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Unless otherwise indicated or unless the context requires otherwise, references to we, our, us and our company refer to American Assets Trust, Inc., a Maryland corporation, together with our consolidated subsidiaries, including American Assets Trust, L.P., a Maryland limited partnership, of which we are the sole general partner and which we refer to in this report as our Operating Partn…
$25.51
$0.34 (-1.32%)
EOD Jul 17, 2026
33.45% operating margin is above average. ROIC at 4.77%. Note that capital returns lag the margin, the business may be capital-intensive despite high margins.
Revenue declined 4.7% YoY. The question is whether this is cyclical or a structural shift.
At 85x earnings, the current multiple leaves limited room for execution misses or growth deceleration. Free cash flow declined 31% versus the prior year, cash generation momentum has weakened.
85.0x earnings, 21.2x FCF. The market is pricing in years of above-average growth. If that thesis breaks, downside from multiple compression alone could be 30%+. This is a stock where you're paying for the future, not the present.
Based on TTM earnings · Diluted shares
Profitability & Returns
Revenue (TTM)
$438M
▼ -4.7% YoY
Net Income (TTM)
$19M
▼ -2.0% YoY
Op. Margin
22.77%
▲ +5.2pp YoY
ROIC
5.79%
▲ +0.6pp YoY
Cash Flow & Balance Sheet
FCF (TTM)
$93M
▼ -30.7% YoY
Op. Cash Flow (TTM)
$169M
▼ -19.3% YoY
Net Debt
$50M
Cash & Equiv.
$118M
5Y CAGR: +4.8%
5Y CAGR: +8.4%
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At a P/E of 85.0 and a price-to-free-cash-flow of 21.2, American Assets Trust (AAT) trades around a two-stage DCF intrinsic value of about $28.99 per share, so at $25.51 the stock looks around fair value (13.6% below estimated intrinsic value). A high multiple is not the same as overvalued: fast-growing, high-quality businesses can deserve a premium. See the general approach in how to tell if a stock is overvalued.
On quality, American Assets Trust scores 50/100 on Intrinsiqq's quality scorecard (a mixed business on these measures), weighing growth, margins, returns on capital, share count, and balance-sheet strength. It currently yields about 5.4%; see dividend safety for coverage and history. All figures are computed from SEC filings; read the full methodology. This is analysis, not investment advice.
Intrinsiqq's two-stage DCF estimates an intrinsic value of about $28.99 per share for AAT, projecting its recent free cash flow forward with a growth rate that fades toward a long-run rate and discounting it back to today. Applying a 25% margin of safety gives a more conservative fair-value entry around $21.74. At today's $25.51, that puts the stock about 13.6% below estimated intrinsic value. The result is sensitive to the growth and discount-rate inputs, so it is best to run conservative, base and optimistic cases. You can adjust all of them yourself with the sliders on the DCF tab.
American Assets Trust scores 50 out of 100 on Intrinsiqq's quality score, a weighted blend of 7 metrics each scored 0 to 100, which makes it a mixed business on these measures. Recent fundamentals include a 22.8% operating margin and a 5.8% return on invested capital. The score weighs revenue and free-cash-flow growth, operating margins, return on invested capital, share-count change, and balance-sheet strength, all computed from SEC filings, not opinion. Because valuation only means something relative to quality, the full metric-by-metric breakdown is on the quality scorecard.
Yes, American Assets Trust pays a regular dividend of about $1.37 per share per year (typically in quarterly installments), a yield of roughly 5.4% at the current price. That is a payout ratio of about 545.2% of earnings, so the dividend is stretched at this level. American Assets Trust has grown the dividend at roughly 4.3% a year over the past few years. A low headline yield is not the same as a weak dividend: what matters is how well earnings and free cash flow cover the payout and whether it is growing, not the percentage alone. For AAT's full payout history, growth streak and dividend-safety score, see the dividends tab.
That depends on valuation and quality together, not either alone. AAT currently trades around its estimated intrinsic value and scores 50/100 on quality (mixed). It also yields about 5.4%. A cheap price is only a bargain if the business is durable, and a premium can be justified by genuine quality, so the two questions, "is it cheap?" and "is it good?", only make sense side by side. Read the valuation against the quality scorecard, run the DCF on your own assumptions, and decide for yourself. This is analysis from SEC filings, not investment advice.