Acadia Realty Trust (AKR)

NYSEReal EstateReit - RetailSnapshot 2026-10-23

$18.780.00%

Close 2026-10-23 · 1-day change

Investment OutlookAs of Oct 24, 2026

What could strengthen or challenge Acadia Realty Trust’s outlook?

The long-term thesis, the evidence coming in, and the environment around it. Thesis dated Jul 8, 2026.

Higher potential upsideImproving expectations

Next-FY EPS estimate change · 30 days

Comparable estimates unavailable

+10% or more+5%0%−5%−10% or less

A matching fiscal period and sufficient coverage are required.

Higher risk of downsideWeakening expectations

One observable signal. This measures changing earnings expectations, not the probability of a gain or loss.

How this is measured

The calculation requires same-period, same-provider snapshots, positive EPS, at least five analysts and a baseline within three days of the requested lookback.

Measure / period	Management expectations	Analyst expectations
FY 2026 · Q4
Revenue	—	99.97M
EPS	—	0.081
FY 2026 · Annual
Revenue	—	372.33M
EPS	$0.37–$0.39non-GAAP $0.4–$0.41	0.453
Adjusted FFO per share	$1.24–$1.26non-GAAP	—
FFO per share	$1.19–$1.21	—
FY 2027 · Annual
Revenue	—	424.47M
EPS	—	0.351

What the Thesis Depends On

Three published thesis conditions, with dated milestones shown separately.

Key Factor	Why It Matters	Current Status	Break Condition	Latest Evidence
Cash from operating activities stays near or above $31.4M in Q1 2026	A primary condition in Acadia Realty Trust's published investment case. The stated target is >=31.4 million USD.	Intact	cash from operating activities falls below $25 million in any quarter	Cash from operations: $58.251M FY2026-Q2; GAAP. Published target: >=31.4 million USD. Target period is not explicitly aligned with this observation. Source published Jul 29, 202658,251,000 USD · source valueSource reportLast status assessment Oct 24, 2026 Measurement source consolidated · GAAP FY2026-Q2 · Period ending Jun 30, 2026 Source: stock_quarterly_financials_fmp. Reference: 2026-Q2. Source status: unverified. Compare required operating outcomes Compare scope, accounting basis and period before treating this evidence as progress against an annual requirement.
Dividend per share remains at $0.20	The company keeps its dividend steady at $0.20 per share.	Intact	dividend per share falls below $0.20	Dividend per share: $0.20 per share FY2026-Q2; GAAP. Published target: >=0.20 USD per share. Target period is not explicitly aligned with this observation. Source published Jul 29, 20260.2 USD/share · source valueSource reportLast status assessment Oct 24, 2026 Measurement source consolidated · GAAP FY2026-Q2 · Period ending Jun 30, 2026 Source: company_financial_results. Reference: dcb739d2-c53a-4265-b101-8fd5f38c6219. Source status: eligible. Compare required operating outcomes Compare scope, accounting basis and period before treating this evidence as progress against an annual requirement.
Operating income rises to at least $158.5M in Q1 2026	Operating income jumped to $158.5M in Q1 2026 from $20.7M in Q4 2025.	Intact	operating income falls below $100 million in any quarter after Q1 2026	Operating income: $22.674M FY2026-Q2; GAAP. Published target: >=158.5 million USD. The stored target says 2026-Q1; this source reports FY2026-Q2. Fiscal/calendar alignment needs review. Source published Jul 29, 202622,674,000 USD · source valueSource reportLast status assessment Oct 24, 2026 Measurement source consolidated · GAAP FY2026-Q2 · Period ending Jun 30, 2026 Source: company_financial_results. Reference: dcb739d2-c53a-4265-b101-8fd5f38c6219. Source status: eligible. Compare required operating outcomes Compare scope, accounting basis and period before treating this evidence as progress against an annual requirement.

Stored thesis · Jul 8, 2026. Latest Evidence uses source-matched measurements where available, alongside the last thesis-monitor assessment. Source periods and assessment dates are shown separately. A new measurement does not automatically change the published status or verify an older target.

Incoming Evidence

Compare these dated observations with the operating requirements above

Expectations trend

Same fiscal period

FY2027 · fiscal year ending 2027-12-31 · fmp

FY2027 EPS: comparable history unavailable.

FY2027 revenue: comparable history unavailable.

Exact estimates & source dates

One fiscal period and provider throughout. At least five contributors are required for each plotted metric; missing coverage stays a gap. Axes show the observed range. Counts measure coverage, not revisions.

FY2027 estimate observations · fmp
Snapshot	EPS	Revenue	EPS / revenue analysts
2026-07-24	Unavailable	Unavailable	2 / 4
2026-07-25	Unavailable	Unavailable	2 / 4
2026-07-26	Unavailable	Unavailable	2 / 4
2026-07-27	Unavailable	Unavailable	2 / 4
2026-07-28	Unavailable	Unavailable	2 / 4
2026-07-29	Unavailable	Unavailable	2 / 4
2026-07-30	Unavailable	Unavailable	2 / 4
2026-07-31	Unavailable	Unavailable	1 / 4
2026-08-01	Unavailable	Unavailable	1 / 4
2026-08-02	Unavailable	Unavailable	2 / 4
2026-08-03	Unavailable	Unavailable	2 / 4
2026-08-04	Unavailable	Unavailable	2 / 4
2026-08-05	Unavailable	Unavailable	2 / 4
2026-08-06	Unavailable	Unavailable	2 / 4
2026-08-07	Unavailable	Unavailable	3 / 4
2026-08-08	Unavailable	Unavailable	2 / 4
2026-08-09	Unavailable	Unavailable	2 / 4
2026-08-10	Unavailable	Unavailable	2 / 4
2026-08-11	Unavailable	Unavailable	2 / 4
2026-08-12	Unavailable	Unavailable	2 / 4
2026-08-13	Unavailable	Unavailable	2 / 4
2026-08-14	Unavailable	Unavailable	3 / 4
2026-08-15	Unavailable	Unavailable	3 / 4
2026-08-16	Unavailable	Unavailable	3 / 4
2026-08-17	Unavailable	Unavailable	3 / 4
2026-08-18	Unavailable	Unavailable	3 / 4
2026-08-19	Unavailable	Unavailable	3 / 4
2026-08-20	Unavailable	Unavailable	3 / 4
2026-08-21	Unavailable	Unavailable	3 / 4
2026-08-22	Unavailable	Unavailable	3 / 4
2026-08-23	Unavailable	Unavailable	3 / 4
2026-08-24	Unavailable	Unavailable	3 / 4
2026-08-25	Unavailable	Unavailable	3 / 4
2026-08-26	Unavailable	Unavailable	3 / 4
2026-08-27	Unavailable	Unavailable	3 / 4
2026-08-28	Unavailable	Unavailable	3 / 4
2026-08-29	Unavailable	Unavailable	3 / 4
2026-08-30	Unavailable	Unavailable	3 / 4
2026-08-31	Unavailable	Unavailable	3 / 4
2026-09-01	Unavailable	Unavailable	3 / 4
2026-09-02	Unavailable	Unavailable	3 / 4
2026-09-03	Unavailable	Unavailable	3 / 4
2026-09-04	Unavailable	Unavailable	3 / 4
2026-09-05	Unavailable	Unavailable	3 / 4
2026-09-06	Unavailable	Unavailable	3 / 4
2026-09-07	Unavailable	Unavailable	3 / 4
2026-09-08	Unavailable	Unavailable	3 / 4
2026-09-09	Unavailable	Unavailable	3 / 4
2026-09-10	Unavailable	Unavailable	3 / 4
2026-09-11	Unavailable	Unavailable	3 / 4
2026-09-12	Unavailable	Unavailable	3 / 4
2026-09-13	Unavailable	Unavailable	3 / 4
2026-09-14	Unavailable	Unavailable	3 / 4
2026-09-15	Unavailable	Unavailable	3 / 4
2026-09-16	Unavailable	Unavailable	3 / 4
2026-09-17	Unavailable	Unavailable	3 / 4
2026-09-18	Unavailable	Unavailable	3 / 4
2026-09-19	Unavailable	Unavailable	3 / 4
2026-09-20	Unavailable	Unavailable	3 / 4
2026-09-21	Unavailable	Unavailable	3 / 4
2026-09-22	Unavailable	Unavailable	3 / 4
2026-09-23	Unavailable	Unavailable	3 / 4
2026-09-24	Unavailable	Unavailable	3 / 4
2026-09-25	Unavailable	Unavailable	3 / 4
2026-09-26	Unavailable	Unavailable	3 / 4
2026-09-27	Unavailable	Unavailable	3 / 4
2026-09-28	Unavailable	Unavailable	3 / 4
2026-09-29	Unavailable	Unavailable	3 / 4
2026-09-30	Unavailable	Unavailable	3 / 4
2026-10-01	Unavailable	Unavailable	3 / 4
2026-10-02	Unavailable	Unavailable	3 / 4
2026-10-03	Unavailable	Unavailable	3 / 4
2026-10-04	Unavailable	Unavailable	3 / 4
2026-10-05	Unavailable	Unavailable	3 / 4
2026-10-06	Unavailable	Unavailable	3 / 4
2026-10-07	Unavailable	Unavailable	3 / 4
2026-10-08	Unavailable	Unavailable	3 / 3
2026-10-09	Unavailable	Unavailable	3 / 3
2026-10-10	Unavailable	Unavailable	3 / 3
2026-10-11	Unavailable	Unavailable	3 / 3
2026-10-12	Unavailable	Unavailable	3 / 3
2026-10-13	Unavailable	Unavailable	3 / 3
2026-10-14	Unavailable	Unavailable	3 / 2
2026-10-15	Unavailable	Unavailable	3 / 2
2026-10-16	Unavailable	Unavailable	3 / 2
2026-10-17	Unavailable	Unavailable	3 / 2
2026-10-18	Unavailable	Unavailable	2 / 2
2026-10-19	Unavailable	Unavailable	2 / 2
2026-10-20	Unavailable	Unavailable	2 / 2
2026-10-21	Unavailable	Unavailable	2 / 2
2026-10-22	Unavailable	Unavailable	2 / 2
2026-10-23	Unavailable	Unavailable	2 / 2
2026-10-24	Unavailable	Unavailable	2 / 2

Revenue and EPS estimates track expectations. They are not delivered results or like-for-like proof of a required annual path.

Compare required revenue and earnings

Analyst view

Monthly observations

Buy / Strong BuyHoldSell / Strong Sell

Exact monthly counts

Monthly rating snapshots · fmp. Missing snapshots are not zero.
Date	Buy*	Hold
2026-05-01	6	3
2026-06-01	6	2
2026-07-01	6	2
2026-08-01	7	2
2026-09-01	6	1
2026-10-01	6	1

*Buy includes Strong Buy; Sell includes Strong Sell. Monthly counts describe the analyst mix, not the firms behind each recent action.

Latest: 6 Buy / Strong Buy · 1 Hold · 0 Sell / Strong Sell

0 upgrades0 downgrades0 maintains

Recent actions · Sep 25–Oct 24 · 0 recorded

Price-target changes

30 days

○ Previous · ● Latest · common dollar scale

Truist FinancialOct 1 · prior Jun 9

$24.00 → $22.00-8.3%

$0$13.20$26.40

0 raises · 1 cuts · 0 unchanged · 0 without a comparable prior

How this is measured

Sep 25, 2026–Oct 24, 2026. Each firm's latest positive target is paired only with its immediately prior positive target from the same provider, at most 180 days earlier. Unmatched observations have one dot; conflicting observations are not compared.

Outlook in Brief

The evidence, the remaining questions, and what comes next

What's improving

No recovery evidence is reported in the available driver assessments.

Still unresolved / key risks

Cash from operating activities stays near or above $31.4M in Q1 2026Cash from operations: $58.251M
Dividend per share remains at $0.20Dividend per share: $0.20 per share
Operating income rises to at least $158.5M in Q1 2026Operating income: $22.674M

Next proof point

Nov 2, 2026

Look for updated results and guidance against the published targets, plus direct evidence for unresolved drivers.

Review earnings

Bottom line

3 of 3 published conditions remain under pressure or need verification. The next results need to address those conditions.

The dated weekly assessment and its assumptions are available in Read detailed Outlook.

Historical risk context

Observed price history; separate from operating scenarios

Price sensitivity

0.7%Typical daily move · historical

Downside history

-20.4%Maximum drawdown · trailing year

Read detailed Outlook Company context, assumptions & risks

Acadia Realty Trust outlook in detail

The weekly editorial context below is a separate assessment from the dated monitor evidence above. Recovery observations do not automatically change the published thesis. Unverified outside influences are hypotheses, not measured driver evidence.

Updated Oct 24, 2026

What kind of bet this is

AKR is a real estate company with a growth-and-execution thesis, supported by stronger recent results, portfolio acquisitions, and improved guidance. The thesis is intact, but the evidence points to fragile earnings quality and moderate risk rather than a fully durable compounder.

What's priced into Acadia Realty Trust

The valuation evidence is mixed: AKR is described as cheap versus peers, yet its measured premium versus peers is 0.67, and the overall value assessment is expensive. The expectations gap is negative at -1.1, while the priced-in assessment says fragility is low and current expectations are justified.

What the fundamentals likely do

Near term, same-property net operating income, or NOI, improved from 5.9% growth in the first quarter to 8.7% in the second quarter of 2026, and management raised its 2026 earnings guidance. Acquisitions and recent results support execution, but earnings quality remains fragile, the sector backdrop is a headwind, and industry peers have been missing lately.

What Acadia Realty Trust hinges on

Over the next one to three years, the thesis hinges on continued NOI growth, successful integration of acquisitions, and management delivering on its raised guidance. A guidance cut after the recent increase would damage credibility; Fed rate cuts or continued earnings strength from major real estate peers could provide sector support.