Equity Residential Q1 Earnings Beat: FFO Jumps 8%, Revenue Tops Forecast

Equity Residential Reports First Quarter 2025 Results

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04/29/2025 - 04:15 PM

Results Exceed First Quarter 2025 Guidance Expectations

CHICAGO--(BUSINESS WIRE)-- Equity Residential (NYSE: EQR) today reported results for the quarter ended March 31, 2025.

First Quarter 2025 Results

All per share results are reported as available to common shares/units on a diluted basis.

听

Quarter Ended March 31,

听

2025

听

2024

听

$ Change

听

% Change

听

Earnings Per Share (EPS)

听

0.67

听

0.77

听

(0.10

)

听

(13.0

听

Funds from Operations (FFO) per share

听

0.94

听

0.87

听

0.07

听

8.0

听

Normalized FFO (NFFO) per share

听

0.95

听

0.93

听

0.02

听

2.2

听

Recent Highlights

The Company鈥檚 first quarter revenue growth exceeded our expectations driven by strength in New York and Washington, D.C. as well as continued improvement in both San Francisco and Seattle. The Washington, D.C. market continues to show resilient demand despite recently announced government job cuts.
For the first quarter of 2025 compared to the first quarter of 2024, same store revenues increased 2.2%, same store expenses increased 4.1% and same store Net Operating Income (NOI) increased 1.3%. The Company鈥檚 resident Turnover of only 7.9% in the first quarter of 2025 was the lowest in its history.
During the first quarter of 2025, the Company sold two properties, consisting of 546 apartment units, for an aggregate sale price of approximately $225.6 million at a weighted average Disposition Yield of 5.2%.

鈥淲e are encouraged to begin the year with operating performance that exceeded our expectations and that leaves us well positioned going into our primary leasing season,鈥� said Mark J. Parrell, Equity Residential鈥檚 President and CEO. 鈥淲e expect our business to be resilient in the face of heightened economic uncertainty. Demand, supply and lifestyle preferences all favor our high quality apartment rental business, and our diversified portfolio and efficient operating platform should maximize performance in any economic climate.鈥�

Results Per Share

The change in EPS for the quarter ended March 31, 2025 compared to the same period of 2024 is due primarily to lower property sale gains, higher depreciation expense, the various adjustment items listed on page 26 of this release and the items described below.

The per share change in FFO for the quarter ended March 31, 2025 compared to the same period of 2024 is due primarily to the various adjustment items listed on page 26 of this release and the items described below.

The per share change in Normalized FFO is due primarily to:

听	听	Positive/(Negative) Impact		听
听	听	First Quarter 2025 vs. First Quarter 2024		听
Residential same store NOI	听	$	0.02	听
2025 and 2024 transaction activity impact on NOI, net		听	0.02	听
Interest expense, net	听	听	(0.01	)
Corporate overhead ⁽¹⁾	听	听	(0.01	)
Net	听	$	0.02	听

(1)	Corporate overhead includes property management and general administrative expenses.

The Company has a glossary of defined terms and related reconciliations of Non-GAAP financial measures on pages 28 through 33 of this release. Reconciliations and definitions of FFO and Normalized FFO are provided on pages 6, 30 and 31 of this release.

Same Store Results

The following table shows the total same store results for the periods presented (includes Residential and Non-Residential).

听	听	First Quarter 2025 vs. First Quarter 2024	听	First Quarter 2025 vs. Fourth Quarter 2024
Apartment Units	听	75,362	听	80,818
Physical Occupancy	听	96.5% vs. 96.3%	听	96.4% vs. 96.0%
听	听	听	听	听
Revenues ⁽¹⁾	听	2.2%	听	0.8%
Expenses	听	4.1%	听	5.7%
NOI	听	1.3%	听	(1.4%)

(1)	Non-Residential operations reduced quarterly same store revenue growth by 0.50%, primarily due to higher reinstatement of straight-line receivable balances during the first quarter of 2024 (compared to the first quarter of 2025).

The following table reflects the detail of the change in Same Store Residential Revenues, which is presented on a GAAP basis showing Leasing Concessions on a straight-line basis.

听	听	First Quarter 2025 vs. First Quarter 2024	听	First Quarter 2025 vs. Fourth Quarter 2024
听	听	% Change	听	% Change
Same Store Residential Revenues-		听	听	听
comparable period
Lease rates	听	1.9%	听	0.2%
Leasing Concessions	听	0.0%	听	0.0%
Vacancy gain (loss)	听	0.2%	听	0.4%
Bad Debt, Net ⁽¹⁾	听	0.2%	听	0.0%
Other ⁽²⁾	听	0.4%	听	0.1%
Same Store Residential Revenues-		听		听
current period		2.7%	听	0.7%

(1)	Change in rental income due to bad debt write-offs and reserves, net of amounts (including governmental rental assistance payments) collected on previously written-off or reserved accounts. See page 12 for more detail.
(2)	Includes ancillary income, utility recoveries, early lease termination income, miscellaneous income and other items.

See page 11 for detail and reconciliations of Same Store Residential Revenues on a GAAP basis to Same Store Residential Revenues with Leasing Concessions on a cash basis.

Residential Same Store Operating Statistics

The following table includes select operating metrics for Residential Same Store Properties (for 75,362 same store apartment units):

听	听	Q1 2025	听	Q4 2024	听	Q1 2024
Physical Occupancy	听	96.5%	听	96.1%	听	96.3%
Percentage of Residents Renewing by quarter		62.0%	听	61.3%	听	61.1%
听	听	听	听	听	听	听
New Lease Change	听	(2.2%)	听	(4.4%)	听	(2.3%)
Renewal Rate Achieved	听	4.9%	听	5.0%	听	4.7%
Blended Rate ⁽¹⁾	听	1.8%	听	1.0%	听	1.5%

(1)	Blended Rates for Established Markets were 2.3%, 1.4% and 1.8% for Q1 2025, Q4 2024 and Q1 2024, respectively. See page 15.

In the first quarter of 2025, Blended Rate met our expectations and was consistent with seasonal patterns while Physical Occupancy exceeded our expectations. For the second quarter of 2025, Blended Rate is expected to be between 2.8% and 3.4%.

Investment Activity

The Company did not acquire any operating properties during the first quarter of 2025. During the first quarter of 2025, the Company sold two properties consisting of 546 apartment units, located in the San Diego and Seattle markets, for an aggregate sale price of approximately $225.6 million at a weighted average Disposition Yield of 5.2%. The Company also sold one land parcel for a sale price of approximately $4.3 million. The operating properties sold during the first quarter of 2025 have an average age of 24 years.

During the first quarter of 2025, the Company completed a joint venture development project in each of its New York and Denver markets, consisting of an aggregate of 720 apartment units, for a total cost of approximately $285.9 million. During the first quarter of 2025, the Company also completed one wholly owned development project in its San Francisco market, consisting of 225 apartment units, for a total cost of approximately $152.6 million.

Second Quarter 2025 Guidance

As is common for the first quarter, the Company is not revising any of its annual operating or other guidance, including EPS, FFO per share and Normalized FFO per share, provided as part of its fourth quarter 2024 earnings release. See page 27.

The Company has established guidance ranges for the second quarter of 2025 EPS, FFO per share and Normalized FFO per share as listed below:

听	听	Q2 2025 Guidance
EPS	听	$0.49 to $0.53
FFO per share	听	$0.95 to $0.99
Normalized FFO per share	听	$0.96 to $1.00

The difference between the first quarter of 2025 actual EPS of $0.67 and the second quarter of 2025 EPS guidance midpoint of $0.51 is due primarily to lower expected property sale gains, lower expected depreciation expense and the items described below.

The difference between the first quarter of 2025 actual FFO of $0.94 per share and the second quarter of 2025 FFO guidance midpoint of $0.97 per share is due primarily to the items described below.

The difference between the first quarter of 2025 actual Normalized FFO of $0.95 per share and the second quarter of 2025 Normalized FFO guidance midpoint of $0.98 per share is due primarily to:

听	听	Expected Positive/(Negative) Impact		听
听	听	Second Quarter 2025 vs. First Quarter 2025		听
Residential same store NOI	听	$	0.03	听
Interest expense, net	听	听	(0.01	)
Other items	听	听	0.01	听
Net	听	$	0.03	听

About Equity Residential

Equity Residential is committed to creating communities where people thrive. The Company, a member of the S&P 500, is focused on the acquisition, development and management of residential properties located in and around dynamic cities that attract affluent long-term renters. Equity Residential owns or has investments in 312 properties consisting of 84,648 apartment units, with an established presence in Boston, New York, Washington, D.C., Seattle, San Francisco and Southern California, and an expanding presence in Denver, Atlanta, Dallas/Ft. Worth and Austin. For more information on Equity Residential, please visit our website at .

Forward-Looking Statements

In addition to historical information, this press release contains forward-looking statements and information within the meaning of the federal securities laws. These statements are based on current expectations, estimates, projections and assumptions made by management. While Equity Residential鈥檚 management believes the assumptions underlying its forward-looking statements are reasonable, such information is inherently subject to uncertainties and may involve certain risks, including, without limitation, changes in general market conditions, including the rate of job growth and cost of labor and construction material, the level of new multifamily construction and development, government regulations and competition. These and other risks and uncertainties are described under the heading 鈥淩isk Factors鈥� in our Annual Report on Form 10-K and subsequent periodic reports filed with the Securities and Exchange Commission (SEC) and available on our website, . Many of these uncertainties and risks are difficult to predict and beyond management鈥檚 control. Forward-looking statements are not guarantees of future performance, results or events. Equity Residential assumes no obligation to update or supplement forward-looking statements that become untrue because of subsequent events.

A live web cast of the Company鈥檚 conference call discussing these results will take place tomorrow, Wednesday, April 30, 2025 at 10:00 a.m. CT. Please visit the Investor section of the Company鈥檚 website at for the webcast link.

听 Equity Residential Consolidated Statements of Operations (Amounts in thousands except per share data) (Unaudited) 听
听	听	Quarter Ended March 31,
听	听	2025		听	听	2024		听
REVENUES	听	听		听	听	听		听
Rental income	听	$	760,810	听	听	$	730,818	听
听	听	听		听	听	听		听
EXPENSES	听	听		听	听	听		听
Property and maintenance	听	听	143,973	听	听	听	134,630	听
AG真人官方 estate taxes and insurance	听	听	111,752	听	听	听	108,927	听
Property management	听	听	35,816	听	听	听	35,458	听
General and administrative	听	听	18,255	听	听	听	15,720	听
Depreciation	听	听	256,746	听	听	听	225,695	听
Total expenses	听	听	566,542	听	听	听	520,430	听
听	听	听		听	听	听		听
Net gain (loss) on sales of real estate properties	听	听	154,152	听	听	听	188,185	听
Interest and other income	听	听	1,692	听	听	听	9,329	听
Other expenses	听	听	(4,156	)	听	听	(31,738	)
Interest:	听	听		听	听	听		听
Expense incurred, net	听	听	(72,114	)	听	听	(67,212	)
Amortization of deferred financing costs	听	听	(2,144	)	听	听	(1,918	)
Income before income and other taxes, income (loss) from
investments in unconsolidated entities and net gain (loss)
on sales of land parcels	听	听	271,698	听	听	听	307,034	听
Income and other tax (expense) benefit	听	听	(422	)	听	听	(304	)
Income (loss) from investments in unconsolidated entities	听	听	(6,411	)	听	听	(1,698	)
Net gain (loss) on sales of land parcels	听	听	(67	)	听	听	鈥�	听
Net income	听	听	264,798	听	听	听	305,032	听
Net (income) loss attributable to Noncontrolling Interests:	听	听		听	听	听		听
Operating Partnership	听	听	(7,102	)	听	听	(8,275	)
Partially Owned Properties	听	听	(1,104	)	听	听	(970	)
Net income attributable to controlling interests	听	听	256,592	听	听	听	295,787	听
Preferred distributions	听	听	(356	)	听	听	(547	)
Premium on redemption of Preferred Shares	听	听	鈥�	听	听	听	(1,444	)
Net income available to Common Shares	听	$	256,236	听	听	$	293,796	听
听	听	听		听	听	听		听
Earnings per share 鈥� basic:	听	听		听	听	听		听
Net income available to Common Shares	听	$	0.68	听	听	$	0.78	听
Weighted average Common Shares outstanding	听	听	379,208	听	听	听	378,812	听
听	听	听		听	听	听		听
Earnings per share 鈥� diluted:	听	听		听	听	听		听
Net income available to Common Shares	听	$	0.67	听	听	$	0.77	听
Weighted average Common Shares outstanding	听	听	391,179	听	听	听	390,561	听
听	听	听		听	听	听		听
Distributions declared per Common Share outstanding	听	$	0.6925	听	听	$	0.675	听

听 Equity Residential Consolidated Statements of Funds From Operations and Normalized Funds From Operations (Amounts in thousands except per share and Unit data) (Unaudited) 听
听	听	Quarter Ended March 31,
听	听	2025		听	听	2024		听
Net income	听	$	264,798	听	听	$	305,032	听
Net (income) loss attributable to Noncontrolling Interests 鈥� Partially
Owned Properties		听	(1,104	)	听	听	(970	)
Preferred distributions	听	听	(356	)	听	听	(547	)
Premium on redemption of Preferred Shares	听	听	鈥�	听	听	听	(1,444	)
Net income available to Common Shares and Units	听	听	263,338	听	听	听	302,071	听
听	听	听		听	听	听		听
Adjustments:	听	听		听	听	听		听
Depreciation	听	听	256,746	听	听	听	225,695	听
Depreciation 鈥� Non-real estate additions	听	听	(950	)	听	听	(955	)
Depreciation 鈥� Partially Owned Properties	听	听	(478	)	听	听	(542	)
Depreciation 鈥� Unconsolidated Properties	听	听	4,395	听	听	听	335	听
Net (gain) loss on sales of unconsolidated entities - operating
assets	听	听	36	听	听	听	鈥�	听
Net (gain) loss on sales of real estate properties	听	听	(154,152	)	听	听	(188,185	)
FFO available to Common Shares and Units	听	听	368,935	听	听	听	338,419	听
听	听	听		听	听	听		听
Adjustments (see note for additional detail):	听	听		听	听	听		听
Write-off of pursuit costs	听	听	1,321	听	听	听	548	听
Debt extinguishment and preferred share redemption (gains)
losses	听	听	97	听	听	听	1,444	听
Non-operating asset (gains) losses	听	听	438	听	听	听	(6,106	)
Other miscellaneous items	听	听	1,727	听	听	听	30,591	听
Normalized FFO available to Common Shares and Units	听	$	372,518	听	听	$	364,896	听
听	听	听		听	听	听		听
FFO	听	$	369,291	听	听	$	340,410	听
Preferred distributions	听	听	(356	)	听	听	(547	)
Premium on redemption of Preferred Shares	听	听	鈥�	听	听	听	(1,444	)
FFO available to Common Shares and Units	听	$	368,935	听	听	$	338,419	听
FFO per share and Unit 鈥� basic	听	$	0.95	听	听	$	0.87	听
FFO per share and Unit 鈥� diluted	听	$	0.94	听	听	$	0.87	听
听	听	听		听	听	听		听
Normalized FFO	听	$	372,874	听	听	$	365,443	听
Preferred distributions	听	听	(356	)	听	听	(547	)
Normalized FFO available to Common Shares and Units	听	$	372,518	听	听	$	364,896	听
Normalized FFO per share and Unit 鈥� basic	听	$	0.96	听	听	$	0.94	听
Normalized FFO per share and Unit 鈥� diluted	听	$	0.95	听	听	$	0.93	听
听	听	听		听	听	听		听
Weighted average Common Shares and Units outstanding 鈥� basic		听	389,719	听	听	听	389,481	听
Weighted average Common Shares and Units outstanding 鈥� diluted		听	391,179	听	听	听	390,561	听

Note: See Adjustments from FFO to Normalized FFO for additional detail regarding the adjustments from FFO to Normalized FFO. See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for the definitions of non-GAAP financial measures and other terms as well as the reconciliations of EPS to FFO per share and Normalized FFO per share.

听 Equity Residential Consolidated Balance Sheets (Amounts in thousands except for share amounts) (Unaudited) 听
听	听	March 31,		听	听	December 31,		听
听	听	2025		听	听	2024		听
ASSETS	听	听		听	听	听		听
Land	听	$	5,572,591	听	听	$	5,606,531	听
Depreciable property	听	听	24,158,601	听	听	听	24,039,412	听
Projects under development	听	听	144,706	听	听	听	261,706	听
Land held for development	听	听	59,772	听	听	听	63,142	听
Investment in real estate	听	听	29,935,670	听	听	听	29,970,791	听
Accumulated depreciation	听	听	(10,611,129	)	听	听	(10,412,463	)
Investment in real estate, net	听	听	19,324,541	听	听	听	19,558,328	听
Investments in unconsolidated entities¹	听	听	411,973	听	听	听	386,531	听
Cash and cash equivalents	听	听	39,849	听	听	听	62,302	听
Restricted deposits	听	听	101,694	听	听	听	97,864	听
Right-of-use assets	听	听	452,783	听	听	听	455,445	听
Other assets	听	听	231,345	听	听	听	273,706	听
Total assets	听	$	20,562,185	听	听	$	20,834,176	听
听	听	听		听	听	听		听
LIABILITIES AND EQUITY	听	听		听	听	听		听
Liabilities:	听	听		听	听	听		听
Mortgage notes payable, net	听	$	1,593,803	听	听	$	1,630,690	听
Notes, net	听	听	5,949,081	听	听	听	5,947,376	听
Line of credit and commercial paper	听	听	304,000	听	听	听	543,679	听
Accounts payable and accrued expenses	听	听	149,342	听	听	听	99,347	听
Accrued interest payable	听	听	50,316	听	听	听	74,176	听
Lease liabilities	听	听	304,148	听	听	听	304,897	听
Other liabilities	听	听	274,374	听	听	听	310,559	听
Security deposits	听	听	77,312	听	听	听	75,611	听
Distributions payable	听	听	270,679	听	听	听	263,494	听
Total liabilities	听	听	8,973,055	听	听	听	9,249,829	听
听	听	听		听	听	听		听
Commitments and contingencies	听	听		听	听	听		听
听	听	听		听	听	听		听
Redeemable Noncontrolling Interests 鈥� Operating Partnership	听	听	337,699	听	听	听	338,563	听
Equity:	听	听		听	听	听		听
Shareholders' equity:	听	听		听	听	听		听
Preferred Shares of beneficial interest, $0.01 par value;
100,000,000 shares authorized; 343,100 shares issued and
outstanding as of March 31, 2025 and December 31, 2024	听	听	17,155	听	听	听	17,155	听
Common Shares of beneficial interest, $0.01 par value;
1,000,000,000 shares authorized; 379,840,678 shares issued
and outstanding as of March 31, 2025 and 379,475,383
shares issued and outstanding as of December 31, 2024	听	听	3,798	听	听	听	3,795	听
Paid in capital	听	听	9,622,470	听	听	听	9,611,826	听
Retained earnings	听	听	1,400,511	听	听	听	1,407,570	听
Accumulated other comprehensive income (loss)	听	听	3,396	听	听	听	4,214	听
Total shareholders鈥� equity	听	听	11,047,330	听	听	听	11,044,560	听
Noncontrolling Interests:	听	听		听	听	听		听
Operating Partnership	听	听	207,090	听	听	听	201,942	听
Partially Owned Properties	听	听	(2,989	)	听	听	(718	)
Total Noncontrolling Interests	听	听	204,101	听	听	听	201,224	听
Total equity	听	听	11,251,431	听	听	听	11,245,784	听
Total liabilities and equity	听	$	20,562,185	听	听	$	20,834,176	听

¹ Includes $349.0 million and $324.0 million in unconsolidated development and lease-up projects as of March 31, 2025 and December 31, 2024, respectively. See Development and Lease-Up Projects for additional detail on unconsolidated projects.

Equity Residential

Portfolio Summary

As of March 31, 2025

听

% of
Stabilized

听

Average

听

Apartment

听

Budgeted

听

Rental

听

Markets/Metro Areas

听

Properties

听

Units

听

NOI

听

Rate

听

Established Markets:

听

Los Angeles

听

14,733

听

16.6

听

2,958

听

Orange County

听

3,718

听

4.7

听

2,964

听

San Diego

听

2,209

听

3.1

听

3,284

听

Subtotal 鈥� Southern California

听

20,660

听

24.4

听

2,994

听

San Francisco

听

11,540

听

15.2

听

3,415

听

Washington, D.C.

听

13,846

听

15.1

听

2,798

听

New York

听

8,986

听

14.5

听

4,662

听

Boston

听

7,237

听

11.2

听

3,635

听

Seattle

听

8,748

听

9.8

听

2,647

听

Subtotal 鈥� Established Markets

听

267

听

71,017

听

90.2

听

3,259

听

Expansion Markets:

听

Denver

听

4,678

听

4.2

听

2,335

听

Atlanta

听

4,356

听

3.1

听

1,994

听

Dallas/Ft. Worth

听

3,855

听

2.1

听

1,942

听

Austin

听

742

听

0.4

听

1,735

听

Subtotal 鈥� Expansion Markets

听

13,631

听

9.8

听

2,082

听

Total

听

312

听

84,648

听

100.0

听

3,072

听

听	听	Properties	听	Apartment Units
Wholly Owned Properties	听	294	听	80,010
Partially Owned Properties 鈥� Consolidated	听	12	听	2,656
Partially Owned Properties 鈥� Unconsolidated	听	6	听	1,982
听	听	312	听	84,648

Note: Projects under development are not included in the Portfolio Summary until construction has been completed.

Equity Residential

听

Portfolio Rollforward Q1 2025

($ in thousands)

听

Properties

听

Apartment
Units

听

Sales Price

听

Disposition
Yield

听

12/31/2024

听

311

听

84,249

听

Dispositions:

听

Consolidated Rental Properties

听

)

听

(546

)

听

(225,600

)

听

(5.2

Consolidated Land Parcels

听

鈥�

听

鈥�

听

(4,300

)

听

Completed Developments 鈥� Consolidated

听

225

听

Completed Developments 鈥� Unconsolidated

听

720

听

3/31/2025

听

312

听

84,648

听

Equity Residential

听

First Quarter 2025 vs. First Quarter 2024

Same Store Results/Statistics Including 75,362 Same Store Apartment Units

(includes Residential and Non-Residential)

($ in thousands except for Average Rental Rate)

听

Results

听

Statistics

听

Description

听

Revenues

听

Expenses

听

NOI

听

Average
Rental
Rate

听

Physical
Occupancy

听

Turnover

听

Q1 2025

听

715,800

听

235,241

听

480,559

听

3,160

听

96.5

听

7.9

Q1 2024

听

700,443

听

225,958

听

474,485

听

3,086

听

96.3

听

8.6

Change

听

15,357

听

9,283

听

6,074

听

0.2

听

(0.7

听

Change

听

2.2

(1)

听

4.1

听

1.3

听

2.4

听

First Quarter 2025 vs. Fourth Quarter 2024

Same Store Results/Statistics Including 80,818 Same Store Apartment Units

(includes Residential and Non-Residential)

($ in thousands except for Average Rental Rate)

听

Results

听

Statistics

听

Description

听

Revenues

听

Expenses

听

NOI

听

Average
Rental
Rate

听

Physical
Occupancy

听

Turnover

听

Q1 2025

听

749,876

听

246,864

听

503,012

听

3,092

听

96.4

听

7.9

Q4 2024

听

743,687

听

233,557

听

510,130

听

3,084

听

96.0

听

9.2

Change

听

6,189

听

13,307

听

(7,118

)

听

0.4

听

(1.3

听

Change

听

0.8

听

5.7

听

(1.4

听

0.3

听

(1)	Non-Residential operations reduced quarterly same store revenue growth by 0.50%, primarily due to higher reinstatement of straight-line receivable balances during the first quarter of 2024 (compared to the first quarter of 2025).

Equity Residential

Same Store Residential Revenues 鈥� GAAP to Cash Basis (1)

($ in thousands)

听

First Quarter 2025 vs. First Quarter 2024

听

First Quarter 2025 vs. Fourth Quarter 2024

听

75,362 Same Store Apartment Units

听

80,818 Same Store Apartment Units

听

Q1 2025

听

Q1 2024

听

Q1 2025

听

Q4 2024

Same Store Residential Revenues (GAAP Basis)

688,857

听

671,039

听

722,351

听

717,211

听

Leasing Concessions amortized

听

5,176

听

5,052

听

5,800

听

5,522

听

Leasing Concessions granted

听

(5,972

)

听

(4,836

)

听

(6,977

)

听

(6,619

)

Same Store Residential Revenues with Leasing

Concessions on a cash basis

688,061

听

671,255

听

721,174

听

716,114

听

% change - GAAP revenue

听

2.7

听

0.7

听

% change - cash revenue

听

2.5

听

0.7

听

(1)	See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for additional detail.
	听

听

Same Store Net Operating Income By Quarter

Including 75,362 Same Store Apartment Units

(includes Residential and Non-Residential)

($ in thousands)

听

Q1 2025

听

Q4 2024

听

Q3 2024

听

Q2 2024

听

Q1 2024

听

Same store revenues

听

715,800

听

709,646

听

706,976

听

704,060

听

700,443

听

Same store expenses

听

235,241

听

221,822

听

226,647

听

219,926

听

225,958

听

Same store NOI

听

480,559

听

487,824

听

480,329

听

484,134

听

474,485

听

Equity Residential

听

Same Store Residential Accounts Receivable Balances

Including 75,362 Same Store Apartment Units

($ in thousands)

听

Balance Sheet (Other assets):

听

March 31, 2025

听

December 31, 2024

听

March 31, 2024

听

Residential accounts receivable balances

听

13,972

听

14,328

听

17,787

听

Allowance for doubtful accounts

听

(9,132

)

听

(9,431

)

听

(12,885

)

Net receivable balances

4,840

听

4,897

听

4,902

听

Straight-line receivable balances

听

9,649

听

(1)

8,854

听

8,287

听

(1)	Total same store Residential Leasing Concessions granted in the first quarter of 2025 were approximately $6.0 million. The straight-line receivable balance of $9.6 million reflects Residential Leasing Concessions that the Company expects will be primarily recognized as a reduction of rental revenues in the remainder of 2025 and the first quarter of 2026.
	听

听

Same Store Residential Bad Debt

Including 75,362 Same Store Apartment Units

($ in thousands)

听

Income Statement (Rental income):

听

Q1 2025

听

Q4 2024

听

Q1 2024

听

Bad debts before governmental rental assistance

听

7,419

听

7,780

听

8,846

听

Governmental rental assistance received

听

(268

)

听

(367

)

听

(442

)

Bad Debt, Net

听

7,151

听

7,413

听

8,404

听

Bad Debt, Net as a % of Same Store Residential Revenues

听

1.0

听

1.1

听

1.3

Equity Residential

First Quarter 2025 vs. First Quarter 2024

Same Store Residential Results/Statistics by Market

听	听	听	听	听	听	听	听	听		听	听	听	听	听	听	听	听	Increase (Decrease) from Prior Year's Quarter																听
Markets/Metro Areas	听	Apartment Units		听	Q1 2025 % of Actual NOI		听	Q1 2025 Average Rental Rate			听	Q1 2025 Weighted Average Physical Occupancy %		听	Q1 2025 Turnover		听	Revenues		听	Expenses		听	NOI		听	Average Rental Rate		听	Physical Occupancy		听	Turnover
Los Angeles	听	14,136	听	听	17.7	%	听	$	2,956	听	听	95.7	%	听	9.0	%	听	1.4	%	听	2.6	%	听	0.9	%	听	1.2	%	听	0.2	%	听	(0.6	%)
Orange County	听	3,718	听	听	5.3	%	听	听	2,964	听	听	96.3	%	听	7.2	%	听	2.4	%	听	5.2	%	听	1.6	%	听	2.2	%	听	0.2	%	听	(0.2	%)
San Diego	听	2,209	听	听	3.5	%	听	听	3,284	听	听	96.3	%	听	8.8	%	听	2.0	%	听	7.8	%	听	0.4	%	听	1.8	%	听	0.1	%	听	1.3	%
Subtotal 鈥� Southern California		20,063	听	听	26.5	%	听	听	2,994	听	听	95.9	%	听	8.7	%	听	1.7	%	听	3.4	%	听	1.0	%	听	1.4	%	听	0.2	%	听	(0.2	%)
听	听	听	听	听	听	听	听	听		听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听
San Francisco	听	11,093	听	听	16.3	%	听	听	3,387	听	听	96.8	%	听	8.3	%	听	3.3	%	听	3.3	%	听	3.3	%	听	3.0	%	听	0.3	%	听	(1.2	%)
Washington, D.C.	听	13,534	听	听	16.1	%	听	听	2,800	听	听	97.3	%	听	6.0	%	听	4.6	%	听	8.2	%	听	3.0	%	听	4.4	%	听	0.2	%	听	(1.0	%)
New York	听	8,536	听	听	14.5	%	听	听	4,710	听	听	97.6	%	听	6.3	%	听	3.2	%	听	2.9	%	听	3.4	%	听	2.6	%	听	0.6	%	听	(0.2	%)
Boston	听	7,077	听	听	11.2	%	听	听	3,657	听	听	95.8	%	听	7.1	%	听	2.9	%	听	6.2	%	听	1.5	%	听	2.8	%	听	0.1	%	听	(0.3	%)
Seattle	听	8,747	听	听	10.3	%	听	听	2,647	听	听	96.5	%	听	9.0	%	听	3.7	%	听	2.1	%	听	4.4	%	听	3.3	%	听	0.4	%	听	(0.7	%)
Denver	听	2,792	听	听	2.8	%	听	听	2,354	听	听	95.5	%	听	10.6	%	听	(3.0	%)	听	(0.2	%)	听	(4.3	%)	听	(2.3	%)	听	(0.7	%)	听	0.1	%
Other Expansion Markets	听	3,520	听	听	2.3	%	听	听	1,879	听	听	95.1	%	听	9.5	%	听	(4.8	%)	听	2.8	%	听	(9.9	%)	听	(4.7	%)	听	(0.1	%)	听	(3.7	%)
听	听	听	听	听	听	听	听	听		听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听
Total	听	75,362	听	听	100.0	%	听	$	3,160	听	听	96.5	%	听	7.9	%	听	2.7	%	听	4.0	%	听	2.0	%	听	2.4	%	听	0.2	%	听	(0.7	%)

Note: The above table reflects Residential same store results only. Residential operations account for more than 96.0% of total revenues for the quarter ended March 31, 2025.

Equity Residential

First Quarter 2025 vs. Fourth Quarter 2024

Same Store Residential Results/Statistics by Market

听	听	听	听	听	听	听	听	听		听	听	听	听	听	听	听	听	Increase (Decrease) from Prior Quarter																听
Markets/Metro Areas	听	Apartment Units		听	Q1 2025 % of Actual NOI		听	Q1 2025 Average Rental Rate			听	Q1 2025 Weighted Average Physical Occupancy %		听	Q1 2025 Turnover		听	Revenues		听	Expenses		听	NOI		听	Average Rental Rate		听	Physical Occupancy		听	Turnover
Los Angeles	听	14,136	听	听	16.8	%	听	$	2,956	听	听	95.7	%	听	9.0	%	听	0.5	%	听	5.2	%	听	(1.6	%)	听	0.6	%	听	(0.1	%)	听	(0.6	%)
Orange County	听	3,718	听	听	5.1	%	听	听	2,964	听	听	96.3	%	听	7.2	%	听	1.2	%	听	2.3	%	听	1.0	%	听	0.5	%	听	0.7	%	听	(2.2	%)
San Diego	听	2,209	听	听	3.4	%	听	听	3,284	听	听	96.3	%	听	8.8	%	听	1.0	%	听	5.7	%	听	(0.3	%)	听	0.6	%	听	0.4	%	听	(1.2	%)
Subtotal 鈥� Southern California		20,063	听	听	25.3	%	听	听	2,994	听	听	95.9	%	听	8.7	%	听	0.7	%	听	4.8	%	听	(0.9	%)	听	0.6	%	听	0.2	%	听	(0.9	%)
听	听	听	听	听	听	听	听	听		听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听
San Francisco	听	11,315	听	听	15.9	%	听	听	3,387	听	听	96.8	%	听	8.3	%	听	1.7	%	听	8.0	%	听	(0.8	%)	听	1.0	%	听	0.7	%	听	(2.0	%)
Washington, D.C.	听	13,846	听	听	15.7	%	听	听	2,798	听	听	97.3	%	听	6.1	%	听	1.1	%	听	9.3	%	听	(2.5	%)	听	0.3	%	听	0.7	%	听	(1.9	%)
New York	听	8,536	听	听	13.9	%	听	听	4,710	听	听	97.6	%	听	6.3	%	听	0.7	%	听	5.1	%	听	(2.4	%)	听	0.4	%	听	0.2	%	听	(0.2	%)
Boston	听	7,237	听	听	10.8	%	听	听	3,635	听	听	95.8	%	听	7.0	%	听	0.3	%	听	7.8	%	听	(2.7	%)	听	(0.2	%)	听	0.5	%	听	(0.8	%)
Seattle	听	8,747	听	听	9.8	%	听	听	2,647	听	听	96.5	%	听	9.0	%	听	0.6	%	听	2.2	%	听	0.0	%	听	0.4	%	听	0.2	%	听	0.0	%
Denver	听	3,972	听	听	3.7	%	听	听	2,319	听	听	95.1	%	听	10.8	%	听	(1.5	%)	听	1.5	%	听	(2.8	%)	听	(1.7	%)	听	0.2	%	听	(2.1	%)
Other Expansion Markets	听	7,102	听	听	4.9	%	听	听	1,922	听	听	95.4	%	听	9.2	%	听	(0.5	%)	听	1.7	%	听	(1.9	%)	听	(1.4	%)	听	0.8	%	听	(1.6	%)
听	听	听	听	听	听	听	听	听		听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听	听
Total	听	80,818	听	听	100.0	%	听	$	3,092	听	听	96.4	%	听	7.9	%	听	0.7	%	听	5.7	%	听	(1.6	%)	听	0.3	%	听	0.4	%	听	(1.3	%)

Note: The above table reflects Residential same store results only. Residential operations account for more than 96.0% of total revenues for the quarter ended March 31, 2025.

Equity Residential

听 Same Store Residential Net Effective Lease Pricing Statistics For 75,362 Same Store Apartment Units 听
听	听	New Lease Change (1)						听	听	Renewal Rate Achieved (1)						听	听	Blended Rate (1)						听
Markets/Metro Areas	听	Q1 2025		听	听	Q4 2024		听	听	Q1 2025		听	听	Q4 2024		听	听	Q1 2025		听	听	Q4 2024		听
Southern California	听	听	(2.1	%)	听	听	(4.9	%)	听	听	4.6	%	听	听	4.4	%	听	听	1.6	%	听	听	0.4	%
San Francisco	听	听	0.6	%	听	听	(2.8	%)	听	听	5.4	%	听	听	6.6	%	听	听	3.3	%	听	听	2.5	%
Washington, D.C.	听	听	0.0	%	听	听	(2.8	%)	听	听	5.7	%	听	听	5.5	%	听	听	3.2	%	听	听	1.8	%
New York	听	听	1.4	%	听	听	(1.6	%)	听	听	4.8	%	听	听	4.3	%	听	听	3.5	%	听	听	2.3	%
Boston	听	听	(5.3	%)	听	听	(4.8	%)	听	听	4.5	%	听	听	4.4	%	听	听	0.0	%	听	听	1.1	%
Seattle	听	听	(3.4	%)	听	听	(6.0	%)	听	听	5.5	%	听	听	6.9	%	听	听	1.7	%	听	听	0.5	%
Subtotal 鈥� Established Markets	听	听	(1.3	%)	听	听	(3.8	%)	听	听	5.0	%	听	听	5.1	%	听	听	2.3	%	听	听	1.4	%
听	听	听		听	听	听		听	听	听		听	听	听		听	听	听		听	听	听		听
Denver	听	听	(13.1	%)	听	听	(11.8	%)	听	听	3.9	%	听	听	3.1	%	听	听	(6.1	%)	听	听	(4.7	%)
Other Expansion Markets	听	听	(14.7	%)	听	听	(12.9	%)	听	听	1.5	%	听	听	1.8	%	听	听	(8.8	%)	听	听	(6.3	%)
Subtotal 鈥� Expansion Markets	听	听	(13.9	%)	听	听	(12.3	%)	听	听	2.8	%	听	听	2.5	%	听	听	(7.4	%)	听	听	(5.4	%)
Total	听	听	(2.2	%)	听	听	(4.4	%)	听	听	4.9	%	听	听	5.0	%	听	听	1.8	%	听	听	1.0	%

(1)	See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for definitions.

Equity Residential

听

First Quarter 2025 vs. First Quarter 2024

Total Same Store Operating Expenses Including 75,362 Same Store Apartment Units

(includes Residential and Non-Residential)

($ in thousands)

听

Q1 2025

听

Q1 2024

听

$
Change ⁽¹⁾

听

%
Change

听

% of
Q1 2025
Operating
Expenses

听

AG真人官方 estate taxes

听

94,556

听

91,907

听

2,649

听

2.9

听

40.2

On-site payroll

听

43,444

听

42,019

听

1,425

听

3.4

听

18.5

Utilities

听

39,479

听

36,145

听

3,334

听

9.2

听

16.8

Repairs and maintenance

听

29,437

听

29,091

听

346

听

1.2

听

12.5

Insurance

听

9,240

听

9,134

听

106

听

1.2

听

3.9

Leasing and advertising

听

2,720

听

2,313

听

407

听

17.6

听

1.1

Other on-site operating expenses

听

16,365

听

15,349

听

1,016

听

6.6

听

7.0

Total Same Store Operating Expenses⁽²⁾

听

235,241

听

225,958

听

9,283

听

4.1

听

100.0

(1)	The quarter-over-quarter changes were primarily driven by the following factors:
听	AG真人官方 estate taxes 鈥� Increase due to escalation in rates and assessed values including an approximately one percentage point contribution to growth from 421-a tax abatement burnoffs in New York City. Once the burnoffs are completed, previously rent-restricted apartment units will transition to market.
听	On-site payroll 鈥� Increase primarily driven by higher wages, partially offset by the impact of various innovation initiatives.
听	Utilities 鈥� Increase primarily driven by higher commodity prices for gas and electric and higher water, sewer and trash expense along with a challenging comparable period.
听	Insurance 鈥� Property insurance premiums declined in the 2025 policy renewal but were offset by other insurance-related costs.
听	Leasing and advertising 鈥� Increase primarily driven by higher advertising expenses and processing fees.
听	Other on-site operating expenses 鈥� Increase primarily due to higher ground lease rent, association fees and other expenses, partially offset by lower property-related legal expenses.
(2)	See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for additional details.

Equity Residential

听

Debt Summary as of March 31, 2025

($ in thousands)

听

Debt
Balances (1)

听

% of Total

听

Weighted
Average
Rates (1)

听

Weighted
Average
Maturities
(years)

听

Secured

听

1,593,803

听

20.3

听

3.77

听

6.6

听

Unsecured

听

6,253,081

听

79.7

听

3.74

听

7.4

听

Total

听

7,846,884

听

100.0

听

3.74

听

7.2

听

Fixed Rate Debt:

听

Secured 鈥� Conventional

听

1,401,811

听

17.9

听

3.89

听

6.2

听

Unsecured 鈥� Public

听

5,949,081

听

75.8

听

3.68

听

7.7

听

Fixed Rate Debt

听

7,350,892

听

93.7

听

3.72

听

7.4

听

Floating Rate Debt:

听

Secured 鈥� Tax Exempt

听

191,992

听

2.4

听

2.87

听

9.9

听

Unsecured 鈥� Revolving Credit Facility

听

鈥�

听

鈥�

听

鈥�

听

2.6

听

Unsecured 鈥� Commercial Paper Program (2)

听

304,000

听

3.9

听

4.55

听

鈥�

听

Floating Rate Debt

听

495,992

听

6.3

听

3.98

听

4.0

听

Total

听

7,846,884

听

100.0

听

3.74

听

7.2

听

(1)	See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for additional details.
(2)	At March 31, 2025, the weighted average maturity of commercial paper outstanding was 1 day. The weighted average amount outstanding for the quarter ended March 31, 2025 was approximately $390.2 million.
Note: The Company capitalized interest of approximately $3.9 million and $3.1 million during the quarters ended March 31, 2025 and 2024, respectively.

Equity Residential

听

Debt Maturity Schedule as of March 31, 2025

($ in thousands)

听

Year

听

Fixed
Rate

听

Floating
Rate

听

Total

听

% of Total

听

Weighted
Average Coupons
on Fixed
Rate Debt (1)

听

Weighted
Average
Coupons on
Total Debt (1)

听

2025

听

450,000

听

310,900

听

(2)

760,900

听

9.6

听

3.38

听

3.84

2026

听

592,025

听

7,400

听

599,425

听

7.6

听

3.58

听

3.58

2027

听

400,000

听

8,200

听

408,200

听

5.2

听

3.25

听

3.24

2028

听

900,000

听

9,000

听

909,000

听

11.5

听

3.79

听

3.78

2029

听

888,120

听

9,700

听

897,820

听

11.3

听

3.30

听

3.30

2030

听

1,148,462

听

10,800

听

1,159,262

听

14.6

听

2.53

听

2.53

2031

听

528,500

听

37,700

听

566,200

听

7.2

听

1.94

听

2.00

2032

听

鈥�

听

26,000

听

26,000

听

0.3

听

鈥�

听

3.09

2033

听

550,000

听

鈥�

听

550,000

听

6.9

听

5.22

听

5.22

2034

听

600,000

听

鈥�

听

600,000

听

7.6

听

4.65

听

4.65

2035+

听

1,350,850

听

86,960

听

1,437,810

听

18.2

听

4.39

听

4.22

Subtotal

听

7,407,957

听

506,660

听

7,914,617

听

100.0

听

3.62

听

3.62

Deferred Financing Costs and Unamortized (Discount)

听

(57,065

)

听

(10,668

)

听

(67,733

)

听

N/A

听

N/A

听

N/A

听

Total

听

7,350,892

听

495,992

听

7,846,884

听

100.0

听

3.62

听

3.62

(1)	See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for additional details.
(2)	Includes $304.0 million in principal outstanding on the Company's Commercial Paper Program.

Equity Residential

听 Selected Unsecured Public Debt Covenants 听
听	听	March 31,	听	December 31,
听	听	2025	听	2024
Debt to Adjusted Total Assets (not to exceed 60%)	听	26.8%	听	27.7%
听	听	听	听	听
Secured Debt to Adjusted Total Assets (not to exceed 40%)	听	6.2%	听	6.3%
听	听	听	听	听
Consolidated Income Available for Debt Service to		听	听	听
Maximum Annual Service Charges		听	听	听
(must be at least 1.5 to 1)	听	6.00	听	5.67
听	听	听	听	听
Total Unencumbered Assets to Unsecured Debt		听	听	听
(must be at least 125%)	听	493.3%	听	473.7%

Note: These selected covenants represent the most restrictive financial covenants relating to ERP Operating Limited Partnership's ("ERPOP") outstanding public debt securities. Equity Residential is the general partner of ERPOP.

听 Selected Credit Ratios 听
听	听	March 31,	听	December 31,
听	听	2025	听	2024
Total debt to Normalized EBITDAre	听	4.25x	听	4.43x
听	听	听	听	听
Net debt to Normalized EBITDAre	听	4.21x	听	4.38x
听	听	听	听	听
Unencumbered NOI as a % of total NOI	听	90.5%	听	89.7%

Note: See Normalized EBITDAre Reconciliations for detail.

Equity Residential

听

Capital Structure as of March 31, 2025

(Amounts in thousands except for share/unit and per share amounts)

听

Secured Debt

听

1,593,803

听

20.3

听

Unsecured Debt

听

6,253,081

听

79.7

听

Total Debt

听

7,846,884

听

100.0

听

21.9

Common Shares (includes Restricted Shares)

听

379,840,678

听

97.0

听

Units (includes OP Units and Restricted Units)

听

11,723,272

听

3.0

听

Total Shares and Units

听

391,563,950

听

100.0

听

Common Share Price at March 31, 2025

听

71.58

听

28,028,148

听

99.9

听

Perpetual Preferred Equity (see below)

听

17,155

听

0.1

听

Total Equity

听

28,045,303

听

100.0

听

78.1

听

Total Market Capitalization

听

35,892,187

听

100.0

听

Perpetual Preferred Equity as of March 31, 2025

(Amounts in thousands except for share and per share amounts)

听

Series

听

Call Date

听

Outstanding
Shares

听

Liquidation
Value

听

Annual
Dividend
Per Share

听

Annual
Dividend
Amount

听

Preferred Shares:

听

8.29% Series K

听

12/10/26

听

343,100

听

17,155

听

4.145

听

1,422

听

Equity Residential

Common Share and Unit

Weighted Average Amounts Outstanding

听	听	Q1 2025		听	听	Q1 2024		听
Weighted Average Amounts Outstanding for Net Income Purposes:	听	听		听	听	听		听
Common Shares - basic	听	听	379,207,994	听	听	听	378,811,922	听
Shares issuable from assumed conversion/vesting of:	听	听		听	听	听		听
- OP Units	听	听	10,511,169	听	听	听	10,669,346	听
- long-term compensation shares/units	听	听	1,460,268	听	听	听	1,079,917	听
Total Common Shares and Units - diluted	听	听	391,179,431	听	听	听	390,561,185	听
听	听	听		听	听	听		听
Weighted Average Amounts Outstanding for FFO and Normalized FFO Purposes:	听	听		听	听	听		听
Common Shares - basic	听	听	379,207,994	听	听	听	378,811,922	听
OP Units - basic	听	听	10,511,169	听	听	听	10,669,346	听
Total Common Shares and OP Units - basic	听	听	389,719,163	听	听	听	389,481,268	听
Shares issuable from assumed conversion/vesting of:	听	听		听	听	听		听
- long-term compensation shares/units	听	听	1,460,268	听	听	听	1,079,917	听
Total Common Shares and Units - diluted	听	听	391,179,431	听	听	听	390,561,185	听
听	听	听		听	听	听		听
Period Ending Amounts Outstanding:	听	听		听	听	听		听
Common Shares (includes Restricted Shares)	听	听	379,840,678	听	听	听	378,939,751	听
Units (includes OP Units and Restricted Units)	听	听	11,723,272	听	听	听	11,732,622	听
Total Shares and Units	听	听	391,563,950	听	听	听	390,672,373	听

Equity Residential

Partially Owned Properties as of March 31, 2025

(Amounts in thousands except for project/property and apartment unit amounts)听

Partially Owned Properties

听

Weighted
Average
Ownership
Percentage

听

Total
Properties

听

Total
Apartment
Units

听

Q1 2025
NOI

听

Q1 2025
Interest
Expense

听

Total Debt

听

CONSOLIDATED:

听

Operating properties (stabilized)

听

86.2%

听

2,656

听

16,175

听

255

听

28,312

听

Projects Under Development (1) (3)

听

95.0%

听

鈥�

听

鈥�

听

(83

)

听

鈥�

听

鈥�

听

Total Partially Owned Properties - Consolidated

听

2,656

听

16,092

听

255

听

28,312

听

UNCONSOLIDATED:

听

Projects Under Development (2) (3)

听

95.0%

听

鈥�

听

鈥�

听

鈥�

听

Projects Completed Not Stabilized (3)

听

77.9%

听

1,982

听

2,706

听

3,785

听

339,269

听

Total Partially Owned Properties - Unconsolidated

听

1,982

听

2,732

听

3,876

听

339,269

听

Total Partially Owned Properties

听

4,638

听

18,824

听

4,131

听

367,581

听

(1)	The Company is currently developing one property, which is expected to add 440 apartment units upon completion.
(2)	The Company is currently developing two properties, which are expected to add 639 apartment units upon completion.
(3)	See Development and Lease-Up Projects for more information.
Note: Partially owned consolidated and unconsolidated amounts are presented at 100% of the project/property.

Equity Residential

Development and Lease-Up Projects as of March 31, 2025

(Amounts in thousands except for project and apartment unit amounts)

听

Estimated/Actual

听

Projects

听

Location

听

Ownership
Percentage

听

No. of
Apartment
Units

听

Total
Budgeted
Capital
Cost

听

Total
Book Value
to Date

听

Total
Debt (1)

听

Percentage
Completed

听

Start
Date

听

Initial
Occupancy

听

Completion
Date

听

Stabilization
Date

听

Percentage
Leased /
Occupied

CONSOLIDATED:

听

Projects Under Development:

听

The Basin

听

Wakefield, MA

听

95%

听

440

听

232,172

听

144,706

听

鈥�

听

57%

听

Q1 2024

听

Q4 2025

听

Q3 2026

听

Q2 2027

听

鈥� / 鈥�

Projects Under Development - Consolidated

听

440

听

232,172

听

144,706

听

鈥�

听

Projects Completed Not Stabilized:

听

Lorien (fka Laguna Clara II)

听

Santa Clara, CA

听

100%

听

225

听

152,621

听

146,406

听

鈥�

听

99%

听

Q2 2022

听

Q1 2025

听

Q1 2025

听

Q4 2025

听

22% / 18%

Projects Completed Not Stabilized - Consolidated

听

225

听

152,621

听

146,406

听

鈥�

听

UNCONSOLIDATED:

听

Projects Under Development:

听

Modera Bridle Trails

听

Kirkland, WA

听

95%

听

369

听

185,282

听

75,997

听

鈥�

听

29%

听

Q3 2024

听

Q2 2027

听

Q3 2027

听

Q4 2028

听

鈥� / 鈥�

Modera South Shore

听

Marshfield, MA

听

95%

听

270

听

121,918

听

48,364

听

鈥�

听

30%

听

Q3 2024

听

Q1 2026

听

Q4 2026

听

Q2 2027

听

鈥� / 鈥�

Projects Under Development - Unconsolidated

听

639

听

307,200

听

124,361

听

鈥�

听

Projects Completed Not Stabilized:

听

Alloy Sunnyside

听

Denver, CO

听

80%

听

209

听

70,004

听

69,366

听

35,862

听

100%

听

Q3 2021

听

Q2 2024

听

Q2 2024

听

Q3 2025

听

74% / 60%

Remy (Toll)

听

Frisco, TX

听

75%

听

357

听

98,937

听

97,408

听

51,725

听

98%

听

Q1 2022

听

Q2 2024

听

Q4 2024

听

Q3 2025

听

81% / 76%

Sadie (fka Settler) (Toll)

听

Fort Worth, TX

听

75%

听

362

听

82,775

听

78,606

听

41,598

听

98%

听

Q2 2022

听

Q2 2024

听

Q4 2024

听

Q3 2025

听

81% / 77%

Lyle (Toll) (2)

听

Dallas, TX

听

75%

听

334

听

86,332

听

83,845

听

49,034

听

99%

听

Q3 2022

听

Q1 2024

听

Q4 2024

听

Q4 2025

听

71% / 66%

Alexan Harrison

听

Harrison, NY

听

62%

听

450

听

200,664

听

198,701

听

111,147

听

100%

听

Q3 2021

听

Q1 2024

听

Q1 2025

听

Q4 2025

听

85% / 78%

Solana Beeler Park

听

Denver, CO

听

90%

听

270

听

85,206

听

84,645

听

49,903

听

100%

听

Q4 2021

听

Q3 2024

听

Q1 2025

听

Q4 2025

听

38% / 32%

Projects Completed Not Stabilized - Unconsolidated

听

1,982

听

623,918

听

612,571

听

339,269

听

Total Development Projects - Consolidated

听

665

听

384,793

听

291,112

听

鈥�

听

Total Development Projects - Unconsolidated

听

2,621

听

931,118

听

736,932

听

339,269

听

Total Development Projects

听

3,286

听

1,315,911

听

1,028,044

听

339,269

听

NOI CONTRIBUTION FROM DEVELOPMENT PROJECTS	Total Budgeted Capital Cost		听	听	Q1 2025 NOI		听
Projects Under Development - Consolidated	$	232,172	听	听	$	(83	)
Projects Completed Not Stabilized - Consolidated	听	152,621	听	听	听	(145	)
Projects Under Development - Unconsolidated	听	307,200	听	听	听	26	听
Projects Completed Not Stabilized - Unconsolidated	听	623,918	听	听	听	2,706	听
听	$	1,315,911	听	听	$	2,504	听

(1)	All unconsolidated projects are being partially funded with project-specific construction loans. None of these loans are recourse to the Company.
(2)	The land parcel under this project is subject to a long-term ground lease.

Equity Residential

Residential Capital Expenditures to AG真人官方 Estate

For the Quarter Ended March 31, 2025

(Amounts in thousands except for apartment unit and per apartment unit amounts)

听

Same Store
Properties

听

Non-Same Store
Properties

听

Total Consolidated
Properties

听

Same Store Avg.
Per Apartment Unit

听

Total Consolidated Apartment Units

听

75,362

听

7,304

听

82,666

听

Recurring Capital Expenditures

听

31,149

听

3,620

听

34,769

听

413

听

NOI-Enhancing Expenditures:

听

Renovation Expenditures

听

18,848

听

(1)

听

2,939

听

(3)

听

21,787

听

250

听

Other (2)

听

2,105

听

444

听

2,549

听

Total NOI-Enhancing Expenditures

听

20,953

听

3,383

听

24,336

听

278

听

Total Capital Expenditures to AG真人官方 Estate (4)

听

52,102

听

7,003

听

59,105

听

691

听

(1)	Renovation Expenditures on 608 same store apartment units for the quarter ended March 31, 2025 approximated $31,000 per apartment unit renovated.
(2)	Other includes sustainability, property-level technology and Accessory Dwelling Units (ADU) spend.
(3)	Includes expenditures for one property that has been removed from same store while undergoing major renovations requiring a significant number of apartment units to be vacated to accommodate the extensive planned improvements. The renovation is expected to continue through the fourth quarter of 2026.
(4)	See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for additional details.
Note: Non-Residential Capital Expenditures to AG真人官方 Estate were approximately $2.8 million, $0.0 million and $2.8 million for Same Store Properties, Non-Same Store Properties and Total Consolidated Properties, respectively.

Equity Residential

Normalized EBITDAre Reconciliations

(Amounts in thousands)

听

Trailing Twelve Months

听

2025

听

2024

听

March 31, 2025

听

December 31, 2024

听

Net income

听

1,030,741

听

1,070,975

听

264,798

听

433,871

听

148,517

听

183,555

听

305,032

听

Interest expense incurred, net

听

290,637

听

285,735

听

72,114

听

79,973

听

72,722

听

65,828

听

67,212

听

Amortization of deferred financing costs

听

8,060

听

7,834

听

2,144

听

2,050

听

1,948

听

1,918

听

1,918

听

Amortization of above/below market lease intangibles

听

4,548

听

4,512

听

1,152

听

1,152

听

1,128

听

1,116

听

1,116

听

Depreciation

听

983,242

听

952,191

听

256,746

听

264,150

听

237,948

听

224,398

听

225,695

听

Income and other tax expense (benefit)

听

1,374

听

1,256

听

422

听

331

听

290

听

331

听

304

听

EBITDA

听

2,318,602

听

2,322,503

听

597,376

听

781,527

听

462,553

听

477,146

听

601,277

听

Net (gain) loss on sales of real estate properties

听

(512,764

)

听

(546,797

)

听

(154,152

)

听

(318,968

)

听

165

听

(39,809

)

听

(188,185

)

Net (gain) loss on sales of unconsolidated entities - operating assets

听

(479

)

听

(515

)

听

195

听

(710

)

听

鈥�

听

鈥�

听

EBITDAre

听

1,805,359

听

1,775,191

听

443,260

听

462,754

听

462,008

听

437,337

听

413,092

听

Write-off of pursuit costs (other expenses)

听

5,928

听

5,155

听

1,321

听

3,250

听

536

听

821

听

548

听

(Income) loss from investments in unconsolidated entities - operations

听

14,166

听

9,489

听

6,375

听

3,914

听

2,203

听

1,674

听

1,698

听

Net (gain) loss on sales of land parcels

听

鈥�

听

鈥�

听

鈥�

听

鈥�

听

鈥�

听

AG真人官方ized (gain) loss on investment securities (interest and other income)

听

2,032

听

1,992

听

676

听

鈥�

听

1,316

听

鈥�

听

Unrealized (gain) loss on investment securities (interest and other income)

听

(12,819

)

听

(19,880

)

听

鈥�

听

鈥�

听

(14,135

)

听

1,316

听

(7,061

)

Insurance/litigation settlement or reserve income (interest and other income)

听

(4,440

)

听

(4,447

)

听

(98

)

听

(2,863

)

听

(25

)

听

(1,454

)

听

(105

)

Insurance/litigation/environmental settlement or reserve expense (other expenses)

听

15,879

听

44,645

听

1,712

听

1,577

听

3,199

听

9,391

听

30,478

听

Advocacy contributions (other expenses)

听

21,587

听

21,515

听

213

听

9,232

听

9,584

听

2,558

听

141

听

Other

听

(282

)

听

(105

)

听

(100

)

听

230

听

鈥�

听

(412

)

听

Normalized EBITDAre

听

1,847,477

听

1,833,555

听

452,790

听

478,770

听

463,370

听

452,547

听

438,868

听

Balance Sheet Items:

听

March 31, 2025

听

December 31, 2024

听

Total debt

听

7,846,884

听

8,121,745

听

Cash and cash equivalents

听

(39,849

)

听

(62,302

)

听

Mortgage principal reserves/sinking funds

听

(33,314

)

听

(31,208

)

听

Net debt

听

7,773,721

听

8,028,235

听

Note: EBITDA, EBITDAre and Normalized EBITDAre do not include any adjustments for the Company鈥檚 share of partially owned unconsolidated entities or the minority partner鈥檚 share of partially owned consolidated entities due to the immaterial size of the Company鈥檚 partially owned portfolio.

Equity Residential

Adjustments from FFO to Normalized FFO

(Amounts in thousands)

听

Quarter Ended March 31,

听

2025

听

2024

听

Variance

听

Impairment 鈥� non-operating real estate assets

听

鈥�

听

鈥�

听

鈥�

听

Write-off of pursuit costs (other expenses)

听

1,321

听

548

听

773

听

Write-off of unamortized deferred financing costs (interest expense)

听

鈥�

听

Premium on redemption of Preferred Shares

听

鈥�

听

1,444

听

(1,444

)

Debt extinguishment and preferred share redemption (gains) losses

听

1,444

听

(1,347

)

听

Net (gain) loss on sales of land parcels

听

鈥�

听

(Income) loss from investments in unconsolidated entities 鈹€ non-operating assets

听

331

听

955

听

(624

)

AG真人官方ized (gain) loss on investment securities (interest and other income)

听

鈥�

听

Unrealized (gain) loss on investment securities (interest and other income)

听

鈥�

听

(7,061

)

听

7,061

听

Non-operating asset (gains) losses

听

438

听

(6,106

)

听

6,544

听

Insurance/litigation settlement or reserve income (interest and other income)

听

(98

)

听

(105

)

听

Insurance/litigation/environmental settlement or reserve expense (other expenses) (1)

听

1,712

听

30,478

听

(28,766

)

Advocacy contributions (other expenses)

听

213

听

141

听

Other

听

(100

)

听

(177

)

Other miscellaneous items

听

1,727

听

30,591

听

(28,864

)

听

Adjustments from FFO to Normalized FFO

听

3,583

听

26,477

听

(22,894

)

(1)	Insurance/litigation/environmental settlement or reserve expense for the quarter ended March 31, 2024 primarily relates to a reserve increase regarding litigation over late fees charged by the Company.
Note: See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for the definitions of non-GAAP financial measures and other terms as well as the reconciliations of EPS to FFO per share and Normalized FFO per share.

Equity Residential

Normalized FFO Guidance and Assumptions

The guidance/projections provided below are based on current expectations and are forward-looking. All guidance is given on a Normalized FFO basis. Therefore, certain items excluded from Normalized FFO, such as debt extinguishment costs/prepayment penalties and the write-off of pursuit costs, are not included in the estimates provided on this page. See Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms for the definitions of non-GAAP financial measures and other terms as well as the reconciliations of EPS to FFO per share and Normalized FFO per share.

听	听	Q2 2025	听	Full Year 2025
听	听	听	听	(no change from previous Full Year 2025)
2025 Normalized FFO Guidance (per share diluted)	听	听	听	听
听	听	听	听	听
Expected Normalized FFO Per Share	听	$0.96 to $1.00	听	$3.90 to $4.00
听	听	听	听	听
2025 Same Store Assumptions (includes Residential and Non-Residential)			听	听
听	听	听	听	听
Physical Occupancy	听	听	听	96.2%
Revenue change	听	听	听	2.25% to 3.25%
Expense change	听	听	听	3.5% to 4.5%
NOI change (1)	听	听	听	1.4% to 3.0%
听	听	听	听	听
2025 Transaction Assumptions	听	听	听	听
听	听	听	听	听
Consolidated rental acquisitions	听	听	听	$1.5B
Consolidated rental dispositions	听	听	听	$1.0B
Transaction Accretion (Dilution)	听	听	听	(25 basis points)
听	听	听	听	听
2025 Debt Assumptions	听	听	听	听
听	听	听	听	听
Weighted average debt outstanding	听	听	听	$8.20B to $8.40B
Interest expense, net (on a Normalized FFO basis)	听	听	听	$313.5M to $319.5M
Capitalized interest	听	听	听	$12.6M to $13.6M
听	听	听	听	听
2025 Capital Expenditures to AG真人官方 Estate Assumptions for Residential Same Store Properties
听	听	听	听	听
NOI-Enhancing Capital Expenditures for Residential Same Store Properties (2)			听	$130.0M
Recurring Capital Expenditures for Residential Same Store Properties			听	$165.0M
Capital Expenditures to AG真人官方 Estate for Residential Same Store Properties	听	听	听	$295.0M
听	听	听	听	听
2025 Other Guidance Assumptions	听	听	听	听
听	听	听	听	听
Property management expense	听	听	听	$139.0M to $141.0M
General and administrative expense	听	听	听	$60.0M to $64.0M
Income (loss) from investments in unconsolidated entities (on a Normalized FFO basis) (3)			听	$(3.0M) to $1.0M
Debt offerings	听	听	听	$500.0M to $1.0B
Weighted average Common Shares and Units - Diluted			听	391.5M

(1)	Approximately 20 basis point change in NOI percentage = $0.01 per share change in EPS/FFO per share/Normalized FFO per share.
(2)	During 2025, the Company expects to spend approximately $95.8 million for apartment unit Renovation Expenditures on approximately 2,900 Residential same store apartment units at an average cost of approximately $33,000 per apartment unit renovated. The remainder of the NOI-Enhancing spend includes other items, such as sustainability, property-level technology and ADU expenditures.
(3)	Income (loss) from investments in unconsolidated entities (on a Normalized FFO basis) primarily consists of our share of both Lease-Up NOI and interest expense, net that is no longer being capitalized from the recently completed unconsolidated development projects referenced on pages 22 and 23.

Equity Residential

Additional Reconciliations and Definitions of Non-GAAP Financial Measures and Other Terms

(Amounts in thousands except per share and per apartment unit data)

(All per share data is diluted)

This Earnings Release and Supplemental Financial Information includes certain non-GAAP financial measures and other terms that management believes are helpful in understanding our business. The definitions and calculations of these non-GAAP financial measures and other terms may differ from the definitions and methodologies used by other real estate investment trusts (鈥淩EIT鈥�) and, accordingly, may not be comparable. These non-GAAP financial measures should not be considered as an alternative to net earnings or any other measurement of performance computed in accordance with accounting principles generally accepted in the United States (鈥淕AAP鈥�) or as an alternative to cash flows from specific operating, investing or financing activities. Furthermore, these non-GAAP financial measures are not intended to be a measure of cash flow or liquidity.

Acquisition Capitalization Rate or Cap Rate 鈥� NOI that the Company anticipates receiving in the next 12 months (or the year two or three stabilized NOI for properties that are in lease-up at acquisition) less an estimate of property management costs/management fees allocated to the project (generally ranging from 2.0% to 4.0% of revenues depending on the size and income streams of the asset) and less an estimate for in-the-unit replacement capital expenditures (generally ranging from $100-$450 per apartment unit depending on the age and condition of the asset) divided by the gross purchase price of the asset. The weighted average Acquisition Cap Rate for acquired properties is weighted based on the projected NOI streams and the relative purchase price for each respective property.

Average Rental Rate 鈥� Total Residential rental revenues reflected on a straight-line basis in accordance with GAAP divided by the weighted average occupied apartment units for the reporting period presented.

Bad Debt, Net 鈥� Change in rental income due to bad debt write-offs and reserves, net of amounts collected on previously written-off or reserved accounts.

Blended Rate 鈥� The weighted average of New Lease Change and Renewal Rate Achieved.

Capital Expenditures to AG真人官方 Estate:

Accessory Dwelling Units (ADU) 鈥� Includes costs to convert existing underutilized spaces of our properties into new apartment units.

NOI-Enhancing 鈥� Primarily includes Renovation Expenditures as well as sustainability, property-level technology and ADU expenditures that are intended to increase revenues or decrease expenses.

Recurring 鈥� Capital expenditures necessary to help preserve the value of and maintain the functionality of our apartment properties.

Renovation Expenditures 鈥� Apartment unit renovation costs (primarily kitchens and baths) designed to reposition these units for higher rental levels in their respective markets.

Debt Balances:

Commercial Paper Program 鈥� The Company may borrow up to a maximum of $1.5 billion under its Commercial Paper Program subject to market conditions. The notes bear interest at various floating rates.

Revolving Credit Facility 鈥� The Company鈥檚 $2.5 billion unsecured revolving credit facility matures October 26, 2027. The interest rate on advances under the facility will generally be SOFR plus a spread (currently 0.725%), or based on bids received from the lending group, and an annual facility fee (currently 0.125%). Both the spread and the facility fee are dependent on the Company鈥檚 senior unsecured credit rating and other terms and conditions per the agreement. In addition, the Company limits its utilization of the facility in order to maintain liquidity to support its $1.5 billion Commercial Paper Program along with certain other obligations. The following table presents the availability on the Company鈥檚 unsecured revolving credit facility:

听	听	March 31, 2025		听
Unsecured revolving credit facility commitment	听	$	2,500,000	听
Commercial paper balance outstanding	听	听	(304,000	)
Unsecured revolving credit facility balance outstanding	听	听	鈥�	听
Other restricted amounts	听	听	(3,438	)
Unsecured revolving credit facility availability	听	$	2,192,562	听

Debt Covenant Compliance 鈥� Our unsecured debt includes certain financial and operating covenants including, among other things, maintenance of certain financial ratios. These provisions are contained in the indentures applicable to each notes payable or the credit agreement for our line of credit. The Debt Covenant Compliance ratios that are provided show the Company's compliance with certain covenants governing our public unsecured debt. These covenants generally reflect our most restrictive financial covenants. The Company was in compliance with its unsecured debt covenants for all periods presented.

Development Yield 鈥� NOI that the Company anticipates receiving in the next 12 months following stabilization less an estimate of property management costs/management fees allocated to the project (generally ranging from 2.0% to 4.0% of revenues depending on the size and income streams of the asset) and less an estimate for in-the-unit replacement capital expenditures (generally ranging from $50-$150 per apartment unit depending on the type of asset) divided by the Total Budgeted Capital Cost of the asset. The weighted average Development Yield for development properties is weighted based on the projected NOI streams and the relative Total Budgeted Capital Cost for each respective property.

Disposition Yield 鈥� NOI that the Company anticipates giving up in the next 12 months less an estimate of property management costs/management fees allocated to the project (generally ranging from 2.0% to 4.0% of revenues depending on the size and income streams of the asset) and less an estimate for in-the-unit replacement capital expenditures (generally ranging from $150-$450 per apartment unit depending on the age and condition of the asset) divided by the gross sales price of the asset. The weighted average Disposition Yield for sold properties is weighted based on the projected NOI streams and the relative sales price for each respective property.

Earnings Per Share ("EPS") 鈥� Net income per share calculated in accordance with GAAP. Expected EPS is calculated on a basis consistent with actual EPS. Due to the uncertain timing and extent of property dispositions and the resulting gains/losses on sales, actual EPS could differ materially from expected EPS.

EBITDA for AG真人官方 Estate and Normalized EBITDA for AG真人官方 Estate:

Earnings Before Interest, Taxes, Depreciation and Amortization for AG真人官方 Estate (鈥淓BITDAre鈥�) 鈥� The National Association of AG真人官方 Estate Investment Trusts (鈥淣areit鈥�) defines EBITDAre (September 2017 White Paper) as net income (computed in accordance with GAAP) before interest expense, income taxes, depreciation and amortization expense, and further adjusted for gains and losses from sales of depreciated operating properties, impairment write-downs of depreciated operating properties, impairment write-downs of investments in unconsolidated entities caused by a decrease in value of depreciated operating properties within the joint venture and adjustments to reflect the Company鈥檚 share of EBITDAre of investments in unconsolidated entities.

The Company believes that EBITDAre is useful to investors, creditors and rating agencies as a supplemental measure of the Company鈥檚 ability to incur and service debt because it is a recognized measure of performance by the real estate industry, and by excluding gains or losses related to sales or impairment of depreciated operating properties, EBITDAre can help compare the Company鈥檚 credit strength between periods or as compared to different companies.

Normalized Earnings Before Interest, Taxes, Depreciation and Amortization for AG真人官方 Estate (鈥淣ormalized EBITDAre鈥�) 鈥� Represents net income (computed in accordance with GAAP) before interest expense, income taxes, depreciation and amortization expense, and further adjusted for non-comparable items. Normalized EBITDAre, total debt to Normalized EBITDAre and net debt to Normalized EBITDAre are important metrics in evaluating the credit strength of the Company and its ability to service its debt obligations. The Company believes that Normalized EBITDAre, total debt to Normalized EBITDAre, and net debt to Normalized EBITDAre are useful to investors, creditors and rating agencies because they allow investors to compare the Company鈥檚 credit strength to prior reporting periods and to other companies without the effect of items that by their nature are not comparable from period to period and tend to obscure the Company鈥檚 actual credit quality.

Economic Gain (Loss) 鈥� Economic Gain (Loss) is calculated as the net gain (loss) on sales of real estate properties in accordance with GAAP, excluding accumulated depreciation. The Company generally considers Economic Gain (Loss) to be an appropriate supplemental measure to net gain (loss) on sales of real estate properties in accordance with GAAP because it is one indication of the gross value created by the Company's acquisition, development, renovation, management and ultimate sale of a property and because it helps investors to understand the relationship between the cash proceeds from a sale and the cash invested in the sold property. The following table presents a reconciliation of net gain (loss) on sales of real estate properties in accordance with GAAP to Economic Gain (Loss):

听	听	Quarter Ended March 31, 2025		听
Net Gain (Loss) on Sales of AG真人官方 Estate Properties		$	154,152	听
Accumulated Depreciation Gain	听	听	(58,079	)
Economic Gain (Loss)	听	$	96,073	听

Established Markets 鈥� Includes Boston, New York, Washington, D.C., Seattle, San Francisco and Southern California (Los Angeles, Orange County and San Diego).

Expansion Markets 鈥� Includes Denver, Atlanta, Dallas/Ft. Worth and Austin.

FFO and Normalized FFO:

Funds From Operations (鈥淔FO鈥�) 鈥� Nareit defines FFO (December 2018 White Paper) as net income (computed in accordance with GAAP), excluding gains or losses from sales and impairment write-downs of depreciable real estate and land when connected to the main business of a REIT, impairment write-downs of investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity and depreciation and amortization related to real estate. Adjustments for partially owned consolidated and unconsolidated partnerships and joint ventures are calculated to reflect FFO on the same basis. Expected FFO per share is calculated on a basis consistent with actual FFO per share and is considered an appropriate supplemental measure of expected operating performance when compared to expected EPS.

The Company believes that FFO and FFO available to Common Shares and Units are helpful to investors as supplemental measures of the operating performance of a real estate company, because they are recognized measures of performance by the real estate industry and by excluding gains or losses from sales and impairment write-downs of depreciable real estate and excluding depreciation related to real estate (which can vary among owners of identical assets in similar condition based on historical cost accounting and useful life estimates), FFO and FFO available to Common Shares and Units can help compare the operating performance of a company鈥檚 real estate between periods or as compared to different companies.

Normalized Funds From Operations ("Normalized FFO" or "NFFO") 鈥� Normalized FFO begins with FFO and excludes:

the impact of any expenses relating to non-operating real estate asset impairment;
pursuit cost write-offs;
gains and losses from early debt extinguishment and preferred share redemptions;
gains and losses from non-operating assets; and
other miscellaneous items.

Expected Normalized FFO per share is calculated on a basis consistent with actual Normalized FFO per share and is considered an appropriate supplemental measure of expected operating performance when compared to expected EPS.

The Company believes that Normalized FFO and Normalized FFO available to Common Shares and Units are helpful to investors as supplemental measures of the operating performance of a real estate company because they allow investors to compare the Company's operating performance to its performance in prior reporting periods and to the operating performance of other real estate companies without the effect of items that by their nature are not comparable from period to period and tend to obscure the Company's actual operating results.

FFO, FFO available to Common Shares and Units, Normalized FFO and Normalized FFO available to Common Shares and Units do not represent net income, net income available to Common Shares or net cash flows from operating activities in accordance with GAAP. Therefore, FFO, FFO available to Common Shares and Units, Normalized FFO and Normalized FFO available to Common Shares and Units should not be exclusively considered as alternatives to net income, net income available to Common Shares or net cash flows from operating activities as determined by GAAP or as a measure of liquidity. The Company's calculation of FFO, FFO available to Common Shares and Units, Normalized FFO and Normalized FFO available to Common Shares and Units may differ from other real estate companies due to, among other items, variations in cost capitalization policies for capital expenditures and, accordingly, may not be comparable to such other real estate companies.

FFO available to Common Shares and Units and Normalized FFO available to Common Shares and Units are calculated on a basis consistent with net income available to Common Shares and reflects adjustments to net income for preferred distributions and premiums on redemption of preferred shares in accordance with GAAP. The equity positions of various individuals and entities that contributed their properties to the Operating Partnership in exchange for OP Units are collectively referred to as the "Noncontrolling Interests 鈥� Operating Partnership". Subject to certain restrictions, the Noncontrolling Interests 鈥� Operating Partnership may exchange their OP Units for Common Shares on a one-for-one basis.

The following table presents reconciliations of EPS to FFO per share and Normalized FFO per share for Consolidated Statements of Funds From Operations and Normalized Funds From Operations.

听

Actual

听

Actual

听

Expected

听

Expected

听

Q1 2025

听

Q1 2024

听

Q2 2025

听

2025

听

Per Share

听

Per Share

听

Per Share

听

Per Share

听

EPS 鈥� Diluted

听

0.67

听

0.77

听

$0.49 to $0.53

听

$3.00 to $3.10

听

Depreciation expense

听

0.66

听

0.58

听

0.61

听

2.46

听

Net (gain) loss on sales

听

(0.39

)

听

(0.48

)

听

(0.15

)

听

(1.59

)

Impairment 鈥� operating real estate assets

听

鈥�

听

鈥�

听

鈥�

听

鈥�

听

FFO per share 鈥� Diluted

听

0.94

听

0.87

听

0.95 to 0.99

听

3.87 to 3.97

听

Adjustments ⁽¹⁾:

听

Impairment 鈥� non-operating real estate assets

听

鈥�

听

鈥�

听

鈥�

听

鈥�

听

Write-off of pursuit costs

听

鈥�

听

鈥�

听

鈥�

听

0.01

听

Debt extinguishment and preferred

share redemption (gains) losses

听

鈥�

听

鈥�

听

鈥�

听

鈥�

听

Non-operating asset (gains) losses

听

鈥�

听

(0.02

)

听

鈥�

听

鈥�

听

Other miscellaneous items

听

0.01

听

0.08

听

0.01

听

0.02

听

Normalized FFO per share 鈥� Diluted

听

0.95

听

0.93

听

$0.96 to $1.00

听

$3.90 to $4.00

听

(1)	See Adjustments from FFO to Normalized FFO for additional detail.

Lease-Up NOI 鈥� Represents NOI for development properties: (i) in various stages of lease-up; and (ii) where lease-up has been completed but the properties were not stabilized (defined as having achieved 90% Physical Occupancy for three consecutive months) for all of the current and comparable periods presented.

Leasing Concessions 鈥� Reflects upfront discounts on both new move-in and renewal leases on a straight-line basis.

Net Operating Income (鈥淣OI鈥�) 鈥� NOI is the Company鈥檚 primary financial measure for evaluating each of its apartment properties. NOI is defined as rental income less direct property operating expenses (including real estate taxes and insurance). The Company believes that NOI is helpful to investors as a supplemental measure of its operating performance because it is a direct measure of the actual operating results of the Company's apartment properties. NOI does not include an allocation of property management expenses either in the current or comparable periods. Rental income for all leases and operating expense for ground leases (for both same store and non-same store properties) are reflected on a straight-line basis in accordance with GAAP for the current and comparable periods.

The following tables present reconciliations of net income per the consolidated statements of operations to NOI, along with rental income, operating expenses and NOI per the consolidated statements of operations allocated between same store and non-same store/other results and further allocated between Residential same store and Non-Residential same store results (see Same Store Results):

听	听	Quarter Ended March 31,						听
听	听	2025		听	听	2024		听
Net income	听	$	264,798	听	听	$	305,032	听
Adjustments:	听	听		听	听	听		听
Property management	听	听	35,816	听	听	听	35,458	听
General and administrative	听	听	18,255	听	听	听	15,720	听
Depreciation	听	听	256,746	听	听	听	225,695	听
Net (gain) loss on sales of real estate
properties	听	听	(154,152	)	听	听	(188,185	)
Interest and other income	听	听	(1,692	)	听	听	(9,329	)
Other expenses	听	听	4,156	听	听	听	31,738	听
Interest:	听	听		听	听	听		听
Expense incurred, net	听	听	72,114	听	听	听	67,212	听
Amortization of deferred financing costs	听	听	2,144	听	听	听	1,918	听
Income and other tax expense (benefit)		听	422	听	听	听	304	听
(Income) loss from investments in unconsolidated
entities		听	6,411	听	听	听	1,698	听
Net (gain) loss on sales of land parcels		听	67	听	听	听	鈥�	听
Total NOI	听	$	505,085	听	听	$	487,261	听

听	听	Quarter Ended March 31,						听
Rental income:	听	2025		听	听	2024		听
Residential same store	听	$	688,857	听	听	$	671,039	听
Non-Residential same store	听	听	26,943	听	听	听	29,404	听
Total same store	听	听	715,800	听	听	听	700,443	听
Non-same store/other	听	听	45,010	听	听	听	30,375	听
Total rental income	听	听	760,810	听	听	听	730,818	听
Operating expenses:	听	听		听	听	听		听
Residential same store	听	听	227,360	听	听	听	218,512	听
Non-Residential same store	听	听	7,881	听	听	听	7,446	听
Total same store	听	听	235,241	听	听	听	225,958	听
Non-same store/other	听	听	20,484	听	听	听	17,599	听
Total operating expenses	听	听	255,725	听	听	听	243,557	听
NOI:	听	听		听	听	听		听
Residential same store	听	听	461,497	听	听	听	452,527	听
Non-Residential same store	听	听	19,062	听	听	听	21,958	听
Total same store	听	听	480,559	听	听	听	474,485	听
Non-same store/other	听	听	24,526	听	听	听	12,776	听
Total NOI	听	$	505,085	听	听	$	487,261	听

New Lease Change 鈥� The net effective change in rent (inclusive of Leasing Concessions) for a lease with a new or transferring resident compared to the rent for the prior lease of the identical apartment unit, regardless of lease term.

Non-Residential 鈥� Consists of revenues and expenses from retail and public parking garage operations.

Non-Same Store Properties 鈥� For annual comparisons, primarily includes all properties acquired during 2024 and 2025, plus any properties in lease-up and not stabilized as of January 1, 2024. Unless otherwise noted, includes both Residential and Non-Residential operations for these properties.

Percentage of Residents Renewing 鈥� Leases renewed expressed as a percentage of total renewal offers extended during the reporting period.

Physical Occupancy 鈥� The weighted average occupied apartment units for the reporting period divided by the average of total apartment units available for rent for the reporting period.

Pricing Trend 鈥� Weighted average of 12-month base rent including amenity amount less Leasing Concessions on 12-month signed leases for the reporting period.

Renewal Rate Achieved 鈥� The net effective change in rent (inclusive of Leasing Concessions) for a new lease on an apartment unit where the lease has been renewed as compared to the rent for the prior lease of the identical apartment unit, regardless of lease term.

Residential 鈥� Consists of multifamily apartment revenues and expenses.

Same Store Operating Expenses:

Insurance 鈥� Includes third-party insurance premiums, broker fees and other insurance-related procurement fees along with an allocation of estimated uninsured losses.

On-site Payroll 鈥� Includes payroll and related expenses for on-site personnel including property managers, leasing consultants and maintenance staff.

Other On-site Operating Expenses 鈥� Includes ground lease costs and administrative costs such as office supplies, telephone and data charges and association and business licensing fees.

Repairs and Maintenance 鈥� Includes general maintenance costs, apartment unit turnover costs including interior painting, routine landscaping, security, exterminating, fire protection, snow removal, elevator, roof and parking lot repairs and other miscellaneous building repair and maintenance costs.

Utilities 鈥� Represents gross expenses prior to any recoveries under the Resident Utility Billing System (鈥淩UBS鈥�). Recoveries are reflected in rental income.

Same Store Properties 鈥� For annual comparisons, primarily includes all properties acquired or completed that are stabilized prior to January 1, 2024, less properties subsequently sold. Properties are included in Same Store when they are stabilized for all of the current and comparable periods presented. Unless otherwise noted, includes both Residential and Non-Residential operations for these properties.

Same Store Residential Revenues 鈥� Revenues from our Residential Same Store Properties only presented on a GAAP basis which reflects the impact of Leasing Concessions on a straight-line basis.

Same Store Residential Revenues with Leasing Concessions on a cash basis is presented in Same Store Results and is considered by the Company to be a supplemental measure to Same Store Residential Revenues in conformity with GAAP to help investors evaluate the impact of both current and historical Leasing Concessions on GAAP-based Same Store Residential Revenues and to more readily enable comparisons to revenue as reported by other companies. Same Store Residential Revenues with Leasing Concessions on a cash basis reflects the impact of Leasing Concessions used in the period and allows an investor to understand the historical trend in cash Leasing Concessions.

% of Stabilized Budgeted NOI 鈥� Represents original budgeted 2025 NOI for stabilized properties and projected annual NOI at stabilization (defined as having achieved 90% Physical Occupancy for three consecutive months) for properties that are in lease-up.

Total Budgeted Capital Cost 鈥� Estimated remaining cost for projects under development and/or developed plus all capitalized costs incurred to date, including land acquisition costs, construction costs, capitalized real estate taxes and insurance, capitalized interest and loan fees, permits, professional fees, allocated development overhead and other regulatory fees, plus any estimates of costs remaining to be funded for all projects, all in accordance with GAAP. Amounts for partially owned consolidated and unconsolidated properties are presented at 100% of the project.

Total Market Capitalization 鈥� The aggregate of the market value of the Company鈥檚 outstanding common shares, including restricted shares, the market value of the Company鈥檚 operating partnership units outstanding, including restricted units (based on the market value of the Company鈥檚 common shares) and the outstanding principal balance of debt. The Company believes this is a useful measure of a real estate operating company鈥檚 long-term liquidity and balance sheet strength, because it shows an approximate relationship between a company鈥檚 total debt and the current total market value of its assets based on the current price at which the Company鈥檚 common shares trade. However, because this measure of leverage changes with fluctuations in the Company鈥檚 share price, which occur regularly, this measure may change even when the Company鈥檚 earnings, interest and debt levels remain stable.

Traffic 鈥� Consists of an expression of interest in an apartment by completing an in-person tour, self-guided tour or virtual tour that may result in an application to lease.

Transaction Accretion (Dilution) 鈥� Represents the spread between the Acquisition Cap Rate and the Disposition Yield.

Turnover 鈥� Total Residential move-outs (including inter-property and intra-property transfers) divided by total Residential apartment units.

Unencumbered NOI % 鈥� Represents NOI generated by consolidated real estate assets unencumbered by outstanding secured debt as a percentage of total NOI generated by all of the Company's consolidated real estate assets.

Weighted Average Coupons 鈥� Contractual interest rate for each debt instrument weighted by principal balances as of March 31, 2025. In case of debt for which fair value hedges are in place, the rate payable under the corresponding derivatives is used in lieu of the contractual interest rate.

Weighted Average Rates 鈥� Interest expense for each debt instrument for the quarter ended March 31, 2025 weighted by its average principal balance for the same period. Interest expense includes amortization of premiums, discounts and other comprehensive income on debt and related derivative instruments. In case of debt for which derivatives are in place, the income or expense recognized under the corresponding derivatives is included in the total interest expense for the period.

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Marty McKenna

[email protected]

Source: Equity Residential

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Equity Residential Reports First Quarter 2025 Results

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Equity Residential Reports First Quarter 2025 Results

NYSE:EQR

EQR Rankings

EQR Latest News

EQR Latest SEC Filings

EQR Stock Data

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