AAT
Real EstateAmerican Assets Trust, Inc. · REIT - Diversified · $1B
What is American Assets Trust, Inc.?
American Assets Trust is a San Diego-based REIT with roots stretching back more than five decades. It owns and manages a diversified portfolio of office, retail, residential, and mixed-use properties across high-barrier-to-entry markets in the western United States and Hawaii.
American Assets Trust acquires, develops, and manages premier properties in supply-constrained coastal markets. Revenue flows primarily from long-term leases on office and retail space, multifamily apartment rents, and a mixed-use property that includes a hotel. The company is self-administered and vertically integrated, meaning it handles property management, leasing, and development in-house rather than outsourcing those functions.
The publicly traded REIT was formed in 2011, succeeding the real estate business of American Assets, Inc., which was privately founded in 1967.
- Office properties across Southern and Northern California, Oregon, Washington, and Texas
- Retail shopping centers in high-barrier coastal markets
- Multifamily residential communities
- Mixed-use and hospitality assets including an all-suite hotel
Is AAT a Good Stock to Buy?
UQS Score rates AAT as Below Average overall, reflecting a mixed picture across its five quality pillars.
The Quality and Valuation pillars both come in at Good, suggesting the underlying business maintains reasonable operational standards and the stock is not obviously expensive relative to its fundamentals. These are meaningful anchors for investors evaluating the REIT on a risk-adjusted basis.
Moat, Growth, and Risk all register as Weak — pointing to limited competitive differentiation, subdued expansion prospects, and elevated balance-sheet or market sensitivity that investors should weigh carefully.
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Past performance does not guarantee future results. UQS Score is based on fundamental data and is not a buy/sell recommendation.
Does AAT pay dividends?
Yes — American Assets Trust, Inc. pays a dividend.
American Assets Trust pays a regular dividend, consistent with its structure as a REIT — which is required by law to distribute the majority of taxable income to shareholders. Income-focused investors often screen for REITs like AAT specifically for this recurring cash return. The sustainability of that dividend, however, depends on the underlying portfolio's occupancy and cash flow trends.
When does AAT report earnings?
American Assets Trust reports earnings on a quarterly cadence, typical for US-listed REITs.
Results in recent periods have reflected the broader pressures facing diversified REITs — including office leasing headwinds and shifting retail demand — balanced against the relative stability of the company's coastal, high-barrier markets. Multifamily and mixed-use assets have provided some offset to softer office trends.
For the most recent quarter's results and guidance, visit American Assets Trust's investor relations page directly.
AAT Price History
-26.0% over 5Y
Monthly close, adjusted for stock splits and dividend reinvestment.
What if I invested in American Assets Trust, Inc.?
Based on American Assets Trust, Inc.'s historical closing prices, adjusted for stock splits and dividend reinvestment. Past performance does not guarantee future results. This is for informational purposes only and is not financial advice.
AAT Long-term Outlook
With Growth and Risk both rated Weak, the near-term fundamental outlook for AAT carries meaningful uncertainty. The company's concentration in coastal office and retail markets creates exposure to ongoing demand shifts in those asset classes. That said, the Good Valuation rating suggests the market may already be pricing in a degree of caution, which could limit further downside if operating conditions stabilize.
Growth drivers
- High-barrier coastal markets with limited new supply supporting long-term occupancy
- Multifamily and mixed-use assets providing more resilient income streams
- Vertical integration enabling cost discipline and faster leasing decisions
Key risks
- Persistent office demand weakness in key California and Pacific Northwest markets
- Interest rate sensitivity common to leveraged REIT balance sheets
- Limited competitive moat in a fragmented real estate market
AAT vs Peers
American Assets Trust operates in a competitive REIT landscape alongside peers with distinct geographic and asset-class focuses.
Safehold focuses exclusively on ground lease structures, a fundamentally different business model from AAT's diversified direct-ownership approach.
Empire State Realty concentrates on New York City office and retail assets, giving it a single-market depth that contrasts with AAT's western US and Hawaii diversification.
Global Net Lease pursues a net-lease strategy across international markets, offering a different risk and income profile compared to AAT's mixed-use domestic portfolio.
Frequently Asked Questions
What does American Assets Trust do?
American Assets Trust is a self-administered REIT that owns and manages office, retail, multifamily, and mixed-use properties. Its portfolio is concentrated in high-barrier coastal markets across California, Oregon, Washington, Texas, and Hawaii, with over 50 years of combined operating history through its predecessor entity.
Does AAT pay dividends?
Yes, American Assets Trust pays a regular dividend. As a REIT, it is required to distribute most of its taxable income to shareholders, making dividend payments a core feature of the investment. Investors should review current payout levels and coverage ratios on the company's investor relations page.
When does AAT report earnings?
American Assets Trust reports on a quarterly cadence, as is standard for US-listed REITs. Specific upcoming dates are not covered by our data source — check the company's investor relations page or financial calendar services for the next scheduled report.
Is AAT a good stock to buy?
UQS Score rates AAT as Below Average overall. Quality and Valuation are rated Good, but Moat, Growth, and Risk are all rated Weak. Whether that profile fits your portfolio depends on your income needs, risk tolerance, and view on the office and retail real estate cycle. The full pillar breakdown is available to Pro members.
Is AAT overvalued?
The UQS Valuation pillar for AAT is rated Good, suggesting the stock does not appear obviously expensive relative to its fundamentals at current levels. That said, valuation should always be considered alongside the company's growth and risk profile, both of which are rated Weak.
How does AAT compare to its competitors?
Compared to peers like Safehold, Empire State Realty Trust, and Global Net Lease, AAT stands out for its geographic diversification across western US coastal markets and its mixed asset-class approach. Each competitor pursues a distinct strategy — ground leases, single-market office, or international net leases — making direct comparisons nuanced.
What is AAT's market cap bracket?
American Assets Trust is classified as a small-cap company. This places it below the large-cap REITs that dominate institutional indexes, which can mean lower trading liquidity and greater price sensitivity to sector-level news.
Who founded American Assets Trust?
The publicly traded REIT was formed in 2011 to succeed American Assets, Inc., a privately held real estate company founded in 1967. The founding family behind American Assets, Inc. built the business over decades before the 2011 IPO brought it to public markets.
Is AAT a long-term quality investment?
As a long-term quality indicator, AAT's UQS profile is mixed. The Good Quality rating reflects reasonable operational standards, but Weak scores on Moat, Growth, and Risk suggest limited durable competitive advantage and meaningful uncertainty about future performance. Long-term holders should monitor leasing trends and balance sheet health closely.
What is the main competitive advantage of American Assets Trust?
AAT's primary edge lies in its deep local expertise and long-standing relationships in supply-constrained coastal markets. High barriers to new development in its core geographies can support occupancy over time. However, the UQS Moat pillar rates this advantage as Weak, indicating it may not be sufficiently durable to insulate the company from competitive or cyclical pressures.
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Pro Analysis
AAT — Score History
| Date | UQS | Quality | Moat | Growth | Risk | Value | Change |
|---|---|---|---|---|---|---|---|
| May 23, 2026 | 32.7 | 42.4 | 24.0 | 10.8 | 32.3 | 60.4 | +0.2 |
| May 22, 2026 | 32.5 | 43.0 | 24.0 | 8.8 | 32.3 | 61.1 | -0.2 |
| May 21, 2026 | 32.7 | 43.4 | 24.0 | 8.8 | 32.3 | 61.5 | -0.2 |
| May 20, 2026 | 32.9 | 43.9 | 24.0 | 8.8 | 32.3 | 62.0 | -0.2 |
| May 19, 2026 | 33.1 | 44.4 | 24.0 | 8.8 | 32.3 | 62.4 | 0.0 |
| May 16, 2026 | 33.1 | 44.4 | 24.0 | 8.8 | 32.3 | 62.6 | 0.0 |
| May 15, 2026 | 33.1 | 44.5 | 24.0 | 8.8 | 32.3 | 62.4 | 0.0 |
| May 14, 2026 | 33.1 | 44.5 | 24.0 | 8.8 | 32.3 | 62.5 | +0.1 |
| May 13, 2026 | 33.0 | 44.2 | 24.0 | 8.8 | 32.3 | 62.3 | 0.0 |
| May 12, 2026 | 33.0 | 44.2 | 24.0 | 8.8 | 32.3 | 62.5 | 0.0 |
AAT — Pillar Breakdown
Quality
— 42.4/100 (25%)American Assets Trust, Inc. has average quality metrics, with room for improvement in margins or capital efficiency.
Profitability relative to shareholders' equity.
Ability to convert revenue into operating profit.
Bottom-line profit as a share of revenue.
Free cash flow relative to market value.
Growth
— 10.8/100 (20%)American Assets Trust, Inc. faces growth headwinds with declining or stagnant revenue trends.
Revenue trajectory over the last twelve months.
Compound annual revenue growth rate over 3 years.
Year-over-year earnings per share growth.
Analyst consensus for future revenue growth.
Analyst consensus for future earnings growth.
Risk
— 32.3/100 (15%)American Assets Trust, Inc. presents elevated risk with concerns around leverage or financial stability.
Total debt relative to shareholder equity.
Short-term liquidity — ability to pay near-term obligations.
Earnings capacity relative to interest payments.
Valuation
— 59.2/100 (15%)American Assets Trust, Inc. trades at a reasonable valuation with decent earnings yield and FCF multiples.
Inverse of forward P/E — higher yield means cheaper stock.
How many years of FCF the market cap represents.
Enterprise value multiple relative to sector median.
Moat
— 24/100 (25%)American Assets Trust, Inc. operates in a highly competitive environment with limited sustainable advantages. The Moat pillar evaluates competitive advantages across five dimensions: Switching Costs, Network Effects, Cost Advantage, Intangible Assets, and Scale & Ecosystem. Sign in to customize moat ratings for AAT.
Score Composition
Financial Data
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How is the AAT UQS Score Calculated?
The UQS (Unified Quality Score) for American Assets Trust, Inc. is calculated using a proprietary 6-pillar framework with 29 financial metrics. Each pillar evaluates a different dimension on a 0–100 scale, then combines into a single weighted score. Scoring thresholds are calibrated per sector. Momentum is an optional Pro toggle — without it, you get the 5-pillar / 25-metric core shown below.
Quality (25%) measures profitability and capital efficiency — ROIC, ROE, margins, GP/Assets, and FCF Yield.
Moat (25%) assesses American Assets Trust, Inc.'s competitive advantages across switching costs, network effects, cost advantages, intangible assets, and ecosystem scale.
Growth (20%) tracks revenue trajectory and earnings momentum, combining historical results with analyst forward estimates.
Risk (15%) is inversely scored — lower leverage and strong balance sheet health result in higher scores.
Valuation (15%) measures whether American Assets Trust, Inc. is fairly priced using earnings yield, price-to-FCF, PEG ratio, and EV/EBITDA relative to sector peers.
Six investor-inspired presets are available, each with different pillar weights: Balanced, Buffett, Munger, Lynch, Cathie Wood, and Graham. The public score shown here uses the Balanced preset. Learn more in our FAQ.