secwatch.observer — SEC 8-K summary
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Issuer:     AH Realty Trust, Inc. (AHRT)
CIK:        0001569187
Form:       8-K
Filed at:   2026-08-03T20:06:07+00:00
Accession:  0001569187-26-000138
Event type: earnings
Sentiment:  neutral
Materiality: 0.80
Item codes: 2.02, 7.01, 9.01
LLM model:  deepseek-v4-flash:cloud@v2

AH Realty Trust Q2 net loss $0.25/diluted; raises FY2026 FFO guidance to $0.53-$0.57
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- GAAP net loss $0.25 per diluted share vs net income $0.04 in Q2 2025; FFO as adjusted $0.14 per share vs $0.19.
- Raised full-year 2026 FFO as adjusted guidance to $0.53-$0.57 per diluted share (6% increase from original).
- Completed $485M multifamily portfolio sale; used proceeds to repay $460.5M debt, reducing Net Debt/EBITDAre to 7.1x.
- Office same-store NOI growth 8.3% (cash); retail same-store NOI growth 2.9% (cash); office new lease spreads 20.5% GAAP.
- Repurchased 2.0M shares for $12.4M in Q2; YTD total 5.6M shares for $33.2M; board added two independent directors.

Source:
  EDGAR index:    https://www.sec.gov/Archives/edgar/data/1569187/000156918726000138/0001569187-26-000138-index.htm
  Primary doc:    https://www.sec.gov/Archives/edgar/data/1569187/000156918726000138/ahh-20260803.htm
  HTML page:      https://secwatch.observer/filing/0001569187-26-000138

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