AAT NYSE Real Estate Investment Trusts Financials FY2016–FY2025
American Assets Trust, Inc. had $436M of revenue in fiscal 2025, down 4.7% on the year before. Over five years, revenue changed +4.8% a year on average.
Last close · Oct 23, 2026
$21.36
0.3%Hi! I read American Assets Trust, Inc.’s latest annual report (fiscal 2025). Here is what stands out:
Good So-so Weak
Are sales growing?
−4.7%
No. Sales fell 4.7% last year.
Does it make a profit?
16.4%
Yes. It keeps 16.4% of every sale as profit.
Is debt under control?
5.7x
Heavy. Repaying its debt would take 5.7 years of operating profit.
How healthy are the accounts?
6 / 8
Mixed. It passes 6 of 8 health tests.
How is the share priced?
73.7x
One share costs 73.7 times its yearly profit per share.
Rules of thumb on reported numbers. A starting point, not a recommendation.
Is it selling more, and how much does it keep?
In plain words: Every quarter, companies publish how much they sold and earned. These are the days American Assets Trust, Inc. did it, and the next one. Share prices often move a lot on those days.
Next results
October 27, 2026
Tuesday · tomorrow
| Date | Results for | Time | Source |
|---|---|---|---|
| Jul 28, 2026 | Period ended Jun 30, 2026 | After the market closes | 8-K ↗ |
| Apr 28, 2026 | Q1 '26 | After the market closes | 8-K ↗ |
| Feb 3, 2026 | Q4 '25 | After the market closes | 8-K ↗ |
| Oct 28, 2025 | Q3 '25 | After the market closes | 8-K ↗ |
| Jul 29, 2025 | Q2 '25 | After the market closes | 8-K ↗ |
| Apr 29, 2025 | Q1 '25 | After the market closes | 8-K ↗ |
| Feb 4, 2025 | Q4 '24 | After the market closes | 8-K ↗ |
| Oct 29, 2024 | Q3 '24 | After the market closes | 8-K ↗ |
From SEC filings: the results press release (8-K) or, without one, the quarterly or annual report.
KIRA · American Assets Trust, Inc. had $436M of revenue in fiscal 2025, down 4.7% on the year before. Over five years, revenue changed +4.8% a year on average. Its operating margin was 33.5%, up 5.2 pts: of every 100 in sales, about 33 is left after running the business.
In plain words: Revenue is all the money customers paid. The margins show how many cents of each dollar of sales are left over at each step: after making the product (gross), after running the business (operating) and after everything, tax included (net).
Revenue
Revenue
Margins, % of revenue
Margins, % of revenue
KIRA · American Assets Trust, Inc. made $71.4M of net profit in fiscal 2025. From fiscal 2016 to 2025, diluted EPS grew 2.8% a year.
Loss periods are shown in red.
In plain words: Net income is the profit left after every cost and tax. Earnings per share (EPS) splits that profit across every share, so it shows what one share earned.
Net income
Net income
Diluted EPS
Diluted EPS
How much cash comes in, and where does it go?
Cash from operations minus capital spending.
In plain words: Profit on paper is not the same as cash in the bank. Free cash flow is the cash left after paying to run and maintain the business: the money it can hand back to shareholders, save or invest.
Free cash flow
Cash from operations vs capital spending
Cash from operations vs capital spending
KIRA · American Assets Trust, Inc. returned $105M to shareholders in fiscal 2025. The diluted share count rose 0.3%.
In plain words: Companies hand cash back in two ways: dividends (cash paid to shareholders) and buybacks (buying back their own shares, so each remaining share owns a bigger slice).
Dividends and buybacks
Dividends and buybacks
Diluted shares outstanding (annual)
KIRA · In the last 12 months, insiders bought $36.1M of shares on the open market and sold none.
Open-market purchases and sales by officers, directors and 10% owners, from Form 4 filings. “Plan” marks trades under a pre-arranged Rule 10b5-1 plan.
In plain words: Insiders are the people who run or own a big part of the company. Buying with their own money can signal confidence; selling often has personal reasons, like taxes or diversifying.
Bought, 12 months
$36.1M
1 insider
Sold, 12 months
$0.0M
0 insiders
Of sales under plans
—
$0.0M
| Date | Insider | Trade | Shares | Price | Value | Filing |
|---|---|---|---|---|---|---|
| Sep 14, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 50,000 | $21.65 | $1.1M | Form 4 |
| Sep 2, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 96,636 | $22.50 | $2.2M | Form 4 |
| Sep 1, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 50,000 | $22.40 | $1.1M | Form 4 |
| Aug 31, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 20,000 | $22.33 | $0.4M | Form 4 |
| Aug 28, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 50,000 | $22.52 | $1.1M | Form 4 |
| Aug 27, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 50,000 | $22.56 | $1.1M | Form 4 |
| Aug 26, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 50,000 | $22.89 | $1.1M | Form 4 |
| Aug 24, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 29,729 | $22.74 | $0.7M | Form 4 |
| Aug 21, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 50,000 | $22.75 | $1.1M | Form 4 |
| Aug 19, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 10,000 | $22.77 | $0.2M | Form 4 |
| Aug 18, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 3,586 | $22.69 | $0.1M | Form 4 |
| Aug 17, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 50,000 | $22.55 | $1.1M | Form 4 |
| Aug 14, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 50,000 | $22.79 | $1.1M | Form 4 |
| Aug 13, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 100,000 | $22.86 | $2.3M | Form 4 |
| Aug 11, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 100,000 | $22.52 | $2.3M | Form 4 |
| Aug 10, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 93,243 | $22.45 | $2.1M | Form 4 |
| Aug 7, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 32,763 | $22.82 | $0.7M | Form 4 |
| Aug 5, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 3,000 | $23.04 | $0.1M | Form 4 |
| Jun 15, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 10,000 | $24.21 | $0.2M | Form 4 |
| Jun 12, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 10,000 | $24.63 | $0.2M | Form 4 |
| Jun 11, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 10,000 | $24.62 | $0.2M | Form 4 |
| Jun 10, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 10,000 | $24.64 | $0.2M | Form 4 |
| Jun 1, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 10,000 | $23.40 | $0.2M | Form 4 |
| May 29, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 10,000 | $23.59 | $0.2M | Form 4 |
| May 28, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 16,337 | $22.96 | $0.4M | Form 4 |
| May 27, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 80,000 | $22.56 | $1.8M | Form 4 |
| May 22, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 10,000 | $22.67 | $0.2M | Form 4 |
| May 21, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 56,656 | $21.70 | $1.2M | Form 4 |
| May 20, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 4,880 | $21.32 | $0.1M | Form 4 |
| May 19, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 17,319 | $21.15 | $0.4M | Form 4 |
| May 18, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 71,168 | $21.00 | $1.5M | Form 4 |
| May 15, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 29,360 | $20.79 | $0.6M | Form 4 |
| May 14, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 78,000 | $21.09 | $1.6M | Form 4 |
| May 13, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 78,000 | $20.99 | $1.6M | Form 4 |
| May 12, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 14,640 | $21.01 | $0.3M | Form 4 |
| Feb 26, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 5,151 | $20.06 | $0.1M | Form 4 |
| Feb 25, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 5,597 | $19.52 | $0.1M | Form 4 |
| Feb 24, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 28,858 | $19.28 | $0.6M | Form 4 |
| Feb 23, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 50,000 | $19.50 | $1.0M | Form 4 |
| Feb 20, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 3,528 | $19.37 | $0.1M | Form 4 |
| Feb 19, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 57,898 | $18.83 | $1.1M | Form 4 |
| Feb 18, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 100,000 | $18.81 | $1.9M | Form 4 |
| Feb 17, 2026 | Ernest S RadyExecutive Chairman, Director, 10% owner | Bought | 1,968 | $18.53 | $0.0M | Form 4 |
Can it carry its debts, and how well does it use its money?
KIRA · American Assets Trust, Inc. owes $1.6B more than it holds in cash, about 5.7 years of operating profit.
Cash, debt and the ratios that show how comfortably American Assets Trust, Inc. can carry it.
In plain words: What the company owns and what it owes. More cash than debt is a cushion for bad times; a lot of debt leaves less room when business slows down.
Cash vs debt (incl. leases)
| Fiscal year end | FY21 | FY22 | FY23 | FY24 | FY25 |
|---|---|---|---|---|---|
| Cash and short-term investments | $140M | $49.6M | $82.9M | $426M | $129M |
| Debt incl. finance leases | $1.7B | $1.6B | $1.7B | $2.0B | $1.7B |
| Net debt / EBITDA | 7.0x | 6.6x | 6.7x | 6.3x | 5.7x |
| Debt / equity | 1.3x | 1.3x | 1.4x | 1.7x | 1.5x |
| Interest coverage | 1.7x | — | — | — | — |
| Total assets | $3.0B | $3.0B | $3.0B | $3.3B | $2.9B |
| Total liabilities | $1.8B | $1.8B | $1.8B | $2.1B | $1.8B |
| Shareholders' equity | $1.2B | $1.2B | $1.2B | $1.2B | $1.2B |
| Net debt (− = net cash) | $1.5B | $1.6B | $1.6B | $1.6B | $1.6B |
KIRA · Its return on capital was 4.2%: every 100 invested in the business earned about 4 in a year.
After-tax operating income as a share of the money invested in the business: debt plus equity, minus cash.
In plain words: How much profit the business makes on the money put into it. A higher percentage means each dollar invested works harder.
Return on capital, equity and assets (annual)
KIRA · American Assets Trust, Inc. passes 6 of 8 financial health tests (Piotroski F-score).
Nine pass/fail tests of profitability, funding and efficiency. 8–9 is strong, 0–2 weak.
In plain words: Nine yes/no tests of financial health, one point each. A green tick is a pass: 7 to 9 points is solid, 0 to 3 is weak.
| Test | FY16 | FY17 | FY18 | FY19 | FY20 | FY21 | FY22 | FY23 | FY24 | FY25 |
|---|---|---|---|---|---|---|---|---|---|---|
| Net income is positive | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ |
| Cash from operations is positive | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ |
| Return on assets rose | — | ✕ | ✕ | ✓ | ✕ | ✓ | ✓ | ✓ | ✓ | ✓ |
| Cash from operations exceeds net income | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ | ✓ |
| Debt fell relative to assets | — | ✕ | ✓ | ✓ | ✓ | ✕ | ✓ | ✕ | ✕ | ✓ |
| Current ratio rose | — | — | — | — | — | — | — | — | — | — |
| Share count didn't rise | — | ✕ | ✕ | ✕ | ✕ | ✕ | ✕ | ✕ | ✕ | ✕ |
| Gross margin rose | — | ✕ | ✓ | ✓ | ✓ | ✓ | ✕ | ✕ | ✓ | ✕ |
| Revenue rose relative to assets | — | ✕ | ✓ | ✕ | ✕ | ✓ | ✓ | ✓ | ✕ | ✓ |
| F-score | — / 3 | 3 / 8 | 6 / 8 | 6 / 8 | 5 / 8 | 6 / 8 | 6 / 8 | 5 / 8 | 5 / 8 | 6 / 8 |
| Accruals ratio | −4.4% | −5.5% | −5.2% | −4.3% | −3.5% | −4.5% | −4.1% | −4.2% | −4.3% | −3.1% |
| Altman Z'' | — | — | — | — | — | — | — | — | — | — |
Every number, year by year.
Amounts in USD. Hover a ratio’s name for its definition.
In plain words: Every number we have, year by year. Download it as a spreadsheet if you want to dig deeper.
| Fiscal year | FY16 | FY17 | FY18 | FY19 | FY20 | FY21 | FY22 | FY23 | FY24 | FY25 |
|---|---|---|---|---|---|---|---|---|---|---|
| Income statement | ||||||||||
| Revenue | $295M | $315M | $331M | $367M | $345M | $376M | $423M | $441M | $458M | $436M |
| Gross profit | $187M | $198M | $209M | $235M | $223M | $246M | $270M | $277M | $290M | $267M |
| Operating income | $97.9M | $93.6M | $79.5M | $114M | $88.6M | $99.9M | $115M | $122M | $129M | $146M |
| Interest expense | $51.9M | $53.8M | $52.2M | $54.0M | $53.4M | $58.6M | — | — | — | — |
| Income tax | $0.6M | $0.2M | $0.3M | $0.8M | −$0.0M | $0.7M | $0.9M | $1.0M | $0.9M | $0.8M |
| Net income | $32.6M | $29.1M | $19.7M | $45.7M | $27.7M | $36.6M | $55.9M | $64.7M | $72.8M | $71.4M |
| Net income to common | $32.6M | $29.1M | $19.7M | $45.7M | $27.7M | $28.4M | $43.5M | $50.4M | $56.8M | $55.6M |
| Diluted EPS | $0.72 | $0.62 | $0.42 | $0.84 | $0.46 | $0.47 | $0.72 | $0.84 | $0.94 | $0.92 |
| Diluted shares | 0.06B | 0.06B | 0.06B | 0.07B | 0.08B | 0.08B | 0.08B | 0.08B | 0.08B | 0.08B |
| Cash flow | ||||||||||
| Cash from operations | $121M | $146M | $137M | $154M | $127M | $168M | $179M | $189M | $207M | $167M |
| Depreciation and amortization | $71.3M | $83.3M | $107M | $96.2M | $108M | $116M | $123M | $120M | $125M | $127M |
| Stock-based compensation | $2.4M | $4.7M | $3.0M | $4.5M | $6.3M | $8.5M | $8.7M | $8.8M | $7.1M | $7.4M |
| Dividends paid | $64.1M | $67.5M | $70.2M | $80.6M | $76.5M | $88.9M | $98.2M | $102M | $103M | $105M |
| Dividends and buybacks | $64.1M | $67.5M | $70.2M | $80.6M | $76.5M | $88.9M | $98.2M | $102M | $103M | $105M |
| Balance sheet | ||||||||||
| Cash and short-term investments | $44.8M | $82.6M | $48.0M | $99.3M | $137M | $140M | $49.6M | $82.9M | $426M | $129M |
| Total debt | $1.0B | $1.3B | $1.2B | $1.4B | $1.3B | $1.7B | $1.6B | $1.7B | $2.0B | $1.7B |
| Intangible assets | — | — | — | — | — | $29.2M | $23.6M | $18.7M | $14.0M | $10.2M |
| Total assets | $2.0B | $2.3B | $2.2B | $2.8B | $2.8B | $3.0B | $3.0B | $3.0B | $3.3B | $2.9B |
| Total liabilities | $1.1B | $1.4B | $1.4B | $1.5B | $1.6B | $1.8B | $1.8B | $1.8B | $2.1B | $1.8B |
| Shareholders' equity | $810M | $834M | $803M | $1.3B | $1.3B | $1.2B | $1.2B | $1.2B | $1.2B | $1.2B |
| Margins | ||||||||||
| Gross margin | 63.4% | 63.0% | 63.3% | 64.0% | 64.8% | 65.5% | 63.9% | 62.8% | 63.4% | 61.1% |
| Operating margin | 33.2% | 29.7% | 24.0% | 31.0% | 25.7% | 26.6% | 27.1% | 27.6% | 28.2% | 33.5% |
| EBITDA margin | 57.4% | 56.2% | 56.4% | 57.2% | 57.1% | 57.5% | 56.3% | 54.7% | 55.6% | 62.6% |
| Net margin | 11.0% | 9.2% | 5.9% | 12.5% | 8.0% | 9.7% | 13.2% | 14.7% | 15.9% | 16.4% |
| Returns | ||||||||||
| Return on capital | 4.3% | 3.6% | 3.2% | 3.5% | 2.9% | 2.9% | 3.2% | 3.4% | 3.7% | 4.2% |
| Return on equity | 4.0% | 3.5% | 2.4% | 4.3% | 2.1% | 2.9% | 4.5% | 5.3% | 6.1% | 6.1% |
| Return on assets | 1.6% | 1.4% | 0.9% | 1.8% | 1.0% | 1.3% | 1.9% | 2.2% | 2.3% | 2.3% |
| Return on tangible equity | 4.0% | 3.5% | 2.5% | 3.5% | 2.2% | 2.3% | 3.6% | 4.3% | 4.9% | 4.9% |
| Growth | ||||||||||
| Revenue growth | — | 6.7% | 5.0% | 10.8% | −6.0% | 9.1% | 12.5% | 4.4% | 3.8% | −4.7% |
| Net income growth | — | −10.8% | −32.3% | 132.2% | −39.5% | 32.3% | 52.7% | 15.8% | 12.6% | −2.0% |
| EPS growth | — | −13.9% | −32.3% | 100.0% | −45.2% | 2.2% | 53.2% | 16.7% | 11.9% | −2.1% |
| Share count change | — | 1.4% | 0.1% | 10.4% | 7.5% | 0.1% | 0.1% | 0.1% | 0.2% | 0.3% |
| Financial health | ||||||||||
| Net debt / EBITDA | 5.9x | 7.0x | 6.3x | 6.0x | 6.0x | 7.0x | 6.6x | 6.7x | 6.3x | 5.7x |
| Debt / equity | 1.3x | 1.6x | 1.5x | 1.0x | 1.0x | 1.3x | 1.3x | 1.4x | 1.7x | 1.5x |
| Interest coverage | 1.9x | 1.7x | 1.5x | 2.1x | 1.7x | 1.7x | — | — | — | — |
| Capital allocation | ||||||||||
| Stock comp / revenue | 0.8% | 1.5% | 0.9% | 1.2% | 1.8% | 2.3% | 2.1% | 2.0% | 1.6% | 1.7% |
| Quality scores | ||||||||||
| Piotroski F-score | — | 3.0 | 6.0 | 6.0 | 5.0 | 6.0 | 6.0 | 5.0 | 5.0 | 6.0 |
| Accruals ratio | −4.4% | −5.5% | −5.2% | −4.3% | −3.5% | −4.5% | −4.1% | −4.2% | −4.3% | −3.1% |
Source: SEC EDGAR XBRL filings (CIK 0001500217). Data updated October 24, 2026. Quarterly fourth quarters are the full year minus the first nine months. For information only — not investment advice. Check the original filings before relying on any figure.
