[10-Q] INDEPENDENCE REALTY TRUST, INC. Quarterly Earnings Report

Rhea-AI Filing Summary

Independence Realty Trust (IRT) reported Q3 2025 results. Total revenue was $167.1 million, up from $160.1 million a year ago, while net income was $7.0 million versus $12.6 million last year. Diluted EPS was $0.03 compared with $0.05 a year earlier. Results reflected higher depreciation and an impairment of $12.8 million on Bella Terra at City Center.

Year-to-date, operating cash flow reached $222.0 million. IRT closed three acquisitions for $214.5 million (Autumn Breeze, 3030 at Apopka, and M2 at Millenia 700) and sold Metropolis at Innsbrook, recognizing a $10.4 million gain, and Ridge Crossings for $111.0 million with a $1.5 million gain. Three properties were held for sale with a combined carrying value of $107.2 million. The unsecured revolver capacity increased to $750.0 million, with $206.9 million outstanding at quarter end; total debt carried was $2.30 billion.

IRT paid a quarterly dividend of $0.17 per share. It settled 7.95 million shares under prior forward sale agreements for proceeds of $151.9 million, with 0.3 million shares remaining to be settled. Shares outstanding were 239,103,283 as of September 30, 2025.

Insights

REIT equity analyst

Solid top line, softer EPS on impairment; active capital recycling.

IRT posted higher rental revenue to $167.1 million, but EPS of $0.03 reflected a $12.8 million impairment tied to Bella Terra. Depreciation and interest also weighed on earnings, typical for asset-heavy multifamily REITs amid active investing.

Management continued portfolio rotation: $214.5 million of acquisitions and dispositions including a $10.4 million gain on Metropolis at Innsbrook and $111.0 million proceeds from Ridge Crossings. Three assets were classified as held for sale at a $107.2 million carrying value.

Liquidity appears robust. The unsecured revolver expanded to $750.0 million, with $206.9 million drawn at quarter end. Forward equity settlements provided $151.9 million in proceeds, supporting acquisitions. The dividend is $0.17 per share; actual cash flows and timing of further asset sales or forward settlements will shape near-term funding.

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The unsecured revolver total capacity was $500,000, of which $194,478 was outstanding as of December 31, 2024. Views of Music City II is an operating property. On October 9, 2025, our joint venture partner redeemed our investment in this property, comprised of a return of our initial capital of $5,912 and a preferred return of $3,248. We expect to recognize the preferred return of $3,248 in income (loss) from investments in unconsolidated real estate entities in our condensed consolidated statements of operations. Under the terms of our joint venture agreement, we are entitled to the right of first refusal on the sale of the property. The Metropolis at Innsbrook is an operating property that was sold on July 21, 2025. We had an 84.8% ownership interest in this property at the time of sale. We received $31,085 in proceeds from the sale, comprised of a return of our initial investment of $24,501 and equity proceeds of $6,584. We recognized a gain of $10,389 from this sale during the three months ended September 30, 2025. Represents the total weighted average effective interest rates for the full year ended December 31, 2024, after giving effect to all components of interest expense including the impact of interest rate swaps and collars, but excluding the impact of loan premium amortization, discount accretion, and interest capitalization. Represents the weighted average of the contractual interest rates in effect as of September 30, 2025, without regard to any interest rate swaps or collars. Other property operating expenses includes property office, administrative and legal costs. Lakeline Station is an operating property consisting of 378 units. [We are currently evaluating whether to exercise our call option that gives us the right to buy the property.] The unsecured revolver total capacity is $750,000, of which $206,892 was outstanding as of September 30, 2025. 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Table of Contents

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

FORM 10-Q

(Mark One)

☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended September 30, 2025

or

☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from _________ to _________

Commission file number 001-36041

INDEPENDENCE REALTY TRUST, INC.

(Exact Name of Registrant as Specified in Its Charter)

Maryland	26-4567130
(State or Other Jurisdiction of Incorporation or Organization)	(I.R.S. Employer Identification No.)
1835 Market Street, Suite 2601 Philadelphia, PA	19103
(Address of Principal Executive Offices)	(Zip Code)

(267) 270-4800

(Registrant’s Telephone Number, Including Area Code)

N/A

(Former name, former address and former fiscal year, if changed since last report)

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, $0.01 par value per share		IRT		NYSE

Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☒ No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

Large Accelerated filer	☒		Accelerated filer	☐
Non-Accelerated filer	☐		Smaller reporting company	☐
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. ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒

As of October 24, 2025 there were 239,112,982 shares of the Registrant’s common stock issued and outstanding.

Table of Contents

INDEPENDENCE REALTY TRUST, INC.

INDEX

		Page
PART I—FINANCIAL INFORMATION		3
Item 1.	Financial Statements (unaudited)	3
	Condensed Consolidated Balance Sheets as of September 30, 2025 and December 31, 2024	3
	Condensed Consolidated Statements of Operations for the Three and Nine Months ended September 30, 2025 and September 30, 2024	4
	Condensed Consolidated Statements of Comprehensive Income (Loss) for the Three and Nine Months ended September 30, 2025 and September 30, 2024	5
	Condensed Consolidated Statements of Changes in Equity for the Three and Nine Months ended September 30, 2025 and September 30, 2024	6
	Condensed Consolidated Statements of Cash Flows for the Nine Months ended September 30, 2025 and September 30, 2024	8
	Notes to Condensed Consolidated Financial Statements as of September 30, 2025	9
Item 2.	Management’s Discussion and Analysis of Financial Condition and Results of Operations	20
Item 3.	Quantitative and Qualitative Disclosures About Market Risk	28
Item 4.	Controls and Procedures	28
PART II—OTHER INFORMATION
Item 1.	Legal Proceedings	29
Item 1A.	Risk Factors	29
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds	29
Item 3.	Defaults Upon Senior Securities	30
Item 4.	Mine Safety Disclosures	30
Item 5.	Other Information	30
Item 6.	Exhibits	30
Signatures		31

Table of Contents

PART I—FINANCIAL INFORMATION

Item 1.         Financial Statements

Independence Realty Trust, Inc. and Subsidiaries

Condensed Consolidated Balance Sheets

(Unaudited and dollars in thousands, except share and per share data)

		As of				As of
		September 30, 2025				December 31, 2024
ASSETS:
Investments in real estate:
Investments in real estate, at cost		$	6,571,161			$	6,363,936
Accumulated depreciation			(861,370	)			(740,957	)
Investments in real estate, net			5,709,791				5,622,979
Real estate held for sale			107,182				110,112
Investments in real estate under development			65,628				116,861
Cash and cash equivalents			23,290				21,228
Restricted cash			27,639				22,224
Investments in unconsolidated real estate entities			93,965				91,975
Other assets			47,771				39,596
Derivative assets			11,873				29,300
Intangible assets, net of accumulated amortization of $2,604 and $1,305, respectively			5,453				3,644
Total Assets		$	6,092,592			$	6,057,919
LIABILITIES AND EQUITY:
Indebtedness, net		$	2,296,202			$	2,274,651
Indebtedness associated with real estate held for sale			—				59,032
Accounts payable and accrued expenses			119,513				94,670
Accrued interest payable			10,265				8,630
Dividends payable			41,592				37,827
Derivative liabilities			737				—
Other liabilities			9,023				8,035
Total Liabilities			2,477,332				2,482,845
Equity:
Stockholders’ equity:
Preferred stock, $0.01 par value; 50,000,000 shares authorized, 0 and 0 shares issued and outstanding, respectively			—				—
Common stock, $0.01 par value; 500,000,000 shares authorized, 239,103,283 and 230,838,006 shares issued and outstanding, including 383,609 and 360,561 unvested restricted common share awards, respectively			2,391				2,308
Additional paid-in capital			4,022,309				3,868,006
Accumulated other comprehensive income			9,095				26,065
Accumulated deficit			(548,319	)			(454,104	)
Total stockholders’ equity			3,485,476				3,442,275
Noncontrolling interests			129,784				132,799
Total Equity			3,615,260				3,575,074
Total Liabilities and Equity		$	6,092,592			$	6,057,919

The accompanying notes are an integral part of these condensed consolidated financial statements.

3

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Independence Realty Trust, Inc. and Subsidiaries

Condensed Consolidated Statements of Operations

(Unaudited and dollars in thousands, except share and per share data)

		For the Three Months Ended								For the Nine Months Ended
		September 30,								September 30,
		2025				2024				2025				2024
REVENUE:
Rental and other property revenue		$	166,888			$	159,860			$	489,684			$	478,296
Other revenue			250				275				885				776
Total revenue			167,138				160,135				490,569				479,072
EXPENSES:
Property operating expenses			61,699				60,538				181,897				181,393
Property management expenses			7,891				7,379				23,433				22,544
General and administrative expenses			4,905				4,765				19,293				19,389
Depreciation and amortization expense			61,735				55,261				180,256				163,112
Casualty losses			419				1,249				559				4,015
Total expenses			136,649				129,192				405,438				390,453
Interest expense			(20,455	)			(18,308	)			(58,575	)			(56,371	)
(Loss on impairment) gain on sale of real estate assets, net			(12,841	)			688				(11,344	)			11,066
(Loss) gain on extinguishment of debt			—				—				(67	)			203
Other loss			(12	)			—				(115	)			(1	)
Income (loss) from investments in unconsolidated real estate entities			9,814				(703	)			8,663				(2,382	)
Net income:			6,995				12,620				23,693				41,134
Income allocated to noncontrolling interest			(102	)			(255	)			(401	)			(840	)
Net income allocable to common shares		$	6,893			$	12,365			$	23,292			$	40,294
Earnings per share:
Basic		$	0.03			$	0.05			$	0.10			$	0.18
Diluted		$	0.03			$	0.05			$	0.10			$	0.18
Weighted-average shares:
Basic			233,634,546				224,820,656				232,628,917				224,747,327
Diluted			234,283,170				226,058,400				233,403,810				225,530,265

The accompanying notes are an integral part of these condensed consolidated financial statements.

4

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Independence Realty Trust, Inc. and Subsidiaries

Condensed Consolidated Statements of Comprehensive Income (Loss)

(Unaudited and dollars in thousands)

		For the Three Months Ended								For the Nine Months Ended
		September 30,								September 30,
		2025				2024				2025				2024
Net income		$	6,995			$	12,620			$	23,693			$	41,134
Other comprehensive (loss) income:
Change in fair value of interest rate hedges			461				(15,871	)			(7,220	)			3,657
Realized gains on interest rate hedges reclassified to earnings			(3,484	)			(5,216	)			(10,195	)			(15,645	)
Total other comprehensive loss			(3,023	)			(21,087	)			(17,415	)			(11,988	)
Comprehensive income (loss) before allocation to noncontrolling interests			3,972				(8,467	)			6,278				29,146
Allocation to noncontrolling interests			(22	)			287				44				(530	)
Comprehensive income (loss)		$	3,950			$	(8,180	)		$	6,322			$	28,616

The accompanying notes are an integral part of these condensed consolidated financial statements.

5

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Independence Realty Trust, Inc. and Subsidiaries

Condensed Consolidated Statements of Changes in Equity

(Unaudited and dollars in thousands, except share and per share data)

														Accumulated				Retained
						Par Value				Additional				Other				Earnings				Total
		Common				Common				Paid In				Comprehensive				(Accumulated				Stockholders’				Noncontrolling				Total
		Shares				Shares				Capital				Income (Loss)				Deficit)				Equity				Interests				Equity
Balance, December 31, 2024			230,838,006			$	2,308			$	3,868,006			$	26,065			$	(454,104	)		$	3,442,275			$	132,799			$	3,575,074
Net income			—				—				—				—				8,354				8,354				172				8,526
Common dividends declared ($0.16 per share)			—				—				—				—				(37,223	)			(37,223	)			—				(37,223	)
Other comprehensive loss			—				—				—				(8,757	)			—				(8,757	)			(231	)			(8,988	)
Stock compensation			321,828				3				4,048				—				—				4,051				—				4,051
Repurchase of shares related to equity award tax withholding			(46,654	)			—				(3,322	)			—				—				(3,322	)			—				(3,322	)
Issuance of common shares, net			2,650,000				26				49,986				—				—				50,012				—				50,012
Distribution to noncontrolling interest declared ($0.16 per share)			—				—				—				—				—				—				(951	)			(951	)
Balance, March 31, 2025			233,763,180			$	2,337			$	3,918,718			$	17,308			$	(482,973	)		$	3,455,390			$	131,789			$	3,587,179
Net income			—				—				—				—				8,046				8,046				126				8,172
Common dividends declared ($0.17 per share)			—				—				—				—				(39,696	)			(39,696	)			—				(39,696	)
Other comprehensive loss			—				—				—				(5,270	)			—				(5,270	)			(134	)			(5,404	)
Stock compensation			51,238				1				1,946				—				—				1,947				—				1,947
Repurchase of shares related to equity award tax withholding			(4,595	)			—				(98	)			—				—				(98	)			—				(98	)
Issuance of common shares, net			—				—				(130	)			—				—				(130	)			—				(130	)
Distribution to noncontrolling interest declared ($0.17 per share)			—				—				—				—				—				—				(1,010	)			(1,010	)
Balance, June 30, 2025			233,809,823			$	2,338			$	3,920,436			$	12,038			$	(514,623	)		$	3,420,189			$	130,771			$	3,550,960
Net income			—				—				—				—				6,893				6,893				102				6,995
Common dividends declared ($0.17 per share)			—				—				—				—				(40,589	)			(40,589	)			—				(40,589	)
Other comprehensive loss			—				—				—				(2,943	)			—				(2,943	)			(80	)			(3,023	)
Stock compensation			(4,927	)			—				1,125				—				—				1,125				—				1,125
Repurchase of shares related to equity award tax withholding			(1,613	)			—				(28	)			—				—				(28	)			—				(28	)
Issuance of common shares, net			5,300,000				53				100,776				—				—				100,829				—				100,829
Distribution to noncontrolling interest declared ($0.17 per share)			—				—				—				—				—				—				(1,009	)			(1,009	)
Balance, September 30, 2025			239,103,283			$	2,391			$	4,022,309			$	9,095			$	(548,319	)		$	3,485,476			$	129,784			$	3,615,260

6

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Independence Realty Trust, Inc. and Subsidiaries

Condensed Consolidated Statements of Changes in Equity

(Unaudited and dollars in thousands, except share and per share data)

														Accumulated				Retained
						Par Value				Additional				Other				Earnings				Total
		Common				Common				Paid In				Comprehensive				(Accumulated				Stockholders’				Noncontrolling				Total
		Shares				Shares				Capital				Income (Loss)				Deficit)				Equity				Interests				Equity
Balance, December 31, 2023			224,706,731			$	2,247			$	3,751,942			$	25,513			$	(348,405	)		$	3,431,297			$	135,897			$	3,567,194
Net income			—				—				—				—				17,577				17,577				384				17,961
Common dividends declared ($0.16 per share)			—				—				—				—				(36,187	)			(36,187	)			—				(36,187	)
Other comprehensive income			—				—				—				8,988				—				8,988				236				9,224
Stock compensation			391,667				4				3,456				—				—				3,460				—				3,460
Repurchase of shares related to equity award tax withholding			(32,930	)			—				(1,598	)			—				—				(1,598	)			—				(1,598	)
Conversion of noncontrolling interest to common shares			4,928				—				33				—				—				33				(33	)			—
Distribution to noncontrolling interest declared ($0.16 per unit)			—				—				—				—				—				—				(951	)			(951	)
Balance, March 31, 2024			225,070,396			$	2,251			$	3,753,833			$	34,501			$	(367,015	)		$	3,423,570			$	135,533			$	3,559,103
Net income			—				—				—				—				10,354				10,354				201				10,555
Common dividends declared ($0.16 per share)			—				—				—				—				(35,966	)			(35,966	)			—				(35,966	)
Other comprehensive loss			—				—				—				(121	)			—				(121	)			(3	)			(124	)
Stock compensation			56,560				—				1,940				—				—				1,940				—				1,940
Repurchase of shares related to equity award tax withholding			(4,721	)			—				(945	)			—				—				(945	)			—				(945	)
Issuance of common shares, net			—				—				(72	)			—				—				(72	)			—				(72	)
Distribution to noncontrolling interest declared ($0.16 per unit)			—				—				—				—				—				—				(951	)			(951	)
Balance, June 30, 2024			225,122,235			$	2,251			$	3,754,756			$	34,380			$	(392,627	)		$	3,398,760			$	134,780			$	3,533,540
Net income			—				—				—				—				12,365				12,365				255				12,620
Common dividends declared ($0.16 per share)			—				—				—				—				(35,961	)			(35,961	)			—				(35,961	)
Other comprehensive loss			—				—				—				(20,545	)			—				(20,545	)			(542	)			(21,087	)
Stock compensation			(27,600	)			(1	)			959				—				—				958				—				958
Repurchase of shares related to equity award tax withholding			(1,545	)			—				(29	)			—				—				(29	)			—				(29	)
Issuance of common shares, net			—				—				(375	)			—				—				(375	)			—				(375	)
Distributions to noncontrolling interest declared ($0.16 per unit)			—				—				—				—				—				—				(951	)			(951	)
Balance, September 30, 2024			225,093,090			$	2,250			$	3,755,311			$	13,835			$	(416,223	)		$	3,355,173			$	133,542			$	3,488,715

The accompanying notes are an integral part of these condensed consolidated financial statements.

7

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Independence Realty Trust, Inc. and Subsidiaries

Condensed Consolidated Statements of Cash Flows

(Unaudited and dollars in thousands)

		For the Nine Months Ended
		September 30,
		2025				2024
Cash flows from operating activities:
Net income		$	23,693			$	41,134
Adjustments to reconcile net income to cash flow from operating activities:
Depreciation and amortization			180,256				163,112
Accretion of loan discounts and premiums, net			(6,015	)			(6,918	)
Amortization of deferred financing costs, net			2,727				2,070
Stock compensation expense			6,826				6,128
Loss on impairment (gain on sale) of real estate assets, net			11,344				(11,066	)
Loss (gain) on extinguishment of debt			67				(203	)
Amortization related to derivative instruments			750				907
Non-cash casualty losses			537				3,299
Equity in (income) loss from investments in unconsolidated real estate entities			(8,663	)			2,382
Other non-cash loss			103				1
Changes in assets and liabilities:
Other assets			(9,910	)			(10,753	)
Accounts payable and accrued expenses			19,275				8,404
Accrued interest payable			1,635				(1,059	)
Other liabilities			(666	)			(1,119	)
Cash flow provided by operating activities			221,959				196,319
Cash flows from investing activities:
Acquisition of real estate properties			(152,748	)			(81,220	)
Investments in unconsolidated real estate entities			(24,412	)			(8,881	)
Return of investment in unconsolidated real estate entities			31,085				150
Proceeds from dispositions of real estate properties, net			109,204				390,817
Capital expenditures			(101,373	)			(92,057	)
Real estate development expenditures			(16,270	)			(41,894	)
Proceeds from insurance claims			1,539				4,028
Cash flow (used in) provided by investing activities			(152,975	)			170,943
Cash flows from financing activities:
Proceeds (costs) from issuance of common stock, net			150,713				(447	)
Proceeds from unsecured revolver			398,416				239,000
Unsecured revolver and secured credit facility repayments			(386,845	)			(282,652	)
Mortgage principal repayments and payoffs			(97,406	)			(211,064	)
Payment for deferred financing costs			(6,223	)			(437	)
Distributions on common stock			(113,801	)			(108,064	)
Distributions to noncontrolling interests			(2,912	)			(2,852	)
Payment for debt extinguishment			—				(663	)
Repurchase of shares related to equity award tax withholding			(3,449	)			(2,572	)
Cash flow used in financing activities			(61,507	)			(369,751	)
Net change in cash and cash equivalents, and restricted cash			7,477				(2,489	)
Cash and cash equivalents, and restricted cash, beginning of period			43,452				50,732
Cash and cash equivalents, and restricted cash, end of the period		$	50,929			$	48,243
Reconciliation of cash, cash equivalents, and restricted cash to the Condensed Consolidated Balance Sheets
Cash and cash equivalents		$	23,290			$	17,611
Restricted cash			27,639				30,632
Total cash, cash equivalents, and restricted cash, end of period		$	50,929			$	48,243

The accompanying notes are an integral part of these condensed consolidated financial statements.

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Table of Contents

Independence Realty Trust, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

September 30, 2025

(Unaudited and dollars in thousands, except share and per share data)

NOTE 1: Organization

Independence Realty Trust, Inc. (“IRT”), is a self-administered and self-managed Maryland real estate investment trust (“REIT”) which was formed on March 26, 2009. We are primarily engaged in the ownership, operation, management, improvement, and acquisition of multifamily apartment communities in non-gateway markets. As of September 30, 2025, we owned and operated 115 multifamily apartment properties (including one owned through a consolidated joint venture) that contain an aggregate of 33,818 units across non-gateway U.S. markets, including Atlanta, Columbus, Dallas, Denver, Houston, Indianapolis, Nashville, Oklahoma City, Raleigh-Durham, and Tampa. In addition, as of September 30, 2025, we owned one investment in real estate under development in Denver, Colorado that will, upon completion, contain 296 units. As of September 30, 2025, we also owned interests in four unconsolidated joint ventures, three of which own and operate multifamily apartment communities that contain an aggregate of 862 units and one of which is developing a multifamily apartment community that will, upon completion, contain 324 units. We own all of our assets and conduct substantially all of our operations through Independence Realty Operating Partnership, LP, a Delaware limited partnership (“IROP”), of which we are the sole general partner.

As used herein, the terms “we,” “our,” and “us” refer to IRT and, as required by context, IROP and its subsidiaries.

NOTE 2: Summary of Significant Accounting Policies

a. Basis of Presentation

The accompanying unaudited interim condensed consolidated financial statements have been prepared by management in accordance with generally accepted accounting principles in the United States (“GAAP”). Certain information and footnote disclosures normally included in annual consolidated financial statements prepared in accordance with GAAP have been condensed or omitted pursuant to such rules and regulations, although we believe that the included disclosures are adequate to make the information presented not misleading. The unaudited interim condensed consolidated financial statements should be read in conjunction with our audited financial statements as of and for the year ended  December 31, 2024 included in our 2024 Annual Report on Form 10-K. In the opinion of management, all adjustments, consisting only of normal recurring adjustments, necessary to present fairly our condensed consolidated financial position and condensed consolidated results of operations and cash flows are included. The results of operations for the interim periods presented are not necessarily indicative of the results for the full year. The Company evaluated subsequent events through the date its financial statements were issued. No significant recognized or non-recognized subsequent events were noted other than those described in the footnotes.

b. Principles of Consolidation

The condensed consolidated financial statements reflect our accounts and the accounts of IROP and its subsidiaries. All intercompany accounts and transactions have been eliminated in consolidation. Pursuant to the Financial Accounting Standards Board (the “FASB”) Accounting Standards Codification Topic 810, “Consolidation”, IROP is considered a variable interest entity of which we are the primary beneficiary. As our significant asset is our investment in IROP, substantially all of our assets and liabilities represent the assets and liabilities of IROP.

c. Use of Estimates

The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities, the disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenue and expenses during the reporting periods. Actual results could differ from those estimates.

d. Cash and Cash Equivalents

Cash and cash equivalents include cash held in banks and highly liquid investments with original maturities of three months or less when purchased. Cash, including amounts restricted, may at times exceed the Federal Deposit Insurance Corporation deposit insurance limit of $250 per institution. We mitigate credit risk by placing cash and cash equivalents with major financial institutions. To date, we have not experienced any losses on cash and cash equivalents.

e. Restricted Cash

Restricted cash includes escrows of our funds held by lenders to fund certain expenditures, such as real estate taxes and insurance, or to be released at our discretion upon the occurrence of certain pre-specified events. As of September 30, 2025 and December 31, 2024, we had $27,639 and $22,224, respectively, of restricted cash.

f. Investments in Real Estate

Investments in real estate are recorded at cost less accumulated depreciation. Costs, including internal costs, that both add value and appreciably extend the useful life of an asset are capitalized. Expenditures for repairs and maintenance are expensed as incurred.

Investments in real estate are classified as held for sale in the period in which certain criteria are met including when the sale of the asset is probable, necessary approvals are obtained, and actions required to complete the plan of sale indicate that it is unlikely that significant changes to the plan of sale will be made or the plan of sale will be withdrawn.

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Independence Realty Trust, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

September 30, 2025

(Unaudited and dollars in thousands, except share and per share data)

 

Allocation of Purchase Price of Acquired Assets

In accordance with FASB ASC Topic 805 (“ASC 805”), we evaluate our real estate acquisitions to determine if they should be accounted for as a business or as a group of assets. The evaluation includes an initial screen to determine if substantially all of the fair value of the gross assets acquired is concentrated in a single asset or group of similar assets. If the screen is met, the acquisition is not a business. The properties we have acquired met the screen test and are accounted for as asset acquisitions. Under asset acquisition accounting, the costs to acquire real estate, including transaction costs related to the acquisition, are accumulated and then allocated to the individual assets and liabilities acquired based upon their relative fair value. Transaction costs and fees incurred related to the financing of an acquisition are capitalized and amortized over the life of the related financing.

We estimate the fair value of acquired tangible assets (consisting of land, building and improvements), identified intangible assets (consisting of in-place leases), and assumed debt at the date of acquisition, based on the evaluation of information and estimates available at that date.

The aggregate value of in-place leases is determined by evaluating various factors, including the terms of the leases that are in place and assumed lease-up periods. The value assigned to these intangible assets is amortized over the assumed lease up period, typically nine months. During the three and nine months ended September 30, 2025, we acquired in-place leases with a value of $6,227 and $8,056, respectively, related to our acquisitions that are discussed further in Note 3 “Investments in Real Estate”. During the three and nine months ended September 30, 2024, we acquired in-place leases with a value of $1,584. During the three and nine months ended September 30, 2025, we recorded $2,419 and $6,248, respectively, of amortization for intangible assets. During the three and nine months ended September 30, 2024, we recorded $426 and $492, respectively, of amortization for intangible assets. For the nine months ended September 30, 2025 and 2024, we wrote-off fully amortized intangible assets of $4,949 and $398, respectively. As of September 30, 2025, we expect to record additional amortization expense on current in-place intangible assets of $2,685 for the remainder of 2025.

Impairment of Long-Lived Assets

Management evaluates the recoverability of our investments in real estate assets, including related identifiable intangible assets, in accordance with FASB ASC Topic 360, “Property, Plant and Equipment”. This accounting standard requires that long-lived assets be reviewed for impairment whenever events or changes in circumstances indicate that recoverability of the assets is not assured.

We review our long-lived assets on an ongoing basis and evaluate the recoverability of the carrying value when there is an indicator of impairment. An impairment charge is recognized when it is determined that the carrying value of the asset exceeds the fair value. The estimated cash flows and estimated fair value used in the impairment analysis are determined based on our plans for the respective assets, including the expected hold period, and our assessment of market and economic conditions. The estimates consider matters such as current and historical rental rates and collection levels, occupancies for the respective and/or comparable properties, and recent sales data for comparable properties. Changes in our plans or views of market and economic conditions may result in adjustments to estimated future cash flows, which could lead to recognition of impairment losses. These losses, as guided by the applicable accounting standards, could be significant. For the nine months ended September 30, 2025 and 2024 we recorded impairment charges of $12,841 and $15,107, respectively, on account of real estate classified as held for sale and sold properties.

Depreciation Expense

Depreciation expense for real estate assets is computed using a straight-line method based on a life of 40 years for buildings and improvements and five to ten years for furniture, fixtures, and equipment. For the three and nine months ended September 30, 2025, we recorded $58,863 and $172,713 of depreciation expense, respectively. For the three and nine months ended September 30, 2024, we recorded $54,453 and $161,533 of depreciation expense, respectively. During the three and nine months ended September 30, 2025, we wrote-off fully depreciated fixed assets of $7,543 and $23,631, respectively. During the three and nine months ended September 30, 2024, we wrote-off fully depreciated fixed assets of $6,893 and $22,496, respectively.

Casualty Related Costs

Occasionally, we incur losses at our communities from wind storms, floods, fires and similar hazards. In these cases, we estimate the carrying value of the damaged property and record a casualty loss for the difference between the estimated carrying value and the insurance proceeds, if any. Any amount of insurance recovery in excess of the amount of the losses incurred is considered a gain contingency and is recorded in casualty losses (gains), net when the proceeds are received. During the three and nine months ended September 30, 2025, we recorded $419 and $559 of net casualty losses, respectively. During the three and nine months ended September 30, 2024, we recorded $1,249 and $4,015 of net casualty losses, respectively. 

g. Investments in Real Estate Under Development

We capitalize direct and indirect project costs incurred during the development period such as construction, insurance, architectural, legal, interest costs, and real estate taxes. At such time as the development is considered substantially complete, the capitalization of certain indirect costs such as real estate taxes, interest costs, and all project-related costs in real estate under development are reclassified to investments in real estate. For the three and nine months ended September 30, 2025, we recorded $1,305 and $4,451, respectively, of capitalized interest expense on our investments in real estate under development. For the three and nine months ended September 30, 2024, we recorded $1,868 and $5,209, respectively, of capitalized interest expense on our investments in real estate under development. 

As of September 30, 2025 and December 31, 2024, the carrying value of our investment in real estate under development in Denver, Colorado totaled $65,628 and $116,861 respectively, net of $61,147 and $0 placed in service, respectively, and was recorded as a separate line item in our condensed consolidated balance sheets.

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Independence Realty Trust, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

September 30, 2025

(Unaudited and dollars in thousands, except share and per share data)

 

h. Investments in Unconsolidated Real Estate Entities

We have entered into joint ventures with unrelated third parties to acquire, develop, own, operate, and manage real estate assets. Our joint ventures are funded with a combination of debt and equity. We will consolidate entities that we control as well as any variable interest entity ("VIE") where we are the primary beneficiary. Under the VIE model, we consolidate an entity when we have the ability to direct the activities of the VIE and the obligations to absorb losses or the right to receive benefits that could potentially be significant to the VIE. Under the voting model, we consolidate an entity when we control the entity through ownership of a majority voting interest. We separately analyzed the initial accounting for each of our investments in unconsolidated real estate entities and concluded that each investment is a voting interest entity. Our equity interest varies for each of our investments in unconsolidated real estate entities between 50% and 90% but, in each case, we share control of the major decisions that most significantly impact the joint ventures with our partners. Since we do not control the joint venture through our ownership interest, they are accounted for under the equity method of accounting, and are included in investments in unconsolidated real estate entities on our condensed consolidated balance sheets. Under the equity method of accounting, the investments are carried at cost plus our share of net earnings or losses. For the three and nine months ended September 30, 2025, we recorded $993 and $2,961, respectively, of capitalized interest expense on our investments in unconsolidated real estate entities in our condensed consolidated balance sheets. For the three and nine months ended September 30, 2024, we recorded $1,155 and $3,617, respectively, of capitalized interest expense on our investments in unconsolidated real estate entities in our condensed consolidated balance sheets.

i. Revenue and Expenses

Rental and Other Property Revenue

We apply FASB ASC Topic 842, “Leases” (“ASC 842”) with respect to our accounting for rental income. We primarily lease apartment units under operating leases generally with terms of one year or less. Rental payments are generally due monthly and rental revenues are recognized on an accrual basis when earned. We have elected to account for lease (i.e., fixed payments including base rent) and non-lease components (i.e., tenant reimbursements and certain other service fees) as a single combined operating lease component since (1) the timing and pattern of transfer of the lease and non-lease components is the same, (2) the lease component is the predominant element, and (3) the combined single lease component would be classified as an operating lease.

We make ongoing estimates of the collectability of our base rents, tenant reimbursements, and other service fees included within rental and other property revenue. If collectability is not probable, we adjust rental and other property income for the amount of uncollectible revenue.

j. Derivative Instruments

We may use derivative financial instruments to hedge all or a portion of the interest rate risk associated with our borrowings. The principal objective of such arrangements is to minimize the risks and/or costs associated with our operating and financial structure, as well as to hedge specific anticipated transactions. While these instruments may impact our periodic cash flows, they benefit us by minimizing the risks and/or costs previously described. The counterparties to these contractual arrangements are major financial institutions with which we, and our affiliates, may also have other financial relationships. In the event of nonperformance by the counterparties, we are potentially exposed to credit loss. However, because of the high credit ratings of the counterparties, we do not anticipate that any of the counterparties will fail to meet their obligations.

In accordance with FASB ASC Topic 815, “Derivatives and Hedging”, we measure each derivative instrument at fair value and record such amounts in our condensed consolidated balance sheets as either an asset or liability. For derivatives designated as cash flow hedges, the changes in the fair value of the effective portions of the derivative are reported in other comprehensive income and changes in the fair value of the ineffective portions of cash flow hedges, if any, are recognized in earnings. For derivatives not designated as hedges, the changes in fair value of the derivative instrument are recognized in earnings. Any derivatives that we designate in hedge relationships are done so at inception. At inception, we determine whether or not the derivative is highly effective in offsetting changes in the designated interest rate risk associated with the identified indebtedness using regression analysis. At each reporting period, we update our regression analysis and use the hypothetical derivative method to measure any ineffectiveness.

k. Fair Value of Financial Instruments

In accordance with FASB ASC Topic 820, “Fair Value Measurements and Disclosures”, fair value is the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. Where available, fair value is based on observable market prices or parameters or derived from such prices or parameters. Where observable prices or inputs are not available, valuation models are applied. These valuation techniques involve management estimation and judgment, the degree of which is dependent on the price transparency for the instruments or market and the instruments’ complexity for disclosure purposes. Assets and liabilities recorded at fair value in our condensed consolidated balance sheets are categorized based upon the level of judgment associated with the inputs used to measure their value. Hierarchical levels, as defined in FASB ASC Topic 820, “Fair Value Measurements and Disclosures” and directly related to the amount of subjectivity associated with the inputs to fair valuations of these assets and liabilities, are as follows:

• Level 1: Valuations are based on unadjusted, quoted prices in active markets for identical assets or liabilities at the measurement date. The types of assets carried at Level 1 fair value generally are equity securities listed in active markets. As such, valuations of these investments do not entail a significant degree of judgment.

• Level 2: Valuations are based on quoted prices for similar instruments in active markets or quoted prices for identical or similar instruments in markets that are not active or for which all significant inputs are observable, either directly or indirectly.

• Level 3: Inputs are unobservable for the asset or liability, and include situations where there is little, if any, market activity for the asset or liability. In certain cases, the inputs used to measure fair value may fall into different levels of the fair value hierarchy. In such cases, the level in the fair value hierarchy within which the fair value measurement in its entirety falls has been determined based on the lowest level input that is significant to the fair value measurement in its entirety. Our assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment, and considers factors specific to the asset or liability.

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Independence Realty Trust, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

September 30, 2025

(Unaudited and dollars in thousands, except share and per share data)

 

FASB ASC Topic 825, “Financial Instruments” requires disclosure of the fair value of financial instruments for which it is practicable to estimate that value. Given that cash and cash equivalents and restricted cash are short term in nature with limited fair value volatility, the carrying amount is deemed to be a reasonable approximation of fair value and the fair value input is classified as a Level 1 fair value measurement. The fair value input for derivatives is classified as a Level 2 fair value measurement within the fair value hierarchy. The fair value of our unsecured revolver, term loans, and mortgage indebtedness is based on a discounted cash flows valuation technique. As this technique utilizes current credit spreads, which are generally unobservable, this is classified as a Level 3 fair value measurement within the fair value hierarchy. We determine appropriate credit spreads based on the type of debt and its maturity. There were no transfers between levels in the fair value hierarchy for the nine months ended September 30, 2025. The following table summarizes the carrying amount and the fair value of our financial instruments as of the periods indicated:

		As of September 30, 2025								As of December 31, 2024
		Carrying				Estimated				Carrying				Estimated
Financial Instrument		Amount				Fair Value				Amount				Fair Value
Assets
Cash and cash equivalents		$	23,290			$	23,290			$	21,228			$	21,228
Restricted cash			27,639				27,639				22,224				22,224
Derivative assets			11,873				11,873				29,300				29,300
Liabilities
Debt:
Unsecured revolver			201,995				208,389				193,952				194,249
Unsecured term loans			598,685				602,759				598,169				599,375
Secured credit facilities			596,544				570,359				600,768				554,238
Mortgages			750,405				719,024				792,306				733,050
Unsecured notes			148,573				150,266				148,488				150,343
Derivative liabilities			737				737				—				—

In addition to assets and liabilities that are recorded at fair value on a recurring basis, we record assets and liabilities at fair value on a nonrecurring basis as required by U.S. GAAP. Generally, assets are recorded at fair value on a nonrecurring basis as a result of impairment charges. As discussed further in Note 3 “Investments in Real Estate”, we recognized an impairment charge of $12,841 during the nine months ended September 30, 2025 for a property that was held for sale as of September 30, 2025. The impairment charge was determined by comparing the fair value of the property to the property's carrying value. The fair value was determined to be a Level 3 fair value measurement within the fair value hierarchy based on unobservable inputs through a direct capitalization valuation. Significant assumptions included a range of capitalization rates between 5.5% - 6.0% reflecting the current economic conditions. Our projections were based on current market conditions and internal assumptions, which could be impacted by future changes in the market.

l. Deferred Financing Costs

Costs incurred in connection with debt financing are deferred and classified within indebtedness and charged to interest expense over the terms of the related debt agreements, under the effective interest method.

m. Office Leases

In accordance with FASB ASC Topic 842, “Leases”, lessees are required to recognize a right-of-use asset and a lease liability on the balance sheet at the lease commencement date for all leases, except those leases with terms of less than a year. We lease corporate office space under leases with terms of up to 10 years and that may include extension options, but that do not include any residual value guarantees or restrictive covenants. As of September 30, 2025 and December 31, 2024, we had $2,924 and $1,877, respectively, of operating lease right-of-use assets and $3,228 and $2,123, respectively, of operating lease liabilities related to our corporate office leases. The operating lease right-of-use assets are presented within other assets and the operating lease liabilities are presented within other liabilities in our condensed consolidated balance sheets. During the three and nine months ended September 30, 2025, we recorded $185 and $422, respectively, of total operating lease expense which is recorded within property management expense and general and administrative expenses in our condensed consolidated statements of operations. During the three and nine months ended September 30, 2024, we recorded $128 and $537, respectively, of total operating lease expense which is recorded within property management expense and general and administrative expenses in our condensed consolidated statements of operations. 

n. Income Taxes

We have elected to be taxed as a REIT. Accordingly, we recorded no income tax expense for the three and nine months ended September 30, 2025 and 2024.

To qualify as a REIT, we must meet certain organizational and operational requirements, including a requirement to distribute at least 90% of our ordinary taxable income to stockholders. As a REIT, we generally are not subject to federal income tax on taxable income that we distribute to our stockholders. If we fail to qualify as a REIT in any taxable year, we will be subject to federal income taxes on our taxable income at regular corporate rates and will not be permitted to qualify for treatment as a REIT for federal income tax purposes for four years following the year during which qualification is lost unless the Internal Revenue Service grants us relief under certain statutory provisions. Such an event could materially adversely affect our net income and net cash available for distribution to stockholders; however, we believe that we are organized and operate in such a manner as to qualify and maintain treatment as a REIT and intend to operate in such a manner so that we will remain qualified as a REIT for federal income tax purposes.

o. Recent Accounting Pronouncements

Below is a brief description of recent accounting pronouncements that could have a material effect on our condensed consolidated financial statements.

In November 2024, the FASB issued ASU No. 2024-03 “Income Statement —Reporting Comprehensive Income —Expense Disaggregation Disclosures (Subtopic 220-40): Disaggregation of Income Statement Expenses”, and in January 2025, the FASB issued ASU No. 2025-01 “Income Statement —Reporting Comprehensive Income —Expense Disaggregation Disclosures (Subtopic 220-40): Clarifying the Effective Date.”

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Independence Realty Trust, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

September 30, 2025

(Unaudited and dollars in thousands, except share and per share data)

 

ASU 2024-03 requires disaggregated information for specified categories of expenses, including employee compensation and depreciation and amortization, to be presented in certain expense captions on the face of the income statement. ASU 2024-03, as clarified by ASU 2025-01, is effective for annual periods beginning January 1, 2027 and interim periods beginning January 1, 2028. Early adoption is permitted. The new standards may be applied either prospectively, to financial statements issued after the effective date, or retrospectively, to all prior periods presented. The Company is currently evaluating the impact of this standard on its financial statement disclosures.

In March 2024, the SEC issued rules on the enhancement and standardization of climate-related disclosures. The rules, require disclosure of material climate-related risks; activities to mitigate or adapt to such risks; governance and management of such risks; and material greenhouse gas emissions from operations owned or controlled and or indirect emissions from purchased energy consumed in operations. Additionally, the rules require disclosure in the notes to the financial statements of the effects of severe weather events and other natural conditions, subject to certain materiality thresholds. The rules were scheduled to become effective for the Company beginning with the year ended December 31, 2025. However, the SEC has voluntarily stayed the rules and ended its defense of the rules in response to pending legal challenges. The Company continues to monitor the status of these rules and is evaluating the effect that the rules will have on its financial statement disclosures if the rules were to ultimately be implemented.

NOTE 3: Investments in Real Estate

As of September 30, 2025, our investments in real estate consisted of 115 operating apartment properties, including one owned through a consolidated joint venture, that contain an aggregate of 33,818 units. The following table summarizes our investments in real estate except for three properties that we classified as held for sale as of September 30, 2025:

		As of September 30, 2025				As of December 31, 2024				Depreciable Lives (In years)
Land		$	573,030			$	564,966				—
Building			5,441,520				5,323,105				40
Furniture, fixtures and equipment			556,611				475,865				5 - 10
Total investments in real estate		$	6,571,161			$	6,363,936
Accumulated depreciation			(861,370	)			(740,957	)
Investments in real estate, net		$	5,709,791			$	5,622,979

The following table summarizes our properties held for sale as of  September 30, 2025.

Property		Market		Units				Carrying Value
Bella Terra at City Center (1)		Denver, CO			304			$	48,608
Jamestown at St. Matthews		Louisville, KY			356				31,576
Stonebridge Crossing		Memphis, TN			500				26,998
					1,160			$	107,182

             (1) During the three months ended September 30, 2025, we recognized a loss on impairment on this property of $12,841.

Acquisitions

The following table summarizes our acquisitions for the nine months ended September 30, 2025:

Property

Date Acquired

Market

Units

Purchase Price

Autumn Breeze

2/27/2025

Indianapolis, IN

280

$

59,500

3030 at Apopka

7/31/2025

Orlando, FL

240

60,250

M2 at Millenia 700

8/14/2025

Orlando, FL

403

94,750

Total

$

214,500

The following table summarizes the relative fair value of the assets and liabilities associated with acquisitions during the nine months ended September 30, 2025, on the date of acquisition accounted for under FASB ASC Topic 805-50-15-3.

		Fair Value of Assets and Liabilities Acquired During the
		Nine Months Ended
		September 30, 2025
Assets acquired:
Investments in real estate		$	207,345
Other assets			281
Intangible assets			8,056
Total assets acquired			215,682
Liabilities assumed:
Debt			59,897
Accounts payable and accrued expenses			2,423
Other liabilities			614
Total liabilities assumed			62,934
Estimated fair value of net assets acquired		$	152,748

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Independence Realty Trust, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

September 30, 2025

(Unaudited and dollars in thousands, except share and per share data)

 

Dispositions

The following table summarizes our dispositions for the nine months ended September 30, 2025:

Property

Market

Units

Sale Date

Sale Price

Gain on Sale

Ridge Crossings (1)

Birmingham, AL

720

2/14/2025

$

111,000

$

1,496

(1) During the three months ended December 31, 2024, we recognized a loss on impairment on this property of $20,928.

NOTE 4: Investments in Unconsolidated Real Estate

As of September 30, 2025, our investments in unconsolidated real estate entities had aggregate land, building, and capitalized construction in progress costs of $279,882 and aggregate construction debt of $171,904. We do not guarantee any debt, capital payout or other obligations associated with these entities. We recognize earnings or losses from our investments in unconsolidated real estate entities consisting of our proportionate share of the net earnings or losses of the joint ventures. We recognized income (losses) of $9,814 and $8,663 from equity method investments during the three and nine months ended September 30, 2025, respectively, and ($703) and ($2,382), respectively, during the three and nine months ended September 30, 2024. The income (losses) were recorded in income (loss) from investments in unconsolidated real estate entities in our condensed consolidated statements of operations.

The following table summarizes our investments in unconsolidated real estate entities as of September 30, 2025 and December 31, 2024:

												Carrying Value As Of
Investments in Unconsolidated Real Estate Entities		Location		Units (1)				IRT Ownership Interest				September 30, 2025				December 31, 2024
Metropolis at Innsbrook (2)		Richmond, VA			402				84.8	%		$	—			$	21,163
Views of Music City II (3)		Nashville, TN			209				50.0	%			5,912				5,905
Lakeline Station (4)		Austin, TX			378				90.0	%			40,983				36,106
The Mustang (5)		Dallas, TX			275				85.0	%			31,038				28,801
Nexton Pine Hollow		Charleston, SC			324				90.0	%			16,032				—
Total					1,588							$	93,965			$	91,975

(1) Represents the total number of units after development is complete and each property is placed in service.

(2) The Metropolis at Innsbrook is an operating property that was sold on July 21, 2025. We had an 84.8% ownership interest in this property at the time of sale. We received $31,085 in proceeds from the sale, comprised of a return of our initial investment of $24,501 and equity proceeds of $6,584. We recognized a gain of  $10,389 from this sale during the three months ended September 30, 2025.

	(3)	Views of Music City II is an operating property. On October 9, 2025, our joint venture partner redeemed our investment in this property, comprised of a return of our initial capital of $5,912 and a preferred return of $3,248. We recognized the preferred return of $3,248 in income (loss) from investments in unconsolidated real estate entities in our condensed consolidated statements of operations in October 2025. Under the terms of our joint venture agreement, we are entitled to the right of first refusal on the sale of the property.
	(4)	Lakeline Station is an operating property consisting of 378 units. We have an open-ended call option that gives us the right to buy the property.

(5) The Mustang is an operating property consisting of 275 total units. We have an open-ended call option that gives us the right to buy the property.

Subsequent Investment in Unconsolidated Real Estate Entity

On October 8, 2025, we entered into a joint venture for the development of The Approach, a to-be-built multifamily apartment project comprised of 318 units just outside Indianapolis, Indiana. We have committed to invest an aggregate of $20,049 in this joint venture, and, as of October 8, 2025, had funded $1,711 on account of this commitment.

NOTE 5: Indebtedness

Unsecured Revolver and Term Loans

On January 8, 2025, IROP entered into the Fifth Amended and Restated Credit Agreement (the “Fifth Restated Credit Agreement”), which amended and restated in its entirety the Fourth Amended and Restated Credit Agreement dated as of July 25, 2022. The Fifth Restated Credit Agreement increased the maximum principal amount of the unsecured revolver to $750,000, which represents an increase of $250,000 over the prior credit agreement, extended its maturity date until January 8, 2029 and reduced the margin on our unsecured revolver and existing $200,000 term loan while leaving the terms of our existing $400,000 term loan unchanged. In summary, the Fifth Restated Credit Agreement provides for a $750,000 unsecured revolving credit facility (the “Unsecured Revolver”) with a January 8, 2029 maturity date and two unsecured term loans, specifically: (i) a $200,000 term loan with a May 18, 2026 maturity date and (ii) a $400,000 term loan with a January 28, 2028 maturity date.

The Fifth Restated Credit Agreement increased the aggregate amount of borrowings under the credit agreement to $1,350,000 and permits IROP to request an increase in such aggregate amount to up to $2,000,000 subject to certain terms and conditions, including receipt of commitments from one or more lenders, whether or not currently parties to the Fifth Restated Credit Agreement, to provide such increased amounts, which increase may be allocated, at IROP’s option, to the Unsecured Revolver and/or to one or more of the term loans, in accordance with the Fifth Restated Credit Agreement. Refer to our 2024 Annual Report on Form 10-K for additional borrowing terms and financial covenant details.

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Independence Realty Trust, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

September 30, 2025

(Unaudited and dollars in thousands, except share and per share data)

 

The following tables contain summary information concerning our consolidated indebtedness, as of September 30, 2025:

Consolidated Debt:		Outstanding Principal				Unamortized Debt Issuance Costs				Unamortized Loan (Discount)/Premiums				Carrying Amount				Type		Weighted Average Contractual Rate (2)				Weighted Average Effective Rate (3)				Weighted Average Maturity (in years)
Unsecured revolver (1)		$	206,892			$	(4,897	)		$	—			$	201,995			Floating			5.0	%			4.8	%			3.3
Unsecured term loans			600,000				(1,315	)			—				598,685			Floating			5.0	%			4.0	%			1.8
Secured credit facilities			584,790				(1,635	)			13,388				596,543			Fixed			4.2	%			4.4	%			3.2
Mortgages			742,890				(2,959	)			10,475				750,406			Fixed			3.9	%			4.0	%			3.5
Unsecured notes			150,000				(1,427	)			—				148,573			Fixed			5.4	%			5.6	%			7.5
Total Consolidated Debt		$	2,284,572			$	(12,233	)		$	23,863			$	2,296,202						4.5	%			4.3	%			3.2

(1) The unsecured revolver total capacity is $750,000, of which $206,892 was outstanding as of September 30, 2025.

(2) Represents the weighted average of the contractual interest rates in effect as of  September 30, 2025, without regard to any interest rate swaps or collars.

(3) Represents the weighted average effective interest rates for the three months ended September 30, 2025, including the impact of interest rate swaps and collars, the amortization of hedging costs, and deferred financing costs, but excluding the impact of loan premium amortization, discount accretion, and interest capitalization.

The following table contains summary information concerning our consolidated indebtedness as of September 30, 2025:

		Scheduled maturities on our consolidated indebtedness outstanding as of September 30, 2025
Consolidated Debt:		2025				2026				2027				2028				2029				Thereafter
Unsecured revolver		$	—			$	—			$	—			$	—			$	206,892			$	—
Unsecured term loans			—				200,000				—				400,000				—				—
Secured credit facilities			2,234				9,111				10,081				453,938				2,669				106,757
Mortgages			4,138				125,917				11,281				126,018				416,034				59,502
Unsecured notes			—				—				—				—				—				150,000
Total		$	6,372			$	335,028			$	21,362			$	979,956			$	625,595			$	316,259

The following table contains summary information concerning our consolidated indebtedness, including indebtedness secured by real estate held for sale, as of December 31, 2024:

Consolidated Debt:		Outstanding Principal				Unamortized Debt Issuance Costs				Unamortized Loan (Discount)/Premiums				Carrying Amount				Type		Weighted Average Contractual Rate (3)				Weighted Average Effective Rate (4)				Weighted Average Maturity (in years)
Unsecured revolver (1)		$	194,478			$	(526	)		$	—			$	193,952			Floating			5.5	%			4.8	%			4.0
Unsecured term loans			600,000				(1,831	)			—				598,169			Floating			5.6	%			4.0	%			2.5
Secured credit facilities			585,635				(1,901	)			17,034				600,768			Fixed			4.2	%			4.4	%			3.9
Mortgages (2)			780,794				(3,175	)			14,687				792,306			Fixed			3.8	%			4.0	%			3.7
Unsecured notes			150,000				(1,512	)			—				148,488			Fixed			5.4	%			5.6	%			8.3
Total Consolidated Debt		$	2,310,907			$	(8,945	)		$	31,721			$	2,333,683						4.6	%			4.3	%			3.8

(1) The unsecured revolver total capacity was $500,000, of which $194,478 was outstanding as of December 31, 2024.

(2) Includes indebtedness secured by real estate held for sale of $59,032.

(3) Represents the weighted average of the contractual interest rates in effect as of year-end December 31, 2024, without regard to any interest rate swaps or collars.

(4) Represents the total weighted average effective interest rates for the full year ended December 31, 2024, after giving effect to all components of interest expense including the impact of interest rate swaps and collars, but excluding the impact of loan premium amortization, discount accretion, and interest capitalization.

As of September 30, 2025, we were in compliance with all financial covenants contained in our consolidated indebtedness.

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Independence Realty Trust, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

September 30, 2025

(Unaudited and dollars in thousands, except share and per share data)

 

NOTE 6: Derivative Financial Instruments

The following table summarizes the aggregate notional amounts and estimated net fair values of our derivative instruments as of September 30, 2025 and December 31, 2024:

		As of September 30, 2025												As of December 31, 2024
		Notional				Fair Value of Assets				Fair Value of Liabilities				Notional				Fair Value of Assets				Fair Value of Liabilities
Cash flow hedges:
Interest rate swaps		$	600,000			$	7,821			$	690			$	500,000			$	20,328			$	—
Interest rate collars			200,000				4,052				—				200,000				8,972				—
Forward interest rate swap			150,000				—				47				—				—				—
Total		$	950,000			$	11,873			$	737			$	700,000			$	29,300			$	—

Effective interest rate swaps and collars are reported in accumulated other comprehensive income, and the fair value of these hedge agreements is recorded as derivative assets or liabilities on the face of our condensed consolidated balance sheets.

For our interest rate swaps and collars that are considered highly effective hedges, we reclassified realized gains of $3,484 and $10,195 to earnings within interest expense for the three and nine months ended September 30, 2025, respectively, and we expect gains of $7,431 to be reclassified out of accumulated other comprehensive income to earnings over the next 12 months. For the three and nine months ended September 30, 2024, we reclassified realized gains of $5,216 and $15,645, respectively, to earnings within interest expense.

On March 14, 2025, we entered into an interest rate swap contract with a notional value of $100,000, a strike rate of 3.96% and a maturity date of March 17, 2026. The interest rate swap has an effective date of March 17, 2025. We designated this interest rate swap as a cash flow hedge at inception and determined that the hedge is highly effective in offsetting interest rate fluctuations associated with the identified indebtedness.

On August 6, 2025, we entered into a forward interest rate swap contract with a notional value of $150,000, a strike rate of 3.26% and a maturity date of June 17, 2030. The interest rate swap has an effective date of June 17, 2026. We designated this interest rate swap as a cash flow hedge at inception and determined that the hedge is highly effective in offsetting interest rate fluctuations associated with the identified indebtedness.

NOTE 7: Stockholders' Equity and Noncontrolling Interests

Stockholders’ Equity

On September 8, 2025, our board of directors declared a dividend of $0.17 per share on our common stock, which was paid on  October 24, 2025 to common stockholders of record as of September 30, 2025.

On May 14, 2025, our board of directors declared a dividend of $0.17 per share on our common stock, which represented a 6.3% increase over the prior quarterly rate of $0.16 per share. The second quarter dividend was paid on July 18, 2025 to stockholders of record as of June 27, 2025.

On March 10, 2025, our board of directors declared a dividend of $0.16 per share on our common stock, which was paid on  April 21, 2025 to common stockholders of record as of March 28, 2025.

Public Offering of 11,500,000 Shares of Common Stock

On September 3, 2024, we entered into an underwriting agreement with Citigroup Global Markets Inc., KeyBanc Capital Markets Inc. and RBC Capital Markets LLC as representatives of the several underwriters named therein, (collectively, the “Underwriters”), and Citigroup Global Markets Inc. in its capacity as agent (in such capacity, the “Forward Seller”) for Citibank N.A., as forward counterparty (the “Forward Counterparty”) and the Forward Counterparty related to the offering of an aggregate of 11,500,000 shares of our common stock, par value $0.01 per share, at a price of $18.96 per share consisting of 11,500,000 shares of our common stock (including 1,500,000 shares offered pursuant to the underwriter’s option to purchase additional shares, which was exercised in full) offered by the Forward Seller in connection with the forward sale agreements described below. We did not initially receive any proceeds from the sale of our common stock by the Forward Seller and we completed the offering on September 5, 2024.

In connection with the offering, we also entered into two forward sale agreements (the “Forward Sale Agreements”) pursuant to which the Forward Seller (or its affiliate) borrowed from third parties and sold to the Underwriters an aggregate of 11,500,000 shares of our common stock that was sold in the offering.

On March 31, 2025, we physically settled 2,650,000 of those shares at a weighted average price of $18.89 per share and we received proceeds of $50,059. On September 5, 2025, we amended the Forward Sale Agreements to extend the scheduled maturity date to December 31, 2025. On September 29, 2025, we physically settled 5,300,000 shares pursuant to the forward sale agreements at a weighted average price of $19.06 per share and we received proceeds of $101,003. All of the net proceeds were used to fund new acquisitions. As of September 30, 2025, 300,000 shares of our common stock remained to be settled under the Forward Sale Agreements with Citigroup, which if physically settled would provide additional proceeds to us of $5,667 based on the forward sale price as of September 30, 2025. We expect to physically settle the remaining Forward Sale Agreements and receive proceeds, subject to certain adjustments, from the sale of those shares upon one or more such physical settlements, no later than December 31, 2025, the extended scheduled maturity date of the Forward Sale Agreements. Although we expect to settle the remaining Forward Sale Agreements entirely by the physical delivery of shares of our common stock for cash proceeds, we may also elect to cash or net share settle all or a portion of our obligations under the Forward Sale Agreements, in which case, we may receive or owe cash or shares of our common stock from or to the Forward Seller. The Forward Sale Agreements provided for an initial forward sale price of $18.96 per share, subject to certain adjustments pursuant to the terms of each of the Forward Sale Agreements. The Forward Sale Agreements are subject to early termination or settlement under certain circumstances.

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Independence Realty Trust, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

September 30, 2025

(Unaudited and dollars in thousands, except share and per share data)

 

ATM Program

On July 28, 2023, we entered into an equity distribution agreement pursuant to which we may from time to time offer and sell shares of our common stock under our shelf registration statement having an aggregate offering price of up to $450,000 (the “ATM Program”) in negotiated transactions or transactions that are deemed to be “at the market” offerings as defined in Rule 415 under the Securities Act of 1933, as amended (the “Securities Act”). Under the ATM Program, we may also enter into one or more forward sale transactions for the sale of shares of our common stock on a forward basis.

           During the three months ended March 31, 2025, we entered into forward sales transactions under our ATM Program for the forward sale of an aggregate of 2,681,600 shares of our common stock. The forward sales transactions had not settled as of September 30, 2025, and we had not received any net proceeds from these transactions as of September 30, 2025. Subject to our right to elect net share settlement, we expect to physically settle the forward sales transactions by the maturity date of March 31, 2026. Assuming the forward sales transactions are physically settled in full utilizing the current forward sales price of $20.90 per share, we expect to receive proceeds, net of sales commissions of approximately $56,040, subject to adjustment in accordance with the forward sales transactions. We intend to use substantially all of the net proceeds to fund potential acquisitions and other investment opportunities or for general corporate purposes, including the reduction of outstanding borrowings under our unsecured revolver.

We evaluated the accounting for forward sale agreements under FASB ASC Topic 480 “Distinguishing Liabilities from Equity” and FASB ASC Topic 815 “Derivatives and Hedging”. As the Forward Sale Agreements are considered indexed to our own equity and since they meet the equity classification conditions in ASC 815, the Forward Sale Agreements have been classified as equity.

Stock Repurchase Program

On May 18, 2022, our board of directors authorized a common stock repurchase program (the "Stock Repurchase Program") covering up to $250,000 in shares of our common stock. Under the Stock Repurchase Program, we, in our discretion, may purchase our shares from time to time in the open market or in privately negotiated transactions. The amount and timing of the purchases will depend on a number of factors, including the price and availability of our shares, trading volumes and general market conditions. The Stock Repurchase Program has no time limit and may be suspended or discontinued at any time. During the three and nine months ended September 30, 2025, and 2024, we had no repurchases of shares under the Stock Repurchase Program. As of September 30, 2025, we had $250,000 in shares of our common stock remaining authorized for purchase under the Stock Repurchase Program.

Noncontrolling Interest

During the nine months ended September 30, 2025, no holders of IROP units exchanged units for shares of our common stock. As of September 30, 2025, 5,941,643 IROP units held by unaffiliated third parties remain outstanding.

On September 8, 2025, our board of directors declared a dividend of $0.17 per IROP unit, which was paid on October 24, 2025 to IROP unit holders of record as of September 30, 2025.

On May 14, 2025, our board of directors declared a dividend of $0.17 per IROP unit, which was paid on July 18, 2025 to IROP unit holders of record as of June 27, 2025.

On March 10, 2025, our board of directors declared a dividend of $0.16 per IROP unit, which was paid on  April 21, 2025 to IROP unit holders of record as of March 28, 2025.

NOTE 8: Equity Compensation Plans

Long Term Incentive Plan

On May 18, 2022, our stockholders approved our 2022 Long Term Incentive Plan (the “2022 Incentive Plan”). The 2022 Incentive Plan provides for grants of equity and equity-based awards to our employees, officers, directors, consultants and other service providers, and such awards may take the form of restricted or unrestricted shares of common stock, non-qualified stock options, incentive stock options, restricted stock units (“RSUs”), stock appreciation rights (“SARs”), dividend equivalents and other equity and cash-based awards. A maximum of 8,000,000 shares of our common stock (plus up to an additional 1,280,610 shares of our common stock, to the extent that shares subject to outstanding awards under a prior plan are recycled into the 2022 Incentive Plan) may be issued under the 2022 Incentive Plan, subject to customary adjustment for stock splits, reverse stock splits and similar corporate events or transactions affecting shares of our common stock.

The restricted shares and RSUs granted under the Incentive Plan generally vest or vested over a two-to four-year period. In addition, we have granted unrestricted shares to our non-employee directors. These awards generally vest or vested immediately. A summary of restricted and unrestricted common share awards and RSU activity is presented below.

		2025
		Number of Shares				Weighted Average Grant Date Fair Value Per Share
Balance, January 1,			509,895			$	16.73
Granted			331,864				19.49
Vested			(247,524	)			17.53
Forfeited			(53,894	)			17.86
Balance, September 30,(1)			540,341			$	17.94

(1) The outstanding award balances above include 156,732 and 149,334 RSUs as of September 30, 2025 and December 31, 2024, respectively.

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Independence Realty Trust, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

September 30, 2025

(Unaudited and dollars in thousands, except share and per share data)

 

On February 4, 2025, our compensation committee awarded 194,237 performance share units (“PSUs”) (measured at target) to our executive officers. The number of PSUs earned will be based on attainment of certain performance criteria over a three-year period, with the actual number of shares issuable ranging between 0% and 150% of the target number of PSUs granted. Half of any PSUs earned will vest, and shares will be issued in respect thereof, immediately following the end of the three-year performance period; the remaining half of any PSUs earned will vest, and shares will be issued in respect thereof, after an additional one-year period of service.

During the nine months ended September 30, 2025 and 2024, a portion of the RSUs and PSUs granted were issued to employees who are retirement eligible. The fact that the grantees are retirement eligible resulted in immediate recognition of the associated stock-based compensation expense totaling $2,826 and $2,525, respectively.

NOTE 9: Earnings Per Share

The following table presents a reconciliation of basic and diluted earnings per share for the three and nine months ended September 30, 2025 and 2024:

		For the Three Months Ended								For the Nine Months Ended
		September 30,								September 30,
		2025				2024				2025				2024
Net income		$	6,995			$	12,620			$	23,693			$	41,134
Income allocated to noncontrolling interest			(102	)			(255	)			(401	)			(840	)
Income allocable to common shares		$	6,893			$	12,365			$	23,292			$	40,294
Weighted-average shares outstanding—Basic			233,634,546				224,820,656				232,628,917				224,747,327
Weighted-average shares outstanding—Diluted			234,283,170				226,058,400				233,403,810				225,530,265
Earnings per share—Basic		$	0.03			$	0.05			$	0.10			$	0.18
Earnings per share—Diluted		$	0.03			$	0.05			$	0.10			$	0.18

Certain IROP units and shares deliverable under the Forward Sale Agreements were excluded from the earnings per share computation because their effect would have been anti-dilutive, totaling 8,923,243 for each of the three and nine months ended September 30, 2025. Certain IROP units and RSUs were excluded from the earnings per share computation because their effect would have been anti-dilutive, totaling 5,941,643 for the three months ended September 30, 2024. Certain shares of our common stock deliverable under the Forward Sale Agreements, IROP units, and RSUs were excluded from the earnings per share computation because their effect would have been anti-dilutive, totaling 18,949,573 for the nine months ended September 30, 2024.

NOTE 10: Segment Reporting

Each of our multifamily properties is considered an operating segment that earns revenues through the leasing of apartment homes and incurs associated expenses. We aggregate our multifamily properties on a same-store and non same-store basis, and as a result, have identified two reportable segments.

• Same-Store includes properties that were owned and not a development property as of January 1, 2024, and that have not been sold or identified as held for sale.

• Non Same-Store includes properties that did not meet the definition of a same-store property as of January 1, 2024.

GAAP guidance requires that segment disclosures present the measures used by the Chief Operating Decision Maker (“CODM”) to decide how to allocate resources and for purposes of assessing segment performance. The CODM uses net operating income (“NOI”) as the primary financial measure to evaluate operating results of our multifamily properties, including analyses compared to prior periods and budgeted operating results. NOI is defined as total property revenues less total property operating expenses, excluding interest expenses, depreciation and amortization, casualty related costs and gains, property management expenses, general and administrative expense and net gains on sale of assets.

Segment assets consist of real estate held for investment, real estate held for sale and investments in real estate under development. Non-segment assets consist of assets in the Company’s other non-reportable segments and corporate non-segment assets, which are comprised of cash and cash equivalents, restricted cash, investments in unconsolidated real estate entities, other assets, derivative assets and intangible assets. Reportable segment asset information is not provided to the CODM as the CODM does not use segment asset information to evaluate the business and allocate resources.

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Independence Realty Trust, Inc. and Subsidiaries

Notes to Condensed Consolidated Financial Statements

September 30, 2025

(Unaudited and dollars in thousands, except share and per share data)

 

The following table details NOI for our two reportable segments for the three and nine months ended September 30, 2025 and 2024, and reconciles NOI to net income (loss) on the condensed consolidated statements of operations. The segments are classified as same-store or non same-store based on the individual property’s status as of September 30, 2025.

		For the Three Months Ended September 30,								For the Nine Months Ended September 30,
		2025				2024				2025				2024
Revenue:
Same store rental and other property revenue		$	150,573			$	148,430			$	445,542			$	438,359
Non-same store rental and other property revenue			16,315				11,430				44,142				39,937
Total reportable segments revenue			166,888				159,860				489,684				478,296
Operating Expenses:
Same store
Real estate taxes			16,280				16,129				52,274				52,294
Property insurance			3,107				3,713				10,203				11,455
Personnel expenses			12,954				12,739				36,341				36,493
Utilities			7,635				7,607				22,155				21,529
Repairs and maintenance			5,393				6,023				15,238				16,632
Contract services			5,788				5,616				17,113				16,136
Advertising expenses			2,455				2,226				6,842				5,753
Other property operating expenses (1)			1,571				1,537				4,755				4,717
Total same store operating expenses			55,183				55,590				164,921				165,009
Non-same store
Total non-same store operating expenses			6,516				4,948				16,976				16,384
Total reportable segments operating expenses			61,699				60,538				181,897				181,393
Net Operating Income:
Same store NOI			95,390				92,840				280,621				273,350
Non-same store NOI			9,799				6,482				27,166				23,553
Total reportable segments NOI			105,189				99,322				307,787				296,903
Adjustments:
Other revenue			250				275				885				776
Property management expenses			(7,891	)			(7,379	)			(23,433	)			(22,544	)
General and administrative expenses			(4,905	)			(4,765	)			(19,293	)			(19,389	)
Depreciation and amortization			(61,735	)			(55,261	)			(180,256	)			(163,112	)
Casualty losses			(419	)			(1,249	)			(559	)			(4,015	)
Interest expense			(20,455	)			(18,308	)			(58,575	)			(56,371	)
(Loss on impairment) gain on sale of real estate assets, net			(12,841	)			688				(11,344	)			11,066
(Loss) gain on extinguishment of debt			—				—				(67	)			203
Other loss			(12	)			—				(115	)			(1	)
Income (loss) from investments in unconsolidated real estate entities			9,814				(703	)			8,663				(2,382	)
Net income		$	6,995			$	12,620			$	23,693			$	41,134

(1) Other property operating expenses includes property office, administrative and legal costs.

NOTE 11: Other Disclosures 

Litigation

We are subject to various legal proceedings and claims that arise in the ordinary course of our business operations. Matters which arise out of allegations of bodily injury, property damage, employment practices and professional liability are generally covered by insurance. While the resolution of these matters cannot be predicted with certainty, we currently believe the final outcome of such matters will not have a material adverse effect on our financial position, results of operations or cash flows.

Starting around November 2022, putative class action representatives began filing complaints in various United States District Courts across the country naming as defendants RealPage, Inc. (“RealPage”), a seller of revenue management products, and approximately 50 defendants who own and/or manage multifamily residential rental housing, alleging that the defendants conspired to fix, raise, maintain, and stabilize rent prices in violation of Section 1 of the Sherman Act. Some of the complaints, including one filed on November 14, 2022, in the U.S. District Court for the Northern District of Illinois, named us as one of the defendants, and others did not. Discovery is ongoing. It is not possible for the Company to estimate the amount of loss, if any, which may be associated with an adverse decision in this matter. We deny all allegations of wrongdoing and intend to defend against these claims vigorously. See Part II, Item 1, Legal Proceedings, for additional information regarding our legal proceedings.

Loss Contingencies

We record an accrual for loss contingencies when a loss is probable and the amount of the loss can be reasonably estimated. Management reviews these accruals quarterly and makes revisions based on changes in facts and circumstances. When a loss contingency is not both probable and reasonably estimable, management does not accrue the loss. However, if the loss (or an additional loss in excess of an earlier accrual) is at least a reasonable possibility and material, then management discloses a reasonable estimate of the possible loss, or range of loss, if such reasonable estimate can be made. If we cannot make a reasonable estimate of the possible loss, or range of loss, then a statement to that effect is disclosed.

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Item 2.         Management’s Discussion and Analysis of Financial Condition and Results of Operations

Forward-Looking Statements

The Securities and Exchange Commission (the “SEC”), encourages companies to disclose forward-looking information so that investors can better understand a company’s future prospects and make informed investment decisions. This report contains or incorporates by reference such “forward-looking statements” within the meaning of Section 27A of the Securities Act, and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”).

Words such as “anticipates,” “estimates,” “expects,” “projects,” “intends,” “plans,” “believes” and words and terms of similar substance used in connection with any discussion of future operating or financial performance identify forward-looking statements.

This Quarterly Report on Form 10-Q contains certain forward-looking statements within the meaning of Section 27A of the Securities Act, and Section 21E of the Securities Exchange Act. Such forward-looking statements include, but are not limited to, our planned use of remaining proceeds from our sales of common stock on a forward basis, our expectations with respect to our new joint venture, our expectations with respect to the three properties which are classified as held for sale, the assumptions underlying the determination of the fair value of our impairment charge for our property held for sale as of September 30, 2025, and our expectations with respect to future acquisitions and dispositions. All statements in this Quarterly Report on Form 10-Q that address financial and operating performance, events or developments that we expect or anticipate will occur or be achieved in the future are forward-looking statements.

Our forward-looking statements are not guarantees of future performance and involve estimates, projections, forecasts and assumptions, including as to matters that are not within our control, and are subject to risks and uncertainties including, without limitation, risks and uncertainties related to changes in market demand for rental apartment homes and pricing pressures, including from competitors, that could lead to declines in occupancy and rent levels, uncertainty and volatility in capital and credit markets, including changes that reduce availability, and increase costs, of capital, unexpected changes in our intention or ability to repay certain debt prior to maturity, increased costs on account of inflation, increased competition in the labor market, and our planned use of remaining proceeds from our sales of common stock on a forward basis, inability to sell certain assets, including those assets designated as held for sale, within the time frames or at the pricing levels expected, failure to achieve expected benefits from the redeployment of proceeds from asset sales, inability or failure to achieve anticipated benefits from future acquisitions and dispositions, delays in completing, and cost overruns incurred in connection with, our value add initiatives and failure to achieve rent increases and occupancy levels on account of the value add initiatives, unexpected impairments or impairments in excess of our estimates, increased regulations generally and specifically on the rental housing market, including legislation that may regulate rents and fees or delay or limit our ability to evict non-paying residents, risks endemic to real estate and the real estate industry generally, the impact of potential outbreaks of infectious diseases and measures intended to prevent the spread or address the effects thereof, economic conditions, including inflation and recessionary conditions and their related impacts on the real estate industry, U.S. and global trade policies and tensions, including changes in, or the imposition of, tariffs and/or trade barriers and the economic impacts, volatility and uncertainty resulting therefrom, the impacts from the U.S. government shutdown, the effects of natural and other disasters, unknown or unexpected liabilities, including the cost of legal proceedings, costs and disruptions as the result of a cybersecurity incident or other technology disruption, including but not limited to a third party's unauthorized access to our data or the data of our residents, unexpected capital needs, inability to obtain appropriate insurance coverages at reasonable rates, or at all, or losses from catastrophes in excess of our insurance coverages, and share price fluctuations. Please refer to the documents filed by us with the SEC, including specifically the “Risk Factors” sections of our Annual Report on Form 10-K for the year ended December 31, 2024 and our Quarterly Report on Form 10-Q for the quarter ended March 31, 2025, and our other filings with the SEC, which identify additional factors that could cause actual results to differ from those contained in forward-looking statements.

These forward-looking statements are based upon the beliefs and expectations of our management at the time of this Quarterly Report on Form 10-Q and our actual results may differ materially from the expectations, intentions, beliefs, plans or predictions of the future expressed or implied by such forward-looking statements. We undertake no obligation to update these forward-looking statements to reflect events or circumstances after the date hereof or to reflect the occurrence of unanticipated events, except as may be required by law.

Overview

Our Company

We are a self-administered and self-managed Maryland corporation that has elected to be taxed as a real estate investment trust (“REIT”). We are primarily engaged in the ownership, operation, management, improvement, and acquisition of multifamily apartment communities in non-gateway markets. As of September 30, 2025, we owned and operated 115 multifamily apartment properties (including one owned through a consolidated joint venture) that contain an aggregate of 33,818 units. Our properties are located in Alabama, Colorado, Florida, Georgia, Indiana, Kentucky, North Carolina, Ohio, Oklahoma, South Carolina, Tennessee and Texas. In addition, as of September 30, 2025, we owned and consolidated one investment in real estate under development in Colorado that will, upon completion, contain an aggregate of 296 units. As of September 30, 2025, we also owned interests in four unconsolidated joint ventures, three that own and operate multifamily apartment communities that contain an aggregate of 862 units and one that is developing a multifamily apartment community that will contain, upon completion, 324 units. We do not have any foreign operations and our business is not seasonal.

Our Business Objective and Investment Strategies

Our primary business objective is to maximize stockholder value through diligent portfolio management, strong operational performance, and a consistent return of capital through distributions and capital appreciation. Our investment strategy is focused on the following:

• gaining scale within key amenity rich submarkets of non-gateway cities that offer good school districts, high-quality retail and major employment centers and are unlikely to experience substantial new apartment construction in the foreseeable future;

• increasing cash flows at our existing apartment properties through prudent property management and strategic renovation projects; and

• acquiring additional properties that have strong and stable occupancies and support a rise in rental rates or that have the potential for repositioning through capital expenditures or tailored management strategies.

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Consolidated Property Portfolio ⁽¹⁾

As of September 30, 2025, we owned and consolidated 115 multifamily apartment properties, totaling 33,818 units. Below is a summary of our consolidated property portfolio by market.

(Dollars in thousands, except per unit data)		As of September 30, 2025																For the Three Months Ended September 30, 2025
Market		Number of Properties				Units				Gross Real Estate Assets				Period End Occupancy				Average Effective Monthly Rent per Unit				Net Operating Income				% of NOI
Atlanta, GA			13				5,180			$	1,127,199				95.0	%		$	1,582			$	15,136				14.4	%
Dallas, TX			14				4,007				894,828				96.0	%			1,811				14,101				13.4	%
Columbus, OH			10				2,510				385,920				96.0	%			1,538				7,409				7.2	%
Tampa-St. Petersburg, FL			6				1,791				398,604				95.7	%			1,924				6,823				6.5	%
Indianapolis, IN			8				2,259				360,891				95.0	%			1,477				6,387				6.1	%
Denver, CO (1)(2)(3)			7				1,722				489,720				93.5	%			1,811				6,303				6.0	%
Nashville, TN			5				1,508				379,015				96.0	%			1,617				5,734				5.5	%
Oklahoma City, OK			8				2,147				345,498				96.7	%			1,260				5,687				5.4	%
Raleigh - Durham, NC			6				1,690				258,498				94.2	%			1,544				5,196				4.9	%
Memphis, TN (3)			4				1,383				160,635				90.7	%			1,478				3,860				3.7	%
Houston, TX			5				1,308				217,545				96.9	%			1,446				3,687				3.5	%
Orlando, FL			4				1,260				282,928				89.0	%			1,899				3,551				3.4	%
Charlotte, NC			4				1,014				263,359				95.4	%			1,672				3,498				3.3	%
Lexington, KY			3				886				167,612				97.7	%			1,485				3,017				2.9	%
Louisville, KY (3)			4				1,150				143,874				95.3	%			1,367				2,981				2.8	%
Huntsville, AL			4				1,051				242,661				95.4	%			1,416				2,942				2.8	%
Cincinnati, OH			2				542				127,053				97.4	%			1,676				1,929				1.8	%
Charleston, SC			2				518				83,676				95.3	%			1,776				1,701				1.6	%
Myrtle Beach, SC - Wilmington, NC			3				628				69,636				96.2	%			1,387				1,686				1.6	%
Greenville, SC			1				702				127,593				95.1	%			1,282				1,682				1.6	%
Austin, TX			1				256				61,425				94.1	%			1,806				890				0.8	%
San Antonio, TX			1				306				57,685				97.7	%			1,440				866				0.8	%
Total/Weighted Average			115				33,818			$	6,645,855				95.1	%		$	1,593			$	105,066				100.0	%

(1) Excludes our development properties. See Non-GAAP financial measures for the definition of a development property.

	(2)	Includes properties in our Fort Collins, CO and Colorado Springs, CO markets.
	(3)	Includes one property that was held for sale as of September 30, 2025.

Current Developments

Dispositions

On February 14, 2025, we sold one multifamily apartment community in Birmingham, AL for a gross sales price of $111.0 million and used the proceeds to fund recent property acquisitions as described below.

As of September 30, 2025, we had three properties classified as held for sale. One property in Louisville, KY is under contract for sale and is expected to close by year end at a gain of approximately $18.0 million. We are actively marketing one property for sale in Memphis, TN and expect it to close in early 2026. We recognized a loss on impairment of $12.8 million on one property held for sale in Denver, CO and expect the sale to close in 2026. There can be no assurance that these dispositions will be consummated at expected pricing levels, within expected time frames, or at all.

Acquisitions

On February 27, 2025, we acquired Autumn Breeze in Indianapolis, IN, a 280-unit multifamily apartment community for $59.5 million. On July 31, 2025, we acquired 3030 at Apopka in Orlando, FL, a 240-unit multifamily apartment community for $60.2 million. On August 14, 2025, we acquired M2 at Millenia 700 in Orlando, FL, a 403-unit multifamily apartment community for $94.8 million. The aggregate purchase price of these two acquisitions totaled $155.0 million, and the acquisitions increased our exposure in Orlando, FL from 617 units to 1,260 units. We used $101.0 million of proceeds from sales of our common stock under our forward sale agreements to acquire these communities on a leverage-neutral and CFFO (as defined below) accretive basis.

Investments in Unconsolidated Real Estate Entities

To create another avenue for accretive capital allocation and to increase our options for capital investment, we have partnered with, and may in the future partner with, developers through preferred equity investments and joint venture relationships focused on new multifamily development.

On July 21, 2025, our joint venture sold the Metropolis at Innsbrook, a 402-unit property in Richmond, VA. We received $31.1 million in proceeds from the sale, comprised of a return of our initial investment of $24.5 million and equity proceeds of $6.6 million. During the three months ended September 30, 2025, we recognized a gain of  $10.4 million from this sale.

On October 8, 2025, we entered into a joint venture  for the development of a to-be-built multifamily project comprised of 318-units just outside of Indianapolis, IN. We have committed to invest an aggregate of $20.0 million and as of October 8. 2025, had funded $1.7 million on account of this commitment.

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On October 9, 2025, our joint venture partner redeemed our investment in the Views of Music City II, comprised of a return of our initial capital of $5.9 million and preferred return in the amount of $3.3 million. We expect to recognize the preferred return of $3.3 million in income (loss) from unconsolidated real estate entities during the three months ended December 31, 2025.

As of September 30, 2025 and December 31, 2024, we had investments in unconsolidated real estate entities of $94.0 million and $92.0 million, respectively.

Investments in Real Estate Under Development

As part of our merger with Steadfast Apartment REIT, Inc., we acquired two land parcels in Denver, Colorado that were being developed into multifamily properties that will contain 621 units, in the aggregate, upon completion, one of which was completed in 2024. As of September 30, 2025, we had one investment in real estate under development of $65.6 million that is expected to contain 296 units upon completion.

Value Add Initiative

Strategically renovating communities where there is the potential for outsized rent growth (our "Value Add Initiative") provides us with the opportunity to improve long-term growth through targeted unit and/or common area investments. We completed renovations on 788 units during the three months ended September 30, 2025. From inception of our Value Add Initiative in January 2018 through September 30, 2025, we completed renovations on 10,959 of the 17,381 units currently in our Value Add Initiative, achieving a return on investment of 16.2% (and approximately 18.2% on the interior portion of such renovation costs). We compute return on investment by using the rent premium per unit per month, multiplied by 12, divided by the applicable renovation costs per unit and we compute the rent premium as the difference between the rental rate on the renovated unit (excluding the impact of concessions) and the market rent for a comparable unrenovated unit as of the date presented, as determined by management consistent with its customary rent-setting and evaluation procedures.

Capital Markets

Unsecured Revolver and Term Loans

On January 8, 2025, IROP entered into the Fifth Amended and Restated Credit Agreement (the “Fifth Restated Credit Agreement”), which amended and restated in its entirety the Fourth Amended and Restated Credit Agreement dated as of July 25, 2022. The Fifth Restated Credit Agreement increased the maximum principal amount of the unsecured revolver to $750 million, which represents an increase of $250 million over the prior credit agreement, extended its maturity date until January 8, 2029 and reduced the margin on our unsecured revolver and existing $200 million term loan while leaving the terms of our existing $400 million term loan unchanged. In summary, the Fifth Restated Credit Agreement provides for a $750 million unsecured revolving credit facility (the “Unsecured Revolver”) with a January 8, 2029 maturity date and two unsecured term loans, specifically: (i) a $200 million term loan with a May 18, 2026 maturity date and (ii) a $400 million term loan with a January 28, 2028 maturity date.

The Fifth Restated Credit Agreement increased the aggregate amount of borrowings under the credit agreement to $1.35 billion and permits IROP to request an increase in such aggregate amount to up to $2.0 billion subject to certain terms and conditions, including receipt of commitments from one or more lenders, whether or not currently parties to the Fifth Restated Credit Agreement, to provide such increased amounts, which increase may be allocated, at IROP’s option, to the Unsecured Revolver and/or to one or more of the term loans, in accordance with the Fifth Restated Credit Agreement. Refer to our 2024 Annual Report on Form 10-K for additional borrowing terms and financial covenant details.

Public Offering of 11.5 Million Shares of Common Stock

On September 3, 2024, we entered into an underwriting agreement with Citigroup Global Markets Inc., KeyBanc Capital Markets Inc. and RBC Capital Markets LLC as representatives of the several underwriters named therein, (collectively, the “Underwriters”), and Citigroup Global Markets Inc. in its capacity as agent (in such capacity, the “Forward Seller”) for Citibank N.A., as forward counterparty (the “Forward Counterparty”) and the Forward Counterparty related to the offering of an aggregate of 11.5 million shares of our common stock, par value $0.01 per share, at a price of $18.96 per share consisting of 11.5 million shares of our common stock (including 1.5 million shares offered pursuant to the underwriter’s option to purchase additional shares, which was exercised in full) offered by the Forward Seller in connection with the forward sale agreements described below. We did not initially receive any proceeds from the sale of our common stock by the Forward Seller and we completed the offering on September 5, 2024.

In connection with the offering, we also entered into two forward sale agreements (the “Forward Sale Agreements”) pursuant to which the Forward Seller (or its affiliate) borrowed from third parties and sold to the Underwriters an aggregate of 11.5 million shares of our common stock that was sold in the offering.

On March 31, 2025, we physically settled 2.65 million of those shares at a weighted average price of $18.89 per share and we received proceeds of $50.1 million. On September 5, 2025, we amended the Forward Sale Agreements to extend the scheduled maturity date to December 31, 2025. On September 29, 2025, we physically settled 5.3 million shares pursuant to the forward sale agreements at a weighted average price of $19.06 per share and we received proceeds of $101.0 million. All of the net proceeds were used to fund new acquisitions. As of September 30, 2025, 0.3 million shares of our common stock remained to be settled under the Forward Sale Agreements with Citigroup, which if physically settled would provide additional proceeds to us of $5.7 million based on the forward sale price as of September 30, 2025. We expect to physically settle the remaining Forward Sale Agreements and receive proceeds, subject to certain adjustments, from the sale of those shares upon one or more such physical settlements, no later than December 31, 2025, the extended scheduled maturity date of the Forward Sale Agreements. Although we expect to settle the remaining Forward Sale Agreements entirely by the physical delivery of shares of our common stock for cash proceeds, we may also elect to cash or net share settle all or a portion of our obligations under the Forward Sale Agreements, in which case, we may receive or owe cash or shares of our common stock from or to the Forward Seller. The Forward Sale Agreements provided for an initial forward sale price of $18.96 per share, subject to certain adjustments pursuant to the terms of each of the Forward Sale Agreements. The Forward Sale Agreements are subject to early termination or settlement under certain circumstances.

ATM Program

On July 28, 2023, we entered into an equity distribution agreement pursuant to which we may from time to time offer and sell shares of our common stock under our shelf registration statement having an aggregate offering price of up to $450 million (the “ATM Program”) in negotiated transactions or transactions that are deemed to be “at the market” offerings as defined in Rule 415 under the Securities Act. Under the ATM Program, we may also enter into one or more forward sale transactions for the sale of shares of our common stock on a forward basis.

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 During the three months ended March 31, 2025, we entered into forward sales transactions under the ATM Program for the forward sale of an aggregate of 2.7 million shares of our common stock. The forward sales transactions had not settled as of September 30, 2025, and we had not received any net proceeds from these transactions as of September 30, 2025. Subject to our right to elect net share settlement, we expect to physically settle the forward sales transactions by the maturity date of March 31, 2026. Assuming the forward sales transactions are physically settled in full utilizing the current forward sales price of $20.90 per share, we expect to receive proceeds, net of sales commissions of approximately $56.0 million, subject to adjustment in accordance with the forward sales transactions. We intend to use substantially all of the net proceeds to fund potential acquisitions and other investment opportunities or for general corporate purposes, including the reduction of outstanding borrowings under our unsecured revolver.

Results of Operations

As of September 30, 2025, we owned and consolidated 115 multifamily apartment properties, of which 105 comprised the Same-Store Portfolio.

Three Months Ended September 30, 2025 compared to the Three Months Ended September 30, 2024

		SAME-STORE PORTFOLIO																NON SAME-STORE PORTFOLIO																CONSOLIDATED
(Dollars in thousands)		Three Months Ended September 30,																Three Months Ended September 30,																Three Months Ended September 30,
		2025				2024				Increase (Decrease)				% Change				2025				2024				Increase (Decrease)				% Change				2025				2024				Increase (Decrease)				% Change
Property Data:
Number of properties (1)			105				105				—				—				10				5				5				100.0	%			115				110				5				4.5	%
Number of units (1)			30,502				30,502				—				—				3,316				2,168				1,148				53.0	%			33,818				32,670				1,148				3.5	%
Average occupancy (1)			95.3	%			95.4	%			(0.1	)%			—				86.7	%			94.4	%			(7.7	)%			(8.1	)%			94.9	%			95.4	%			(0.5	)%			(0.5	)%
Average effective monthly rent, per unit (1)		$	1,581			$	1,571			$	10				0.6	%		$	1,758			$	1,555			$	203				13.1	%		$	1,593			$	1,572			$	21				1.3	%
Revenue:
Rental and other property revenue		$	150,573			$	148,430			$	2,143				1.4	%		$	16,315			$	11,430			$	4,885				42.7	%		$	166,888			$	159,860			$	7,028				4.4	%
Expenses:
Property operating expenses			55,183				55,590				(407	)			(0.7	)%			6,516				4,948				1,568				31.7	%			61,699				60,538				1,161				1.9	%
Net Operating Income		$	95,390			$	92,840			$	2,550				2.7	%		$	9,799			$	6,482			$	3,317				51.2	%		$	105,189			$	99,322			$	5,867				5.9	%
Other Revenue:
Other revenue																																		$	250			$	275			$	(25	)			(9.1	)%
Corporate and other expenses:
Property management expenses																																			7,891				7,379				512				6.9	%
General and administrative expenses																																			4,905				4,765				140				2.9	%
Depreciation and amortization expense																																			61,735				55,261				6,474				11.7	%
Casualty losses																																			419				1,249				(830	)			(66.5	)%
Interest expense																																			(20,455	)			(18,308	)			(2,147	)			11.7	%
(Loss on impairment) gain on sale of real estate assets, net																																			(12,841	)			688				(13,529	)			(1966.4	)%
Other loss																																			(12	)			—				(12	)			100.0	%
Income (loss) from investments in unconsolidated real estate entities																																			9,814				(703	)			10,517				(1496.0	)%
Net income																																		$	6,995			$	12,620			$	(5,625	)			(44.6	)%
Income allocated to noncontrolling interests																																			(102	)			(255	)			153				(60.0	)%
Net income available to common shares																																		$	6,893			$	12,365			$	(5,472	)			(44.3	)%

(1) Excludes our development projects. See Non-GAAP Financial Measures for our definition of a development property and our methodology for determining same-store properties.

Revenue

Rental and other property revenue. Revenue from rental and other property revenue of the consolidated portfolio increased $7.0 million to $166.9 million for the three months ended September 30, 2025 from $159.9 million for the three months ended September 30, 2024. The increase was attributable to a $4.9 million increase in non same-store rental and other property revenue driven by the acquisition of six properties, three in the second half of 2024, one in the first quarter of 2025, and two in the third quarter of 2025, and a $2.1 million increase in same-store rental and other property revenue, driven by a 0.6% increase in average effective monthly rents compared to the prior year period.

Expenses

Property operating expenses. Property operating expenses increased $1.2 million to $61.7 million for the three months ended September 30, 2025 from $60.5 million for the three months ended September 30, 2024. The increase was primarily driven by the $1.6 million increase in non same-store operating expenses due to the acquisition of three properties in 2025, partially offset by a $0.4 million decrease in same-store operating expenses from lower insurance premiums and reduced repairs and maintenance from higher resident retention.

Property management expenses. Property management expenses increased $0.5 million to $7.9 million for the three months ended September 30, 2025 from $7.4 million for the three months ended September 30, 2024. The increase was primarily driven by the $0.3 million increase in legal expense and settlements and $0.2 million increase related to enhanced new hire training during the three months ended September 30, 2025, compared to the same prior year period.

Depreciation and amortization expense. Depreciation and amortization expense increased $6.5 million to $61.7 million for the three months ended September 30, 2025 from $55.3 million for the three months ended September 30, 2024. The increase was primarily due to depreciation expenses driven by capital expenditures related to our Value Add Initiative and higher intangible asset amortization expenses from our recent property acquisitions in 2025 compared to the same prior year period.

Casualty losses. Casualty losses decreased $0.8 million to $0.4 million for the three months ended September 30, 2025 from $1.2 million for the three months ended September 30, 2024. The decrease was primarily due to a decrease in the number and severity of casualty events during the three months ended September 30, 2025 compared to the same prior year period.

Interest expense. Interest expense increased $2.1 million to $20.5 million for the three months ended September 30, 2025 from $18.3 million for the three months ended September 30, 2024. The increase in interest expense was primarily driven by a higher average outstanding consolidated debt balance resulting from our recent property acquisitions during the three months ended September 30, 2025 compared to the prior year period, an increase in our effective interest rate on consolidated debt balance to 4.3% for the three months ended September 30, 2025 from 4.2% for the same prior year period, and lower interest capitalization on our stabilized development in Denver, Colorado.

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           (Loss on impairment) gain on sale of real estate assets, net. During the three months ended September 30, 2025, we recorded a loss on impairment of $12.8 million for one multi-family property held for sale. During the three months ended September 30, 2024, we sold one multi-family property resulting in a gain on sale of $0.7 million. 

           Income (loss) from investments in unconsolidated real estate entities. During the three months ended September 30, 2025, we recorded a gain of $10.4 million related to the sale by our joint venture partner of the Metropolis at Innsbrook property.

Results of Operations

As of September 30, 2025, we owned and consolidated 115 multifamily apartment properties, of which 105 comprised the Same-Store Portfolio.

Nine Months Ended September 30, 2025 compared to the Nine Months Ended September 30, 2024

		SAME-STORE PORTFOLIO																NON SAME-STORE PORTFOLIO																CONSOLIDATED
(Dollars in thousands)		Nine Months Ended September 30,																Nine Months Ended September 30,																Nine Months Ended September 30,
										Increase																Increase																Increase
		2025				2024				(Decrease)				% Change				2025				2024				(Decrease)				% Change				2025				2024				(Decrease)				% Change
Property Data:
Number of properties (1)			105				105				—				—				10				5				5				100.0	%			115				110				5				4.5	%
Number of units (1)			30,502				30,502				—				—				3,316				2,168				1,148				53.0	%			33,818				32,670				1,148				3.5	%
Average occupancy (1)			95.4	%			95.0	%			0.4	%			—				92.0	%			94.6	%			(2.6	)%			(2.7	)%			94.9	%			94.9	%			0.0	%			0.0	%
Average effective monthly rent, per unit (1)		$	1,577			$	1,563			$	14				0.9	%		$	1,799			$	1,426			$	373				26.2	%		$	1,581			$	1,572			$	9				0.6	%
Revenue:
Rental and other property revenue		$	445,542			$	438,359			$	7,183				1.6	%		$	44,142			$	39,937			$	4,205				10.5	%		$	489,684			$	478,296			$	11,388				2.4	%
Expenses:
Property operating expenses			164,921				165,009				(88	)			(0.1	)%			16,976				16,384				592				3.6	%			181,897				181,393				504				0.3	%
Net Operating Income		$	280,621			$	273,350			$	7,271				2.7	%		$	27,166			$	23,553			$	3,613				15.3	%		$	307,787			$	296,903			$	10,884				3.7	%
Other Revenue:
Other revenue																																		$	885			$	776			$	109				14.0	%
Corporate and other expenses:
Property management expenses																																			23,433				22,544				889				3.9	%
General and administrative expenses																																			19,293				19,389				(96	)			(0.5	)%
Depreciation and amortization expense																																			180,256				163,112				17,144				10.5	%
Casualty losses																																			559				4,015				(3,456	)			(86.1	)%
Interest expense																																			(58,575	)			(56,371	)			(2,204	)			3.9	%
Gain on sale (loss on impairment) of real estate assets, net																																			(11,344	)			11,066				(22,410	)			(202.5	)%
(Loss) gain on extinguishment of debt																																			(67	)			203				(270	)			(133.0	)%
Other loss																																			(115	)			(1	)			(114	)			11400.0	%
Income (loss) from investments in unconsolidated real estate entities																																			8,663				(2,382	)			11,045				(463.7	)%
Net income																																		$	23,693			$	41,134			$	(17,441	)			42.4	%
Income allocated to noncontrolling interests																																			(401	)			(840	)			439				(52.3	)%
Net income available to common shares																																		$	23,292			$	40,294			$	(17,002	)			(42.2	)%

(1) Excludes our development projects. See Non-GAAP Financial Measures for our definition of a development property and our methodology for determining same-store properties.

Revenue

Rental and other property revenue. Revenue from rental and other property revenue of the consolidated portfolio increased $11.4 million to $489.7 million for the nine months ended September 30, 2025 from $478.3 million for the nine months ended September 30, 2024. The increase was primarily attributable to a $7.2 million increase in same-store rental and other property revenue driven by a 0.9% increase in average effective monthly rents and a 0.4% increase in average occupancy compared to the prior year period.

Expenses

Property management expenses. Property management expenses increased  $0.9 million to $23.4 million for the nine months ended September 30, 2025 from $22.5 million for the nine months ended September 30, 2024. The increase was primarily due to higher legal expense and settlements and higher training costs associated with enhanced new hire training compared to the same prior year period.

Depreciation and amortization expense. Depreciation and amortization expense increased $17.1 million to $180.3 million for the nine months ended September 30, 2025 from $163.1 million for the nine months ended September 30, 2024. The increase was primarily due to depreciation expenses driven by capital expenditures related to our Value Add Initiative and higher intangible asset amortization expenses from our recent property acquisitions in 2025 compared to the same prior year period.

Casualty losses. During the nine months ended September 30, 2025 and September 30, 2024, we incurred $0.6 million and $4.0 million in casualty losses, respectively. The loss during the nine months ended September 30, 2024 was primarily due to winter storm damage and fire damage at various properties, where the carrying value of the damage exceeded insurance proceeds due to policy deductible levels.

Interest Expense. Interest expense increased $2.2 million to $58.6 million for the nine months ended September 30, 2025 from $56.4 million for the nine months ended September 30, 2024. The increase in interest expense was primarily driven by lower capitalization of interest on recently stabilized development in Denver, Colorado, and higher amortization of deferred financing costs related to our unsecured credit agreement amendment.

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Gain on sale (loss on impairment) of real estate assets, net. During the nine months ended September 30, 2025, we recorded an impairment loss of $12.8 million on one property held for sale, partially offset by the sale of one multi-family property at a gain of $1.5 million. During the nine months ended September 30, 2024, we sold seven multi-family properties and recognized a gain on sale of real estate, net of $11.1 million comprised of a $26.2 million gain on sale of real estate, net, partially offset by a loss on impairment of $15.1 million for one property.

 Income (loss) from investments in unconsolidated real estate entities. During the nine months ended September 30, 2025, we recorded income of $8.7 million, primarily related to the $10.4 million gain from the sale by our joint venture partner of the Metropolis at Innsbrook property, partially offset by a $1.7 million operating loss from our joint venture.

Non-GAAP Financial Measures

Funds from Operations (FFO) and Core Funds from Operations (CFFO)

We believe that FFO and Core FFO (“CFFO”), each of which is a non-GAAP financial measure, are additional appropriate measures of the operating performance of a REIT and us in particular. We compute FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts (“NAREIT”), as net income or loss allocated to common shares (computed in accordance with GAAP), excluding real estate-related depreciation and amortization expense, gains or losses on sales of real estate and the cumulative effect of changes in accounting principles. While our calculation of FFO is in accordance with NAREIT’s definition, it may differ from the methodology for calculating FFO utilized by other REITs and, accordingly, may not be comparable to FFO computations of such other REITs.

CFFO is a computation made by analysts and investors to measure a real estate company’s operating performance by removing the effect of items that do not reflect ongoing property operations, including depreciation and amortization of other items not included in FFO, and other non-cash or non-operating gains or losses related to items such as casualty (gains) losses, loan premium accretion and discount amortization and debt extinguishment costs from the determination of FFO.

Our calculation of CFFO may differ from the methodology used for calculating CFFO by other REITs and, accordingly, our CFFO may not be comparable to CFFO reported by other REITs. Our management utilizes FFO and CFFO as measures of our operating performance, and believe they are also useful to investors, because they facilitate an understanding of our operating performance after adjustment for certain non-cash or non-recurring items that are required by GAAP to be expensed but may not necessarily be indicative of current operating performance and our operating performance between periods. Furthermore, although FFO, CFFO and other supplemental performance measures are defined in various ways throughout the REIT industry, we believe that FFO and CFFO may provide us and our investors with an additional useful measure to compare our financial performance to certain other REITs. Neither FFO nor CFFO is equivalent to net income or cash generated from operating activities determined in accordance with GAAP. Furthermore, FFO and CFFO do not represent amounts available for management’s discretionary use because of needed capital replacement or expansion, debt service obligations or other commitments or uncertainties. Accordingly, FFO and CFFO do not measure whether cash flow is sufficient to fund all of our cash needs, including principal amortization and capital improvements. Neither FFO nor CFFO should be considered as an alternative to net income or any other GAAP measurement as an indicator of our operating performance or as an alternative to cash flow from operating, investing, and financing activities as a measure of our liquidity.

Set forth below is a reconciliation of net income to FFO and CFFO for the three and nine months ended September 30, 2025 and 2024 (in thousands, except share and per share information):

		For the Three Months Ended September 30,																For the Nine Months Ended September 30,
		2025								2024								2025								2024
		Amount				Per Share(1)				Amount				Per Share(2)				Amount				Per Share(1)				Amount				Per Share(2)
Net income		$	6,995			$	0.03			$	12,620			$	0.06			$	23,693			$	0.10			$	41,134			$	0.18
Adjustments:
Real estate depreciation and amortization			61,282				0.26				54,880				0.24				178,964			$	0.75				162,028				0.70
Our share of real estate depreciation and amortization from investments in unconsolidated real estate entities			375				—				598				—				1,289			$	0.01				1,793				0.01
Loss on impairment (gain on sale) of real estate assets net, excluding prepayment gains			12,841				0.05				160				—				12,914			$	0.05				(9,113	)			(0.04	)
Gain on sale of real estate associated with unconsolidated real estate entities			(10,389	)			(0.04	)			—				—				(10,389	)		$	(0.04	)			—				—
FFO		$	71,104			$	0.30			$	68,258			$	0.30			$	206,471			$	0.87			$	195,842			$	0.85
FFO		$	71,104			$	0.30			$	68,258			$	0.30			$	206,471			$	0.87			$	195,842			$	0.85
Adjustments:
Other depreciation and amortization			453				—				382				—				1,292				0.01				1,083				—
Casualty losses			419				—				1,249				0.01				559				—				4,015				0.02
Loan (premium accretion) discount amortization, net			(2,001	)			(0.01	)			(2,239	)			(0.01	)			(6,015	)			(0.03	)			(6,918	)			(0.03	)
Prepayment (gains) losses on asset dispositions			—				—				(848	)			(0.01	)			(1,570	)			(0.01	)			(1,953	)			(0.01	)
Loss (gain) on extinguishment of debt			—				—				—				—				67				—				(203	)			—
Other loss			12				—				—				—				115				—				1				—
CFFO		$	69,987			$	0.29			$	66,802			$	0.29			$	200,919			$	0.84			$	191,867			$	0.83

(1) Based on 239,576,189 and 238,570,560 weighted-average shares and units outstanding for the three and nine months ended September 30, 2025.

(2) Based on 230,762,299 and 230,689,617 weighted-average shares and units outstanding for the three and nine months ended September 30, 2024.

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Same-Store Portfolio Net Operating Income

We believe that Net Operating Income (“NOI”), a non-GAAP financial measure, is a useful supplemental measure of our operating performance. We define NOI as total property revenues less total property operating expenses, excluding interest expenses, depreciation and amortization, casualty related costs and gains, property management expenses, general and administrative expense and net gains on sale of assets. Other REITs may use different methodologies for calculating NOI, and accordingly, our NOI may not be comparable to other REITs. We believe that this measure provides an operating perspective not immediately apparent from GAAP operating income or net income insofar as the measure reflects only operating income and expense at the property level. We use NOI to evaluate our performance on a same-store and non same-store basis because NOI measures the core operations of property performance by excluding corporate level expenses, financing expenses, and other items not related to property operating performance and captures trends in rental housing and property operating expenses. However, NOI should only be used as an alternative measure of our financial performance.

Same-Store Properties and Same-Store Portfolio

We review our same-store portfolio at the beginning of each calendar year. Properties are added into the same-store portfolio if they were owned and not a development property at the beginning of the previous year. Properties that are held for sale or have been sold are excluded from the same-store portfolio.

Non Same-Store Properties and Non Same-Store Portfolio

Properties that did not meet the definition of a same-store property as of the beginning of the previous year are added into the non same-store portfolio.

Set forth below is a reconciliation of GAAP net income to Same-Store Portfolio NOI for the three and nine months ended September 30, 2025 and 2024 (in thousands):

		Three Months Ended September 30,												Nine Months Ended September 30,
		2025				2024				% change				2025				2024				% change
Net income		$	6,995			$	12,620				(44.6	)%		$	23,693			$	41,134				(42.4	)%
Other revenue			(250	)			(275	)			(9.1	)%			(885	)			(776	)			14.0	%
Property management expenses			7,891				7,379				6.9	%			23,433				22,544				3.9	%
General and administrative expenses			4,905				4,765				2.9	%			19,293				19,389				(0.5	)%
Depreciation and amortization expense			61,735				55,261				11.7	%			180,256				163,112				10.5	%
Casualty losses			419				1,249				(66.5	)%			559				4,015				(86.1	)%
Interest expense			20,455				18,308				11.7	%			58,575				56,371				3.9	%
Loss on impairment (gain on sale) of real estate assets, net			12,841				(688	)			(1966.4	)%			11,344				(11,066	)			(202.5	)%
Loss (gain) on extinguishment of debt			—				—				0.0	%			67				(203	)			(133.0	)%
Other loss			12				—				100.0	%			115				1				11400.0	%
(Income) loss from investments in unconsolidated real estate entities			(9,814	)			703				(1496.0	)%			(8,663	)			2,382				(463.7	)%
NOI			105,189				99,322				5.9	%			307,787				296,903				3.7	%
Less: Non same-store portfolio NOI			9,799				6,482				51.2	%			27,166				23,553				15.3	%
Same-store portfolio (a) NOI		$	95,390			$	92,840				2.7	%		$	280,621			$	273,350				2.7	%

(a) Same-Store Portfolio for the three and nine months ended September 30, 2025 and 2024 included 105 properties containing 30,502 units.

Set forth below is Same-Store Portfolio ^(a) NOI for the three and nine months ended September 30, 2025 and 2024 (in thousands, except per unit data):

		Three Months Ended September 30,												Nine Months Ended September 30,
		2025				2024				% change				2025				2024				% change
Revenue:
Rental and other property revenue		$	150,573			$	148,430				1.4	%		$	445,542			$	438,359				1.6	%
Property Operating Expenses
Real estate taxes			16,280				16,129				0.9	%			52,274				52,294				0.0	%
Property insurance			3,107				3,713				(16.3	)%			10,203				11,455				(10.9	)%
Personnel expenses			12,954				12,739				1.7	%			36,341				36,493				(0.4	)%
Utilities			7,635				7,607				0.4	%			22,155				21,529				2.9	%
Repairs and maintenance			5,393				6,023				(10.5	)%			15,238				16,632				(8.4	)%
Contract services			5,788				5,616				3.1	%			17,113				16,136				6.1	%
Advertising expenses			2,455				2,226				10.3	%			6,842				5,753				18.9	%
Other expenses			1,571				1,537				2.2	%			4,755				4,717				0.8	%
Total property operating expenses			55,183				55,590				(0.7	)%			164,921				165,009				(0.1	)%
Same-store portfolio NOI		$	95,390			$	92,840				2.7	%		$	280,621			$	273,350				2.7	%
Same-store portfolio NOI Margin			63.4	%			62.5	%			0.9	%			63.0	%			62.4	%			0.6	%
Average Occupancy			95.3	%			95.4	%			(0.1	)%			95.4	%			95.0	%			0.4	%
Average effective monthly rent, per unit		$	1,581			$	1,571				0.6	%		$	1,577			$	1,563				0.9	%

(a) Same-Store Portfolio for the three and nine months ended September 30, 2025 and 2024 included 105 properties containing 30,502 units.

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Average Effective Monthly Rent per Unit

Average effective rent per unit represents the average of net rent amounts, after concessions amortized over the life of the lease, divided by the average occupancy (in units) for the period presented. We believe average effective rent is a helpful measurement in evaluating average pricing. This metric, when presented, reflects the average effective rent per month.

Average Occupancy

Average occupancy represents the average occupied units for the reporting period divided by the average of total units available for rent for the reporting period.

Development Property

A development property is a property that is either currently under development or is in lease-up prior to reaching overall occupancy of 90%.

Liquidity and Capital Resources

Liquidity is a measure of our ability to meet potential cash requirements, including ongoing commitments to repay borrowings, fund and maintain investments, pay distributions and other general business needs. We believe our available cash balances, financing arrangements and cash flows from operations will be sufficient to fund our liquidity requirements with respect to our existing portfolio for the next twelve months and the foreseeable future.

Our primary cash requirements are to:

• make investments to continue our value add initiatives to improve the quality and performance of our properties;

• repay our indebtedness;

• fund costs necessary to maintain our properties;

• continue funding our current real estate developments until completion;

• pay our operating expenses; and

• distribute a minimum of 90% of our REIT taxable income (determined without regard to the deduction for dividends paid and excluding net capital gain) and to make investments in a manner that enables us to maintain our qualification as a REIT.

We intend to meet our liquidity requirements primarily through a combination of one or more of the following:

• the use of our cash and cash equivalents of $23.3 million as of September 30, 2025;

• existing and future unsecured financing, including advances under our unsecured revolver, and financing secured directly or indirectly by the apartment properties in our portfolio;

• cash generated from operating activities;

• net cash proceeds from property sales, including sales undertaken as part of our capital recycling strategy and other sales; and

• proceeds from the sales of our common stock and other equity securities, including common stock that may be sold under our ATM program.

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Cash Flows

As of September 30, 2025 and 2024, we maintained cash and cash equivalents, and restricted cash of approximately $50.9 million and $48.2 million, respectively. Our cash and cash equivalents were generated from the following activities (dollars in thousands):

		For the Nine Months Ended September 30,
		2025				2024
Cash flow provided by operating activities		$	221,959			$	196,319
Cash flow (used in) provided by investing activities			(152,975	)			170,943
Cash flow used in financing activities			(61,507	)			(369,751	)
Net change in cash and cash equivalents, and restricted cash			7,477				(2,489	)
Cash and cash equivalents, and restricted cash, beginning of period			43,452				50,732
Cash and cash equivalents, and restricted cash, end of the period		$	50,929			$	48,243

Our cash inflows from operating activities during the nine months ended September 30, 2025 were primarily driven by ongoing operations of our properties. The $25.6 million increase in cash inflows from operating activities during the nine months ended September 30, 2025 was primarily driven by returns from our ongoing operations, a decrease in cash paid for real estate taxes due to the timing of property acquisitions and dispositions and a decrease in cash interest payments as a result of the timing of interest payments on our unsecured private placement notes issued in October 2024. Our cash inflows from operating activities during the nine months ended September 30, 2024 were primarily driven by ongoing operations of our properties.

Our cash outflows from investing activities during the nine months ended September 30, 2025 were primarily due to the acquisition of three multifamily properties in the amount of $152.7 million, $101.4 million of capital expenditures, $24.4 million of investments in unconsolidated real estate entities, and $16.3 million of investments in real estate under development, partially offset by $109.2 million of proceeds from the disposition of one property, $31.1 million of proceeds from the return of investment in unconsolidated real estate entities and $1.5 million of proceeds from insurance claims. Our cash inflows from investing activities during the nine months ended September 30, 2024 were primarily due to $390.8 million of proceeds from the disposition of seven properties, and $4.0 million of  proceeds from insurance claims, partially offset by $92.1 million of capital expenditures, $81.2 million to acquire one multifamily property, $41.9 million of investments in real estate under development and $8.9 million of investments in unconsolidated real estate entities. 

Our cash outflows from financing activities during the nine months ended September 30, 2025 were primarily due to payment of dividends on our common stock and noncontrolling interests of $116.7 million, mortgage principal repayments of $97.4 million, payments for deferred financing costs of $6.2 million, partially offset by the $150.7 million issuance of common stock from our Forward Sale Agreements. Our cash outflows from financing activities during the nine months ended September 30, 2024 were primarily due to mortgage principal repayments of $211.1 million, net repayments on our unsecured credit facility of $43.7 million and payment of dividends on our common stock and noncontrolling interests of $110.9 million.

Contractual Obligations

Our 2024 Annual Report on Form 10-K includes a table of contractual obligations. There were no material changes to these obligations since the filing of our 2024 Annual Report on Form 10-K.

Off-Balance Sheet Arrangements

There were no off-balance sheet arrangements during the nine months ended September 30, 2025 that have or are reasonably likely to have a current or future effect on our financial condition, changes in financial condition, revenues or expenses, results of operations, liquidity, capital expenditures or capital resources that are material to our interests.

Critical Accounting Estimates and Policies

Our 2024 Annual Report on Form 10-K contains a discussion of our critical accounting policies. Management discusses our critical accounting policies and management’s judgments and estimates with the audit committee of our board of directors. There were no material changes to our critical accounting policies since the filing of our Annual Report on Form 10-K.

Item 3.         Quantitative and Qualitative Disclosure About Market Risk.

Our 2024 Annual Report on Form 10-K contains a discussion of qualitative and quantitative market risks. There have been no material changes in quantitative and qualitative market risks during the nine months ended September 30, 2025 from the disclosures included in our 2024 Annual Report on Form 10-K.

Item 4.         Controls and Procedures.

Disclosure Controls and Procedures

We maintain disclosure controls and procedures that are designed to ensure that information required to be disclosed in our reports under the Exchange Act, is recorded, processed, summarized, and reported within the time periods specified in the SEC’s rules and forms, and that such information is accumulated and communicated to our management, including our Chief Executive Officer and our Chief Financial Officer, as appropriate, to allow timely decisions regarding required disclosure.

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Effective as of September 30, 2025, we carried out an evaluation, under the supervision and with the participation of our Chief Executive Officer and Chief Financial Officer, of the effectiveness of our disclosure controls and procedures. Based on that evaluation, our Chief Executive Officer and Chief Financial Officer concluded that the disclosure controls and procedures are effective to ensure that information required to be disclosed by us in our Exchange Act filings is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms.

Changes in Internal Control Over Financial Reporting

There were no changes in our internal control over financial reporting identified in connection with the evaluation referred to above during the quarter ended September 30, 2025 that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

PART II—OTHER INFORMATION

Item 1.         Legal Proceedings. 

We are subject to various legal proceedings and claims that arise in the ordinary course of our business operations. Matters which arise out of allegations of bodily injury, property damage, and employment practices are generally covered by insurance. While the resolution of these matters cannot be predicted with certainty, we currently believe the final outcome of such matters will not have a material adverse effect on our financial position, results of operations or cash flows.

On July 2, 2025, the Attorney General of Kentucky filed a complaint against RealPage and nine other defendants who own and/or manage multifamily residential rental housing, including IRT, on behalf of the Commonwealth of Kentucky, also alleging that the defendants conspired to fix, raise, maintain, and stabilize rent prices in violation of Section 1 of the Sherman Act. On September 15, 2025, IRT and other defendants in the complaint filed motions to dismiss the case. These motions are still pending. This proceeding is in the early stages, and it is not possible for the Company to predict the outcome nor is it possible to estimate the amount of loss, if any, which may be associated with an adverse decision in this matter. We deny all allegations of wrongdoing and intend to defend against these claims vigorously. We are engaged in certain other legal proceedings, as disclosed in Note 11, “Other Disclosures–Litigation”, which disclosure is incorporated herein by reference.

Item 1A.         Risk Factors.

There have not been any material changes from the risk factors disclosed in Part 1, Item 1A of our 2024 Annual Report on Form 10-K, and in our Quarterly Report on Form 10-Q for the quarter ended March 31,2025.

Item 2.         Unregistered Sales of Equity Securities and Use of Proceeds.

During the three and nine months ended September 30, 2025, no holders of IROP units exchanged units for shares of our common stock. The issuance of shares upon exchange of units is exempt from registration under the Securities Act, pursuant to the exemption from registration provided by Section 4(a)(2) of the Securities Act. As of September 30, 2025, 5,941,643 IROP units held by unaffiliated third parties remained outstanding.

During the three months ended September 30, 2025, we withheld shares of common stock to satisfy employee tax withholding obligations payable upon the vesting of restricted common stock awards as follow:

Period		Total Number of Shares Purchased				Average Price Paid per Share (1)				Total Number of Shares Purchased as Part of Publicly Announced Plans or Programs				Maximum Number (or Approximate Dollar Value) of Shares that May Yet Be Purchased Under the Plans or Programs (in thousands) (2)
July 1 - 31, 2025			1,613			$	17.59				—			$	250,000
August 1 - 31, 2025			—				—				—				250,000
September 1 - 30, 2025			—				—				—				250,000
Total			1,613			$	17.59				—

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(1) The price reported is the average price paid per share using our closing price on the NYSE on the vesting date of the relevant award.

(2) On May 18, 2022, our Board of Directors approved the Stock Repurchase Program covering up to $250 million in shares of our common stock. Under the Stock Repurchase Program, we, in our discretion, may purchase our shares from time to time in the open market or in privately negotiated transactions. The amount and timing of the purchases will depend on a number of factors, including the price and availability of our shares, trading volumes and general market conditions. The Stock Repurchase Program has no time limit and may be suspended or discontinued at any time.

Item 3.         Defaults Upon Senior Securities.

None.

Item 4.         Mine Safety Disclosures.

None.

Item 5.         Other Information.

During the three and nine months ended September 30, 2025, none of the Company's directors or officers (as defined in Rule 16a-1(f) of the Exchange Act) adopted, terminated or modified a Rule 10b5-1 trading arrangement or non-Rule 10b5-1 trading arrangement (as such terms are defined in Item 408 of Regulation S-K of the Securities Act). During the three and nine months ended September 30, 2025, the Company did not adopt, terminate or modify a Rule 10b5-1 trading arrangement.

Item 6.         Exhibits.

The following exhibits are filed as part of, or incorporated by reference into, this Quarterly Report on Form 10-Q.

2.1	Agreement and Plan of Merger, dated as of July 26, 2021, by and among Independence Realty Trust, Inc., Independence Realty Operating Partnership, LP, IRSTAR Sub, LLC, LLC, Steadfast Apartment REIT, Inc. and Steadfast Apartment REIT Operating Partnership, L.P., incorporated by reference to Exhibit 2.1 to IRT’s Current Report on Form 8-K filed on July 26, 2021.*
31.1	Certification of the Principal Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002, filed herewith.
31.2	Certification of the Principal Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002, filed herewith.
32.1	Certification of Chief Executive Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, filed herewith.
32.2	Certification of Chief Financial Officer pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, filed herewith.
99.1	Amendment No. 1 to Confirmations of Issuer Share Forward Sale Transactions, dated September 5, 2025, by and among Independence Realty Trust, Inc. and Citibank, N.A.
101	iXBRL (Inline eXtensible Business Reporting Language). The following materials, formatted in iXBRL: (i) Condensed Consolidated Balance Sheets as of September 30, 2025 and December 31, 2024, (ii) Condensed Consolidated Statements of Operations for the three and nine months ended September 30, 2025 and 2024, (iii) Condensed Consolidated Statements of Comprehensive Income (Loss) for the three and nine months ended September 30, 2025 and 2024, (iv) Condensed Consolidated Statements of Changes in Equity for the three and nine months ended September 30, 2025 and 2024, (v) Condensed Consolidated Statements of Cash Flows for the nine months ended September 30, 2025 and 2024 and (vi) notes to the condensed consolidated financial statements as of September 30, 2025.
104	Cover Page Interactive Data File (embedded within the Inline XBRL document).

* Schedules have been omitted pursuant to Item 601(b)(2) of Regulation S-K. IRT agrees to furnish supplementally to the SEC a copy of any omitted schedule upon request by the SEC.

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Table of Contents

SIGNATURES

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 thereunto duly authorized.

	Independence Realty Trust, Inc.
Date: October 30, 2025	By:	/s/ SCOTT F. SCHAEFFER
		Scott F. Schaeffer
		Chairman of the Board and Chief Executive Officer
		(Principal Executive Officer)
Date: October 30, 2025	By:	/s/ JAMES J. SEBRA
		James J. Sebra
		President and Chief Financial Officer
		(Principal Financial Officer)
Date: October 30, 2025	By:	/s/ JASON R. DELOZIER
		Jason R. Delozier
		Chief Accounting Officer
		(Principal Accounting Officer)

31

FAQ

What were IRT’s Q3 2025 revenue and EPS?

Total revenue was $167.1 million and diluted EPS was $0.03.

How did net income change for IRT in Q3 2025?

Net income was $7.0 million, compared with $12.6 million in the prior-year quarter.

What impairment or gains affected IRT’s results?

IRT recorded a $12.8 million impairment on Bella Terra at City Center and recognized a $10.4 million gain on the sale of Metropolis at Innsbrook.

What acquisitions and dispositions did IRT complete in 2025?

Acquisitions totaled $214.5 million across three properties; dispositions included Ridge Crossings for $111.0 million and Metropolis at Innsbrook with a recognized gain.

What is IRT’s current debt and revolver usage?

As of September 30, 2025, total debt carrying amount was $2.30 billion and the unsecured revolver had $206.9 million outstanding against $750.0 million capacity.

What dividend did IRT pay for Q3 2025?

IRT paid a quarterly dividend of $0.17 per share.

How many shares are outstanding for IRT?

Shares outstanding were 239,103,283 as of September 30, 2025.