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Side-by-side financial comparison of ACADIA REALTY TRUST (AKR) and CARRIAGE SERVICES INC (CSV). Click either name above to swap in a different company.
CARRIAGE SERVICES INC is the larger business by last-quarter revenue ($105.5M vs $103.0M, roughly 1.0× ACADIA REALTY TRUST). ACADIA REALTY TRUST runs the higher net margin — 135.1% vs 11.6%, a 123.4% gap on every dollar of revenue. On growth, CARRIAGE SERVICES INC posted the faster year-over-year revenue change (8.0% vs -1.3%). Over the past eight quarters, ACADIA REALTY TRUST's revenue compounded faster (7.0% CAGR vs 1.0%).
Acadia Realty Trust is a publicly traded real estate investment trust (REIT) that specializes in owning, operating, and redeveloping high-quality retail and mixed-use properties, primarily in dense, high-barrier-to-entry U.S. markets. Its portfolio includes neighborhood shopping centers, urban street retail assets, and community-focused mixed-use developments.
Jardine Cycle & Carriage Limited is the investment holding company of Jardines in Southeast Asia. It is currently 75% held by the conglomerate.
AKR vs CSV — Head-to-Head
Income Statement — Q1 FY2026 vs Q4 FY2025
| Metric | | |
|---|---|---|
| Revenue | $103.0M | $105.5M |
| Net Profit | $139.1M | $12.3M |
| Gross Margin | — | 34.8% |
| Operating Margin | 153.9% | 23.3% |
| Net Margin | 135.1% | 11.6% |
| Revenue YoY | -1.3% | 8.0% |
| Net Profit YoY | -58.2% | 24.5% |
| EPS (diluted) | — | $0.76 |
Green = leading value per metric. Periods may differ when fiscal calendars don't align.
8-Quarter Revenue & Profit Trend
Side-by-side quarterly history. Quarters aligned by calendar period so offset fiscal years line up.
| Q1 26 | $103.0M | — | ||
| Q4 25 | — | $105.5M | ||
| Q3 25 | — | $102.7M | ||
| Q2 25 | — | $102.1M | ||
| Q1 25 | — | $107.1M | ||
| Q4 24 | $93.3M | $97.7M | ||
| Q3 24 | $87.7M | $100.7M | ||
| Q2 24 | $87.3M | $102.3M |
| Q1 26 | $139.1M | — | ||
| Q4 25 | — | $12.3M | ||
| Q3 25 | — | $6.6M | ||
| Q2 25 | — | $11.7M | ||
| Q1 25 | — | $20.9M | ||
| Q4 24 | $1.2M | $9.9M | ||
| Q3 24 | $12.3M | $9.9M | ||
| Q2 24 | $1.6M | $6.3M |
| Q1 26 | — | — | ||
| Q4 25 | — | 34.8% | ||
| Q3 25 | — | 35.3% | ||
| Q2 25 | — | 35.2% | ||
| Q1 25 | — | 35.3% | ||
| Q4 24 | — | 34.4% | ||
| Q3 24 | — | 35.2% | ||
| Q2 24 | — | 36.2% |
| Q1 26 | 153.9% | — | ||
| Q4 25 | — | 23.3% | ||
| Q3 25 | — | 17.0% | ||
| Q2 25 | — | 23.5% | ||
| Q1 25 | — | 29.5% | ||
| Q4 24 | 17.5% | 21.6% | ||
| Q3 24 | 19.9% | 22.7% | ||
| Q2 24 | 20.4% | 18.0% |
| Q1 26 | 135.1% | — | ||
| Q4 25 | — | 11.6% | ||
| Q3 25 | — | 6.4% | ||
| Q2 25 | — | 11.5% | ||
| Q1 25 | — | 19.5% | ||
| Q4 24 | 1.2% | 10.1% | ||
| Q3 24 | 14.0% | 9.8% | ||
| Q2 24 | 1.8% | 6.1% |
| Q1 26 | — | — | ||
| Q4 25 | — | $0.76 | ||
| Q3 25 | — | $0.41 | ||
| Q2 25 | — | $0.74 | ||
| Q1 25 | — | $1.34 | ||
| Q4 24 | $0.08 | $0.62 | ||
| Q3 24 | $0.07 | $0.63 | ||
| Q2 24 | $0.01 | $0.40 |
Balance Sheet & Financial Strength
Snapshot of each company's liquidity, leverage and book value from the latest quarter.
| Metric | | |
|---|---|---|
| Cash + ST InvestmentsLiquidity on hand | $31.4M | $1.7M |
| Total DebtLower is stronger | — | — |
| Stockholders' EquityBook value | $2.6B | $254.8M |
| Total Assets | $4.5B | $1.3B |
| Debt / EquityLower = less leverage | — | — |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | $31.4M | — | ||
| Q4 25 | — | $1.7M | ||
| Q3 25 | — | $1.2M | ||
| Q2 25 | — | $1.4M | ||
| Q1 25 | — | $4.6M | ||
| Q4 24 | $16.8M | $1.2M | ||
| Q3 24 | $46.2M | $1.3M | ||
| Q2 24 | $31.9M | $1.5M |
| Q1 26 | — | — | ||
| Q4 25 | — | — | ||
| Q3 25 | — | — | ||
| Q2 25 | — | — | ||
| Q1 25 | — | — | ||
| Q4 24 | $1.5B | — | ||
| Q3 24 | $1.6B | — | ||
| Q2 24 | $1.7B | — |
| Q1 26 | $2.6B | — | ||
| Q4 25 | — | $254.8M | ||
| Q3 25 | — | $242.1M | ||
| Q2 25 | — | $235.4M | ||
| Q1 25 | — | $223.1M | ||
| Q4 24 | $2.1B | $208.6M | ||
| Q3 24 | $1.9B | $198.1M | ||
| Q2 24 | $1.8B | $187.9M |
| Q1 26 | $4.5B | — | ||
| Q4 25 | — | $1.3B | ||
| Q3 25 | — | $1.3B | ||
| Q2 25 | — | $1.3B | ||
| Q1 25 | — | $1.3B | ||
| Q4 24 | $4.4B | $1.3B | ||
| Q3 24 | $4.3B | $1.3B | ||
| Q2 24 | $4.3B | $1.3B |
| Q1 26 | — | — | ||
| Q4 25 | — | — | ||
| Q3 25 | — | — | ||
| Q2 25 | — | — | ||
| Q1 25 | — | — | ||
| Q4 24 | 0.74× | — | ||
| Q3 24 | 0.82× | — | ||
| Q2 24 | 0.95× | — |
Cash Flow & Capital Efficiency
How much cash each business actually produces after reinvestment. Cash flow is harder to manipulate than net income.
| Metric | | |
|---|---|---|
| Operating Cash FlowLast quarter | — | $14.1M |
| Free Cash FlowOCF − Capex | — | $6.2M |
| FCF MarginFCF / Revenue | — | 5.9% |
| Capex IntensityCapex / Revenue | 1.7% | 7.5% |
| Cash ConversionOCF / Net Profit | — | 1.15× |
| TTM Free Cash FlowTrailing 4 quarters | — | $40.1M |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | — | — | ||
| Q4 25 | — | $14.1M | ||
| Q3 25 | — | $24.7M | ||
| Q2 25 | — | $8.1M | ||
| Q1 25 | — | $13.8M | ||
| Q4 24 | $140.4M | $9.3M | ||
| Q3 24 | $44.6M | $20.9M | ||
| Q2 24 | $32.0M | $2.2M |
| Q1 26 | — | — | ||
| Q4 25 | — | $6.2M | ||
| Q3 25 | — | $18.0M | ||
| Q2 25 | — | $5.2M | ||
| Q1 25 | — | $10.6M | ||
| Q4 24 | — | $4.9M | ||
| Q3 24 | — | $16.2M | ||
| Q2 24 | — | $-1.4M |
| Q1 26 | — | — | ||
| Q4 25 | — | 5.9% | ||
| Q3 25 | — | 17.5% | ||
| Q2 25 | — | 5.1% | ||
| Q1 25 | — | 9.9% | ||
| Q4 24 | — | 5.0% | ||
| Q3 24 | — | 16.1% | ||
| Q2 24 | — | -1.4% |
| Q1 26 | 1.7% | — | ||
| Q4 25 | — | 7.5% | ||
| Q3 25 | — | 6.5% | ||
| Q2 25 | — | 2.8% | ||
| Q1 25 | — | 3.0% | ||
| Q4 24 | — | 4.5% | ||
| Q3 24 | — | 4.6% | ||
| Q2 24 | — | 3.5% |
| Q1 26 | — | — | ||
| Q4 25 | — | 1.15× | ||
| Q3 25 | — | 3.76× | ||
| Q2 25 | — | 0.69× | ||
| Q1 25 | — | 0.66× | ||
| Q4 24 | 121.08× | 0.94× | ||
| Q3 24 | 3.64× | 2.11× | ||
| Q2 24 | 20.25× | 0.34× |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
Revenue Breakdown by Segment
AKR
| Rental | $98.6M | 96% |
| Other | $4.4M | 4% |
CSV
| Propertyand Merchandise | $47.8M | 45% |
| Cemetery Interment Rights | $24.8M | 23% |
| Merchandise | $18.9M | 18% |
| Other Revenue | $10.2M | 10% |
| Other | $3.9M | 4% |
