CPT

We rate CAMDEN PROPERTY TRUST (CPT) as Avoid with a composite score of 38.5/100 at a current price of $108.74. 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 (75th percentile) and value (43th percentile), which together account for the majority of the composite score. Offsetting weakness in quality (27th percentile) and momentum (32th percentile) tempers our overall conviction. We assign a No Moat rating (17/100), Medium uncertainty, and Standard capital allocation.

Key items to watch: momentum to confirm whether the current price trend has legs. 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.

CAMDEN PROPERTY 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 38.5/100 places it at rank #3726 in our full 7,333-stock universe. With a $11.4B market capitalization, CAMDEN PROPERTY TRUST operates at meaningful scale within the Finance, Insurance, And Real Estate sector, providing competitive advantages in distribution, procurement, and customer reach.

Revenue contraction of -2% combined with momentum at the 32th percentile paints a cautious picture of the near-term business outlook. The market appears to be pricing in continued challenges, and a catalyst for reversal is not clearly visible from current data.

The margin cascade tells an important story: gross margins of -4270% (-4346.9pp vs sector) narrow to operating margins of -6185% (-6202.3pp vs sector) and net margins of 2266.8%, 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 $108.74, CAMDEN PROPERTY TRUST is trading near fair value based on current fundamentals. Our value factor score of 43/100 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. Valuation metrics are mixed, with no strong signal of mispricing in either direction.

The stock currently trades at a P/E of 47.3x (a 296% premium to the sector median of 11.9x), EV/EBITDA of 341.2x (at a premium), P/B of 2.5x, P/S of 1180.3x. 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 Medium uncertainty rating to CAMDEN PROPERTY TRUST. The stock presents a balanced risk profile: weak quality scores (27th percentile) and low beta of 0.52 — while defensive, this may indicate limited upside participation in bull markets. While not risk-free, the core business fundamentals are adequate to withstand moderate economic stress, and the range of potential outcomes around our fair value estimate is manageable.

Specific risk factors that inform our assessment include: weak quality scores (27th percentile); low beta of 0.52 — while defensive, this may indicate limited upside participation in bull markets; elevated valuation multiple (P/E 47.3x) that leaves limited margin for error. 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 75th percentile and quality factor at the 27th percentile provide a quantitative summary of the overall risk landscape.

Key risk mitigants include: above-average stability (75th percentile) suggests predictable business dynamics; a 3.91% 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 is favorable for long-term investors.

We rate CAMDEN PROPERTY TRUST's capital allocation as Standard. Management has shown adequate — though not exceptional — stewardship of shareholder capital. Returns on equity stand at 5.3%, and the balance sheet is managed within acceptable parameters (D/E: 88%). Exemplary allocators typically sustain ROE above 20% and D/E below 50%; CAMDEN PROPERTY TRUST falls short on at least one dimension.

There is room for improvement in optimizing the capital structure or enhancing shareholder returns. The 3.91% dividend yield provides some income return, but the overall capital allocation framework would benefit from either higher reinvestment returns, improved balance sheet efficiency, or increased shareholder distributions. We will monitor for signs of strategic improvement that could warrant an upgrade.

In summary, CAMDEN PROPERTY TRUST receives a Avoid rating with a composite score of 38.5/100 (rank #3726 of 7,333). Our quantitative framework assigns a No Moat (17/100, trend: stable), Medium uncertainty, and Standard capital allocation. The average factor score across quality, value, momentum, stability, and investment is 42/100.

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