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Side-by-side financial comparison of ACADIA REALTY TRUST (AKR) and Whitestone REIT (WSR). Click either name above to swap in a different company.
ACADIA REALTY TRUST is the larger business by last-quarter revenue ($54.7M vs $43.9M, roughly 1.2× Whitestone REIT). ACADIA REALTY TRUST runs the higher net margin — 55.7% vs 52.0%, a 3.7% gap on every dollar of revenue. On growth, Whitestone REIT posted the faster year-over-year revenue change (7.5% vs 6.4%). Over the past eight quarters, Whitestone REIT's revenue compounded faster (8.7% CAGR vs -22.0%).
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.
Whitestone REIT is a publicly traded real estate investment trust that acquires, owns, manages and redevelops open-air community shopping centers, primarily located in high-growth metropolitan areas across the southwestern and southeastern United States. Its property portfolio is largely anchored by daily necessity, service-focused retail tenants that cater to regular local consumer demand.
AKR vs WSR — Head-to-Head
Income Statement — Q1 FY2026 vs Q4 FY2025
| Metric | | |
|---|---|---|
| Revenue | $54.7M | $43.9M |
| Net Profit | $30.5M | $22.8M |
| Gross Margin | — | — |
| Operating Margin | 289.7% | 53.0% |
| Net Margin | 55.7% | 52.0% |
| Revenue YoY | 6.4% | 7.5% |
| Net Profit YoY | — | 31.7% |
| EPS (diluted) | — | $0.43 |
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 | $54.7M | — | ||
| Q4 25 | — | $43.9M | ||
| Q3 25 | — | $41.0M | ||
| Q2 25 | — | $37.9M | ||
| Q1 25 | — | $38.0M | ||
| Q4 24 | $93.3M | $40.8M | ||
| Q3 24 | $87.7M | $38.6M | ||
| Q2 24 | $87.3M | $37.6M |
| Q1 26 | $30.5M | — | ||
| Q4 25 | — | $22.8M | ||
| Q3 25 | — | $18.3M | ||
| Q2 25 | — | $5.1M | ||
| Q1 25 | — | $3.7M | ||
| Q4 24 | $1.2M | $17.3M | ||
| Q3 24 | $12.3M | $7.6M | ||
| Q2 24 | $1.6M | $2.6M |
| Q1 26 | 289.7% | — | ||
| Q4 25 | — | 53.0% | ||
| Q3 25 | — | 45.5% | ||
| Q2 25 | — | 13.8% | ||
| Q1 25 | — | 10.2% | ||
| Q4 24 | 17.5% | 43.3% | ||
| Q3 24 | 19.9% | 20.3% | ||
| Q2 24 | 20.4% | 7.2% |
| Q1 26 | 55.7% | — | ||
| Q4 25 | — | 52.0% | ||
| Q3 25 | — | 44.7% | ||
| Q2 25 | — | 13.3% | ||
| Q1 25 | — | 9.7% | ||
| Q4 24 | 1.2% | 42.5% | ||
| Q3 24 | 14.0% | 19.7% | ||
| Q2 24 | 1.8% | 6.9% |
| Q1 26 | — | — | ||
| Q4 25 | — | $0.43 | ||
| Q3 25 | — | $0.35 | ||
| Q2 25 | — | $0.10 | ||
| Q1 25 | — | $0.07 | ||
| Q4 24 | $0.08 | $0.34 | ||
| Q3 24 | $0.07 | $0.15 | ||
| Q2 24 | $0.01 | $0.05 |
Balance Sheet & Financial Strength
Snapshot of each company's liquidity, leverage and book value from the latest quarter.
| Metric | | |
|---|---|---|
| Cash + ST InvestmentsLiquidity on hand | $31.4K | $4.9M |
| Total DebtLower is stronger | — | $649.4M |
| Stockholders' EquityBook value | $6.0M | $458.1M |
| Total Assets | $4.5M | $1.2B |
| Debt / EquityLower = less leverage | — | 1.42× |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | $31.4K | — | ||
| Q4 25 | — | $4.9M | ||
| Q3 25 | — | $6.8M | ||
| Q2 25 | — | $5.3M | ||
| Q1 25 | — | $5.6M | ||
| Q4 24 | $16.8M | $5.2M | ||
| Q3 24 | $46.2M | $2.5M | ||
| Q2 24 | $31.9M | $3.2M |
| Q1 26 | — | — | ||
| Q4 25 | — | $649.4M | ||
| Q3 25 | — | — | ||
| Q2 25 | — | — | ||
| Q1 25 | — | — | ||
| Q4 24 | $1.5B | $632.5M | ||
| Q3 24 | $1.6B | — | ||
| Q2 24 | $1.7B | — |
| Q1 26 | $6.0M | — | ||
| Q4 25 | — | $458.1M | ||
| Q3 25 | — | $439.5M | ||
| Q2 25 | — | $427.5M | ||
| Q1 25 | — | $431.0M | ||
| Q4 24 | $2.1B | $438.2M | ||
| Q3 24 | $1.9B | $419.5M | ||
| Q2 24 | $1.8B | $418.3M |
| Q1 26 | $4.5M | — | ||
| Q4 25 | — | $1.2B | ||
| Q3 25 | — | $1.1B | ||
| Q2 25 | — | $1.2B | ||
| Q1 25 | — | $1.1B | ||
| Q4 24 | $4.4B | $1.1B | ||
| Q3 24 | $4.3B | $1.1B | ||
| Q2 24 | $4.3B | $1.1B |
| Q1 26 | — | — | ||
| Q4 25 | — | 1.42× | ||
| Q3 25 | — | — | ||
| Q2 25 | — | — | ||
| Q1 25 | — | — | ||
| Q4 24 | 0.74× | 1.44× | ||
| 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 | — | $50.8M |
| Free Cash FlowOCF − Capex | — | $50.5M |
| FCF MarginFCF / Revenue | — | 114.9% |
| Capex IntensityCapex / Revenue | 3.2% | 0.7% |
| Cash ConversionOCF / Net Profit | — | 2.22× |
| TTM Free Cash FlowTrailing 4 quarters | — | — |
8-quarter trend — quarters aligned by calendar period.
| Q1 26 | — | — | ||
| Q4 25 | — | $50.8M | ||
| Q3 25 | — | $18.0M | ||
| Q2 25 | — | $13.8M | ||
| Q1 25 | — | $3.1M | ||
| Q4 24 | $140.4M | $58.2M | ||
| Q3 24 | $44.6M | $16.4M | ||
| Q2 24 | $32.0M | $12.3M |
| Q1 26 | — | — | ||
| Q4 25 | — | $50.5M | ||
| Q3 25 | — | — | ||
| Q2 25 | — | — | ||
| Q1 25 | — | — | ||
| Q4 24 | — | $58.0M | ||
| Q3 24 | — | — | ||
| Q2 24 | — | — |
| Q1 26 | — | — | ||
| Q4 25 | — | 114.9% | ||
| Q3 25 | — | — | ||
| Q2 25 | — | — | ||
| Q1 25 | — | — | ||
| Q4 24 | — | 142.1% | ||
| Q3 24 | — | — | ||
| Q2 24 | — | — |
| Q1 26 | 3.2% | — | ||
| Q4 25 | — | 0.7% | ||
| Q3 25 | — | — | ||
| Q2 25 | — | — | ||
| Q1 25 | — | — | ||
| Q4 24 | — | 0.5% | ||
| Q3 24 | — | — | ||
| Q2 24 | — | — |
| Q1 26 | — | — | ||
| Q4 25 | — | 2.22× | ||
| Q3 25 | — | 0.98× | ||
| Q2 25 | — | 2.74× | ||
| Q1 25 | — | 0.83× | ||
| Q4 24 | 121.08× | 3.36× | ||
| Q3 24 | 3.64× | 2.15× | ||
| Q2 24 | 20.25× | 4.73× |
Financial Flow Comparison
Revenue → gross profit → operating profit → net profit for each company.
Revenue Breakdown by Segment
AKR
| Minimum rents | $42.4M | 77% |
| Other | $12.3M | 23% |
WSR
Segment breakdown not available.
