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Introduction & Market Context
Armada Hoffler (NYSE:AHH) released its first quarter 2025 financial results on May 8, showing a shift to net loss despite maintaining stable occupancy across its portfolio. The vertically integrated, self-managed real estate investment trust (REIT) reported a significant year-over-year revenue decline while its office segment demonstrated remarkable strength.
The company’s stock, which closed at $6.89 on May 7, showed a positive reaction in after-hours trading, gaining 2.37% to reach $7.05. This comes as Armada Hoffler maintains its full-year normalized FFO guidance range of $1.00-$1.10 per diluted share despite the challenging quarter.
Quarterly Performance Highlights
Armada Hoffler reported a net loss of $7.2 million or ($0.07) per diluted share for Q1 2025, compared to net income of $14.8 million or $0.17 per diluted share in Q1 2024. Normalized FFO, a key metric for REITs, came in at $0.25 per diluted share, while standard FFO was $0.17 per diluted share.
Total (EPA:TTEF) revenues decreased substantially to $114.6 million in Q1 2025 from $193.5 million in Q1 2024, primarily due to a significant decline in general contracting and real estate services revenues, which fell to $46.6 million from $127.0 million in the prior year.
As shown in the following chart of quarterly highlights, the company maintained strong occupancy across its portfolio at 95.7%, with retail at 94.5%, office at 97.5%, and multifamily at 95.0%:
The company’s financial position remained stable with a total debt of $1.32 billion and a stabilized portfolio debt to adjusted EBITDAre ratio of 5.4x. The fixed charge coverage ratio stood at 1.7x, reflecting the company’s ability to meet its financial obligations.
The following summary provides a comprehensive overview of Armada Hoffler’s financial position as of March 31, 2025:
Segment Performance Analysis
Armada Hoffler’s portfolio showed mixed performance across its three main segments. The office segment was the standout performer with same-store NOI growth of 9.2% year-over-year and an impressive lease renewal spread increase of 23.3% on a GAAP basis. This strong performance in the office segment comes at a time when many office REITs are struggling with remote work trends.
The retail segment showed modest growth with same-store NOI increasing by 0.2% and lease renewal spreads of 11.0% on a GAAP basis. The company signed 26 retail leases for approximately 141,000 square feet during the quarter.
In contrast, the multifamily segment experienced a decline with same-store NOI decreasing by 3.2% year-over-year, despite maintaining a solid 95.0% occupancy rate.
The following chart illustrates the same-store NOI performance by segment:
The company’s tenant base remains strong and diversified, with the top 20 tenants representing 31.8% of annualized base rent (ABR). Constellation Energy (NASDAQ:CEG) Generation is the largest tenant, accounting for 7.6% of total ABR.
The following chart details the company’s top 20 tenants by ABR:
Development & Strategic Initiatives
A significant milestone in Q1 2025 was the delivery of two major development projects in Baltimore’s Harbor Point: the T. Rowe Price Global Headquarters and Allied Harbor Point. These projects were previously mentioned in the company’s Q3 2024 earnings call as experiencing minor delays, but have now been successfully delivered.
The company’s development pipeline is expected to add approximately $4.5 million in NOI by the end of 2025. Current projects include Southern Post in Roswell, GA, with an estimated cost of $132.6 million.
Armada Hoffler continues to focus on mixed-use communities, which represent 58.0% of its ABR. These properties, which combine retail, office, and multifamily components, have slightly outperformed non-mixed-use properties with an occupancy rate of 95.6% compared to 95.2% for non-mixed-use properties.
The company’s funds from operations (FFO) reconciliation shows the impact of various adjustments to arrive at normalized FFO:
Financial Position & Outlook
Armada Hoffler has maintained a conservative approach to its debt management, with 100% of its debt at fixed rates and a weighted average interest rate of 4.2% with 3.0 years to maturity. This strategy provides stability in the current interest rate environment.
The company’s credit profile has shown improvement over time, with the net debt to adjusted EBITDAre ratio decreasing from 6.5x in Q2 2022 to 5.4x in Q1 2025, as illustrated in the following chart:
For the full year 2025, Armada Hoffler has maintained its guidance with normalized FFO per diluted share expected to be between $1.00 and $1.10. This guidance assumes the stabilization of Chandler Residences in Q2 2025 and accounts for the expected decline in construction gross profit due to lower backlog.
The company’s general contracting segment continues to face challenges with a declining backlog. Third-party backlog stood at $80.4 million at the end of Q1 2025, and the segment generated a gross profit of $1.4 million on revenue of $46.6 million, representing a margin of 2.9%.
Despite the net loss in Q1 2025, Armada Hoffler’s diversified portfolio, strong office performance, and successful delivery of development projects position the company to potentially meet its full-year guidance. The company’s focus on mixed-use communities and strategic development initiatives may provide growth opportunities as it navigates the challenging real estate market environment.
Full presentation:
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