brt-20240312

0000014846-24-000013.txt : 20240312 0000014846-24-000013.hdr.sgml : 20240312 20240312161632 ACCESSION NUMBER: 0000014846-24-000013 CONFORMED SUBMISSION TYPE: 8-K PUBLIC DOCUMENT COUNT: 18 CONFORMED PERIOD OF REPORT: 20240312 ITEM INFORMATION: Results of Operations and Financial Condition ITEM INFORMATION: Financial Statements and Exhibits FILED AS OF DATE: 20240312 DATE AS OF CHANGE: 20240312 FILER: COMPANY DATA: COMPANY CONFORMED NAME: BRT Apartments Corp. CENTRAL INDEX KEY: 0000014846 STANDARD INDUSTRIAL CLASSIFICATION: REAL ESTATE INVESTMENT TRUSTS [6798] ORGANIZATION NAME: 05 Real Estate & Construction IRS NUMBER: 132755856 STATE OF INCORPORATION: NY FISCAL YEAR END: 1231 FILING VALUES: FORM TYPE: 8-K SEC ACT: 1934 Act SEC FILE NUMBER: 001-07172 FILM NUMBER: 24742276 BUSINESS ADDRESS: STREET 1: 60 CUTTER MILL RD STREET 2: SUITE 303 CITY: GREAT NECK STATE: NY ZIP: 11021-3190 BUSINESS PHONE: 5164663100 MAIL ADDRESS: STREET 1: 60 CUTTER MILL ROAD STREET 2: SUITE 303 CITY: GREAT NECK STATE: NY ZIP: 11021 FORMER COMPANY: FORMER CONFORMED NAME: BRT Realty Trust DATE OF NAME CHANGE: 20170206 FORMER COMPANY: FORMER CONFORMED NAME: Gould Investors LP DATE OF NAME CHANGE: 20170127 FORMER COMPANY: FORMER CONFORMED NAME: BRT REALTY TRUST DATE OF NAME CHANGE: 19920703 8-K 1 brt-20240312.htm 8-K brt-20240312

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): March 12, 2024

BRT APARTMENTS CORP.

(Exact name of Registrant as specified in charter)

Maryland

001-07172

13-2755856

(State or other jurisdiction of incorporation)

(Commission file No.)

(IRS Employer I.D. No.)

60 Cutter Mill Road, Suite 303, Great Neck, New York 11021

(Address of principal executive offices) (Zip code)

Registrant's telephone number, including area code: 516-466-3100

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 (see General Instruction A.2. below):

☐ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR

240.14d-2(b))

☐ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR

240.13e-4(c)

Securities registered pursuant to Section 12(b) of the Act:


Title of each class	Trading Symbol(s)	Name of each exchange on which registered
Common Stock	BRT	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

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. ☐

Item 2.02. Results of Operations and Financial Condition.

On March 12, 2024, we issued a (i) press release announcing our results of operations for the three months and twelve months ended December 31, 2023 (the "Covered Periods") and related matters and (ii) supplemental financial information for the Covered Periods. The press release and the supplemental financial information are furnished as Exhibit 99.1 and Exhibit 99.2, respectively, to this Current Report on Form 8-K and are incorporated herein by reference. The information in this Item 2.02, including the information included in Exhibits 99.1 and 99.2, shall not be deemed to be “filed” for purposes of the Securities Exchange Act of 1934, as amended, or the Exchange Act, and shall not be incorporated by reference into any registration statement or other document filed under the Exchange Act or the Securities Act of 1933, as amended, except as shall be expressly set forth by specific reference in such filing.

Item 9.01 Financial Statements and Exhibits.

(d) Exhibits.


Exhibit No.						Description
99.1						Press release dated March 12, 2024.
99.2						Supplemental Financial Information.
101						Cover Page Interactive Data File - the instance document does not appear in the Interactive Data File because its XBRL tags are embedded within the Inline XBRL document.
104						Cover Page Interactive Data File - the cover page XBRL tags are embedded within the Inline XBRL document

SIGNATURE

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.


						BRT APARTMENTS CORP.

March 12, 2024						By: /s/ George Zweier
						George Zweier, Vice President
						and Chief Financial Officer

EX-99.1 2 exhibit991q42023.htm EX-99.1 Document

BRT APARTMENTS CORP. REPORTS FOURTH QUARTER AND FULL YEAR 2023 RESULTS

Great Neck, New York – March 12, 2024 – BRT APARTMENTS CORP. (NYSE: BRT), a real estate investment trust that owns, operates, and, to a lesser extent, holds interests in joint ventures that own multi-family properties, today reported results for the fourth quarter and year ended December 31, 2023.

Highlights

•Reported results for the fourth quarter of 2023 of net loss of $1.7 million, or $(0.11) per diluted share, Funds from Operations, or FFO, of $0.34 per diluted share and Adjusted Funds from Operations, or AFFO, of $0.38 per diluted share.

•Reported results for 2023 of net income of $3.9 million, or $0.16 per diluted share, FFO of $1.19 per diluted share and AFFO of $1.52 per diluted share.

•Equity in earnings of unconsolidated joint ventures was $588,000 in the fourth quarter of 2023 and $2.3 million for 2023.

•Combined Portfolio NOI increased 6.4% for the fourth quarter and increased 2.0% for 2023 compared to the prior-year periods.

•Repurchased 206,105 shares during the fourth quarter at a weighted average price of $17.53, bringing the total shares repurchased in 2023 to 779,423 at a weighted average price of $18.47.

•In February 2023, the Company closed a $21.2 million loan secured by Silvana Oaks in North Charleston, SC and used the proceeds to fully repay its outstanding borrowings on the credit facility.

•In May 2023, the unconsolidated joint venture that owns Chatham Court and Reflections in Dallas, TX in which the Company had a 50% interest, completed the sale of the asset. The sale generated net proceeds to BRT of approximately $19.4 million and an IRR of 22% over a seven-year hold. BRT’s share of the gain from this sale was $14.7 million, and its share of the related early extinguishment of debt charge was $212,000.

•The interest rate on the credit facility was reduced as a result of an amendment affected in August 2023, which converted the interest rate index from the Prime rate to 30-day term SOFR plus 250 basis points and increased the interest rate floor to 6.0%.

•Declared a dividend of $0.25 per share for the first quarter of 2024.

See the reconciliations provided later in this release of FFO, AFFO and Combined Portfolio NOI, to net income, as calculated in accordance with GAAP, and the definitions of such terms under "Non-GAAP Financial Measures and Definitions."

Fourth Quarter Key Themes and Commentary

•Combined Portfolio NOI, net loss, FFO and AFFO results were in line with the Company’s previously issued full year 2023 guidance and commentary provided with its third quarter 2023 results.

•Performance at the two properties that have weighed on Combined Portfolio NOI throughout 2023 (Verandas at Alamo Ranch in San Antonio, TX and Bell’s Bluff in Nashville, TN) showed improvement during the quarter.

•The pace of share repurchases accelerated during the quarter to bring the total shares repurchased for the year to a total of 779,423 shares repurchased for an investment of $14.4 million. To date in the first quarter of 2024, the Company has repurchased 123,061 shares at a weighted average price of $18.43, leaving $7.3 million remaining under its share repurchase authorization.

Fourth Quarter Financial and Operating Results

•Net loss attributable to common stockholders for the quarter ended December 31, 2023 was $1.7 million, or $(0.11) per diluted share, compared to net loss attributable to common stockholders of $4.2 million, or $0.22 per diluted share, for the corresponding 2022 quarter.

•FFO was $6.3 million, or $0.34 per diluted share, in the current quarter, compared to $7.6 million, or $0.40 per diluted share, in the corresponding 2022 quarter, primarily due to our portion of an insurance recovery of $1.5 million from an unconsolidated joint venture.

•AFFO was $7.1 million, or $0.38 per diluted share, in the current quarter, compared to AFFO of $7.0 million, or $0.37 per diluted share, in the corresponding 2022 quarter.

•Equity in earnings of unconsolidated joint ventures for the current quarter was $588,000 compared to $580,000 in the corresponding quarter of the prior year.

•Combined Portfolio NOI in the current quarter increased by 6.4% to $16.0 million, primarily due to increased rental rates and expenses recorded in the prior-year quarter related to the December 2022 blizzard.

•Diluted per share net income, FFO and AFFO during the quarter ended December 31, 2023 reflect the approximate 378,000 decrease in weighted average shares of common stock outstanding, primarily due to the 779,423 shares of common stock repurchased during 2023, partially offset by stock issuances pursuant to the Company’s at-the-market offering, equity incentive and dividend reinvestment programs during 2022 and 2023.

•For the Combined Portfolio, recurring capital expenditures were $1.4 million for the fourth quarter. Including $578,000 of replacement costs included in real estate operating expenditures, the total investment equates to approximately $2.0 million, or $255 per unit. Non-recurring capital expenditures totaled $1.0 million during the quarter.

•For the Combined Portfolio, average occupancy was 93.4% in the fourth quarter compared to 94.7% in the same period a year ago. Average monthly rents in the fourth quarter increased 4.2% in the fourth quarter compared with the same period a year ago.

•For leases signed during the fourth quarter in the Combined Portfolio, the Company experienced a 3.9% increase on renewal leases, a 2.5 % decrease on new leases and a 1.1% increase on a blended basis compared with the prior lease. The rent-to-income ratio for all new leases signed in the fourth quarter is 24%. For leases signed during the two months ended February 29, 2024, the Company experienced a 2.9% increase on renewals, a 3.3% decrease on new leases and a 0.1% increase on a blended basis compared with the prior lease.

Full Year 2023 Financial and Operating Results

•Net income attributable to common stockholders for the year ended December 31, 2023 was $3.9 million, or $0.16 per diluted share, compared to net income attributable to common stockholders of $50.0 million, or $2.66 per diluted share, for the corresponding 2022 quarter. The current and prior-year periods included BRT’s $14.7 million (or $0.61 per diluted share) and $64.5 million (or $3.43 per diluted share), respectively, of gains from the sales of property owned by unconsolidated subsidiaries.

•FFO was $22.6 million, or $1.19 per diluted share, in 2023, compared to $23.2 million, or $1.24 per diluted share, in 2022 quarter.

•AFFO was $28.9 million, or $1.52 per diluted share, in 2023, compared to AFFO of $28.4 million, or $1.52 per diluted share, in 2022 quarter.

•Equity in earnings of unconsolidated joint ventures for 2023 was $2.3 million compared to $1.9 million in 2022.

•Combined Portfolio NOI in 2023 increased by 2.0% to $62.0 million, primarily due to increased rental rates partially offset by higher insurance expenses. The Company estimates that if the two properties noted above were excluded, Combined Portfolio NOI would have increased by 3.9%.

•Diluted per share net income, FFO and AFFO during 2023 reflect the share repurchase and stock issuance activity noted above.

•For the Combined Portfolio, recurring capital expenditures were $5.4 million for 2023. Including $305,000 of replacement costs included in real estate operating expenditures, the total investment equates to approximately $5.7 million, or $742 per unit. Non-recurring capital expenditures totaled $5.1 million in 2023.

Debt Metrics and Liquidity

At December 31, 2023, BRT’s available liquidity was approximately $83.5 million, comprised of $23.5 million of cash and cash equivalents and $60.0 million available under its credit facility. At December 31, 2023, BRT’s consolidated and unconsolidated mortgage debt had a weighted average interest rate of 4.02% and a weighted average remaining term to maturity of 6.8 years.

At March 1, 2024, BRT’s available liquidity was approximately $81.2 million, including $21.2 million of cash and cash equivalents and up to $60.0 million available under its credit facility. At March 1, 2024, the interest rate on the facility was 7.82%.

First Quarter 2024 Dividend

The Board of Directors declared a quarterly dividend on the Company’s common stock of $0.25 per share. The dividend is payable on April 4, 2024, to stockholders of record at the close of business on March 27, 2024.

Full Year 2024 Outlook

In lieu of specific guidance ranges for net income, FFO and AFFO for the year ending December 31, 2024, BRT has provided an outlook and assumptions for its operations, potential transaction activity and capital markets activity. The Company anticipates the following:

•The operational environment in BRT’s Combined Portfolio is expected to be consistent with other Sunbelt-focused operators with new supply muting new and renewal lease rent growth until at least the second half of 2024 as the new supply is absorbed.

•BRT intends to emphasize stable average occupancy within the portfolio until it can achieve a lift in rental rates.

•Controllable expense growth is expected to grow modestly compared to 2023 and non-controllable expenses, particularly insurance, are expected to moderate somewhat compared to 2023.

•BRT’s balance sheet has no debt maturities until the third quarter of 2025, improved pricing and full availability on its credit facility and ample liquidity to deploy.

•The recently completed 240-unit Stono Oaks development in Johns Island, SC, of which BRT owns a 17.45% interest, is in lease up and is anticipated to lead to a drag on earnings from equity in unconsolidated joint ventures as the Company begins recognizing depreciation and interest expense associated with the development.

•A more favorable transaction environment in the second half of 2024 with smaller, private operators experiencing capital, ownership and/or refinancing challenges. The Company remains patient on asset growth in the near term but is cautiously optimistic that it may find new opportunities to deploy its available liquidity for rescue capital situations and/or asset acquisitions in late 2024 and into 2025.

•Long-term, the Company believes the Sunbelt offers compelling advantages due to the predominance of pro-business states, along with better population and job growth from migration patterns and business investment.

•With new supply growth expected to moderate in Sunbelt markets in 2025 and 2026, the Company expects a disciplined capital allocation strategy, a focus on stabilizing occupancy in a challenging leasing environment during 2024 and a pipeline of new investment opportunities to translate from a bridge year in 2024 to better growth in 2025 and 2026.

Conference Call and Webcast Information

The Company will host a conference call and webcast to review its results with investors and other interested parties at 9:00 a.m. ET on Wednesday, March 13, 2024. To participate in the conference call, callers from the United States and Canada should dial 1-888-349-0092, and international callers should dial 1-412-902-4235, ten minutes prior to the scheduled call time. The webcast may also be accessed live by visiting the Company’s investor relations website under the “webcast” tab.

A replay of the conference call will be available after 12:00 p.m. ET on Wednesday, March 13, 2024 through 11:59 p.m. ET on Wednesday, March 27, 2024. To access the replay, listeners may use 1-844-512-2921 (domestic) or 1-412-317-6671 (international). The passcode for the replay is 10184915.

Supplemental Financial Information

In an effort to enhance its financial disclosures to investors, BRT has posted a supplemental financial information report which can be accessed on the Company’s investor relations website under the caption “Financials – Quarterly Results.” When available, the Company will post a transcript of its quarterly earnings call to the Quarterly Results page.

Non-GAAP Financial Measures

BRT discloses FFO, AFFO, NOI and Combined Portfolio NOI because it believes that such metrics are widely recognized and appropriate measure of the performance of an equity REIT.

BRT computes FFO in accordance with the “White Paper on Funds from Operations” issued by the National Association of Real Estate Investment Trusts (“NAREIT”) and NAREIT's related guidance. FFO is defined in the White Paper as net income (calculated in accordance with generally accepted accounting principles), excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity. Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect funds from operations on the same basis.

BRT computes AFFO by adjusting FFO for loss on extinguishment of debt, straight-line rent accruals, restricted stock and RSU compensation expense, fair value adjustment of mortgage debt, gain on insurance recovery, insurance recovery from casualty loss and deferred mortgage and debt costs (including, in each case as applicable, from its share of its unconsolidated joint ventures). Since the NAREIT White Paper does not provide guidelines for computing AFFO, the computation of AFFO may vary from one REIT to another.

BRT computes NOI by adjusting net income (loss) to (a) add back (1) depreciation expense, (2) general and administrative expenses, (3) interest expense, (4) loss on extinguishment of debt, (5) equity in earnings (loss) of unconsolidated joint ventures and equity in earnings from the sale of unconsolidated joint venture, (6) provision for taxes, (7) the impact of non-controlling interests, and (b) deduct (1) other income, (2) gain on sale of real estate, (3) insurance recovery of casualty loss, and (4) gain on insurance recoveries related to casualty loss.

BRT defines “Combined Portfolio” as the consolidated same store properties, the unconsolidated same store properties presented on a pro rata share basis, and the other multifamily properties that BRT currently owns presented at 100% ownership for all periods presented. The Combined Portfolio includes 28 properties totaling 7,707 units for the fourth quarter ended December 31, 2023.

BRT defines “blended rate” as the average of the percentage change in effective rent of lease renewals and new leases on a combined basis.

The pro rata share reflects BRT’s percentage equity interest in the applicable subsidiary. BRT uses pro rata share to help provide a better understanding of the impact of its unconsolidated joint ventures on its operations. However, the use of pro rata information has limitations. Among other things, as a result of the allocation/distribution provisions of the agreements governing the unconsolidated joint ventures, BRT’s share of the gain/loss with respect to such venture may be different than (and generally less than that) implied by its percentage equity interest therein. Further, the use of pro rata share is not representative of its operations and accounts as presented in accordance with GAAP.

The accounts and results for remaining properties in which the partner interest was purchased by BRT had previously been reflected in our unconsolidated results for the entirety of the periods being presented. As a result, in order to help ensure the comparability of our Combined Portfolio NOI for the periods presented, we are including 100% of the NOI of these properties for the periods prior to their acquisition of the partners’ interests.

BRT believes that FFO, AFFO, NOI and Combined Portfolio NOI are useful and standard supplemental measures of the operating performance for equity REITs and are used frequently by securities analysts, investors and other interested parties in evaluating equity REITs, many of which present such metrics when reporting their operating results. FFO and AFFO are intended to exclude GAAP historical cost depreciation and amortization of real estate assets, which assures that the value of real estate assets diminish predictability over time. In fact, real estate values have historically risen and fallen with market conditions. As a result, BRT believes that FFO and AFFO provide a performance measure that when compared year-over-year, should reflect the impact to operations from trends in occupancy rates, rental rates, operating costs, interest costs and other matters without the inclusion of depreciation and amortization, providing a perspective that may not be necessarily apparent from net income. BRT also considers FFO, AFFO and NOI to be useful in evaluating property acquisitions and dispositions. BRT views Combined Portfolio NOI as an important measure of operating performance because it allows a comparison of operating results of properties owned for the entirety of the current and comparable periods and therefore eliminates variations caused by acquisitions, dispositions or partner buyouts during the periods.

FFO, AFFO, NOI and Combined Portfolio NOI do not represent net income or cash flows from operations as defined by GAAP. FFO, AFFO, NOI and Combined Portfolio NOI should not be considered to be an alternative to net income as a reliable measure of BRT’s operating performance; nor should FFO, AFFO, NOI and Combined Portfolio NOI be considered an alternative to cash flows from operating, investing or financing activities (as defined by GAAP) as measures of liquidity. Further, because there is no industry standard definition of NOI and practice is divergent across the industry, the computation of NOI may from one REIT to another.

Forward Looking Information

BRT considers some of the information set forth herein to contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, or the Securities Act, and Section 21E of the Securities Exchange Act of 1934, as amended, or the Exchange Act, with respect to our expectations for future periods. Forward-looking statements do not discuss historical fact, but instead include statements related to expectations, projections, intentions or other items related to the future. Such forward-looking statements include, without limitation, statements regarding expected operating performance and results, property acquisition and disposition activity, joint venture activity, development and value add activity and other capital expenditures, and capital raising and financing activity, as well as revenue and expense growth, occupancy, interest rate and other economic expectations. Words such as “expects,” “anticipates,” “intends,” “plans,” “believes,” “seeks,” “estimates,” “forecasts,” “projects,” “assumes,” “will,” “may,” “could,” “should,” “budget,” “target,” “outlook,” “opportunity,” “guidance” and variations of such words and similar expressions are intended to identify such forward-looking statements. Such forward-looking statements involve known and unknown risks, uncertainties and other factors, which are in some cases are beyond our control, which may cause our actual results, performance or achievements to be materially different from the results of operations, financial conditions or plans expressed or implied by such forward-looking statements. In light of the significant uncertainties inherent in the forward-looking statements included herein, the inclusion of such information should not be regarded as a representation by us or any other person that the results or conditions described in such statements or our objectives and plans will be achieved, and investors are cautioned not to place undue reliance on such information.

The following factors, among others, could cause our actual results, performance or achievements to differ materially from those expressed or implied in the forward-looking statements: inability to generate sufficient cash flows due to unfavorable economic and market conditions (e.g., inflation, volatile interest rates and the possibility of a recession), changes in supply and/or demand, competition, uninsured losses, changes in tax and housing laws or other factors; adverse changes in real estate markets, including, but not limited to, the extent of future demand for multifamily units in our significant markets, barriers of entry into new markets which we may seek to enter in the future, limitations on our ability to increase or collect rental rates, competition, our ability to identify and consummate attractive acquisitions and dispositions on favorable terms, and our ability to reinvest sale proceeds in a manner that generates favorable returns; general and local real estate conditions, including any changes in the value of our real estate; decreasing rental rates or increasing vacancy rates; challenges in acquiring properties (including challenges in buying properties directly without the participation of joint venture partners and the limited number of multi-family property acquisition opportunities available to us), which acquisitions may not be completed or may not produce the cash flows or income expected; the competitive environment in which we operate, including competition that could adversely affect our ability to acquire properties and/or limit our ability to lease apartments or increase or maintain rental rates; exposure to risks inherent in investments in a single industry and sector; the concentration of our multi-family properties in the Southeastern United States and Texas, which makes us more susceptible to adverse developments in those markets; increases in expenses over which we have limited control, such as real estate taxes, insurance costs and utilities, due to inflation and other factors; impairment in the value of real estate we own; failure of property managers to properly manage properties; disagreements with, or misconduct by, joint venture partners; inability to obtain financing at favorable rates, if at all, or refinance existing debt as it matures, due to, among other things, the level and volatility of interest or capital market conditions; extreme weather and natural disasters such as hurricanes, tornadoes and floods; lack of or

insufficient amounts of insurance to cover, among other things, losses from catastrophes; risks associated with acquiring value-add multi-family properties, which involves greater risks than more conservative approaches; the condition of Fannie Mae or Freddie Mac, which could adversely impact us; changes in Federal, state and local governmental laws and regulations, including laws and regulations relating to taxes and real estate and related investments; our failure to comply with laws, including those requiring access to our properties by disabled persons, which could result in substantial costs; board determinations as to timing and payment of dividends, if any, and our ability or willingness to pay future dividends; our ability to satisfy the complex rules required to maintain our qualification as a REIT for federal income tax purposes; possible environmental liabilities, including costs, fines or penalties that may be incurred due to necessary remediation of contamination of properties presently owned or previously owned by us or a subsidiary owned by us or acquired by us; our dependence on information systems and risks associated with breaches of such systems; disease outbreaks and other public health events, and measures that are taken by federal, state, and local governmental authorities in response to such outbreaks and events; impact of climate change on our properties or operations; risks associated with the stock ownership restrictions of the Internal Revenue Code of 1986, as amended (the "Code") for REITs and the stock ownership limit imposed by our charter; and the other factors described in the reports we file with the SEC, including those set forth in our Annual Report on Form 10-K under the captions "Item 1. Business," "Item 1A. Risk Factors," and "Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations".

BRT undertakes no obligation to update or revise the information herein, whether as a result of new information, future events or circumstances, or otherwise.

Additional Information

BRT is a real estate investment trust that owns, operates and, to a lesser extent, holds interests in joint ventures that own multi-family properties. As of December 31, 2023, BRT owns or has interests in 28 multi-family properties with 7,707 units in 11 states. For additional information on BRT’s operations, activities and properties, please visit its website at www.brtapartments.com.

Interested parties are urged to review the Form 10-K to be filed with the Securities and Exchange Commission for the year ended December 31, 2023, and the supplemental disclosures regarding the quarter and full year on the investor relations section of the Company’s website at: https://brtapartments.com/investor-relations. The Form 10-K can also be linked through the “Investor Relations” section of BRT’s website.

Contact:

BRT APARTMENTS CORP.

60 Cutter Mill Road

Suite 303

Great Neck, New York 11021

Telephone: (516) 466-3100

Email: investors@BRTapartments.com

www.BRTapartments.com

BRT APARTMENTS CORP. AND SUBSIDIARIES

CONDENSED BALANCE SHEETS

(Dollars in thousands)


	December 31, 2023		December 31, 2022
ASSETS
Real estate properties, net of accumulated depreciation	$	635,836	$	651,603
Investment in unconsolidated joint ventures	34,242		42,576
Cash and cash equivalents	23,512		20,281
Restricted cash	632		872
Other assets	15,741		17,284
Real estate property held for sale	—		—
Total Assets	$	709,963	$	732,616

LIABILITIES AND EQUITY
Mortgages payable, net of deferred costs	$	422,427	$	403,792
Junior subordinated notes, net of deferred costs	37,143		37,123
Credit facility	—		19,000
Accounts payable and accrued liabilities	21,948		22,631
Total Liabilities	481,518		482,546

Total BRT Apartments Corp. stockholders’ equity	228,460		250,088
Non-controlling interests	(15)		(18)
Total Equity	228,445		250,070
Total Liabilities and Equity	$	709,963	$	732,616

BRT APARTMENTS CORP. AND SUBSIDIARIES

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

(Dollars in thousands, except per share data)


	Three Months Ended December 31, (unaudited)				Twelve months Ended December 31,
	2023		2022		2023		2022
Revenues:
Rental and other revenue	$	23,365	$	22,711	$	93,069	$	70,515
Other income	143		—		548		12
Total revenues	23,508		22,711		93,617		70,527
Expenses:
Real estate operating expenses	10,256		10,262		41,821		30,558
Interest expense	5,584		5,520		22,161		15,514
General and administrative	3,513		3,815		15,433		14,654

Depreciation	6,389		8,031		28,484		24,812
Total expenses	25,742		27,628		107,899		85,538
Total revenues less total expenses	(2,234)		(4,917)		(14,282)		(15,011)
Equity in earnings of unconsolidated joint ventures	588		580		2,293		1,895
Equity in earnings from sale of unconsolidated joint venture properties	—		—		14,744		64,531
Gain on sale of real estate	—		—		604		6

Casualty loss	(323)		(850)		(323)		(850)
Insurance recovery of casualty loss	317		850		793		850

Gain on insurance recovery	—		—		240		62
Loss on extinguishment of debt	—		—		—		(563)
(Loss) income from continuing operations	(1,652)		(4,337)		4,069		50,920
Provision for taxes	49		(155)		54		821
Net (loss) income from continuing operations, net of taxes	(1,701)		(4,182)		4,015		50,099
Income attributable to non-controlling interests	(36)		(37)		(142)		(144)
Net (loss) income attributable to common stockholders	$	(1,737)	$	(4,219)	$	3,873	$	49,955

Per share amounts attributable to common stockholders:
Basic	$	(0.11)	$	(0.22)	$	0.16	$	2.67
Diluted	$	(0.11)	$	(0.22)	$	0.16	$	2.66

Funds from operations - Note 1	$	6,278	$	7,594	$	22,608	23,234
Funds from operations per common share - diluted - Note 2	$	0.34	$	0.40	$	1.19	$	1.24

Adjusted funds from operations - Note 1	$	7,117	$	6,994	$	28,864	$	28,350
Adjusted funds from operations per common share - diluted -Note 2	$	0.38	$	0.37	$	1.52	$	1.52

Weighted average number of common shares outstanding:
Basic	17,608,708		18,004,715		17,918,270		17,793,035
Diluted	17,608,708		18,004,715		17,948,276		17,852,951

BRT APARTMENTS CORP. AND SUBSIDIARIES

FUNDS FROM OPERATIONS

ADJUSTED FUNDS FROM OPERATIONS

(Unaudited)

(Dollars in thousands, except per share data)


	Three Months Ended December 31,				Twelve months Ended December 31,
	2023		2022		2023		2022
Note 1:
Funds from operations is summarized in the following table:
GAAP Net (loss) income attributable to common stockholders	$	(1,737)	$	(4,219)	$	3,873	$	49,955
Add: depreciation of properties	6,389		8,031		28,484		24,812
Add: our share of depreciation in unconsolidated joint venture properties	1,307		1,443		5,292		10,677

Add: our share of impairment charge in unconsolidated joint venture properties	—		1,493		—		1,493
Add: casualty loss	323		850		323		850
Deduct: gain on sales of real estate and partnership interests	—		—		(604)		(6)
Deduct: our share of earnings in earnings from sale of unconsolidated joint venture properties	—		—		(14,744)		(64,531)
Adjustment for non-controlling interests	(4)		(4)		(16)		(16)
NAREIT Funds from operations attributable to common stockholders	6,278		7,594		22,608		23,234
Adjust for: straight-line rent accruals	25		6		93		24
Add: loss on extinguishment of debt	—		—		—		563
Add: our share of loss on extinguishment of debt from unconsolidated joint venture properties	—		—		212		1,880
Add: amortization of restricted stock and RSU expense	692		1,304		4,768		4,487
Add: amortization of deferred mortgage and debt costs	273		240		1,072		628
Add: our share of deferred mortgage costs from unconsolidated joint venture properties	26		28		106		227
Add: amortization of fair value adjustment for mortgage debt	150		166		613		148
Less: insurance recovery of casualty loss	(323)		(850)		(323)		(850)
Less: our share of insurance recovery from unconsolidated joint ventures	—		(1,493)		—		(1,493)
Less: gain on insurance recovery	—		—		(240)		(62)
Less: our share of gain on insurance proceeds from unconsolidated joint venture properties	—		—		(30)		(432)
Adjustment for non-controlling interests	(4)		(1)		(15)		(4)
Adjusted funds from operations attributable to common shareholders	$	7,117	$	6,994	$	28,864	$	28,350

BRT APARTMENTS CORP. AND SUBSIDIARIES

FUNDS FROM OPERATIONS

ADJUSTED FUNDS FROM OPERATIONS

(Unaudited)

(Dollars in thousands, except per share data)


	Three Months Ended December 31,				Twelve months Ended December 31,
	2023		2022		2023		2022
Note 2:
Funds from operations per share is summarized in the following table:
Net income attributable to common stockholders	$	(0.09)	$	(0.22)	$	0.20	$	2.66
Add: depreciation of properties	0.34		0.42		1.50		1.33
Add: our share of depreciation from unconsolidated joint venture properties	0.07		0.08		0.28		0.57

Add: impairment charge - our share of unconsolidated joint ventures	—		0.08		—		0.08
Add: casualty loss	0.02		0.04		0.02		0.05
Deduct: gain on sales of real estate and partnership interest	—		—		(0.03)		—
Deduct: our share of earnings from sale of unconsolidated joint venture properties	—		—		(0.78)		(3.45)
Adjustment for non-controlling interests	—		—		—		—
NAREIT Funds from operations per common share - diluted	0.34		0.40		1.19		1.24
Adjustments for straight line rent accruals	—		—		—		—
Add: loss on extinguishment of debt	—		—		—		0.03
Add: our share of loss on extinguishment of debt from unconsolidated joint ventures	—		—		0.01		0.10
Add: amortization of restricted stock and RSU expense	0.04		0.07		0.25		0.25
Add: amortization of deferred mortgage and debt costs	0.01		0.01		0.06		0.03
Add: our share of amortization of deferred mortgage and debt costs from unconsolidated ventures	—		0.01		0.01		0.01
Add: amortization of fair value adjustment for mortgage debt	0.01		0.01		0.03		0.01
Less: insurance recovery of casualty loss	(0.02)		(0.04)		(0.02)		(0.05)
Deduct: our share of insurance recovery from unconsolidated joint ventures	—		(0.08)		—		(0.08)
Deduct: gain on insurance recovery	—		—		(0.01)		—
Deduct: our share of gain on insurance proceeds from unconsolidated joint ventures	—		—		—		(0.02)
Adjustments for non-controlling interests	—		—		—		—
Adjusted funds from operations per common share - diluted	$	0.38	$	0.37	$	1.52	$	1.52

Diluted shares outstanding for FFO and AFFO	18,560,985		18,938,807		18,931,026		18,782,695

BRT APARTMENTS CORP. AND SUBSIDIARIES

RECONCILIATION OF NET INCOME ATTRIBUTABLE TO COMMON STOCKHOLDERS TO NOI

(Dollars in thousands, except per share data)


	Three Months Ended December 31,				Twelve months Ended December 31,
	2023		2022		2023		2022
GAAP Net income attributable to common stockholders	$	(1,737)	$	(4,219)	$	3,873	$	49,955
Less: Other Income	(143)		—		(548)		(12)
Add: Interest expense	5,584		5,520		22,161		15,514
General and administrative	3,513		3,815		15,433		14,654
Depreciation	6,389		8,031		28,484		24,812

Provision for taxes	49		(155)		54		821
Less: Gain on sale of real estate	—		—		(604)		(6)
Add: Loss on extinguishment of debt	—		—		—		563
Equity in (earnings) loss of unconsolidated joint venture properties	(588)		(580)		(2293)		(1,895)
Casualty loss	323		850		323		850
Less: Equity in earnings from sale of unconsolidated joint venture properties	—		—		(14,744)		(64,531)
Insurance recovery of casualty loss	(317)		(850)		(793)		(850)
Gain on insurance recovery	—		—		(240)		(62)
Add: Net income attributable to non-controlling interests	36		37		142		144
Net Operating Income	$	13,109	$	12,449	$	51,248	$	39,957

Less: Non same store and non multi family
Revenues	370		380		45,695		24,911
Operating Expenses	112		108		20,140		10,692
Non Same store and non multi NOI	258		272		25,555		14,219
Same Store Net Operating Income	$	12,851	$	12,177	$	25,693	$	25,738

EX-99.2 3 exhibit992q42023.htm EX-99.2 Document

Exhibit 99.2


SUPPLEMENTAL FINANCIAL INFORMATION FOR THREE AND TWELVE MONTHS ENDED DECEMBER 31, 2023

March 12, 2024

60 Cutter Mill Rd., Great Neck, NY 11021

CAUTIONARY STATEMENT REGARDING FORWARD-LOOKING STATEMENTS

We consider some of the information set forth herein to contain forward-looking statements within the meaning of Section 27A of the Securities Act of 1933, as amended, or the Securities Act, and Section 21E of the Securities Exchange Act of 1934, as amended, or the Exchange Act, with respect to our expectations for future periods. Forward-looking statements do not discuss historical fact, but instead include statements related to expectations, projections, intentions or other items related to the future. Such forward-looking statements include, without limitation, statements regarding expected operating performance and results, property acquisition and disposition activity, joint venture activity, development and value add activity and other capital expenditures, and capital raising and financing activity, as well as revenue and expense growth, occupancy, interest rate and other economic expectations. Words such as “expects,” “anticipates,” “intends,” “plans,” “believes,” “seeks,” “estimates,” “forecasts,” “projects,” “assumes,” “will,” “may,” “could,” “should,” “budget,” “target,” “outlook,” “opportunity,” “guidance” and variations of such words and similar expressions are intended to identify such forward-looking statements. Such forward-looking statements involve known and unknown risks, uncertainties and other factors, which are in some cases, beyond our control, which may cause our actual results, performance or achievements to be materially different from the results of operations, financial conditions or plans expressed or implied by such forward-looking statements. Although we believe that the assumptions underlying the forward-looking statements contained herein are reasonable, any of the assumptions could be inaccurate, and therefore such forward-looking statements included in this report may not prove to be accurate. In light of the significant uncertainties inherent in the forward-looking statements included herein, the inclusion of such information should not be regarded as a representation by us or any other person that the results or conditions described in such statements or our objectives and plans will be achieved and investors are cautioned not to place undue reliance on such information.

The following factors, among others, could cause our actual results, performance or achievements to differ materially from those expressed or implied in the forward-looking statements:

•inability to generate sufficient cash flows due to unfavorable economic and market conditions (e.g., inflation, volatile interest rates and the possibility of a recession), changes in supply and/or demand, competition, uninsured losses, changes in tax and housing laws or other factors;

•adverse changes in real estate markets, including, but not limited to, the extent of future demand for multifamily units in our significant markets, barriers of entry into new markets which we may seek to enter in the future, limitations on our ability to increase or collect rental rates, competition, our ability to identify and consummate attractive acquisitions and dispositions on favorable terms, and our ability to reinvest sale proceeds in a manner that generates favorable returns;

•general and local real estate conditions, including any changes in the value of our real estate;

•decreasing rental rates or increasing vacancy rates;

•challenges in acquiring properties (including challenges in buying properties directly without the participation of joint venture partners and the limited number of multi-family property acquisition opportunities available to us), which acquisitions may not be completed or may not produce the cash flows or income expected;

•the competitive environment in which we operate, including competition that could adversely affect our ability to acquire properties and/or limit our ability to lease apartments or increase or maintain rental rates;

•exposure to risks inherent in investments in a single industry and sector;

•the concentration of our multi-family properties in the Southeastern United States and Texas, which makes us more susceptible to adverse developments in those markets;

•increases in expenses over which we have limited control, such as real estate taxes, insurance costs and utilities, due to inflation and other factors;

•impairment in the value of real estate we own;

•failure of property managers to properly manage properties;

•accessibility of debt and equity capital markets;

•disagreements with, or misconduct by, joint venture partners;

•inability to obtain financing at favorable rates, if at all, or refinance existing debt as it matures;

•level and volatility of interest or capitalization rates or capital market conditions;

•extreme weather and natural disasters such as hurricanes, tornadoes and floods;

•lack of or insufficient amounts of insurance to cover, among other things, losses from catastrophes;

•risks associated with acquiring value-add multi-family properties, which involves greater risks than more conservative approaches;

•the condition of Fannie Mae or Freddie Mac, which could adversely impact us;

•changes in Federal, state and local governmental laws and regulations, including laws and regulations relating to taxes and real estate and related investments;

•our failure to comply with laws, including those requiring access to our properties by disabled persons, which could result in substantial costs;

•board determinations as to timing and payment of dividends, if any, and our ability or willingness to pay future dividends;

•our ability to satisfy the complex rules required to maintain our qualification as a REIT for federal income tax purposes;

•possible environmental liabilities, including costs, fines or penalties that may be incurred due to necessary remediation of contamination of properties presently owned or previously owned by us or a subsidiary owned by us or acquired by us;

•our dependence on information systems and risks associated with breaches of such systems;

•disease outbreaks and other public health events, and measures that are taken by federal, state, and local governmental authorities in response to such outbreaks and events;

•impact of climate change on our properties or operations;

•risks associated with the stock ownership restrictions of the Internal Revenue Code of 1986, as amended (the "Code") for REITs and the stock ownership limit imposed by our charter; and

•the other factors described in the reports we file with the SEC, including those set forth in our Annual Report on Form 10-K under the captions "Item 1. Business," "Item 1A. Risk Factors," and "Item 7. Management's Discussion and Analysis of Financial Condition and Results of Operations".

We undertake no obligation to update or revise the information herein, whether as a result of new information, future events or circumstances, or otherwise.

Units under rehabilitation for which we have received or accrued rental income from business interruption insurance, while not physically occupied, are treated as leased (i.e., occupied) at rental rates in effect at the time of the casualty.

We use pro rata (as defined under "Non-GAAP Financial Measures and Definitions") to help the reader gain a better understanding of our unconsolidated joint ventures. However, the use of pro rata information has certain limitations and is not representative of our operations and accounts as presented in accordance with GAAP. Accordingly, pro rata information should be used with caution and in conjunction with the GAAP data presented herein and in our reports filed with the SEC.


Table of Contents			Page Number
Fourth Quarter and Full Year Results			2
Financial Highlights			5
Components of Net Asset Value			6
Results of Operation			7
Operating Results of Unconsolidated Properties			8
Funds From Operations			9
Consolidated Balance Sheets			11
Dispositions			12
Value-Add Information and Capital Expenditures			13
Debt Analysis			14
Portfolio Data by State			15
Combined Portfolio Metrics			17
Portfolio Table			19
Appendix			20
Non-GAAP Financial Measure and Definitions			21
Same Store Comparison - Consolidated			22
Same Store Comparison - Unconsolidated			24
Buyout NOI by State			26
Buyout NOI Reconciliation			27
Reconciliations			28
Balance Sheet of Unconsolidated Joint Ventures			32

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

BRT APARTMENTS CORP. REPORTS FOURTH QUARTER AND FULL YEAR 2023 RESULTS

Highlights

•Reported results for 2023 of net income of $3.9 million, or $0.16 per diluted share, FFO of $1.19 per diluted share and AFFO of $1.52 per diluted share.

•Equity in earnings of unconsolidated joint ventures was $588,000 in the fourth quarter of 2023 and $2.3 million for 2023.

•Combined Portfolio NOI increased 6.4% for the fourth quarter and increased 2.0% for 2023 compared to the prior-year periods.

•Repurchased 206,105 shares during the fourth quarter at a weighted average price of $17.53, bringing the total shares repurchased in 2023 to 779,423 at a weighted average price of $18.47.

•In February 2023, the Company closed a $21.2 million loan secured by Silvana Oaks in North Charleston, SC and used the proceeds to fully repay its outstanding borrowings on the credit facility.

•Declared a dividend of $0.25 per share for the first quarter of 2024.

Fourth Quarter Key Themes and Commentary

•Combined Portfolio NOI, net loss, FFO and AFFO results were in line with the Company’s previously issued full year 2023 guidance and commentary provided with its third quarter 2023 results.

Fourth Quarter Financial and Operating Results

•AFFO was $7.1 million, or $0.38 per diluted share, in the current quarter, compared to AFFO of $7.0 million, or $0.37 per diluted share, in the corresponding 2022 quarter.

•Equity in earnings of unconsolidated joint ventures for the current quarter was $588,000 compared to $580,000 in the corresponding quarter of the prior year.

•For leases signed during the fourth quarter in the Combined Portfolio, the Company experienced a 3.9% increase on renewal leases, a 2.5 % decrease on new leases and a 1.1% increase on a blended basis compared with the prior lease. The rent-to-income ratio for all new leases signed in the fourth quarter is 24%. For leases signed to date through February 29, 2024, the Company experienced a 3.1% increase on renewals, a 3.6% decrease on new leases and a 0.5% increase on a blended basis compared with the prior lease.

Full Year 2023 Financial and Operating Results

•FFO was $22.6 million, or $1.19 per diluted share, in 2023, compared to $23.2 million, or $1.24 per diluted share, in 2022 quarter.

•AFFO was $28.9 million, or $1.52 per diluted share, in 2023, compared to AFFO of $28.4 million, or $1.52 per diluted share, in 2022 quarter.

•Equity in earnings of unconsolidated joint ventures for 2023 was $2.3 million compared to $1.9 million in 2022.

•Diluted per share net income, FFO and AFFO during 2023 reflect the share repurchase and stock issuance activity noted above.

Debt Metrics and Liquidity

First Quarter 2024 Dividend

Full Year 2024 Outlook

•BRT intends to emphasize stable average occupancy within the portfolio until it can achieve lift in rental rates.

•Controllable expense growth is expected to grow modestly compared to 2023 and non-controllable expenses, particularly insurance, are expected to moderate somewhat compared to 2023.

•BRT’s balance sheet has no debt maturities until the third quarter of 2025, improved pricing and full availability on its credit facility and ample liquidity to deploy.

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

````````````````````Financial Highlights

_________________________________________________________________________________________________________


	As of December 31,
	2023			2022
Market capitalization (thousands)	$	345,439		$	371,982
Shares outstanding (thousands)	18,582			18,940
Closing share price	$	18.59		$	19.64
Quarterly dividend declared per share	$	0.25		$	0.25

	Quarter ended December 31,
	Combined						Consolidated						Unconsolidated
	2023			2022			2023			2022			2023			2022
Properties owned	28			29			21			21			7			8
Units	7,707			8,201			5,420			5,420			2,287			2,781
Quarter Average occupancy	93.4		%	94.7		%	93.5		%	94.8		%	93.0		%	94.5		%
Quarter Average monthly rental revenue per occupied unit	$	1,404		$	1,347		$	1,362		$	1,320		$	1,504		$	1,396


	Quarter ended December 31,						Twelve months ended December 31,
Per share data	2023 (Unaudited)			2022 (Unaudited)			2023			2022
(Loss) earnings per share basic	$	(0.11)		$	(0.22)		$	0.16		$	2.67
(Loss) earnings per share diluted	$	(0.11)		$	(0.22)		$	0.16		$	2.66
FFO per share of common stock (diluted) (1)	$	0.34		$	0.40		$	1.19		$	1.24
AFFO per share of common stock (diluted) (1)	$	0.38		$	0.37		$	1.52		$	1.52

	As of December 31,
	2023			2022
Debt to Enterprise Value (2)	65		%	62		%

(1) See the reconciliation of Funds From Operations, or FFO, and Adjusted Funds From Operations, or AFFO, to net income, as calculated in accordance with

GAAP, and the definitions of such terms under "Non-GAAP Financial Measures and Definitions."

(2) Enterprise Value is equal to debt plus market capitalization less cash and cash equivalents, including BRT's pro-rata share of cash and cash equivalents at the

unconsolidated Joint Ventures. Cash and cash equivalents excludes restricted cash. Debt is equal to 100% of the debt at the consolidated properties and BRT's

pro-rata share of debt at the unconsolidated joint ventures. See "Non-GAAP Financial Measures and Definitions" for an explanation of "pro-rata share."

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Components of Net Asset Value

As of December 31, 2023

(all in thousands)

____________________________________________________________________________________________________________________












Net Operating Income (2023) (1)
Consolidated	$	51,248
Unconsolidated (Pro rata)	12,377
Total Net Operating Income	$	63,625

OTHER ASSETS
Cash and Cash Equivalents	$	23,512
Cash and Cash Equivalents - Unconsolidated pro rata	2,719
Restricted Cash	632
Other Assets	15,741
Other Assets - Unconsolidated pro rata	12,504
Total Cash and Other Assets	$	55,108

OTHER LIABILITIES
Accounts Payable and Accrued Liabilities	$	21,948
Accounts Payable and Accrued Liabilities - Unconsolidated pro rata	3,872
Total Other Liabilities	$	25,820

DEBT SUMMARY
Mortgages Payable, net of deferred costs:
Consolidated	$	422,427
Unconsolidated (Pro rata)	116,104
Total Mortgages Payable	$	538,531

Credit Facility	—
Subordinated Notes	37,143
Total Debt Outstanding	$	575,674

Common Shares Outstanding	18,582

_____________________________________________

(1) See the Appendix for a reconciliation of the non-GAAP amounts presented to GAAP amounts

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Results of Operations

(dollars in thousands except per share data)

_____________________________________________________________________________________________________________________


	Three months Ended December 31, (Unaudited)				Twelve months Ended December 31,
	2023		2022		2023		2022
Revenues:
Rental revenue and other revenue from other real estate properties	$	23,365	$	22,711	$	93,069	$	70,515
Other income	143		—		548		12
Total revenues	23,508		22,711		93,617		70,527
Expenses:
Real estate operating expenses	10,256		10,262		41,821		30,558
Interest expense	5,584		5,520		22,161		15,514
General and administrative	3,513		3,815		15,433		14,654

Depreciation and amortization	6,389		8,031		28,484		24,812
Total expenses	25,742		27,628		107,899		85,538
Total revenues less total expenses	(2,234)		(4,917)		(14,282)		(15,011)
Equity in earnings of unconsolidated joint ventures	588		580		2,293		1,895
Equity in earnings from sale of unconsolidated joint venture properties	—		—		14,744		64,531
Gain on sale of real estate	—		—		604		6
Casualty loss	(323)		(850)		(323)		(850)
Insurance recovery of casualty loss	317		850		793		850
Gain on insurance recovery	—		—		240		62
Loss on extinguishment of debt	—		—		—		(563)
(Loss) income from continuing operations	(1,652)		(4,337)		4,069		50,920
Income tax provision (benefit)	49		(155)		54		821
Net (loss) income from continuing operations, net of taxes	(1,701)		(4,182)		4,015		50,099
Income attributable to non-controlling interests	(36)		(37)		(142)		(144)
Net (loss) income attributable to common stockholders	$	(1,737)	$	(4,219)	$	3,873	$	49,955

Weighted average number of shares of common stock outstanding:
Basic	17,608,708		18,004,715		17,918,270		17,793,035
Diluted	17,608,708		18,004,715		17,948,276		17,852,951

Per share amounts attributable to common stockholders:
Basic	$	(0.11)	$	(0.22)	$	0.16	$	2.67
Diluted	$	(0.11)	$	(0.22)	$	0.16	$	2.66

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Operating Results of Unconsolidated Properties

(dollars in thousands)

_____________________________________________________________________________________________________________________


	Three months Ended December 31, (Unaudited)				Twelve months Ended December 31,
	2023		2022		2023		2022
Revenues:
Rental and other revenue	$	10,541	$	12,033	$	44,785	$	72,873
Total revenues	10,541		12,033		44,785		72,873

Expenses:
Real estate operating expenses	4,742		5,563		20,577		33,086
Interest expense	2,211		2,507		9,268		16,269
Depreciation	2,570		2,841		10,403		17,798
Total expenses	9,523		10,911		40,248		67,153
Total revenues less total expenses	1,018		1,122		4,537		5,720
Other equity earnings	7		32		126		121
Impairment of assets	—		(8,553)		—		(8,553)
Insurance recoveries	—		8,553		—		8,553
Gain on insurance recoveries	—		—		65		567
Gain on sale of real estate properties	—		—		38,418		118,270
Loss on extinguishment of debt	—		—		(561)		(3,491)
Net income from joint ventures	$	1,025	$	1,154	$	42,585	$	121,187

BRT equity in earnings and equity in earnings from sale of unconsolidated joint venture properties	$	588	$	580	$	17,037	$	66,426

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Funds from Operations

(dollars in thousands)

____________________________________________________________________________________________________________________


	Three months ended December 31,				Twelve months Ended December 31,
	2023		2022		2023		2022
GAAP Net (loss) income attributable to common stockholders	$	(1,737)	$	(4,219)	$	3,873	$	49,955
Add: depreciation of properties	6,389		8,031		28,484		24,812
Add: our share of depreciation in unconsolidated joint ventures	1,307		1,443		5,292		10,677

Add: our share of impairment charge in unconsolidated joint venture properties	—		1,493		—		1,493
Add: casualty loss	323		850		323		850
Deduct: gain on sales of real estate and partnership interests	—		—		(604)		(6)
Deduct: our share of earnings from sale of unconsolidated joint venture properties	—		—		(14,744)		(64,531)
Adjust for non-controlling interests	(4)		(4)		(16)		(16)
Funds from operations	$	6,278	$	7,594	$	22,608	$	23,234

Adjustments for: straight-line rent accruals	25		6		93		24
Add: loss on extinguishment of debt	—		—		—		563
Add: our share of loss on extinguishment of debt from unconsolidated joint ventures	—		—		212		1,880
Add: amortization of restricted stock and RSU expense	692		1,304		4,768		4,487
Add: amortization of deferred mortgage and debt costs	273		240		1,072		628
Add: our share of deferred mortgage costs from unconsolidated joint venture properties	26		28		106		227
Add: amortization of fair value adjustment for mortgage debt	150		166		613		148
Less: insurance recovery of casualty loss	(323)		(850)		(323)		(850)
Less: our share of insurance recovery from unconsolidated joint ventures	—		(1,493)		—		(1,493)
Less: gain on insurance recovery	—		—		(240)		(62)
Less: our share of gain on insurance proceeds from unconsolidated joint venture	—		—		(30)		(432)
Adjustments for non-controlling interests	(4)		(1)		(15)		(4)
Adjusted funds from operations	$	7,117	$	6,994	$	28,864	$	28,350

Funds from Operations

____________________________________________________________________________________________________________________


	Three months ended December 31,				Twelve months Ended December 31,
	2023		2022		2023		2022
GAAP Net (loss) income attributable to common stockholders	$	(0.09)	$	(0.22)	$	0.20	$	2.66
Add: depreciation of properties	0.34		0.42		1.50		1.33
Add: our share of depreciation in unconsolidated joint ventures	0.07		0.08		0.28		0.57

Add: our share of impairment charge in unconsolidated joint ventures	—		0.08		—		0.08
Add: casualty loss	0.02		0.04		0.02		0.05
Deduct: gain on sales of real estate and partnership interest	—		—		(0.03)		—
Deduct: our share of earnings from sale of unconsolidated joint venture properties	—		—		(0.78)		(3.45)
Adjustment for non-controlling interests	—		—		—		—
Funds from operations per common share - diluted	0.34		0.40		1.19		1.24

Adjustment for: straight-line rent accruals	—		—		—		—
Add: loss on extinguishment of debt	—		—		—		0.03
Add: our share of loss on extinguishment of debt from unconsolidated joint ventures	—		—		0.01		0.10
Add: amortization of restricted stock and RSU expense	0.04		0.07		0.25		0.25
Add: amortization of deferred mortgage and debt costs	0.01		0.01		0.06		0.03
Add: our share of amortization of deferred mortgage and debt costs from unconsolidated ventures	—		—		0.01		0.01
Add: amortization of fair value adjustment for mortgage debt	0.01				0.03		0.01
Less: insurance recovery of casualty loss	(0.02)				(0.02)		(0.05)
Deduct: our share of insurance recovery from unconsolidated joint ventures	—		(0.08)		—		(0.08)
Deduct: gain on insurance recovery	—		—		(0.01)		—
Deduct: our share of gain on insurance proceeds from unconsolidated joint ventures	—		—		—		(0.02)
Adjustment for non-controlling interests	—		—		—		—
Adjusted funds from operations per common share - diluted	$	0.38	$	0.37	$	1.52	$	1.52

Diluted shares outstanding for FFO and AFFO	18,560,985		18,938,807		18,931,026		18,782,695

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Consolidated Balance Sheets

(amounts in thousands, except per share amounts)

_____________________________________________________________________________________________________________________


	December 31,
	2023		2022
ASSETS
Real estate properties, net of accumulated depreciation	$	635,836	$	651,603
Investment in unconsolidated joint ventures	34,242		42,576
Cash and cash equivalents	23,512		20,281
Restricted cash	632		872
Other assets	15,741		17,284

Total Assets	$	709,963	$	732,616

LIABILITIES AND EQUITY
Liabilities:
Mortgages payable, net of deferred costs	$	422,427	$	403,792
Junior subordinated notes, net of deferred costs	37,143		37,123
Credit facility, net of deferred costs	—		19,000
Accounts payable and accrued liabilities	21,948		22,631
Total Liabilities	481,518		482,546


Commitments and contingencies
Equity:
BRT Apartments Corp. stockholders' equity:
Preferred shares $.01 par value 2,000 shares authorized, none issued	—		—
Common stock, $.01 par value, 300,000 shares authorized;
17,536 and 18,006 shares outstanding	175		180
Additional paid-in capital	267,271		273,863

Accumulated deficit	(38,986)		(23,955)
Total BRT Apartments Corp. stockholders’ equity	228,460		250,088
Non-controlling interests	(15)		(18)
Total Equity	228,445		250,070
Total Liabilities and Equity	$	709,963	$	732,616

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Dispositions

(dollars in thousands)

________________________________________________________________________________________














Disposition of Property by Unconsolidated Joint Ventures

Property/Location	Sale Date	Units	Interest Owned	Sales Price		Gain on Sale		BRT's Share of Gain on Sale		BRT's share of Loss on extinguishment of debt
Chatham and Reflection Court - Dallas, TX	5/12/2023	494	50%	$	73,000	$	38,418	$	14,744	$	212

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Value-Add Program and Capital Expenditures

________________________________________________________________________________________

For the Quarter ended December 31, 2023

Value-Add Program

(Includes consolidated and unconsolidated amounts)

Units Rehabilitated (1)

Estimated Rehab Costs (2)

Estimated Rehab Costs Per unit

Estimated Average Monthly Rent Increase (3)

Estimated Annualized ROI (3)

Estimated units available to be renovated over next 24 months

$263,000

$7,980

$90

14%

600

(1) Refers to rehabilitated units with respect to which a new lease or renewal lease was entered into during the period.

(2) Reflects rehab costs incurred during the current and prior periods with respect to units completed, in which a new
lease or renewal lease was entered into during the current period.

(3) These results are not necessarily indicative of the results that would be generated if such improvements were made
       across our portfolio of properties or at any particular property. Rents at a property may increase for reasons wholly
       unrelated to property improvements, such as changes in demand for rental units in a particular market or
       sub-market. Even if units are available to be renovated, the Company may decide not to renovate such units.


For the twelve months ended December 31, 2023
Capital Expenditures (5)
(Includes consolidated and unconsolidated amounts)
	Gross Expenditures		Less: JV Partner Share		BRT Share of Expenditures (4)
Estimated Recurring Capital Expenditures (1)	$	5,967,000	$	553,000	$	5,414,000
Estimated Non-Recurring Capital Expenditures (2)	5,447,000		346,000		5,101,000
Total Capital Expenditures	$	11,414,000	$	899,000	$	10,515,000

Replacements (operating expense) (3)	$	459,072	$	153,718	$	305,354

Estimated Recurring Capital Expenditures and Replacements per unit (7,707 units)	$	834	$	92	$	742











(1) Recurring capital expenditures represent our estimate of expenditures incurred at the property to maintain the property's existing operation.
(2) Non-recurring capital expenditures represent our estimate of significant improvements to the common areas, property exteriors, or interior units of the property, and revenue enhancing upgrades.
(3) Replacements are expensed as incurred at the property.
(4) Based on BRT's pro-rata share
(5) BRT previously classified capital expenditures on a property level basis. The Company has reclassified,herein the previously reported 2023 capital expenditures on a portfolio level basis and the 2023 numbers are presented in a manner in which we intend to present such information on a going forward basis.

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Debt Analysis

As of December 31, 2023

(dollars in thousands)

____________________________________________________________________________________________________________________________________


Consolidated
Year	Total Principal Payments		Scheduled Amortization		Principal Payments Due at Maturity				Percent of Total Principal Payments Due At Maturity		Weighted Average Interest Rate (1)
2024	$	3,331	$	3,331	$	—			—	%	—	%
2025	19,860		4,485		15,375				4	%	4.42	%
2026	74,622		5,091		69,531				18	%	4.12	%
2027	46,189		3,394		42,795				11	%	3.96	%
2028	40,697		2,746		37,951				10	%	4.47	%
Thereafter	241,737		22,029		219,708				57	%	3.92	%
Total	$	426,436	$	41,076	$	385,360			100	%


Unconsolidated (BRT pro rata share)
Year	Total Principal Payments		Scheduled Amortization		Principal Payments Due at Maturity				Percent of Total Principal Payments Due At Maturity		Weighted Average Interest Rate (1)
2024	$	1,759	$	1,759	—				—	%	—	%
2025	1,842		1,842		$	—			—	%	—	%
2026	24,533		84		24,449				22	%	4.97	%
2027	13,026		1,472		11,554				11	%	4.15	%
2028	34,264		449		33,815				31	%	4.26	%
Thereafter	41,206		1,340		39,866				36	%	3.43	%
Total	$	116,630	$	6,946	$	109,684			100	%

Combined (2)
Year	Total Principal Payments		Scheduled Amortization		Principal Payments Due at Maturity				Percent of Total Principal Payments Due At Maturity		Weighted Average Interest Rate (1)
2024	$	5,090	$	5,090	$	—			—	%	—	%
2025	21,702		6,327		15,375				3	%	4.42	%
2026	99,155		5,175		93,980				19	%	4.34	%
2027	59,215		4,866		54,349				11	%	4.00	%
2028	74,961		3,195		71,766				14	%	4.37	%
Thereafter	282,943		23,369		259,574				53	%	4.34	%
Total	$	543,066	$	48,022	$	495,044			100	%
Weighted Average Remaining Term to Maturity (2)					6.8			yrs
Weighted Average Interest Rate (2)					4.02		%
Debt Service Coverage Ratio for the quarter ended December 31, 2023					1.72			(3)

(1) Based on balloon payments at maturity. Includes consolidated and BRT pro rata share amounts.
(2) Includes consolidated and BRT pro rata share unconsolidated amounts.
(3) See definition under "Non-GAAP Financial Measures and Definitions." Includes consolidated and 100% of the unconsolidated amounts.


Junior Subordinated Notes
Principal Balance						$37,400 excluding deferred costs of $257,000
Interest Rate						3 month SOFR + 2.26% (i.e., 7.65% at 12/31/2023); Rate in effect for next payment on April 30, 2024 is 7.58%
Maturity						April 30, 2036

Credit Facility (as of December 31, 2022)
Maximum Amount Available						Up to $60,000
Amount Outstanding						$0
Interest Rate						1 month term SOFR + 250 basis points (i.e., 7.85% at 12/31/2023) subject to a floor of 6%
Maturity						September 14, 2025

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Portfolio Data by State

Quarter ended December 31, 2023

(dollars in thousands, except monthly rent amounts)

_____________________________________________________________________________________________________________________


Consolidated
	Units at period end	Revenues		Property Operating Expenses		NOI (1)		% of NOI Contribution		Weighted Average Occupancy		Weighted Average Monthly Rent per Occ. Unit
Texas	600	$	2,335	$	1,205	$	1,130	8.6	%	91.6	%	$	1,213
Georgia	688	2,624		1,183		1,441		11.0	%	91.5	%	1,238
Florida	518	2,335		1,183		1,152		8.8	%	95.7	%	1,442
Ohio	264	943		380		563		4.3	%	94.6	%	1,135
Virginia	220	1,152		482		670		5.1	%	95.3	%	1,632
North Carolina	264	1,049		402		647		4.9	%	94.2	%	1,277
South Carolina	474	2,177		1,123		1,054		8.0	%	94.8	%	1,443
Tennessee	702	3,540		1,588		1,952		14.9	%	92.0	%	1,688
Alabama	740	2,787		1,176		1,611		12.3	%	93.1	%	1,195
Missouri	174	972		379		593		4.5	%	95.6	%	1,718
Mississippi	776	3,081		1,043		2,038		15.5	%	94.9	%	1,297
Sold properties and legacy assets	—	370		112		258		2.0	%	N/A		N/A
Totals	5,420	$	23,365	$	10,256	$	13,109	100	%	93.5	%	$	1,362


Unconsolidated (Pro-Rata Share) (1)
	Units at period end	Revenues		Property Operating Expenses		NOI (1)		% of NOI Contribution		Weighted Average Occupancy		Weighted Average Rent per Occ. Unit
Texas	1,103	$	2,652	$	1,162	$	1,490	49.4	%	91.8	%	$	1,551
South Carolina	713	1,279		443		836		27.7	%	93.5	%	1,530
Georgia	271	956		432		524		17.4	%	94.8	%	1,542
Alabama	200	572		270		302		10.0	%	96.0	%	1,117
Sold properties	—	(14)		120		(134)		(4.4)	%	N/A		N/A
	2,287	$	5,445	$	2,427	$	3,018	100.0	%	93.0	%	$	1,504

_________________________________________________________________________________

(1) See the reconciliation of NOI to net income, as calculated in accordance with GAAP, and the definition of NOI and pro-rata share under "Non-GAAP Financial

Measures and Definitions."

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Portfolio Data by State

Twelve months ended December 31, 2023

(dollars in thousands, except monthly rent amounts)

____________________________________________________________________________________________________________________


Consolidated
	Units at period end	Revenues		Property Operating Expenses		NOI (1)		% of NOI Contribution		Weighted Average Occupancy		Weighted Average Rent per Occ. Unit
Texas	600	$	9,231	$	5,317	$	3,914	7.6	%	90.9	%	$	1,211
Georgia	688	10,571		5,031		5,540		10.8	%	93.1	%	1,222
Florida	518	9,429		4,560		4,869		9.5	%	95.3	%	1,451
Ohio	264	3,750		1,639		2,111		4.1	%	96.5	%	1,104
Virginia	220	4,586		1,833		2,753		5.4	%	95.8	%	1,623
North Carolina	264	4,168		1,659		2,509		4.9	%	94.7	%	1,251
South Carolina	474	8,586		4,477		4,109		8.0	%	95.3	%	1,407
Tennessee	702	14,088		6,023		8,065		15.7	%	93.6	%	1,642
Alabama	740	11,193		4,870		6,323		12.3	%	93.9	%	1,186
Missouri	174	3,802		1,682		2,120		4.1	%	94.9	%	1,711
Mississippi	776	12,185		4,251		7,934		15.5	%	95.8	%	1,267
Sold properties and legacy assets	—	1,480		479		1,001		2.0	%	N/A		N/A
Totals	5,420	$	93,069	$	41,821	$	51,248	100	%	94.2	%	$	1,343


Unconsolidated (Pro-Rata Share)(1)
	Units at period end	Revenues		Property Operating Expenses		NOI (1)		% of NOI Contribution		Average Occupancy		Average Rent per Occ. Unit
Texas	1,103	$	10,488	$	5,040	$	5,448	44.0	%	92.6%		$	1,386
South Carolina	713	5,114		1,846		3,268		26.4	%	94.0%		1,488
Georgia	271	3,813		1,830		1,983		16.0	%	95.8%		1,507
Alabama	200	2,235		1,115		1,120		9.0	%	97.3%		1,073
Other (2)	—	1,429		871		558		4.5	%	N/A		N/A
Totals	2,287	$	23,079	$	10,702	$	12,377	100	%	93.8	%	$	1,403

_________________________________________________________________________________

(1) See the reconciliation of NOI to net income, as calculated in accordance with GAAP, and the definition of NOI and pro-rata share under "Non-GAAP Financial

Measures and Definitions."

(2) Represents properties that were sold.

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Combined Portfolio Metrics (1)

Quarter ended December 31, 2023 and 2022

(dollars in thousands)

____________________________________________________________________________________________________________________


	Three months ended December 31,
	2023		2022		% Change
Combined Revenues	$	28,455	$	27,605	3.1	%

Combined Operating Expenses
Payroll	$	2,540	$	2,452	3.6	%
Real Estate taxes	2,916		3,103		(6.0)	%
Management Fees	805		844		(4.6)	%
Insurance	1,309		790		65.7	%
Utilities	1,704		1,653		3.1	%
Repairs and Maintenance	1,545		2,231		(30.7)	%
Replacements	577		619		(6.8)	%
Advertising, Leasing and Other	1,055		875		20.6	%
Total Combined Operating Expenses	$	12,451	$	12,567	(0.9)	%

Total Combined Operating Income	$	16,004	$	15,038	6.4	%

_______________________________

(1) Please refer to Non-GAAP Financial Measures, Definitions and Reconciliations for definition of Combined Same Store and reconciliation of Net Operating

Income. Combined portfolio refers to the consolidated same store properties, the unconsolidated same store properties presented on a pro rata share basis,

with a total number of 7,707 units.

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Combined Portfolio Metrics (1)

Year ended December 31, 2023 and 2022

(dollars in thousands)

____________________________________________________________________________________________________________________


	Twelve months Ended December 31,
	2023		2022		% Change
Combined Revenues	$	113,210	$	107,850	5.0	%

Combined Operating Expenses
Payroll	$	9,899	$	9,268	6.8	%
Real Estate taxes	12,951		12,432		4.2	%
Management Fees	3,231		3,358		(3.8)	%
Insurance	4,962		3,009		64.9	%
Utilities	6,784		6,271		8.2	%
Repairs and Maintenance	6,703		6,784		(1.2)	%
Replacements	2,488		2,246		10.8	%
Advertising, Leasing and Other	4,151		3,677		12.9	%
Total Combined Operating Expenses	$	51,169	$	47,045	8.8	%

Total Combined Operating Income	$	62,041	$	60,805	2.0	%

_______________________________

(1)Please refer to Non-GAAP Financial Measures, Definitions and Reconciliations for definition of Combined Portfolio and reconciliation of Net Operating Income. Combined portfolio refers to the consolidated same store properties, the unconsolidated same store properties presented on a pro rata share basis, and the other multifamily properties that BRT currently owns presented at 100% ownership for all periods presented with a total number of 7,707 units..

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Portfolio Table

As of December 31, 2023

___________________________________________________________________________________________


Property	City	State	Year Built	Year Acquired	Property Age	Units	Q4 2023 Avg. Occupancy	Q4 2023 Avg. Rent per Occ. Unit
Consolidated Properties - All 100% owned
Silvana Oaks	North Charleston	SC	2010	2012	13	208	93.6%	$	1,515
Avondale Station	Decatur	GA	1954	2012	69	212	89.7%	1,442
Newbridge Commons	Columbus	OH	1999	2013	24	264	94.6%	1,135
Avalon	Pensacola	FL	2008	2014	15	276	94.9%	1,465
Parkway Grande	San Marcos	TX	2014	2015	9	192	92.5%	1,317
Woodland Trails	LaGrange	GA	2010	2015	13	236	94.5%	1,353
Kilburn Crossing	Fredericksburg	VA	2005	2016	18	220	95.3%	1,632
Bell's Bluff	Nashville	TN	2019	2018	4	402	90.5%	1,853
Crossings of Bellevue	Nashville	TN	1985	2014	38	300	94.0%	1,474
Crestmont at Thornblade	Greenville	SC	1998	2018	25	266	95.7%	1,387
Verandas at Alamo Ranch	San Antonio	TX	2015	2016	8	288	89.7%	1,135
Vanguard Heights	Creve Coeur	MO	2016	2017	7	174	95.6%	1,718
Jackson Square	Tallahassee	FL	1996	2017	27	242	96.6%	1,415
Brixworth at Bridgestreet	Huntsville	AL	1985	2013	38	208	93.6%	1,076
Woodland Apartments	Boerne	TX	2007	2017	16	120	94.4%	1,228
Grove at River Place	Macon	GA	1988	2016	35	240	90.1%	941
Civic Center 1	Southaven	MS	2002	2016	21	392	95.8%	1,255
Civic Center 2	Southaven	MS	2005	2016	18	384	93.9%	1,340
Abbotts Run	Wilmington	NC	2001	2020	22	264	94.2%	1,277
Somerset at Trussville	Trussville	AL	2007	2019	16	328	92.5%	1,243
Magnolia Pointe	Madison	AL	1991	2017	32	204	93.4%	1,242

Age Weighted Avg. Age/Total Consolidated					22	5,420


Properties owned by Unconsolidated Joint Ventures
										% Ownership
Pointe at Lenox Park	Atlanta	GA	1989	2016	34	271	94.8%	1,542		74.0	%
Gateway Oaks	Forney	TX	2016	2016	7	313	92.2%	1,405		50.0	%
Mercer Crossing	Dallas	TX	2015	2017	8	509	91.9%	1,736		50.0	%
Canalside Lofts	Columbia	SC	2008	2017	15	374	92.6%	1,444		32.0	%
Landings of Carrier Parkway	Grand Prairie	TX	2001	2018	23	281	91.0%	1,376		50.0	%
Canalside Sola	Columbia	SC	2015	2018	8	339	94.5%	1,622		46.2	%
The Village at Lakeside	Auburn	AL	1988	2019	35	200	96.0%	1,117		80.0	%

Weighted Avg. Age/Total Unconsolidated					16	2,287

Development
Stono Oaks (1)	Johns Island	SC

Weighted Avg./Total Portfolio					20	7,707

____________________________________

(1) Purchased a 17.45% interest in a planned 240-unit development property, which is now substantially complete.

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

APPENDIX

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

NON-GAAP FINANCIAL MEASURES AND DEFINITIONS

(dollars in thousands)

________________________________________________________________________________________

Adjusted Funds from Operations (AFFO)

BRT computes AFFO by adjusting FFO for loss on extinguishment of debt, our straight-line rent accruals, restricted stock and RSU compensation expense, fair value adjustment of mortgage debt, gain on insurance recovery, insurance recovery from casualty loss and deferred mortgage and debt costs (including, in each case as applicable, from our share from our unconsolidated joint ventures). Since the NAREIT White Paper does not provide guidelines for computing AFFO, the computation of AFFO may vary from one REIT to another.

Combined Portfolio

Combined portfolio refers to the consolidated same store properties, the unconsolidated same store properties presented on a pro rata share basis, and the other multifamily properties that BRT currently owns presented at 100% ownership for all periods presented.

Debt Service Coverage Ratio

Debt service coverage ratio is net operating income ("NOI") divided by total debt service and includes both consolidated and unconsolidated assets.

Funds from Operations (FFO)

BRT computes FFO in accordance with the "White Paper on Funds From Operations" issued by the National Association of Real Estate Investment Trusts ("NAREIT") and NAREIT's related guidance. FFO is defined in the White Paper as net income (calculated in accordance with GAAP), excluding depreciation and amortization related to real estate, gains and losses from the sale of certain real estate assets, gains and losses from change in control, impairment write-downs of certain real estate assets and investments in entities where the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity. Adjustments for unconsolidated partnerships and joint ventures are calculated to reflect funds from operations on the same basis. In computing FFO, we do not add back to net income the amortization of costs in connection with our financing activities or depreciation of non-real estate assets.

Net Operating Income (NOI)

BRT computes NOI by adjusting net income (loss) to (a) add back (1) interest expense, (2) general and administrative expenses, (3) depreciation expense, (4) impairment charges, (5) provision for taxes, (6) loss on extinguishment of debt, (7) equity in loss of unconsolidated joint ventures, (8) casualty loss and (9) the impact of non-controlling interests, and (b) deduct (1) other income, (2) gain on sale of real estate (3) gain on sale of partnership interest, (4) equity in earnings from sale of consolidated joint venture properties, (5) insurance recovery of casualty loss and (6) gain on insurance recoveries.

Pro-Rata Share

BRT's pro-rata share gives effect to its percentage equity interest in the unconsolidated joint ventures that own properties. Due to the operation of allocation/distribution provision of the joint venture agreements pursuant to which BRT participates in the ownership of these properties, BRT's share of the gain and loss on the sale of a property may be less than implied by BRT's percentage equity interest. Notwithstanding the foregoing, when referring to the number of units, average occupancy, and average rent per unit, the amount shown reflects 100% of the amount.

Same Store

Same store properties refer to stabilized properties (as described below) that we owned and operated for the entirety of periods being compared, except for properties that are under construction, in lease-up, or are undergoing development or redevelopment. We move properties previously excluded from our same store portfolio (because they were under construction, in lease up or are in development or redevelopment) into the same store designation once they have stabilized and such status has been reflected fully in all applicable periods of comparison.

Stabilized Properties

Newly constructed, lease-up, development and redevelopment properties are deemed stabilized upon the earlier to occur of the first full calendar quarter beginning (a) 12 months after the property is fully completed and put in service and (b) attainment of at least 90% physical occupancy.

Total Debt Service

Total debt service is the cash required to cover the repayment of interest and principal on a debt for a particular period. Total debt service is used in the calculation of the debt service coverage ratio which is used to determine the borrower’s ability to make debt service payments.

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Consolidated Same Store Comparisons (1)

Quarters ended December 31, 2023 and 2022

(dollars in thousands, except monthly rent amounts)

_____________________________________________________________________________________________________________________


		Revenues								Property Operating Expenses						NOI (2)
	Units	2023			2022			% Change		2023		2022		% Change		2023		2022		% Change
Georgia	688	$	2,624		$	2,611		0.5	%	$	1,183	$	1,226	(3.5)	%	$	1,441	$	1,385	4.0	%
Florida	518	2,335			2,319			0.7	%	1,183		936		26.4	%	1,152		1,383		(16.7)	%
Texas	600	2,335			2,287			2.1	%	1,205		1,326		(9.1)	%	1,130		961		17.6	%
Ohio	264	943			917			2.8	%	380		374		1.6	%	563		543		3.7	%
Virginia	220	1,152			1,139			1.1	%	482		446		8.1	%	670		693		(3.3)	%
North Carolina	264	1,049			990			6.0	%	402		379		6.1	%	647		611		5.9	%
South Carolina	474	2,177			2,051			6.1	%	1,123		1,150		(2.3)	%	1,054		901		17.0	%
Alabama	740	2,787			2,682			3.9	%	1,176		1,148		2.4	%	1,611		1,534		5.0	%
Missouri	174	972			899			8.1	%	379		368		3.0	%	593		531		11.7	%
Mississippi	776	3,081			2,906			6.0	%	1,043		1,156		(9.8)	%	2,038		1,750		16.5	%
Tennessee	702	3,540			3,530			0.3	%	1,588		1,645		(3.5)	%	1,952		1,885		3.6	%
Totals	5,420	$	22,995		$	22,331		3.0	%	$	10,144	$	10,154	(0.1)	%	$	12,851	$	12,177	5.5	%

		Weighted Average Occupancy								Weighted Average Monthly Rent per Occupied Unit
		2023			2022			% Change		2023		2022		% Change
Georgia		91.5		%	95.5		%	(4.2)	%	$	1,238	$	1,170	5.8	%
Florida		95.7		%	94.8		%	0.9	%	1,442		1,433		0.6	%
Texas		92.2		%	92.3		%	(0.1)	%	1,213		1,227		(1.1)	%
Ohio		94.6		%	97.5		%	(3.0)	%	1,135		1,055		7.6	%
Virginia		95.3		%	95.3		%	0.0	%	1,632		1,639		(0.4)	%
North Carolina		94.0		%	96.5		%	(2.6)	%	1,277		1,171		9.1	%
South Carolina		94.8		%	96.0		%	(1.3)	%	1,443		1,319		9.4	%
Alabama		93.6		%	92.6		%	1.1	%	1,195		1,126		6.1	%
Missouri		95.6		%	91.4		%	4.6	%	1,718		1,678		2.4	%
Mississippi		95.0		%	95.3		%	(0.3)	%	1,297		1,210		7.2	%
Tennessee		92.0		%	94.9		%	(3.1)	%	1,688		1,648		2.4	%
Weighted Average		93.5		%	94.6		%	(1.1)	%	$	1,362	$	1,306	4.3	%

__________________________________________________

(1) See definition of Same Store under "Non-GAAP Financial Measures and Definitions"

(2) See the reconciliation of NOI to net income, as calculated in accordance with GAAP, and the definition of NOI under "Non-GAAP Financial Measures and

Definitions."

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Consolidated Same Store Comparisons (1)

Twelve months ended December 31, 2023 and 2022

(dollars in thousands, except monthly rent amounts)

____________________________________________________________________________________________________________________


		Revenues								Property Operating Expenses						NOI (2)
	Units	2023			2022			% Change		2023		2022		% Change		2023		2022		% Change
Georgia	448	$	7,748		$	7,388		4.9	%	$	3,593	$	3,253	10.5	%	$	4,155	$	4,135	0.5	%
Florida	276	5,306			5,104			4.0	%	2,386		1,980		20.5	%	2,920		3,124		(6.5)	%
Texas	192	3,310			3,070			7.8	%	1,730		1,542		12.2	%	1,580		1,528		3.4	%
Ohio	264	3,750			3,564			5.2	%	1,639		1,443		13.6	%	2,111		2,121		(0.5)	%
Virginia	220	4,586			4,556			0.7	%	1,833		1,670		9.8	%	2,753		2,886		(4.6)	%
Tennessee	702	14,088			13,812			2.0	%	6,023		5,925		1.7	%	8,065		7,887		2.3	%




South Carolina	474	8,586			8,110			5.9	%	4,477		4,053		10.5	%	4,109		4,057		1.3	%
Totals	2,576	$	47,374		$	45,604		3.9	%	$	21,681	$	19,866	9.1	%	$	25,693	$	25,738	(0.2)	%

		Weighted Average Occupancy								Weighted Average Monthly Rent per Occupied Unit
		2023			2022			% Change		2023		2022		% Change
Georgia		93.1		%	96.9		%	(3.9)	%	$	1,376	$	1,254	9.7	%
Florida		95.0		%	96.3		%	(1.3)	%	1,518		1,438		5.6	%
Texas		94.8		%	95.9		%	(1.1)	%	1,310		1,209		8.4	%
Ohio		96.5		%	97.3		%	(0.8)	%	1,104		1,031		7.1	%
Virginia		95.8		%	97.4		%	(1.6)	%	1,623		1,593		1.9	%
Tennessee		93.5		%	96.8		%	(3.4)	%	1,641		1,569		4.6	%




South Carolina		95.2		%	97.0		%	(1.9)	%	1,407		1,292		8.9	%
Weighted Average		94.5		%	96.8		%	(2.4)	%	$	1,457	$	1,369	6.4	%

________________________________________

(1) See definition of Same Store under "Non-GAAP Financial Measures and Definitions"

(2) See the reconciliation of NOI to net income, as calculated in accordance with GAAP, and the definition of NOI

under "Non-GAAP Financial Measures and Definitions."

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Unconsolidated Same Store Comparisons (1)

Quarters ended December 31, 2023 and 2022

BRT Pro-rata Share

(dollars in thousands, except monthly rent amounts)

________________________________________________________________________________________


		Revenues								Property Operating Expenses						NOI (2)
	Units	2023			2022			% Change		2023		2022		% Change		2023		2022		% Change
Texas	1,103	$	2,652		$	2,585		2.6	%	$	1,162	$	1,284	(9.5)	%	$	1,490	$	1,301	14.5	%
Georgia	271	956			926			3.2	%	432		491		(12.0)	%	523		435		20.2	%
South Carolina	713	1,279			1,234			3.6	%	443		407		8.8	%	836		827		1.1	%
Alabama	200	572			541			5.7	%	270		236		14.4	%	302		305		(1.0)	%
Totals	2,287	$	5,459		$	5,286		3.3	%	$	2,307	$	2,418	(4.6)	%	$	3,152	$	2,868	9.9	%

		Weighted Average Occupancy								Weighted Average Monthly Rent per Occupied Unit
		2023			2022			% Change		2023		2022		% Change
Texas		91.8		%	93.9		%	(2.2)	%	$	1,551	$	1,491	4.0	%
Georgia		94.8		%	95.2		%	(0.4)	%	1,542		1,468		5.0	%
South Carolina		93.5		%	93.7		%	(0.2)	%	1,530		1,463		4.6	%
Alabama		96.0		%	98.3		%	(2.3)	%	1,117		1,020		9.5	%
Weighted Average		93.0		%	94.4		%	(1.5)	%	$	1,504	$	1,437	4.7	%

________________________________________

(1) See definition of Same Store under "Non-GAAP Financial Measures and Definitions"

(2) See the reconciliation of NOI to net income, as calculated in accordance with GAAP, and the definition of NOI and pro-rata share under "Non-GAAP Financial

Measures and Definitions."

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Unconsolidated Same Store Comparisons (1)

Twelve months ended December 31, 2023 and 2022

BRT Pro-rata Share

(dollars in thousands, except monthly rent amounts)

_______________________________________________________________________________________


		Revenues								Property Operating Expenses						NOI (2)
	Units	2023			2022			% Change		2023		2022		% Change		2023		2022		% Change
Texas	1,103	$	10,488		$	10,006		4.8	%	$	5,040	$	4,784	5.4	%	$	5,448	$	5,222	4.3	%
Georgia	271	3,813			3,526			8.1	%	1,830		1,661		10.2	%	1,983		1,865		6.3	%
South Carolina	713	5,112			4,854			5.3	%	1,846		1,738		6.2	%	3,266		3,116		4.8	%
Alabama	200	2,238			2,064			8.4	%	1,115		983		13.4	%	1,123		1,081		3.9	%
Totals	2,287	$	21,651		$	20,450		5.9	%	$	9,831	$	9,166	7.3	%	$	11,820	$	11,284	4.8	%

		Weighted Average Occupancy								Weighted Average Monthly Rent per Occupied Unit
		2023			2022			% Change		2023		2022		% Change
Texas		92.3		%	95.2		%	(3.0)	%	$	1,530	$	1,415	8.1	%
Georgia		95.8		%	94.1		%	1.8	%	1,507		1,405		7.3	%
South Carolina		94.0		%	96.1		%	(2.2)	%	1,488		1,391		7.0	%
Alabama		97.5		%	97.7		%	(0.2)	%	1,073		983		9.2	%
Weighted Average		93.7		%	95.6		%	(2.0)	%	$	1,473	$	1,368	7.7	%

________________________________________

(1) See definition of Same Store under "Non-GAAP Financial Measures and Definitions"

(2) See the reconciliation of NOI to net income, as calculated in accordance with GAAP, and the definition of NOI and pro-rata share under "Non-GAAP Financial

Measures and Definitions."

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Buyout NOI by State

Twelve Months Ended December 31, 2023 and 2022 (1)

Assuming 100% Ownership

(dollars in thousands)

________________________________________________________________________________________

















	Twelve months Ended December 31,
	2023						2022
	Revenues		Expenses		NOI		Revenues		Expenses		NOI
Alabama	$	11,194	$	4,870	$	6,324	$	10,489	$	4,456	$	6,033
Florida	4,122		2,172		1,950		3,817		1,854		1,963
Georgia	2,823		1,439		1,384		2,699		1,429		1,270
Mississippi	12,185		4,250		7,935		11,224		4,142		7,082
Missouri	3,802		1,683		2,119		3,546		1,479		2,067
North Carolina	4,168		1,659		2,509		3,807		1,495		2,312
Texas	5,921		3,586		2,335		6,249		3,159		3,090
Totals	$	44,215	$	19,659	$	24,556	$	41,831	$	18,014	$	23,817

_______________________________________

(1) There was no buyout activity during the three months ended December 31, 2023 and 2022.

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Buyout NOI Reconciliation

Twelve Months Ended December 31, 2023 and 2022 (1)

Assuming 100% Ownership for 2022

(dollars in thousands)

________________________________________________________________________________________


	Twelve months Ended December 31,
		2023		2022
Net Income		$	3,873	$	49,955
Less: Equity in earnings from JV		(17,037)		(66,426)
Add: Net income from unconsolidated JV		42,585		121,187
Less: Other income		(548)		(12)
Add: Interest Expense		22,161		15,514
General and administrative		15,433		14,654
Impairment Charge		—		8,553
Depreciation and amortization		28,484		24,812
Provision for taxes		54		821
Loss on Extinguishment of debt		—		563
Unconsolidated Interest Expense		9,268		16,269
Unconsolidated Depreciation		10,403		17,798
Unconsolidated Loss on Extinguishment of debt		561		3,491
Less: Gain on sale of real estate		(604)		(6)
Casualty loss		323		850
Insurance recovery		(793)		(850)
Gain on insurance recoveries		(240)		(62)
Unconsolidated Insurance Recovery		—		(8,553)
Unconsolidated Gain on Insurance Recoveries		(65)		(567)
Unconsolidated Gain on Sale		(38,418)		(118,270)
Unconsolidated Other equity earnings		(126)		(121)
Add: Net loss attributable to non-controlling interests		142		144
Net Operating Income		75,456		79,744

Less: Non-buyout net operating income		50,900		55,927

Buyout Net Operating Income		$	24,556	$	23,817

_______________________________________

(1) There was no buyout activity during the three months ended December 31, 2023 and 2022.

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

RECONCILIATIONS

(dollars in thousands)

________________________________________________________________________________________

The following tables provides a reconciliation of NOI to net income attributable to common stockholders as computed in accordance with GAAP for the periods presented for the consolidated properties:


Consolidated	Three months ended December 31,				Twelve months Ended December 31,
	2023		2022		2023		2022
GAAP Net (loss) income attributable to common stockholders	$	(1,737)	$	(4,219)	$	3,873	$	49,955
Less: Other Income	(143)		—		(548)		(12)
Add: Interest expense	5,584		5,520		22,161		15,514
General and administrative	3,513		3,815		15,433		14,654
Depreciation and amortization	6,389		8,031		28,484		24,812
Impairment charge	—		—		—		—
Provision for taxes	49		(155)		54		821
Less: Gain on sale of real estate	—		—		(604)		(6)
Add: Loss on extinguishment of debt	—		—		—		563
Equity in (earnings) loss of unconsolidated joint venture properties	(588)		(580)		(2,293)		(1,895)
Casualty loss	323		850		323		850
Less: Equity in earnings from sale of unconsolidated joint venture properties	—		—		(14,744)		(64,531)
Insurance recovery of casualty loss	(317)		(850)		(793)		(850)
Gain on insurance recovery	—		—		(240)		(62)
Add: Net loss attributable to non-controlling interests	36		37		142		144
Net Operating Income	$	13,109	$	12,449	$	51,248	$	39,957

Less: Non-same store and non- multi -family Net Operating Income	258		272		25,555		14,219
Same store Net Operating Income	$	12,851	$	12,177	$	25,693	$	25,738

BRT Apartments Corp. (NYSE: BRT)

RECONCILIATIONS

(dollars in thousands)

________________________________________________________________________________________

The following tables provides a reconciliation of BRT's Equity in earnings from NOI to net income attributable to common stockholders as computed in accordance with GAAP for the periods presented for BRT's pro rata share of the unconsolidated properties:


Unconsolidated	Three months ended December 31,				Twelve months Ended December 31,
	2023		2022		2023		2022
BRT equity in earnings from joint ventures	$	588	$	580	$	17,037	$	66,426
Add: Interest expense	1,131		1,280		4,738		9,872
Depreciation	1,307		1,443		5,291		10,677
Loss on extinguishment of debt	—		—		212		1,876
Impairment of assets	—		1,493		—		1,493
Less: Gain on sale of real estate	—		—		(14,744)		(64,531)
Other equity earnings	(8)		(32)		(127)		(121)
Insurance recoveries	—		(1,493)		—		(1,493)
Gain on sale of insurance recoveries	—		—		(30)		(428)
Net Operating Income	$	3,018	$	3,271	$	12,377	$	23,771

Less: Non-same store Net Operating Income	(134)		403		557		12,487
Same store Net Operating Income	$	3,152	$	2,868	$	11,820	$	11,284

Consolidated same store Net Operating Income	$	12,851	$	12,177	$	25,693	$	25,738
Unconsolidated same store Net Operating Income	3,152		2,868		11,820		11,284
Buyout Net Operating Income	—		—		24,556		23,817
Combined Portfolio Net Operating Income	$	16,003	$	15,045	$	62,069	$	60,839

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

RECONCILIATIONS

(dollars in thousands)

_____________________________________________________________________________________________________________________

The condensed income statements for the unconsolidated properties below, for the three months ended December 31, 2023 and 2022, presents BRT's pro-rata information.


	Three months ended December 31, 2023
	Total		Partner Share		BRT Share
Revenues:
Rental and other revenue	$	10,541	$	5,096	$	5,445
Total revenues	10,541		5,096		5,445
Expenses:
Real estate operating expenses	4,742		2,315		2,427
Interest expense	2,211		1,080		1,131
Depreciation	2,570		1,263		1,307
Total expenses	9,523		4,658		4,865

Total revenues less total expenses	1,018		438		580

Equity in earnings of joint ventures	7		(1)		8





Net income	$	1,025	$	437	$	588	(1)


	Three Months Ended December 31, 2022
	Total		Partner Share		BRT Share
Revenues:
Rental and other revenue	$	12,033	$	5,861	$	6,172
Total revenues	12,033		5,861		6,172
Expenses:
Real estate operating expenses	5,563		2,662		2,901
Interest expense	2,507		1,227		1,280
Depreciation	2,841		1,398		1,443
Total expenses	10,911		5,287		5,624

Total revenues less total expenses	1,122		574		548

Equity in earnings of joint ventures	32		—		32
Impairment of assets	(8,553)		(7,060)		(1,493)
Insurance recoveries	8,553		7,060		1,493



Net loss	$	1,154	$	574	$	580	(1)

_______________________

(1) Reflects BRT's share as determined in accordance with GAAP - not its pro-rata share

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

RECONCILIATIONS

(dollars in thousands)

_____________________________________________________________________________________________________________________

The condensed income statements below present for the periods indicated a reconciliation of the information that appears in note 6 of BRT's Annual Report on Form 10-K to the BRT pro rata information presented here in this supplemental.


	Twelve months Ended December 31, 2023
	Total		Partner Share		BRT Share
Revenues:
Rental and other revenue	$	44,785	$	21,706	$	23,079
Total revenues	44,785		21,706		23,079
Expenses:
Real estate operating expenses	20,577		9,875		10,702
Interest expense	9,268		4,530		4,738
Depreciation	10,403		5,112		5,291
Total expenses	40,248		19,517		20,731

Total revenues less total expenses	4,537		2,189		2,348

Equity in earnings of joint ventures	126		(1)		127


Gain on insurance recoveries	65		35		30
Gain on sale of real estate properties	38,418		23,674		14,744
Loss on extinguishment of debt	(561)		(349)		(212)
Net income	$	42,585	$	25,548	$	17,037


	Twelve months Ended December 31, 2022
	Total		Partner Share		BRT Share
Revenues:
Rental and other revenue	$	72,873	$	29,101	$	43,772
Total revenues	72,873		29,101		43,772
Expenses:
Real estate operating expenses	33,086		13,085		20,001
Interest expense	16,269		6,397		9,872
Depreciation	17,798		7,121		10,677
Total expenses	67,153		26,603		40,550

Total revenues less total expenses	5,720		2,498		3,222

Equity in earnings of joint ventures	121		—		121
Impairment of assets	(8,553)		(7,060)		(1,493)
Insurance recoveries	8,553		7,060		1,493
Gain on insurance recoveries	567		139		428
Gain on sale of real estate properties	118,270		53,739		64,531
Loss on extinguishment of debt	(3,491)		(1,615)		(1,876)
Net loss	$	121,187	$	54,761	$	66,426

Table of Contents

BRT Apartments Corp. (NYSE: BRT)

Balance Sheet of Unconsolidated Joint Ventures

(dollars in thousands)

_____________________________________________________________________________________________________________________

The condensed balance sheet below at December 31, 2023, represent a reconciliation of the information that appears in note 6 of BRT's Annual Report on Form 10-K to the BRT pro rata information presented here in the supplemental. The Company held interests in unconsolidated joint ventures that own seven multi-family properties and a planned 240-unit development property, now substantially complete (the "Unconsolidated Properties"). The condensed balance sheet below presents information regarding such properties (dollars in thousands):


	December 31, 2023
	TOTAL		BRT Share		Partner Share
ASSETS
Real estate properties, net of accumulated depreciation	$	275,874	$	138,753	$	137,121
Cash and cash equivalents	6,447		2,719		3,728
Other assets	54,715		12,504		42,211
Total Assets	$	337,036	$	153,976	$	183,060

LIABILITIES AND EQUITY
Liabilities:
Mortgages payable, net of deferred costs	246,966		116,104		130,862
Accounts payable and accrued liabilities	8,751		3,872		4,879
Total Liabilities	255,717		119,976		135,741
Commitments and contingencies

Equity:
Total unconsolidated joint venture equity	81,319		34,000		47,319
Total Liabilities and Equity	$	337,036	$	153,976	$	183,060

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Cover

Mar. 12, 2024

Cover [Abstract]

Document Type 8-K

Document Period End Date Mar. 12, 2024

Entity Registrant Name BRT APARTMENTS CORP.

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Entity Central Index Key 0000014846

Entity Incorporation, State or Country Code MD

Entity File Number 001-07172

Entity Tax Identification Number 13-2755856

Entity Address, Address Line One 60 Cutter Mill Road

Entity Address, Address Line Two Suite 303

Entity Address, City or Town Great Neck

Entity Address, State or Province NY

Entity Address, Postal Zip Code 11021

City Area Code 516

Local Phone Number 466-3100

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Soliciting Material false

Pre-commencement Tender Offer false

Pre-commencement Issuer Tender Offer false

Title of 12(b) Security Common Stock

Trading Symbol BRT

Security Exchange Name NYSE

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MD 001-07172 13-2755856 60 Cutter Mill Road Suite 303 Great Neck NY 11021 516 466-3100 false false false false Common Stock BRT NYSE false

Cover	Mar. 12, 2024
Cover [Abstract]
Document Type	8-K
Document Period End Date	Mar. 12, 2024
Entity Registrant Name	BRT APARTMENTS CORP.
Amendment Flag	false
Entity Central Index Key	0000014846
Entity Incorporation, State or Country Code	MD
Entity File Number	001-07172
Entity Tax Identification Number	13-2755856
Entity Address, Address Line One	60 Cutter Mill Road
Entity Address, Address Line Two	Suite 303
Entity Address, City or Town	Great Neck
Entity Address, State or Province	NY
Entity Address, Postal Zip Code	11021
City Area Code	516
Local Phone Number	466-3100
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	BRT
Security Exchange Name	NYSE
Entity Emerging Growth Company	false