance new projects.
- If fund dispositions slow, fee income could fall, and gains from transactions cannot be assumed to repeat.
What to watch
- Trend in same-property NOI and leasing spreads in street retailQ3 2026
- Delivery of the revised 2026 FFO As Adjusted guidance2026
- Completion and leasing of the Henderson Avenue development in Dallas2027
Products, market & competition
AI-generatedAI-generated analysis (Claude) from cited public sources; it may contain errors. Not investment advice. As of 27 Oct 2026 · Model: claude-haiku-5-5.
Possibly outdated: the newest document it read is from 29 Jul 2026; since then the company filed 8-K (02 Nov 2026 · results), 10-Q (02 Nov 2026).
The business
The operating strategy centres on active asset management: optimising tenant mix, timely re-tenanting, capturing contractual rent escalations and mark-to-market opportunities. The company runs an integrated platform in which leasing, property management, construction, finance and legal are performed in house. The investment strategy combines accretive acquisitions, development and redevelopment, and investment in first mortgage loans through its Structured Finance program. 1
On capital, Acadia aims for a flexible balance sheet with moderate leverage in the REIT Portfolio, funded through equity, unsecured debt, mortgage loans and other sources including strategic capital and OP Unit issuance. It maintains an at-the-market equity program and a share repurchase authorisation, but did not repurchase any shares in 2023, 2024 or 2025. 1
Segments
Investment Management
The Investment Management platform invests in suburban shopping centres and urban retail through strategic opportunity funds and joint ventures with institutional partners. Funds II, III, IV and V are no longer pursuing new investments and are focused on managing and realising existing portfolios, while the company earns management fees and, in some cases, performance fees. Major disposition and recapitalisation transactions took place in 2026. 123
Structured Finance
The Structured Finance program selectively invests in first mortgage loans and other real estate-backed notes, either directly or through entities in which the company holds an interest. Interest income from this segment remained significant in 2025, and the investments diversify the company's exposure. 1
Market context
Acadia operates in metropolitan areas with high barriers to entry and limited supply of space, where demand for quality street retail remains central. Geographic concentration is high, with significant exposure to the New York and Chicago metro regions, making results sensitive to local economic conditions. In the second quarter of 2026 the company reported strong growth in street retail. 13
The macroeconomic backdrop is mixed: elevated inflation and higher interest rates raise financing costs, while tariffs and geopolitical developments could affect tenants and tourism in major cities. Lease escalations and expense recovery clauses help offset inflationary pressure. 1
Trends
- Recovery in street retailtailwind
Demand for premium street retail space in major cities supported same-property NOI growth and high spreads on new leases. If this demand holds, it could support income growth in the REIT Portfolio.
- E-commerceheadwind
Rising online sales could reduce activity of tenants in physical locations and could change how future space is leased, as the company's risk disclosures note.
- Cost of capital and refinancingmixed
High interest rates raise the cost of debt, but Acadia has reduced its variable-rate exposure and extended facility maturities. The net effect depends on the path of rates and refinancing conditions.
- Recapitalisation of fund assetsmixed
Dispositions and recapitalisations in the Investment Management platform can generate strong returns and release capital, but could reduce fee income if the funds stop growing.
Competitive position
Acadia competes with other owners and investors for retail space in premium corridors, where supply is limited and competition can affect rents and re-tenanting terms. The risks disclosed also include competing available space and institutional investors with similar capital. 1
The Investment Management platform competes for acquisitions and partnerships with institutional investors, and the company describes the competitive environment as dynamic and rapidly changing. The sources provided do not name listed competitors. 1
- Other owners of street and urban retail
Compete for space and acquisitions in the same premium corridors, described generically in the company's risk disclosures.
- Other available commercial space in the same areas
Nearby vacant space can affect customer traffic and re-tenanting at Acadia properties.
- Institutional real estate investors
Compete for properties and partnerships in the investment platform and for fund capital.
- Online sales channels
Not direct competitors, but can reduce demand for physical space from tenants.
Links, dependencies and risks
Who the company is tied to, from its own SEC filings (customers, suppliers, production, partners, competitors, countries, regulation), from the 5 %+ holders' statements (13D/13G) and from what other companies say about it. Click a node for its evidence; on a listed company the graph moves to it.
Loading the links…
News & filings
In the press
- Acadia Pharmaceuticals Announces Phase 3 Enabling Topline Results from Phase 2 RADIANT Study of Remlifanserin for the Treatment of Alzheimer Disease Psychosis ( ADP )Surge — GDELT DOC · 24 Sept 2026 · RO
- Războiul rețelelor vs. Războiul iluziilor (Kill web, Acadia si strategia generalului Schill)Adevărul · 24 Jun 2026 · RO
The latest news item in our archive is from 24 Sept 2026; the newest SEC filing is from 03 Nov 2026. The press archive comes from the RSS feeds we follow and does not necessarily cover the latest event — the filings alongside do.
SEC filings
- Current report03 Nov 2026Other events · Financial statements and exhibits
- Quarterly report02 Nov 2026
- Current report02 Nov 2026Results of operations · Financial statements and exhibits
- Current report19 Oct 2026Departure or appointment of officers · Regulation FD disclosure · Financial statements and exhibits
- Quarterly report29 Jul 2026
- Current report28 Jul 2026Results of operations · Financial statements and exhibits
- Current report12 Jun 2026Other events · Financial statements and exhibits
- Current report13 May 2026Results of operations · Shareholder vote · Financial statements and exhibits
- Quarterly report29 Apr 2026
- Current report28 Apr 2026Results of operations · Financial statements and exhibits
Sources
- [1] Form 10-K, fiscal year ended 2025-12-31 · SEC / Acadia Realty Trust · 13 Feb 2026
- [2] Form 10-Q, quarter ended 2026-06-30 · SEC / Acadia Realty Trust · 29 Jul 2026
- [3] Form 8-K, results release (exhibit 99.1) · SEC / Acadia Realty Trust · 28 Jul 2026
Figures computed by olivLaw from SEC filings and closing prices; the qualitative analysis is AI-generated from cited sources. Not investment advice.