Apartment Investment and Management Company (AIV) is a self-administered and self-managed real estate investment trust (REIT) that owns and operates a diversified portfolio of multifamily properties across the United States. The company's strategic focus on value-add investments, development, and active portfolio management has positioned it as a key player in the dynamic multifamily sector.
Financials
For the fiscal year ended December 31, 2023, AIV reported annual revenue of $186,995,000 and a net loss of $166,196,000. The company's annual operating cash flow was $54,676,000, while its annual free cash flow was -$217,821,000. These financial results reflect AIV's ongoing investments in development and redevelopment projects, as well as the impact of rising interest rates and inflationary pressures on the broader real estate market.
In the first quarter of 2024, AIV's revenue increased by 13.0% year-over-year to $50,203,000, driven by a 5.4% rise in rental and other property revenues from its Operating segment. Net loss for the quarter was $7,196,000, compared to a net loss of $5,753,000 in the same period of the prior year. The company's Adjusted EBITDAre, a key non-GAAP metric, increased by 29.2% year-over-year to $17,964,000 for the first quarter of 2024.
Business Overview
AIV's business is organized into three primary segments: Development and Redevelopment, Operating, and Other. The Development and Redevelopment segment focuses on rental communities that are under construction or have not yet achieved stabilization, as well as land held for future development. The Operating segment includes 21 stabilized apartment communities with approximately 5,600 apartment homes, while the Other segment consists of a commercial office building and a luxury hotel.
In the Development and Redevelopment segment, AIV currently has three active projects located in Washington, D.C., Bethesda, Maryland, and Corte Madera, California. These projects remain on track, with the company investing $42.8 million in development and redevelopment activities during the first quarter of 2024. The Upton Place project in Washington, D.C. is nearing completion, with 624 of the 909 planned apartment homes delivered and 100 units leased or pre-leased at rental rates exceeding underwriting. Construction is also progressing on the first phase of the Strathmore Square project in Bethesda, Maryland, which will contain 220 apartment homes, and on the Oak Shore project in Corte Madera, California, which includes 16 luxury single-family rental homes and eight accessory dwelling units.
In addition to its active development and redevelopment projects, AIV has a robust pipeline of future value-add opportunities totaling approximately 13 million gross square feet of potential development in its target markets of Southeast Florida, the Washington, D.C. Metro Area, and Colorado's Front Range.
Operational Performance
AIV's Operating segment, which includes its stabilized apartment communities, reported a 5.4% year-over-year increase in rental and other property revenues to $38,639,000 in the first quarter of 2024. This growth was driven by a $121 increase in average monthly revenue per apartment home to $2,348, partially offset by a 10-basis point decrease in Average Daily Occupancy to 97.9%. Expenses for the Operating segment increased by 2.8% year-over-year, primarily due to higher real estate taxes and insurance, resulting in a 6.5% increase in net operating income to $27,136,000.
The company's Other segment, which includes a commercial office building and a luxury hotel, reported a 16.9% decrease in proportionate net operating income to $1,781,000 in the first quarter of 2024, primarily due to the Benson Hotel commencing operations subsequent to the first quarter of 2023.
Liquidity
As of March 31, 2024, AIV had $290.4 million in available liquidity, including $121.8 million in cash and cash equivalents, $18.6 million in restricted cash, and $150.0 million in available capacity under its revolving secured credit facility. The company also had sufficient capacity on its non-recourse construction loans to cover its remaining commitments of approximately $42.4 million on its development and redevelopment projects.
AIV's leverage profile remains conservative, with approximately 90% of its outstanding non-recourse property debt having a fixed interest rate and the weighted-average contractual rate on its non-recourse debt at 4.8% (4.6% inclusive of interest rate caps). The company's revolving secured credit facility, which matures in December 2024, requires that it maintain a fixed charge coverage ratio of 1.25x, minimum tangible net worth of $625.0 million, and maximum leverage of 60.0%, all of which AIV is currently in compliance with and expects to remain in compliance during the next twelve months.
Risks and Challenges
The multifamily real estate sector in which AIV operates is subject to various risks, including fluctuations in real estate values, competition for residents, supply chain disruptions, and the impact of rising interest rates and inflation. The company's development and redevelopment activities also carry inherent risks related to construction budgets and timelines, as well as the ability to achieve targeted rental rates upon completion.
Outlook
Despite these challenges, AIV remains focused on its strategic priorities of value creation through disciplined investment, active portfolio management, and prudent capital allocation. The company's diversified portfolio, regional expertise, and strong liquidity position provide a solid foundation for navigating the current market environment.
Looking ahead, AIV is well-positioned to capitalize on opportunities in its target markets, leveraging its experienced team and proven investment platform to deliver superior risk-adjusted returns for its shareholders over the long term.