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Mid-America Apartment CommunitiesNYSEReal EstateReit - ResidentialSnapshot 2026-06-12
Intact
$138.93+0.60%
Close 2026-06-12 · 1-day change
Recent financial performance is holding in the top half of its industry — the reason to own it looks intact.
The bottom line
Recent financial performance is neutral, and earnings quality is also neutral. Management's recent track record has been steady, while risk is low. The sector backdrop is a headwind, and compared with sector peers, MAA is typical. Peer multiples imply a price about 27% below where it trades (it looks expensive on this basis); the read is fair. If MAA cuts guidance on the next call, that could have a meaningful negative impact. This read is provisional.
as of 2026-06-12
Quick facts
- Exchange
- NYSE
- Sector
- Real Estate
- Industry
- Reit - Residential
- Market cap
- $16.58B
- Employees
- —
- IPO date
- 1996-05-14
- Next earnings
- 2026-07-29
Price
Daily closes. Earnings/event dots are placed inline.
Adjusted daily closes (split & dividend). Scroll over the chart to zoom; click a range to reset.
EarningsMaterial event
What's priced in
(what the market already expects)What it's worth (estimated)
A consensus fair price across 7 valuation methods, at three horizons. Current price $138.93. Estimates are diagnostics, not price targets. Short-horizon estimates are close to coin-flips, so confidence is a method-agreement read, not a prediction.
12-month· primaryfull
$110.48consensus
Range $63.94 – $133.09
vs price: +26% above
Method agreement — · 7 methods
No-growth: today's peer multiple on trailing earnings. The headline read.
3-yearfull
$107.82consensus
Range $81.16 – $156.38
vs price: +29% above
Method agreement — · 6 methods
Embeds projected growth. Leans optimistic by design. Upside context.
5-yearfull
How much to trust our fair value
We take the 12-month fair value above and grade our own number — how the market prices this name versus what we'd justify, and where the two diverge.
Durable premiumlow confidence
At $139 the market pays 42× p/e — above the 18× p/e peer median but in line with its own 35× history. That premium reflects a durable franchise our peer-anchored $111 fair value understates; treat the 'expensive vs peers' read with low confidence. Analysts: $120–$152. Not investment advice.
Multiple (P/E)
42.5x
peer 17.9x · own history 34.8x
Premium
2.4x peer
1.2x its own history
Growth the price needs
25%
our forecast 8%
Our fair value
$110.81
range $67.58 – $134.38
Analyst range(a guide on our number, not a target)Our number is below the analyst range
How this stock is priced
One valuation read at a 12-month horizon, plus how price compares to peers and the company's own history.
Long-term · 1–3 yr
fullfair12-month view
What's priced inStretched
The market is pricing in roughly 25% near-term growth, ahead of our forecast of about 8%. This describes what's priced in, not a forecast of the move.
Low fragilityrisk posture, not a price call
Only a turbulent sector regime (Heating) — not the full expensive x weak x turbulent stack.
Historical context
For similar setups historically (n=20,154): about 33% saw a 20%+ drawdown, and roughly 76% of those did not recover within the year. These are historical base rates for the cohort, not a forecast of this stock.
How strong is the business
(quality & execution)Factor signals
Each factor is a parallel diagnostic with a clear read of what it shows and how names like it have historically fared. Never aggregated into a single score.
Recent financial performance
neutralOperating income rose in 1 of the last 3 quarter-over-quarter moves. Historically, Real Estate names rated neutral grew net income 53% of the time over the next year (vs 57% for the rest of the cohort, n=1968).
67th pctl · Real Estate
Earnings quality
neutralOver the trailing year it converted 2.65x of net income into operating cash flow. Historically, Real Estate names rated neutral grew net income 61% of the time over the next year (vs 47% for the rest of the cohort, n=1866).
70th pctl · Real Estate
Macro sensitivity
Most sensitive to the broad stock market and real (inflation-adjusted) rates.
- the broad stock market: This stock moves with the broad market (high beta).
- real (inflation-adjusted) rates: This stock behaves like a long-duration asset — tends to fall when real rates rise.
Not enough signal to read sensitivity to the US dollar, long-term interest rates, Fed net liquidity.
Management & capital allocation
Earnings setup & market context
The next print and the backdrop around it (sector regime and the AI cycle). Context for the path, not a forecast of returns.
Earnings setup · pre-print positioning
forward-looking
Strongly bearishEPS revised -5.1% / 30d, n=5for period ending 2026-06-30
Why this setup
Consensus revisions
EPS estimate $0.82 → $0.78 (-5.1% / 30d). 0 raised, 3 cut, 5 covering analysts.
Rating actions
0 upgrades, 1 downgrade / 30d, 3 maintained. 40% of analysts rate Buy.
Price target activity
4 PT revisions / 30d. Avg target 6.6% above current price.
Sector context
Intermediate · WeeklySector phase: real estate is in maturing, with decelerating (~1.2 years in phase).
Sector regime (90d momentum): headwind.Management scorecard
How management runs the business: capital, margins, balance sheet, and how reliably they guide and deliver.
Long-term · 1–3 yr
Overall: neutral
- Capital allocation
- neutral
- Earnings discipline
- strong
- Margin discipline
- neutral
- Balance sheet
- weak
- Post-call reaction
- neutral
Met or beat guidance 0% of the last 1 guided quarters · -60.7% avg surprise
as of 2026-06-12
How bumpy is the path
(risk while you hold it)Risk: how this stock moves
What a normal day, a bad day, and the worst of the last year would mean for a $10,000 position.
Intermediate · WeeklyLong-term · 1–3 yr
On a typical day, $10k can swing ±$61.
How much price usually moves either way.
On a bad day, this stock has moved -$186.
A rough but not unusual down day (about the 95th percentile).
In the worst 12 months, $10k could have lost $1,950.
Deepest peak-to-trough drop in the last year.
lowas of 2026-06-12
Past results, not a forecast. Not investment advice.
What would change the read
(catalysts & re-read triggers)What changed
The most important moves since the prior daily snapshot.
Short-term · Daily
- No material changes since the prior snapshot.
No material changes since the prior snapshot.
as of 2026-06-12
What to watch next
Specific, dated things to watch for, each with what would confirm it and what would prove it wrong.
Intermediate · Weekly
- Either wayHigh confidenceWeeksactive 18d
Watch for earnings date on July 29, 2026
Why it matters: Earnings results will show financial health and future plans.
What confirms / what disproves
Confirms one read:Earnings report shows a big win compared to what analysts expected.
Confirms the other:Earnings report falls short of what analysts expected.
Sector context
News catalysts
Recent news graded against this company's own objectives — whether it reinforces or challenges the thesis, and how confirmed it is.
No graded news catalysts for MAA yet.
This sector is also watching
- Watch for impact of upcoming economic reports on Real Estate
- Watch for revenue growth across major REITs to re-accelerate
What could change this view
Conditional scenarios: if X happens, the view would shift in this direction. These are not predictions.
Intermediate · Weekly
Upside triggers
- If the Fed starts cutting rates from the current 3.62%, that would be a tailwind for MAA and other Real Estate names, since rate-sensitive parts of the market tend to rally when the Fed eases.
- If sector bellwethers like AVB, EQR, and ESS keep beating earnings and guiding higher, the Real Estate sector momentum should keep lifting MAA and other Real Estate names. Worth watching these names for early signals.
- If MAA raises forward guidance on the next earnings call (currently NEW as of 2026-06-01), that's a momentum boost. Street estimates typically follow guidance up and the stock tends to re-rate higher.
Downside triggers
- If MAA cuts guidance on the next call (currently NEW as of 2026-06-01), that's a meaningful negative. The Street tends to walk down estimates and the stock usually takes a leg lower.
- If sector bellwethers like AVB, EQR, and ESS start missing or guiding lower, the Real Estate tailwind helping MAA and other Real Estate names could fade. Watch these names for early warning.
Recent events
(material 8-K / filing activity)Material updates
Recent SEC 8-K filings ranked by likely impact, confidence, and recency.
- 2026-04-291mo agoItem 2.02
Results of Operati ons and Financial Condition. On April 29, 2026, Mid-America Apartment Communities, Inc. (“MAA”) issued a press release announcing its consolidated results of operations and financial condition as of March 31, 2026 and for the three months then ended (the “Press Release”). Copies of the Press Release and supplemental data schedules are furnished as Exhibit 99.1 and Exhibit 99.2, respectively, to this Current Report. The information in this Current Report under this Item 2.02…
Earnings preannouncementpositive
Score history
Whether the overall read has been drifting up or down lately, and how it's changed since last week.
-6.7 vs last weeklatest as of 2026-06-13
Not investment advice. Scores describe historical and current data; they are not forecasts of future returns. Consult a licensed advisor before making investment decisions.