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AAT
American Assets TrustNYSEReal EstateReit - DiversifiedSnapshot 2026-06-12
Intact
$24.41-0.25%
Close 2026-06-12 · 1-day change
Recent financial performance is holding in the top half of its industry — the reason to own it looks intact.
The bottom line
Recent financial performance is neutral, and earnings quality is robust, cash backs up reported profits. Management's recent track record has been fairly steady, and the company has a capital-friendly stance. Risk is moderate, and the sector backdrop is a headwind, which may impact performance compared with sector peers, where it is typical. Peer multiples imply a price about 9% below where it trades (it looks expensive on this basis); the read is fair, priced roughly in line with peer multiples. If AAT cuts guidance on the next call, that could be a meaningful negative. This read is provisional.
as of 2026-06-12
Quick facts
- Exchange
- NYSE
- Sector
- Real Estate
- Industry
- Reit - Diversified
- Market cap
- $1.90B
- Employees
- 232
- IPO date
- 2011-03-30
- Next earnings
- 2026-07-28
Price
Daily closes. Earnings/event dots are placed inline.
Adjusted daily closes (split & dividend). Scroll over the chart to zoom; click a range to reset.
EarningsMaterial event
What's priced in
(what the market already expects)What it's worth (estimated)
A consensus fair price across 5 valuation methods, at three horizons. Current price $24.41. Estimates are diagnostics, not price targets. Short-horizon estimates are close to coin-flips, so confidence is a method-agreement read, not a prediction.
12-month· primaryfull
$22.37consensus
Range $9.45 – $32.46
vs price: +9% above
Method agreement — · 5 methods
No-growth: today's peer multiple on trailing earnings. The headline read.
3-yearinexpensive
$33.59consensus
Range $29.21 – $43.84
vs price: -27% below
Method agreement — · 3 methods
Embeds projected growth. Leans optimistic by design. Upside context.
5-yearinexpensive
How much to trust our fair value
We take the 12-month fair value above and grade our own number — how the market prices this name versus what we'd justify, and where the two diverge.
Cheap vs peersmedium confidence
At $24 AAT trades at 4× p/s, below its 6× p/s peer median. Our $22 fair value sits above the price; medium confidence. Not investment advice.
Multiple (P/S)
4.3x
peer 5.6x · own history 4.2x
Premium
0.8x peer
1.0x its own history
Growth the price needs
9%
our forecast -3%
Our fair value
$22.39
range $9.45 – $32.27
WhyEarnings too small for P/E
How this stock is priced
One valuation read at a 12-month horizon, plus how price compares to peers and the company's own history.
Long-term · 1–3 yr
fullfair12-month view
What's priced inStretched
The market is pricing in roughly 9% near-term growth, ahead of our forecast of about -3%. This describes what's priced in, not a forecast of the move.
Low fragilityrisk posture, not a price call
Only a turbulent sector regime (Heating) — not the full expensive x weak x turbulent stack.
Historical context
For similar setups historically (n=20,154): about 33% saw a 20%+ drawdown, and roughly 76% of those did not recover within the year. These are historical base rates for the cohort, not a forecast of this stock.
How strong is the business
(quality & execution)Factor signals
Each factor is a parallel diagnostic with a clear read of what it shows and how names like it have historically fared. Never aggregated into a single score.
Recent financial performance
neutralOperating income rose in 1 of the last 3 quarter-over-quarter moves. Historically, Real Estate names rated neutral grew net income 53% of the time over the next year (vs 57% for the rest of the cohort, n=1968).
55th pctl · Real Estate
Earnings quality
robustOver the trailing year it converted 7.04x of net income into operating cash flow. Historically, Real Estate names rated robust grew net income 59% of the time over the next year (vs 50% for the rest of the cohort, n=1399).
89th pctl · Real Estate
Macro sensitivity
Most sensitive to the broad stock market.
- the broad stock market: This stock moves with the broad market (high beta).
Not enough signal to read sensitivity to the US dollar, real (inflation-adjusted) rates, long-term interest rates, Fed net liquidity.
Management & capital allocation
neutralEarnings setup & market context
The next print and the backdrop around it (sector regime and the AI cycle). Context for the path, not a forecast of returns.
Earnings setup · pre-print positioning
forward-looking
Strongly bullishEPS revised +9.1% / 30d, n=1for period ending 2026-06-30
Why this setup
Consensus revisions
EPS estimate $0.11 → $0.12 (+9.1% / 30d). 0 raised, 0 cut, 1 covering analysts.
Rating actions
0 upgrades, 0 downgrades / 30d. 0% of analysts rate Buy.
Sector context
Intermediate · WeeklySector phase: real estate is in maturing, with decelerating (~1.2 years in phase).
Sector regime (90d momentum): headwind.Secular epoch: Mature by revenue growth · theme sunbelt-migration.Management scorecard
How management runs the business: capital, margins, balance sheet, and how reliably they guide and deliver.
Long-term · 1–3 yr
Provisional
- Earnings discipline
- neutral
- Post-call reaction
- weak
A guidance track record builds as the company issues and delivers on guidance.
as of 2026-06-12
What management is focused on
Priorities management has stated in recent disclosures, with status and evidence drawn from earnings calls, filings, and press releases.
Long-term · 1–3 yr
How bumpy is the path
(risk while you hold it)Risk: how this stock moves
What a normal day, a bad day, and the worst of the last year would mean for a $10,000 position.
Intermediate · WeeklyLong-term · 1–3 yr
On a typical day, $10k can swing ±$98.
How much price usually moves either way.
On a bad day, this stock has moved -$260.
A rough but not unusual down day (about the 95th percentile).
In the worst 12 months, $10k could have lost $1,395.
Deepest peak-to-trough drop in the last year.
moderateas of 2026-06-12
Past results, not a forecast. Not investment advice.
What would change the read
(catalysts & re-read triggers)What changed
The most important moves since the prior daily snapshot.
Short-term · Daily
- No material changes since the prior snapshot.
No material changes since the prior snapshot.
as of 2026-06-12
What to watch next
Specific, dated things to watch for, each with what would confirm it and what would prove it wrong.
Intermediate · Weekly
- UpsideHigh confidenceQuartersactive 14d
Watch for dividend maintenance at $0.34 per share
Why it matters: Keeping the dividend is important for investor trust and cash flow.
What confirms / what disproves
Confirms:The company declares a dividend of $0.34 per share for Q2.
Disproves:The company cuts the dividend below $0.34 per share.
Management priorities
News catalysts
Recent news graded against this company's own objectives — whether it reinforces or challenges the thesis, and how confirmed it is.
No graded news catalysts for AAT yet.
This sector is also watching
- Watch for impact of upcoming economic reports on Real Estate
- Watch for revenue growth across major REITs to re-accelerate
What could change this view
Conditional scenarios: if X happens, the view would shift in this direction. These are not predictions.
Intermediate · Weekly
Upside triggers
- If the Fed starts cutting rates from the current 3.62%, that would be a tailwind for AAT and other Real Estate names, since rate-sensitive parts of the market tend to rally when the Fed eases.
- If sector bellwethers like VICI, WPC, and BNL keep beating earnings and guiding higher, the Real Estate sector momentum should keep lifting AAT and other Real Estate names. Worth watching these names for early signals.
- If AAT raises forward guidance on the next earnings call (currently REAFFIRMED as of 2026-04-28), that's a momentum boost. Street estimates typically follow guidance up and the stock tends to re-rate higher.
Downside triggers
- If AAT cuts guidance on the next call (currently REAFFIRMED as of 2026-04-28), that's a meaningful negative. The Street tends to walk down estimates and the stock usually takes a leg lower.
- If sector bellwethers like VICI, WPC, and BNL start missing or guiding lower, the Real Estate tailwind helping AAT and other Real Estate names could fade. Watch these names for early warning.
Recent events
(material 8-K / filing activity)Material updates
Recent SEC 8-K filings ranked by likely impact, confidence, and recency.
- 2026-05-111mo agoItem 1.01
Entry into a Material Agreement On May 11, 2026, American Assets Trust, Inc. (the “Company") entered into a Voting Support Agreement (the “Voting Agreement") with the Ernest Rady Trust U/D/T March 10, 1983 (the “Rady Trust"), the Evelyn Shirley Rady Trust U/D/T March 10, 1983, and American Assets, Inc. (collectively, the “Stockholder"). The Company's charter (the “Charter”) contains certain limitations on the ownership of the Company's stock. Pursuant to Section 6.2.7 of the Charter, the Comp…
M&A activitypositive
Score history
Whether the overall read has been drifting up or down lately, and how it's changed since last week.
-7.9 vs last weeklatest as of 2026-06-13
Not investment advice. Scores describe historical and current data; they are not forecasts of future returns. Consult a licensed advisor before making investment decisions.