0001466085-24-000090.txt : 20240731 0001466085-24-000090.hdr.sgml : 20240731 20240731160551 ACCESSION NUMBER: 0001466085-24-000090 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 20 CONFORMED PERIOD OF REPORT: 20240731 ITEM INFORMATION: Results of Operations and Financial Condition ITEM INFORMATION: Regulation FD Disclosure ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20240731 DATE AS OF CHANGE: 20240731 FILER: COMPANY DATA: COMPANY CONFORMED NAME: INDEPENDENCE REALTY TRUST, INC. CENTRAL INDEX KEY: 0001466085 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] ORGANIZATION NAME: 05 Real Estate & Construction IRS NUMBER: 264567130 STATE OF INCORPORATION: MD FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-36041 FILM NUMBER: 241161912 BUSINESS ADDRESS: STREET 1: 1835 MARKET STREET STREET 2: SUITE 2601 CITY: PHILADELPHIA STATE: PA ZIP: 19103 BUSINESS PHONE: 267-270-4800 MAIL ADDRESS: STREET 1: 1835 MARKET STREET STREET 2: SUITE 2601 CITY: PHILADELPHIA STATE: PA ZIP: 19103 FORMER COMPANY: FORMER CONFORMED NAME: INDEPENDENCE REALTY TRUST, INC DATE OF NAME CHANGE: 20110218 FORMER COMPANY: FORMER CONFORMED NAME: INDEPENDENCE REALTY TRUST INC DATE OF NAME CHANGE: 20110211 FORMER COMPANY: FORMER CONFORMED NAME: EMPIRE AMERICAN REALTY TRUST INC DATE OF NAME CHANGE: 20090610 8-K 1 irt-20240731.htm 8-K irt-20240731
FALSE000146608500014660852024-07-312024-07-31

UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
_____________________________________________
FORM 8-K
_____________________________________________
CURRENT REPORT
Pursuant to Section 13 or 15(d)
of the Securities Exchange Act of 1934
Date of Report (Date of Earliest Event Reported): July 31, 2024
_____________________________________________
Independence Realty Trust, Inc.
(Exact name of registrant as specified in its charter)
_____________________________________________
Maryland
001-36041
26-4567130
(State or other jurisdiction
of incorporation)
(Commission
File Number)
(I.R.S. Employer
Identification No.)
1835 Market Street, Suite 2601
Philadelphia, Pennsylvania, 19103
(Address of Principal Executive Office) (Zip Code)
(267) 270-4800
(Registrant’s telephone number, including area code)
N/A
Former name or former address, if changed since last report
_____________________________________________
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:
o
Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
o
Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
o
Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
o
Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
Title of each class
Trading Symbol(s)
Name of each exchange on which registered
Common stock
IRT
NYSE
Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).
Emerging growth company o
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. o





Item 2.02    Results of Operations and Financial Condition.
On July 31, 2024, we issued a press release announcing our financial results for the three and six months ended June 30, 2024. Additionally, we are furnishing certain supplemental information with this Current Report. Copies of such press release and such supplemental information are furnished as Exhibit 99.1 and Exhibit 99.2, respectively, to this Current Report and are incorporated by reference into this Item 2.02. The information in this Item 2.02, including Exhibit 99.1 and Exhibit 99.2 hereto, is being furnished and shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, or otherwise subject to the liabilities of that Section. The information in this Item 2.02 shall not be incorporated by reference into any registration statement or other document pursuant to the Securities Act of 1933, as amended.
Item 7.01    Regulation FD Disclosure.
The information provided in Item 2.02 above is incorporated by reference into this Item 7.01. The information incorporated by reference into this this Item 7.01 is being furnished and shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, or otherwise subject to the liabilities of that Section. The information incorporated by reference into this Item 7.01 shall not be incorporated by reference into any registration statement or other document pursuant to the Securities Act of 1933, as amended.
Item 9.01    Financial Statements and Exhibits.
(d)Exhibits.
99.1
99.2
104Cover Page Interactive Data File (embedded within the Inline XBRL document).


SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.
Independence Realty Trust, Inc.
July 31, 2024By:/s/ James J. Sebra
Name:James J. Sebra
Title:Chief Financial Officer and Treasurer

 EX-99.1 2 supex991-2024731.htm EX-99.1 Document

Exhibit 99.1

Independence Realty Trust Announces Second Quarter 2024 Financial Results and
Increases Midpoint of Full Year 2024 Same Store NOI, EPS, and Core FFO Guidance Ranges


PHILADELPHIA – (BUSINESS WIRE) – July 31, 2024 — Independence Realty Trust, Inc. (“IRT”) (NYSE: IRT), a multifamily apartment REIT, today announced its second quarter 2024 financial results and raised the midpoint of its full year 2024 same store NOI, EPS, and Core FFO guidance ranges.
Second Quarter Highlights
•Net income available to common shares of $10.4 million for the quarter ended June 30, 2024 compared to $10.7 million for the quarter ended June 30, 2023.
•Earnings per diluted share of $0.05 for the quarter ended June 30, 2024 compared to $0.05 for the quarter ended June 30, 2023.
•Same-store portfolio net operating income (“NOI”) growth of 2.8% for the quarter ended June 30, 2024 compared to the quarter ended June 30, 2023.
•Core Funds from Operations (“CFFO”) of $63.6 million for the quarter ended June 30, 2024 compared to $63.7 million for the quarter ended June 30, 2023. CFFO per share was $0.28 for the second quarter of 2024, as compared to $0.28 for the second quarter of 2023.
•Adjusted EBITDA of $83.6 million for the quarter ended June 30, 2024 compared to $89.2 million for the quarter ended June 30, 2023.
•Value add program completed renovations at 378 units during the quarter ended June 30, 2024, achieving a weighted average return on investment during the quarter of 15.7%.
Included later in this press release are definitions of NOI, CFFO, Adjusted EBITDA and other Non-GAAP financial measures and reconciliations of such measures to their most comparable financial measures as calculated and presented in accordance with GAAP, as well as, discussion of our same-store methodology.
Management Commentary
“Our results for the second quarter of 2024 highlight our strategy of driving occupancy, which was up 120 basis points year-over-year” said Scott Schaeffer, Chairman and CEO of IRT. “While industry-wide factors impacted our ability to achieve expected rental rate growth during the first half of this year, we stayed focused on resident retention and occupancy and delivered 3.6% revenue growth with 2.8% same store NOI growth. For the remainder of this year, we are increasing the mid-point of our full-year NOI and Core FFO guidance given our view of stable occupancy and our ability to drive lower operating expenses. Overall, we are confident in our team’s ability to achieve these results and believe IRT remains well-positioned in the multifamily sector due to our attractive portfolio which continues to see strong fundamentals.”
Same-Store Portfolio(1) Operating Results
Three Months Ended June 30, 2024
 Compared to
 Three Months Ended June 30, 2023
Six Months Ended June 30, 2024 Compared to
 Six Months Ended June 30, 2023
Rental and other property revenue3.6% increase3.5% increase
Property operating expenses4.9% increase5.0% increase
NOI2.8% increase2.6% increase
Portfolio average occupancy120 bps increase to 95.4%120 bps increase to 94.9%
Portfolio average rental rate1.6% increase to $1,5551.6% increase to $1,553
NOI Margin40 bps decrease to 61.7% 60 bps decrease to 62.1%
(1)Same-store portfolio includes 108 properties, which represent 32,153 units.
1

Operating Metrics
The table below summarizes operating metrics for the same-store portfolio for the applicable periods.
2Q 2024
July 2024(3)
Same-Store Portfolio(1)
   Average Occupancy95.4 %95.2 %
(4)
   Lease Over Lease Effective Rental Rate Growth:(2)
        New Leases(1.0)%(3.3)%
(5)
        Renewal Leases 3.5 %2.9 %
(5)
        Blended1.8 %0.2 %
(5)
   Resident Retention Rate55.8 %55.4 %
Same-Store Portfolio excluding Ongoing Value Add
   Average Occupancy95.6 %95.6 %
(4)
   Lease Over Lease Effective Rental Rate Growth:(2)
        New Leases(1.6)%(3.8)%
        Renewal Leases3.4 %2.9 %
        Blended1.6 %0.1 %
   Resident Retention Rate55.3 %56.0 %
Value Add (26 properties with Ongoing Value Add)
   Average Occupancy94.8 %94.3 %
(4)
   Lease Over Lease Effective Rental Rate Growth:(2)
        New Leases (all)1.0 %(2.2)%
               1st generation renovation leases (6)
6.3 %5.5 %
        Renewal Leases3.5 %3.0 %
        Blended2.7 %0.5 %
   Resident Retention Rate57.3 %53.8 %
(1)Same-store portfolio includes 108 properties, which represent 32,153 units.
(2)Lease-over-lease effective rent growth represents the change in effective monthly rent, as adjusted for concessions, for each unit that had a prior lease and current lease that are for a term of 9-13 months.
(3)July 2024 average occupancy is through July 30, 2024. New, renewal, and blended lease rates, and resident retention are for leases commencing during July 2024 that were signed as of July 30, 2024.
(4)As of July 30, 2024, same-store portfolio occupancy was 95.6%, same-store portfolio excluding ongoing value add occupancy was 95.9%, and value add occupancy was 94.6%.
(5)For the full third quarter 2024, we expect effective rent growth for new leases to be -1.0% to 0.3% and renewal leases to be 4.25% to 4.75% resulting in blended effective rent growth of 1.6% to 3.0%.
(6)1st generation renovation leases are a subset of new leases at value add properties and represent the first new lease in a unit after a completed renovation.
Value Add Program
We completed renovations on 378 units during the quarter ended June 30, 2024, achieving a return on investment of 15.7%, with an average cost per unit renovated of $18,067, and an average monthly rent increase per unit of $236 over unrenovated comps. We completed renovations on 698 units during the six months ended June 30, 2024, achieving a return on investment of 16.7%, with an average cost per unit renovated of $18,099, and an average monthly rent increase per unit of $253 over unrenovated comps. See the Value Add Summary page of our supplemental information for additional information on our projects’ life to date as of June 30, 2024.




2

Investment Activity
Properties Held for Sale and Dispositions
As of June 30, 2024, we had one property classified as held for sale and had sold one property during the three months ended June 30, 2024.
•Reserve at Creekside, Chattanooga, Tennessee: Sales of properties under our Portfolio Optimization and Deleveraging Strategy concluded with the sale of our tenth and final property on April 30, 2024, for a gross sales price of $28.5 million, and proceeds from the sale were used to pay outstanding mortgage debt in the amount of $15.0 million, and $13.3 million in borrowings under our unsecured revolver. In total, the Portfolio Optimization and Deleveraging Strategy resulted in the sale of ten properties for an aggregate gross sales price of $525.3 million and proceeds from the sales were used to repay $517.1 million of debt.
•Tapestry Park, Birmingham Alabama: During the three months ended March 31, 2024, in connection with our capital recycling program, we identified this property as held for sale and recognized a loss on impairment of $15.1 million. As of June 30, 2024, this property continued to be held for sale and was subsequently sold on July 17, 2024, for a gross sales price of $70.8 million. We expect to use the proceeds from this sale as part of a 1031 exchange to acquire a property in Tampa, Florida during the third quarter 2024.
Capital Expenditures
For the three months ended June 30, 2024, recurring capital expenditures for the total portfolio were $8.3 million, or $254 per unit, value add and non-recurring expenditures for the total portfolio were $24.8 million and development expenditures for the total portfolio were $15.4 million, respectively. For the six months ended June 30, 2024, recurring capital expenditures for the total portfolio were $13.5 million, or $412 per unit, value add and non-recurring expenditures for the total portfolio were $46.7 million and development expenditures for the total portfolio were $26.4 million, respectively.
Dividend Distribution
On June 10, 2024, our Board of Directors declared a quarterly dividend of $0.16 per share of common stock. The second quarter dividend was paid on July 19, 2024 to stockholders of record at the close of business on June 28, 2024.
2024 EPS, FFO and CFFO Guidance
We increased the midpoint of our 2024 earnings per diluted share, FFO, CFFO per share, and same-store NOI guidance ranges, while updating our interest expense, transaction volume, and capital expenditure guidance. Earnings per diluted share is now projected to be in the range of $0.36 to $0.38. A reconciliation of IRT's projected net income allocable to common shares to its projected CFFO per share is included below. See the schedules and definitions at the end of this release for further information regarding how IRT calculates CFFO and for management’s definition and rationale for the usefulness of CFFO.
Previous GuidanceCurrent GuidanceChange at Midpoint
2024 Full Year EPS and CFFO Guidance(1)(2)
LowHighLowHigh
Earnings per share$0.34 $0.38 $0.36 $0.38 $0.01 
Adjustments:
Depreciation and amortization
0.87 0.87 0.87 0.87 — 
Gain on sale of real estate assets(3)
(0.05)(0.05)(0.05)(0.05)— — 
FFO per share1.16 1.20 1.18 1.20 0.01 
Loan (premium accretion) discount amortization, net(0.04)(0.04)(0.04)(0.04)— 
CFFO per share$1.12 $1.16 $1.14 $1.16 $0.01 
3

(1)This guidance, including the underlying assumptions presented in the table below, constitutes forward-looking information. Actual full year 2024 EPS, FFO, and CFFO could vary significantly from the projections presented. See “Forward-Looking Statements”. Our guidance is based on the key guidance assumptions detailed below.
(2)Per share guidance is based on 230.9 million weighted average shares and units outstanding.
(3)Gain on sale of real estate assets includes the gains on sale (losses on impairment) recognized during the first quarter of 2024.
2024 Guidance Assumptions
Our key guidance assumptions for 2024 are enumerated below. See the definitions at the end of this release for further information regarding our same-store definitions.
Same-Store Portfolio
Previous 2024 Outlook(1)
Current 2024 Outlook(1)
Change at Midpoint
Number of properties/units108 properties / 32,153 units108 properties / 32,153 units—
Property revenue growth3.0% to 4.5%3.0% to 3.3%(0.6)%
Controllable operating expense growth4.9% to 5.9%4.0% to 4.5%(1.15)%
Real estate tax and insurance expense growth6.1% to 7.1%0.5% to 1.7%(5.5)%
Total operating expense growth5.4% to 6.4%2.6% to 3.4%(2.9)%
NOI growth1.0% to 4.0%2.7% to 3.7%0.7%
Corporate Expenses
   General and administrative & property
    management expenses		$51.5 million to $54.5 million$52.5 million to $53.5 million—
   Interest expense(2)
$83.0 million to $85.0 million$83.0 million to $84.0 million($0.5) million
Transaction/Investment Volume(3)
Acquisition volume$0 to $40 million$80 million to $82 million$61.0 million
Disposition volume$392 million to $396 million$395 million$1.0 million
Capital Expenditures
Recurring$21.0 million to $23.0 million$21.0 million to $23.0 million—
Value add & non-recurring$83.0 million to $85.0 million$76.0 million to $78.0 million($7.0) million
Development$54.5 million to $55.5 million$54.5 million to $55.5 million—
(1)This guidance, including the underlying assumptions, constitutes forward-looking information. Actual results could vary significantly from the projections presented. See “Forward-Looking Statements”.
(2)Interest expense includes amortization of deferred financing costs but excludes loan premium accretion, net. As a result of purchase accounting we recorded loan premiums, net, that are accreted into and reduce GAAP interest expense over the remaining term of the associated debt. However, loan premium accretion is excluded from CFFO.
(3)Acquisition volume reflects one property in Tampa, Florida that we expect to acquire in the third quarter of 2024. Disposition volume includes $324.6 million related to the sale of six properties sold during the six months ended June 30, 2024, and $70.8 million related to one property held for sale as of June 30, 2024. We continue to evaluate our portfolio for capital recycling opportunities so actual acquisition and disposition volume could vary significantly from our projections. We undertake no duty to update these assumptions. See “Forward-Looking Statements”.

4

Selected Financial Information
See the schedules at the end of this earnings release for selected financial information for IRT.
Non-GAAP Financial Measures and Definitions
We disclose the following non-GAAP financial measures in this earnings release: FFO, CFFO, NOI and Adjusted EBITDA. Included at the end of this release are definitions of these non-GAAP financial measures and a reconciliation of our reported net income to our FFO and CFFO, a reconciliation of our same-store NOI to our reported net income, a reconciliation of our Adjusted EBITDA to net income, and management’s rationales for the usefulness of each of these and other non-GAAP financial measures used in this release.
Conference Call
All interested parties can listen to the live conference call webcast at 9:00 AM ET on Thursday, August 1, 2024 from the investor relations section of the IRT website at www.irtliving.com or by dialing 1.888.440.3307, access code 1963990. For those who are not available to listen to the live call, the replay will be available shortly following the live call from the investor relations section of IRT’s website until the next earnings release. A replay of the conference call can also be accessed telephonically until Thursday, August 8, 2024 by dialing 1.800.770.2030, access code 1963990.
Supplemental Information
We produce supplemental information that includes details regarding the performance of the portfolio, financial information, non-GAAP financial measures, same-store information and other useful information for investors. The supplemental information is available via our website, www.irtliving.com, through the "Investor Relations" section.
About Independence Realty Trust, Inc.
Independence Realty Trust, Inc. (NYSE: IRT) is a real estate investment trust that owns and operates multifamily communities, across non-gateway U.S. markets including Atlanta, GA, Dallas, TX, Denver, CO, Columbus, OH, Indianapolis, IN, Raleigh-Durham, NC, Oklahoma City, OK, Nashville, TN, Houston, TX, and Tampa, FL. IRT’s investment strategy is focused on gaining scale near major employment centers within key amenity rich submarkets that offer good school districts and high-quality retail. IRT aims to provide stockholders attractive risk-adjusted returns through diligent portfolio management, strong operational performance, and a consistent return on capital through distributions and capital appreciation. More information may be found on the Company’s website www.irtliving.com.
5

Forward-Looking Statements
This release contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Such forward-looking statements include, but are not limited to, our earnings guidance, and the assumptions underlying such guidance, and anticipated enhancements to our financial results and future growth from our Portfolio Optimization and Deleveraging Strategy. All statements in this release that address financial and operating performance, events or developments that we expect or anticipate will occur or be achieved in the future are forward-looking statements.
Our forward-looking statements are not guarantees of future performance and involve estimates, projections, forecasts and assumptions, including as to matters that are not within our control, and are subject to risks and uncertainties including, without limitation, risks and uncertainties related to changes in market demand for rental apartment homes and pricing pressures, including from competitors, that could lead to declines in occupancy and rent levels, uncertainty and volatility in capital and credit markets, including changes that reduce availability, and increase costs, of capital, unexpected changes in our intention or ability to repay certain debt prior to maturity, increased costs on account of inflation, increased competition in the labor market, failure to realize cost savings, efficiencies and other benefits that we expect to result from our Portfolio Optimization and Deleveraging Strategy, inability to sell certain assets, including those assets designated as held for sale, within the time frames or at the pricing levels expected, failure to achieve expected benefits from the redeployment of proceeds from asset sales, delays in completing, and cost overruns incurred in connection with, our value add initiatives and failure to achieve rent increases and occupancy levels on account of the value add initiatives, unexpected impairments or impairments in excess of our estimates, increased regulations generally and specifically on the rental housing market, including legislation that may regulate rents and fees or delay or limit our ability to evict non-paying residents, risks endemic to real estate and the real estate industry generally, the impact of potential outbreaks of infectious diseases and measures intended to prevent the spread or address the effects thereof, the effects of natural and other disasters, unknown or unexpected liabilities, including the cost of legal proceedings, costs and disruptions as the result of a cybersecurity incident or other technology disruption, unexpected capital needs, inability to obtain appropriate insurance coverages at reasonable rates, or at all, or losses from catastrophes in excess of our insurance coverages, and share price fluctuations. Please refer to the documents filed by us with the SEC, including specifically the “Risk Factors” sections of our Annual Report on Form 10-K for the year ended December 31, 2023, and our other filings with the SEC, which identify additional factors that could cause actual results to differ from those contained in forward-looking statements.
These forward-looking statements are based upon the beliefs and expectations of our management at the time of this release and our actual results may differ materially from the expectations, intentions, beliefs, plans or predictions of the future expressed or implied by such forward-looking statements. We undertake no obligation to update these forward-looking statements to reflect events or circumstances after the date hereof or to reflect the occurrence of unanticipated events, except as may be required by law.









6


Schedule I
Independence Realty Trust, Inc.
Selected Financial Information
Dollars in thousands, except per share data
(unaudited)
For the Three Months Ended
Jun 30, 2024Mar 31, 2024Dec 31, 2023Sep 30, 2023Jun 30, 2023
Selected Financial Information:
Operating Statistics:
Net income (loss) available to common shares$10,354$17,577$(40,515)$3,930$10,709
Earnings (loss) per share -- diluted$0.05$0.08$(0.18)$0.02$0.05
Rental and other property revenue$158,104$160,331$166,730$168,375$163,601
Property operating expenses$60,883$59,971$59,703$63,300$62,071
NOI$97,221$100,360$107,027$105,075$101,530
NOI margin61.5%62.6%64.2%62.4%62.1%
Adjusted EBITDA$83,609$84,683$95,640$94,415$89,156
FFO per share$0.28$0.27$0.31$0.31$0.28
CFFO per share$0.28$0.27$0.30$0.30$0.28
Dividends per share$0.16$0.16$0.16$0.16$0.16
CFFO payout ratio57.1%59.3%53.3%53.3%57.1%
Portfolio Data:
Total gross assets $6,684,029$6,673,589$6,960,554$7,225,447$7,117,404
Total number of operating properties (a)110111116120119
Total units (a)32,68532,87734,43135,42735,249
Portfolio period end occupancy (a)95.5%95.0%94.6%94.4%94.6%
Portfolio average occupancy (a)95.3%94.4%94.4%94.6%94.1%
Portfolio average effective monthly rent, per unit (a)$1,554$1,550$1,558$1,556$1,538
Same-store portfolio period end occupancy (b)95.5%95.0%94.7%94.4%94.6%
Same-store portfolio average occupancy (b)95.4%94.4%94.5%94.5%94.2%
Same-store portfolio average effective
  monthly rent, per unit (b)		$1,555$1,551$1,555$1,548$1,531
Capitalization:
Total debt (c)$2,252,559$2,277,098$2,549,409$2,715,710$2,650,805
Common share price, period end$18.74$16.13$15.30$14.07$18.22
Market equity capitalization$4,330,137$3,726,224$3,528,996$3,245,135$4,202,342
Total market capitalization$6,582,696$6,003,322$6,078,405$5,960,845$6,853,147
Total debt/total gross assets33.7%34.1%36.6%37.6%37.2%
Net debt to Adjusted EBITDA (d)6.5x6.7x6.7x7.0x7.2x
Interest coverage4.8x4.1x4.1x4.3x4.0x
Common shares and OP Units:
Shares outstanding225,122,235225,070,396224,706,731224,695,566224,697,889
OP units outstanding5,941,6435,941,6435,946,5715,946,5715,946,571
Common shares and OP units outstanding231,063,878231,012,039230,653,302230,642,137230,644,460
Weighted average common shares and OP units230,734,872230,570,707230,452,570230,444,945230,369,086
(a)Excludes our development projects (Destination at Arista and Flatirons Flats). See the definitions at the end of this release.
(b)Same-store portfolio consists of 108 properties, which represent 32,153 units.
(c)Includes indebtedness associated with real estate held for sale, as applicable.
(d)Reflects net debt to Adjusted EBITDA, which is annualized for each period presented, including adjustments for the timing of acquisitions and dispositions impacting quarterly EBITDA. For the five quarters ended June 30, 2024, net debt to Adjusted EBITDA excluding adjustments for timing of acquisitions and dispositions was 6.6x, 6.5x, 6.5x, 7.0x, and 7.2x, respectively.
7

Schedule II
Independence Realty Trust, Inc.
Reconciliation of Net Income (Loss) to Funds from Operations and Core Funds From Operations
Dollars in thousands, except per share data
(unaudited)


For the Three Months Ended June 30,For the Six Months Ended
 June 30,
2024202320242023
Funds From Operations (FFO):
Net income$10,555 $10,988 $28,515 $19,861 
Add-Back (Deduct):
Real estate depreciation and amortization53,75753,701107,149 106,989 
Our share of real estate depreciation and amortization
  from investments in unconsolidated real estate entities		5985751,196 994 
Loss on impairment (gain on sale) of real estate assets, net,
  excluding prepayment gains		336—(9,273)(314)
FFO$65,246 $65,264 $127,587 $127,530 
FFO per share$0.28 $0.28 $0.55 $0.55 
CORE Funds From Operations (CFFO):
FFO$65,246 $65,264 $127,587 $127,530 
Add-Back (Deduct):
Other depreciation and amortization370283701 531 
Casualty losses4656802,767 831 
Loan (premium accretion) discount amortization, net(2,283)(2,737)(4,679)(5,493)
Prepayment (gains) penalties on asset dispositions(184)—(1,105)(670)
Gain on extinguishment of debt——(203)— 
Other expense (income), net—1921 234 
Restructuring costs— — — 3,213 
CFFO$63,614 $63,682 $125,069 $126,176 
CFFO per share$0.28 $0.28 $0.54 $0.55 
Weighted-average shares and units outstanding230,734,872230,369,086230,652,876230,278,208
8

Schedule III
Independence Realty Trust, Inc.
Reconciliation of Net Income (Loss) to Same-Store Net Operating Income (a)
Dollars in thousands
(unaudited)



For the Three Months Ended
Jun 30, 2024Mar 31, 2024Dec 31, 2023Sep 30, 2023Jun 30, 2023
Net income (loss)$10,555 $17,961 $(41,654)$3,986 $10,988 
   Other revenue(298)(203)(316)(232)(354)
   Property management expenses7,666 7,499 6,660 7,232 6,818 
   General and administrative
     expenses		6,244 8,381 5,043 3,660 5,910 
   Depreciation and amortization
    expense		54,127 53,721 55,902 55,546 53,984 
   Casualty losses465 2,301 59 35 680 
   Interest expense17,460 20,603 23,537 22,033 22,227 
   Loss on impairment (gain on sale)
    of real estate assets, net		152 (10,530)56,263 11,268 — 
   (Gain) loss on extinguishment of debt— (203)124 — — 
   Other loss (income), net— 1 79 369 72 
   Loss from investments in
     unconsolidated real estate entities		850 829 1,330 1,178 1,205 
NOI$97,221 $100,360 $107,027 $105,075 $101,530 
Less: Non same-store portfolio NOI2,293 5,989 9,863 10,123 9,155 
Same-store portfolio NOI$94,928 $94,371 $97,164 $94,952 $92,375 

(a)Same-store portfolio consists of 108 properties, which represent 32,153 units.


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Schedule IV
Independence Realty Trust, Inc.
Reconciliation of Net Income (Loss) to Adjusted EBITDA and Interest Coverage Ratio
Dollars in thousands
(unaudited)

 Three Months Ended
Jun 30, 2024Mar 31, 2024Dec 31, 2023Sep 30, 2023Jun 30, 2023
Net income (loss)$10,555 $17,961 $(41,654)$3,986 $10,988 
Add-Back (Deduct):
Interest expense17,460 20,603 23,537 22,033 22,227 
Depreciation and amortization54,127 53,721 55,902 55,546 53,984 
Casualty losses465 2,301 59 35 680 
Loss on impairment (gain on sale) of
  real estate assets, net		152 (10,530)56,263 11,268 — 
(Gain) loss on extinguishment of debt— (203)124 — — 
Loss from investments in
  unconsolidated real estate entities		850 829 1,330 1,178 1,205 
Other loss (income), net— 1 79 369 72 
Adjusted EBITDA$83,609 $84,683 $95,640 $94,415 $89,156 
INTEREST COST:
Interest expense$17,460 $20,603 $23,537 $22,033 $22,227 
INTEREST COVERAGE:4.8x4.1x4.1x4.3x4.0x

For the Three Months Ended June 30,For the Six Months Ended June 30,
2024202320242023
Net income (loss)$10,555 $10,988 $28,515 $19,861 
Add-Back (Deduct):
Interest expense17,460 22,227 38,063 44,351 
Depreciation and amortization54,127 53,984 107,850 107,520 
Casualty losses465 680 2,767 831 
Loss on impairment (gain on sale) of
 real estate assets, net		152 — (10,378)(985)
Gain on extinguishment of debt— — (203)— 
Loss from investments in unconsolidated
 real estate entities		850 1,205 1,679 1,981 
Other loss (income), net— 72 1 (21)
Restructuring costs— — — 3,213 
Adjusted EBITDA$83,609 $89,156 $168,294 $176,751 
INTEREST COST:
Interest expense$17,460 $22,227 $38,063 $44,351 
INTEREST COVERAGE:4.8x4.0x4.4x4.0x
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Schedule V
Independence Realty Trust, Inc.
Definitions
Average Effective Monthly Rent per Unit
Average effective rent per unit represents the average of gross rent amounts, divided by the average occupancy (in units) for the period presented. We believe average effective rent is a helpful measurement in evaluating average pricing. This metric, when presented, reflects the average effective rent per month.
Average Occupancy
Average occupancy represents the average occupied units for the reporting period divided by the average of total units available for rent for the reporting period.
Development Property
A development property is a property that is either currently under development or is in lease-up prior to reaching overall occupancy of 90%.
EBITDA and Adjusted EBITDA
Each of EBITDA and Adjusted EBITDA is a non-GAAP financial measure. EBITDA is defined as net income before interest expense including amortization of deferred financing costs, income tax expense, and depreciation and amortization expenses. Adjusted EBITDA is EBITDA before certain other non-cash or non-operating gains or losses related to items such as loss on impairment (gain on sale) of real estate, debt extinguishments and acquisition related debt extinguishment expenses, casualty (gains) losses, income (loss) from investments in unconsolidated real estate entities, and restructuring costs. We consider each of EBITDA and Adjusted EBITDA to be an appropriate supplemental measure of performance because it eliminates interest, income taxes, depreciation and amortization, and other non-cash or non-operating gains and losses, which permits investors to view income from operations without these non-cash or non-operating items. Our calculation of Adjusted EBITDA differs from the methodology used for calculating Adjusted EBITDA by certain other REITs and, accordingly, our Adjusted EBITDA may not be comparable to Adjusted EBITDA reported by other REITs.
Funds From Operations (“FFO”) and Core Funds From Operations (“CFFO”)
We believe that FFO and CFFO, each of which is a non-GAAP financial measure, are additional appropriate measures of the operating performance of a REIT and us in particular. We compute FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts (“NAREIT”), as net income or loss allocated to common shares (computed in accordance with GAAP), excluding real estate-related depreciation and amortization expense, loss on impairment (gain on sale) of real estate and the cumulative effect of changes in accounting principles. While our calculation of FFO is in accordance with NAREIT’s definition, it may differ from the methodology for calculating FFO utilized by other REITs and, accordingly, may not be comparable to FFO computations of such other REITs.
CFFO is a computation made by analysts and investors to measure a real estate company’s operating performance by removing the effect of items that do not reflect ongoing property operations, including depreciation and amortization of other items not included in FFO, and other non-cash or non-operating gains or losses related to items such as casualty (gains) losses, loan premium accretion and discount amortization, debt extinguishment costs, and restructuring costs from the determination of FFO.
Our calculation of CFFO may differ from the methodology used for calculating CFFO by other REITs and, accordingly, our CFFO may not be comparable to CFFO reported by other REITs. Our management utilizes FFO and CFFO as measures of our operating performance, and believe they are also useful to investors, because they facilitate an understanding of our operating performance after adjustment for certain non-cash or non-recurring items that are required by GAAP to be expensed but may not necessarily be indicative of current
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operating performance and our operating performance between periods. Furthermore, although FFO, CFFO and other supplemental performance measures are defined in various ways throughout the REIT industry, we believe that FFO and CFFO may provide us and our investors with an additional useful measure to compare our financial performance to certain other REITs. Neither FFO nor CFFO is equivalent to net income or cash generated from operating activities determined in accordance with GAAP. Furthermore, FFO and CFFO do not represent amounts available for management’s discretionary use because of needed capital replacement or expansion, debt service obligations or other commitments or uncertainties. Accordingly, FFO and CFFO do not measure whether cash flow is sufficient to fund all of our cash needs, including principal amortization and capital improvements. Neither FFO nor CFFO should be considered as an alternative to net income or any other GAAP measurement as an indicator of our operating performance or as an alternative to cash flow from operating, investing, and financing activities as a measure of our liquidity.
Interest Coverage
Interest coverage is a ratio computed by dividing Adjusted EBITDA by interest expense.
Net Debt
Net debt, a non-GAAP financial measure, equals total consolidated debt less cash and cash equivalents and loan premiums and discounts. The following table provides a reconciliation of total consolidated debt to net debt (dollars in thousands).
As of
Jun 30, 2024Mar 31, 2024Dec 31, 2023Sep 30, 2023Jun 30, 2023
Total debt$2,252,559 $2,277,098 $2,549,409 $2,715,710 $2,650,805 
Less: cash and cash equivalents(21,034)(21,275)(22,852)(17,216)(14,349)
Less: loan discounts and premiums, net(37,253)(39,804)(44,483)(50,772)(53,520)
Total net debt$2,194,272 $2,216,019 $2,482,074 $2,647,722 $2,582,936 
We present net debt and net debt to Adjusted EBITDA because management believes it is a useful measure of our credit position and progress toward reducing leverage. The calculation is limited because we may not always be able to use cash to repay debt on a dollar for dollar basis.
Net Operating Income
We believe that Net Operating Income (“NOI”), a non-GAAP financial measure, is a useful measure of our operating performance. We define NOI as total property revenues less total property operating expenses, excluding interest expense, depreciation and amortization, casualty related costs and gains, property management expenses, general and administrative expenses, net gains on sale of assets, and restructuring costs.
Other REITs may use different methodologies for calculating NOI, and accordingly, our NOI may not be comparable to other REITs. We believe that this measure provides an operating perspective not immediately apparent from GAAP operating income or net income. We use NOI to evaluate our performance on a same-store and non same-store basis because NOI measures the core operations of property performance by excluding corporate level expenses and other items not related to property operating performance and captures trends in rental housing and property operating expenses. However, NOI should only be used as an alternative measure of our financial performance.
Non Same-Store Properties and Non Same-Store Portfolio
Properties that did not meet the definition of a same-store property as of the beginning of the previous year.
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Same-Store Properties and Same-Store Portfolio
We review our same-store portfolio at the beginning of each calendar year. Properties are added into the same-store portfolio if they were owned and not a development property at the beginning of the previous year. Properties that are held for sale or have been sold are excluded from the same-store portfolio.

Rent Premium on Value Add Renovations

The rent premium reflects the per unit per month difference between the rental rate on the renovated unit excluding the impact of upfront concessions, if any, and the market rent for an unrenovated unit as of the date presented, as determined by management consistent with its customary rent-setting and evaluation procedures. We believe excluding the impact of upfront concessions from our rental rates when comparing to the market rental rates for unrenovated units makes the comparison most relevant and the resulting premium provides management with an indicator of the increased rent generated by the unit renovation.

Renovation Costs per Unit

Renovation costs per unit includes all costs to renovate the interior units and make certain exterior renovations, including clubhouses and amenities. Interior costs per unit are based on units leased. Exterior costs per unit are based on total units at the community. Excludes overhead costs to support and manage the value add program as those costs relate to the entire program and cannot be allocated to individual projects.

Return on Investment (“ROI”) on Value Add Renovations
ROI is calculated using the Rent Premium per unit per month, multiplied by 12, divided by the interior renovation costs per unit or the total renovation costs, as applicable. We use ROI on value add renovation projects to measure the profitability of a renovation project relative to other projects or relative to other uses of our capital.
Total Gross Assets
Total Gross Assets equals total assets plus accumulated depreciation and accumulated amortization, including fully depreciated or amortized real estate and real estate related assets. The following table provides a reconciliation of total assets to total gross assets (dollars in thousands).
As of
Jun 30, 2024Mar 31, 2024Dec 31, 2023Sep 30, 2023Jun 30, 2023
Total assets$5,940,261 $5,972,848 $6,280,175 $6,577,790 $6,517,400 
Plus: accumulated depreciation (a)
674,236 630,743 606,404 570,966 523,446 
Plus: accumulated amortization69,532 69,998 73,975 76,691 76,558 
Total gross assets$6,684,029 $6,673,589 $6,960,554 $7,225,447 $7,117,404 
(a)Includes accumulated depreciation associated with real estate held for sale, as applicable.
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 EX-99.2 3 supex992-2024731.htm EX-99.2 Document

Exhibit 99.2




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NYSE: IRT
WWW.IRTLIVING.COM

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TABLE OF CONTENTS
Trailing Five Quarters
Three and Six Months Ended June 30, 2024 and 2023
Three and Six Months Ended June 30, 2024 and 2023
Three and Six Months Ended June 30, 2024 and 2023
Three Months Ended June 30, 2024 and 2023 
Six Months Ended June 30, 2024 and 2023
Debt Maturity, Debt Covenant & Unencumbered Asset Statistics
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Independence Realty Trust
June 30, 2024
Company Information: 
Independence Realty Trust, Inc. (NYSE: IRT) is a real estate investment trust that owns and operates multifamily communities, across non-gateway U.S. markets including Atlanta, GA, Dallas, TX, Denver, CO, Columbus, OH, Indianapolis, IN, Raleigh-Durham, NC, Oklahoma City, OK, Nashville, TN, Houston, TX, and Tampa, FL. IRT’s investment strategy is focused on gaining scale near major employment centers within key amenity rich submarkets that offer good school districts and high-quality retail. IRT aims to provide stockholders attractive risk-adjusted returns through diligent portfolio management, strong operational performance, and a consistent return on capital through distributions and capital appreciation. More information may be found on the Company’s website www.irtliving.com.
Corporate Headquarters1835 Market Street, Suite 2601
Philadelphia, PA 19103
267.270.4800
Trading SymbolNYSE: “IRT”
Investor Relations ContactEdelman Smithfield
Ted McHugh and Lauren Torres
917-365-7979
IRT@edelman.com 
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Forward-Looking Statements
This release contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Such forward-looking statements include, but are not limited to, our earnings guidance, and the assumptions underlying such guidance, and anticipated enhancements to our financial results and future growth from our Portfolio Optimization and Deleveraging Strategy. All statements in this release that address financial and operating performance, events or developments that we expect or anticipate will occur or be achieved in the future are forward-looking statements.
Our forward-looking statements are not guarantees of future performance and involve estimates, projections, forecasts and assumptions, including as to matters that are not within our control, and are subject to risks and uncertainties including, without limitation, risks and uncertainties related to changes in market demand for rental apartment homes and pricing pressures, including from competitors, that could lead to declines in occupancy and rent levels, uncertainty and volatility in capital and credit markets, including changes that reduce availability, and increase costs, of capital, unexpected changes in our intention or ability to repay certain debt prior to maturity, increased costs on account of inflation, increased competition in the labor market, failure to realize cost savings, efficiencies and other benefits that we expect to result from our Portfolio Optimization and Deleveraging Strategy, inability to sell certain assets, including those assets designated as held for sale, within the time frames or at the pricing levels expected, failure to achieve expected benefits from the redeployment of proceeds from asset sales, delays in completing, and cost overruns incurred in connection with, our value add initiatives and failure to achieve rent increases and occupancy levels on account of the value add initiatives, unexpected impairments or impairments in excess of our estimates, increased regulations generally and specifically on the rental housing market, including legislation that may regulate rents and fees or delay or limit our ability to evict non-paying residents, risks endemic to real estate and the real estate industry generally, the impact of potential outbreaks of infectious diseases and measures intended to prevent the spread or address the effects thereof, the effects of natural and other disasters, unknown or unexpected liabilities, including the cost of legal proceedings, costs and disruptions as the result of a cybersecurity incident or other technology disruption, unexpected capital needs, inability to obtain appropriate insurance coverages at reasonable rates, or at all, or losses from catastrophes in excess of our insurance coverages, and share price fluctuations. Please refer to the documents filed by us with the SEC, including specifically the “Risk Factors” sections of our Annual Report on Form 10-K for the year ended December 31, 2023, and our other filings with the SEC, which identify additional factors that could cause actual results to differ from those contained in forward-looking statements.
These forward-looking statements are based upon the beliefs and expectations of our management at the time of this release and our actual results may differ materially from the expectations, intentions, beliefs, plans or predictions of the future expressed or implied by such forward-looking statements. We undertake no obligation to update these forward-looking statements to reflect events or circumstances after the date hereof or to reflect the occurrence of unanticipated events, except as may be required by law.

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Independence Realty Trust Announces Second Quarter 2024 Financial Results and
Increases Midpoint of Full Year 2024 Same Store NOI, EPS, and Core FFO Guidance Ranges


PHILADELPHIA – (BUSINESS WIRE) – July 31, 2024 — Independence Realty Trust, Inc. (“IRT”) (NYSE: IRT), a multifamily apartment REIT, today announced its second quarter 2024 financial results and raised the midpoint of its full year 2024 same store NOI, EPS, and Core FFO guidance ranges.
Second Quarter Highlights
•Net income available to common shares of $10.4 million for the quarter ended June 30, 2024 compared to $10.7 million for the quarter ended June 30, 2023.
•Earnings per diluted share of $0.05 for the quarter ended June 30, 2024 compared to $0.05 for the quarter ended June 30, 2023.
•Same-store portfolio net operating income (“NOI”) growth of 2.8% for the quarter ended June 30, 2024 compared to the quarter ended June 30, 2023.
•Core Funds from Operations (“CFFO”) of $63.6 million for the quarter ended June 30, 2024 compared to $63.7 million for the quarter ended June 30, 2023. CFFO per share was $0.28 for the second quarter of 2024, as compared to $0.28 for the second quarter of 2023.
•Adjusted EBITDA of $83.6 million for the quarter ended June 30, 2024 compared to $89.2 million for the quarter ended June 30, 2023.
•Value add program completed renovations at 378 units during the quarter ended June 30, 2024, achieving a weighted average return on investment during the quarter of 15.7%.
Included later in this press release are definitions of NOI, CFFO, Adjusted EBITDA and other Non-GAAP financial measures and reconciliations of such measures to their most comparable financial measures as calculated and presented in accordance with GAAP, as well as, discussion of our same-store methodology.
Management Commentary
“Our results for the second quarter of 2024 highlight our strategy of driving occupancy, which was up 120 basis points year-over-year” said Scott Schaeffer, Chairman and CEO of IRT. “While industry-wide factors impacted our ability to achieve expected rental rate growth during the first half of this year, we stayed focused on resident retention and occupancy and delivered 3.6% revenue growth with 2.8% same store NOI growth. For the remainder of this year, we are increasing the mid-point of our full-year NOI and Core FFO guidance given our view of stable occupancy and our ability to drive lower operating expenses. Overall, we are confident in our team’s ability to achieve these results and believe IRT remains well-positioned in the multifamily sector due to our attractive portfolio which continues to see strong fundamentals.”
Same-Store Portfolio(1) Operating Results
Three Months Ended June 30, 2024
 Compared to
 Three Months Ended June 30, 2023
Six Months Ended June 30, 2024 Compared to
 Six Months Ended June 30, 2023
Rental and other property revenue3.6% increase3.5% increase
Property operating expenses4.9% increase5.0% increase
NOI2.8% increase2.6% increase
Portfolio average occupancy120 bps increase to 95.4%120 bps increase to 94.9%
Portfolio average rental rate1.6% increase to $1,5551.6% increase to $1,553
NOI Margin40 bps decrease to 61.7% 60 bps decrease to 62.1%
(1)Same-store portfolio includes 108 properties, which represent 32,153 units.
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Operating Metrics
The table below summarizes operating metrics for the same-store portfolio for the applicable periods.
2Q 2024
July 2024(3)
Same-Store Portfolio(1)
   Average Occupancy95.4 %95.2 %
(4)
   Lease Over Lease Effective Rental Rate Growth:(2)
        New Leases(1.0)%(3.3)%
(5)
        Renewal Leases 3.5 %2.9 %
(5)
        Blended1.8 %0.2 %
(5)
   Resident Retention Rate55.8 %55.4 %
Same-Store Portfolio excluding Ongoing Value Add
   Average Occupancy95.6 %95.6 %
(4)
   Lease Over Lease Effective Rental Rate Growth:(2)
        New Leases(1.6)%(3.8)%
        Renewal Leases3.4 %2.9 %
        Blended1.6 %0.1 %
   Resident Retention Rate55.3 %56.0 %
Value Add (26 properties with Ongoing Value Add)
   Average Occupancy94.8 %94.3 %
(4)
   Lease Over Lease Effective Rental Rate Growth:(2)
        New Leases (all)1.0 %(2.2)%
               1st generation renovation leases (6)
6.3 %5.5 %
        Renewal Leases3.5 %3.0 %
        Blended2.7 %0.5 %
   Resident Retention Rate57.3 %53.8 %
(1)Same-store portfolio includes 108 properties, which represent 32,153 units.
(2)Lease-over-lease effective rent growth represents the change in effective monthly rent, as adjusted for concessions, for each unit that had a prior lease and current lease that are for a term of 9-13 months.
(3)July 2024 average occupancy is through July 30, 2024. New, renewal, and blended lease rates, and resident retention are for leases commencing during July 2024 that were signed as of July 30, 2024.
(4)As of July 30, 2024, same-store portfolio occupancy was 95.6%, same-store portfolio excluding ongoing value add occupancy was 95.9%, and value add occupancy was 94.6%.
(5)For the full third quarter 2024, we expect effective rent growth for new leases to be -1.0% to 0.3% and renewal leases to be 4.25% to 4.75% resulting in blended effective rent growth of 1.6% to 3.0%.
(6)1st generation renovation leases are a subset of new leases at value add properties and represent the first new lease in a unit after a completed renovation.
Value Add Program
We completed renovations on 378 units during the quarter ended June 30, 2024, achieving a return on investment of 15.7%, with an average cost per unit renovated of $18,067, and an average monthly rent increase per unit of $236 over unrenovated comps. We completed renovations on 698 units during the six months ended June 30, 2024, achieving a return on investment of 16.7%, with an average cost per unit renovated of $18,099, and an average monthly rent increase per unit of $253 over unrenovated comps. See the Value Add Summary page of our supplemental information for additional information on our projects’ life to date as of June 30, 2024.




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Investment Activity
Properties Held for Sale and Dispositions
As of June 30, 2024, we had one property classified as held for sale and had sold one property during the three months ended June 30, 2024.
•Reserve at Creekside, Chattanooga, Tennessee: Sales of properties under our Portfolio Optimization and Deleveraging Strategy concluded with the sale of our tenth and final property on April 30, 2024, for a gross sales price of $28.5 million, and proceeds from the sale were used to pay outstanding mortgage debt in the amount of $15.0 million, and $13.3 million in borrowings under our unsecured revolver. In total, the Portfolio Optimization and Deleveraging Strategy resulted in the sale of ten properties for an aggregate gross sales price of $525.3 million and proceeds from the sales were used to repay $517.1 million of debt.
•Tapestry Park, Birmingham Alabama: During the three months ended March 31, 2024, in connection with our capital recycling program, we identified this property as held for sale and recognized a loss on impairment of $15.1 million. As of June 30, 2024, this property continued to be held for sale and was subsequently sold on July 17, 2024, for a gross sales price of $70.8 million. We expect to use the proceeds from this sale as part of a 1031 exchange to acquire a property in Tampa, Florida during the third quarter 2024.
Capital Expenditures
For the three months ended June 30, 2024, recurring capital expenditures for the total portfolio were $8.3 million, or $254 per unit, value add and non-recurring expenditures for the total portfolio were $24.8 million and development expenditures for the total portfolio were $15.4 million, respectively. For the six months ended June 30, 2024, recurring capital expenditures for the total portfolio were $13.5 million, or $412 per unit, value add and non-recurring expenditures for the total portfolio were $46.7 million and development expenditures for the total portfolio were $26.4 million, respectively.
Dividend Distribution
On June 10, 2024, our Board of Directors declared a quarterly dividend of $0.16 per share of common stock. The second quarter dividend was paid on July 19, 2024 to stockholders of record at the close of business on June 28, 2024.
2024 EPS, FFO and CFFO Guidance
We increased the midpoint of our 2024 earnings per diluted share, FFO, CFFO per share, and same-store NOI guidance ranges, while updating our interest expense, transaction volume, and capital expenditure guidance. Earnings per diluted share is now projected to be in the range of $0.36 to $0.38. A reconciliation of IRT's projected net income allocable to common shares to its projected CFFO per share is included below. See the schedules and definitions at the end of this release for further information regarding how IRT calculates CFFO and for management’s definition and rationale for the usefulness of CFFO.
Previous GuidanceCurrent GuidanceChange at Midpoint
2024 Full Year EPS and CFFO Guidance(1)(2)
LowHighLowHigh
Earnings per share$0.34 $0.38 $0.36 $0.38 $0.01 
Adjustments:
Depreciation and amortization
0.87 0.87 0.87 0.87 — 
Gain on sale of real estate assets(3)
(0.05)(0.05)(0.05)(0.05)— — 
FFO per share1.16 1.20 1.18 1.20 0.01 
Loan (premium accretion) discount amortization, net(0.04)(0.04)(0.04)(0.04)— 
CFFO per share$1.12 $1.16 $1.14 $1.16 $0.01 
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(1)This guidance, including the underlying assumptions presented in the table below, constitutes forward-looking information. Actual full year 2024 EPS, FFO, and CFFO could vary significantly from the projections presented. See “Forward-Looking Statements”. Our guidance is based on the key guidance assumptions detailed below.
(2)Per share guidance is based on 230.9 million weighted average shares and units outstanding.
(3)Gain on sale of real estate assets includes the gains on sale (losses on impairment) recognized during the first quarter of 2024.
2024 Guidance Assumptions
Our key guidance assumptions for 2024 are enumerated below. See the definitions at the end of this release for further information regarding our same-store definitions.
Same-Store Portfolio
Previous 2024 Outlook(1)
Current 2024 Outlook(1)
Change at Midpoint
Number of properties/units108 properties / 32,153 units108 properties / 32,153 units—
Property revenue growth3.0% to 4.5%3.0% to 3.3%(0.6)%
Controllable operating expense growth4.9% to 5.9%4.0% to 4.5%(1.15)%
Real estate tax and insurance expense growth6.1% to 7.1%0.5% to 1.7%(5.5)%
Total operating expense growth5.4% to 6.4%2.6% to 3.4%(2.9)%
NOI growth1.0% to 4.0%2.7% to 3.7%0.7%
Corporate Expenses
   General and administrative & property
    management expenses		$51.5 million to $54.5 million$52.5 million to $53.5 million—
   Interest expense(2)
$83.0 million to $85.0 million$83.0 million to $84.0 million($0.5) million
Transaction/Investment Volume(3)
Acquisition volume$0 to $40 million$80 million to $82 million$61.0 million
Disposition volume$392 million to $396 million$395 million$1.0 million
Capital Expenditures
Recurring$21.0 million to $23.0 million$21.0 million to $23.0 million—
Value add & non-recurring$83.0 million to $85.0 million$76.0 million to $78.0 million($7.0) million
Development$54.5 million to $55.5 million$54.5 million to $55.5 million—
(1)This guidance, including the underlying assumptions, constitutes forward-looking information. Actual results could vary significantly from the projections presented. See “Forward-Looking Statements”.
(2)Interest expense includes amortization of deferred financing costs but excludes loan premium accretion, net. As a result of purchase accounting we recorded loan premiums, net, that are accreted into and reduce GAAP interest expense over the remaining term of the associated debt. However, loan premium accretion is excluded from CFFO.
(3)Acquisition volume reflects one property in Tampa, Florida that we expect to acquire in the third quarter of 2024. Disposition volume includes $324.6 million related to the sale of six properties sold during the six months ended June 30, 2024, and $70.8 million related to one property held for sale as of June 30, 2024. We continue to evaluate our portfolio for capital recycling opportunities so actual acquisition and disposition volume could vary significantly from our projections. We undertake no duty to update these assumptions. See “Forward-Looking Statements”.

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Selected Financial Information
See the schedules at the end of this earnings release for selected financial information for IRT.
Non-GAAP Financial Measures and Definitions
We disclose the following non-GAAP financial measures in this earnings release: FFO, CFFO, NOI and Adjusted EBITDA. Included at the end of this release are definitions of these non-GAAP financial measures and a reconciliation of our reported net income to our FFO and CFFO, a reconciliation of our same-store NOI to our reported net income, a reconciliation of our Adjusted EBITDA to net income, and management’s rationales for the usefulness of each of these and other non-GAAP financial measures used in this release.
Conference Call
All interested parties can listen to the live conference call webcast at 9:00 AM ET on Thursday, August 1, 2024 from the investor relations section of the IRT website at www.irtliving.com or by dialing 1.888.440.3307, access code 1963990. For those who are not available to listen to the live call, the replay will be available shortly following the live call from the investor relations section of IRT’s website until the next earnings release. A replay of the conference call can also be accessed telephonically until Thursday, August 8, 2024 by dialing 1.800.770.2030, access code 1963990.
Supplemental Information
We produce supplemental information that includes details regarding the performance of the portfolio, financial information, non-GAAP financial measures, same-store information and other useful information for investors. The supplemental information is available via our website, www.irtliving.com, through the "Investor Relations" section.
About Independence Realty Trust, Inc.
Independence Realty Trust, Inc. (NYSE: IRT) is a real estate investment trust that owns and operates multifamily communities, across non-gateway U.S. markets including Atlanta, GA, Dallas, TX, Denver, CO, Columbus, OH, Indianapolis, IN, Raleigh-Durham, NC, Oklahoma City, OK, Nashville, TN, Houston, TX, and Tampa, FL. IRT’s investment strategy is focused on gaining scale near major employment centers within key amenity rich submarkets that offer good school districts and high-quality retail. IRT aims to provide stockholders attractive risk-adjusted returns through diligent portfolio management, strong operational performance, and a consistent return on capital through distributions and capital appreciation. More information may be found on the Company’s website www.irtliving.com.
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Forward-Looking Statements
This release contains certain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended. Such forward-looking statements include, but are not limited to, our earnings guidance, and the assumptions underlying such guidance, and anticipated enhancements to our financial results and future growth from our Portfolio Optimization and Deleveraging Strategy. All statements in this release that address financial and operating performance, events or developments that we expect or anticipate will occur or be achieved in the future are forward-looking statements.
Our forward-looking statements are not guarantees of future performance and involve estimates, projections, forecasts and assumptions, including as to matters that are not within our control, and are subject to risks and uncertainties including, without limitation, risks and uncertainties related to changes in market demand for rental apartment homes and pricing pressures, including from competitors, that could lead to declines in occupancy and rent levels, uncertainty and volatility in capital and credit markets, including changes that reduce availability, and increase costs, of capital, unexpected changes in our intention or ability to repay certain debt prior to maturity, increased costs on account of inflation, increased competition in the labor market, failure to realize cost savings, efficiencies and other benefits that we expect to result from our Portfolio Optimization and Deleveraging Strategy, inability to sell certain assets, including those assets designated as held for sale, within the time frames or at the pricing levels expected, failure to achieve expected benefits from the redeployment of proceeds from asset sales, delays in completing, and cost overruns incurred in connection with, our value add initiatives and failure to achieve rent increases and occupancy levels on account of the value add initiatives, unexpected impairments or impairments in excess of our estimates, increased regulations generally and specifically on the rental housing market, including legislation that may regulate rents and fees or delay or limit our ability to evict non-paying residents, risks endemic to real estate and the real estate industry generally, the impact of potential outbreaks of infectious diseases and measures intended to prevent the spread or address the effects thereof, the effects of natural and other disasters, unknown or unexpected liabilities, including the cost of legal proceedings, costs and disruptions as the result of a cybersecurity incident or other technology disruption, unexpected capital needs, inability to obtain appropriate insurance coverages at reasonable rates, or at all, or losses from catastrophes in excess of our insurance coverages, and share price fluctuations. Please refer to the documents filed by us with the SEC, including specifically the “Risk Factors” sections of our Annual Report on Form 10-K for the year ended December 31, 2023, and our other filings with the SEC, which identify additional factors that could cause actual results to differ from those contained in forward-looking statements.
These forward-looking statements are based upon the beliefs and expectations of our management at the time of this release and our actual results may differ materially from the expectations, intentions, beliefs, plans or predictions of the future expressed or implied by such forward-looking statements. We undertake no obligation to update these forward-looking statements to reflect events or circumstances after the date hereof or to reflect the occurrence of unanticipated events, except as may be required by law.









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FINANCIAL & OPERATING HIGHLIGHTS
Dollars in thousands, except per share data
For the Three Months Ended
Jun 30, 2024Mar 31, 2024Dec 31, 2023Sep 30, 2023Jun 30, 2023
Selected Financial Information:
Operating Statistics:
Net income (loss) available to common shares$10,354$17,577$(40,515)$3,930$10,709
Earnings (loss) per share -- diluted$0.05$0.08$(0.18)$0.02$0.05
Rental and other property revenue$158,104$160,331$166,730$168,375$163,601
Property operating expenses$60,883$59,971$59,703$63,300$62,071
NOI$97,221$100,360$107,027$105,075$101,530
NOI margin61.5%62.6%64.2%62.4%62.1%
Adjusted EBITDA$83,609$84,683$95,640$94,415$89,156
FFO per share$0.28$0.27$0.31$0.31$0.28
CFFO per share$0.28$0.27$0.30$0.30$0.28
Dividends per share$0.16$0.16$0.16$0.16$0.16
CFFO payout ratio57.1%59.3%53.3%53.3%57.1%
Portfolio Data:
Total gross assets $6,684,029$6,673,589$6,960,554$7,225,447$7,117,404
Total number of operating properties (a)110111116120119
Total units (a)32,68532,87734,43135,42735,249
Portfolio period end occupancy (a)95.5%95.0%94.6%94.4%94.6%
Portfolio average occupancy (a)95.3%94.4%94.4%94.6%94.1%
Portfolio average effective monthly rent, per unit (a)$1,554$1,550$1,558$1,556$1,538
Same-store portfolio period end occupancy (b)95.5%95.0%94.7%94.4%94.6%
Same-store portfolio average occupancy (b)95.4%94.4%94.5%94.5%94.2%
Same-store portfolio average effective
  monthly rent, per unit (b)		$1,555$1,551$1,555$1,548$1,531
Capitalization:
Total debt (c)$2,252,559$2,277,098$2,549,409$2,715,710$2,650,805
Common share price, period end$18.74$16.13$15.30$14.07$18.22
Market equity capitalization$4,330,137$3,726,224$3,528,996$3,245,135$4,202,342
Total market capitalization$6,582,696$6,003,322$6,078,405$5,960,845$6,853,147
Total debt/total gross assets33.7%34.1%36.6%37.6%37.2%
Net debt to Adjusted EBITDA (d)6.5x6.7x6.7x7.0x7.2x
Interest coverage4.8x4.1x4.1x4.3x4.0x
Common shares and OP Units:
Shares outstanding225,122,235225,070,396224,706,731224,695,566224,697,889
OP units outstanding5,941,6435,941,6435,946,5715,946,5715,946,571
Common shares and OP units outstanding231,063,878231,012,039230,653,302230,642,137230,644,460
Weighted average common shares and OP units230,734,872230,570,707230,452,570230,444,945230,369,086
(a)Excludes our development projects (Destination at Arista and Flatirons Flats). See the definitions at the end of this release.
(b)Same-store portfolio consists of 108 properties, which represent 32,153 units.
(c)Includes indebtedness associated with real estate held for sale, as applicable.
(d)Reflects net debt to Adjusted EBITDA, which is annualized for each period presented, including adjustments for the timing of acquisitions and dispositions impacting quarterly EBITDA. For the five quarters ended June 30, 2024, net debt to Adjusted EBITDA excluding adjustments for timing of acquisitions and dispositions was 6.6x, 6.5x, 6.5x, 7.0x, and 7.2x, respectively.
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BALANCE SHEETS
Dollars in thousands, except per share data
As of
Jun 30, 2024Mar 31, 2024Dec 31, 2023Sep 30, 2023Jun 30, 2023
Assets:
Real estate held for investment, at cost$6,218,019 $6,183,009 $6,259,212 $6,754,022 $6,610,233 
Less: accumulated depreciation(667,681)(622,713)(582,760)(567,200)(519,680)
Real estate held for investment, net5,550,338 5,560,296 5,676,452 6,186,822 6,090,553 
Real estate held for sale69,829 98,603 296,334 75,392 86,576 
Real estate under development115,196 109,338 98,365 83,547 121,733 
Cash and cash equivalents21,034 21,275 22,852 17,216 14,349 
Restricted cash26,364 20,625 27,880 31,772 28,163 
Investment in unconsolidated real estate entities90,347 89,487 89,044 87,592 99,968 
Other assets28,731 34,379 39,245 41,926 31,799 
Derivative assets38,422 38,845 29,937 53,258 44,259 
Intangible assets, net— — 66 265 — 
Total assets$5,940,261 $5,972,848 $6,280,175 $6,577,790 $6,517,400 
Liabilities and Equity:
Indebtedness, net$2,202,961 $2,212,273 $2,426,788 $2,675,117 $2,609,903 
Indebtedness associated with real estate held
  for sale, net		49,598 64,825 122,621 40,593 40,902 
Accounts payable and accrued expenses102,040 83,678 109,074 138,549 115,664 
Accrued interest payable6,795 7,145 7,917 8,275 7,986 
Dividends payable36,906 36,896 36,858 36,858 36,856 
Other liabilities8,421 8,928 9,723 10,642 11,172 
Total liabilities2,406,721 2,413,745 2,712,981 2,910,034 2,822,483 
Equity:
Shareholders' Equity:
Preferred shares, $0.01 par value per share— — — — — 
Common shares, $0.01 par value per share2,251 2,251 2,247 2,247 2,247 
Additional paid in capital3,754,756 3,753,833 3,751,942 3,751,001 3,754,839 
Accumulated other comprehensive income34,380 34,501 25,513 47,910 38,823 
Accumulated deficit(392,627)(367,015)(348,405)(271,982)(239,972)
Total shareholders' equity3,398,760 3,423,570 3,431,297 3,529,176 3,555,937 
Noncontrolling Interests134,780 135,533 135,897 138,580 138,980 
Total equity3,533,540 3,559,103 3,567,194 3,667,756 3,694,917 
Total liabilities and equity$5,940,261 $5,972,848 $6,280,175 $6,577,790 $6,517,400 

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STATEMENTS OF OPERATIONS, FFO & CFFO
TRAILING FIVE QUARTERS (Dollars in thousands, except per share data)
For the Three Months Ended
Jun 30, 2024Mar 31, 2024Dec 31, 2023Sep 30, 2023Jun 30, 2023
Revenue:
Rental and other property revenue$158,104 $160,331 $166,730 $168,375 $163,601 
Other revenue298203316232354
Total revenue158,402160,534167,046168,607163,955
Expenses:
Property operating expenses60,88359,97159,70363,30062,071
Property management expenses7,6667,4996,6607,2326,818
General and administrative expenses (a)6,2448,3815,0433,6605,910
Depreciation and amortization expense54,12753,72155,90255,54653,984
Casualty losses4652,3015935680
Total expenses129,385131,873127,367129,773129,463
Interest expense(17,460)(20,603)(23,537)(22,033)(22,227)
(Loss on impairment) gain on sale of real estate
  assets, net
 		(152)10,530(56,263)(11,268)—
Gain (loss) on extinguishment of debt—203(124)——
Other (loss) income, net—(1)(79)(369)(72)
(Loss) gain from investments in unconsolidated
  real estate entities		(850)(829)(1,330)(1,178)(1,205)
Net income (loss)$10,555 $17,961 $(41,654)$3,986 $10,988 
(Income) loss allocated to noncontrolling interests(201)(384)1,139(56)(279)
Net income (loss) available to common shares$10,354 $17,577 $(40,515)$3,930 $10,709 
Earnings (loss) per share - basic$0.05 $0.08 $(0.18)$0.02 $0.05 
Weighted-average shares outstanding - Basic224,793,229224,627,115224,505,999224,498,374224,422,515
Earnings (loss) per share - diluted$0.05 $0.08 $(0.18)$0.02 $0.05 
Weighted-average shares outstanding - Diluted225,418,825225,226,270224,505,999225,140,555225,073,890
Funds From Operations (FFO):
Net income (loss)$10,555 $17,961 $(41,654)$3,986 $10,988 
Add-Back (Deduct):
Real estate depreciation and amortization53,75753,39055,51055,21753,701
Our share of real estate depreciation and
  amortization from investments in unconsolidated
   real estate entities		598598636486575
Loss on impairment (gain on sale) of real estate
  assets, net, excluding prepayment gains		336(9,609)57,49211,268—
FFO$65,246 $62,340 $71,984 $70,957 $65,264 
FFO per share$0.28 $0.27 $0.31 $0.31 $0.28 
CORE Funds From Operations (CFFO):
FFO$65,246 $62,340 $71,984 $70,957 $65,264 
Add-Back (Deduct):
Other depreciation and amortization370331391329283
Casualty losses4652,3015935680
Loan (premium accretion) discount amortization,
 net		(2,283)(2,395)(2,659)(2,747)(2,737)
Prepayment (gains) penalties on asset dispositions(184)(921)(1,229)——
(Gain) loss on extinguishment of debt—(203)124——
Other expense (income), net—179429192
CFFO$63,614 $61,454 $68,749 $69,003 $63,682 
CFFO per share$0.28 $0.27 $0.30 $0.30 $0.28 
Weighted-average shares and units
  outstanding		230,734,872230,570,707230,452,570230,444,945230,369,086
(a)Included in the three months ended March 31, 2024 is $2.5 million of stock compensation expense recorded with respect to stock awards granted to retirement eligible employees.
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STATEMENTS OF OPERATIONS, FFO & CFFO
(Dollars in thousands, except per share data)
For the Three Months Ended June 30,For the Six Months Ended
 June 30,
2024202320242023
Revenue:
Rental and other property revenue$158,104 $163,601 $318,436 $324,736 
Other revenue298354501 594 
Total revenue158,402163,955318,937 325,330 
Expenses:
Property operating expenses60,88362,071120,854 121,327 
Property management expenses7,6666,81815,165 13,189 
General and administrative expenses6,2445,91014,624 14,063 
Depreciation and amortization expense54,12753,984107,850 107,520 
Casualty losses4656802,767 831 
Total expenses129,385129,463261,260 256,930 
Interest expense(17,460)(22,227)(38,063)(44,351)
(Loss on impairment) gain on sale of real estate assets, net(152)—10,378 985 
Gain on extinguishment of debt——203 — 
Other (loss) income, net—(72)(1)21 
Loss from investments in unconsolidated real estate entities(850)(1,205)(1,679)(1,981)
Restructuring costs— — — (3,213)
Net income10,555 10,988 28,515 19,861 
Income allocated to noncontrolling interests(201)(279)(585)(503)
Net income available to common shares$10,354 $10,709 $27,930 $19,358 
Earnings per share - basic$0.05 $0.05 $0.12 $0.09 
Weighted-average shares outstanding - Basic224,793,229224,422,515224,710,259224,325,246
Earnings per share - diluted$0.05 $0.05 $0.12 $0.09 
Weighted-average shares outstanding - Diluted225,418,825225,073,890225,403,082225,088,261
Funds From Operations (FFO):
Net income$10,555 $10,988 $28,515 $19,861 
Add-Back (Deduct):
Real estate depreciation and amortization53,75753,701107,149 106,989 
Our share of real estate depreciation and amortization
  from investments in unconsolidated real estate entities		5985751,196 994 
Loss on impairment (gain on sale) of real estate assets, net,
  excluding prepayment gains		336—(9,273)(314)
FFO$65,246 $65,264 $127,587 $127,530 
FFO per share$0.28 $0.28 $0.55 $0.55 
CORE Funds From Operations (CFFO):
FFO$65,246 $65,264 $127,587 $127,530 
Add-Back (Deduct):
Other depreciation and amortization370283701 531 
Casualty losses4656802,767 831 
Loan (premium accretion) discount amortization, net(2,283)(2,737)(4,679)(5,493)
Prepayment (gains) penalties on asset dispositions(184)—(1,105)(670)
Gain on extinguishment of debt——(203)— 
Other expense (income), net—1921 234 
Restructuring costs— — — 3,213 
CFFO$63,614 $63,682 $125,069 $126,176 
CFFO per share$0.28 $0.28 $0.54 $0.55 
Weighted-average shares and units outstanding230,734,872230,369,086230,652,876230,278,208
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ADJUSTED EBITDA RECONCILIATION AND COVERAGE RATIO
Dollars in thousands

 Three Months Ended
Jun 30, 2024Mar 31, 2024Dec 31, 2023Sep 30, 2023Jun 30, 2023
Net income (loss)$10,555 $17,961 $(41,654)$3,986 $10,988 
Add-Back (Deduct):
Interest expense17,460 20,603 23,537 22,033 22,227 
Depreciation and amortization54,127 53,721 55,902 55,546 53,984 
Casualty losses465 2,301 59 35 680 
Loss on impairment (gain on sale) of
  real estate assets, net		152 (10,530)56,263 11,268 — 
(Gain) loss on extinguishment of debt— (203)124 — — 
Loss from investments in
  unconsolidated real estate entities		850 829 1,330 1,178 1,205 
Other loss (income), net— 1 79 369 72 
Adjusted EBITDA$83,609 $84,683 $95,640 $94,415 $89,156 
INTEREST COST:
Interest expense$17,460 $20,603 $23,537 $22,033 $22,227 
INTEREST COVERAGE:4.8x4.1x4.1x4.3x4.0x

For the Three Months Ended June 30,For the Six Months Ended June 30,
2024202320242023
Net income (loss)$10,555 $10,988 $28,515 $19,861 
Add-Back (Deduct):
Interest expense17,460 22,227 38,063 44,351 
Depreciation and amortization54,127 53,984 107,850 107,520 
Casualty losses465 680 2,767 831 
Loss on impairment (gain on sale) of real estate assets, net152 — (10,378)(985)
Gain on extinguishment of debt— — (203)— 
Loss from investments in unconsolidated real estate entities850 1,205 1,679 1,981 
Other loss (income), net— 72 1 (21)
Restructuring costs— — — 3,213 
Adjusted EBITDA$83,609 $89,156 $168,294 $176,751 
INTEREST COST:
Interest expense$17,460 $22,227 $38,063 $44,351 
INTEREST COVERAGE:4.8x4.0x4.4x4.0x
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SAME-STORE PORTFOLIO NET OPERATING INCOME & NOI BRIDGE (a) (b)
TRAILING FIVE QUARTERS
Dollars in thousands, except per unit data


For the Three Months Ended
Jun 30, 2024Mar 31, 2024Dec 31, 2023Sep 30, 2023Jun 30, 2023
Revenue:
Rental and other property revenue$153,969 $150,618 $150,903 $152,138 $148,645 
Property Operating Expenses:
Real estate taxes18,626 18,970 18,463 18,503 18,576 
Property insurance4,014 4,150 4,255 4,075 3,600 
Personnel expenses12,806 12,199 11,741 12,007 11,745 
Utilities7,460 7,713 7,419 7,719 7,063 
Repairs and maintenance6,495 4,825 3,407 5,761 5,997 
Contract services5,886 5,101 5,254 5,608 5,941 
Advertising expenses2,065 1,596 1,616 1,915 1,592 
Other expenses1,689 1,693 1,584 1,598 1,756 
Total property operating expenses59,041 56,247 53,739 57,186 56,270 
Same-store portfolio NOI$94,928 $94,371 $97,164 $94,952 $92,375 
Same-store portfolio NOI margin61.7 %62.7 %64.4 %62.4 %62.1 %
Average occupancy95.4 %94.4 %94.5 %94.5 %94.2 %
Average effective monthly rent, per unit$1,555 $1,551 $1,555 $1,548 $1,531 


For the Three Months Ended
Jun 30, 2024Mar 31, 2024Dec 31, 2023Sep 30, 2023Jun 30, 2023
Rental and other property revenue
Same-store portfolio$153,969 $150,618 $150,903 $152,138 $148,645 
Non same-store portfolio4,135 9,713 15,827 16,237 14,956 
Total rental and other property revenue158,104 160,331 166,730 168,375 163,601 
Property operating expenses
Same-store portfolio59,041 56,247 53,739 57,186 56,270 
Non same-store portfolio1,842 3,724 5,964 6,114 5,801 
Total property operating expenses60,883 59,971 59,703 63,300 62,071 
NOI
Same-store portfolio94,928 94,371 97,164 94,952 92,375 
Non same-store portfolio2,293 5,989 9,863 10,123 9,155 
Total property NOI$97,221 $100,360 $107,027 $105,075 $101,530 

(a)Same-store portfolio consists of 108 properties, which represent 32,153 units.
(b)See the definitions at the end of this release for a reconciliation from GAAP net income (loss) to NOI.


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SAME-STORE PORTFOLIO NET OPERATING INCOME (a)
THREE AND SIX MONTHS ENDED JUNE 30, 2024 AND 2023
Dollars in thousands, except per unit data
For the Three Months Ended
 June 30,		For the Six Months Ended
 June 30,
20242023% change20242023% change
Revenue:   
Rental and other property revenue$153,969 $148,645 3.6 %$304,587 $294,346 3.5 %
Property Operating Expenses:
Real estate taxes18,626 18,576 0.3 %37,596 37,055 1.5 %
Property insurance4,014 3,600 11.5 %8,164 6,566 24.3 %
Personnel expenses12,806 11,745 9.0 %25,005 22,870 9.3 %
Utilities7,460 7,063 5.6 %15,173 14,416 5.3 %
Repairs and maintenance6,495 5,997 8.3 %11,320 11,443 (1.1)%
Contract services5,886 5,941 (0.9)%10,987 11,038 (0.5)%
Advertising expenses2,065 1,592 29.7 %3,661 2,894 26.5 %
Other expenses1,689 1,756 (3.8)%3,382 3,552 (4.8)%
Total property operating expenses59,041 56,270 4.9 %115,288 109,834 5.0 %
Same-store portfolio NOI$94,928 $92,375 2.8 %$189,299 $184,512 2.6 %
Same-store portfolio NOI margin61.7 %62.1 %(0.4)%62.1 %62.7 %(0.6)%
Average occupancy95.4 %94.2 %1.2 %94.9 %93.7 %1.2 %
Average effective monthly rent, per unit$1,555 $1,531 1.6 %$1,553 $1,529 1.6 %
(a)Same-store portfolio consists of 108 properties, which represent 32,153 units.























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SAME-STORE PORTFOLIO NET OPERATING INCOME BY MARKET
THREE MONTHS ENDED JUNE 30, 2024
Dollars in thousands, except rent per unit
Rental and Other Property RevenueProperty Operating ExpensesNet Operating IncomeAverage OccupancyAverage Effective Monthly Rent per Unit
MarketNumber of PropertiesUnits20242023% Change20242023% Change20242023% Change20242023% Change20242023% Change
Atlanta, GA135,180$24,255 $23,886 1.5 %$9,623 $9,326 3.2 %$14,631 $14,561 0.5 %93.5 %92.1 %1.4 %$1,609 $1,619 (0.6)%
Dallas, TX144,00722,290 21,732 2.6 %9,077 8,497 6.8 %13,213 13,235 (0.2)%95.7 %94.8 %0.9 %1,815 1,791 1.3 %
Columbus, OH102,51011,119 10,580 5.1 %4,486 4,077 10.0 %6,633 6,503 2.0 %95.0 %95.1 %(0.1)%1,451 1,378 5.3 %
Oklahoma City, OK82,1478,132 7,734 5.1 %2,770 2,660 4.1 %5,362 5,074 5.7 %95.2 %93.6 %1.6 %1,204 1,166 3.3 %
Indianapolis, IN71,9798,860 8,309 6.6 %3,501 3,164 10.7 %5,359 5,145 4.2 %96.5 %95.0 %1.5 %1,396 1,347 3.6 %
Denver, CO61,3977,784 7,414 5.0 %2,474 2,323 6.5 %5,310 5,091 4.3 %97.0 %95.0 %2.0 %1,736 1,713 1.3 %
Tampa-St. Petersburg, FL51,4528,283 7,833 5.7 %3,071 3,033 1.3 %5,212 4,800 8.6 %95.7 %93.9 %1.8 %1,836 1,808 1.5 %
Nashville, TN51,5087,622 7,276 4.8 %2,599 2,708 (4.0)%5,024 4,569 10.0 %95.5 %93.8 %1.7 %1,635 1,599 2.3 %
Raleigh - Durham, NC61,6908,081 7,852 2.9 %3,094 2,640 17.2 %4,987 5,212 (4.3)%95.2 %94.0 %1.2 %1,545 1,533 0.8 %
Memphis, TN41,3836,332 6,205 2.0 %2,289 2,061 11.1 %4,043 4,144 (2.4)%94.8 %94.0 %0.8 %1,518 1,501 1.1 %
Houston, TX51,3085,927 5,694 4.1 %2,615 2,669 (2.0)%3,312 3,025 9.5 %96.2 %95.4 %0.8 %1,431 1,393 2.7 %
Louisville, KY41,1504,946 4,480 10.4 %2,086 1,981 5.3 %2,860 2,499 14.4 %96.0 %92.9 %3.1 %1,312 1,271 3.2 %
Lexington, KY38863,947 3,737 5.6 %1,249 1,179 5.9 %2,697 2,557 5.5 %97.3 %97.9 %(0.6)%1,353 1,274 6.2 %
Huntsville, AL38734,053 4,082 (0.7)%1,425 1,472 (3.2)%2,628 2,611 0.7 %96.7 %95.1 %1.6 %1,495 1,548 (3.4)%
Charlotte, NC37143,823 3,813 0.3 %1,235 1,160 6.5 %2,588 2,653 (2.5)%95.7 %95.4 %0.3 %1,742 1,761 (1.1)%
Myrtle Beach, SC - Wilmington, NC36282,744 2,680 2.4 %917 834 10.0 %1,827 1,846 (1.0)%95.8 %95.6 %0.2 %1,407 1,414 (0.5)%
Cincinnati, OH25422,859 2,674 6.9 %1,100 990 11.1 %1,760 1,684 4.5 %97.5 %94.8 %2.7 %1,604 1,548 3.6 %
Birmingham, AL17202,986 3,028 (1.4)%1,300 1,362 (4.6)%1,686 1,666 1.2 %94.5 %93.6 %0.9 %1,386 1,401 (1.1)%
Greenville, SC17022,682 2,724 (1.5)%1,062 1,013 4.8 %1,620 1,711 (5.3)%93.5 %95.5 %(2.0)%1,308 1,268 3.2 %
Charleston, SC25182,730 2,589 5.4 %1,179 1,161 1.6 %1,551 1,427 8.7 %96.9 %95.0 %1.9 %1,697 1,634 3.9 %
Orlando, FL12971,652 1,532 7.8 %750 671 11.8 %902 860 4.9 %93.5 %91.7 %1.8 %1,794 1,801 (0.4)%
San Antonio, TX13061,444 1,433 0.8 %571 674 (15.3)%873 759 15.0 %96.6 %95.9 %0.7 %1,477 1,489 (0.8)%
Austin, TX12561,418 1,358 4.4 %568 615 (7.6)%850 743 14.4 %94.6 %92.6 %2.0 %1,805 1,767 2.2 %
Total / Weighted
   Average		10832,153$153,969 $148,645 3.6 %$59,041 $56,270 4.9 %$94,928 $92,375 2.8 %95.4 %94.2 %1.2 %$1,555 $1,531 1.6 %
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SAME-STORE PORTFOLIO NET OPERATING INCOME BY MARKET
SIX MONTH ENDED JUNE 30, 2024
Dollars in thousands, except rent per unit
Rental and Other Property RevenueProperty Operating ExpensesNet Operating IncomeAverage OccupancyAverage Effective Monthly Rent per Unit
MarketNumber of PropertiesUnits20242023% Change20242023% Change20242023% Change20242023% Change20242023% Change
Atlanta, GA135,180$48,079 $47,559 1.1 %$18,812 $17,729 6.1 %$29,266 $29,829 (1.9)%93.2 %92.0 %1.2 %$1,615 $1,628 (0.8)%
Dallas, TX144,00744,206 42,955 2.9 %17,594 17,320 1.6 %26,612 25,635 3.8 %95.0 %94.0 %1.0 %1,816 1,787 1.6 %
Columbus, OH102,51022,025 20,808 5.8 %8,498 7,689 10.5 %13,527 13,119 3.1 %94.9 %94.8 %0.1 %1,441 1,367 5.4 %
Indianapolis, IN71,97917,358 16,217 7.0 %6,748 6,091 10.8 %10,610 10,126 4.8 %95.9 %93.8 %2.1 %1,387 1,341 3.4 %
Oklahoma City, OK82,14716,087 15,262 5.4 %5,495 5,220 5.3 %10,591 10,042 5.5 %95.1 %92.7 %2.4 %1,197 1,165 2.7 %
Denver, CO61,39715,223 14,903 2.1 %4,659 4,498 3.6 %10,565 10,404 1.5 %96.3 %94.8 %1.5 %1,724 1,711 0.8 %
Tampa-St. Petersburg, FL51,45216,480 15,792 4.4 %6,167 6,159 0.1 %10,313 9,634 7.0 %95.6 %94.4 %1.2 %1,834 1,805 1.6 %
Raleigh - Durham, NC61,69015,952 15,606 2.2 %5,959 5,160 15.5 %9,994 10,446 (4.3)%94.5 %93.8 %0.7 %1,547 1,531 1.0 %
Nashville, TN51,50815,071 14,261 5.7 %5,176 5,097 1.5 %9,895 9,165 8.0 %94.9 %92.2 %2.7 %1,635 1,595 2.5 %
Memphis, TN41,38312,498 12,248 2.0 %4,424 4,043 9.4 %8,075 8,205 (1.6)%94.0 %93.8 %0.2 %1,516 1,501 1.0 %
Houston, TX51,30811,685 11,290 3.5 %5,319 5,513 (3.5)%6,366 5,777 10.2 %95.1 %95.0 %0.1 %1,431 1,392 2.8 %
Louisville, KY41,1509,684 8,918 8.6 %4,055 3,878 4.6 %5,630 5,040 11.7 %95.7 %92.8 %2.9 %1,306 1,278 2.2 %
Lexington, KY38867,744 7,346 5.4 %2,435 2,247 8.4 %5,308 5,099 4.1 %97.0 %96.4 %0.6 %1,341 1,273 5.3 %
Charlotte, NC37147,582 7,605 (0.3)%2,396 2,277 5.2 %5,186 5,328 (2.7)%95.1 %95.5 %(0.4)%1,745 1,759 (0.8)%
Huntsville, AL38738,077 8,099 (0.3)%2,905 2,813 3.3 %5,172 5,286 (2.2)%95.5 %94.8 %0.7 %1,497 1,547 (3.2)%
Myrtle Beach, SC - Wilmington, NC36285,431 5,291 2.6 %1,783 1,618 10.2 %3,648 3,673 (0.7)%95.0 %95.2 %(0.2)%1,411 1,405 0.4 %
Birmingham, AL17206,070 6,044 0.4 %2,561 2,494 2.7 %3,509 3,551 (1.2)%94.5 %93.7 %0.8 %1,403 1,404 (0.1)%
Cincinnati, OH25425,600 5,230 7.1 %2,104 1,957 7.5 %3,496 3,273 6.8 %95.8 %93.4 %2.4 %1,594 1,550 2.8 %
Greenville, SC17025,285 5,165 2.3 %2,048 1,957 4.6 %3,237 3,208 0.9 %93.9 %93.8 %0.1 %1,307 1,250 4.6 %
Charleston, SC25185,441 5,123 6.2 %2,282 2,161 5.6 %3,159 2,961 6.7 %96.2 %94.3 %1.9 %1,696 1,618 4.8 %
Orlando, FL12973,303 3,069 7.6 %1,460 1,339 9.0 %1,843 1,729 6.6 %93.9 %93.1 %0.8 %1,800 1,794 0.3 %
San Antonio, TX13062,873 2,887 (0.5)%1,217 1,348 (9.7)%1,656 1,540 7.5 %96.7 %95.8 %0.9 %1,476 1,486 (0.7)%
Austin, TX12562,833 2,668 6.2 %1,191 1,226 (2.9)%1,641 1,442 13.8 %94.8 %90.8 %4.0 %1,805 1,777 1.6 %
Total/Weighted Average10832,153$304,587 $294,346 3.5 %$115,288 $109,834 5.0 %$189,299 $184,512 2.6 %94.9 %93.7 %1.2 %$1,553 $1,529 1.6 %
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PROPERTY PORTFOLIO (a)
NET OPERATING INCOME EXPOSURE BY MARKET
Dollars in thousands, except rent per unit
For the Three Months Ended
 June 30, 2024
MarketNumber of PropertiesUnitsGross Real 
Estate 
Assets		Period End
 Occupancy		Average 
Effective
 Monthly Rent 
per Unit		NOI% of NOI
Atlanta, GA135,180$1,099,186 93.9 %$1,609 $14,632 15.1 %
Dallas, TX144,007873,317 95.6 %1,815 13,213 13.7 %
Columbus, OH102,510377,578 94.4 %1,451 6,633 7.0 %
Oklahoma City, OK82,147332,776 95.4 %1,204 5,362 5.4 %
Indianapolis, IN71,979295,293 97.1 %1,396 5,359 5.5 %
Denver, CO (a)(b)
61,397382,238 96.6 %1,736 5,310 5.5 %
Tampa-St. Petersburg, FL51,452317,253 95.0 %1,836 5,212 5.4 %
Nashville, TN51,508373,109 95.7 %1,635 5,024 5.2 %
Raleigh - Durham, NC61,690254,444 95.5 %1,545 4,987 5.2 %
Memphis, TN41,383161,192 94.6 %1,518 4,043 4.2 %
Houston, TX51,308214,215 97.3 %1,431 3,312 3.4 %
Huntsville, AL41,051241,753 96.5 %1,487 3,190 3.3 %
Louisville, KY41,150145,766 96.3 %1,312 2,860 3.0 %
Birmingham, AL (c)
21,074219,565 94.7 %1,455 2,786 2.9 %
Lexington, KY3886161,833 98.3 %1,353 2,697 2.8 %
Charlotte, NC3714189,804 95.9 %1,742 2,588 2.7 %
Myrtle Beach, SC - Wilmington, NC362868,296 95.9 %1,407 1,827 1.9 %
Cincinnati, OH2542124,084 98.1 %1,604 1,760 1.8 %
Greenville, SC1702125,347 94.2 %1,308 1,620 1.7 %
Charleston, SC251882,009 96.3 %1,697 1,551 1.6 %
Orlando, FL129750,708 93.9 %1,794 902 0.9 %
San Antonio, TX130657,469 96.7 %1,477 873 0.9 %
Austin, TX125659,954 94.5 %1,805 850 0.9 %
Total / Weighted Average11032,685$6,207,189 95.5 %$1,554 $96,591 100.0 %
(a)Excludes our development projects (Destination at Arista and Flatirons Flats). See the definitions at the end of this release.
(b)Includes properties in our Fort Collins, CO and Colorado Springs, CO markets.
(c)Includes one property with 354 units that was held for sale as of June 30, 2024.
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VALUE ADD SUMMARY BY MARKET
PROJECT LIFE TO DATE AS OF JUNE 30, 2024

Renovation Costs per Unit (b)
MarketTotal PropertiesTotal
Units To Be Renovated		Units CompleteUnits
Leased		Rent Premium (a)% Rent IncreaseInteriorExteriorTotalROI - Interior Costs(c)ROI - Total Costs (c)
Ongoing
Atlanta, GA (d)
52,344 1,053 1,052 $259 18.9 %$18,620 $2,283 $20,903 16.7 %14.9 %
Dallas, TX51,462 648 691 284 19.7 %19,109 2,226 21,335 17.8 %15.9 %
Columbus, OH41,098 464 470 276 22.4 %14,628 1,431 16,059 22.7 %20.7 %
Oklahoma City, OK41,087 524 546 154 17.3 %17,326 2,213 19,539 10.7 %9.5 %
Tampa-St. Petersburg, FL2612 431 437 374 25.6 %15,716 1,481 17,197 28.6 %26.1 %
Lexington, KY1436 5 6 250 19.3 %15,937 2,038 17,975 18.8 %16.7 %
Nashville, TN1418 261 266 166 11.9 %16,650 1,321 17,971 12.0 %11.1 %
Memphis, TN1362 291 292 379 34.5 %15,749 807 16,556 28.9 %27.5 %
Raleigh-Durham, NC1318 240 243 215 16.9 %16,094 1,046 17,140 16.0 %15.0 %
Austin, TX1256 176 176 252 17.2 %18,126 1,486 19,612 16.7 %15.4 %
Denver, CO1252 5 8 191 26.3 %13,696 4,048 17,744 16.8 %12.9 %
Indianapolis, IN1236 191 191 276 25.3 %15,616 1,484 17,100 21.2 %19.4 %
   Total / Weighted Average278,881 4,289 4,378 $263 20.6 %$17,193$1,949 $19,142 18.4 %16.5 %
Completed (e)
Atlanta, GA3 978 892 889 $215 20.8 %$8,982 $1,139 $10,121 28.7 %25.5 %
Columbus, OH3 763 701 700 206 22.6 %10,268 666 10,934 24.1 %22.6 %
Louisville, KY2 728 723 780 216 24.3 %15,483 2,173 17,656 16.7 %14.7 %
Memphis, TN2 691 660 656 189 18.7 %11,834 974 12,808 19.2 %17.7 %
Tampa-St. Petersburg, FL2 624 591 602 227 19.0 %13,721 1,482 15,203 19.8 %17.9 %
Raleigh-Durham, NC1 328 325 323 195 19.0 %14,648 2,108 16,756 15.9 %13.9 %
Wilmington, NC1 288 288 287 77 7.6 %8,120 56 8,176 11.4 %11.3 %
   Total / Weighted Average14 4,400 4,180 4,237 $201 20.2 %$11,824 $1,252 $13,076 20.4 %18.4 %
Grand Total/Weighted Average41 13,281 8,469 8,615 $232 20.4 %$14,573 $1,725 $16,298 19.1 %17.1 %
(a) See the definitions section for a full description of Rent Premium. The weighted average Rent Premium including the impact of concessions was $219.
(b)See the definitions section for a full description of Renovation Costs per Unit.
(c)See the definitions section for a full description of ROI. ROI-Interior costs using rent premium including the impact of concessions was 18.0%. ROI-Total costs using rent premium including the impact of concessions was 16.1%.
(d)Renovations at one property in Atlanta, Georgia comprised of 496 units remain paused given current market conditions.
(e)We consider value add projects completed when over 85% of the property’s units to be renovated have been completed. We continue to renovate remaining unrenovated units as leases expire until we complete 100% of the property’s units.
(f)Includes Meadows, Haverford, Crestmont and Creekside that were formerly a part of the value add program but were sold in October 2022 (with respect to Meadows), February 2022 (with respect to Haverford) and December 2021 (with respect to Crestmont and Creekside).
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INVESTMENT AND DEVELOPMENT ACTIVITY
Dollars in thousands except per unit amounts
2024 DISPOSITIONS
PropertyLocationUnitsDisposition dateSale pricePrice per unitAverage rent per unit at dispositionGain on sale (loss on impairment) , net (a)
Villas of KingwoodHouston, TX3302/13/24$53,700 $163 $1,454 $62 
Belmar VillasDenver, CO3182/13/2474,300 234 1,606 46 
Hearthstone at City CenterDenver, CO3603/12/2474,000 206 1,690 88 
Villas at HuffmeisterHouston, TX2943/25/2444,250 151 1,557 (415)
Westmont CommonsAsheville, NC2523/28/2449,875 198 1,505 25,856 
Reserve at CreeksideChattanooga, TN1924/30/2428,500 152 1,462 (152)
   Total1,746$324,625 $186 $1,556 $25,485 
(a)During the three months ended December 31, 2023, we recognized an aggregate loss on impairment of $32,956 on the Villas at Kingwood, Belmar Villas, Hearthstone at City Center, Villas at Huffmeister, and Reserve at Creekside, including $1,105 of defeasance and debt prepayment gains on these dispositions.
ASSETS HELD FOR SALE AS OF JUNE 30, 2024 (a)
PropertyLocationQuarter Identified As Held For SaleUnits
Tapestry ParkBirmingham, ALQ1 2024354
(a)Tapestry Park was sold on July 17, 2024 for a gross sales price of $70,800. We expect to use the proceeds as part of a 1031 exchange to acquire a property in Tampa, Florida during the third quarter 2024.
REAL ESTATE UNDER DEVELOPMENT
Development
Destination at Arista (a)
Flatiron Flats
LocationDenver, ColoradoDenver, Colorado
Planned Units325296
Start Date3Q 20214Q 2022
Projected Initial Occupancy2Q 20234Q 2024
Projected Completion Date4Q 20234Q 2024
Projected Stabilization date1Q 20254Q 2026
Total Estimated Development Costs$102,800$119,900
% of Development Costs Left to Fund0%24%
Real Estate Under Development at June 30, 2024$23,790$91,406
% of Planned Units Delivered as of June 30, 202478.4%0%
Leased % as of July 29, 2024 (b)
80.9%N/A
Occupancy % as of July 29, 2024 (b)
74.4%N/A
(a)We will continue to classify this property as a development property since it is in lease-up and has not reached overall occupancy of 90%.
(b)Leased % and occupancy % are calculated using the leased or occupied units, as applicable, divided by the total number of units.








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INVESTMENT AND DEVELOPMENT ACTIVITY - (CONTINUED)

INVESTMENTS IN UNCONSOLIDATED REAL ESTATE ENTITIES
PropertyLocationUnitsEstimated Delivery DateTotal Construction BudgetTotal Project DebtIRT Equity Interest in JVRemaining Expected IRT InvestmentCarrying Value of IRT’s Investment
Metropolis at Innsbrook (a)
Richmond, VA402 —$85,883 $64,000 84.8 %$— $17,127 
Views of Music City II (b) /
  The Crockett (c)
Nashville, TN408 —66,079 43,275 50.0 %— 11,805 
Lakeline StationAustin, TX378 Q4 2024109,524 76,500 90.0 %— 33,225 
The MustangDallas, TX275 Q4 2024109,583 79,447 85.0 %— 28,190 
Total1,463 $371,069 $263,222 $— $90,347 

(a)Metropolis at Innsbrook is an operating property consisting of 402 units. We have a call option that gives us the right to buy the property upon the earlier of the date upon which the property achieves 90% occupancy or October 17, 2025. On June 21, 2024, we entered into an agreement with the developer to list the property for sale upon achieving 85% occupancy.
(b)Views of Music City phase II is an operating property consisting of 209 total units. On July 16, 2024, we amended the joint venture agreement to require the property to be listed for sale no later than March 31, 2025, and to provide us with a right of first refusal on any sale of the property.
(c)The Crockett is an operating property consisting of 199 units. On July 16, 2024, we amended the related joint venture agreement for the property, which is expected to result in the return of our invested capital and corresponding preferred return no later than December 31, 2024, while also providing us with a right of first refusal on any sale of The Crockett.
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DEBT SUMMARY AS OF JUNE 30, 2024
Dollars in thousands
Amount
Weighted Average Contractual Rate (d)
Weighted Average Hedged Effective Rate (e)
Type
Weighted Average Maturity (in years)
Debt:
Unsecured revolver (a)
$103,478 6.6 %4.8 %Floating 1.6
Unsecured term loans (b)
600,000 6.5 %4.0 %Floating3.0
Secured credit facilities (c)
585,635 4.2 %4.4 %Fixed 4.4
Mortgages935,258 3.8 %4.0 %Fixed3.9
Total Principal2,224,371 4.8 %4.1 %3.7
Loan premiums (discounts), net37,253 
Unamortized deferred financing costs(9,065)
Total Consolidated Debt2,252,559 
Market Equity Capitalization, at period end4,330,137 
Total Capitalization$6,582,696 
(a)Unsecured revolver total capacity is $500,000, of which $103,478 was drawn as of June 30, 2024. The maturity date of borrowings under the unsecured revolver is January 31, 2026.
(b)Consists of a (i) $200,000 unsecured term loan with a maturity date of May 18, 2026 and a (ii) $400,000 unsecured term loan with a maturity date of January 28, 2028.
(c)Consists of a (i) $509,386 secured credit facility, two tranches of which, in an aggregate principal amount of $468,918, have a maturity date of August 1, 2028 and the third tranche of which, in the principal amount of $40,468, has a maturity date of March 1, 2030 and a (ii) $76,248 secured credit facility with a maturity date of July 1, 2030.
(d)Represents the weighted average of the contractual interest rates in effect as of the three months ended June 30, 2024, without regard to any interest rate swaps or collars.
(e)Represents the weighted average effective interest rates for the three months ended June 30, 2024, including the impact of interest rate swaps and collars, amortization of hedging costs, and deferred financing costs but excluding the impact of loan premium amortization, discount accretion, and interest capitalization.
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(f)As of June 30, 2024, we maintained the below hedges that have effectively fixed a portion of our floating rate debt.
Hedges:NotionalStartEndSwap RateFloor RateCap Rate
Collar$100,000 11/17/201711/17/2024— 1.25 %2.00 %
Swap$150,000 6/17/20216/17/20262.18 %— — 
Swap$150,000 5/17/20225/17/20270.99 %— — 
Swap$200,000 3/17/20233/17/20303.39 %— — 
Collar$100,000 1/17/20241/17/2028— 1.50 %2.50 %
Forward starting collar$100,000 11/17/20241/17/2028— 1.50 %2.50 %
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DEBT MATURITY, DEBT COVENANT AND UNENCUMBERED ASSET STATS
AS OF JUNE 30, 2024
Dollars in thousands

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Debt Covenant Summary (a)
RequirementActualCompliance
Consolidated leverage ratio≤ 60%31.5%Yes
Consolidated fixed charge coverage ratio≥ 1.5x2.8xYes
Unsecured leverage ratio≤ 60%22.3%Yes
(a)For a complete listing of all debt covenants along with definitions of each covenant calculation see the Fourth Amended, Restated and Consolidated Credit Agreement, which is filed as Exhibit 10.1 of our Form 8-K filed on July 27, 2022.
Encumbered & Unencumbered Statistics (b)
Total Units% of TotalGross Assets% of TotalQ2 2024 NOI% of Total
Unencumbered assets18,090 55.3 %$3,587,606 53.7 %$53,554 55.4 %
Encumbered assets14,595 44.7 %3,096,423 46.3 %43,037 44.6 %
32,685 100.0 %$6,684,029 100.0 %$96,591 100.0 %
(b)Excludes our development projects (Destination at Arista and Flatiron Flats). See the definitions at the end of this release.

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DEFINITIONS
Average Effective Monthly Rent per Unit
Average effective rent per unit represents the average of gross rent amounts, divided by the average occupancy (in units) for the period presented. We believe average effective rent is a helpful measurement in evaluating average pricing. This metric, when presented, reflects the average effective rent per month.
Average Occupancy
Average occupancy represents the average occupied units for the reporting period divided by the average of total units available for rent for the reporting period.
Development Property
A development property is a property that is either currently under development or is in lease-up prior to reaching overall occupancy of 90%.
EBITDA and Adjusted EBITDA
Each of EBITDA and Adjusted EBITDA is a non-GAAP financial measure. EBITDA is defined as net income before interest expense including amortization of deferred financing costs, income tax expense, and depreciation and amortization expenses. Adjusted EBITDA is EBITDA before certain other non-cash or non-operating gains or losses related to items such as loss on impairment (gain on sale) of real estate, debt extinguishments and acquisition related debt extinguishment expenses, casualty (gains) losses, income (loss) from investments in unconsolidated real estate entities, and restructuring costs. We consider each of EBITDA and Adjusted EBITDA to be an appropriate supplemental measure of performance because it eliminates interest, income taxes, depreciation and amortization, and other non-cash or non-operating gains and losses, which permits investors to view income from operations without these non-cash or non-operating items. Our calculation of Adjusted EBITDA differs from the methodology used for calculating Adjusted EBITDA by certain other REITs and, accordingly, our Adjusted EBITDA may not be comparable to Adjusted EBITDA reported by other REITs.
Funds From Operations (“FFO”) and Core Funds From Operations (“CFFO”)
We believe that FFO and CFFO, each of which is a non-GAAP financial measure, are additional appropriate measures of the operating performance of a REIT and us in particular. We compute FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts (“NAREIT”), as net income or loss allocated to common shares (computed in accordance with GAAP), excluding real estate-related depreciation and amortization expense, loss on impairment (gain on sale) of real estate and the cumulative effect of changes in accounting principles. While our calculation of FFO is in accordance with NAREIT’s definition, it may differ from the methodology for calculating FFO utilized by other REITs and, accordingly, may not be comparable to FFO computations of such other REITs.
CFFO is a computation made by analysts and investors to measure a real estate company’s operating performance by removing the effect of items that do not reflect ongoing property operations, including depreciation and amortization of other items not included in FFO, and other non-cash or non-operating gains or losses related to items such as casualty (gains) losses, loan premium accretion and discount amortization, debt extinguishment costs, and restructuring costs from the determination of FFO.
Our calculation of CFFO may differ from the methodology used for calculating CFFO by other REITs and, accordingly, our CFFO may not be comparable to CFFO reported by other REITs. Our management utilizes FFO and CFFO as measures of our operating performance, and believe they are also useful to investors, because they facilitate an understanding of our operating performance after adjustment for certain non-cash or non-recurring items that are required by GAAP to be expensed but may not necessarily be indicative of current operating performance and our operating performance between periods. Furthermore, although FFO, CFFO and other supplemental performance measures are defined in various ways throughout the REIT industry, we
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believe that FFO and CFFO may provide us and our investors with an additional useful measure to compare our financial performance to certain other REITs. Neither FFO nor CFFO is equivalent to net income or cash generated from operating activities determined in accordance with GAAP. Furthermore, FFO and CFFO do not represent amounts available for management’s discretionary use because of needed capital replacement or expansion, debt service obligations or other commitments or uncertainties. Accordingly, FFO and CFFO do not measure whether cash flow is sufficient to fund all of our cash needs, including principal amortization and capital improvements. Neither FFO nor CFFO should be considered as an alternative to net income or any other GAAP measurement as an indicator of our operating performance or as an alternative to cash flow from operating, investing, and financing activities as a measure of our liquidity.
Interest Coverage
Interest coverage is a ratio computed by dividing Adjusted EBITDA by interest expense.
Net Debt
Net debt, a non-GAAP financial measure, equals total consolidated debt less cash and cash equivalents and loan premiums and discounts. The following table provides a reconciliation of total consolidated debt to net debt (dollars in thousands).
As of
Jun 30, 2024Mar 31, 2024Dec 31, 2023Sep 30, 2023Jun 30, 2023
Total debt$2,252,559 $2,277,098 $2,549,409 $2,715,710 $2,650,805 
Less: cash and cash equivalents(21,034)(21,275)(22,852)(17,216)(14,349)
Less: loan discounts and premiums, net(37,253)(39,804)(44,483)(50,772)(53,520)
Total net debt$2,194,272 $2,216,019 $2,482,074 $2,647,722 $2,582,936 
We present net debt and net debt to Adjusted EBITDA because management believes it is a useful measure of our credit position and progress toward reducing leverage. The calculation is limited because we may not always be able to use cash to repay debt on a dollar for dollar basis.
Net Operating Income
We believe that Net Operating Income (“NOI”), a non-GAAP financial measure, is a useful measure of our operating performance. We define NOI as total property revenues less total property operating expenses, excluding interest expense, depreciation and amortization, casualty related costs and gains, property management expenses, general and administrative expenses, net gains on sale of assets, and restructuring costs.
Other REITs may use different methodologies for calculating NOI, and accordingly, our NOI may not be comparable to other REITs. We believe that this measure provides an operating perspective not immediately apparent from GAAP operating income or net income. We use NOI to evaluate our performance on a same-store and non same-store basis because NOI measures the core operations of property performance by excluding corporate level expenses and other items not related to property operating performance and captures trends in rental housing and property operating expenses. However, NOI should only be used as an alternative measure of our financial performance.

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A reconciliation from GAAP net income (loss) to NOI is provided below (dollars in thousands):

For the Three Months Ended
Jun 30, 2024Mar 31, 2024Dec 31, 2023Sep 30, 2023Jun 30, 2023
Net income (loss)$10,555 $17,961 $(41,654)$3,986 $10,988 
   Other revenue(298)(203)(316)(232)(354)
   Property management expenses7,666 7,499 6,660 7,232 6,818 
   General and administrative
     expenses		6,244 8,381 5,043 3,660 5,910 
   Depreciation and amortization
    expense		54,127 53,721 55,902 55,546 53,984 
   Casualty losses465 2,301 59 35 680 
   Interest expense17,460 20,603 23,537 22,033 22,227 
   Loss on impairment (gain on sale)
    of real estate assets, net		152 (10,530)56,263 11,268 — 
   (Gain) loss on extinguishment of debt— (203)124 — — 
   Other loss (income), net— 1 79 369 72 
   Loss from investments in
     unconsolidated real estate entities		850 829 1,330 1,178 1,205 
NOI$97,221 $100,360 $107,027 $105,075 $101,530 
Less: Non same-store portfolio NOI2,293 5,989 9,863 10,123 9,155 
Same-store portfolio NOI$94,928 $94,371 $97,164 $94,952 $92,375 
Non Same-Store Properties and Non Same-Store Portfolio
Properties that did not meet the definition of a same-store property as of the beginning of the previous year.
Same-Store Properties and Same-Store Portfolio
We review our same-store portfolio at the beginning of each calendar year. Properties are added into the same-store portfolio if they were owned and not a development property at the beginning of the previous year. Properties that are held for sale or have been sold are excluded from the same-store portfolio.

Rent Premium on Value Add Renovations

The rent premium reflects the per unit per month difference between the rental rate on the renovated unit excluding the impact of upfront concessions, if any, and the market rent for an unrenovated unit as of the date presented, as determined by management consistent with its customary rent-setting and evaluation procedures. We believe excluding the impact of upfront concessions from our rental rates when comparing to the market rental rates for unrenovated units makes the comparison most relevant and the resulting premium provides management with an indicator of the increased rent generated by the unit renovation.

Renovation Costs per Unit

Renovation costs per unit includes all costs to renovate the interior units and make certain exterior renovations, including clubhouses and amenities. Interior costs per unit are based on units leased. Exterior costs per unit are based on total units at the community. Excludes overhead costs to support and manage the value add program as those costs relate to the entire program and cannot be allocated to individual projects.


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Return on Investment (“ROI”) on Value Add Renovations
ROI is calculated using the Rent Premium per unit per month, multiplied by 12, divided by the interior renovation costs per unit or the total renovation costs, as applicable. We use ROI on value add renovation projects to measure the profitability of a renovation project relative to other projects or relative to other uses of our capital.
Total Gross Assets
Total Gross Assets equals total assets plus accumulated depreciation and accumulated amortization, including fully depreciated or amortized real estate and real estate related assets. The following table provides a reconciliation of total assets to total gross assets (dollars in thousands).
As of
Jun 30, 2024Mar 31, 2024Dec 31, 2023Sep 30, 2023Jun 30, 2023
Total assets$5,940,261 $5,972,848 $6,280,175 $6,577,790 $6,517,400 
Plus: accumulated depreciation (a)
674,236 630,743 606,404 570,966 523,446 
Plus: accumulated amortization69,532 69,998 73,975 76,691 76,558 
Total gross assets$6,684,029 $6,673,589 $6,960,554 $7,225,447 $7,117,404 
(a)Includes accumulated depreciation associated with real estate held for sale, as applicable.
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Cover
Jul. 31, 2024
Cover [Abstract]  
Document Type 8-K
Document Period End Date Jul. 31, 2024
Entity Registrant Name Independence Realty Trust, Inc.
Entity Incorporation, State or Country Code MD
Entity File Number 001-36041
Entity Tax Identification Number 26-4567130
Entity Address, Address Line One 1835 Market Street
Entity Address, Address Line Two Suite 2601
Entity Address, City or Town Philadelphia
Entity Address, State or Province PA
Entity Address, Postal Zip Code 19103
City Area Code 267
Local Phone Number 270-4800
Written Communications false
Soliciting Material false
Pre-commencement Tender Offer false
Pre-commencement Issuer Tender Offer false
Title of 12(b) Security Common stock
Trading Symbol IRT
Security Exchange Name NYSE
Entity Emerging Growth Company false
Amendment Flag false
Entity Central Index Key 0001466085

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