Mid-America Apartment Communities (MAA)
NYSEReal EstateReit - ResidentialSnapshot 2026-09-04
$128.32-0.19%
Close 2026-09-04 · 1-day change
NYSEReal EstateReit - ResidentialSnapshot 2026-09-04
QuarterlyIQ Insights · MAA
How strong the business is — where it ranks within its sector on capital efficiency and cash generation, and how well management has been executing.
How this business ranks within real estate on a research-validated quality screen. As of 2026-09-04.
The screen ranks MAA against its sector on four durable signals: share dilution, return on capital, free-cash-flow yield, and FCF margin. Historically the highest-quality names tended toward better typical outcomes and fewer bad years over multi-year holds (strongest at three years, modest at one), and that pattern showed up even before the price moved. It characterizes business quality, not price direction.
Each leg is a sector-relative percentile (higher is better); 2 of 4 legs were available for this name. The composite is built from these four; the raw value follows each percentile for context.
A forward quality tilt, not a price prediction, and context for your own research rather than a recommendation. Not investment advice.
How management runs the business: capital, margins, balance sheet, and how reliably they guide and deliver.
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.
Operating income rose in 1 of the last 3 quarter-over-quarter moves. Historically, Real Estate names rated neutral grew net income 51% of the time over the next year (vs 56% for the rest of the cohort, n=3706).
Not investment advice. Scores describe historical and current data; they are not forecasts of future returns. Consult a licensed advisor before making investment decisions.
Met or beat guidance 50% of the last 2 guided quarters · -29.8% avg surprise
Priorities management has stated in recent disclosures, with status and evidence drawn from earnings calls, filings, and press releases.
Focus on sustaining Core FFO growth, supporting steady dividend growth, and providing quarterly updates on earnings guidance.
Stated as a priority in 4 of last 4 quarters. Management consistently provided 2026 earnings guidance with EPS ranges around $3.96 to $4.20 and Core FFO guidance midpoint near $8.53. Financials show net income of $124.4M in 2026-Q1 and $121.8M in 2026-Q2 with revenues stable near $555M. The trajectory matches management's focus on sustaining earnings growth and maintaining guidance.
“Strong 2Q 2026 Core FFO/Share performance with disciplined expense control and non-same store NOI driving guidance beat”
“MAA expects to provide updates to its 2026 Earnings per diluted common share, Core FFO per diluted Share and Core AFFO per diluted Share guidance on a quarterly basis.”
“We are encouraged by the improving occupancy and blended pricing trends... supporting a constructive outlook for leasing fundamentals heading into 2026.”
“2026 Forecasted Core FFO per Share of $8.53 represents the midpoint of our guidance range of $8.37 to $8.69.”
Continue development and lease-up of multifamily communities with expected stabilized NOI growth and accretive returns.
Stated as a priority in 4 of last 4 quarters. Management consistently emphasized development pipeline expansion with active developments totaling 1,749 units and expected costs near $597.5M. Expected stabilized incremental NOI is $70M to $75M with pipeline maintained near $800M. The trajectory shows steady progress in expanding and stabilizing the development pipeline.
Continue disciplined capital deployment through acquisitions, dispositions, and share repurchases funded by dispositions.
Stated as a priority in 3 of last 3 quarters. Management has actively repurchased shares funded by dispositions, with $123M repurchased YTD in 2026 and $27M in 2025-Q4. Capital recycling through acquisitions and dispositions continues to enhance earnings profile. The trajectory reflects disciplined capital allocation with ongoing share repurchases.
Optimize operations with technology-enabled platform, specialized roles, and redevelopment initiatives to improve NOI margins and resident experience.
Stated as a priority in 3 of last 3 quarters. Management is advancing the ReiMAAgine operating platform and redevelopment initiatives, with expected NOI contribution of $48M and redevelopment program annualized cash returns near 18.5% to 19.5%. These efforts aim to improve margins and resident experience. The trajectory shows ongoing progress in operational enhancement and margin expansion.
Focus on steady Core FFO growth supported by disciplined expense management, pricing momentum, and contributions from new developments, with quarterly updates to earnings guidance.
Over the trailing year it converted 1.48x of net income into operating cash flow. Historically, Real Estate names rated neutral grew net income 57% of the time over the next year (vs 46% for the rest of the cohort, n=2946).
Most sensitive to the broad stock market.
Not enough signal to read sensitivity to the US dollar, real (inflation-adjusted) rates, long-term interest rates, Fed net liquidity (low R² over the window).
10 material management or governance events in the past 24 months, led by capital-allocation actions. Historically, Real Estate names rated neutral grew net income 56% of the time over the next year (vs 48% for the rest of the cohort, n=877).
Not investment advice. As of 2026-09-04.
“2Q 2026: Started development of 263-unit community in Kansas City MSA; Purchased land in Nashville MSA; began construction of 312-unit community in July 2026.”
“Expanded lease-up & development pipeline stabilizing into undersupplied environment with expected total stabilized incremental NOI $70M - $75M.”
“Completed initial lease-up of MAA Vale in Raleigh, NC and began construction of multifamily community in Phoenix, AZ.”
“Acquired land parcels in Kansas City and Phoenix markets for future development.”
“Started new development and repurchased shares funded by dispositions; YTD repurchases $123M.”
“Repurchased 0.2 million shares at weighted average price of $131.61 for $27 million.”
“Capital recycling through acquisitions and dispositions to improve earnings profile.”
“Improving operational platform through ReiMAAgine initiative and ongoing redevelopment and repositioning initiatives.”
“Currently piloting ReiMAAgined Operating Platform utilizing centralized support and AI workflows to enhance prospect engagement and resident satisfaction.”
“Redevelopment and repositioning programs with expected annualized cash returns near 18.5% to 19.5%.”