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Aimco Reports Second Quarter Results, Updates Guidance, and Provides Highlights on Recent Activities

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Apartment Investment and Management Company (Aimco) (NYSE: AIV) reported Q2 2024 results and updated guidance. Key points:

- Net loss of $(0.43) per share due to non-cash impairment charge
- Revenue from Stabilized Operating Properties up 4.6% YoY
- NOI from Stabilized Operating Properties up 4.1% YoY
- Average monthly revenue per apartment home up 4.4% to $2,392
- Revised full-year guidance: revenue growth 3.25-3.75%, NOI growth 1.50-2.75%
- Repurchased 3.0M shares at average $8.02 per share in Q2
- Advancing sale efforts for Miami properties
- Development projects progressing on schedule and budget

Aimco remains focused on unlocking shareholder value through portfolio simplification, asset monetization, and capital return to shareholders.

L'Apartment Investment and Management Company (Aimco) (NYSE: AIV) ha riportato i risultati del secondo trimestre 2024 e ha aggiornato le previsioni. Punti chiave:

- Perdita netta di $(0,43) per azione a causa di un onere di impairment non monetario
- Entrate dalle proprietà operative stabilizzate in crescita del 4,6% rispetto all’anno precedente
- NOI dalle proprietà operative stabilizzate in aumento del 4,1% anno su anno
- Entrate mensili medie per appartamento in crescita del 4,4% a $2,392
- Previsioni riviste per l'intero anno: crescita del fatturato del 3,25-3,75%, crescita del NOI dell'1,50-2,75%
- Riacquisto di 3,0 milioni di azioni a un prezzo medio di $8,02 per azione nel secondo trimestre
- Avanzate le vendite delle proprietà di Miami
- Progetti di sviluppo in corso secondo il programma e con il budget previsto

Aimco continua a concentrarsi sul valore per gli azionisti attraverso la semplificazione del portafoglio, la monetizzazione degli asset e il ritorno di capitale agli azionisti.

La Apartment Investment and Management Company (Aimco) (NYSE: AIV) reportó los resultados del segundo trimestre de 2024 y actualizó las proyecciones. Puntos clave:

- Pérdida neta de $(0,43) por acción debido a un cargo por deterioro no monetario
- Ingresos de propiedades operativas estabilizadas aumentaron un 4,6% interanual
- NOI de propiedades operativas estabilizadas subió un 4,1% interanual
- Ingresos promedio mensuales por hogar de apartamento aumentaron un 4,4% a $2,392
- Proyección revisada para el año completo: crecimiento de ingresos del 3,25-3,75%, crecimiento de NOI del 1,50-2,75%
- Recompra de 3,0 millones de acciones a un promedio de $8,02 por acción en el segundo trimestre
- Avances en la venta de propiedades en Miami
- Proyectos de desarrollo en progreso según lo programado y con el presupuesto previsto

Aimco sigue enfocado en desbloquear el valor para los accionistas mediante la simplificación de la cartera, la monetización de activos y el retorno de capital a los accionistas.

아파트 투자 및 관리 회사(Aimco) (NYSE: AIV)가 2024년 2분기 실적을 발표하고 가이던스를 업데이트했습니다. 주요 사항:

- 비현금 손상 차감으로 인한 주당 $(0.43)의 순손실
- 안정화된 운영 자산에서의 수익이 전년 대비 4.6% 증가
- 안정화된 운영 자산에서의 NOI가 전년 대비 4.1% 증가
- 아파트당 평균 월 수익이 4.4% 증가하여 $2,392
- 연간 가이던스 수정: 수익 성장 3.25-3.75%, NOI 성장 1.50-2.75%
- 2분기에 평균 $8.02에서 300만 주 재매입
- 마이애미 자산 매각 추진
- 개발 프로젝트가 일정과 예산에 맞춰 진행 중

Aimco는 포트폴리오 단순화, 자산 수익화 및 주주에 대한 자본 반환을 통해 주주 가치를 극대화하는 데 집중하고 있습니다.

La société Apartment Investment and Management Company (Aimco) (NYSE: AIV) a publié les résultats du deuxième trimestre 2024 et a mis à jour ses prévisions. Points clés :

- Perte nette de $(0,43) par action en raison d’une charge de dépréciation non monétaire
- Les revenus des propriétés opérationnelles stabilisées ont augmenté de 4,6 % par rapport à l'année précédente
- Le NOI des propriétés opérationnelles stabilisées a augmenté de 4,1 % par rapport à l'année précédente
- Les revenus mensuels moyens par appartement ont augmenté de 4,4 % pour atteindre 2 392 $
- Prévisions révisées pour l'année entière : croissance des revenus de 3,25 à 3,75 %, croissance du NOI de 1,50 à 2,75 %
- Rachat de 3,0 millions d'actions à un prix moyen de 8,02 $ par action au 2e trimestre
- Avancées dans la vente de propriétés à Miami
- Projets de développement avancent selon le calendrier et le budget prévus

Aimco reste concentré sur la création de valeur pour les actionnaires grâce à la simplification du portefeuille, à la monétisation des actifs et au retour de capital aux actionnaires.

Die Apartment Investment and Management Company (Aimco) (NYSE: AIV) hat die Ergebnisse des zweiten Quartals 2024 veröffentlicht und die Prognosen aktualisiert. Wichtige Punkte:

- Nettoverlust von $(0,43) pro Aktie aufgrund einer nicht zahlungswirksamen Wertminderung
- Einnahmen aus stabilisierten Betriebsimmobilien steigen um 4,6% im Vergleich zum Vorjahr
- NOI aus stabilisierten Betriebsimmobilien steigt um 4,1% im Vergleich zum Vorjahr
- Durchschnittliche monatliche Einnahmen pro Apartment steigen um 4,4% auf $2.392
- Überarbeitete Jahresprognose: Umsatzwachstum 3,25-3,75%, NOI-Wachstum 1,50-2,75%
- Rückkauf von 3,0 Millionen Aktien zu einem Durchschnittspreis von $8,02 pro Aktie im 2. Quartal
- Verkaufsbemühungen für Immobilien in Miami intensiviert
- Entwicklungsprojekte liegen im Zeit- und Budgetrahmen

Aimco bleibt darauf fokussiert, den Aktionärswert durch Portfoliosimplifizierung, Vermögensmonetarisierung und Kapitalrückgaben an die Aktionäre zu steigern.

Positive
  • Revenue from Stabilized Operating Properties increased 4.6% year-over-year
  • NOI from Stabilized Operating Properties grew 4.1% year-over-year
  • Average monthly revenue per apartment home rose 4.4% to $2,392
  • Revised full-year guidance upward for revenue and NOI growth
  • Repurchased 3.0 million shares at $8.02 per share in Q2, demonstrating confidence in stock value
  • Development projects progressing on schedule and on budget
  • Strong lease-up performance at Upton Place, with 240 of 689 units leased at rates ahead of underwriting
Negative
  • Net loss of $(0.43) per share due to non-cash impairment charge related to IQHQ investment
  • Expenses in Stabilized Operating Properties increased 5.7% year-over-year
  • Reduced full-year guidance for net income per share from $(0.50)-$(0.40) to $(0.80)-$(0.75)

Insights

Aimco's Q2 2024 results show a mixed financial picture. The company reported a net loss of $0.43 per share, primarily due to a non-cash impairment charge related to its IQHQ investment. However, there are positive signs in the core business:

  • NOI from Stabilized Operating Properties increased by 4.1% year-over-year
  • Average monthly revenue per apartment home rose 4.4% to $2,392
  • Full-year NOI growth guidance was raised to 1.50% to 2.75%

The company's focus on capital allocation is evident through its share repurchase program and potential asset sales. While the net loss is concerning, the underlying property performance and strategic initiatives suggest Aimco is positioning itself for future growth.

Aimco's development pipeline shows promising progress. Key highlights include:

  • Upton Place in D.C. is substantially complete with 240 of 689 units leased at rates above underwriting
  • Strathmore Square in Bethesda has delivered 175 of 220 units
  • Oak Shore in Corte Madera has delivered 13 of 24 planned residences

The company is reducing its development exposure, which could improve its risk profile. The potential sale of Miami assets (Brickell Assemblage and The Hamilton) could unlock significant value. However, the lack of specific pricing or timeline information creates uncertainty. The 96.3% average daily occupancy and 65.8% renewal rate indicate strong demand for Aimco's properties, supporting the company's focus on its core multifamily business.

Aimco's market positioning appears solid, with a focus on high-barrier markets and a diversified portfolio across eight major U.S. locations. The $126,000 median annual household income of new residents and 20.0% rent-to-income ratio suggest a resilient tenant base. The company's strategic shift towards simplifying its portfolio and potentially returning capital to shareholders could enhance its appeal to investors. However, the broader economic environment presents challenges:

  • Rising interest rates may impact financing costs
  • Inflationary pressures are evident in the 5.7% year-over-year expense increase
  • Potential recession risks could affect rental demand

Aimco's focus on value-add and opportunistic investments, coupled with its strong balance sheet ($259.4 million in liquidity), positions it well to navigate market uncertainties.

DENVER, Aug. 7, 2024  /PRNewswire/ -- Apartment Investment and Management Company ("Aimco") (NYSE: AIV) announced today second quarter results for 2024, updated guidance, and provided highlights on recent and planned activities.

Financial Results and Highlights

  • Aimco's net loss attributable to common stockholders per share, on a fully dilutive basis, was $(0.43) for the quarter ended June 30, 2024, due primarily to a non-cash impairment charge related to its passive equity investment in IQHQ.
  • Second quarter 2024 revenue, expenses, and net operating income ("NOI") from Aimco's Stabilized Operating Properties increased 4.6%, 5.7%, and 4.1%, respectively, year-over-year, with average monthly revenue per apartment home increasing by 4.4% to $2,392.
  • During the second quarter, construction of Aimco's Strathmore Square and Oak Shore development projects advanced on plan. Aimco has substantially completed construction at Upton Place in Upper Northwest Washington, D.C. and, as of July 31, 2024, had leased 240 of the 689 units at rates ahead of underwriting.
  • Aimco acquired 3.0 million shares of its common stock during the second quarter at an average cost of $8.02 per share.

CEO Commentary

Wes Powell, Aimco President and Chief Executive Officer, comments: "In the second quarter, Aimco continued to produce solid results and made steady progress toward our 2024 plans and objectives. 

"Aimco's diversified portfolio of apartment communities continued to perform well during the second quarter with NOI up 4.1% year-over-year. Nearly 66% of residents whose leases were expiring signed renewals during the quarter and average monthly revenue per apartment home grew by 4.4% to $2,392. With the majority of 2024's leasing transactions now complete, and considering the strong performance to date, we have revised our full year guidance and now expect revenue to grow between 3.25% and 3.75% and expenses to increase between 6.00% and 7.50%, resulting in NOI growth of between 1.50% to 2.75%, an increase of more than 100 basis points at the mid-point.

"Our active development projects are progressing on schedule and on budget. Year-to-date, through July, the Aimco team has brought more than 600 new apartment homes online and executed more than 250 new leases across those projects. Our current class of development projects are expected to be fully delivered by year end with NOI stabilization projected to occur during 2026. We continue to advance planning efforts in anticipation of select new project starts. Consistent with our stated guidance, total Aimco equity allocated to development and related activities is projected to be substantially reduced when compared to prior years.

"Together with our brokerage teams we continue to advance efforts related to the marketing and sale of our two-property assemblage in Miami's Brickell neighborhood and The Hamilton, our recently completed redevelopment in Miami's Edgewater neighborhood. While we do not plan to comment on specific pricing, terms or timelines until definitive agreements have been executed and deposits have become nonrefundable, we remain committed to unlocking the value embedded within these assets and prudently allocating the net proceeds, with a preference for returning capital to stockholders.

"We continue to believe that Aimco shares represent an accretive use of excess capital and, as of July 31, 2024, had repurchased 4.2 million shares year-to-date at an average price of $7.93 per share.

"Aimco's strong performance is the result of the good work produced by a talented and engaged team, whom I am thankful to work alongside, and from the diligent oversight provided by an experienced Board of Directors. Above all else, we are committed to creating and unlocking value for Aimco stockholders."

Operating Property Results

Aimco owns a diversified portfolio of operating apartment communities located in eight major U.S. markets with average rents in line with local market averages.

Results at Aimco's Stabilized Operating Properties were as follows:


Second Quarter


Year-to-Date

Stabilized Operating Properties

Year-over-Year


Sequential


Year-over-Year

($ in millions)

2024

2023

Variance


1Q 2024

Variance


2024

2023

Variance

   Average Daily Occupancy

96.3 %

96.2 %

0.1 %


97.9 %

(1.6) %


97.1 %

97.1 %

   Revenue, before utility reimbursements

$38.7

$37.0

4.6 %


$38.6

0.2 %


$77.3

$73.7

5.0 %

   Expenses, net of utility reimbursements

12.2

11.5

5.7 %


11.5

5.6 %


23.7

22.7

4.3 %

   Net operating income (NOI)

26.5

25.5

4.1 %


27.1

(2.2) %


53.7

51.0

5.3 %

  • Revenue in the second quarter 2024 was $38.7 million, up 4.6% year-over-year, resulting from a 4.4% increase in average monthly revenue per apartment home to $2,392 and a 10-basis point increase in Average Daily Occupancy to 96.3%.
  • Effective rents on all leases during the second quarter 2024 were 3.5% higher, on average, than the previous lease and 65.8% of residents whose leases were expiring signed renewals.
  • The median annual household income of new residents was $126,000 in the second quarter 2024, representing a rent-to-income ratio of 20.0%.
  • Expenses in the second quarter 2024 were up 5.7% year-over-year primarily due to higher real estate taxes.
  • NOI in the second quarter 2024 was $26.5 million, up 4.1% year-over-year.
  • Year to date, as of July 31, 2024, effective rents on all transacted leases were 3.7% higher, on average, than the previous lease.

Value Add and Opportunistic Investments

Development and Redevelopment

Aimco generally seeks development and redevelopment opportunities where barriers to entry are high, target customers can be clearly defined, and Aimco has a comparative advantage over others in the market. Aimco's value add and opportunistic investments may also target portfolio acquisitions, operational turnarounds, and re-entitlements.

As of June 30, 2024, Aimco had two multifamily development projects under construction, a multifamily community that has been substantially completed and is now in lease-up, and a hotel that was completed in 2023 and is being stabilized. These projects remain on track, as measured by construction budget and lease-up metrics. Additionally, Aimco has a pipeline of future value add opportunities totaling approximately 13 million gross square feet of development in Aimco's target markets of Southeast Florida, the Washington D.C. Metro, and Colorado's Front Range.

During the second quarter, $29.8 million of capital was invested in Aimco's development and redevelopment activities, primarily funded through construction loan draws. Updates on active development projects and Aimco's pipeline include:

  • In Upper Northwest Washington D.C., construction at Upton Place is substantially complete. As of July 31, 2024, Aimco has delivered all 689 apartment homes with 240 units leased or pre-leased and 150 homes occupied, at rates ahead of our initial projections. Additionally, as of July 31, 2024, approximately 88% of the project's 105K square feet of retail space had been leased with tenant fit-out ongoing.
  • In Bethesda, Maryland, construction is progressing on plan at the first phase of Strathmore Square, which will contain 220 highly tailored apartment homes in two buildings. As of July 31, 2024, Aimco had delivered 175 apartment homes, leased 40 units at rates ahead of our initial projections, and welcomed residents into their new homes.
  • In Corte Madera, California, construction is ongoing at Oak Shore where 16 luxury single-family rental homes and eight accessory dwelling units are being developed. As of July 31, 2024, 13 of the residences had been delivered, seven were occupied and Aimco had pre-leased another two at rates ahead of our initial projections.
  • In the second quarter 2024, Aimco invested $3.3 million into programming, design, documentation, and entitlement efforts related to select pipeline projects located in South Florida and on the Anschutz Medical Campus in Aurora, Colorado. Consistent with Aimco's capital allocation strategy, it may choose to monetize certain of these assets prior to vertical construction in an effort to maximize value add and risk-adjusted returns.

Investment & Disposition Activity

Aimco is focused on prudently allocating capital and delivering strong investment returns. Consistent with Aimco's capital allocation philosophy, it monetizes the value within its assets when accretive uses of the proceeds are identified and invests when the risk-adjusted returns are superior to other uses of capital.

Aimco is currently marketing three assets for sale in the Miami market: 1001 and 1111 Brickell Bay Drive (The Brickell Assemblage) and The Hamilton. Our respective brokerage teams remain in active discussions with interested parties and continue to solicit offers. Aimco does not intend to comment on specific pricing, terms or timelines until definitive agreements have been executed and buyers' deposits have become nonrefundable. 

Balance Sheet and Financing Activity

Aimco is highly focused on maintaining a strong balance sheet, including ample liquidity. As of June 30, 2024, Aimco had access to $259.4 million, including $88.5 million of cash on hand, $20.9 million of restricted cash, and the capacity to borrow up to $150.0 million on its revolving credit facility.

Aimco's net leverage as of June 30, 2024, was as follows:



as of June 30, 2024


Aimco Share, $ in thousands


Amount



Weighted Avg. 
Maturity (Yrs.) [1]


Total non-recourse fixed rate debt


$

774,474




6.7


Total non-recourse floating rate debt



90,660




1.3


Total non-recourse construction loan debt



337,539




1.6


Cash and restricted cash



(108,995)





  Net Leverage


$

1,093,678






[1] Weighted average maturities presented exclude contractual extension rights.

As of June 30, 2024, 100% of Aimco's total debt was either fixed rate or hedged with interest rate cap protection and, including contractual extensions, Aimco has only $9.4 million, or less than 1% of its total debt, maturing prior to May 2026.

Public Market Equity

Common Stock Repurchases

  • In the second quarter, Aimco repurchased 3.0 million shares of its common stock at a weighted average price of $8.02 per share. As of July 31, 2024, Aimco had repurchased 4.2 million shares, year-to-date, at an average cost of $7.93 per share and since the start of 2022, Aimco had repurchased 13.8 million shares at an average cost of $7.48 per share.
  • In the second quarter, approximately 14,395 units of the Aimco Operating Partnership's equity securities were redeemed in exchange for cash at a weighted average price per unit of $7.99. Year to date, approximately 51,302 units were redeemed in exchange for cash at a weighted average price per unit of $7.81.

Commitment to Enhance Stockholder Value 

The Aimco Board of Directors, in coordination with management, remains intently focused on maximizing and unlocking value for Aimco stockholders and continues to engage regularly with several leading advisory firms, including Morgan Stanley & Co. LLC.

Aimco's announced plans to reduce exposure to development activity and monetize certain assets represent a commitment to simplify the portfolio and unlock embedded value when there are opportunities to do so. These efforts will further improve Aimco's positioning in the market and provide increased flexibility as the Board of Directors continues its review and consideration of broader strategic actions to maximize stockholder value. In addition, in conjunction with our contemplated asset sales, we will prioritize return of capital to our stockholders as a key component of our capital allocation philosophy.

There can be no assurance that the ongoing review will result in any particular transaction or transactions or other strategic changes or outcomes and the timing of any such event is similarly uncertain. The Company does not intend to disclose or comment on developments related to the foregoing unless or until it determines that further disclosure is appropriate or required.

2024 Outlook


2Q 2024


2024


2024

$ in millions (except per share amounts), Square Feet in millions

Forecast is full year unless otherwise noted

YTD Results


Forecast


Prior

Forecast

Net income (loss) per share – diluted [1]


$(0.50)


$(0.80) - $(0.75)


$(0.50) - $(0.40)








Operating Properties







Revenue Growth, before utility reimbursements


5.0 %


3.25% - 3.75%


1.75% - 3.75%

Operating Expense Growth, net of utility reimbursements


4.3 %


6.00% - 7.50%


6.00% - 8.00%

Net Operating Income Growth


5.3 %


1.50% - 2.75%


-0.75% - 2.75%

Recurring Capital Expenditures


$7


$11 - $13


$11 - $13








Active Developments and Redevelopments







Total Direct Costs of Projects in Occupancy Stabilization at Period End [2]


$68


$648


$648

Total Direct Costs of Projects Under Construction at Period End [2]


$580


$0 - $250


$0 - $250

Direct Project Costs


$49.0


$70 - $100


$70 - $100

Other Capitalized Costs


$14.5


$18 - $20


$15 - $20

Construction Loan Draws [3]


$62.4


$88 - $90


$85 - $90

JV Partner Equity Funding


$0


$0 - $25


$0 - $25

AIV Equity Funding [4]


$1.1


$0 - $5


$0 - $5








Pipeline Projects







Pipeline Size Gross Square Feet at Period End [5]


13.3


9.5 - 13.3


9.5 - 13.3

Pipeline Size Multifamily Units at Period End [5]


5,972


4,358 - 5,972


4,358 - 5,972

Pipeline Size Commercial Sq Ft at Period End [5]


1.7


1.2 - 1.7


1.2 - 1.7

Planning Costs


$4.1


$5 - $10


$8 - $15








Real Estate Transactions







Acquisitions


None


None


None

Dispositions [6]


None


See Below


See Below








General and Administrative


$16.1


$33 - $35


$33 - $35








Leverage







Interest Expense, net of capitalization [7]


$23.0


$56 - $58


$52 - $57



[1]

Net income (loss) per share - diluted does not include any gains associated with potential transactions in 2024.

[2]

Includes land or leasehold value.

[3]

 Construction loan draws at Aimco share in first half of 2024 were $53.8 million.

[4]

Full year AIV equity funding is expected to be between $0 and $5 million. Quarter-end balances may fluctuate depending on timing of construction loan draws.

[5]

 Includes pipeline projects as presented on Supplemental Schedule 5b.

[6]

While Aimco does not provide specific guidance related to future transactions, in the first half of 2024, Aimco brought to market its Brickell Assemblage, a two-property waterfront assemblage located in Miami, Florida, and The Hamilton, its recently completed waterfront redevelopment in Miami's Edgewater neighborhood.

[7]

Includes GAAP interest expense, exclusive of the amortization of deferred financing costs, and reduced by interest rate option payments which are included in the Realized and unrealized gains (losses) on interest rate options line on Aimco's income statement.

Supplemental Information

The full text of this Earnings Release and the Supplemental Information referenced in this release are available on Aimco's website at investors.aimco.com.

Glossary & Reconciliations of Non-GAAP Financial and Operating Measures

Financial and operating measures found in this Earnings Release and the Supplemental Information include certain financial measures used by Aimco management that are measures not defined under accounting principles generally accepted in the United States, or GAAP. Certain Aimco terms and Non-GAAP measures are defined in the Glossary in the Supplemental Information and Non-GAAP measures reconciled to the most comparable GAAP measures.

About Aimco

Aimco is a diversified real estate company primarily focused on value add and opportunistic investments, targeting the U.S. multifamily sector. Aimco's mission is to make real estate investments where outcomes are enhanced through our human capital so that substantial value is created for investors, teammates, and the communities in which we operate. Aimco is traded on the New York Stock Exchange as AIV. For more information about Aimco, please visit our website www.aimco.com.

Team and Culture

Aimco has a national presence with corporate headquarters in Denver, Colorado and Washington, D.C. Our investment platform is managed by experienced professionals based in three regions, where it will focus its new investment activity: Southeast Florida, the Washington D.C. Metro Area and Colorado's Front Range. By regionalizing this platform, Aimco can leverage the in-depth local market knowledge of each regional leader, creating a comparative advantage when sourcing, evaluating, and executing investment opportunities.

Above all else, Aimco is committed to a culture of integrity, respect, and collaboration.

Forward-Looking Statements

This document contains forward-looking statements within the meaning of the federal securities laws. Forward-looking statements include all statements that are not historical statements of fact and those regarding our intent, belief, or expectations. Words such as "anticipate(s)," "expect(s)," "intend(s)," "plan(s)," "believe(s)," "may," "will," "would," "could," "should," "seek(s)" and similar expressions, or the negative of these terms, are intended to identify such forward-looking statements. The forward-looking statements in this document include, without limitation, statements regarding our future plans and goals, including our pipeline investments and projects, our plans to eliminate certain near term debt maturities, our estimated value creation and potential, our timing, scheduling and budgeting, projections regarding revenue and expense growth, our plans to form joint ventures, our plans for new acquisitions or dispositions, our strategic partnerships and value added therefrom, the potential for adverse economic and geopolitical conditions, which negatively impact our operations, including on our ability to maintain current or meet projected occupancy, rental rate and property operating results; the effect of acquisitions, dispositions, developments, and redevelopments; our ability to meet budgeted costs and timelines, and achieve budgeted rental rates related to our development and redevelopment investments; expectations regarding sales of our apartment communities and the use of proceeds thereof; the availability and cost of corporate debt; and our ability to comply with debt covenants, including financial coverage ratios. We caution investors not to place undue reliance on any such forward-looking statements.

These forward-looking statements are based on management's judgment as of this date, which is subject to risks and uncertainties that could cause actual results to differ materially from our expectations, including, but not limited to: the risk that the 2024 plans and goals may not be completed, as expected, in a timely manner or at all; geopolitical events which may adversely affect the markets in which our securities trade, and other macro-economic conditions, including, among other things, rising interest rates and inflation, which heightens the impact of the other risks and factors described herein; real estate and operating risks, including fluctuations in real estate values and the general economic climate in the markets in which we operate and competition for residents in such markets; national and local economic conditions, including the pace of job growth and the level of unemployment; the amount, location and quality of competitive new housing supply; the timing and effects of acquisitions, dispositions, developments and redevelopments; expectations regarding sales of apartment communities and the use of proceeds thereof; insurance risks, including the cost of insurance, and natural disasters and severe weather such as hurricanes; supply chain disruptions, particularly with respect to raw materials such as lumber, steel, and concrete; financing risks, including the availability and cost of financing; the risk that cash flows from operations may be insufficient to meet required payments of principal and interest; the risk that earnings may not be sufficient to maintain compliance with debt covenants, including financial coverage ratios; legal and regulatory risks, including costs associated with prosecuting or defending claims and any adverse outcomes; the terms of laws and governmental regulations that affect us and interpretations of those laws and regulations; and possible environmental liabilities, including costs, fines or penalties that may be incurred due to necessary remediation of contamination of apartment communities presently owned by us.

In addition, our current and continuing qualification as a real estate investment trust involves the application of highly technical and complex provisions of the Internal Revenue Code of 1986, as amended (the "Code") and depends on our ability to meet the various requirements imposed by the Code through actual operating results, distribution levels and diversity of stock ownership.

Readers should carefully review Aimco's financial statements and the notes thereto, as well as the section entitled "Risk Factors" in Item 1A of Aimco's Annual Report on Form 10-K for the year ended December 31, 2023, and subsequent Quarterly Reports on Form 10-Q and other documents Aimco files from time to time with the SEC. These filings identify and address important risks and uncertainties that could cause actual events and results to differ materially from those contained in the forward-looking statements.

These forward-looking statements reflect management's judgment and expectations as of this date, and Aimco undertakes no obligation to publicly update or review any forward-looking statement, whether as a result of new information, future developments or otherwise, except as required by law.

Consolidated Statements of Operations

(in thousands, except per share data) (unaudited)




Three Months Ended
June 30,



Six Months Ended
June 30,




2024



2023



2024



2023


REVENUES:













  Rental and other property revenues


$

51,148



$

45,674



$

101,350



$

89,942















OPERATING EXPENSES:













    Property operating expenses



22,557




18,783




43,756




36,287


    Depreciation and amortization



22,110




17,031




41,578




33,302


    General and administrative expenses



7,577




7,890




16,126




16,293


  Total operating expenses



52,244




43,704




101,460




85,882















    Interest income



2,535




2,478




5,183




4,536


    Interest expense [1]



(16,820)




(9,656)




(30,190)




(19,381)


    Realized and unrealized gains (losses) on interest rate options



640




3,383




2,312




2,326


    Realized and unrealized gains (losses) on
       equity investments [2]



(47,264)




1,094




(47,535)




1,231


    Gains on dispositions of real estate



-




1,878




-




1,878


Other income (expense), net



(1,286)




(1,420)




(2,876)




(4,872)


Income (loss) before income tax benefit



(63,291)




(273)




(73,216)




(10,222)


    Income tax benefit (expense)



2,188




417




4,917




4,613


Net income (loss)



(61,103)




144




(68,299)




(5,609)


Net (income) loss attributable to redeemable noncontrolling
     interests in consolidated real estate partnerships



(3,598)




(3,576)




(7,158)




(6,849)


Net (income) loss attributable to noncontrolling interests
     in consolidated real estate partnerships



811




(348)




827




(613)


Net (income) loss attributable to common noncontrolling
     interests in Aimco Operating Partnership



3,364




178




3,918




652


   Net income (loss) attributable to Aimco


$

(60,526)



$

(3,602)



$

(70,712)



$

(12,419)















Net income (loss) attributable to common stockholders per
share – basic


$

(0.43)



$

(0.02)



$

(0.50)



$

(0.09)


Net income (loss) attributable to common stockholders per
share – diluted


$

(0.43)



$

(0.02)



$

(0.50)



$

(0.09)















Weighted-average common shares outstanding –
basic



139,816




144,195




140,205




145,007


Weighted-average common shares outstanding –
diluted



139,816




144,195




140,205




145,007




[1]

Interest expense increased in the three and six months ended June 30, 2024 from the same periods ending June 30, 2023, due primarily to increased construction loan draws and reduced capitalization as development projects are advanced and completed.

[2]

In the second quarter 2024, realized and unrealized losses on equity investments were $47.3 million primarily due to a non-cash impairment charge related to its passive equity investment in IQHQ.

 

Consolidated Balance Sheets

(in thousands) (unaudited)




June 30,



December 31,




2024



2023


Assets







Buildings and improvements


$

1,657,258



$

1,593,802


Land



620,246




620,821


   Total real estate



2,277,504




2,214,623


Accumulated depreciation



(602,375)




(580,802)


   Net real estate



1,675,129




1,633,821


Cash and cash equivalents



88,539




122,601


Restricted cash



20,859




16,666


Notes receivable



57,660




57,554


Right-of-use lease assets - finance leases



108,353




108,992


Other assets, net



106,574




149,841


   Total assets


$

2,057,114



$

2,089,475









Liabilities and Equity







Non-recourse property debt, net


$

845,237



$

846,298


Non-recourse construction loans, net



366,078




301,443


   Total indebtedness



1,211,315




1,147,741


Deferred tax liabilities



106,537




110,284


Lease liabilities - finance leases



120,353




118,697


Accrued liabilities and other



126,155




121,143


   Total liabilities



1,564,360




1,497,865









Redeemable noncontrolling interests in consolidated real estate partnerships



174,849




171,632









Equity:







Common Stock



1,372




1,406


Additional paid-in capital



439,168




464,538


Retained earnings (deficit)



(187,004)




(116,292)


   Total Aimco equity



253,536




349,652


Noncontrolling interests in consolidated real estate partnerships



50,280




51,265


Common noncontrolling interests in Aimco Operating Partnership



14,089




19,061


   Total equity



317,905




419,978


   Total liabilities and equity


$

2,057,114



$

2,089,475


 

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SOURCE Apartment Investment and Management Company (Aimco)

FAQ

What was Aimco's (AIV) net loss per share in Q2 2024?

Aimco (AIV) reported a net loss of $(0.43) per share for Q2 2024, primarily due to a non-cash impairment charge related to its passive equity investment in IQHQ.

How much did Aimco's (AIV) revenue from Stabilized Operating Properties grow in Q2 2024?

Aimco's (AIV) revenue from Stabilized Operating Properties increased by 4.6% year-over-year in Q2 2024.

What is Aimco's (AIV) revised full-year 2024 guidance for NOI growth?

Aimco (AIV) revised its full-year 2024 guidance for NOI growth to 1.50% to 2.75%, an increase of more than 100 basis points at the mid-point.

How many shares did Aimco (AIV) repurchase in Q2 2024?

Aimco (AIV) repurchased 3.0 million shares of its common stock during Q2 2024 at an average cost of $8.02 per share.

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