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ZYBERNO

Stock Report

Updated Aug 30, 2026

ACADIA REALTY TRUST (AKR)

Financial Services • NYSE

$20.72

Acadia Realty Trust is an American real estate investment trust headquartered in Rye, New York, that focuses on urban and street-retail real estate. The company owns and manages street-retail properties in high-demand urban markets including Chicago, Washington D.C., New York, Boston, and San Francisco, targeting luxury and premium fashion, food, and lifestyle tenants.

Professional Investment Analysis

ZYBERNO SCORE →

Is it a great business? Is it getting better?

28.0/100

POOR BUSINESS

ACADIA REALTY TRUST (AKR) scores 28/100 — concerning metrics indicating significant structural or financial risks.

📊 How is the Zyberno Score calculated? +

The Zyberno Score answers one question: "Is this a quality business worth owning?" It's a 0-100 investment grade that evaluates business fundamentals across four critical dimensions, based on principles from Warren Buffett, Benjamin Graham, Peter Lynch, and Charlie Munger.

The 4 Core Categories (25 points each):

1. PROFITABILITY (25 pts)

Metrics: ROE, ROIC, Net Margin, Operating Margin
Thresholds: ROE >20% excellent • ROIC >20% excellent • Net Margin >20% excellent • Operating Margin >25% excellent

2. FINANCIAL STRENGTH (25 pts)

Metrics: Debt-to-Equity, Current Ratio, Interest Coverage, Altman Z-Score
Thresholds: D/E <0.3 excellent • Current Ratio >2.5 excellent • Interest Coverage >10x excellent • Altman Z >3.0 safe

3. CASH FLOW QUALITY (25 pts)

Metrics: Free Cash Flow, OCF vs Net Income, FCF Margin
Thresholds: Positive & growing FCF excellent • OCF/NI >1.2x excellent (cash earnings exceed accounting)

4. GROWTH & CONSISTENCY (25 pts)

Metrics: Revenue Growth, Net Income Growth, FCF Growth, Piotroski F-Score
Thresholds: Growth via log-linear regression • Piotroski 8-9 excellent, 6-7 good

Score Interpretation:

75-100

GREAT BUSINESS

65-74

GOOD BUSINESS

50-64

AVERAGE BUSINESS

30-49

WEAK BUSINESS

0-29

POOR BUSINESS

→ View full AKR quality analysis & detailed breakdown

VALUATION SIGNAL

MARGIN OF SAFETY

Is this stock cheap or expensive relative to what the business has historically generated for owners?

Margin of Safety unavailable — insufficient data for the owner-earnings DCF.

BRINA GAP ↗

Is the market underestimating or overestimating what this business is capable of going forward?

-11.9%

Market Overestimates

💰 How is Margin of Safety calculated? +

Margin of Safety measures how much discount or premium you're paying relative to a stock's intrinsic value. It's Benjamin Graham's core principle: the larger the margin, the lower your downside risk.

Formula: (Intrinsic Value − Current Price) ÷ Intrinsic Value × 100%

How We Calculate Intrinsic Value (DCF Method):

Step 1: Calculate current Owner Earnings (OCF − Maintenance CapEx)

Step 2: Calculate company-specific growth rate using log-linear regression on 16 quarters of Owner Earnings

Step 3: Project 10 years forward using the calculated growth rate

Step 4: Discount each year's cash flow to present value using 10% discount rate

Step 5: Calculate terminal value using 3% perpetual growth rate

Step 6: Sum all discounted cash flows = Intrinsic Value

What The Percentages Mean:

+50% or more

EXCELLENT — Very undervalued

+25% to +50%

GOOD — Attractive discount

0% to +25%

FAIR — Reasonable value

0% to -25%

CAUTION — Slight premium

-25% or worse

POOR — Overvalued

"Price is what you pay, value is what you get." — Warren Buffett

→ View full AKR valuation analysis · → View full AKR Brina Gap analysis

📈 How is Brina Gap calculated? +

Brina Gap measures the difference between the growth a business can fundamentally sustain and the growth the market is already pricing in.

Formula: Fundamental Growth Rate − Market-Implied Growth Rate

The Two Components:

Fundamental Growth Rate = ROIC × Reinvestment Rate

What the business can sustainably grow at based on how much it reinvests and what return it earns on that capital. Grounded in historical financials.

Market-Implied Growth Rate = Reverse DCF

The growth rate the current Enterprise Value implicitly assumes. Calculated by back-solving a 10-year DCF model (10% WACC, 3% terminal growth) until the present value of projected cash flows equals EV.

What The Gap Means:

Gap > +5% Market Underestimates — potential upside

+2% to +5% Slight Underestimate

-2% to +2% Fairly Priced — market consensus matches fundamentals

-5% to -2% Slight Overestimate

Gap < -5% Market Overestimates — price embeds optimism fundamentals don't support

A positive gap (market underestimates) combined with a positive Margin of Safety is the strongest combined signal — the business is both cheap historically and forward economics are stronger than the price suggests.

Critical Financial Health Indicators

Return on Equity (Profitability):CRITICAL (4.6%)

Debt-to-Equity (Solvency Risk):AVERAGE (0.64x)

Operating Margin (Operational Efficiency):CRITICAL (0.0%)

Return on Capital (Capital Efficiency):CRITICAL (4.9%)

📊 Valuation Trilogy

Three interconnected metrics for complete valuation analysis

Click any metric for full methodology and detailed analysis

Zyberno's Verdict

ACADIA REALTY TRUST (AKR) stock report — Zyberno Score 28/100 (POOR BUSINESS). Full financial analysis on Zyberno.

According to Zyberno's DCF model, ACADIA REALTY TRUST (AKR) shows a Brina Gap of -11.9%, which weakens the case: based on the company's ROIC (4.9%) and reinvestment rate (-73.9%), the business can fundamentally grow at -3.6% — but the current enterprise value implies the market expects 8.3%.

DIVISION I: EXECUTIVE SUMMARY

A. Market Valuation

Market Price & Capitalization (2)

Current Price:20.72

Market Cap:$2.85B

Valuation Multiples (3)

P/E Ratio:

59.20x

📊 Click to view full AKR P/E analysis →

P/B Ratio:1.06x

Peg Ratio:0.56x

Enterprise Metrics (2)

Enterprise Value:$4.56B

Ev Ebitda Ratio:12.36x

Price Action & Momentum (3)

12-1 Momentum:

+24.4% (61th pctile)

📈 Click to view full AKR Momentum analysis →

Momentum Percentile:61 / 100

% of 52-Week High:90.0%

B. Profitability Assessment

Return Metrics (7)

ROE:

4.6%

📊 Click to view full AKR ROE analysis →

ROA:2.6%

Roic:

4.9%

📊 Click to view full AKR ROIC analysis →

Reinvestment Rate:-73.9%

Fundamental Growth Rate (g):-3.6%

Market-Implied Growth Rate:8.3%

Brina Gap:

-11.9%

☷ Click to view full AKR Brina Gap analysis →

Margin Analysis (1)

Ebitda Margin:89.7%

Yield Metrics (2)

Earnings Yield:$1.69

Dividend Yield:3.7%

C. Log-Linear Regression Growth Trends

Earnings Surprise (SUE) (3)

Earnings Surprise (SUE):

+0.15

📊 Click to view full AKR Earnings Surprise analysis →

EPS Surprise vs Expected:370.6%

Latest Earnings Filed:2026-07-29

Revenue Growth (Linear) (1)

Revenue Growth Rate (Linear):-9.5%

Earnings Growth (Linear) (1)

Net Income Growth Rate (Linear):63.9%

Cash Flow Growth (Linear) (1)

Operating Cash Flow Growth Rate (Linear):1.1%

Operating Growth (Linear) (1)

Operating Income Growth Rate (Linear):19.8%

D. Financial Stability

Liquidity Ratios (3)

Current Ratio:0.02x

Quick Ratio:0.02x

Cash Ratio:0.02x

Leverage Analysis (3)

Debt To Equity Ttm:0.64x

Debt-to-Equity Ratio:0.64x

Debt To Ebitda:4.73x

Coverage Ratios (1)

Times Interest Earned:-999.00

Capital Structure (4)

Working Capital:-1,903,650,000.00

Cash And Cash Equivalents:32,960,000.00

Long Term Debt:$1.64B

Net Debt:$1.71B

DIVISION II: FINANCIAL STATEMENTS ANALYSIS

A. Income Statement Analysis

Revenue Components (2)

Revenue TTM: $410.76M

Linear Growth: -9.5%

📊 Click to view full AKR Revenue analysis & methodology →

Cost Of Revenue Ttm:$0.00

Profitability Breakdown (2)

$0.00

Operating income TTM: $214.53M

Linear Growth: 19.8%

📊 Click to view full AKR Operating Income analysis & methodology →

Bottom Line Performance (3)

Net income TTM: $121.93M

Linear Growth: 63.9%

📊 Click to view full AKR Net Income analysis & methodology →

Income Before Tax:$122.51M

Ebitda Ttm:368,592,000.00

Operating Expenses (5)

Operating Expenses:338,291,000.00

R And D Expense:0.00

Sga Expense:49,620,000.00

Income Tax Expense:$251.00K

Interest Expense:0.00

Expense Ratios (3)

R And D To Revenue Percentage:0.0%

Sga To Revenue Percentage:52.0%

Ebitda Margin:89.7%

B. Balance Sheet Analysis

Asset Composition (5)

Total Assets:$4.62B

Current Assets:$32.96M

Ppe Net:0.00

Goodwill:0.00

Intangible Assets:$99.95M

Liability Structure (4)

Total Liabilities:1,936,610,000.00

Current Liabilities:1,936,610,000.00

Long Term Debt:$1.64B

Short Term Debt:$106.03M

Equity & Capital (3)

Equity:$2.68B

Retained Earnings:-$519.03M

Common Stock:200,000,000.00

Working Capital Items (3)

Accounts Receivable:55,430,000.00

Inventory:0.00

Accounts Payable:229,641,000.00

Special Items (2)

Contract Liabilities:25,748,000.00

Stock Based Compensation:6,358,000.00

C. Cash Flow Analysis

Operating Activities (2)

Operating cash flow TTM: $172.45M

Linear Growth: 1.1%

$0.00

Investment Activities (1)

Investing Cash Flow:$367.60M

Financing Activities (3)

Financing Cash Flow:-$407.07M

Dividends Paid Ttm:104,807,000.00

Stock Repurchase:0.00

Capital Transactions (3)

Common Stock Issuance:55,839,000.00

Long Term Debt Issuance:$0.00

Long Term Debt Repayments:$0.00

Non-Cash Items (1)

Depreciation Amortization Ttm:154,065,000.00

DIVISION III: OPERATIONAL METRICS

A. Per Share Analysis

Earnings Per Share (3)

EPS (Basic TTM):0.35

Eps diluted TTM: $0.35

Linear Growth: -19.7%

📊 Click to view full AKR EPS analysis & methodology →

Earnings Per Share Ttm:$0.89

Revenue & Cash Per Share (2)

Sales Per Share Ttm:2.99

Operating Cash Flow Per Share:$1.22

Book Value & Capital (2)

Book Value Per Share:$19.49

Cash Per Share:0.24

Dividend Policy (1)

Dividend Payout Ratio:95.11x

B. Operational Efficiency

Asset Utilization (2)

Asset Turnover Ttm:0.09x

Working Capital Turnover Ttm:-999.00x

Receivables Management (2)

Receivables Turnover Ttm:7.41x

Days Sales Outstanding Ttm:49.26

Inventory Management (2)

Inventory Turnover Ttm:-999.00x

Days Inventory Outstanding Ttm:-999.00

Payables & Cash Cycle (2)

Days Payable Outstanding:204.06

Cash Conversion Cycle:-1,153.80

C. Quality & Risk Metrics

Financial Quality Scores (2)

Financial Strength Score:0.00

Quality Score:70.00

Market Metrics (2)

Beta:0.00x

Volatility Category:unknown

DIVISION IV: INVESTMENT ANALYSIS

A. Value Investment Framework

Damodaran Growth Analysis (4)

Reinvestment Rate:-73.9%

Fundamental Growth Rate (g):-3.6%

Market-Implied Growth Rate:8.3%

Brina Gap:

-11.9%

☷ Click to view full AKR Brina Gap analysis →

B. Log-Linear Regression Growth Analysis

Growth Rates (Log-Linear Regression) (3)

Revenue Growth Rate (Linear):-9.5%

Net Income Growth Rate (Linear):63.9%

Operating Income Growth Rate (Linear):19.8%

Cash Flow Growth Rates (1)

Operating Cash Flow Growth Rate (Linear):1.1%

Other Growth Rates (1)

Book Value Growth Rate (Linear):7.4%

C. Company Profile & Context

Corporate Information (6)

Symbol:AKR

Company Name:ACADIA REALTY TRUST

Sector:Financial Services

Industry:Real Estate

Exchange:NYSE

Country:United States

Market Classification (3)

Market Cap Category:N/A

Price Category:medium

Volume Category:N/A

Share Structure (3)

Shares Outstanding:137.33M

Shares Outstanding Basic:137.33M

Shares Outstanding Diluted:133.82M

Data Processing Info (3)

Processing Version:v3.0

Last Updated:2026-08-30 18:12:29 UTC

Data Timestamp:2026-08-30T18:12:29.478416