• Core FFO per Share: $0.46, representing 6.6% growth year-over-year.
• Net Income: $110 million or $0.30 per diluted share.
• Adjusted FFO per Share: $0.42, representing 5.4% growth year-over-year.
• Same-Home Core Revenue Growth: 4.3% for the quarter.
• Same-Home Core NOI Growth: 4.4% for the quarter.
• Same-Home Average Occupied Days: 95.9% for the quarter.
• New Lease Spread: 1.4% for the quarter.
• Renewal Lease Spread: 4.5% for the quarter.
• Blended Lease Spread: 3.6% for the quarter.
• Homes Delivered: 545 homes to wholly owned and joint venture portfolios.
• Net Debt to Adjusted EBITDA: 5.3 times.
• Cash Available: Approximately $70 million on the balance sheet.
• Credit Facility Balance: $410 million drawn on revolving credit facility.
• Disposition Program: Sold 416 properties generating approximately $135 million of net proceeds.

• Warning! GuruFocus has detected 9 Warning Signs with AMH.

Release Date: May 02, 2025

For the complete transcript of the earnings call, please refer to the full earnings call transcript.

Positive Points

• American Homes 4 Rent (NYSE:AMH) reported a strong start to 2025 with a core FFO per share of $0.46, representing a 6.6% growth over the same period last year.
• The company achieved a same-home average occupied days rate of 95.9% and delivered new renewal and blended rental rate spreads of 1.4%, 4.5%, and 3.6%, respectively.
• AMH's focus on resident experience is reflected in a high national Google score of 4.7 out of 5 stars.
• The company was recognized as the 37th largest homebuilder in the country by Builder Magazine, up from 39th last year.
• S&P Global revised AMH's credit rating to a positive outlook, highlighting the company's commitment to prudent balance sheet management.

Negative Points

• The company faces potential impacts from tariffs, which could affect development costs, although they are not expected to materially impact full-year deliveries in 2025.
• There is increased competition from public builders in North Florida and Texas, which could pose a headwind on demand and competition.
• AMH's bad debt was up about 18% in the quarter, running close to 1%, which is higher compared to some peers.
• The company is experiencing higher turnover due to its lease expiration management initiative, although retention remains consistent.
• Economic uncertainty and potential macroeconomic headwinds could impact the company's performance, although guidance remains unchanged for 2025.

Q & A Highlights

Q: Can you provide more details on the strength in your Midwest markets and your plans for expansion there? A: Lincoln Palmer, Executive Vice President of Property Operations, noted that the Midwest markets are performing well due to quality of life and affordability, with new lease spreads reaching almost 9% in April. Bryan Smith, CEO, added that they are excited about expanding in Columbus and Indianapolis, indicating a strategic focus on these areas for future growth.

Q: How are you addressing the increased competition from public builders in North Florida and Texas? A: Bryan Smith, CEO, acknowledged the impact of additional supply in Texas and Florida but believes it is temporary. He noted that despite the competition, activity in these markets remains strong, and they expect improvements in occupancy as the build-to-rent supply stabilizes.

Q: Are there any changes in your leasing strategy given the current economic uncertainty? A: Bryan Smith, CEO, mentioned that they have implemented revenue optimization initiatives, such as lease expiration management, to align expirations with peak demand periods. Despite economic uncertainties, demand remains strong, and no immediate changes to the leasing strategy are planned.

Q: What is the impact of tariffs on your development costs, and how are you managing it? A: Bryan Smith, CEO, estimated that tariffs could increase development costs by 2% to 3%, primarily affecting materials. However, the impact is expected to be minimal for 2025 as most pricing is already locked in. They are monitoring the situation closely for future developments.

Q: How does the demographic profile of residents in your build-to-rent (BTR) homes compare to those in scattered site homes? A: Bryan Smith, CEO, stated that the demographic profile is consistent across both BTR and scattered site homes. While BTR homes may have slightly higher rents, the income ratios remain strong, and there is no significant difference in age or household makeup.

For the complete transcript of the earnings call, please refer to the full earnings call transcript.