American Assets Trust
AAT on NYSE. American Assets Trust owns and rents offices, stores, apartments, and a hotel to tenants and guests. Market value $1.3bn.
Price checks use the past 12 months to June 2026. Quality checks use five annual reports, the latest for the year to December 2025.
Should I look at this?
Good business, but not cheap right now
Why it could be worth it
What to watch out for
See cheaper Real estate stocks on the list
This is not advice. Check the numbers below.
For every $100 of what the whole company costs, it produced $6.72 of spare cash in the past 12 months. A savings account pays about $4.
You pay 28.9 years of operating profit for the business. The average large US company costs around 18.
The filings do not give us enough to work this out.
Quality score: 84 of 100. Price score: 42 of 100. Our list needs 70 on quality and 60 on price.
$21.50 a share, 21% above its 1-year low
Over the past year the price has ranged from $17.72 to $25.97.
Dividend: 8.0% a year
Paid every year for at least 5 years
Prices from Tuesday’s close (6 October).
Five years of cash, in billions
| Revenue | |||||
| Revenue | $376m | $423m | $441m | $458m | $436m |
| Operating margin | |||||
| Operating margin | 26.6% | 27.1% | 27.6% | 28.2% | 33.5% |
| Debt to equity | |||||
| Debt to equity | 1.34 | 1.33 | 1.42 | 1.72 | 1.48 |
| Shares outstanding | |||||
| Shares outstanding | 0.06bn | 0.06bn | 0.06bn | 0.06bn | 0.06bn |
Health checks
- Free cash flow positive5 of 5 years
- Accounting looks honest (Beneish)Not enough data
- Financial strength (Piotroski)6 of 7 checks we could run
- Profit backed by cash (accruals)Yes
- Debt1.48× equity
- Revenue growth, five yearsSlow, 4.8% a year
- Buying back its own sharesRoughly flat
The quarter to June 2026
How the business did, compared with the same quarter a year earlier.
- Sales: $109 million last quarter, up 1% on a year ago.
- Profit: $5 million, about the same as a year ago.
- It keeps 23 cents of each $1 of sales as operating profit, down from 37 cents a year earlier.
- Spare cash over the past 12 months: $89 million, down from $98 million.
- About the same number of shares as a year ago.
- Sales grew on a year ago in 2 of the last 4 quarters.
| Quarter to | Amount |
|---|---|
| September 2024 | $123m |
| December 2024 | $113m |
| March 2025 | $109m |
| June 2025 | $108m |
| September 2025 | $110m |
| December 2025 | $110m |
| March 2026 | $111m |
| June 2026 | $109m |
| Quarter to | Amount |
|---|---|
| September 2024 | $17m |
| December 2024 | $9m |
| March 2025 | $43m |
| June 2025 | $5m |
| September 2025 | $5m |
| December 2025 | $3m |
| March 2026 | $5m |
| June 2026 | $5m |
From the company's quarterly reports to the SEC.
Dates
- Next results (estimated)
- n/a
- Last annual report (10-K)
- 6 February 2026
- Next quarterly (estimated, 10-Q)
- 30 October 2026
Who owns it
2 long-term investors we follow own it, unchanged from 2 last quarter. 243 funds in all.
| Fund | Value | Share of that fund | Change |
|---|---|---|---|
| LSV Asset ManagementJosef Lakonishok | $55m | <0.1% | Added |
| Hotchkis & WileyHotchkis & Wiley team | $11m | <0.1% | Cut |
Largest holders overall
- BlackRock$226mCut
- American Assets$182m
- Vanguard Portfolio Management$135m
- State Street$69m
- Senvest Management$65mCut
- LSV Asset Management$55mAdded
- Vanguard Capital Management$51mCut
- American Assets Investment Management$36m
- Geode Capital Management$34mAdded
- Charles Schwab Investment Management$32m
From 13F filings for the quarter ended 30 June 2026.
Big holders and activists
4 investors own more than 5%.
- Ernest S. RadyInsider or founderat least 38.0%+0.9 pts(filed with 2 related holders)Since 26 August 2026
What they said
The information in Item 4 is hereby amended and supplemented as follows: Transactions Item 5(c) provides disclosure with regard to the Transactions (as defined below) and is incorporated herein by reference. General The Reporting Persons acquired the securities described in this…
Read the filing - BlackRock, Inc.Passive investor14.2%Since 31 March 2025
- Vanguard Portfolio ManagementPassive investor8.8%Since 31 March 2026
- Senvest Management, LLCPassive investorat least 5.1%(filed with 1 related holder)Since 22 January 2026
- The Vanguard GroupPassive investorSold down below 5%Since 13 March 2026
| Holder | Stake | Since | |
|---|---|---|---|
Ernest S. Rady Insider or founder | at least 38.0%+0.9 pts (filed with 2 related holders) | 26 August 2026 | What they saidThe information in Item 4 is hereby amended and supplemented as follows: Transactions Item 5(c) provides disclosure with regard to the Transactions (as defined below) and is incorporated herein by reference. General The Reporting Persons acquired the securities described in this… Read the filing |
BlackRock, Inc. Passive investor | 14.2% | 31 March 2025 | |
Vanguard Portfolio Management Passive investor | 8.8% | 31 March 2026 | |
Senvest Management, LLC Passive investor | at least 5.1% (filed with 1 related holder) | 22 January 2026 | |
The Vanguard Group Passive investor | Sold down below 5% | 13 March 2026 |
From Schedule 13D and 13G filings: anyone owning more than 5% must file one.
What insiders did
In the last 12 months, 1 insider bought $36m of shares on the open market.
- RADY ERNEST SExecutive Chairman, DirectorBought
- Date
- 14 September 2026
- Shares
- 50,000
- Price
- $21.65
- Value
- $1m
- RADY ERNEST SExecutive Chairman, DirectorBought
- Date
- 2 September 2026
- Shares
- 96,636
- Price
- $22.50
- Value
- $2m
- RADY ERNEST SExecutive Chairman, DirectorBought
- Date
- 1 September 2026
- Shares
- 50,000
- Price
- $22.40
- Value
- $1m
- RADY ERNEST SExecutive Chairman, DirectorBought
- Date
- 31 August 2026
- Shares
- 20,000
- Price
- $22.33
- Value
- $446,600
- RADY ERNEST SExecutive Chairman, DirectorBought
- Date
- 28 August 2026
- Shares
- 50,000
- Price
- $22.52
- Value
- $1m
- RADY ERNEST SExecutive Chairman, DirectorBought
- Date
- 27 August 2026
- Shares
- 50,000
- Price
- $22.56
- Value
- $1m
- RADY ERNEST SExecutive Chairman, DirectorBought
- Date
- 26 August 2026
- Shares
- 50,000
- Price
- $22.89
- Value
- $1m
- RADY ERNEST SExecutive Chairman, DirectorBought
- Date
- 24 August 2026
- Shares
- 29,729
- Price
- $22.74
- Value
- $676,037
- RADY ERNEST SExecutive Chairman, DirectorBought
- Date
- 21 August 2026
- Shares
- 50,000
- Price
- $22.75
- Value
- $1m
- RADY ERNEST SExecutive Chairman, DirectorBought
- Date
- 19 August 2026
- Shares
- 10,000
- Price
- $22.77
- Value
- $227,700
| Date | Who | Did | Shares | Price | Value |
|---|---|---|---|---|---|
| 14 September 2026 | RADY ERNEST S Executive Chairman, Director | Bought | 50,000 | $21.65 | $1m |
| 2 September 2026 | RADY ERNEST S Executive Chairman, Director | Bought | 96,636 | $22.50 | $2m |
| 1 September 2026 | RADY ERNEST S Executive Chairman, Director | Bought | 50,000 | $22.40 | $1m |
| 31 August 2026 | RADY ERNEST S Executive Chairman, Director | Bought | 20,000 | $22.33 | $446,600 |
| 28 August 2026 | RADY ERNEST S Executive Chairman, Director | Bought | 50,000 | $22.52 | $1m |
| 27 August 2026 | RADY ERNEST S Executive Chairman, Director | Bought | 50,000 | $22.56 | $1m |
| 26 August 2026 | RADY ERNEST S Executive Chairman, Director | Bought | 50,000 | $22.89 | $1m |
| 24 August 2026 | RADY ERNEST S Executive Chairman, Director | Bought | 29,729 | $22.74 | $676,037 |
| 21 August 2026 | RADY ERNEST S Executive Chairman, Director | Bought | 50,000 | $22.75 | $1m |
| 19 August 2026 | RADY ERNEST S Executive Chairman, Director | Bought | 10,000 | $22.77 | $227,700 |
From Form 4 filings: insiders must report trades in their own company's shares within two days.
Warning signs in its filings
Problems the company itself reported to the SEC, in its own words.
None of the warning signs we check for were found.
We look for five warning signs: doubt it can keep going, weak checks on its own accounts, a notice that its past accounts can't be relied on, a change of auditor, and one customer bringing in a big share of sales. We don't check lawsuits, investigations or debt yet.
We checked the auditor's report, internal controls, restatement notices, auditor changes and big customers in the 10-K filed 6 Feb 2026, plus the 10-Q filed 31 Jul 2026 and 6 later 8-Ks.
A 10-K is the yearly report every US company files with the SEC. An 8-K is a short notice of a big event.
What could go wrong
- It isn't cheap on profits: 28.9× operating profit.
Whether the price already reflects the risks is what the deep dive is for.
The deep dive
Everything above is arithmetic on public filings. The deep dive reads the last ten years of annual reports, the proxy statements, and the earnings calls, then argues the case the way Buffett, Klarman, and Hohn would, and checks every claim against the source.
- What the business is worth, as a range, and the margin of safety at today’s price
- Prices to start buying, buy, and buy hard
- The three things that would make this a mistake
- Every number footnoted to the filing it came from
Your first deep dive is free.
Not advice. Numbers on this page come from SEC filings and are updated each night; prices are updated again after the US market closes. The five-year figures are rounded.