Equity Residential Reports Fourth Quarter 2024 Results

Provides 2025 Guidance

Equity Residential (NYSE: EQR) today reported results for the quarter and year ended December 31, 2024 and has posted a Q4 2024 Management Presentation to its website as referenced below.

Fourth Quarter 2024 Results

All per share results are reported as available to common shares/units on a diluted basis.

Quarter Ended December 31,

2024

2023

$ Change

% Change

Earnings Per Share (EPS)

1.10

0.82

0.28

34.1

Funds from Operations (FFO) per share

0.97

1.00

(0.03

)

(3.0

Normalized FFO (NFFO) per share

1.00

0.0

Year Ended December 31,

2024

2023

$ Change

% Change

Earnings Per Share (EPS)

2.72

2.20

0.52

23.6

Funds from Operations (FFO) per share

3.76

3.75

0.01

0.3

Normalized FFO (NFFO) per share

3.89

3.78

0.11

2.9

Recent Highlights

For the full year of 2024 compared to the full year of 2023, same store revenues increased 3.0%, same store expenses increased 2.9% and same store Net Operating Income (NOI) increased 3.1%.
The Company has provided guidance for the full year of 2025 with same store revenue growth expected to be between 2.25% and 3.25%.
During the fourth quarter of 2024, the Company acquired three properties, consisting of 795 apartment units, for an aggregate acquisition price of approximately $274.3 million at a weighted average Acquisition Cap Rate of 5.2%. These assets are located in the Company’s Expansion Markets of Atlanta and Denver. Also during the quarter, the company sold seven properties, consisting of 1,629 apartment units, for an aggregate sale price of approximately $610.1 million at a weighted average Disposition Yield of 5.2%.
The Company's Board of Trustees has voted to increase the Company's 2025 annual common share dividend by 2.6% to $2.77 per share reflecting confidence in the prospects of the business going forward. All dividend payments remain subject to declaration by the Board of Trustees in its sole discretion.
The Company was recognized for its commitment to sustainability with its inclusion in both the Dow Jones Sustainability World and North American Indices. The Company is the first residential REIT to receive this distinction. The Company was also recently honored with Nareit’s Residential Sector Leader in the Light award, further demonstrating its leadership in this area.

“Our 2024 operating results were solid and generally consistent with our expectations. We expect a steady improvement in our same store revenue results as we go through 2025 driven by higher lease rate growth, continued elevated occupancy levels and significant contributions from other income in 2025. Our view is underpinned by an assumption that the economy remains steady and is supported by continuing subdued levels of supply in our mostly coastal footprint, an expectation of positive employment conditions for our higher earning renter demographic and continued value creation by our industry leading operations platform. With new apartment supply in 2026 at decade lows in our coastal markets and declining significantly in our Expansion Markets of Atlanta, Dallas and Denver, the longer term set up for our business is outstanding,” said Mark J. Parrell, Equity Residential’s President and CEO.

Full Year 2025 Guidance

The Company has provided guidance for its full year 2025 same store operating performance, EPS, FFO per share, Normalized FFO per share and transactions as listed below:

Same Store (includes Residential and Non-Residential):

Physical Occupancy

96.2%

Revenue change

2.25% to 3.25%

Expense change

3.5% to 4.5%

NOI change

1.4% to 3.0%

EPS

$3.00 to $3.10

FFO per share

$3.87 to $3.97

Normalized FFO per share

$3.90 to $4.00

Transactions (1):

Consolidated rental acquisitions

$1.5B

Consolidated rental dispositions

$1.0B

Transaction Accretion (Dilution)

(25 basis points)

(1)

The Company expects to fund its acquisition activity with a combination of proceeds from dispositions and/or debt issuance.

The difference between the Company's full year 2024 actual EPS of $2.72 and the full year 2025 EPS guidance midpoint of $3.05 is due primarily to higher expected property sale gains, lower expected other expenses, lower expected non-operating asset gains and the items described below.

The difference between the Company's full year 2024 actual FFO of $3.76 per share and the full year 2025 FFO guidance midpoint of $3.92 per share is due primarily to lower expected other expenses, lower expected non-operating asset gains and the items described below.

The difference between the Company's full year 2024 actual Normalized FFO of $3.89 per share and the full year 2025 Normalized FFO guidance midpoint of $3.95 per share is due primarily to:

Expected Positive/(Negative) Impact

Full Year 2025 vs. Full Year 2024

Residential same store NOI

0.12

Non-Residential same store NOI

(0.01

)

Lease-Up NOI (1)

0.01

2025 and 2024 transaction activity impact on NOI, net (2)

0.05

Interest expense, net (3)

(0.08

)

Corporate overhead (4)

(0.02

)

Other items

(0.01

)

Net

0.06

(1)

Lease-Up NOI reflects the contribution from consolidated lease-up properties only. The Company does not expect a contribution to growth in 2025 from recently completed unconsolidated joint venture development projects given the current lease-up velocity and cessation of capitalized interest on construction loans. See the income (loss) from investments in unconsolidated entities line item on page 28 for 2025 guidance on this matter.

(2)

Transaction activity impact on NOI, net represents acquisition NOI net of disposition NOI.

(3)

Interest expense, net is driven by higher rates on refinancing and higher balances due to 2024 and 2025 net investment activity.

(4)

Corporate overhead includes property management and general and administrative expenses.

The Company has a glossary of defined terms and related reconciliations of Non-GAAP financial measures on pages 29 through 34 of this release. Reconciliations and definitions of FFO and Normalized FFO are provided on pages 7, 31 and 32 of this release.

Results Per Share

The changes in EPS for the quarter and year ended December 31, 2024 compared to the same periods of 2023 are due primarily to higher property sale gains, higher depreciation expense, the various adjustment items listed on page 27 of this release and the items described below.

The per share changes in FFO for the quarter and year ended December 31, 2024 compared to the same periods of 2023 are due primarily to the various adjustment items listed on page 27 of this release and the items described below.

The per share changes in Normalized FFO are due primarily to:

Positive/(Negative) Impact

Fourth Quarter 2024 vs. Fourth Quarter 2023

Full Year 2024 vs. Full Year 2023

Residential same store NOI

0.02

0.14

Non-Residential same store NOI

0.01

Lease-Up NOI

0.01

2024 and 2023 transaction activity impact on NOI, net

0.04

0.02

Interest expense, net

(0.03

)

(0.04

)

Corporate overhead

(0.01

)

(0.04

)

Other items

(0.02

)

0.01

Net

0.11

Same Store Results

The following table shows the total same store results for the periods presented (includes Residential and Non-Residential).

Fourth Quarter 2024 vs. Fourth Quarter 2023

Fourth Quarter 2024 vs. Third Quarter 2024

Full Year 2024 vs. Full Year 2023

Apartment Units

75,876

77,016

75,299

Physical Occupancy

96.1% vs. 95.8%

96.1% vs. 96.1%

96.2% vs. 95.9%

Revenues

2.4%

0.4%

3.0%

Expenses

4.3%

(2.0%)

2.9%

NOI

1.6%

1.5%

3.1%

The following table reflects the detail of the change in Same Store Residential Revenues, which is presented on a GAAP basis showing Leasing Concessions on a straight-line basis.

Fourth Quarter 2024 vs. Fourth Quarter 2023

Fourth Quarter 2024 vs. Third Quarter 2024

Full Year 2024 vs. Full Year 2023

% Change

Same Store Residential Revenues-

comparable period

Lease rates

1.8

0.1

2.3

Leasing Concessions

0.0

(0.2

Vacancy gain (loss)

0.3

0.2

0.4

Bad Debt, Net (1)

0.2

0.0

0.2

Other (2)

0.2

0.1

0.3

Same Store Residential Revenues-

current period

2.5

0.4

3.0

(1)

Change in rental income due to bad debt write-offs and reserves, net of amounts (including governmental rental assistance payments) collected on previously written-off or reserved accounts. The full year 2024 vs. full year 2023 improvement in Bad Debt, Net was less than assumed in the midpoint of our same store revenue guidance range. See page 13 for more detail.

(2)

Includes ancillary income, utility recoveries, early lease termination income, miscellaneous income and other items.

See page 12 for detail and reconciliations of Same Store Residential Revenues on a GAAP basis to Same Store Residential Revenues with Leasing Concessions on a cash basis.

Residential Same Store Operating Statistics

The following table includes select operating metrics for Residential Same Store Properties (for 75,299 same store apartment units):

Q4 2024

Q3 2024

Q4 2023

Physical Occupancy

96.1%

95.8%

Percentage of Residents Renewing by quarter

61.3%

56.7%

59.0%

New Lease Change

(4.3%)

(1.2%)

(4.6%)

Renewal Rate Achieved

5.0%

4.6%

5.1%

Blended Rate (1)

1.0%

2.0%

0.7%

(1)

Blended Rates for Established Markets were 1.4%, 2.4% and 0.9% for Q4 2024, Q3 2024 and Q4 2023, respectively. See page 17.

In the fourth quarter of 2024, Physical Occupancy and Blended Rate met our expectations and were consistent with seasonal patterns. For the first quarter of 2025, Blended Rate is expected to be between 1.4% and 2.2%.

Investment Activity

During the fourth quarter of 2024, the Company acquired three properties consisting of 795 apartment units, located in the Company’s Expansion Markets of Atlanta and Denver, for an aggregate acquisition price of approximately $274.3 million at a weighted average Acquisition Cap Rate of 5.2%. The acquired properties are one year old on average. During the fourth quarter of 2024, the Company sold seven properties, located in the Washington, D.C., Seattle, San Francisco and San Diego markets, consisting of 1,629 apartment units, for an aggregate sale price of approximately $610.1 million at a weighted average Disposition Yield of 5.2%. The properties sold during the fourth quarter of 2024 have an average age of 29 years.

During the full year of 2024, the Company acquired 18 properties, consisting of 5,373 apartment units, for an aggregate purchase price of approximately $1.6 billion at a weighted average Acquisition Cap Rate of 5.1%. The acquired properties are five years old on average. Also during the full year of 2024, the Company sold 13 properties consisting of 2,598 apartment units, for an aggregate sale price of approximately $975.6 million at a weighted average Disposition Yield of 5.4%. The properties sold during 2024 have an average age of 35 years.

During 2024, the Company completed four joint venture development projects in its Expansion Markets of Dallas/Ft. Worth and Denver, consisting of 1,262 apartment units, for a total cost of approximately $338.0 million. See the income (loss) from investments in unconsolidated entities line item on page 28 for the Company's 2025 guidance assumption for these and other unconsolidated assets. The Company also commenced construction in 2024 on three joint venture development projects in suburban Boston (two projects) and Seattle, consisting of 1,079 apartment units, for a total anticipated cost of approximately $539.4 million.

“We are particularly pleased with our progress in 2024 in adding almost $2 billion of newer, high quality assets to our Atlanta, Dallas and Denver Expansion Market portfolios, which we funded with a combination of older asset sales and opportunistically sourced long term debt. While operating conditions in these markets continue to be challenging given historically high new supply levels, we remain enthusiastic about the balance these markets will create in our portfolio from the strong rental growth we expect to see in future years once this supply is absorbed,” said Mr. Parrell.

First Quarter 2025 Guidance

The Company has established guidance ranges for the first quarter of 2025 EPS, FFO per share and Normalized FFO per share as listed below:

Q1 2025 Guidance

EPS

$0.63 to $0.67

FFO per share

$0.89 to $0.93

Normalized FFO per share

$0.90 to $0.94

The difference between the fourth quarter of 2024 actual EPS of $1.10 and the first quarter of 2025 EPS guidance midpoint of $0.65 is due primarily to lower expected property sale gains and the items described below.

The difference between the fourth quarter of 2024 actual FFO of $0.97 per share and the first quarter of 2025 FFO guidance midpoint of $0.91 per share is due primarily to the items described below.

The difference between the fourth quarter of 2024 actual Normalized FFO of $1.00 per share and the first quarter of 2025 Normalized FFO guidance midpoint of $0.92 per share is due primarily to:

Expected Positive/(Negative) Impact

First Quarter 2025 vs. Fourth Quarter 2024

Residential same store NOI

(0.03

)

2025 and 2024 transaction activity impact on NOI, net

(0.02

)

Interest expense, net

0.01

Corporate overhead

(0.03

)

Other items

(0.01

)

Net

(0.08

)

About Equity Residential

Equity Residential is committed to creating communities where people thrive. The Company, a member of the S&P 500, is focused on the acquisition, development and management of residential properties located in and around dynamic cities that attract affluent long-term renters. Equity Residential owns or has investments in 311 properties consisting of 84,249 apartment units, with an established presence in Boston, New York, Washington, D.C., Seattle, San Francisco and Southern California, and an expanding presence in Denver, Atlanta, Dallas/Ft. Worth and Austin. For more information on Equity Residential, please visit our website at www.equityapartments.com.

Forward-Looking Statements

In addition to historical information, this press release contains forward-looking statements and information within the meaning of the federal securities laws. These statements are based on current expectations, estimates, projections and assumptions made by management. While Equity Residential’s management believes the assumptions underlying its forward-looking statements are reasonable, such information is inherently subject to uncertainties and may involve certain risks, including, without limitation, changes in general market conditions, including the rate of job growth and cost of labor and construction material, the level of new multifamily construction and development, government regulations and competition. These and other risks and uncertainties are described under the heading “Risk Factors” in our Annual Report on Form 10-K and subsequent periodic reports filed with the Securities and Exchange Commission (SEC) and available on our website, www.equityapartments.com. Many of these uncertainties and risks are difficult to predict and beyond management’s control. Forward-looking statements are not guarantees of future performance, results or events. Equity Residential assumes no obligation to update or supplement forward-looking statements that become untrue because of subsequent events.

A live web cast of the Company’s conference call discussing these results will take place tomorrow, Tuesday, February 4, 2025 at 10:00 a.m. CT. In connection with the conference call, the Company is also providing a Management Presentation on its website. Please visit the Investor section of the Company’s website at www.equityapartments.com for the webcast link.

Equity Residential

Consolidated Statements of Operations

(Amounts in thousands except per share data)

(Unaudited)

Year Ended December 31,

Quarter Ended December 31,

2024

2023

2024

2023

REVENUES

Rental income

2,980,108

2,873,964

766,779

727,500

EXPENSES

Property and maintenance

529,737

514,575

133,388

123,138

Real estate taxes and insurance

432,089

412,114

111,637

99,507

Property management

132,739

119,804

32,358

29,490

General and administrative

61,653

60,716

12,751

11,581

Depreciation

952,191

888,709

264,150

226,788

Total expenses

2,108,409

1,995,918

554,284

490,504

Net gain (loss) on sales of real estate properties

546,797

282,539

318,968

155,505

Interest and other income

30,329

22,345

3,828

11,049

Other expenses

(74,051

)

(29,419

)

(14,957

)

(8,902

)

Interest:

Expense incurred, net

(285,735

)

(269,556

)

(79,973

)

(68,674

)

Amortization of deferred financing costs

(7,834

)

(8,941

)

(2,050

)

(1,918

)

Income before income and other taxes, income (loss) from

investments in unconsolidated entities and net gain (loss)

on sales of land parcels

1,081,205

875,014

438,311

324,056

Income and other tax (expense) benefit

(1,256

)

(1,148

)

(331

)

(256

)

Income (loss) from investments in unconsolidated entities

(8,974

)

(5,378

)

(4,109

)

(1,531

)

Net income

1,070,975

868,488

433,871

322,269

Net (income) loss attributable to Noncontrolling Interests:

Operating Partnership

(28,932

)

(26,710

)

(11,642

)

(9,536

)

Partially Owned Properties

(6,212

)

(6,340

)

(3,114

)

(1,041

)

Net income attributable to controlling interests

1,035,831

835,438

419,115

311,692

Preferred distributions

(1,613

)

(3,090

)

(355

)

(772

)

Premium on redemption of Preferred Shares

(1,444

)

—

Net income available to Common Shares

1,032,774

832,348

418,760

310,920

Earnings per share – basic:

Net income available to Common Shares

2.73

2.20

1.10

0.82

Weighted average Common Shares outstanding

378,795

378,773

379,023

379,247

Earnings per share – diluted:

Net income available to Common Shares

2.72

2.20

1.10

0.82

Weighted average Common Shares outstanding

390,740

390,897

391,195

390,787

Distributions declared per Common Share outstanding

2.70

2.65

0.675

0.6625

Equity Residential

Consolidated Statements of Funds From Operations and Normalized Funds From Operations

(Amounts in thousands except per share and Unit data)

(Unaudited)

Year Ended December 31,

Quarter Ended December 31,

2024

2023

2024

2023

Net income

1,070,975

868,488

433,871

322,269

Net (income) loss attributable to Noncontrolling Interests – Partially

Owned Properties

(6,212

)

(6,340

)

(3,114

)

(1,041

)

Preferred distributions

(1,613

)

(3,090

)

(355

)

(772

)

Premium on redemption of Preferred Shares

(1,444

)

—

Net income available to Common Shares and Units

1,061,706

859,058

430,402

320,456

Adjustments:

Depreciation

952,191

888,709

264,150

226,788

Depreciation – Non-real estate additions

(3,791

)

(4,268

)

(952

)

(977

)

Depreciation – Partially Owned Properties

(2,132

)

(2,130

)

(487

)

(531

)

Depreciation – Unconsolidated Properties

7,191

2,860

3,310

939

Net (gain) loss on sales of unconsolidated entities - operating

assets

(515

)

—

195

—

Net (gain) loss on sales of real estate properties

(546,797

)

(282,539

)

(318,968

)

(155,505

)

Noncontrolling Interests share of gain (loss) on sales

of real estate properties

1,857

2,336

1,857

—

FFO available to Common Shares and Units

1,469,710

1,464,026

379,507

391,170

Adjustments (see note for additional detail):

Write-off of pursuit costs

5,155

3,647

3,250

908

Debt extinguishment and preferred share redemption (gains)

losses

1,444

1,143

—

Non-operating asset (gains) losses

(16,311

)

(13,323

)

1,141

(8,588

)

Other miscellaneous items

61,608

21,588

8,176

6,757

Normalized FFO available to Common Shares and Units

1,521,606

1,477,081

392,074

390,247

FFO

1,472,767

1,467,116

379,862

391,942

Preferred distributions

(1,613

)

(3,090

)

(355

)

(772

)

Premium on redemption of Preferred Shares

(1,444

)

—

FFO available to Common Shares and Units

1,469,710

1,464,026

379,507

391,170

FFO per share and Unit – basic

3.77

3.75

0.97

1.00

FFO per share and Unit – diluted

3.76

3.75

0.97

1.00

Normalized FFO

1,523,219

1,480,171

392,429

391,019

Preferred distributions

(1,613

)

(3,090

)

(355

)

(772

)

Normalized FFO available to Common Shares and Units

1,521,606

1,477,081

392,074

390,247

Normalized FFO per share and Unit – basic

3.91

3.79

1.01

1.00

Normalized FFO per share and Unit – diluted

3.89

3.78

1.00

Weighted average Common Shares and Units outstanding – basic

389,425

389,954

389,560

389,844

Weighted average Common Shares and Units outstanding – diluted

390,740

390,897

391,195

390,787

Note: See Adjustments from FFO to Normalized FFO for additional detail regarding the adjustments from FFO to Normalized FFO. See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for the definitions of non-GAAP financial measures and other terms as well as the reconciliations of EPS to FFO per share and Normalized FFO per share.

Equity Residential

Consolidated Balance Sheets

(Amounts in thousands except for share amounts)

(Unaudited)

December 31,

2024

2023

ASSETS

Land

5,606,531

5,581,876

Depreciable property

24,039,412

22,938,426

Projects under development

261,706

78,036

Land held for development

63,142

114,300

Investment in real estate

29,970,791

28,712,638

Accumulated depreciation

(10,412,463

)

(9,810,337

)

Investment in real estate, net

19,558,328

18,902,301

Investments in unconsolidated entities1

386,531

282,049

Cash and cash equivalents

62,302

50,743

Restricted deposits

97,864

89,252

Right-of-use assets

455,445

457,266

Other assets

273,706

252,953

Total assets

20,834,176

20,034,564

LIABILITIES AND EQUITY

Liabilities:

Mortgage notes payable, net

1,630,690

1,632,902

Notes, net

5,947,376

5,348,417

Line of credit and commercial paper

543,679

409,131

Accounts payable and accrued expenses

99,347

87,377

Accrued interest payable

74,176

65,716

Lease liabilities

304,897

311,640

Other liabilities

310,559

272,596

Security deposits

75,611

69,178

Distributions payable

263,494

259,231

Total liabilities

9,249,829

8,456,188

Commitments and contingencies

Redeemable Noncontrolling Interests – Operating Partnership

338,563

289,248

Equity:

Shareholders' equity:

Preferred Shares of beneficial interest, $0.01 par value;

100,000,000 shares authorized; 343,100 shares issued and

outstanding as of December 31, 2024 and 745,600 shares issued

and outstanding as of December 31, 2023

17,155

37,280

Common Shares of beneficial interest, $0.01 par value;

1,000,000,000 shares authorized; 379,475,383 shares issued

and outstanding as of December 31, 2024 and 379,291,417

shares issued and outstanding as of December 31, 2023

3,795

3,793

Paid in capital

9,611,826

9,601,866

Retained earnings

1,407,570

1,437,185

Accumulated other comprehensive income (loss)

4,214

5,704

Total shareholders’ equity

11,044,560

11,085,828

Noncontrolling Interests:

Operating Partnership

201,942

202,306

Partially Owned Properties

(718

)

994

Total Noncontrolling Interests

201,224

203,300

Total equity

11,245,784

11,289,128

Total liabilities and equity

20,834,176

20,034,564

1 Includes $324.0 million and $220.2 million in unconsolidated projects (primarily development) as of December 31, 2024 and December 31, 2023, respectively. See Development and Lease-Up Projects for additional detail on unconsolidated projects.

Equity Residential

Portfolio Summary

As of December 31, 2024

% of Stabilized

Average

Apartment

Budgeted

Rental

Markets/Metro Areas

Properties

Units

NOI

Rate

Established Markets:

Los Angeles

14,733

16.7

2,942

Orange County

3,718

4.7

2,949

San Diego

2,649

3.7

3,189

Subtotal – Southern California

21,100

25.1

2,974

Washington, D.C.

13,846

15.1

2,788

San Francisco

11,315

14.8

3,351

New York

8,536

14.1

4,690

Boston

7,237

11.3

3,643

Seattle

8,854

9.9

2,636

Subtotal – Established Markets

267

70,888

90.3

3,232

Expansion Markets:

Denver

4,408

4.0

2,369

Atlanta

4,356

3.1

2,020

Dallas/Ft. Worth

3,855

2.3

1,965

Austin

742

0.3

1,754

Subtotal – Expansion Markets

13,361

9.7

2,105

Total

311

84,249

100.0

3,056

Properties

Apartment Units

Wholly Owned Properties

295

80,331

Partially Owned Properties – Consolidated

2,656

Partially Owned Properties – Unconsolidated

1,262

311

84,249

Note: Projects under development are not included in the Portfolio Summary until construction has been completed.

Equity Residential

Portfolio Rollforward Q4 2024

($ in thousands)

Properties

Apartment Units

Purchase Price

Acquisition Cap Rate

9/30/2024

312

84,018

Acquisitions:

Consolidated Rental Properties

568

183,000

5.0

Consolidated Rental Properties – Not Stabilized (1)

227

91,250

5.4

Sales Price

Disposition Yield

Dispositions:

Consolidated Rental Properties

)

(1,629

)

(610,141

)

(5.2

Completed Developments – Unconsolidated

1,053

Configuration Changes

—

12/31/2024

311

84,249

Portfolio Rollforward 2024

($ in thousands)

Properties

Apartment Units

Purchase Price

Acquisition Cap Rate

12/31/2023

302

80,191

Acquisitions:

Consolidated Rental Properties

4,986

1,438,250

5.1

Consolidated Rental Properties – Not Stabilized (1)

387

153,845

5.5

Unconsolidated Land Parcels (2)

—

33,394

Sales Price

Disposition Yield

Dispositions:

Consolidated Rental Properties

(13

)

(2,598

)

(975,641

)

(5.4

Completed Developments – Unconsolidated

1,262

Configuration Changes

—

12/31/2024

311

84,249

(1)

The Company acquired two properties during the year ended December 31, 2024, including a property in the Denver market in the fourth quarter of 2024, that are in lease-up and are expected to stabilize in their second year of ownership at the weighted average Acquisition Cap Rates listed above.

(2)

The Company previously entered into separate unconsolidated joint ventures for the purpose of developing vacant land parcels in suburban Boston, MA and suburban Seattle, WA. The joint ventures acquired their respective land parcels during the year ended December 31, 2024 for the total purchase price listed. The Company's total investment in these two joint ventures is approximately $90.9 million as of December 31, 2024. See Development and Lease-Up Projects for additional detail.

Equity Residential

Fourth Quarter 2024 vs. Fourth Quarter 2023

Same Store Results/Statistics Including 75,876 Same Store Apartment Units

(includes Residential and Non-Residential)

($ in thousands except for Average Rental Rate)

Results

Statistics

Description

Revenues

Expenses

NOI

Average Rental Rate

Physical Occupancy

Turnover

Q4 2024

713,789

223,039

490,750

3,147

96.1

9.0

Q4 2023

696,874

213,905

482,969

3,080

95.8

9.4

Change

16,915

9,134

7,781

0.3

(0.4

Change

2.4

4.3

1.6

2.2

Fourth Quarter 2024 vs. Third Quarter 2024

Same Store Results/Statistics Including 77,016 Same Store Apartment Units

(includes Residential and Non-Residential)

($ in thousands except for Average Rental Rate)

Results

Statistics

Description

Revenues

Expenses

NOI

Average Rental Rate

Physical Occupancy

Turnover

Q4 2024

721,504

224,814

496,690

3,135

96.1

9.0

Q3 2024

718,813

229,507

489,306

3,125

96.1

13.3

Change

2,691

(4,693

)

7,384

0.0

(4.3

Change

0.4

(2.0

1.5

0.3

2024 vs. 2023

Same Store Results/Statistics Including 75,299 Same Store Apartment Units

(includes Residential and Non-Residential)

($ in thousands except for Average Rental Rate)

Results

Statistics

Description

Revenues

Expenses

NOI

Average Rental Rate

Physical Occupancy

Turnover

2024

2,823,418

894,477

1,928,941

3,127

96.2

42.5

2023

2,740,193

869,635

1,870,558

3,047

95.9

44.0

Change

83,225

24,842

58,383

0.3

(1.5

Change

3.0

2.9

3.1

2.6

Equity Residential

Same Store Residential Revenues – GAAP to Cash Basis (1)

($ in thousands)

Fourth Quarter 2024 vs. Fourth Quarter 2023

Fourth Quarter 2024 vs. Third Quarter 2024

2024 vs. 2023

75,876 Same Store Apartment Units

77,016 Same Store Apartment Units

75,299 Same Store Apartment Units

Q4 2024

Q4 2023

Q4 2024

Q3 2024

2024

2023

Same Store Residential Revenues (GAAP Basis)

688,118

671,373

695,808

693,324

2,716,579

2,638,467

Leasing Concessions amortized

5,036

4,724

5,326

5,217

19,698

14,508

Leasing Concessions granted

(5,822

)

(5,322

)

(5,944

)

(6,108

)

(20,125

)

(18,664

)

Same Store Residential Revenues with Leasing

Concessions on a cash basis

687,332

670,775

695,190

692,433

2,716,152

2,634,311

% change - GAAP revenue

2.5

0.4

3.0

% change - cash revenue

2.5

0.4

3.1

(1)

See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for additional detail.

Same Store Net Operating Income By Quarter

Including 75,299 Same Store Apartment Units

(includes Residential and Non-Residential)

($ in thousands)

Q4 2024

Q3 2024

Q2 2024

Q1 2024

Q4 2023

Same store revenues

710,216

707,513

704,663

701,026

693,156

Same store expenses

222,179

225,459

220,203

226,636

212,904

Same store NOI

488,037

482,054

484,460

474,390

480,252

Equity Residential

Same Store Residential Accounts Receivable Balances

Including 75,299 Same Store Apartment Units

($ in thousands)

Balance Sheet (Other assets):

December 31, 2024

September 30, 2024

December 31, 2023

Residential accounts receivable balances

14,453

15,088

20,528

Allowance for doubtful accounts

(9,536

)

(9,691

)

(15,210

)

Net receivable balances

4,917

5,397

5,318

Straight-line receivable balances

8,779

(1)

7,976

8,352

(1)

Total same store Residential Leasing Concessions granted in the fourth quarter of 2024 were approximately $5.8 million. The straight-line receivable balance of $8.8 million reflects Residential Leasing Concessions that the Company expects will be primarily recognized as a reduction of rental revenues in 2025.

Same Store Residential Bad Debt

Including 75,299 Same Store Apartment Units

($ in thousands)

Income Statement (Rental income):

Q4 2024

Q3 2024

Q4 2023

Bad debts before governmental rental assistance

7,927

7,513

9,060

Governmental rental assistance received

(362

)

(290

)

(376

)

Bad Debt, Net

7,565

7,223

8,684

Bad Debt, Net as a % of Same Store Residential Revenues (1)

1.1

1.3

(1)

Bad Debt, Net remained relatively constant in Q4 2024 versus Q4 2023 as compared to the Company's guidance assumption of continuing improvement.

Equity Residential

Fourth Quarter 2024 vs. Fourth Quarter 2023

Same Store Residential Results/Statistics by Market

Increase (Decrease) from Prior Year's Quarter

Markets/Metro Areas

Apartment Units

Q4 2024 % of Actual NOI

Q4 2024 Average Rental Rate

Q4 2024 Weighted Average Physical Occupancy %

Q4 2024 Turnover

Revenues

Expenses

NOI

Average Rental Rate

Physical Occupancy

Turnover

Los Angeles

14,136

17.5

2,939

95.8

9.6

1.8

4.8

0.5

1.0

0.7

(1.3

Orange County

3,718

5.2

2,949

95.6

9.4

1.4

8.0

(0.4

2.1

(0.7

0.7

San Diego

2,649

4.1

3,189

95.8

9.6

2.0

0.9

2.3

1.3

0.6

(1.4

Subtotal – Southern California

20,503

26.8

2,973

95.7

9.5

1.7

4.8

0.6

1.3

0.4

(1.0

San Francisco

11,093

16.2

3,355

96.1

10.4

2.1

(0.6

3.2

1.4

0.7

(0.5

Washington, D.C.

13,534

16.0

2,792

96.6

8.0

4.2

6.6

3.2

4.7

(0.4

0.0

New York

8,536

14.5

4,690

97.4

6.5

3.6

4.8

2.7

0.8

(0.4

Boston

7,077

11.1

3,665

95.3

7.8

2.2

6.6

0.5

2.7

(0.5

(0.8

Seattle

8,853

10.3

2,636

96.3

9.1

4.1

3.3

4.4

3.1

1.0

0.9

Denver

2,792

2.8

2,383

96.0

12.0

(1.2

5.6

(3.9

(1.2

0.0

0.2

Other Expansion Markets

3,488

2.3

1,913

94.8

10.9

(4.8

0.4

(8.3

(4.8

0.0

(1.9

Total

75,876

100.0

3,147

96.1

9.0

2.5

4.2

1.7

2.2

0.3

(0.4

Note: The above table reflects Residential same store results only. Residential operations account for more than 96.0% of total revenues for the year ended December 31, 2024.

Equity Residential

Fourth Quarter 2024 vs. Third Quarter 2024

Same Store Residential Results/Statistics by Market

Increase (Decrease) from Prior Quarter

Markets/Metro Areas

Apartment Units

Q4 2024 % of Actual NOI

Q4 2024 Average Rental Rate

Q4 2024 Weighted Average Physical Occupancy %

Q4 2024 Turnover

Revenues

Expenses

NOI

Average Rental Rate

Physical Occupancy

Turnover

Los Angeles

14,136

17.3

2,939

95.8

9.6

0.3

(2.5

1.5

0.0

0.3

(2.9

Orange County

3,718

5.1

2,949

95.6

9.4

(0.1

(2.1

0.5

0.4

(0.5

(1.3

San Diego

2,649

4.0

3,189

95.8

9.6

0.7

(6.9

2.9

0.5

0.1

(2.7

Subtotal – Southern California

20,503

26.4

2,973

95.7

9.5

0.3

(2.9

1.5

0.1

(2.6

San Francisco

11,315

16.4

3,352

96.1

10.3

0.7

(6.6

3.9

0.4

0.3

(2.3

Washington, D.C.

13,846

16.2

2,788

96.6

8.0

0.6

(6.3

4.0

0.6

0.0

(6.1

New York

8,536

14.3

4,690

97.4

6.5

0.5

0.8

0.2

0.5

0.0

(4.5

Boston

7,077

10.9

3,665

95.3

7.8

0.3

5.8

(1.9

1.1

(0.8

(7.1

Seattle

8,853

10.2

2,636

96.3

9.1

0.4

(7.3

3.7

0.3

0.2

(4.9

Denver

2,792

2.8

2,383

96.0

12.0

(0.6

(1.9

(0.1

(0.8

0.2

(5.8

Other Expansion Markets

4,094

2.8

1,904

95.0

10.7

(1.6

12.2

(1)

(9.3

(1.5

(0.1

(5.3

Total

77,016

100.0

3,135

96.1

9.0

0.4

(2.2

1.6

0.3

0.0

(4.3

(1)

Expense increase primarily due to favorable Texas real estate taxes in the third quarter of 2024.

Note: The above table reflects Residential same store results only. Residential operations account for more than 96.0% of total revenues for the year ended December 31, 2024.

Equity Residential

2024 vs. 2023

Same Store Residential Results/Statistics by Market

Increase (Decrease) from Prior Year

Markets/Metro Areas

Apartment Units

2024 % of Actual NOI

2024 Average Rental Rate

2024 Weighted Average Physical Occupancy %

2024 Turnover

Revenues

Expenses

NOI

Average Rental Rate

Physical Occupancy

Turnover

Los Angeles

14,136

17.7

2,933

95.6

43.3

2.9

2.8

2.9

2.5

0.3

(1.2

Orange County

3,718

5.3

2,925

95.9

38.2

3.4

5.4

2.8

3.7

(0.4

0.6

San Diego

2,649

4.1

3,167

95.9

40.6

4.1

1.5

4.8

3.5

0.5

(1.3

Subtotal – Southern California

20,503

27.1

2,962

95.7

42.0

3.1

3.0

3.1

2.9

0.2

(0.9

San Francisco

11,093

16.1

3,326

96.1

44.2

1.6

0.3

2.2

1.1

0.5

(0.1

Washington, D.C.

13,534

15.9

2,743

96.8

40.7

4.6

3.9

5.0

4.6

0.0

New York

8,536

14.6

4,640

97.3

33.6

3.6

4.2

3.2

3.0

0.5

(3.6

Boston

7,077

11.3

3,615

96.0

41.5

3.6

2.3

4.1

3.6

0.0

(2.6

Seattle

8,853

10.2

2,607

96.2

45.2

2.3

4.5

1.4

1.2

1.0

(3.1

Denver

2,505

2.6

2,410

96.2

54.9

0.0

1.1

(0.5

0.2

(0.1

(3.2

Other Expansion Markets

3,198

2.2

1,946

95.1

56.9

(1.7

(4.3

(1)

0.2

(2.2

0.3

(1.0

Total

75,299

100.0

3,127

96.2

42.5

3.0

2.8

3.1

2.6

0.3

(1.5

(1)

Expense decline primarily due to favorable Texas real estate taxes in the third quarter of 2024.

Note: The above table reflects Residential same store results only. Residential operations account for more than 96.0% of total revenues for the year ended December 31, 2024.

Equity Residential

Same Store Residential Net Effective Lease Pricing Statistics

For 75,299 Same Store Apartment Units

New Lease Change (1)

Renewal Rate Achieved (1)

Blended Rate (1)

Markets/Metro Areas

Q4 2024

Q3 2024

Q4 2024

Q3 2024

Q4 2024

Q3 2024

Southern California

(4.8

(2.7

4.4

4.2

0.4

0.9

San Francisco

(2.7

(1.2

6.6

5.3

2.5

2.0

Washington, D.C.

(2.7

2.3

5.5

5.2

1.9

3.9

New York

(1.6

0.9

4.3

4.1

2.3

2.9

Boston

(4.7

1.5

4.4

5.1

1.1

3.6

Seattle

(6.1

(4.0

6.9

4.8

0.5

0.8

Subtotal – Established Markets

(3.7

(0.5

5.1

4.7

1.4

2.4

Denver

(12.5

(10.0

2.8

4.3

(5.4

(3.1

Other Expansion Markets

(13.5

(13.9

1.7

1.3

(7.0

(6.9

Subtotal – Expansion Markets

(13.0

(11.8

2.3

2.9

(6.1

(4.9

Total

(4.3

(1.2

5.0

4.6

1.0

2.0

(1)

See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for definitions.

Equity Residential

Fourth Quarter 2024 vs. Fourth Quarter 2023

Total Same Store Operating Expenses Including 75,876 Same Store Apartment Units

(includes Residential and Non-Residential)

($ in thousands)

Q4 2024

Q4 2023

$ Change

% Change

% of Q4 2024 Operating Expenses

Real estate taxes

92,665

89,587

3,078

3.4

41.5

On-site payroll

41,772

41,315

457

1.1

18.7

Utilities

35,655

33,764

1,891

5.6

16.0

Repairs and maintenance

27,998

26,495

1,503

5.7

12.6

Insurance

9,179

8,344

835

10.0

4.1

Leasing and advertising

3,162

2,625

537

20.5

1.4

Other on-site operating expenses

12,608

11,775

833

7.1

5.7

Total Same Store Operating Expenses (2)

223,039

213,905

9,134

4.3

100.0

2024 vs. 2023

Total Same Store Operating Expenses Including 75,299 Same Store Apartment Units

(includes Residential and Non-Residential)

($ in thousands)

2024

2023

$ Change (1)

% Change

% of 2024 Operating Expenses

Real estate taxes

368,087

356,847

11,240

3.1

41.1

On-site payroll

168,006

167,486

520

0.3

18.8

Utilities

139,116

135,721

3,395

2.5

15.6

Repairs and maintenance

118,829

116,529

2,300

2.0

13.3

Insurance

36,551

33,227

3,324

10.0

4.1

Leasing and advertising

10,935

10,302

633

6.1

1.2

Other on-site operating expenses

52,953

49,523

3,430

6.9

5.9

Total Same Store Operating Expenses (2)

894,477

869,635

24,842

2.9

100.0

(1)

The year-over-year changes were primarily driven by the following factors:

Real estate taxes – Increase due to escalation in rates and assessed values including an approximately one percentage point contribution to growth from 421-a tax abatement burnoffs in New York City. Once the burnoffs are completed, previously rent-restricted apartment units will transition to market.

On-site payroll – Modest increase primarily driven by higher wages, partially offset by the impact of various innovation initiatives.

Utilities – Increase primarily driven by higher water, sewer and trash expense, partially offset by lower commodity prices for gas and electric.

Repairs and maintenance – Increase primarily driven by higher minimum wage on contracted services, partially offset by lower resident Turnover compared to the same period of 2023.

Insurance – Increase due to higher premiums on property insurance renewal due to conditions in the insurance market that while less difficult than recent years, remain challenging.

Other on-site operating expenses – Increase primarily driven by higher property-related legal expenses.

(2)

See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for additional details.

Equity Residential

Debt Summary as of December 31, 2024

($ in thousands)

Debt Balances (1)

% of Total

Weighted Average Rates (1)

Weighted Average Maturities (years)

Secured

1,630,690

20.1

3.84

6.9

Unsecured

6,491,055

79.9

3.70

7.3

Total

8,121,745

100.0

3.73

7.2

Fixed Rate Debt:

Secured – Conventional

1,401,099

17.3

3.89

6.4

Unsecured – Public

5,947,376

73.2

3.54

8.0

Fixed Rate Debt

7,348,475

90.5

3.61

7.7

Floating Rate Debt:

Secured – Tax Exempt

229,591

2.8

3.54

9.9

Unsecured – Revolving Credit Facility

—

5.98

2.8

Unsecured – Commercial Paper Program (2)

543,679

6.7

5.25

—

Floating Rate Debt

773,270

9.5

4.74

3.0

Total

8,121,745

100.0

3.73

7.2

(1)

See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for additional details.

(2)

At December 31, 2024, the weighted average maturity of commercial paper outstanding was 13 days. The weighted average amount outstanding for the year ended December 31, 2024 was approximately $535.7 million.

Note: The Company capitalized interest of approximately $14.5 million and $12.3 million during the years ended December 31, 2024 and 2023, respectively. The Company capitalized interest of approximately $3.8 million and $2.7 million during the quarters ended December 31, 2024 and 2023, respectively.

Equity Residential

Debt Maturity Schedule as of December 31, 2024

($ in thousands)

Year

Fixed Rate

Floating Rate

Total

% of Total

Weighted Average Coupons on Fixed Rate Debt (1)

Weighted Average Coupons on Total Debt (1)

2025

450,000

552,595

(2)

1,002,595

12.2

3.38

4.04

2026

592,025

9,000

601,025

7.3

3.58

2027

400,000

9,800

409,800

5.0

3.25

2028

900,000

10,700

910,700

11.1

3.79

3.78

2029

888,120

11,500

899,620

11.0

3.30

2030

1,148,462

12,700

1,161,162

14.2

2.53

2.54

2031

528,500

39,800

568,300

6.9

1.94

2.03

2032

—

28,100

0.4

—

3.58

2033

550,000

2,300

552,300

6.7

5.22

5.21

2034

600,000

2,400

602,400

7.4

4.65

4.64

2035+

1,350,850

106,200

1,457,050

17.8

4.39

4.24

Subtotal

7,407,957

785,095

8,193,052

100.0

3.62

3.66

Deferred Financing Costs and Unamortized (Discount)

(59,482

)

(11,825

)

(71,307

)

N/A

Total

7,348,475

773,270

8,121,745

100.0

3.62

3.66

(1)

See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for additional details.

(2)

Includes $544.5 million in principal outstanding on the Company's Commercial Paper Program.

Equity Residential

Selected Unsecured Public Debt Covenants

December 31,

September 30,

2024

Debt to Adjusted Total Assets (not to exceed 60%)

27.7%

28.4%

Secured Debt to Adjusted Total Assets (not to exceed 40%)

6.3%

Consolidated Income Available for Debt Service to

Maximum Annual Service Charges

(must be at least 1.5 to 1)

5.67

5.97

Total Unencumbered Assets to Unsecured Debt

(must be at least 125%)

473.7%

457.7%

Note: These selected covenants represent the most restrictive financial covenants relating to ERP Operating Limited Partnership's ("ERPOP") outstanding public debt securities. Equity Residential is the general partner of ERPOP.

Selected Credit Ratios

December 31,

September 30,

2024

Total debt to Normalized EBITDAre

4.43x

4.60x

Net debt to Normalized EBITDAre

4.38x

4.56x

Unencumbered NOI as a % of total NOI

89.7%

Note: See Normalized EBITDAre Reconciliations for detail.

Equity Residential

Capital Structure as of December 31, 2024

(Amounts in thousands except for share/unit and per share amounts)

Secured Debt

1,630,690

20.1

Unsecured Debt

6,491,055

79.9

Total Debt

8,121,745

100.0

22.4

Common Shares (includes Restricted Shares)

379,475,383

97.0

Units (includes OP Units and Restricted Units)

11,543,773

3.0

Total Shares and Units

391,019,156

100.0

Common Share Price at December 31, 2024

71.76

28,059,535

99.9

Perpetual Preferred Equity (see below)

17,155

0.1

Total Equity

28,076,690

100.0

77.6

Total Market Capitalization

36,198,435

100.0

Perpetual Preferred Equity as of December 31, 2024

(Amounts in thousands except for share and per share amounts)

Series

Call Date

Outstanding Shares

Liquidation Value

Annual Dividend Per Share

Annual Dividend Amount

Preferred Shares:

8.29% Series K

12/10/26

343,100

17,155

4.145

1,422

Equity Residential

Common Share and Unit

Weighted Average Amounts Outstanding

2024

2023

Q4 2024

Q4 2023

Weighted Average Amounts Outstanding for Net Income Purposes:

Common Shares - basic

378,794,889

378,773,303

379,023,449

379,247,194

Shares issuable from assumed conversion/vesting of:

- OP Units

10,630,008

11,180,536

10,536,726

10,596,465

- long-term compensation shares/units

1,315,217

942,712

1,634,401

942,942

Total Common Shares and Units - diluted

390,740,114

390,896,551

391,194,576

390,786,601

Weighted Average Amounts Outstanding for FFO and Normalized FFO Purposes:

Common Shares - basic

378,794,889

378,773,303

379,023,449

379,247,194

OP Units - basic

10,630,008

11,180,536

10,536,726

10,596,465

Total Common Shares and OP Units - basic

389,424,897

389,953,839

389,560,175

389,843,659

Shares issuable from assumed conversion/vesting of:

- long-term compensation shares/units

1,315,217

942,712

1,634,401

942,942

Total Common Shares and Units - diluted

390,740,114

390,896,551

391,194,576

390,786,601

Period Ending Amounts Outstanding:

Common Shares (includes Restricted Shares)

379,475,383

379,291,417

Units (includes OP Units and Restricted Units)

11,543,773

11,581,306

Total Shares and Units

391,019,156

390,872,723

Equity Residential

Development and Lease-Up Projects as of December 31, 2024

(Amounts in thousands except for project and apartment unit amounts)

Estimated/Actual

Projects

Location

Ownership Percentage

No. of Apartment Units

Total Budgeted Capital Cost

Total Book Value to Date

Total Debt (1)

Percentage Completed

Start Date

Initial Occupancy

Completion Date

Stabilization Date

Percentage Leased / Occupied

CONSOLIDATED:

Projects Under Development:

Lorien (fka Laguna Clara II)

Santa Clara, CA

100%

225

152,621

140,939

—

97%

Q2 2022

Q1 2025

Q4 2025

2% / –

The Basin

Wakefield, MA

95%

440

232,172

120,767

—

43%

Q1 2024

Q4 2025

Q3 2026

Q2 2027

– / –

Projects Under Development - Consolidated

665

384,793

261,706

—

UNCONSOLIDATED:

Projects Under Development:

Alexan Harrison

Harrison, NY

62%

450

200,664

198,595

108,413

99%

Q3 2021

Q1 2024

Q1 2025

Q2 2026

67% / 62%

Solana Beeler Park

Denver, CO

90%

270

85,206

82,803

48,063

98%

Q4 2021

Q3 2024

Q2 2025

Q4 2025

19% / 15%

Modera Bridle Trails

Kirkland, WA

95%

369

185,282

66,603

—

19%

Q3 2024

Q2 2027

Q3 2027

Q4 2028

– / –

Modera South Shore

Marshfield, MA

95%

270

121,918

38,486

—

17%

Q3 2024

Q1 2026

Q4 2026

Q2 2027

– / –

Projects Under Development - Unconsolidated

1,359

593,070

386,487

156,476

Projects Completed Not Stabilized:

Alloy Sunnyside

Denver, CO

80%

209

70,004

69,277

35,815

100%

Q3 2021

Q2 2024

Q3 2025

40% / 31%

Remy (Toll)

Frisco, TX

75%

357

98,937

96,869

49,855

97%

Q1 2022

Q2 2024

Q4 2024

Q3 2025

68% / 64%

Sadie (fka Settler) (Toll)

Fort Worth, TX

75%

362

82,775

77,311

37,374

98%

Q2 2022

Q2 2024

Q4 2024

Q3 2025

60% / 55%

Lyle (Toll) (2)

Dallas, TX

75%

334

86,332

82,949

46,676

98%

Q3 2022

Q1 2024

Q4 2024

Q1 2026

60% / 55%

Projects Completed Not Stabilized - Unconsolidated

1,262

338,048

326,406

169,720

Total Development Projects - Consolidated

665

384,793

261,706

—

Total Development Projects - Unconsolidated

2,621

931,118

712,893

326,196

Total Development Projects

3,286

1,315,911

974,599

326,196

NOI CONTRIBUTION FROM DEVELOPMENT PROJECTS

Total Budgeted Capital Cost

Q4 2024 NOI

Projects Under Development - Consolidated

384,793

(52

)

Projects Under Development - Unconsolidated

593,070

1,591

Projects Completed Not Stabilized - Unconsolidated

338,048

1,428

1,315,911

2,967

(1)

All unconsolidated projects are being partially funded with project-specific construction loans. None of these loans are recourse to the Company.

(2)

The land parcel under this project is subject to a long-term ground lease.

Equity Residential

Capital Expenditures to Real Estate

For the Year Ended December 31, 2024

(Amounts in thousands except for apartment unit and per apartment unit amounts)

Same Store Properties

Non-Same Store Properties/Other

Total Consolidated Properties

Same Store Avg. Per Apartment Unit

Total Consolidated Apartment Units

75,299

7,688

82,987

Building Improvements

122,515

12,781

(2)

135,296

1,627

Renovation Expenditures

100,456

(1)

10,837

(2)

111,293

1,334

Replacements

51,026

3,819

54,845

678

Capital Expenditures to Real Estate (3)

273,997

27,437

301,434

3,639

Less: NOI-Enhancing Expenditures (3)

(123,724

)

(4)

(11,203

)

(134,927

)

(1,643

)

Recurring Capital Expenditures to Real Estate (3)

150,273

16,234

166,507

1,996

(1)

Renovation Expenditures on 3,353 same store apartment units for the year ended December 31, 2024 approximated $30,000 per apartment unit renovated.

(2)

Includes expenditures for two properties that have been removed from same store while undergoing major renovations requiring a significant number of apartment units to be vacated to accommodate the extensive planned improvements. The renovation at one property was substantially completed in the second quarter of 2024, while the renovation of the other is ongoing and expected to continue into 2026.

(3)

See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for additional details.

(4)

The $123.7 million of NOI-Enhancing Expenditures for Same Store Properties noted above consists of the $100.5 million of Renovation Expenditures for Same Store Properties noted above with the remainder concentrated in sustainability and property-level technology spend

Equity Residential

Normalized EBITDAre Reconciliations

(Amounts in thousands)

Trailing Twelve Months

2024

2023

December 31, 2024

September 30, 2024

Net income

1,070,975

959,373

433,871

148,517

183,555

305,032

322,269

Interest expense incurred, net

285,735

274,436

79,973

72,722

65,828

67,212

68,674

Amortization of deferred financing costs

7,834

7,702

2,050

1,948

1,918

Amortization of above/below market lease intangibles

4,512

4,476

1,152

1,128

1,116

Depreciation

952,191

914,829

264,150

237,948

224,398

225,695

226,788

Income and other tax expense (benefit)

1,256

1,181

331

290

331

304

256

EBITDA

2,322,503

2,161,997

781,527

462,553

477,146

601,277

621,021

Net (gain) loss on sales of real estate properties

(546,797

)

(383,334

)

(318,968

)

165

(39,809

)

(188,185

)

(155,505

)

Net (gain) loss on sales of unconsolidated entities - operating assets

(515

)

(710

)

195

(710

)

—

EBITDAre

1,775,191

1,777,953

462,754

462,008

437,337

413,092

465,516

Write-off of pursuit costs (other expenses)

5,155

2,813

3,250

536

821

548

908

(Income) loss from investments in unconsolidated entities - operations

9,489

7,106

3,914

2,203

1,674

1,698

1,531

Realized (gain) loss on investment securities (interest and other income)

1,992

1,323

676

—

1,316

—

Unrealized (gain) loss on investment securities (interest and other income)

(19,880

)

(28,885

)

—

(14,135

)

1,316

(7,061

)

(9,005

)

Insurance/litigation settlement or reserve income (interest and other income)

(4,447

)

(1,584

)

(2,863

)

(25

)

(1,454

)

(105

)

—

Insurance/litigation/environmental settlement or reserve expense (other expenses)

44,645

48,762

1,577

3,199

9,391

30,478

5,694

Advocacy contributions (other expenses)

21,515

13,948

9,232

9,584

2,558

141

1,665

Other

(105

)

(937

)

230

—

(412

)

(602

)

Normalized EBITDAre

1,833,555

1,820,499

478,770

463,370

452,547

438,868

465,714

Balance Sheet Items:

December 31, 2024

September 30, 2024

Total debt

8,121,745

8,365,645

Cash and cash equivalents

(62,302

)

(28,610

)

Mortgage principal reserves/sinking funds

(31,208

)

(33,124

)

Net debt

8,028,235

8,303,911

Note: EBITDA, EBITDAre and Normalized EBITDAre do not include any adjustments for the Company’s share of partially owned unconsolidated entities or the minority partner’s share of partially owned consolidated entities due to the immaterial size of the Company’s partially owned portfolio.

Equity Residential

Adjustments from FFO to Normalized FFO

(Amounts in thousands)

Year Ended December 31,

Quarter Ended December 31,

2024

2023

Variance

2024

2023

Variance

Impairment – non-operating real estate assets

—

Write-off of pursuit costs (other expenses)

5,155

3,647

1,508

3,250

908

2,342

Write-off of unamortized deferred financing costs (interest expense)

—

1,143

(1,143

)

—

Premium on redemption of Preferred Shares

1,444

—

1,444

—

Debt extinguishment and preferred share redemption (gains) losses

1,444

1,143

301

—

(Income) loss from investments in unconsolidated entities ─ non-operating assets

1,577

1,647

(70

)

465

410

Realized (gain) loss on investment securities (interest and other income)

1,992

(1,504

)

3,496

676

669

Unrealized (gain) loss on investment securities (interest and other income)

(19,880

)

(13,466

)

(6,414

)

—

(9,005

)

9,005

Non-operating asset (gains) losses

(16,311

)

(13,323

)

(2,988

)

1,141

(8,588

)

9,729

Insurance/litigation settlement or reserve income (interest and other income)

(4,447

)

(1,055

)

(3,392

)

(2,863

)

—

(2,863

)

Insurance/litigation/environmental settlement or reserve expense (other expenses) (1)

44,645

17,310

27,335

1,577

5,694

(4,117

)

Advocacy contributions (other expenses)

21,515

2,142

19,373

9,232

1,665

7,567

Data transformation project (other expenses)

—

3,780

(3,780

)

—

Other

(105

)

(589

)

484

230

(602

)

832

Other miscellaneous items

61,608

21,588

40,020

8,176

6,757

1,419

Adjustments from FFO to Normalized FFO

51,896

13,055

38,841

12,567

(923

)

13,490

(1)

Insurance/litigation/environmental settlement or reserve expense for the year ended December 31, 2024 primarily relates to a reserve increased in the first quarter of 2024 regarding litigation over late fees charged by the Company.

Note: See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for the definitions of non-GAAP financial measures and other terms as well as the reconciliations of EPS to FFO per share and Normalized FFO per share.

Equity Residential

Normalized FFO Guidance and Assumptions

The guidance/projections provided below are based on current expectations and are forward-looking. All guidance is given on a Normalized FFO basis. Therefore, certain items excluded from Normalized FFO, such as debt extinguishment costs/prepayment penalties and the write-off of pursuit costs, are not included in the estimates provided on this page. See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for the definitions of non-GAAP financial measures and other terms as well as the reconciliations of EPS to FFO per share and Normalized FFO per share.

Q1 2025

Full Year 2025

2025 Normalized FFO Guidance (per share diluted)

Expected Normalized FFO Per Share

$0.90 to $0.94

$3.90 to $4.00

2025 Same Store Assumptions (includes Residential and Non-Residential)

Physical Occupancy

96.2%

Revenue change

2.25% to 3.25%

Expense change

3.5% to 4.5%

NOI change (1)

1.4% to 3.0%

2025 Transaction Assumptions

Consolidated rental acquisitions

$1.5B

Consolidated rental dispositions

$1.0B

Transaction Accretion (Dilution)

(25 basis points)

2025 Debt Assumptions

Weighted average debt outstanding

$8.20B to $8.40B

Interest expense, net (on a Normalized FFO basis)

$313.5M to $319.5M

Capitalized interest

$12.6M to $13.6M

2025 Capital Expenditures to Real Estate Assumptions for Residential Same Store Properties

NOI-Enhancing Capital Expenditures for Residential Same Store Properties (2)

$130.0M

Recurring Capital Expenditures for Residential Same Store Properties

$165.0M

Capital Expenditures to Real Estate for Residential Same Store Properties

$295.0M

2025 Other Guidance Assumptions

Property management expense

$139.0M to $141.0M

General and administrative expense

$60.0M to $64.0M

Income (loss) from investments in unconsolidated entities (on a Normalized FFO basis) (3)

$(3.0M) to $1.0M

Debt offerings

$500.0M to $1.0B

Weighted average Common Shares and Units - Diluted

391.5M

(1)

Approximately 20 basis point change in NOI percentage = $0.01 per share change in EPS/FFO per share/Normalized FFO per share.

(2)

During 2025, the Company expects to spend approximately $95.8 million for apartment unit Renovation Expenditures on approximately 2,900 Residential same store apartment units at an average cost of approximately $33,000 per apartment unit renovated. The remainder of the NOI-Enhancing spend includes other items, such as sustainability and property-level technology expenditures.

(3)

Income (loss) from investments in unconsolidated entities (on a Normalized FFO basis) primarily consists of our share of both Lease-Up NOI and interest expense, net that is no longer being capitalized from the recently completed unconsolidated development projects referenced on page 24.

Equity Residential

Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms

(Amounts in thousands except per share and per apartment unit data)

(All per share data is diluted)

This Earnings Release and Supplemental Financial Information includes certain non-GAAP financial measures and other terms that management believes are helpful in understanding our business. The definitions and calculations of these non-GAAP financial measures and other terms may differ from the definitions and methodologies used by other real estate investment trusts (“REIT”) and, accordingly, may not be comparable. These non-GAAP financial measures should not be considered as an alternative to net earnings or any other measurement of performance computed in accordance with accounting principles generally accepted in the United States (“GAAP”) or as an alternative to cash flows from specific operating, investing or financing activities. Furthermore, these non-GAAP financial measures are not intended to be a measure of cash flow or liquidity.

Acquisition Capitalization Rate or Cap Rate – NOI that the Company anticipates receiving in the next 12 months (or the year two or three stabilized NOI for properties that are in lease-up at acquisition) less an estimate of property management costs/management fees allocated to the project (generally ranging from 2.0% to 4.0% of revenues depending on the size and income streams of the asset) and less an estimate for in-the-unit replacement capital expenditures (generally ranging from $100-$450 per apartment unit depending on the age and condition of the asset) divided by the gross purchase price of the asset. The weighted average Acquisition Cap Rate for acquired properties is weighted based on the projected NOI streams and the relative purchase price for each respective property.

Average Rental Rate – Total Residential rental revenues reflected on a straight-line basis in accordance with GAAP divided by the weighted average occupied apartment units for the reporting period presented.

Bad Debt, Net – Change in rental income due to bad debt write-offs and reserves, net of amounts collected on previously written-off or reserved accounts.

Blended Rate – The weighted average of New Lease Change and Renewal Rate Achieved.

Capital Expenditures to Real Estate:

Building Improvements – Includes roof replacement, paving, building mechanical equipment systems, exterior siding and painting, major landscaping, furniture, fixtures and equipment for amenities and common areas, vehicles and office and maintenance equipment.

NOI-Enhancing – Primarily includes Renovation Expenditures as well as sustainability and property-level technology expenditures that are intended to increase revenues or decrease expenses.

Recurring – Capital expenditures necessary to help preserve the value of and maintain the functionality at our apartment properties.

Renovation Expenditures – Apartment unit renovation costs (primarily kitchens and baths) designed to reposition these units for higher rental levels in their respective markets.

Replacements – Includes appliances, mechanical equipment, fixtures and flooring (including hardwood and carpeting).

Debt Balances:

Commercial Paper Program – The Company may borrow up to a maximum of $1.5 billion under its Commercial Paper Program subject to market conditions. The notes bear interest at various floating rates.

Revolving Credit Facility – The Company’s $2.5 billion unsecured revolving credit facility matures October 26, 2027. The interest rate on advances under the facility will generally be SOFR plus a spread (currently 0.725%), or based on bids received from the lending group, and an annual facility fee (currently 0.125%). Both the spread and the facility fee are dependent on the Company’s senior unsecured credit rating and other terms and conditions per the agreement. In addition, the Company limits its utilization of the facility in order to maintain liquidity to support its $1.5 billion Commercial Paper Program along with certain other obligations. The following table presents the availability on the Company’s unsecured revolving credit facility:

December 31, 2024

Unsecured revolving credit facility commitment

2,500,000

Commercial paper balance outstanding

(544,495

)

Unsecured revolving credit facility balance outstanding

—

Other restricted amounts

(3,438

)

Unsecured revolving credit facility availability

1,952,067

Debt Covenant Compliance – Our unsecured debt includes certain financial and operating covenants including, among other things, maintenance of certain financial ratios. These provisions are contained in the indentures applicable to each notes payable or the credit agreement for our line of credit. The Debt Covenant Compliance ratios that are provided show the Company's compliance with certain covenants governing our public unsecured debt. These covenants generally reflect our most restrictive financial covenants. The Company was in compliance with its unsecured debt covenants for all periods presented.

Development Yield – NOI that the Company anticipates receiving in the next 12 months following stabilization less an estimate of property management costs/management fees allocated to the project (generally ranging from 2.0% to 4.0% of revenues depending on the size and income streams of the asset) and less an estimate for in-the-unit replacement capital expenditures (generally ranging from $50-$150 per apartment unit depending on the type of asset) divided by the Total Budgeted Capital Cost of the asset. The weighted average Development Yield for development properties is weighted based on the projected NOI streams and the relative Total Budgeted Capital Cost for each respective property.

Disposition Yield – NOI that the Company anticipates giving up in the next 12 months less an estimate of property management costs/management fees allocated to the project (generally ranging from 2.0% to 4.0% of revenues depending on the size and income streams of the asset) and less an estimate for in-the-unit replacement capital expenditures (generally ranging from $150-$450 per apartment unit depending on the age and condition of the asset) divided by the gross sales price of the asset. The weighted average Disposition Yield for sold properties is weighted based on the projected NOI streams and the relative sales price for each respective property.

Earnings Per Share ("EPS") – Net income per share calculated in accordance with GAAP. Expected EPS is calculated on a basis consistent with actual EPS. Due to the uncertain timing and extent of property dispositions and the resulting gains/losses on sales, actual EPS could differ materially from expected EPS.

EBITDA for Real Estate and Normalized EBITDA for Real Estate:

Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (“EBITDAre”) – The National Association of Real Estate Investment Trusts (“Nareit”) defines EBITDAre (September 2017 White Paper) as net income (computed in accordance with GAAP) before interest expense, income taxes, depreciation and amortization expense, and further adjusted for gains and losses from sales of depreciated operating properties, impairment write-downs of depreciated operating properties, impairment write-downs of investments in unconsolidated entities caused by a decrease in value of depreciated operating properties within the joint venture and adjustments to reflect the Company’s share of EBITDAre of investments in unconsolidated entities.

The Company believes that EBITDAre is useful to investors, creditors and rating agencies as a supplemental measure of the Company’s ability to incur and service debt because it is a recognized measure of performance by the real estate industry, and by excluding gains or losses related to sales or impairment of depreciated operating properties, EBITDAre can help compare the Company’s credit strength between periods or as compared to different companies.

Normalized Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (“Normalized EBITDAre”) – Represents net income (computed in accordance with GAAP) before interest expense, income taxes, depreciation and amortization expense, and further adjusted for non-comparable items. Normalized EBITDAre, total debt to Normalized EBITDAre and net debt to Normalized EBITDAre are important metrics in evaluating the credit strength of the Company and its ability to service its debt obligations. The Company believes that Normalized EBITDAre, total debt to Normalized EBITDAre, and net debt to Normalized EBITDAre are useful to investors, creditors and rating agencies because they allow investors to compare the Company’s credit strength to prior reporting periods and to other companies without the effect of items that by their nature are not comparable from period to period and tend to obscure the Company’s actual credit quality.

Economic Gain (Loss) – Economic Gain (Loss) is calculated as the net gain (loss) on sales of real estate properties in accordance with GAAP, excluding accumulated depreciation. The Company generally considers Economic Gain (Loss) to be an appropriate supplemental measure to net gain (loss) on sales of real estate properties in accordance with GAAP because it is one indication of the gross value created by the Company's acquisition, development, renovation, management and ultimate sale of a property and because it helps investors to understand the relationship between the cash proceeds from a sale and the cash invested in the sold property. The following table presents a reconciliation of net gain (loss) on sales of real estate properties in accordance with GAAP to Economic Gain (Loss):

Year Ended December 31, 2024

Quarter Ended December 31, 2024

Net Gain (Loss) on Sales of Real Estate Properties

546,797

318,968

Accumulated Depreciation Gain

(350,066

)

(238,470

)

Economic Gain (Loss)

196,731

80,498

Established Markets – Includes Boston, New York, Washington, D.C., Seattle, San Francisco and Southern California (Los Angeles, Orange County and San Diego).

Expansion Markets – Includes Denver, Atlanta, Dallas/Ft. Worth and Austin.

FFO and Normalized FFO:

Funds From Operations (“FFO”) – Nareit defines FFO (December 2018 White Paper) as net income (computed in accordance with GAAP), excluding gains or losses from sales and impairment write-downs of depreciable real estate and land when connected to the main business of a REIT, impairment write-downs of investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity and depreciation and amortization related to real estate. Adjustments for partially owned consolidated and unconsolidated partnerships and joint ventures are calculated to reflect FFO on the same basis. Expected FFO per share is calculated on a basis consistent with actual FFO per share and is considered an appropriate supplemental measure of expected operating performance when compared to expected EPS.

The Company believes that FFO and FFO available to Common Shares and Units are helpful to investors as supplemental measures of the operating performance of a real estate company, because they are recognized measures of performance by the real estate industry and by excluding gains or losses from sales and impairment write-downs of depreciable real estate and excluding depreciation related to real estate (which can vary among owners of identical assets in similar condition based on historical cost accounting and useful life estimates), FFO and FFO available to Common Shares and Units can help compare the operating performance of a company’s real estate between periods or as compared to different companies.

Normalized Funds From Operations ("Normalized FFO" or "NFFO") – Normalized FFO begins with FFO and excludes:

the impact of any expenses relating to non-operating real estate asset impairment;
pursuit cost write-offs;
gains and losses from early debt extinguishment and preferred share redemptions;
gains and losses from non-operating assets; and
other miscellaneous items.

Expected Normalized FFO per share is calculated on a basis consistent with actual Normalized FFO per share and is considered an appropriate supplemental measure of expected operating performance when compared to expected EPS.

The Company believes that Normalized FFO and Normalized FFO available to Common Shares and Units are helpful to investors as supplemental measures of the operating performance of a real estate company because they allow investors to compare the Company's operating performance to its performance in prior reporting periods and to the operating performance of other real estate companies without the effect of items that by their nature are not comparable from period to period and tend to obscure the Company's actual operating results.

FFO, FFO available to Common Shares and Units, Normalized FFO and Normalized FFO available to Common Shares and Units do not represent net income, net income available to Common Shares or net cash flows from operating activities in accordance with GAAP. Therefore, FFO, FFO available to Common Shares and Units, Normalized FFO and Normalized FFO available to Common Shares and Units should not be exclusively considered as alternatives to net income, net income available to Common Shares or net cash flows from operating activities as determined by GAAP or as a measure of liquidity. The Company's calculation of FFO, FFO available to Common Shares and Units, Normalized FFO and Normalized FFO available to Common Shares and Units may differ from other real estate companies due to, among other items, variations in cost capitalization policies for capital expenditures and, accordingly, may not be comparable to such other real estate companies.

FFO available to Common Shares and Units and Normalized FFO available to Common Shares and Units are calculated on a basis consistent with net income available to Common Shares and reflects adjustments to net income for preferred distributions and premiums on redemption of preferred shares in accordance with GAAP. The equity positions of various individuals and entities that contributed their properties to the Operating Partnership in exchange for OP Units are collectively referred to as the "Noncontrolling Interests – Operating Partnership". Subject to certain restrictions, the Noncontrolling Interests – Operating Partnership may exchange their OP Units for Common Shares on a one-for-one basis.

The following table presents reconciliations of EPS to FFO per share and Normalized FFO per share for Consolidated Statements of Funds From Operations and Normalized Funds From Operations.

Actual

Expected

Actual 2024

Actual 2023

Q4 2024

Q4 2023

Q1 2025

2025

Per Share

EPS – Diluted

2.72

2.20

1.10

0.82

$0.63 to $0.67

$3.00 to $3.10

Depreciation expense

2.44

2.27

0.68

0.58

0.66

2.46

Net (gain) loss on sales

(1.40

)

(0.72

)

(0.81

)

(0.40

)

(0.40

)

(1.59

)

Impairment – operating real estate assets

—

FFO per share – Diluted

3.76

3.75

0.97

1.00

0.89 to 0.93

3.87 to 3.97

Adjustments (1):

Impairment – non-operating real estate

assets

—

Write-off of pursuit costs

0.01

—

0.01

Debt extinguishment and preferred

share redemption (gains) losses

—

Non-operating asset (gains) losses

(0.04

)

(0.03

)

—

(0.02

)

—

Other miscellaneous items

0.16

0.05

0.02

0.01

0.02

Normalized FFO per share – Diluted

3.89

3.78

1.00

$0.90 to $0.94

$3.90 to $4.00

(1)

See Adjustments from FFO to Normalized FFO for additional detail.

Lease-Up NOI – Represents NOI for development properties: (i) in various stages of lease-up; and (ii) where lease-up has been completed but the properties were not stabilized (defined as having achieved 90% Physical Occupancy for three consecutive months) for all of the current and comparable periods presented.

Leasing Concessions – Reflects upfront discounts on both new move-in and renewal leases on a straight-line basis.

Net Operating Income (“NOI”) – NOI is the Company’s primary financial measure for evaluating each of its apartment properties. NOI is defined as rental income less direct property operating expenses (including real estate taxes and insurance). The Company believes that NOI is helpful to investors as a supplemental measure of its operating performance because it is a direct measure of the actual operating results of the Company's apartment properties. NOI does not include an allocation of property management expenses either in the current or comparable periods. Rental income for all leases and operating expense for ground leases (for both same store and non-same store properties) are reflected on a straight-line basis in accordance with GAAP for the current and comparable periods.

The following tables present reconciliations of net income per the consolidated statements of operations to NOI, along with rental income, operating expenses and NOI per the consolidated statements of operations allocated between same store and non-same store/other results and further allocated between Residential same store and Non-Residential same store results (see Same Store Results):

Year Ended December 31,

Quarter Ended December 31,

2024

2023

2024

2023

Net income

1,070,975

868,488

433,871

322,269

Adjustments:

Property management

132,739

119,804

32,358

29,490

General and administrative

61,653

60,716

12,751

11,581

Depreciation

952,191

888,709

264,150

226,788

Net (gain) loss on sales of real estate

properties

(546,797

)

(282,539

)

(318,968

)

(155,505

)

Interest and other income

(30,329

)

(22,345

)

(3,828

)

(11,049

)

Other expenses

74,051

29,419

14,957

8,902

Interest:

Expense incurred, net

285,735

269,556

79,973

68,674

Amortization of deferred financing costs

7,834

8,941

2,050

1,918

Income and other tax expense (benefit)

1,256

1,148

331

256

(Income) loss from investments in unconsolidated

entities

8,974

5,378

4,109

1,531

Total NOI

2,018,282

1,947,275

521,754

504,855

Year Ended December 31,

Quarter Ended December 31,

Rental income:

2024

2023

2024

2023

Residential same store

2,716,579

2,638,467

688,118

671,373

Non-Residential same store

106,839

101,726

25,671

25,501

Total same store

2,823,418

2,740,193

713,789

696,874

Non-same store/other

156,690

133,771

52,990

30,626

Total rental income

2,980,108

2,873,964

766,779

727,500

Operating expenses:

Residential same store

864,592

841,376

215,431

206,801

Non-Residential same store

29,885

28,259

7,608

7,104

Total same store

894,477

869,635

223,039

213,905

Non-same store/other

67,349

57,054

21,986

8,740

Total operating expenses

961,826

926,689

245,025

222,645

NOI:

Residential same store

1,851,987

1,797,091

472,687

464,572

Non-Residential same store

76,954

73,467

18,063

18,397

Total same store

1,928,941

1,870,558

490,750

482,969

Non-same store/other

89,341

76,717

31,004

21,886

Total NOI

2,018,282

1,947,275

521,754

504,855

New Lease Change – The net effective change in rent (inclusive of Leasing Concessions) for a lease with a new or transferring resident compared to the rent for the prior lease of the identical apartment unit, regardless of lease term.

Non-Residential – Consists of revenues and expenses from retail and public parking garage operations.

Non-Same Store Properties – For annual comparisons, primarily includes all properties acquired during 2023 and 2024, plus any properties in lease-up and not stabilized as of January 1, 2023. Unless otherwise noted, includes both Residential and Non-Residential operations for these properties.

Percentage of Residents Renewing – Leases renewed expressed as a percentage of total renewal offers extended during the reporting period.

Physical Occupancy – The weighted average occupied apartment units for the reporting period divided by the average of total apartment units available for rent for the reporting period.

Pricing Trend – Weighted average of 12-month base rent including amenity amount less Leasing Concessions on 12-month signed leases for the reporting period.

Renewal Rate Achieved – The net effective change in rent (inclusive of Leasing Concessions) for a new lease on an apartment unit where the lease has been renewed as compared to the rent for the prior lease of the identical apartment unit, regardless of lease term.

Residential – Consists of multifamily apartment revenues and expenses.

Same Store Operating Expenses:

Insurance – Includes third-party insurance premiums, broker fees and other insurance-related procurement fees along with an allocation of estimated uninsured losses.

On-site Payroll – Includes payroll and related expenses for on-site personnel including property managers, leasing consultants and maintenance staff.

Other On-site Operating Expenses – Includes ground lease costs and administrative costs such as office supplies, telephone and data charges and association and business licensing fees.

Repairs and Maintenance – Includes general maintenance costs, apartment unit turnover costs including interior painting, routine landscaping, security, exterminating, fire protection, snow removal, elevator, roof and parking lot repairs and other miscellaneous building repair and maintenance costs.

Utilities – Represents gross expenses prior to any recoveries under the Resident Utility Billing System (“RUBS”). Recoveries are reflected in rental income.

Same Store Properties – For annual comparisons, primarily includes all properties acquired or completed that are stabilized prior to January 1, 2023, less properties subsequently sold. Properties are included in Same Store when they are stabilized for all of the current and comparable periods presented. Unless otherwise noted, includes both Residential and Non-Residential operations for these properties.

Same Store Residential Revenues – Revenues from our Residential Same Store Properties only presented on a GAAP basis which reflects the impact of Leasing Concessions on a straight-line basis.

Same Store Residential Revenues with Leasing Concessions on a cash basis is presented in Same Store Results and is considered by the Company to be a supplemental measure to Same Store Residential Revenues in conformity with GAAP to help investors evaluate the impact of both current and historical Leasing Concessions on GAAP-based Same Store Residential Revenues and to more readily enable comparisons to revenue as reported by other companies. Same Store Residential Revenues with Leasing Concessions on a cash basis reflects the impact of Leasing Concessions used in the period and allows an investor to understand the historical trend in cash Leasing Concessions.

% of Stabilized Budgeted NOI – Represents original budgeted 2025 NOI for stabilized properties and projected annual NOI at stabilization (defined as having achieved 90% Physical Occupancy for three consecutive months) for properties that are in lease-up.

Total Budgeted Capital Cost – Estimated remaining cost for projects under development and/or developed plus all capitalized costs incurred to date, including land acquisition costs, construction costs, capitalized real estate taxes and insurance, capitalized interest and loan fees, permits, professional fees, allocated development overhead and other regulatory fees, plus any estimates of costs remaining to be funded for all projects, all in accordance with GAAP. Amounts for partially owned consolidated and unconsolidated properties are presented at 100% of the project.

Total Market Capitalization – The aggregate of the market value of the Company’s outstanding common shares, including restricted shares, the market value of the Company’s operating partnership units outstanding, including restricted units (based on the market value of the Company’s common shares) and the outstanding principal balance of debt. The Company believes this is a useful measure of a real estate operating company’s long-term liquidity and balance sheet strength, because it shows an approximate relationship between a company’s total debt and the current total market value of its assets based on the current price at which the Company’s common shares trade. However, because this measure of leverage changes with fluctuations in the Company’s share price, which occur regularly, this measure may change even when the Company’s earnings, interest and debt levels remain stable.

Traffic – Consists of an expression of interest in an apartment by completing an in-person tour, self-guided tour or virtual tour that may result in an application to lease.

Transaction Accretion (Dilution) – Represents the spread between the Acquisition Cap Rate and the Disposition Yield.

Turnover – Total Residential move-outs (including inter-property and intra-property transfers) divided by total Residential apartment units.

Unencumbered NOI % – Represents NOI generated by consolidated real estate assets unencumbered by outstanding secured debt as a percentage of total NOI generated by all of the Company's consolidated real estate assets.

Weighted Average Coupons – Contractual interest rate for each debt instrument weighted by principal balances as of December 31, 2024. In case of debt for which fair value hedges are in place, the rate payable under the corresponding derivatives is used in lieu of the contractual interest rate.

Weighted Average Rates – Interest expense for each debt instrument for the year ended December 31, 2024 weighted by its average principal balance for the same period. Interest expense includes amortization of premiums, discounts and other comprehensive income on debt and related derivative instruments. In case of debt for which derivatives are in place, the income or expense recognized under the corresponding derivatives is included in the total interest expense for the period.

View source version on businesswire.com: https://www.businesswire.com/news/home/20250203148224/en/

Marty McKenna 312-928-1901 mmckenna@eqr.com

Equity Residential (NYSE:EQR)
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Equity Residential (NYSE:EQR)
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