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Quote this valuation with its source: Fair value, Potential value and the price at analysis.
FAQ
MAA — frequently asked questions
Is Mid-America Apartment Communities Inc. overvalued?
In our latest published analysis dated 2026-10-12, MAA trades close to fair value. The price recorded at analysis is USD 116 versus our fair value of USD 112; the high endpoint is presented separately as potential value of USD 131. That implies roughly 3.7% downside to fair value at that date.
Our latest published report, analyzed 2026-10-12, gives MAA a fair value of USD 112 and a potential value of USD 131. The conclusion is triangulated across multiple valuation models and weighted by reliability for Mid-America Apartment Communities Inc.'s archetype; it is a dated research output, not a live price.
Should I buy MAA now?
Our latest published rating for MAA, analyzed 2026-10-12, is Hold. Mid-America Apartment Communities Inc. trades close to fair value at the analysis-date price of USD 116 versus fair value of USD 112; potential value is USD 131. This is research for educational purposes, not personalized investment advice.
What are the biggest risks for MAA?
The dedicated bear-case section in our report analyzed 2026-10-12 documents Mid-America Apartment Communities Inc.'s material risks, evidence, thresholds, and thesis-invalidation conditions. Scenario-specific explanations remain in that section so the report does not repeat or decontextualize them elsewhere.
What is MAA's rating?
Our latest published rating for MAA, analyzed 2026-10-12, is Hold, with a published moat assessment of 5.5/10 (Narrow). It reflects our fair value of USD 112, the potential value of USD 131, and the price recorded at analysis (USD 116).
Bu rapor henüz çevrilmedi. Çeviri kuyruğu yetiştiğinde birkaç dakika sonra sayfayı yenileyin.
§1 Yönetici özetiEN
30 saniyelik yanıtHold
Fiyat ve değer karşılaştırması
Fiyat
$116.30
Adil değer
$111.99
Potansiyel değer
$131.09
Tarih
2026-10-12
Neden işe yarayabilir
Acceleration of corporate relocations and demographic in-migration into Sunbelt metropolitan areas that absorbs excess apartment supply faster than anticipated, eliminating concessions and allowing MAA to drive same-store net operating income growth above 4%.
Görüşümüzü ne değiştirir
Same-store revenue growth falling below 0.0% year-over-year during FY2026.
We rate Mid-America Apartment Communities (MAA) Hold. At a share price of $116.30 on October 12, 2026, the stock trades at a 3.8% premium to our Fair value of $111.99, reflecting a balanced risk-reward profile while ongoing Sunbelt apartment deliveries constrain near-term rental rate growth.1,4
The house rating is Hold, which indicates that investors should maintain existing positions rather than committing fresh capital at the report date. The report was prepared at a price of $116.30 on October 12, 2026. This valuation represents an implied upside of -3.7% against our Fair value of $111.99, placing the shares at a modest 3.8% premium. The upper boundary of the valuation range is Potential value of $131.09, which reflects an optimistic path where regional apartment supply is absorbed ahead of schedule.
The principal risk to this stance is a prolonged multifamily supply overhang across major Sunbelt metropolitan areas including Dallas, Atlanta, and Austin. A wave of merchant-builder apartment deliveries has forced landlords to offer concessions and rent discounts, capping near-term revenue growth at 0.88% in FY2026 ($2,228,516,230). If elevated deliveries persist through 2027, same-store revenue growth could turn negative, eroding property-level net operating income, compressing operating margins below FY2025 levels of 28.04%, and diminishing dividend coverage.1,4
Conversely, the primary reason the investment can succeed over a multi-year horizon is the defensive stability of MAA's core same-store asset base, which generated $2,062,887,000 or 93.38% of total revenue ($2,209,126,000) in FY2025. Ongoing population migration and corporate employment growth across the Sunbelt provide an enduring demand engine that is expected to absorb excess supply, re-accelerating revenue growth to 2.45% in FY2027 ($2,283,137,550). Backed by low balance sheet leverage with debt accounting for 29.17% of capital, MAA can navigate competitive deliveries while delivering a stable dividend yield.1,2,5,6
Cost Advantage via Operating Scale
MAA operates over 100,000 apartment units across key Sunbelt markets, generating centralized operating efficiencies that maintain a 28.04% operating margin ($619,438,000 operating income on $2,209,126,000 revenue in FY2025).4,5
Efficient Scale in Suburban Submarkets
Asset clustering across high-growth Sunbelt suburban submarkets allows MAA to optimize on-site maintenance staffing and marketing spend across neighboring communities, supporting 93.38% same-store revenue contribution ($2,062,887,000).6
Cycle upside
In an expansionary upcycle, robust household formation and corporate relocations to Sunbelt metros accelerate absorption, while high financing costs suppress new construction starts. Apartment occupancy tightens toward 96%, concessions disappear, and same-store revenue growth accelerates above 3.0%, expanding operating margins and driving multiple expansion toward coastal peer levels.1
Kurum tavsiyesi
We rate Mid-America Apartment Communities Hold because the shares trade at a modest premium to Fair value of $111.99 while elevated Sunbelt apartment deliveries temporarily constrain rental rate growth and bottom-line earnings.1
Şirkete genel bakış
Mid-America Apartment Communities (MAA) is an equity real estate investment trust focused on acquiring, developing, redeveloping, and managing multifamily apartment communities across high-growth Sunbelt metropolitan markets. The company maintains an extensive presence across suburban submarkets, functioning as a local operating expert with diversified unit types and price points to serve a broad range of prospective residents.
MAA reports its operations in two primary business segments: Same Store and Non-Same Store and Other. The Same Store segment represents mature apartment communities that have been owned and stabilized (maintaining at least 90% average physical occupancy for 90 days) for at least 12 months as of the beginning of the calendar year. The Non-Same Store and Other segment includes recently acquired properties, new developments in lease-up, assets identified for disposition, and communities impacted by casualty losses.
To fund growth and maintain liquidity, MAA routinely recycles capital by disposing of communities that no longer match its long-term strategy, redeploying the proceeds into acquisitions, developments, and redevelopments without issuing dilutive equity or excessive debt. For example, during 2025, the company sold two multifamily communities totaling 576 units to redeploy capital into higher-yielding opportunities. Cybersecurity and operational risk oversight is led by the Board's Audit Committee and an experienced in-house technology leadership team.
§2 Olumsuz senaryoEN
A severe compound stress test combines persistent merchant-builder completions across secondary and primary Sunbelt markets, prolonged rental concessions, and elevated interest rates. If same-store revenue growth turns negative while operating expense inflation in insurance and property taxes continues, operating income drops below $550M, compressing margins from FY2025 levels of 28.04%. Concurrently, refinancing portions of MAA's $5,405,372,000 total debt at pre-tax debt costs above 6.39% would increase annual interest expense beyond the $185,257,000 incurred in FY2025. This double squeeze would reduce adjusted funds from operations (AFFO), stress free cash flow dividend coverage, and cause market exit multiples to contract toward trough levels of 22.0x, severely impairing equity value.
The bear scenario contemplates prolonged apartment deliveries across major Sunbelt submarkets, forcing extended rental discounts and concessions that depress same-store net operating income. Refinancing maturing debt at elevated interest rates further constrains cash flows. The probability and valuation target for this downside case are detailed exclusively in the dedicated bear-case section.
Bu tezin bozulabileceği yollar
Prolonged Sunbelt multifamily supply overhang triggers rent cuts and concession spikes, causing same-store revenue growth to turn negative over the next 12 months.
FY2026 revenue is projected at $2,228,516,230 (+0.88%) on same-store revenue of $2,062,887,000. If merchant-builder completions in Dallas, Atlanta, and Austin force widespread rent concessions, revenue growth drops below 0.0%, triggering the library shock mechanism for revenue growth reduction (-31.3% on EV/revenue).1,6
Negative same-store revenue growth would confirm that competitive apartment deliveries are overwhelming organic demand, forcing outright rent cuts.
Güncel:+0.88% projected for FY2026
Şu durumda uyar< 0.0% YoY
02
§3 Rekabet kalkanıEN
Narrow
Mid-America Apartment Communities possesses a narrow economic moat rooted in localized operational scale across high-growth Sunbelt metropolitan submarkets. By concentrating more than 100,000 apartment units across major employment hubs such as Dallas, Atlanta, Charlotte, and Tampa, MAA achieves meaningful economies of scale in property management, vendor procurement, centralized leasing technology, and regional maintenance staffing. These efficiencies supported an operating margin of 28.04% in FY2025 ($619,438,000 operating income on $2,209,126,000 revenue).
However, the moat is strictly bounded as narrow because residential real estate exhibits low barriers to entry for merchant developers when municipal zoning and financing permit. Tenants face virtually zero switching costs upon annual lease expiration, exposing the portfolio to localized pricing pressure whenever competing deliveries spike. While MAA's high concentration of same-store properties (generating 93.38% of total revenue) provides defensive stability, it cannot prevent cyclical rental concessions when regional supply temporarily outpaces demand.
From an economic profit perspective, MAA's reported GAAP ROIC of 4.71% sits below its computed moderate cost of capital of 8.16%. This discrepancy is largely an accounting artifact driven by $622,969,000 of non-cash real estate depreciation. Adjusted funds from operations (AFFO) of $817,711,400 after maintenance capex demonstrate that normalized cash generation remains robust, sustaining the narrow moat rating over a multi-year horizon.
Ekonomik kâr
Reported ROIC of 4.71% compares to a computed WACC of 7.63% and moderate cost of equity of 8.16%. In residential REITs, GAAP ROIC is structurally depressed by heavy non-cash real estate depreciation ($622,969,000 in FY2025). Underlying economic cash returns, measured by an AFFO yield of 5.8% on invested property assets, closely align with the cost of capital.2
5.5/ 10
Narrow
Sources of advantage
01Cost Advantage via Operating Scale — MAA operates over 100,000 apartment units across key Sunbelt markets, generating centralized operating efficiencies that maintain a 28.04% operating margin ($619,438,000 operating income on $2,209,126,000 revenue in FY2025).Moderate
02Efficient Scale in Suburban Submarkets — Asset clustering across high-growth Sunbelt suburban submarkets allows MAA to optimize on-site maintenance staffing and marketing spend across neighboring communities, supporting 93.38% same-store contribution ($2,062,887,000).
Kalkana yönelik bilinen tehditler
Tehdit
Şiddet
Zaman çizelgesi
Hafifletme
Elevated merchant-builder multifamily deliveries in Sunbelt submarkets
high
12-18 months
High resident retention rates, well-amenitized suburban assets, and interior unit redevelopment programs that offer high perceived value relative to expensive new merchant builds.
Persistent operating expense inflation in property taxes and casualty insurance
The highlighted cell is Fair value when every assumption sits at its base level ($111.99). Each row and column shows what Fair value becomes when one assumption moves.
Apartment supply deliveries across Sunbelt submarkets peak and begin to taper.
Same-store revenue growth stabilizes near modest positive levels before expanding.
Operating margins hold steady as centralized property management offsets municipal tax and insurance inflation.
Resident retention remains healthy across established suburban communities.
The base scenario projects that new apartment completions gradually peak, allowing same-store revenue growth to trough before accelerating into subsequent fiscal periods. Valuation converges to $111.99, representing an expected return of -3.7% with an assigned probability of 50.0%. This modal path assumes disciplined cost management and steady resident retention.
Corporate relocations and household formation in Sunbelt markets accelerate above historical averages.
New merchant-builder apartment inventory is fully absorbed without prolonged discounting.
Same-store net operating income growth re-accelerates significantly, expanding .
§7 Kazanç karar ağacıEN
Aştı
Upgrade the rating; Consider expanding portfolio allocation once quarterly same-store net operating income expansion is confirmed across major regional markets.
Tetikleyici: Same-store revenue growth and physical occupancy accelerating significantly above consensus expectations, accompanied by widespread elimination of lease concessions across Sunbelt metropolitan portfolios.
Evidence of accelerated inventory absorption would confirm that demographic migration is outpacing supply deliveries earlier than projected, driving valuation upside toward $131.09.
Beklenti içi
Maintain Hold; Maintain existing portfolio weighting while collecting dividend distributions and monitoring regional building permit trends.
Earnings quality is anchored by recurring cash collections from stabilized residential leases, with operating cash flows consistently exceeding net income due to substantial non-cash real estate depreciation. Working capital accruals are minimal given immediate tenant rental payments, though sustained property maintenance capital expenditures remain necessary to maintain unit competitiveness across suburban submarkets.
Tahminlerin yönü
Consensus estimates for revenue and diluted earnings per share have remained flat following recent quarterly disclosures, as analysts incorporate persistent supply absorption headwinds alongside steady resident retention.
MAA generated $1,078,175,000 in operating cash flow in FY2025. Deducting total capital expenditures of $360,238,000 yielded free cash flow of $717,937,000. Non-cash real estate depreciation was $622,969,000, supporting funds from operations (FFO) of $1,069,878,000 ($9.19 per share). After deducting maintenance capex of $252,166,600 (70% of total capex), adjusted funds from operations (AFFO) stood at $817,711,400 ($7.03 per share), providing full economic coverage of the regular dividend.4
Sermaye tahsisi
MAA's capital allocation is disciplined and focused on dividend sustainability. In FY2025, the company paid $709,024,000 in dividends, absorbing 98.8% of its $717,937,000 in free cash flow. Discretionary share repurchases were modest at $27,235,000. Debt financing is managed conservatively, with total debt of $5,405,372,000 representing a debt weight of 29.17%. Growth capital is funded primarily through asset recycling—disposing of mature properties (such as two communities totaling 576 units in 2025) to fund redevelopment without equity .
Operating return on invested capital reflects standard residential real estate economics where reported GAAP ROIC (4.71%) is artificially depressed by large non-cash depreciation charges ($622,969,000 in FY2025). Property-level cash returns, reflected in an AFFO yield of 5.8%, remain stable and sustainable.
Reported GAAP ROIC of 4.71% sits below the computed WACC of 7.63%, but cash returns on tangible capital closely match capital costs once accounting depreciation distortions are adjusted.
Same-store portfolio dominates total cash generation
Same-store revenue reached $2,062,887,000 in FY2025 out of total consolidated revenue of $2,209,126,000 (93.38%).
Consolidated cash flow is highly insulated from development risks, anchoring dividend distributions in mature, stabilized assets.
Consensus estimates project top-line growth slowing to 0.88% in FY2026 ($2,228,516,230) before recovering to 2.45% in FY2027 ($2,283,137,550). is projected to contract 15.95% from $3.74 in FY2026 to $3.14 in FY2027.
Son gelir$2,2 MrGelir CAGR +%7,8
Faaliyet marjı%28,010 mali dönem
Son serbest nakit akışı$717,9 MnFY2025
Net borç$5,3 MrFY2025
Gelir tablosu dökümüİşletme ölçeğinin raporlanan kâra nasıl dönüştüğü.
StockMarketAgent.AI
Gelir$2,2 MrSatışların maliyeti−$1,5 MrBrüt kâr$703,1 MnFaaliyet giderleri−$83,6 MnFaaliyet kârı$619,4 MnFaaliyet dışı kalemler ve vergiler−$172,5 MnNet kâr$446,9 Mn
Finansal geçmiş verileri
Gelir
$2.209.126.000
Satışların maliyeti
$1.506.057.000
Brüt kâr
$703.069.000
Faaliyet giderleri
$83.631.000
Faaliyet kârı
$619.438.000
Faaliyet dışı kalemler ve vergiler
-$172.529.000
Net kâr
$446.909.000
Bilanço özetiRaporlanan varlıkların seçili dönemde nasıl tutulduğu ve finanse edildiği.
Mid-America Apartment Communities Inc. (MAA) trades at 33.6x forward earnings against a peer median of 42.0x. Its EV/EBITDA of 15.6x compares with a peer median of 18.2x. The comparison uses 4 peers: Essex Property Trust Inc., Equity Residential, AvalonBay Communities Inc. and UDR Inc., as of 2026-10-12.
§10 Sektör ve döngüEN
Döngü aşaması
Contraction
Multifamily real estate industry capital intensity benchmarks show industry capex to depreciation of 0.17 and capex to revenue of -0.127. For MAA, total FY2025 capex was $360,238,000 against $2,209,126,000 in revenue. Higher construction debt rates have curtailed new starts across merchant builders, signaling the peak of new deliveries.4,5
Yükseliş döngüsü
In an expansionary upcycle, robust household formation and corporate relocations to Sunbelt metros accelerate absorption, while high financing costs suppress new construction starts. Apartment occupancy tightens toward 96%, concessions disappear, and same-store revenue growth accelerates above 3.0%, expanding operating margins and driving multiple expansion toward coastal peer levels.
Düşüş döngüsü
In a prolonged downcycle, merchant-builder apartment deliveries remain elevated across Dallas, Atlanta, and Austin, forcing extended rental concessions, driving same-store revenue growth below zero, and compressing operating margins. Elevated interest rates raise refinancing expenses on $5,405,372,000 of debt, squeezing funds from operations.
Uzun vadeli eğilimler
Eğilim
Etki
Not
Sunbelt population and corporate in-migration
positive
Ongoing migration of households and corporate employers from higher-tax northern and western states to Sunbelt markets creates sustained long-term multifamily demand.
Single-family housing affordability constraints
positive
Elevated mortgage interest rates and high single-family housing prices keep prospective home buyers in rental housing longer, raising resident retention and occupancy duration across suburban communities.
Konumlandırma
MAA is strategically positioned in high-growth suburban Sunbelt submarkets where population inflows remain positive. Compared to coastal peers AVB (30.63% operating margin) and ESS (33.98% operating margin), MAA generated a 28.04% operating margin in FY2025. While near-term supply deliveries create regional pricing friction, MAA's conservative debt weight of 29.17% and staggered maturity schedule provide superior balance sheet durability relative to highly leveraged private developers.2,3,4
§11 Pozisyon yönetimiEN
Pozisyon büyüklüğü
2-4%
A moderate position allocation of 2-4% is appropriate for income-oriented investors seeking defensive Sunbelt multifamily exposure. While the 93.38% same-store base and low debt weight of 29.17% provide high safety, near-term supply deliveries cap near-term capital appreciation.
Risk
Risk management centers on monitoring multifamily building permits and delivery schedules across Dallas, Atlanta, and Austin. Tenant renewal rates and lease concession packages must be reviewed quarterly to verify that physical occupancy remains above 94.0%. Refinancing risks on $5,405,372,000 of debt are mitigated by staggered debt maturities and investment-grade liquidity.
Giriş dilimleri
Seviye
Eylem
Neden
$105.00 - $110.00
Selective accumulation for income-focused accounts
Represents deep discount pricing that embeds severe recessionary concessions and elevated refinancing burdens, offering a substantial margin of safety.
The reliable dividend supported by $1,078.2M of operating cash flow provides steady current income, but near-term capital appreciation is capped by supply deliveries.
Institutional / Total Return Investor
Hold
Trading at a 3.8% premium to Fair value ($111.99) with consensus diluted EPS expected to decline in FY2027, the risk-reward profile is balanced, warranting patience.
Contrarian / Value Investor
Avoid
Avoid allocating new capital at the report date until supply overhang drives market price to a wider discount below $105.00.
§14 Nihai tavsiyeEN
Eylem
Tut
Mid-America Apartment Communities (MAA) is rated Hold with shares trading at $116.30 as of October 12, 2026, representing a modest 3.8% premium to our compositeFair value of $111.99. While MAA boasts an exceptional 93.38% same-store revenue base and conservative balance sheet leverage of 29.17%, near-term apartment deliveries across the Sunbelt will keep revenue growth subdued at 0.88% in FY2026.
Investors should hold existing allocations to harvest a well-supported dividend yield while awaiting supply absorption in Dallas, Atlanta, and Austin before allocating fresh capital.
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Sources
The records this analysis drew on, as they stood when it was run.
Not every cited input appears here: internal calculations and intermediate model outputs have no external record, and some citations could not be matched to one.
Revenue and EPS growth 5 points lower for five years
Trigger
Within 12 months
Sustained higher-for-longer interest rate environment elevates REIT cost of capital and refinancing costs on $5.4B debt, raising discount rate by 200 bps.
Computed moderate cost of equity is currently 8.16%, and total debt is $5,405,372,000 with pre-tax cost of debt at 6.39%. A 200 bps increase in discount rates across equity and debt would move cost of equity above 10.16%, directly reducing DDM fair value by 26.2% and discounted earnings by 26.4%.2,4
FV impact
-8.8%
Cost of capital 2 points higher
Trigger
Within 18 months
Market reassesses Sunbelt residential terminal exit multiple down to historical trough levels due to commoditized apartment stock and perpetual maintenance capital requirements.
The terminal P/E multiple contracts by 20% to below 22.4x from 28.0x, aligning with historical cyclical trough valuations. In an environment where apartment assets face high perpetual maintenance capex of approximately 70% of total capex, forward earnings fair value declines by 20.0% to $52.14 and EV/revenue valuation falls 28.3%.4
A widening operating margin deficit against coastal peers would indicate structural cost inefficiency rather than temporary regional supply concessions.
Annual interest expense exceeding $225M would signal severe refinancing friction on $5.4B debt, compressing funds from operations and dividend coverage.
The bull scenario envisions rapid demographic absorption of multifamily units in premier Sunbelt employment centers, enabling property managers to eliminate lease concessions and expand effective rental rates. This pathway yields a valuation target of $131.09, offering an implied return of 12.7% at a probability of 25.0%. Accelerating net operating income growth would drive multiple expansion toward coastal peer levels.
Neden önemli
High occupancy preserves base rental revenue and operating leverage, while declining occupancy forces landlords to increase lease incentives.
Internal cash generation leaves minimal excess liquidity for discretionary expansion, making disciplined capital recycling through property sales essential.
Marj
MAA
Mid-America Apartment Communities Inc.
$13.9B
33.6x
6.3x
15.6x
7.0%
—
ESS
Essex Property Trust Inc.
$18.6B
42.9x
9.4x
19.8x
7.7%
34.0%
EQR
Equity Residential
$24.6B
41.1x
7.9x
17.3x
8.0%
27.9%
AVB
AvalonBay Communities Inc.
$26.3B
36.8x
8.5x
19.1x
8.5%
30.6%
UDR
UDR Inc.
$12.6B
60.7x
7.1x
17.2x
13.7%
20.2%
Peak merchant-builder multifamily deliveries
negative
A large pipeline of apartment deliveries financed during the low-rate era creates localized supply overhangs and concession pressures across key Sunbelt submarkets through FY2026.
Re-underwrite terminal exit multiples and lower house fair value estimates.
Multifamily net absorption units in Sunbelt metros
< 5,000 units in FY2027
Extend the concessionary recovery phase in house valuation models and defer fresh capital deployment.
