Invitation Homes Reports First Quarter 2024 Results

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Insights

Invitation Homes Inc.'s reported increase in year-over-year total revenues by 9.5% to $646 million is a strong indicator of the company's operational growth. Despite the revenue hike, a 10.5% increase in property operating and maintenance costs could signify rising expenses in the sector, potentially impacting profit margins if such trends continue. With an 18.4% increase in net income available to common stockholders, the financial health appears robust, yet investors should monitor the scalability of cost management in alignment with revenue growth to maintain profitability.

The positive trend in the Same Store Net Operating Income (NOI) of 4.7% on top of 5.6% revenue growth indicates effective asset utilization. However, the 7.4% rise in Same Store Core Operating Expenses surpassing revenue growth rate could become a concern if it becomes a persistent pattern, warranting a closer look at the company's expense management strategies.

The strategic expansion through acquisitions, totaling $96 million and dispositions, reflects an active portfolio management approach to optimize asset value. With the announced entry into third-party property management, there is a potential for diversification of income streams, which can offer a buffer against market volatility. The market reaction to such diversifications should be tracked to assess investor sentiment.

Lastly, the improvement in credit rating to 'Baa2' from 'Baa3' by Moody's is a positive signal for investor confidence and could impact the cost of capital favorably. However, the debt-to-EBITDA ratio of 5.4x, although slightly improved from 5.5x, remains a metric to watch closely, particularly as it compares to industry averages.

The growth in Same Store blended rent of 4.4% reflects the company's pricing power in the rental market, indicating a healthy demand for single-family home leases. The importance of a fine balance between renewal and new lease growth rates is underlined by a higher renewal rent growth of 5.8% compared to new lease growth of 0.8%, which may suggest that existing tenants are willing to accept higher rents, hinting at a potential for continued revenue growth from the existing tenant base.

Nonetheless, the slight drop in Same Store Average Occupancy by 0.2% points could require attention to ensure the occupancy rates align with market expectations and do not negatively affect long-term revenue streams. Additionally, the 1.0% Same Store Bad Debt as a percentage of gross rental revenue improvement signifies effective credit management, which is important for cash flow predictability.

The significant investment in third-party management services indicates a pivot towards a service-oriented revenue model, which could diversify income but might carry different risk profiles compared to direct property ownership. With an expected commencement of this new service offering in the third quarter of 2024, investors should watch for the initial performance impact it may have.

The single-family home leasing sector is becoming increasingly competitive and Invitation Homes' performance in terms of revenue growth and net income suggests it is capitalizing on the sector's demand. It's also worth noting the Company’s initiative to provide property and asset management services. This reflects an industry trend where companies seek to build additional revenue streams beyond traditional property investment and management. Such a strategy can be particularly appealing to investors looking for companies with innovative growth strategies.

For retail investors, the takeaways from this performance report should include not only the robust financial outcomes but also the strategic moves undertaken by Invitation Homes. The market's general trajectory towards service integration within real estate investment companies warrants a deeper understanding of how such transitions can affect long-term returns. Given the sector's susceptibility to economic cycles, investors should consider the resilience of Invitation Homes' business model in various macroeconomic scenarios.

04/30/2024 - 04:15 PM

DALLAS--(BUSINESS WIRE)-- Invitation Homes Inc. (NYSE: INVH) (“Invitation Homes” or the “Company”), the nation’s premier single-family home leasing and management company, today announced its First Quarter 2024 financial and operating results.

First Quarter 2024 Highlights

Year over year, total revenues increased 9.5% to $646 million, property operating and maintenance costs increased 10.5% to $230 million, net income available to common stockholders increased 18.4% to $142 million, and net income per diluted common share increased 18.2% to $0.23.
Year over year, Core FFO per share increased 5.7% to $0.47 and AFFO per share increased 6.8% to $0.41.
Same Store NOI increased 4.7% year over year on 5.6% Same Store Core Revenues growth and 7.4% Same Store Core Operating Expenses growth.
Same Store Bad Debt was 1.0% of gross rental revenue, representing four consecutive quarters of improvement and a year over year improvement of approximately 80 basis points.
Same Store Average Occupancy was 97.6%, down 20 basis points year over year and up 50 basis points from the prior quarter.
Same Store renewal rent growth of 5.8% and Same Store new lease rent growth of 0.8% drove Same Store blended rent growth of 4.4%.
Acquisitions by the Company and the Company's joint ventures totaled 273 homes for approximately $96 million while dispositions totaled 399 homes for approximately $157 million.
As previously announced in January 2024, the Company began providing professional property and asset management services to portfolio owners of single-family homes for lease. This was launched through an inaugural agreement with a third-party portfolio owner that brought over 14,000 single-family homes onto the Company’s industry-leading management platform.
In March 2024, the Company entered into a third-party agreement to provide property and asset management services for a portfolio of approximately 3,000 single-family homes for lease, which is expected to commence May 15, 2024.

Subsequent to quarter end and concurrent with this earnings release, the Company announced it has entered into a new joint venture agreement whereby Invitation Homes has made a $37.5 million investment, representing a 7.2% ownership interest, in a portfolio of approximately 3,700 single-family homes for lease. The Company also expects to provide property and asset management services to those homes and an additional 700 homes beginning in the third quarter of 2024.

Comments from Chief Executive Officer Dallas Tanner

“We’re pleased to start 2024 with strong operating results and execution on our growth strategy. This includes first quarter Same Store average occupancy of 97.6%, net operating income growth of 4.7%, blended lease rate growth of 4.4%, and a substantial improvement in bad debt year over year. As the nation’s premier single-family home leasing and management company, the rapid growth of our third-party management business is attributable to the high value of our platform, scale, and people. I’d like to thank our associates for their hard work in making this a seamless transition to date, as well as extend my appreciation to all of our esteemed partners for putting their trust in us. We look forward to working with them and continuing to forge new relationships with those who desire our industry-leading management experience.”

Glossary & Reconciliations of Non-GAAP Financial and Other Operating Measures

Financial and operating measures found in the Earnings Release and Supplemental Information include certain measures used by Invitation Homes management that are measures not defined under accounting principles generally accepted in the United States (“GAAP”). These measures are defined herein and, as applicable, reconciled to the most comparable GAAP measures.

Financial Results

Net Income, FFO, Core FFO, and AFFO Per Share — Diluted

	Q1 2024	Q1 2023
Net income	$ 0.23	$ 0.20
FFO	0.43	0.42
Core FFO	0.47	0.44
AFFO	0.41	0.38

Net Income

Year over year, net income per common share — diluted for Q1 2024 increased 18.2% to $0.23, primarily due to an increase in gain on sale of property, net of tax.

Core FFO

Year over year, Core FFO per share for Q1 2024 increased 5.7% to $0.47, primarily due to NOI growth.

AFFO

Year over year, AFFO per share for Q1 2024 increased 6.8% to $0.41, primarily due to the increase in Core FFO per share described above.

Operating Results

Same Store Operating Results Snapshot

Number of homes in Same Store Portfolio:	78,487

	Q1 2024		Q1 2023
Core Revenues growth (year over year)	5.6	%
Core Operating Expenses growth (year over year)	7.4	%
NOI growth (year over year)	4.7	%

Average Occupancy	97.6	%	97.8	%
Bad Debt % of gross rental revenue	1.0	%	1.8	%
Turnover Rate	5.2	%	5.2	%

Rental Rate Growth (lease-over-lease):
Renewals	5.8	%	7.8	%
New Leases	0.8	%	5.3	%
Blended	4.4	%	7.1	%

Same Store NOI

For the Same Store Portfolio of 78,487 homes, Same Store NOI for Q1 2024 increased 4.7% year over year on Same Store Core Revenues growth of 5.6% and Same Store Core Operating Expenses growth of 7.4%.

Same Store Core Revenues

Same Store Core Revenues growth for Q1 2024 of 5.6% year over year was primarily driven by a 4.6% increase in Average Monthly Rent, an 80 basis point year over year improvement in Bad Debt as a percentage of gross rental revenue, and a 15.9% increase in other income, net of resident recoveries, partially offset by a 20 basis point year over year decline in Average Occupancy.

Same Store Core Operating Expenses

Same Store Core Operating Expenses for Q1 2024 increased 7.4% year over year, primarily attributable to an 11.8% increase in fixed expenses that was partially offset by a 0.5% decrease in controllable expenses. The 11.8% increase in fixed expenses was primarily attributable to property taxes expense, which for Q1 2024 increased 11.6% year over year. As previously disclosed, due to the underaccrual of property taxes expense in the first three quarters of 2023, and the associated catch up in Q4 2023, the Company expects property taxes expense growth for the first three quarters of 2024 to be elevated, prior to normalizing in Q4 2024 to result in the Company’s expected guidance range for FY 2024 property taxes expense growth of 8% to 10%.

Investment and Property Management Activity

Acquisitions for Q1 2024 totaled 273 homes for approximately $96 million through the Company's various acquisition channels. This included 257 wholly owned homes for approximately $91 million in addition to 16 homes for approximately $5 million in the Company's joint ventures. Dispositions for Q1 2024 included 379 wholly owned homes for gross proceeds of approximately $148 million and 20 homes for gross proceeds of approximately $9 million in the Company's joint ventures.

As previously announced in January 2024, the Company began providing professional property and asset management services to portfolio owners of single-family homes for lease. This was launched through an inaugural agreement with a third-party portfolio owner that brought over 14,000 single-family homes onto the Company’s industry-leading management platform.

In March 2024, the Company entered into a third-party agreement to provide property and asset management services for a portfolio of approximately 3,000 single-family homes for lease, which is expected to commence May 15, 2024.

A summary of the Company’s owned and/or managed homes is included in the following table:

Summary of Homes Owned and/or Managed As Of 3/31/2024

	Number of Homes Owned and/or Managed as of 12/31/2023	Acquired or Added In Q1 2024	Disposed or Subtracted In Q1 2024	Number of Homes Owned and/or Managed as of 3/31/2024
Wholly owned homes	84,567	257	(379)	84,445
Joint venture owned homes	3,848	16	(20)	3,844
Managed-only homes	—	14,278	—	14,278
Total homes owned and/or managed ⁽¹⁾	88,415	14,551	(399)	102,567

(1)	These figures exclude the additional 7,400 homes described in more detail in the narrative above, as the management contracts for these homes had not yet commenced as of March 31, 2024.

Balance Sheet and Capital Markets Activity

As of March 31, 2024, the Company had $1,738 million in available liquidity through a combination of unrestricted cash and undrawn capacity on its revolving credit facility. The Company's total indebtedness as of March 31, 2024 was $8,607 million, consisting of $6,575 million of unsecured debt and $2,032 million of secured debt. Net debt / TTM adjusted EBITDAre was 5.4x at March 31, 2024, down from 5.5x as of December 31, 2023. The Company has no debt reaching final maturity until 2026, and in addition, 99.5% of its total debt was fixed rate or swapped to fixed rate and 83.6% of its wholly owned homes were unencumbered as of March 31, 2024.

Subsequent to quarter end and as previously announced on April 29, 2024, the Company’s issuer and issue-level credit ratings were upgraded by Moody’s Investors Service to ‘Baa2’ from ‘Baa3’ with a Stable outlook.

FY 2024 Guidance Details

The Company does not provide guidance for the most comparable GAAP financial measures of net income (loss), total revenues, and property operating and maintenance expense. Additionally, a reconciliation of the forward-looking non-GAAP financial measures of Core FFO per share, AFFO per share, Same Store Core Revenues growth, Same Store Core Operating Expenses growth, and Same Store NOI growth to the comparable GAAP financial measures cannot be provided without unreasonable effort because the Company is unable to reasonably predict certain items contained in the GAAP measures, including non-recurring and infrequent items that are not indicative of the Company's ongoing operations. Such items include, but are not limited to, impairment on depreciated real estate assets, net (gain)/loss on sale of previously depreciated real estate assets, share-based compensation, casualty loss, non-Same Store revenues, and non-Same Store operating expenses. These items are uncertain, depend on various factors, and could have a material impact on the Company's GAAP results for the guidance period.

Full year 2024 guidance remains unchanged from initial guidance provided in February 2024, as outlined in the table below.

FY 2024 Guidance

		FY 2024 Guidance Ranges
Core FFO per share — diluted		$1.82 to $1.90
AFFO per share — diluted		$1.54 to $1.62

Same Store Core Revenues growth ⁽¹⁾		4.5% to 5.5%
Same Store Core Operating Expenses growth ⁽²⁾		5.5% to 7.0%
Same Store NOI growth		3.5% to 5.5%

Wholly owned acquisitions		$600 million to $1,000 million
JV acquisitions		$100 million to $300 million
Wholly owned dispositions		$400 million to $600 million

(1)	Guidance assumes FY 2024 Average Occupancy is a similar result to FY 2023. Guidance assumes average Bad Debt for FY 2024 in a range of 65 to 95 basis points.
(2)	Guidance assumes FY 2024 property tax expense growth in a range of 8% to 10% year over year and FY 2024 insurance expense growth in the mid- to high teens, which has not been updated at this time to reflect the benefit of the Company’s recently completed annual insurance policy renewal that implies FY 2024 insurance expense growth of approximately 7.5% year over year.

Earnings Conference Call Information

Invitation Homes has scheduled a conference call at 11:00 a.m. Eastern Time on May 1, 2024, to discuss results for the first quarter of 2024. The domestic dial-in number is 1-888-330-2384, and the international dial-in number is 1-240-789-2701. The conference ID is 7714113. A live audio webcast may be accessed at www.invh.com. A replay of the call will be available through May 31, 2024, and can be accessed by calling 1-800-770-2030 (domestic) or 1-609-800-9909 (international) and using the playback ID 7714113, or by using the link at www.invh.com.

Supplemental Information

The full text of the Earnings Release and Supplemental Information referenced in this release are available on Invitation Homes' Investor Relations website at www.invh.com.

About Invitation Homes

Invitation Homes, an S&P 500 company, is the nation's premier single-family home leasing and management company, meeting changing lifestyle demands by providing access to high-quality, updated homes with valued features such as close proximity to jobs and access to good schools. The company's mission, “Together with you, we make a house a home,” reflects its commitment to providing homes where individuals and families can thrive and high-touch service that continuously enhances residents' living experiences.

Forward-Looking Statements

This press release contains forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), which include, but are not limited to, statements related to the Company's expectations regarding the performance of the Company's business, its financial results, its liquidity and capital resources, and other non-historical statements. In some cases, you can identify these forward-looking statements by the use of words such as “outlook,” “guidance,” “believes,” “expects,” “potential,” “continues,” “may,” “will,” “should,” “could,” “seeks,” “projects,” “predicts,” “intends,” “plans,” “estimates,” “anticipates,” or the negative version of these words or other comparable words. Such forward-looking statements are subject to various risks and uncertainties, including, among others, risks inherent to the single-family rental industry and the Company's business model, macroeconomic factors beyond the Company's control, competition in identifying and acquiring properties, competition in the leasing market for quality residents, increasing property taxes, homeowners’ association and insurance costs, poor resident selection and defaults and non-renewals by the Company's residents, the Company's dependence on third parties for key services, risks related to the evaluation of properties, performance of the Company's information technology systems, risks related to the Company's indebtedness, and risks related to the potential negative impact of unfavorable global and United States economic conditions (including inflation and rising interest rates), uncertainty in financial markets (including as a result of events affecting financial institutions), geopolitical tensions, natural disasters, climate change, and public health crises, on the Company’s financial condition, results of operations, cash flows, business, associates, and residents. Accordingly, there are or will be important factors that could cause actual outcomes or results to differ materially from those indicated in these statements. The Company believes these factors include, but are not limited to, those described under Part I. Item 1A. “Risk Factors” of its Annual Report on Form 10-K for the year ended December 31, 2023 (the “Annual Report”), as such factors may be updated from time to time in the Company's periodic filings with the Securities and Exchange Commission (the “SEC”), which are accessible on the SEC’s website at www.sec.gov. These factors should not be construed as exhaustive and should be read in conjunction with the other cautionary statements that are included in this release, in the Annual Report, and in the Company's other periodic filings. The forward-looking statements speak only as of the date of this press release, and the Company expressly disclaims any obligation or undertaking to publicly update or review any forward-looking statement, whether as a result of new information, future developments or otherwise, except to the extent otherwise required by law.

Consolidated Balance Sheets
($ in thousands, except shares and per share data)

	March 31, 2024			December 31, 2023
	(unaudited)
Assets:
Investments in single-family residential properties, net	$	17,186,871		$	17,289,214
Cash and cash equivalents		738,125			700,618
Restricted cash		209,281			196,866
Goodwill		258,207			258,207
Investments in unconsolidated joint ventures		238,330			247,166
Other assets, net		579,124			528,896
Total assets	$	19,209,938		$	19,220,967

Liabilities:
Mortgage loans, net	$	1,622,036		$	1,627,256
Secured term loan, net		401,569			401,515
Unsecured notes, net		3,306,873			3,305,467
Term loan facilities, net		3,213,904			3,211,814
Revolving facility		—			—
Accounts payable and accrued expenses		240,538			200,590
Resident security deposits		180,197			180,455
Other liabilities		74,732			103,435
Total liabilities		9,039,849			9,030,532

Equity:
Stockholders’ equity
Preferred stock, $0.01 par value per share, 900,000,000 shares authorized, none outstanding as of March 31, 2024 and December 31, 2023		—			—
Common stock, $0.01 par value per share, 9,000,000,000 shares authorized, 612,485,098 and 611,958,239 outstanding as of March 31, 2024 and December 31, 2023, respectively		6,125			6,120
Additional paid-in capital		11,153,703			11,156,736
Accumulated deficit		(1,099,957	)		(1,070,586	)
Accumulated other comprehensive income		74,826			63,701
Total stockholders’ equity		10,134,697			10,155,971
Non-controlling interests		35,392			34,464
Total equity		10,170,089			10,190,435
Total liabilities and equity	$	19,209,938		$	19,220,967

Consolidated Statements of Operations
($ in thousands, except shares and per share amounts)

	Q1 2024			Q1 2023
	(unaudited)			(unaudited)
Revenues:
Rental revenues	$	571,430		$	535,217
Other property income		60,667			51,298
Management fee revenues		13,942			3,375
Total revenues		646,039			589,890

Expenses:
Property operating and maintenance		230,397			208,497
Property management expense		31,237			23,584
General and administrative		23,448			17,452
Interest expense		89,845			78,047
Depreciation and amortization		175,313			164,673
Impairment and other		4,137			1,163
Total expenses		554,377			493,416

Gains (losses) on investments in equity securities, net		(209	)		88
Other, net		5,973			(1,494	)
Gain on sale of property, net of tax		50,498			29,671
Losses from investments in unconsolidated joint ventures		(5,138	)		(4,155	)

Net income		142,786			120,584
Net income attributable to non-controlling interests		(436	)		(342	)

Net income attributable to common stockholders		142,350			120,242
Net income available to participating securities		(192	)		(171	)

Net income available to common stockholders — basic and diluted	$	142,158		$	120,071

Weighted average common shares outstanding — basic		612,219,520			611,588,465
Weighted average common shares outstanding — diluted		613,807,166			612,564,298

Net income per common share — basic	$	0.23		$	0.20
Net income per common share — diluted	$	0.23		$	0.20

Dividends declared per common share	$	0.28		$	0.26

Glossary and Reconciliations

Average Monthly Rent

Average monthly rent represents average monthly rental income per home for occupied properties in an identified population of homes over the measurement period, and reflects the impact of non-service rental concessions and contractual rent increases amortized over the life of the lease.

Average Occupancy

Average occupancy for an identified population of homes represents (i) the total number of days that the homes in such population were occupied during the measurement period, divided by (ii) the total number of days that the homes in such population were owned during the measurement period.

Bad Debt

Bad debt represents the Company's reserves for residents' accounts receivables balances that are aged greater than 30 days, under the rationale that a resident's security deposit should cover approximately the first 30 days of receivables. For all resident receivables balances aged greater than 30 days, the amount reserved as bad debt is 100% of outstanding receivables from the resident, less the amount of the resident's security deposit on hand. For the purpose of determining age of receivables, charges are considered to be due based on the terms of the original lease, not based on a payment plan if one is in place. All rental revenues and other property income, in both Total Portfolio and Same Store Portfolio presentations, are reflected net of bad debt.

Core Operating Expenses

Core operating expenses for an identified population of homes reflect property operating and maintenance expenses, excluding any expenses recovered from residents.

Core Revenues

Core revenues for an identified population of homes reflects total revenues, net of any resident recoveries.

EBITDA, EBITDAre, and Adjusted EBITDAre

EBITDA, EBITDAre, and Adjusted EBITDAre are supplemental, non-GAAP measures often utilized to evaluate the performance of real estate companies. The Company defines EBITDA as net income or loss computed in accordance with accounting principles generally accepted in the United States (“GAAP”) before the following items: interest expense; income tax expense; depreciation and amortization; and adjustments for unconsolidated joint ventures. National Association of Real Estate Investment Trusts (“Nareit”) recommends as a best practice that REITs that report an EBITDA performance measure also report EBITDAre. The Company defines EBITDAre, consistent with the Nareit definition, as EBITDA, further adjusted for gain on sale of property, net of tax, impairment on depreciated real estate investments, and adjustments for unconsolidated joint ventures. Adjusted EBITDAre is defined as EBITDAre before the following items: share-based compensation expense; severance; casualty losses, net; (gains) losses on investments in equity securities, net; and other income and expenses. EBITDA, EBITDAre, and Adjusted EBITDAre are used as supplemental financial performance measures by management and by external users of the Company's financial statements, such as investors and commercial banks. Set forth below is additional detail on how management uses EBITDA, EBITDAre, and Adjusted EBITDAre as measures of performance.

The GAAP measure most directly comparable to EBITDA, EBITDAre, and Adjusted EBITDAre is net income or loss. EBITDA, EBITDAre, and Adjusted EBITDAre are not used as measures of the Company's liquidity and should not be considered alternatives to net income or loss or any other measure of financial performance presented in accordance with GAAP. The Company's EBITDA, EBITDAre, and Adjusted EBITDAre may not be comparable to the EBITDA, EBITDAre, and Adjusted EBITDAre of other companies due to the fact that not all companies use the same definitions of EBITDA, EBITDAre, and Adjusted EBITDAre. Accordingly, there can be no assurance that the Company's basis for computing these non-GAAP measures is comparable with that of other companies. See below for a reconciliation of GAAP net income to EBITDA, EBITDAre, and Adjusted EBITDAre.

Funds from Operations (FFO), Core Funds from Operations (Core FFO), and Adjusted Funds from Operations (AFFO)

FFO, Core FFO, and Adjusted FFO are supplemental, non-GAAP measures often utilized to evaluate the performance of real estate companies. FFO is defined by Nareit as net income or loss (computed in accordance with GAAP) excluding gains or losses from sales of previously depreciated real estate assets, plus depreciation, amortization and impairment of real estate assets, and adjustments for unconsolidated joint ventures.

The Company believes that FFO is a meaningful supplemental measure of the operating performance of its business because historical cost accounting for real estate assets in accordance with GAAP assumes that the value of real estate assets diminishes predictably over time, as reflected through depreciation and amortization. Because real estate values have historically risen or fallen with market conditions, management considers FFO an appropriate supplemental performance measure as it excludes historical cost depreciation and amortization, impairment on depreciated real estate investments, gains or losses related to sales of previously depreciated homes, as well non-controlling interests, from GAAP net income or loss.

The GAAP measure most directly comparable to Core FFO and Adjusted FFO is net income or loss. Core FFO and Adjusted FFO are not used as measures of the Company's liquidity and should not be considered alternatives to net income or loss or any other measure of financial performance presented in accordance with GAAP. The Company's Core FFO and Adjusted FFO may not be comparable to the Core FFO and Adjusted FFO of other companies due to the fact that not all companies use the same definition of Core FFO and Adjusted FFO. Accordingly, there can be no assurance that the Company's basis for computing these non-GAAP measures is comparable with that of other companies. See “Reconciliation of FFO, Core FFO, and Adjusted FFO” for a reconciliation of GAAP net income to FFO, Core FFO, and Adjusted FFO.

Net Operating Income (NOI)

NOI is a non-GAAP measure often used to evaluate the performance of real estate companies. The Company defines NOI for an identified population of homes as rental revenues and other property income less property operating and maintenance expense (which consists primarily of property taxes, insurance, HOA fees (when applicable), market-level personnel expenses, repairs and maintenance, leasing costs, and marketing expense). NOI excludes: interest expense; depreciation and amortization; property management expense; general and administrative expense; impairment and other; gain on sale of property, net of tax; (gains) losses on investments in equity securities, net; other income and expenses; management fee revenues; and income from investments in unconsolidated joint ventures.

The GAAP measure most directly comparable to NOI is net income or loss. NOI is not used as a measure of liquidity and should not be considered as an alternative to net income or loss or any other measure of financial performance presented in accordance with GAAP. The Company's NOI may not be comparable to the NOI of other companies due to the fact that not all companies use the same definition of NOI. Accordingly, there can be no assurance that the Company's basis for computing this non-GAAP measure is comparable with that of other companies.

The Company believes that Same Store NOI is also a meaningful supplemental measure of the Company's operating performance for the same reasons as NOI and is further helpful to investors as it provides a more consistent measurement of the Company's performance across reporting periods by reflecting NOI for homes in its Same Store Portfolio.

See below for a reconciliation of GAAP net income to NOI for the Company's total portfolio and NOI for its Same Store Portfolio.

Recurring Capital Expenditures or Recurring CapEx

Recurring Capital Expenditures or Recurring CapEx represents general replacements and expenditures required to preserve and maintain the value and functionality of a home and its systems as a single-family rental.

Rental Rate Growth

Rental rate growth for any home represents the percentage difference between the monthly rent from an expiring lease and the monthly rent from the next lease, and, in each case, reflects the impact of any amortized non-service rent concessions and amortized contractual rent increases. Leases are either renewal leases, where the Company's current resident chooses to stay for a subsequent lease term, or a new lease, where the Company's previous resident moves out and a new resident signs a lease to occupy the same home.

Same Store / Same Store Portfolio

Same Store or Same Store portfolio includes, for a given reporting period, wholly owned homes that have been stabilized and seasoned, excluding homes that have been sold, homes that have been identified for sale to an owner occupant and have become vacant, homes that have been deemed inoperable or significantly impaired by casualty loss events or force majeure, homes acquired in portfolio transactions that are deemed not to have undergone renovations of sufficiently similar quality and characteristics as the existing Invitation Homes Same Store portfolio, and homes in markets that the Company has announced an intent to exit where the Company no longer operates a significant number of homes.

Homes are considered stabilized if they have (i) completed an initial renovation and (ii) entered into at least one post-initial renovation lease. An acquired portfolio that is both leased and deemed to be of sufficiently similar quality and characteristics as the existing Invitation Homes Same Store portfolio may be considered stabilized at the time of acquisition.

Homes are considered to be seasoned once they have been stabilized for at least 15 months prior to January 1^st of the year in which the Same Store portfolio was established.

The Company believes presenting information about the portion of its portfolio that has been fully operational for the entirety of a given reporting period and its prior year comparison period provides investors with meaningful information about the performance of the Company's comparable homes across periods and about trends in its organic business.

Total Homes / Total Portfolio

Total homes or total portfolio refers to the total number of homes owned, whether or not stabilized, and excludes any properties previously acquired in purchases that have been subsequently rescinded or vacated. Unless otherwise indicated, total homes or total portfolio refers to the wholly owned homes and excludes homes owned in joint ventures.

Turnover Rate

Turnover rate represents the number of instances that homes in an identified population become unoccupied in a given period, divided by the number of homes in such population.

Reconciliation of FFO, Core FFO, and AFFO
($ in thousands, except shares and per share amounts) (unaudited)

FFO Reconciliation	Q1 2024			Q1 2023
Net income available to common stockholders	$	142,158		$	120,071
Net income available to participating securities		192			171
Non-controlling interests		436			342
Depreciation and amortization on real estate assets		171,918			162,084
Impairment on depreciated real estate investments		60			178
Net gain on sale of previously depreciated investments in real estate		(50,498	)		(29,671	)
Depreciation and net gain on sale of investments in unconsolidated joint ventures		2,519			2,121
FFO	$	266,785		$	255,296

Core FFO Reconciliation	Q1 2024			Q1 2023
FFO	$	266,785		$	255,296
Non-cash interest expense related to amortization of deferred financing costs, loan discounts, and non-cash interest expense from derivatives ⁽¹⁾		9,217			9,132
Share-based compensation expense		7,900			6,498
Severance expense		90			153
Casualty losses, net ⁽¹⁾		4,082			988
(Gains) losses on investments in equity securities, net		209			(88	)
Core FFO	$	288,283		$	271,979

AFFO Reconciliation	Q1 2024			Q1 2023
Core FFO	$	288,283		$	271,979
Recurring capital expenditures ⁽¹⁾		(37,122	)		(37,293	)
AFFO	$	251,161		$	234,686

Net income available to common stockholders
Weighted average common shares outstanding — diluted		613,807,166			612,564,298

Net income per common share — diluted	$	0.23		$	0.20

FFO, Core FFO, and AFFO
Weighted average common shares and OP Units outstanding — diluted		615,987,206			614,536,039

FFO per share — diluted	$	0.43		$	0.42

Core FFO per share — diluted	$	0.47		$	0.44

AFFO per share — diluted	$	0.41		$	0.38

(1)	Includes the Company's share from unconsolidated joint ventures.

Reconciliation of Total Revenues to Same Store Core Revenues, Quarterly
(in thousands) (unaudited)

	Q1 2024			Q4 2023			Q3 2023			Q2 2023			Q1 2023
Total revenues (Total Portfolio)	$	646,039		$	624,321		$	617,695		$	600,372		$	589,890
Management fee revenues		(13,942	)		(3,420	)		(3,404	)		(3,448	)		(3,375	)
Total portfolio resident recoveries		(37,795	)		(35,050	)		(36,641	)		(32,776	)		(31,966	)
Total Core Revenues (Total Portfolio)		594,302			585,851			577,650			564,148			554,549
Non-Same Store Core Revenues		(35,863	)		(34,767	)		(33,416	)		(25,689	)		(25,568	)
Same Store Core Revenues	$	558,439		$	551,084		$	544,234		$	538,459		$	528,981

Reconciliation of Property Operating and Maintenance Expenses to Same Store Core Operating Expenses, Quarterly
(in thousands) (unaudited)

	Q1 2024			Q4 2023			Q3 2023			Q2 2023			Q1 2023
Property operating and maintenance expenses (Total Portfolio)	$	230,397		$	228,542		$	229,488		$	213,808		$	208,497
Total Portfolio resident recoveries		(37,795	)		(35,050	)		(36,641	)		(32,776	)		(31,966	)
Core Operating Expenses (Total Portfolio)		192,602			193,492			192,847			181,032			176,531
Non-Same Store Core Operating Expenses		(13,781	)		(13,439	)		(13,071	)		(9,985	)		(10,053	)
Same Store Core Operating Expenses	$	178,821		$	180,053		$	179,776		$	171,047		$	166,478

Reconciliation of Net Income to Same Store NOI, Quarterly
(in thousands) (unaudited)

	Q1 2024			Q4 2023			Q3 2023			Q2 2023			Q1 2023
Net income available to common stockholders	$	142,158		$	129,368		$	131,637		$	137,698		$	120,071
Net income available to participating securities		192			178			181			166			171
Non-controlling interests		436			395			403			418			342
Interest expense		89,845			90,049			86,736			78,625			78,047
Depreciation and amortization		175,313			173,159			170,696			165,759			164,673
Property management expense		31,237			25,246			23,399			23,580			23,584
General and administrative		23,448			22,387			22,714			19,791			17,452
Impairment and other		4,137			3,069			2,496			1,868			1,163
Gain on sale of property, net of tax		(50,498	)		(49,092	)		(57,989	)		(46,788	)		(29,671	)
(Gains) losses on investments in equity securities, net		209			(237	)		499			(524	)		(88	)
Other, net ⁽¹⁾		(5,973	)		(5,533	)		2,533			3,941			1,494
Management fee revenues		(13,942	)		(3,420	)		(3,404	)		(3,448	)		(3,375	)
Losses from investments in unconsolidated joint ventures		5,138			6,790			4,902			2,030			4,155
NOI (Total Portfolio)		401,700			392,359			384,803			383,116			378,018
Non-Same Store NOI		(22,082	)		(21,328	)		(20,345	)		(15,704	)		(15,515	)
Same Store NOI	$	379,618		$	371,031		$	364,458		$	367,412		$	362,503

(1)	Includes interest income and other miscellaneous income and expenses.

Reconciliation of Net Income to Adjusted EBITDAre
(in thousands, unaudited)
							Trailing Twelve Months (TTM) Ended
	Q1 2024			Q1 2023			March 31, 2024			December 31, 2023
Net income available to common stockholders	$	142,158		$	120,071		$	540,861		$	518,774
Net income available to participating securities		192			171			717			696
Non-controlling interests		436			342			1,652			1,558
Interest expense		89,845			78,047			345,255			333,457
Interest expense in unconsolidated joint ventures		5,235			4,578			18,912			18,255
Depreciation and amortization		175,313			164,673			684,927			674,287
Depreciation and amortization of investments in unconsolidated joint ventures		2,927			2,475			10,921			10,469
EBITDA		416,106			370,357			1,603,245			1,557,496
Gain on sale of property, net of tax		(50,498	)		(29,671	)		(204,367	)		(183,540	)
Impairment on depreciated real estate investments		60			178			309			427
Net gain on sale of investments in unconsolidated joint ventures		(381	)		(330	)		(1,719	)		(1,668	)
EBITDAre		365,287			340,534			1,397,468			1,372,715
Share-based compensation expense		7,900			6,498			30,905			29,503
Severance		90			153			914			977
Casualty losses, net ⁽¹⁾		4,082			988			11,294			8,200
(Gains) losses on investments in equity securities, net		209			(88	)		(53	)		(350	)
Other, net ⁽²⁾		(5,973	)		1,494			(5,032	)		2,435
Adjusted EBITDAre	$	371,595		$	349,579		$	1,435,496		$	1,413,480

(1)	Includes the Company's share from unconsolidated joint ventures.
(2)	Includes interest income and other miscellaneous income and expenses.

Reconciliation of Net Debt / Trailing Twelve Months (TTM) Adjusted EBITDAre
(in thousands, except for ratio) (unaudited)

	As of			As of
	March 31, 2024			December 31, 2023
Mortgage loans, net	$	1,622,036		$	1,627,256
Secured term loan, net		401,569			401,515
Unsecured notes, net		3,306,873			3,305,467
Term loan facility, net		3,213,904			3,211,814
Revolving facility		—			—
Total Debt per Balance Sheet		8,544,382			8,546,052
Retained and repurchased certificates		(87,477	)		(87,703	)
Cash, ex-security deposits and letters of credit ⁽¹⁾		(764,359	)		(713,898	)
Deferred financing costs, net		42,049			45,518
Unamortized discounts on note payable		20,716			21,376
Net Debt (A)	$	7,755,311		$	7,811,345

	For the TTM Ended			For the TTM Ended
	March 31, 2024			December 31, 2023
Adjusted EBITDAre (B)	$	1,435,496		$	1,413,480

Net Debt / TTM Adjusted EBITDAre (A / B)	5.4x			5.5x

(1)	Represents cash and cash equivalents and the portion of restricted cash that excludes security deposits and letters of credit

View source version on businesswire.com: https://www.businesswire.com/news/home/20240430143308/en/

Investor Relations Contact

Scott McLaughlin

844.456.INVH (4684)

IR@InvitationHomes.com

Media Relations Contact

Kristi DesJarlais

972.421.3587

Media@InvitationHomes.com

Source: Invitation Homes Inc.

FAQ

What were Invitation Homes' total revenues for the first quarter of 2024?

Invitation Homes reported total revenues of $646 million for the first quarter of 2024.

How much did net income available to common stockholders increase by in the first quarter of 2024?

Net income available to common stockholders increased by 18.4% to $142 million in the first quarter of 2024.

What was the Core FFO per share increase for Invitation Homes in the first quarter of 2024?

Core FFO per share for Invitation Homes increased by 5.7% to $0.47 in the first quarter of 2024.

What was the Same Store NOI growth for Invitation Homes in the first quarter of 2024?

Same Store NOI for Invitation Homes grew by 4.7% year over year in the first quarter of 2024.

What was the occupancy rate for Same Store properties for Invitation Homes in the first quarter of 2024?

The Same Store occupancy rate for Invitation Homes was 97.6% in the first quarter of 2024.

Invitation Homes Reports First Quarter 2024 Results

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How much did net income available to common stockholders increase by in the first quarter of 2024?

What was the Core FFO per share increase for Invitation Homes in the first quarter of 2024?

What was the Same Store NOI growth for Invitation Homes in the first quarter of 2024?

What was the occupancy rate for Same Store properties for Invitation Homes in the first quarter of 2024?

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Invitation Homes Reports First Quarter 2024 Results

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What were Invitation Homes' total revenues for the first quarter of 2024?

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What was the Core FFO per share increase for Invitation Homes in the first quarter of 2024?

What was the Same Store NOI growth for Invitation Homes in the first quarter of 2024?

What was the occupancy rate for Same Store properties for Invitation Homes in the first quarter of 2024?

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