AKR

We rate ACADIA REALTY TRUST (AKR) as Avoid with a composite score of 33.6/100 at a current price of $20.48. The stock falls in the bottom quintile of our universe across key quantitative factors, and the multi-factor weakness suggests a high probability of continued underperformance.

The rating is primarily driven by strength in stability (57th percentile) and momentum (30th percentile), which together account for the majority of the composite score. Offsetting weakness in quality (24th percentile) and value (25th percentile) tempers our overall conviction. We assign a No Moat rating (21/100), High uncertainty, and Poor capital allocation.

Key items to watch: momentum to confirm whether the current price trend has legs; the path to profitability; valuation compression risk if growth disappoints. Any material change in these dynamics could warrant a reassessment of our rating. The moat trend is stable, which suggests the competitive landscape is stable for now.

ACADIA REALTY TRUST holds a top-quartile position (#0 of 50) within the Finance, Insurance, And Real Estate sector, based on our composite quantitative scoring across quality, value, momentum, and stability factors. The composite score of 33.6/100 places it at rank #4245 in our full 7,333-stock universe. At $2.6B in market capitalization, ACADIA REALTY TRUST is a mid-cap player in the Finance, Insurance, And Real Estate space, which limits certain scale advantages but may allow for more agile strategic execution.

Revenue is growing at 19%, though momentum at the 30th percentile suggests the market has not yet fully recognized this trajectory. This potential disconnect between fundamental improvement and market recognition could represent an opportunity for patient investors if the growth trend persists.

The margin cascade tells an important story: gross margins of 0% (-76.5pp vs sector) narrow to operating margins of 9% (-7.8pp vs sector) and net margins of -6.4%, yielding a gross-to-net conversion rate of N/A%. The significant margin erosion from gross to net suggests elevated operating expenses, high interest costs, or other structural drags that warrant monitoring.

At a current price of $20.48, ACADIA REALTY TRUST is trading at a premium to fundamental value. Our value factor score of 25/100 reflects a composite assessment across multiple valuation metrics including price-to-earnings, price-to-book, EV/EBITDA, and price-to-sales ratios relative to both sector peers and the broader market. The premium valuation implies the market is pricing in significant future growth or quality improvements that are not yet fully reflected in current fundamentals.

The stock currently trades at a P/E of 205.6x (a 1623% premium to the sector median of 11.9x), EV/EBITDA of 24.5x (at a premium), P/B of 1.0x, P/S of 7.0x. The above-sector P/E multiple suggests the market is pricing in superior growth or quality, which our analysis finds only partially justified by current fundamentals.

We assign a High uncertainty rating to ACADIA REALTY TRUST. Key risk factors include current negative profitability (net margin -6.4%), weak quality scores (24th percentile), elevated valuation multiple (P/E 205.6x) that leaves limited margin for error. The wide range of potential outcomes widens our fair value estimate and increases the possibility of permanent capital impairment. Investors considering this name should size positions accordingly and demand a meaningful margin of safety before initiating.

Specific risk factors that inform our assessment include: current negative profitability (net margin -6.4%); weak quality scores (24th percentile); elevated valuation multiple (P/E 205.6x) that leaves limited margin for error; the combination of leverage (71% D/E) and thin margins (-6.4% net) amplifies downside risk. Each of these factors independently widens the distribution of potential outcomes, and in combination they create a risk profile that demands careful position sizing. The stability factor at the 57th percentile and quality factor at the 24th percentile provide a quantitative summary of the overall risk landscape.

Key risk mitigants include: a 3.92% dividend yield anchors total return. These factors partially offset the identified risks and provide downside protection in adverse scenarios. On balance, the risk-reward profile warrants caution and disciplined position management.

We rate ACADIA REALTY TRUST's capital allocation as Poor. Key concerns include low returns on equity (-1.2%), negative profitability, weak asset returns (ROA -0.7%). Exemplary capital allocators generate ROE above 20% and maintain conservative leverage — ACADIA REALTY TRUST significantly underperforms these benchmarks, raising questions about management's ability to create shareholder value.

Investors should scrutinize management's reinvestment decisions and balance sheet trajectory before committing capital. Poor capital allocation often compounds over time: overlevered balance sheets limit strategic flexibility, while low returns on capital destroy shareholder value. We would need to see sustained improvement in profitability metrics and balance sheet discipline before considering an upgrade.

In summary, ACADIA REALTY TRUST receives a Avoid rating with a composite score of 33.6/100 (rank #4245 of 7,333). Our quantitative framework assigns a No Moat (21/100, trend: stable), High uncertainty, and Poor capital allocation. The average factor score across quality, value, momentum, stability, and investment is 32/100.

Our analysis does not support a constructive view on ACADIA REALTY TRUST at this time. The combination of limited competitive advantages, high uncertainty, and poor capital allocation suggests unfavorable risk-reward at current levels. We recommend investors avoid new positions and existing holders consider reducing exposure.