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Camden Property
(NYSE:CPT)
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Rating:64Neutral
Price Target:
$121.00
â–²(6.39% Upside)
Action:Reiterated
Date:07/31/26
The score is driven primarily by solid but uneven financial performance: strong margins and positive cash flow are tempered by a sharp TTM revenue decline, softer recent cash-flow coverage, and uncertainty from an inconsistent latest balance-sheet datapoint. Technicals add modest support as the stock trades above key medium/long-term moving averages. The earnings call is a positive offset with reaffirmed FFO guidance and improving leasing/expense trends, while valuation is held back by a high P/E despite a reasonable dividend yield.
Positive Factors
Margin and Profitability
Sustained mid‑20% net margins and historically positive operating/free cash flow give Camden structural resilience. These margins support steady dividend coverage, fund reinvestment and development, and provide buffer across leasing cycles, underpinning long‑term cash generation.
Negative Factors
TTM Revenue Decline
A 25% TTM revenue decline materially reduces operating scale and leverage benefits; lost top‑line from dispositions or soft leasing takes time to replace. Persistently lower revenue can compress FFO growth, limit reinvestment capacity and raise reliance on capital markets for funding.
Read all positive and negative factors
Positive Factors
Negative Factors
Margin and Profitability
Sustained mid‑20% net margins and historically positive operating/free cash flow give Camden structural resilience. These margins support steady dividend coverage, fund reinvestment and development, and provide buffer across leasing cycles, underpinning long‑term cash generation.
Read all positive factors
Camden Property Key Performance Indicators (KPIs)
Any
Revenue by Category
Breaks down income sources, highlighting which segments contribute most to the company’s earnings and where growth opportunities or risks may lie.
Breaks down income sources, highlighting which segments contribute most to the company’s earnings and where growth opportunities or risks may lie.
Data provided by:
The Fly
The FlyCamden Property (CPT) vs. SPDR S&P 500 ETF (SPY)
Market Cap
$14.66B
Dividend Yield3.82%
Average Volume (3M)984.26K
Price to Earnings (P/E)36.6
Beta (1Y)0.48
Revenue Growth0.72%
EPS Growth111.53%
CountryUS
Employees1,640
SectorReal Estate
Sector Strength53
IndustryREIT - Residential
Share Statistics
EPS (TTM)3.02
Shares Outstanding100,539,350
10 Day Avg. Volume1,002,942
30 Day Avg. Volume984,260
Financial Highlights & Ratios
PEG Ratio0.23
Price to Book (P/B)2.73
Price to Sales (P/S)7.58
P/FCF Ratio30.89
Enterprise Value/Market Cap<0.01
Enterprise Value/Revenue<0.01
Enterprise Value/Gross Profit<0.01
Enterprise Value/Ebitda<0.01
Forecast
1Y Price Target
$115.75Price Target Upside1.78% Upside
Rating ConsensusHold
Number of Analyst Covering17
EPS Forecast (FY)1.13
Revenue Forecast (FY)$1.54B
Camden Property Business Overview & Revenue Model
Company Description
Camden Property Trust, an S&P 400 listed entity, specializes in real estate, primarily through the ownership, operation, development, renovation, purchase, and building of multi-family residential complexes. Currently, Camden possesses stakes in a...
How the Company Makes Money
Camden primarily makes money by leasing apartment units in the communities it owns and operates, generating rental revenue from monthly lease payments. In addition to base rent, it earns other property-level income tied to apartment operations, su...
Camden Property Earnings Call Summary
Earnings Call Date:Jul 30, 2026
(Q2-2026)
| % Change Since: |
Next Earnings Date:Oct 22, 2026
Earnings Call Sentiment Positive
The call emphasized a successful and strategic execution of a major portfolio rebalancing (California sale), disciplined capital allocation (significant share repurchases and targeted 1031 acquisitions), improving leasing trends and occupancy, and tighter expense control that together supported reaffirmation of full-year FFO guidance. Challenges remain at the property and market level — notably pockets of negative new-lease performance, elevated marketing costs, and short-term NOI reduction related to the disposition — but management communicated clear remediation paths, liquidity strength, and early operating green shoots. On balance, the positives (transaction execution, balance sheet actions, leasing momentum, cost improvements) outweigh the negatives.Positive Updates
Successful California Disposition
Closed sale of 11 California operating communities for $1.625 billion; sale represents a trailing 12-month FFO yield of 5.6% and AFFO yield of 5.2% for the portfolio (buyer Prop 13 adjustment ~30 bps). Transaction proceeds enabled redeployment and balance sheet actions.
Negative Updates
Workforce Impact from California Exit
Approximately 100 Camden team members (many 10+ years) parted ways as a result of the California portfolio sale, acknowledged as a negative outcome of the strategic move.
Read all updates
Q2-2026 Updates
Positive
Negative
Successful California Disposition
Closed sale of 11 California operating communities for $1.625 billion; sale represents a trailing 12-month FFO yield of 5.6% and AFFO yield of 5.2% for the portfolio (buyer Prop 13 adjustment ~30 bps). Transaction proceeds enabled redeployment and balance sheet actions.
Read all positive updates
Company Guidance
Camden reaffirmed full‑year core FFO guidance at a $6.75 midpoint after reporting Q2 core FFO of $1.68 and guiding Q3 core FFO to $1.69 (midpoint), a $0.01 sequential increase driven by +$0.03 from improved same‑store operations, +$0.02 incremental interest income, +$0.02 lower corporate expense and +$0.01 lower interest (total +$0.08) partly offset by ~$0.07 of lower NOI from the California sale; management also expects a $0.03 FY benefit from better-than-expected same‑store NOI offset by transaction timing. On an apples‑to‑apples basis excluding California, same‑store guidance is now revenue +0.5%, expense +2.5% and NOI -0.6% (expenses 50 bps better and NOI 30 bps better than prior), with bad debt down ~10 bps and recurring CapEx per unit expected to decline ~5%. Capital allocation and balance‑sheet metrics underpinning the plan include the $1.625B California disposition, $694M of share repurchases at an average $105.17 (6.4% FFO yield, 5.5% AFFO), $645M of closed acquisitions (avg age ~5 years, ~<5% FFO yield), $195M awarded, ~$200M of 1031 proceeds remaining to deploy, $1B designated for 1031 exchanges, ~ $900M used to repay LOC/commercial paper, pro forma net debt/EBITDA ~4.5x and a new $350M 1‑year unsecured term loan.Camden Property Financial Statement Overview
Summary
Income Statement
66
Positive
Balance Sheet
58
Neutral
Cash Flow
61
Positive
| Breakdown | TTM | Dec 2025 | Dec 2024 | Dec 2023 | Dec 2022 | Dec 2021 |
|---|---|---|---|---|---|---|
Income Statement | ||||||
| Total Revenue | 1.57B | 1.57B | 1.54B | 1.54B | 1.42B | 1.14B |
| Gross Profit | 351.43M | 966.31M | 944.51M | 957.68M | 893.56M | 695.71M |
| EBITDA | 1.11B | 1.15B | 885.60M | 1.12B | 840.05M | 832.26M |
| Net Income | 326.21M | 384.46M | 163.29M | 403.31M | 653.61M | 303.91M |
Balance Sheet | ||||||
| Total Assets | 9.46B | 9.04B | 8.85B | 9.38B | 9.33B | 7.98B |
| Cash, Cash Equivalents and Short-Term Investments | 44.72M | 25.20M | 21.05M | 259.69M | 10.69M | 613.39M |
| Total Debt | 4.85B | 3.90B | 3.49B | 3.72B | 3.68B | 3.17B |
| Total Liabilities | 5.58B | 4.60B | 4.10B | 4.33B | 4.27B | 3.71B |
| Stockholders Equity | 3.80B | 4.36B | 4.68B | 4.98B | 4.99B | 4.20B |
Cash Flow | ||||||
| Free Cash Flow | 761.75M | 386.22M | 381.14M | 384.02M | 295.28M | 148.75M |
| Operating Cash Flow | 807.44M | 826.62M | 774.88M | 794.95M | 744.71M | 577.47M |
| Investing Cash Flow | -644.85M | -499.54M | -285.23M | -127.13M | -1.46B | -804.39M |
| Financing Cash Flow | -148.42M | -322.05M | -725.49M | -417.21M | 109.93M | 421.37M |
Camden Property Technical Analysis
Positive
113.73
Price Trends
112.46
Negative
107.18
Positive
105.27
Positive
Market Momentum
-0.83
Positive
46.67
Neutral
23.73
Neutral
Evaluating momentum and price trends is crucial in stock analysis to make informed investment decisions. For CPT, the sentiment is Positive. The current price of 113.73 is above the 20-day moving average (MA) of 111.87, above the 50-day MA of 112.46, and above the 200-day MA of 105.27, indicating a neutral trend. The MACD of -0.83 indicates Positive momentum. The RSI at 46.67 is Neutral, neither overbought nor oversold. The STOCH value of 23.73 is Neutral, not indicating any strong overbought or oversold conditions. Overall, these indicators collectively point to a Positive sentiment for CPT.
Camden Property Risk Analysis
Camden Property disclosed 21 risk factors in its most recent earnings report. Camden Property reported the most risks in the "Finance & Corporate" category.
Finance & Corporate - Financial and accounting risks. Risks related to the execution of corporate activity and strategy
Latest Risks Added 0 New Risks
Camden Property Peers Comparison
UnderperformOutperform
Sector (65)
Name | Overall Rating | Market Cap | P/E Ratio | ROE | Dividend Yield | Revenue Growth | EPS Growth |
|---|---|---|---|---|---|---|---|
71 Outperform | $25.67B | 25.26 | 8.74% | 3.72% | 1.86% | -10.59% | |
68 Neutral | $18.69B | 44.70 | 7.60% | 3.52% | 4.74% | -48.36% | |
67 Neutral | $24.15B | 27.89 | 8.08% | 4.11% | 4.22% | -13.36% | |
67 Neutral | $19.44B | 24.01 | 16.33% | 3.64% | 1.54% | 310.22% | |
65 Neutral | $2.17B | 12.19 | 3.79% | 4.94% | 3.15% | 1.96% | |
64 Neutral | $14.66B | 36.58 | 7.80% | 3.71% | 0.72% | 111.53% | |
59 Neutral | $15.74B | 39.24 | 7.16% | 4.56% | 0.85% | -29.53% |
* Real Estate Sector Average
CPT
Camden Property
110.47
8.60
8.44%
AVB
AvalonBay
183.91
1.82
1.00%
EQR
Equity Residential
65.97
5.20
8.56%
MAA
Mid-America Apartment
134.20
0.52
0.39%
ESS
Essex Property
287.39
41.01
16.65%
UDR
UDR
37.94
1.35
3.70%
Camden Property Corporate Events
Executive/Board Changes
Camden Property Trust Announces Chief Accounting Officer Transition
Positive
Jun 11, 2026
On June 5, 2026, Camden Property Trust announced that Senior Vice President and Chief Accounting Officer Michael P. Gallagher, the company’s principal accounting officer, will retire effective July 2, 2026. The Board simultaneously approved ...
Executive/Board ChangesShareholder Meetings
Camden Property shareholders approve directors and compensation plans
Positive
May 8, 2026
At its recent Annual Meeting, Camden Property shareholders voted 95,836,749 common shares in person or by proxy out of 104,726,511 shares outstanding, excluding 2,003,396 shares in deferred benefit plans that were not entitled to vote. Investors e...
Business Operations and StrategyPrivate Placements and FinancingRegulatory Filings and Compliance
Camden Property Launches New $500 Million Equity Program
Positive
Apr 30, 2026
On April 28, 2026, Camden Property Trust terminated its existing at-the-market equity program and entered into new agreements with a syndicate of banks to offer and sell up to $500 million of common shares, including the ability to use forward sal...
Glossary
BuyA stock rated as a "Buy" is expected to perform better than the overall market or a specific benchmark over the near-to-medium term. This rating suggests the stock is likely to deliver higher returns compared to other stocks in the same sector or market index. Note: This is not investment advice; please consult a financial advisor before making investment decisions.
HoldA stock rated as a "Hold" is expected to perform in line with the overall market or a specific benchmark. This rating indicates that the stock is neither particularly compelling nor unfavorable for investment. Note: This is not investment advice; please consult a financial advisor before making investment decisions.
SellA stock rated as a "Sell" is expected to perform worse than the overall market or a specific benchmark over the near-to-medium term. This rating suggests the stock may deliver lower returns compared to other stocks in the same sector or market index. Note: This is not investment advice; please consult a financial advisor before making investment decisions.
Disclaimer
This AI Analyst Stock Report is automatically generated by our AI systems using advanced algorithms and publicly available financial, technical, and market data. While the information provided aims to be accurate and insightful, it is intended for informational purposes only and should not be considered financial advice. Any content created by an AI (Artificial Intelligence) system may contain inaccuracies and/or contain errors. Investing in stocks carries inherent risks, and past performance is not indicative of future results. This report does not account for your personal financial circumstances, objectives, or risk tolerance. Always conduct your own research or consult with a qualified financial advisor before making investment decisions. The analysis and recommendations provided are based on historical and current data and may not fully reflect future market conditions or unexpected developments. Neither the creators of this report nor its affiliated entities guarantee the accuracy, completeness, or reliability of the information presented. Use this report at your own discretion and risk.