Mid-America Apartment Communities
About the company
Mid-America Apartment Communities, Inc. is a real estate investment trust (REIT) focused on delivering full-cycle and superior investment performance for shareholders through the ownership, management, acquisition, development and redevelopment of quality apartment communities primarily in the Southeast, Southwest and Mid-Atlantic regions of the United States. As of September 30, 2026, MAA had ownership interest in 105,136 apartment units, including communities in development, across 16 states and the District of Columbia. Mid-America Apartment Communities, Inc. was incorporated in 1977 in Tennessee and is based in Germantown, Tennessee.
Price below modeled range
5-year outlook: Not shown because confidence is low: Earnings-based DCF disagrees strongly.
Why: Dividends are a large share of earnings, so the cash paid to shareholders is the best guide to value.
The range depends on model assumptions and data; it is not a prediction or investment advice.
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Market price below modeled range
Showing the EV/Sales (Rule of 40) you selected on the company card, using 3.85% growth, 2.3% terminal growth and 9% discount. The range varies these assumptions slightly; it is illustrative, not investment advice.
Assumptions: growth 3.85%, discount rate 9%, terminal growth 2.30% (sector defaults). See a worked example.
Blended growth assumption: 3.9% (sector default 5.1%, own revenue history 5.6%, analyst revenue consensus 2.4%).
Analyst consensus expects revenue growth of 2.4% a year; the growth assumption used is 3.9%.
Adjust assumptions
Show the recommended model instead
Why this model: Dividends are a large share of earnings, so the cash paid to shareholders is the best guide to value.
Compare models- Recommended: Dividend discount model — USD 94.22 (-22.6%)
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EPS-based Gordon proxy
— USD 51.05 (-58.0%)
Not used: Treats all earnings as if paid out and ignores the cash kept for reinvestment, so it overstates value for companies that retain most profit.
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DCF (trailing free cash flow)
— not applicable
Not used: Cannot be computed: free cash flow is zero or negative.
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FCFF (steady state)
— not applicable
Not used: Cannot be computed: free cash flow is zero or negative.
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EV/EBITDA (12x)
— USD 80.53 (-33.8%)
Not used: Used only when free cash flow is far below earnings even after averaging three years; a fixed 12x multiple also ignores sector differences.
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Fade DCF (10-year growth fade)
— not applicable
Not used: Cannot be computed: free cash flow is zero or negative.
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EV/Sales (Rule of 40)
— USD 182.41 (+49.9%)
Not used: Used only for technology and communication companies whose cash-flow value is far below the price.
| Bear USD 124.27 | 2.1% |
| Base USD 182.41 | 33.3% |
| Bull USD 240.55 | 49.4% |
Margin = (value − price) / value, so it is measured against the value and reads lower than the upside to value, which is measured against the price. Positive means the price is below that case.
Track record: see the methodology page for how this model has performed historically, including its limits. Treat it as a screen, not a forecast.
Price history and fair value
1 month price change: +7.98% · USD 121.69 · Market data through 05 Nov 2026 ; dashed line is today’s model base value (USD 182.41). The fair value is today’s estimate, not what the model said in the past.
Saved price history is current through 05 Nov 2026; last refreshed 06 Nov 2026 18:33 (2 hours, 39 minutes ago).
07 Oct 2026Range USD 112.70 – 122.1505 Nov 2026
Latest news
Headlines provided by EODHD. Articles may mention multiple companies and are not investment recommendations.
More detail: quality, peers, price history, dividends and financials
Quality score: 72 / 100
Five equal checks on reported history: profitability, cash generation, revenue growth, balance sheet and margins. It describes business quality, not whether the price is attractive.
| Profitability | 5 of 5 years profitable | 20 / 20 |
| Cash generation | free cash flow positive in 5 of 5 years | 20 / 20 |
| Growth | revenue +2.4% a year | 12 / 20 |
| Balance sheet | net debt 4.6x EBITDA | 0 / 20 |
| Margins | EBITDA margin 57% | 20 / 20 |
Peers in Real Estate
Same-sector companies with a valuation, most undervalued first. Compare the margin of safety, yield and quality score side by side.
| Company | Price | Margin of safety | P/E | P/B | Yield | Quality |
|---|---|---|---|---|---|---|
| MAA (this company) | USD 121.69 | -29.2% | 36.4 | 2.7 | 5.1% | 72 |
| HST Host Hotels & Resorts | USD 24.63 | 44.2% | 16.4 | 2.6 | 3.9% | 100 |
| VMRK Vivmark Residential | USD 65.25 | 34.2% | 24.8 | – | 4.2% | 80 |
| ARE Alexandria Real Estate Equities | USD 45.17 | 23.7% | – | 0.5 | 7.8% | 44 |
| VICI Vici Properties | USD 25.21 | 6.2% | 11.8 | 1.0 | 7.0% | 80 |
| UTG.L Unite Group PLC | GBP 4.93 | -2.9% | 24.8 | 0.5 | 6.4% | 68 |
| DLN.L Derwent London Plc | GBP 19.44 | -4.2% | 13.5 | 0.6 | 4.2% | 60 |
| WDP.BR Warehouses De Pauw SA | EUR 19.40 | -5.9% | 12.0 | 0.9 | 6.2% | 80 |
| DOC Healthpeak Properties | USD 20.12 | -7.6% | 35.7 | 1.8 | 6.1% | 76 |
| Peer median | 16.4 | 0.9 | ||||
Dividends
Paid in the last 12 months: USD 6.12 per share · yield 5.03% at the current price.
| Year | Dividends per share |
|---|---|
| 2026 (so far) | 6.120 |
| 2025 | 6.060 |
| 2024 | 5.880 |
| 2023 | 5.600 |
| 2022 | 4.676 |
| 2021 | 5.163 |
Trailing 12-month financials
TTM through 30 Sep 2026 · quarterly EODHD data · data downloaded 06 Nov 2026 12:46
| Revenue | USD 2,224,538,000 |
|---|---|
| EBITDA | USD 1,262,566,000 |
| EBIT | USD 611,090,000 |
| Net income | USD 387,678,000 |
| Free cash flow | USD 474,496,000 |
| Capital expenditures | USD 526,811,000 |
| Debt | USD 5,839,258,000 |
| Cash | USD 25,693,000 |
| Working capital | USD -673,520,000 |
| Shares outstanding | 115,952,000 |
| Reported dividends per share | USD 6.1707 |