10-Q · May 7, 2026
ARL's Q1 2026 results showed a significant 53.8% decrease in net income to a loss of $516,000 compared to $3.96 million in Q1 2025. Revenue for the quarter was reported at $12.3 million, reflecting a slight increase…
Earnings analysis · 10-K
ARL earnings analysis
Filed August 19, 2026 · Our reading of the company's report
The latest report
ARL's 2025 GAAP earnings and EPS recovered substantially, helped by $19.988 million of gains on real-estate transactions, including the Villas at Bon Secour sale. However, recurring fundamentals remain mixed:…
Read full summary
ARL's 2025 GAAP earnings and EPS recovered substantially, helped by $19.988 million of gains on real-estate transactions, including the Villas at Bon Secour sale. However, recurring fundamentals remain mixed: residential NOI declined, development properties had occupancy of only 11.1% to 16.7%, adjusted FFO fell to $13.535 million, and operating cash flow was negative $5.553 million. The company has a meaningful development pipeline and improved commercial NOI, but its outlook depends on successful lease-up, asset sales, refinancing and continued access to construction debt.
Gross and operating margin
How much of each revenue dollar the business keeps.
One point per quarterly or annual filing. Both margins are shares of that report's revenue.
Where revenue came from
The business segments reported by the company.
Shares of the segments disclosed in this filing, largest first.
How we read each report
Our analysis across the last few reports.
Our model's reading of each filing, not the share price or the market's reaction. Annual and quarterly reports each occupy one position.
Reported figures
- Earnings per share
- $0.97
What stood out
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Reported earnings rebounded sharply
Total revenue increased to $50.014 million in 2025 from $47.318 million in 2024 and $50.500 million in 2023. Net income applicable to the Company improved to $15.703 million, or $0.97 per diluted share, from a $14.703 million loss, or $(0.91) per share, in 2024.
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Development pipeline supports future growth
The company is pursuing a development-led strategy spanning multifamily properties, commercial real estate and land. Three projects totaling 672 units were in lease-up and one 234-unit project, Mountain Creek, remained under construction at December 31, 2025.
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Commercial segment drove NOI growth
Commercial performance was the primary operating inflection point: revenue rose $1.965 million to $14.932 million and NOI increased $2.195 million to $6.351 million, primarily due to higher occupancy at Stanford Center.
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Large project investment nearing completion
The company invested $68.995 million in its multifamily development projects during 2025, funded in part by $63.781 million of construction-loan borrowings. Alera, Bandera Ridge and Merano were substantially completed, while Mountain Creek had incurred $9.268 million of its projected $49.971 million cost.
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Asset sales funded deleveraging
Capital allocation included the sale of Villas at Bon Secour for $28.0 million and a $12.204 million gain, repayment of its $18.767 million mortgage, and payoff of the $10.8 million 770 South Post Oak loan with cash. No common dividends were declared in 2025, 2024 or 2023, and no shares were repurchased in 2025.
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Recurring earnings remain pressured
FFO-adjusted was $13.535 million in 2025 versus $22.863 million in 2024 and $20.714 million in 2023, indicating that the improvement in GAAP earnings was driven substantially by real-estate transaction gains rather than recurring operating cash generation.
What to watch
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Lease-up risk weighs on residential NOI
The newly completed multifamily assets remained in very early lease-up at year-end: Alera occupancy was 12.9%, Bandera Ridge was 16.7% and Merano was 11.1%. The residential segment's NOI declined $1.027 million to $14.824 million in 2025, despite the new developments.
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Negative operating cash flow and liquidity reliance
Liquidity remains dependent on external actions: operating activities used $5.553 million of cash in 2025, while management states that operating cash may not be sufficient to discharge all obligations as they become due. The company expects to sell income-producing assets, refinance real estate and obtain additional real-estate-secured borrowings.
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Leverage and variable-rate debt exposure
Total indebtedness was approximately $277.6 million at December 31, 2025, against $29.413 million of cash, cash equivalents and restricted cash. The company also had variable-rate construction and property debt, including Alera at SOFR plus 3%, Forest Grove at SOFR plus 2.15% and Mountain Creek at SOFR plus 3.45%, exposing cash flow and refinancing capacity to higher rates.
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Related-party concentration and conflicts
The company is highly concentrated in related parties: May Realty Holdings and Realty Advisors beneficially owned 14,669,820 shares, or approximately 90.8% of common stock. At year-end, ARL also reported $103.558 million of related-party receivables and $67.3 million of related-party notes receivable, while Pillar received $9.522 million of advisory fees and $4.3 million of cost reimbursements in 2025.
Management's outlook
The 10-K does not provide numeric revenue or EPS guidance. Management states that cash, 2026 operating cash generation, notes receivable collections and construction loans are expected to meet 2026 cash requirements, and expects to complete the 234-unit Mountain Creek project in 2026.
Earlier filings 4
10-K · March 12, 2026
ARL positions itself as an externally-managed, Southern U.S.-focused owner/operator concentrating on multifamily development and opportunistic commercial assets. In 2025 the company substantially completed three…
10-Q · November 6, 2025
American Realty Investors reported Q3 revenue of $12,835 (thousands) and GAAP net income attributable to common shares of $129 (thousands), a reversal from a $17,460 (thousands) loss in Q3 2024. NOI improved to $5,285…
10-Q · November 7, 2024
American Realty Investors, Inc. reported a Q3 revenue of $11.6M, a decrease from $12.5M the prior year, driven by challenges in both its multifamily and commercial segments. The company also recorded a diluted EPS of…
This is our reading of a public filing, not the filing itself. Analysis can contain errors; check the source document for full context.