Revenue growth remains modest at 2.8% as of 2026Q1, yet NOI margins exhibit extreme instability, fluctuating from a negative 2.3% in 2025Q4 to 70.6% in the most recent quarter.
| Metric | TTM | Dec'25 | Dec'24 | Dec'23 | Dec'22 | Dec'21 | Dec'20 | Dec'19 | Dec'18 | Dec'17 | Dec'16 | Dec'15 | Dec'14 | Dec'13 | Dec'12 | Dec'11 | Dec'10 | Dec'09 | Dec'08 | Dec'07 | Dec'06 | Dec'05 | Dec'04 | Dec'03 | Dec'02 | Dec'01 | Dec'00 |
|---|
| Revenue | 50.35M | 50.01M | 47.32M | 50.5M | 37.54M | 42.04M | 59.03M | 58.99M | 120.96M | 126.22M | 119.66M | 104.19M | 79.41M | 80.75M | 81.85M | 118.36M | 157.03M | 161.86M | 177.37M | 169.39M | 147.56M | 123.15M | 362.57M | 267.25M | 254.03M | 208.86M | 365.11M |
| Revenue Growth % | 6.16% | 5.7% | -6.3% | 34.51% | -10.69% | -28.78% | 0.06% | -51.23% | -4.17% | 5.48% | 14.85% | 31.2% | -1.66% | -1.34% | -30.85% | -24.63% | -2.99% | -8.74% | 4.71% | 14.79% | 19.83% | -66.04% | 35.67% | 5.2% | 21.63% | -42.79% | - |
| Property Operating Expenses | 60.21M | 62.56M | 27.06M | 27.9M | 18.34M | 20.86M | 24.36M | 25.69M | 59.59M | 64.09M | 62.95M | 54M | 42.12M | 39.32M | 40M | 67.2M | 96.32M | 95M | 115.47M | 107.2M | 98.65M | 27.91M | 54.4M | 65.93M | 105.71M | 64.02M | 117.15M |
| Net Operating Income (NOI) | -9.87M | -12.55M | 20.25M | 22.6M | 19.2M | 21.18M | 34.67M | 33.29M | 61.37M | 62.13M | 56.71M | 50.19M | 37.29M | 41.43M | 41.85M | 51.15M | 60.71M | 66.86M | 61.89M | 62.19M | 48.91M | 95.24M | 308.17M | 201.31M | 148.32M | 144.84M | 247.96M |
| NOI Margin % | -19.6% | -25.09% | 42.81% | 44.76% | 51.15% | 50.38% | 58.73% | 56.44% | 50.74% | 49.22% | 47.39% | 48.17% | 46.96% | 51.31% | 51.13% | 43.22% | 38.66% | 41.31% | 34.9% | 36.72% | 33.15% | 77.34% | 85% | 75.33% | 58.39% | 69.35% | 67.91% |
| Operating Expenses | -2.06M | -6.12M | 26.9M | 33.84M | 28.47M | 41.8M | 34.78M | 33.68M | 47.48M | 44.7M | 42.08M | 38.58M | 40.49M | 38.13M | 31.27M | 40.1M | 48.63M | 60.92M | 60.97M | 55.29M | 47.54M | 162.26M | 581K | 187.84M | 127.38M | 123.9M | 128.09M |
| G&A Expenses | 2.5M | 6.46M | 14.62M | 20.2M | 18.79M | 29.93M | 20.02M | 19.95M | 24.81M | 18.77M | 18.04M | 16.67M | 19.23M | 18.1M | 16.22M | 26.38M | 28.41M | 30.37M | 33.32M | 15.97M | 9.32M | 14.04M | 18.74M | 22.12M | 12.48M | 12.74M | 17.97M |
| EBITDA | 5.5M | 6.15M | 5.63M | 3.33M | 3.84M | -5.59M | 18.47M | 15.2M | 36.55M | 43.11M | 38.42M | 27.73M | 15.15M | 5.84M | 38.82M | -22.14M | -45.21M | 3.35M | 17.19M | 33.61M | 37.49M | 48.03M | 83.67M | 39.32M | 6.17M | 5.81M | 106.13M |
| EBITDA Margin % | 10.92% | 12.29% | 11.91% | 6.6% | 10.24% | -13.29% | 31.29% | 25.76% | 30.22% | 34.15% | 32.11% | 26.61% | 19.07% | 7.23% | 47.43% | -18.71% | -28.79% | 2.07% | 9.69% | 19.84% | 25.41% | 39% | 23.08% | 14.71% | 2.43% | 2.78% | 29.07% |
| Depreciation & Amortization | 13.31M | 12.58M | 12.28M | 14.57M | 13.11M | 15.03M | 18.58M | 15.59M | 22.67M | 25.68M | 23.79M | 21.42M | 18.34M | 21.52M | 21.62M | 24.25M | 30.46M | 32.42M | 27.65M | 24.43M | 32.52M | 35.56M | 40.93M | 25.85M | 14.24M | 17.71M | 27.26M |
| D&A / Revenue % | 26.43% | 25.15% | 25.94% | 28.85% | 34.92% | 35.75% | 31.48% | 26.43% | 18.74% | 20.34% | 19.88% | 20.56% | 23.1% | 26.65% | 26.41% | 20.49% | 19.4% | 20.03% | 15.59% | 14.42% | 22.04% | 28.87% | 11.29% | 9.67% | 5.61% | 8.48% | 7.47% |
| Operating Income | -7.81M | -6.43M | -6.64M | -11.24M | -9.27M | -20.62M | -112K | -390K | 13.88M | 17.43M | 14.63M | 6.31M | -3.2M | -15.68M | 17.21M | -46.4M | -75.67M | -29.07M | -10.45M | 9.18M | 4.97M | 12.47M | 42.75M | 13.47M | -8.07M | -11.9M | 78.86M |
| Operating Margin % | -15.51% | -12.85% | -14.03% | -22.26% | -24.68% | -49.04% | -0.19% | -0.66% | 11.48% | 13.81% | 12.23% | 6.05% | -4.03% | -19.41% | 21.02% | -39.2% | -48.19% | -17.96% | -5.89% | 5.42% | 3.37% | 10.13% | 11.79% | 5.04% | -3.18% | -5.7% | 21.6% |
| Interest Expense | 4M | 6.83M | 7.84M | 9.5M | 17.53M | 23.42M | 35M | 39.86M | 66.06M | 66.17M | 59.36M | 52.48M | 40.83M | 39.11M | 38.22M | 60.71M | 65.05M | 78.53M | 90.91M | 89.85M | 76.52M | 0 | 0 | 0 | 57.69M | 0 | 76.7M |
| Interest Coverage | - | 4.11x | -0.85x | 1.71x | 33.71x | 1.23x | 1.32x | 0.45x | 3.78x | 0.87x | 0.96x | 0.93x | 0.56x | -0.31x | 0.84x | -0.01x | -0.69x | -0.13x | 0.10x | 0.79x | 0.06x | - | - | - | 1.52x | - | 0.58x |
| Non-Operating Income | -30.93M | -34.46M | 0 | -27.45M | -600.22M | -49.41M | -46.24M | -18.51M | -207.09M | -40.05M | -42.37M | -42.5M | -25.88M | -3.39M | -14.72M | -45.49M | -30.93M | -18.85M | -19.31M | -64.16M | 0 | -96.63M | -43.61M | 4.21M | -95.85M | 0 | 34.01M |
| Pretax Income | 15.15M | 21.21M | -17.05M | 6.71M | 573.42M | 5.38M | 11.12M | -21.74M | 183.9M | -8.7M | -2.36M | -3.67M | -18.15M | -50.07M | -13.78M | -58.27M | -109.78M | -92.62M | -82.05M | -18.3M | -972K | -3.71M | 1.93M | -32.62M | 29.56M | 0 | 667.64M |
| Pretax Margin % | 30.09% | 42.4% | -36.02% | 13.28% | 1527.34% | 12.79% | 18.84% | -36.86% | 152.04% | -6.89% | -1.97% | -3.52% | -22.85% | -62% | -16.83% | -49.23% | -69.91% | -57.22% | -46.26% | -10.81% | -0.66% | -3.01% | 0.53% | -12.21% | 11.64% | 0% | 182.86% |
| Income Tax | 1.09M | 2.67M | -3.61M | 1.46M | 98.11M | -1.07M | -147K | 0 | 1.21M | 180K | 46K | 517K | -20.41M | -40.05M | -2.47M | -18.04M | -8.46M | -3.49M | -36.84M | -15.74M | -1.18M | -34.94M | 274.4M | 2.8M | 29.41M | 5.87M | 597.23M |
| Effective Tax Rate % | 7.18% | 12.58% | 21.16% | 21.71% | 17.11% | -19.84% | -1.32% | 0% | 0.66% | -2.07% | -1.95% | -14.1% | 112.47% | 79.99% | 17.95% | 30.96% | 7.7% | 3.77% | 44.9% | 86.01% | 120.88% | 941.38% | 14195.4% | -8.58% | 99.48% | - | 89.45% |
| Net Income | 12.19M | 15.7M | -14.7M | 3.97M | 373.35M | 3.35M | 9.03M | -15.96M | 173.7M | -8.43M | -2.73M | -1.96M | 30.89M | 41.28M | -5.58M | 290K | -94.75M | -70.14M | 22.63M | 26.56M | 13.07M | 47.42M | 33.19M | 11.86M | -8.46M | 17.35M | 2.68M |
| Net Margin % | 24.21% | 31.4% | -31.07% | 7.86% | 994.43% | 7.96% | 15.3% | -27.05% | 143.61% | -6.68% | -2.28% | -1.88% | 38.89% | 51.12% | -6.82% | 0.25% | -60.34% | -43.33% | 12.76% | 15.68% | 8.85% | 38.5% | 9.16% | 4.44% | -3.33% | 8.31% | 0.73% |
| Net Income Growth % | 190.35% | 206.8% | -470.54% | -98.94% | 11054.74% | -62.93% | 156.59% | -109.19% | 2160.24% | -208.6% | -39.39% | -106.35% | -25.17% | 839.05% | -2025.86% | 100.31% | -35.08% | -409.89% | -14.79% | 103.29% | -72.44% | 42.85% | 179.81% | 240.16% | -148.77% | 547.78% | - |
| Funds From Operations (FFO) | 25.49M | 28.28M | -2.43M | 18.54M | 386.46M | 18.38M | 27.61M | -370K | 196.37M | 17.25M | 21.05M | 19.46M | 49.23M | 62.79M | 16.03M | 24.55M | -64.29M | -37.72M | 50.28M | 50.99M | 45.59M | 82.97M | 74.12M | 37.71M | 5.78M | 35.06M | 29.94M |
| FFO Margin % | 50.63% | 56.54% | -5.13% | 36.71% | 1029.35% | 43.71% | 46.77% | -0.63% | 162.35% | 13.66% | 17.59% | 18.68% | 61.99% | 77.76% | 19.59% | 20.74% | -40.94% | -23.31% | 28.35% | 30.1% | 30.9% | 67.38% | 20.44% | 14.11% | 2.28% | 16.79% | 8.2% |
| FFO Growth % | 507.24% | 1265.22% | -113.09% | -95.2% | 2003.07% | -33.44% | 7561.89% | -100.19% | 1038.5% | -18.07% | 8.2% | -60.48% | -21.6% | 291.68% | -34.68% | 138.18% | -70.42% | -175.03% | -1.4% | 11.85% | -45.06% | 11.94% | 96.55% | 552.33% | -83.51% | 17.1% | - |
| FFO per Share | 1.58 | 1.75 | -0.15 | 1.15 | 23.93 | 1.14 | 1.72 | -0.02 | 11.76 | 1.11 | 1.36 | 1.29 | 3.88 | 5.45 | 1.39 | 2.13 | -5.61 | -3.28 | 4.62 | 4.99 | 4.49 | 8.18 | 7.02 | 3.50 | 0.51 | 2.99 | 2.88 |
| FFO Payout Ratio % | 0% | 0% | 0% | 0% | 0% | 0% | 0% | 0% | 0.46% | 6.41% | 5.23% | 6.25% | 4.15% | 3.9% | 15.29% | 10.01% | 0% | 0% | 0% | 0% | 1.86% | 1.22% | 2.11% | 6.23% | 41.53% | 7.04% | 7.77% |
| EPS (Diluted) | 0.75 | 0.97 | -0.91 | 0.25 | 23.11 | 0.21 | 0.56 | -1.00 | 10.40 | -0.61 | -0.25 | -0.22 | 2.28 | 3.36 | -0.70 | -0.19 | -8.48 | -6.31 | 1.85 | 2.35 | 1.04 | 3.42 | 2.90 | 0.88 | -0.96 | 1.27 | 0.03 |
| EPS Growth % | 190.48% | 206.59% | -464% | -98.92% | 10904.76% | -62.5% | 156% | -109.62% | 1804.92% | -144% | -13.64% | -109.65% | -32.14% | 580% | -268.42% | 97.76% | -34.39% | -441.08% | -21.28% | 125.96% | -69.59% | 17.93% | 229.55% | 191.67% | -175.59% | 4133.33% | - |
| EPS (Basic) | - | 0.97 | -0.91 | 0.25 | 23.11 | 0.21 | 0.56 | -1.00 | 10.87 | -0.61 | -0.25 | -0.22 | 2.28 | 3.36 | -0.70 | -0.19 | -8.48 | -6.31 | 1.85 | 2.35 | 1.04 | 4.42 | 2.90 | 0.88 | -0.96 | 1.27 | 0.03 |
| Diluted Shares Outstanding | 16.15M | 16.15M | 16.15M | 16.15M | 16.15M | 16.15M | 16.05M | 16M | 16.7M | 15.51M | 15.51M | 15.11M | 12.68M | 11.53M | 11.53M | 11.52M | 11.46M | 11.51M | 10.89M | 10.23M | 10.15M | 10.15M | 10.56M | 10.79M | 11.38M | 11.71M | 10.4M |
Reliance on asset divestitures
According to the provided financial data, ARL maintained a 2.8% revenue growth rate in 2026Q1, yet the underlying NOI remains highly inconsistent, swinging from a negative $29.5 million in 2025Q4 to a positive $8.7 million in the most recent quarter, suggesting significant reliance on non-recurring transactional activity.
The modest top-line growth appears to be supported by the company's multifamily portfolio, but the extreme volatility in NOI indicates that property-level performance is not yet stabilized. Investors should monitor whether the recent positive NOI trend can be sustained without the lumpy land sales that historically mask operational deficits.
As reported in recent financial statements, FFO per share experienced a sharp 47.5% decline in 2026Q1 to $0.19, following a period of erratic performance that saw FFO swing from a negative $0.88 in 2024Q3 to a peak of $0.83 in 2025Q4, highlighting significant earnings quality concerns.
The wide variance in FFO suggests that the company's earnings are heavily influenced by non-operating items rather than consistent rental income. This lack of predictability makes it difficult to assess the true dividend-paying capacity of the REIT, warranting a cautious approach to valuation based on current FFO metrics.
Based on the reported figures, ARL's NOI margin reached 70.6% in 2026Q1, yet this follows a period of extreme margin compression, including a negative 2.3% margin in 2025Q4, which suggests that the company's property-level cost structure is highly sensitive to periodic maintenance or redevelopment expenses.
The wide swings in NOI margin imply that the company's operating expenses are not well-aligned with its rental revenue streams. This inconsistency suggests that the portfolio may require significant capital investment to achieve the stable margins typically expected of a mature multifamily REIT.
Financial disclosures indicate that while net income reached $9.8 million in 2025Q4, the core operating performance often fails to cover property-level costs, suggesting that the company's profitability is primarily driven by gains on the sale of real estate rather than sustainable rental income growth.
The disconnect between negative operating metrics and positive net income suggests that the company is functioning more as a merchant builder than a long-term income-producing REIT. Analysts should be wary of valuing the company based on net income, as these gains are inherently non-recurring and subject to market timing.
Quick answers to the most common questions about buying ARL stock.
For fiscal year 2025, American Realty Investors, Inc. (ARL) reported total revenue of $50.0M. This represents a 86.3% decline compared to $365.1M in 2000.
American Realty Investors, Inc. (ARL) is profitable, generating $15.7M in net income for the fiscal year ending 2025 with a net profit margin of 31.4%.
American Realty Investors, Inc. (ARL) reported an operating income of $-6.4M, resulting in an operating profit margin of -12.9%. This margin reflects the operational efficiency of the business before interest and taxes.
American Realty Investors, Inc. (ARL) generated $-12.5M in gross profit for the year, representing a gross profit margin of -25.1%. This demonstrates the company's core pricing power and production efficiency.