AH Realty Trust Inc SEC Filings

AH Realty Trust, Inc. reported a first-quarter 2026 net loss of $30.4 million, driven mainly by discontinued operations and loan impairments tied to exiting non-core businesses. Rental revenue from continuing retail and office operations grew to $52.3 million, generating operating income of $11.6 million and a small continuing-operations loss of $0.5 million.

The company is undertaking a major strategic repositioning, including rebranding from Armada Hoffler, selling its construction business, and exiting multifamily and real estate financing. A planned sale of 11 multifamily properties for $562.0 million and sales or redemptions of several real estate financing investments are central to this shift.

AH Realty Trust reported a first‑quarter 2026 net loss attributable to common stockholders and OP Unitholders of $33.3 million, or $0.33 per diluted share, wider than $7.2 million, or $0.07, a year earlier, mainly due to a $29.2 million impairment on notes receivable tied to real estate financing investments held for sale. Despite the loss, FFO rose to $20.6 million, or $0.20 per diluted share, from $17.2 million, or $0.17, and FFO, As Adjusted increased to $15.1 million, or $0.15 per diluted share, from $14.6 million, or $0.14.

Operations remained solid, with same‑store NOI on a cash basis up 2.2% in retail and 0.7% in office, and stabilized leased occupancy at 95.4%. The company advanced a major restructuring, signing a binding agreement to sell an 11‑asset multifamily portfolio for $562.0 million, selling two financing investments for $63.8 million, fully realizing $17.2 million from The Allure at Edinburgh, and selling its construction business for $2.4 million, with proceeds used to reduce debt.

Through April 2, 2026 AH Realty Trust repurchased 4.2 million shares for $24.1 million. As of March 31, 2026 total debt was $1.5 billion, 98% fixed or economically hedged. Reflecting stronger retail and office performance and progress on asset sales and deleveraging, management raised 2026 FFO, As Adjusted guidance to a range of $50–$54 million, or $0.51–$0.55 per diluted share, supported by expected same‑store cash NOI growth and planned debt paydowns of about $700 million.

AH Realty Trust reported a first‑quarter 2026 net loss attributable to common stockholders and OP Unitholders of $33.3 million, or $0.33 per diluted share, wider than $7.2 million, or $0.07, a year earlier, mainly due to a $29.2 million impairment on notes receivable tied to real estate financing investments held for sale. Despite the loss, FFO rose to $20.6 million, or $0.20 per diluted share, from $17.2 million, or $0.17, and FFO, As Adjusted increased to $15.1 million, or $0.15 per diluted share, from $14.6 million, or $0.14.

Operations remained solid, with same‑store NOI on a cash basis up 2.2% in retail and 0.7% in office, and stabilized leased occupancy at 95.4%. The company advanced a major restructuring, signing a binding agreement to sell an 11‑asset multifamily portfolio for $562.0 million, selling two financing investments for $63.8 million, fully realizing $17.2 million from The Allure at Edinburgh, and selling its construction business for $2.4 million, with proceeds used to reduce debt.

Through April 2, 2026 AH Realty Trust repurchased 4.2 million shares for $24.1 million. As of March 31, 2026 total debt was $1.5 billion, 98% fixed or economically hedged. Reflecting stronger retail and office performance and progress on asset sales and deleveraging, management raised 2026 FFO, As Adjusted guidance to a range of $50–$54 million, or $0.51–$0.55 per diluted share, supported by expected same‑store cash NOI growth and planned debt paydowns of about $700 million.

AH Realty Trust reported a first‑quarter 2026 net loss attributable to common stockholders and OP Unitholders of $33.3 million, or $0.33 per diluted share, wider than $7.2 million, or $0.07, a year earlier, mainly due to a $29.2 million impairment on notes receivable tied to real estate financing investments held for sale. Despite the loss, FFO rose to $20.6 million, or $0.20 per diluted share, from $17.2 million, or $0.17, and FFO, As Adjusted increased to $15.1 million, or $0.15 per diluted share, from $14.6 million, or $0.14.

Operations remained solid, with same‑store NOI on a cash basis up 2.2% in retail and 0.7% in office, and stabilized leased occupancy at 95.4%. The company advanced a major restructuring, signing a binding agreement to sell an 11‑asset multifamily portfolio for $562.0 million, selling two financing investments for $63.8 million, fully realizing $17.2 million from The Allure at Edinburgh, and selling its construction business for $2.4 million, with proceeds used to reduce debt.

Through April 2, 2026 AH Realty Trust repurchased 4.2 million shares for $24.1 million. As of March 31, 2026 total debt was $1.5 billion, 98% fixed or economically hedged. Reflecting stronger retail and office performance and progress on asset sales and deleveraging, management raised 2026 FFO, As Adjusted guidance to a range of $50–$54 million, or $0.51–$0.55 per diluted share, supported by expected same‑store cash NOI growth and planned debt paydowns of about $700 million.

AH Realty Trust reported a first‑quarter 2026 net loss attributable to common stockholders and OP Unitholders of $33.3 million, or $0.33 per diluted share, wider than $7.2 million, or $0.07, a year earlier, mainly due to a $29.2 million impairment on notes receivable tied to real estate financing investments held for sale. Despite the loss, FFO rose to $20.6 million, or $0.20 per diluted share, from $17.2 million, or $0.17, and FFO, As Adjusted increased to $15.1 million, or $0.15 per diluted share, from $14.6 million, or $0.14.

Operations remained solid, with same‑store NOI on a cash basis up 2.2% in retail and 0.7% in office, and stabilized leased occupancy at 95.4%. The company advanced a major restructuring, signing a binding agreement to sell an 11‑asset multifamily portfolio for $562.0 million, selling two financing investments for $63.8 million, fully realizing $17.2 million from The Allure at Edinburgh, and selling its construction business for $2.4 million, with proceeds used to reduce debt.

Through April 2, 2026 AH Realty Trust repurchased 4.2 million shares for $24.1 million. As of March 31, 2026 total debt was $1.5 billion, 98% fixed or economically hedged. Reflecting stronger retail and office performance and progress on asset sales and deleveraging, management raised 2026 FFO, As Adjusted guidance to a range of $50–$54 million, or $0.51–$0.55 per diluted share, supported by expected same‑store cash NOI growth and planned debt paydowns of about $700 million.

Armada Hoffler Properties, Inc. amends its Form 10-K and discloses a strategic restructuring that launched AH Realty Trust and a plan to simplify its business by exiting non-core businesses and repositioning the portfolio. Key actions include exiting the multifamily sector, divesting the construction business and real estate financing investments, and allocating proceeds toward debt reduction.

For the year ended December 31, 2025, continuing‑operations highlights include a net loss of $7.5 million, FFO of $79.7 million and Normalized FFO of $110.4 million. Portfolio occupancy was 95.3%. The company issued $115.0 million of Operating Partnership senior unsecured notes in 2025. As of February 20, 2026, common shares outstanding were 80,176,689, and the filing reports a total common equity market capitalization of $633.5 million as of that date.

AH Realty Trust, Inc. is asking stockholders to vote at its June 17, 2026 virtual annual meeting on three items: electing nine directors, ratifying KPMG as auditor for 2026, and approving executive pay on an advisory basis.

The proxy highlights a strategic transformation focused on retail and office assets, exiting multifamily and fee-based construction and financing businesses, and reducing leverage. The company rebranded from Armada Hoffler Properties and changed its NYSE ticker from AHH to AHRT. For 2025, AH Realty Trust reported full-year FFO of $0.78 per diluted share, normalized FFO of $1.08 per diluted share, and a weighted average stabilized portfolio occupancy of 95.3%, with retail and office year-end occupancy of 94.9% and 96.4%, respectively.

AH Realty Trust, Inc. is asking stockholders to vote at its June 17, 2026 virtual annual meeting on three items: electing nine directors, ratifying KPMG as auditor for 2026, and approving executive pay on an advisory basis.

The proxy highlights a strategic transformation focused on retail and office assets, exiting multifamily and fee-based construction and financing businesses, and reducing leverage. The company rebranded from Armada Hoffler Properties and changed its NYSE ticker from AHH to AHRT. For 2025, AH Realty Trust reported full-year FFO of $0.78 per diluted share, normalized FFO of $1.08 per diluted share, and a weighted average stabilized portfolio occupancy of 95.3%, with retail and office year-end occupancy of 94.9% and 96.4%, respectively.

AH Realty Trust Inc reports that Vanguard Capital Management beneficially owns 4,098,668 shares of common stock, representing 5.11% of the class. The filing states sole voting power of 604,566 shares and sole dispositive power over 4,098,668 shares, held on behalf of Vanguard funds and managed accounts. The filing was signed on 04/29/2026.

AH Realty Trust Inc reports that Vanguard Capital Management beneficially owns 4,098,668 shares of common stock, representing 5.11% of the class. The filing states sole voting power of 604,566 shares and sole dispositive power over 4,098,668 shares, held on behalf of Vanguard funds and managed accounts. The filing was signed on 04/29/2026.

Vanguard Portfolio Management reported beneficial ownership of 4,064,887 shares of AH Realty Trust Inc Common Stock, representing 5.06% of the class as of 03/31/2026. The filing shows sole dispositive power over 4,064,887 shares and sole voting power over 30,739 shares.

Vanguard Portfolio Management reported beneficial ownership of 4,064,887 shares of AH Realty Trust Inc Common Stock, representing 5.06% of the class as of 03/31/2026. The filing shows sole dispositive power over 4,064,887 shares and sole voting power over 30,739 shares.

AH Realty Trust, Inc. director Frederick Blair Wimbush reported buying additional common stock through a broker-sponsored dividend reinvestment program. On April 2, 2026, he purchased 669.29 shares at a weighted average price of $5.408 per share, and on April 1, 2026 he bought 395.46 shares at $5.38 per share, both as open-market purchases.

Following these transactions, Wimbush directly owns 42,030.627 shares of common stock. He also holds Time-Based LTIP Units in AH Realty Trust, L.P. representing 12,919 underlying common shares, which are convertible into partnership common units after vesting and, subject to a two-year post-grant restriction except in a Change of Control, ultimately redeemable for cash or common stock with no expiration date.

AH Realty Trust, Inc. director Frederick Blair Wimbush reported buying additional common stock through a broker-sponsored dividend reinvestment program. On April 2, 2026, he purchased 669.29 shares at a weighted average price of $5.408 per share, and on April 1, 2026 he bought 395.46 shares at $5.38 per share, both as open-market purchases.

Following these transactions, Wimbush directly owns 42,030.627 shares of common stock. He also holds Time-Based LTIP Units in AH Realty Trust, L.P. representing 12,919 underlying common shares, which are convertible into partnership common units after vesting and, subject to a two-year post-grant restriction except in a Change of Control, ultimately redeemable for cash or common stock with no expiration date.

The Vanguard Group filed Amendment No. 8 to a Schedule 13G/A reporting 0 shares of AH Realty Trust Inc. common stock, representing 0% ownership.

The filing explains an internal realignment effective January 12, 2026 that caused certain Vanguard subsidiaries to report holdings separately. The form is signed by Ashley Grim, Head of Global Fund Administration on 03/26/2026.

The Vanguard Group filed Amendment No. 8 to a Schedule 13G/A reporting 0 shares of AH Realty Trust Inc. common stock, representing 0% ownership.

The filing explains an internal realignment effective January 12, 2026 that caused certain Vanguard subsidiaries to report holdings separately. The form is signed by Ashley Grim, Head of Global Fund Administration on 03/26/2026.

AH Realty Trust, Inc. has filed a shelf prospectus registering securities with an aggregate offering price of $300,000,000 to be offered from time to time pursuant to a base prospectus dated March 19, 2026. The prospectus covers common stock, preferred stock, depositary shares, warrants and rights.

As context, shares outstanding were 80,207,321 as of March 18, 2026. The filing states proceeds from any sale under this prospectus are intended to be contributed to the operating partnership in exchange for operating partnership units and used by the operating partnership for acquisitions, development or general corporate purposes.

AH Realty Trust, Inc. has filed a shelf prospectus registering securities with an aggregate offering price of $300,000,000 to be offered from time to time pursuant to a base prospectus dated March 19, 2026. The prospectus covers common stock, preferred stock, depositary shares, warrants and rights.

As context, shares outstanding were 80,207,321 as of March 18, 2026. The filing states proceeds from any sale under this prospectus are intended to be contributed to the operating partnership in exchange for operating partnership units and used by the operating partnership for acquisitions, development or general corporate purposes.

Gartman Dennis H. reported acquisition or exercise transactions in this Form 4 filing.

AH Realty Trust director Dennis H. Gartman received 2,281 shares of Common Stock as a grant in lieu of his cash retainer. The shares were valued at $6.028 per share on the transaction date. Following this compensation award, he directly holds a total of 50,774 common shares.

Gartman Dennis H. reported acquisition or exercise transactions in this Form 4 filing.

AH Realty Trust director Dennis H. Gartman received 2,281 shares of Common Stock as a grant in lieu of his cash retainer. The shares were valued at $6.028 per share on the transaction date. Following this compensation award, he directly holds a total of 50,774 common shares.