NEXPOINT RESIDENTIAL TRUST, INC. REPORTS FIRST QUARTER 2026 RESULTS

Apr 28 2026 13:16 BST

NXRT Recaps Value-Add Results, Tames Expense Growth and Pays Down $33.0 Million on Credit Facility

DALLAS , April 28, 2026 /PRNewswire/ -- NexPoint Residential Trust, Inc. (NYSE:NXRT) reported financial results for the first quarter ended March 31, 2026.

Highlights

NXRT¹ reported net loss, FFO², Core FFO² and AFFO² of $6.8M, $17.4M, $17.3M and $19.6M, respectively, attributable to common stockholders for the quarter ended March 31, 2026, compared to net loss, FFO, Core FFO, and AFFO of $6.9M, $17.4M, $19.1M and $21.6M, respectively, attributable to common stockholders for the quarter ended March 31, 2025.
For the three months ended March 31, 2026, Q1 Same Store properties³ total revenue, NOI², average effective rent, and occupancy decreased 2.2%, 2.7%, 0.9% and 80 bps, respectively, over the prior year period.
The weighted average effective monthly rent per unit across all 36 properties held as of March 31, 2026 (the "Portfolio"), consisting of 13,304 units⁴, was $1,485, while physical occupancy was 93.5%.
NXRT paid a first quarter dividend of $0.53 per share of common stock on March 31, 2026 to stockholders of record on March 13, 2026.
On February 3, 2026, NXRT used proceeds from a new mortgage note secured by Sedona at Lone Mountain to pay down $33.0 million of its outstanding principal balance on the Credit Facility.
During the first quarter, for the properties in the Portfolio, NXRT completed 300 full and partial upgrades, leased 225 upgraded units, achieving an average monthly rent premium of $69 and a 19.0% ROI⁵.
Since inception, NXRT has completed installation of 10,118 full and partial upgrades, 5,027 kitchen and laundry appliances and 11,199 technology packages, resulting in $155, $51 and $43 average monthly rental increase per unit and 20.7%, 63.5% and 37.2% ROI, respectively.

(1)	In this release, "we," "us," "our," the "Company," and "NXRT" each refer to NexPoint Residential Trust, Inc., a Maryland corporation.
(2)	FFO, Core FFO, AFFO and NOI are non-GAAP measures. For a discussion of why we consider these non-GAAP measures useful and reconciliations of FFO, Core FFO, AFFO and NOI to net income (loss), see the "Definitions and Reconciliations of Non-GAAP Measures" and "FFO, Core FFO and AFFO" sections of this release.
(3)	We define "Same Store" properties as properties that were in our Portfolio for the entirety of the periods being compared. There are 35 properties encompassing 12,984 units of apartment space in our Same Store pool for the three months ended March 31, 2026 (our "Q1 Same Store" properties).
(4)	Total number of units owned as of March 31, 2026 is 13,305, however 1 unit is currently down.
(5)	We define Return on Investment ("ROI") as the sum of the actual 12-month rent premium divided by the sum of the total cost.

First Quarter 2026 Financial Results

Total revenues were $63.5 million for the first quarter of 2026, compared to $63.2 million for the first quarter of 2025.
Net loss attributable to common stockholders for the first quarter of 2026 totaled $6.8 million, or loss of $0.27 per diluted share. This compared to net loss attributable to common stockholders of $6.9 million, or loss of $0.27 per diluted share for the first quarter of 2025.
The change in our net loss of $6.8 million for the three months ended March 31, 2026 as compared to our net loss of $6.9 million for the three months ended March 31, 2025 primarily relates to an increase in operating income of $1.1 million offset by an increase in interest expense of $1.0 million.
For the first quarter of 2026, NOI was $37.6 million on 36 properties, compared to $37.8 million for the first quarter of 2025 on 35 properties.
For the first quarter of 2026, Q1 Same Store NOI decreased 2.7% to $36.7 million, compared to $37.7 million for the full year 2025.
For the first quarter of 2026, FFO totaled $17.4 million, or $0.69 per diluted share, compared to $17.4 million, or $0.68 per diluted share, for first quarter of 2025. For the first quarter of 2026, Core FFO totaled $17.3 million, or $0.68 per diluted share, compared to $19.1 million, or $0.75 per diluted share, for the first quarter of 2025. For the first quarter of 2026, AFFO totaled $19.6 million, or $0.77 per diluted share, compared to $21.6 million, or $0.84 per diluted share, for the first quarter of 2025.

Subsequent Events

On April 27, 2026, the Company's Board approved a quarterly dividend of $0.53 per share, payable on June 30, 2026 to stockholders of record on June 16, 2026.

First Quarter Earnings Conference Call

NXRT will host a call on Tuesday, April 28, 2026, at 11:00 a.m. ET (10:00 a.m. CT), to discuss its first quarter 2026 financial results. The conference call can be accessed live over the phone by dialing 888-660-4430 or, for international callers, +1 646-960-0537 and using passcode Conference ID: 5001576. A live audio webcast of the call will be available online at the Company's website, nxrt.nexpoint.com (under "Resources"). An online replay will be available shortly after the call on the Company's website and continue to be available for 60 days.

A replay of the conference call will also be available through Tuesday, May 14, 2026, by dialing 800-770-2030 or, for international callers, +1 647-362-9199 and entering passcode 5001576.

About NXRT

NexPoint Residential Trust, Inc. is a publicly traded real estate investment trust ("REIT"), with its common stock listed on the New York Stock Exchange and NYSE Texas, Inc. under the symbol "NXRT," primarily focused on acquiring, owning and operating well-located middle-income multifamily properties with "value-add" potential in large cities and suburban submarkets of large cities, primarily in the Southeastern and Southwestern United States. NXRT is externally advised by NexPoint Real Estate Advisors, L.P., an affiliate of NexPoint Advisors, L.P., an SEC-registered investment advisor, which has extensive real estate experience. Our filings with the Securities and Exchange Commission (the "SEC") are available on our website, nxrt.nexpoint.com, under the "Financials" tab.

Cautionary Statement Regarding Forward-Looking Statements

This release contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 that are based on management's current expectations, assumptions and beliefs. Forward-looking statements can often be identified by words such as "expect," "anticipate," "estimate," "may," "plan," "believe" and similar expressions, and variations or negatives of these words. These forward-looking statements include, but are not limited to, statements regarding NXRT's business and industry in general, supply and demand outlook, forecasted submarket deliveries, 2026 full year guidance for earnings per diluted share and Core FFO per diluted share and the related components and assumptions, including acquisitions and dispositions, shares outstanding, and same store growth projections, NXRT's net asset value and the related components and assumptions, including estimated value-add expenditures, debt payments, outstanding debt, and shares outstanding, net income and NOI guidance for the full year and second quarter of 2026 and the related assumptions, planned value-add programs, including projected average rehab costs, rent change and return on investment, and expected settlement of interest rate swaps and the effect on the debt maturity schedule, rehab budgets. They are not guarantees of future results and are subject to risks, uncertainties and assumptions that could cause actual results to differ materially from those expressed in any forward-looking statement, including those described in greater detail in our filings with the SEC, particularly those described in our Annual Report on Form 10-K. Readers should not place undue reliance on any forward-looking statements and are encouraged to review the Company's most recent Annual Report on Form 10-K and other filings with the SEC for a more complete discussion of the risks and other factors that could affect any forward-looking statements. The statements made herein speak only as of the date of this release and except as required by law, NXRT does not undertake any obligation to publicly update or revise any forward-looking statements.

FFO, Core FFO and AFFO

The following table reconciles our calculations of FFO, Core FFO and AFFO to net loss, the most directly comparable GAAP financial measure, for the three months ended March 31, 2026 and 2025 (in thousands, except per share amounts):

		For the Three Months Ended March 31,
		2026		2025		% Change
Net loss		$	(6,781)	$	(6,924)		2.1	%
Depreciation and amortization			24,291		24,350		-0.2	%
Adjustment for noncontrolling interests			(69)		(69)		0.0	%
FFO attributable to common stockholders			17,441		17,357		0.5	%

FFO per share - basic		$	0.69	$	0.68		0.7	%
FFO per share - diluted		$	0.69	$	0.68		1.2	%

Casualty-related recoveries			(1,753)		(656)	N/M
Casualty loss			—		163	N/M
Amortization of deferred financing costs			1,683		1,644		2.4	%
Mark-to-market adjustments of interest rate caps			(98)		591	N/M
Adjustment for noncontrolling interests			1		(7)	N/M
Core FFO attributable to common stockholders			17,274		19,092		-9.5	%

Core FFO per share - basic		$	0.68	$	0.75		-9.3	%
Core FFO per share - diluted		$	0.68	$	0.75		-8.9	%

Equity-based compensation expense			2,362		2,475		-4.6	%
Adjustment for noncontrolling interests			(9)		(10)		-10.0	%
AFFO attributable to common stockholders			19,627		21,557		-9.0	%

AFFO per share - basic		$	0.77	$	0.85		-8.8	%
AFFO per share - diluted		$	0.77	$	0.84		-8.3	%

Weighted average common shares outstanding - basic			25,398		25,448		-0.2	%
Weighted average common shares outstanding - diluted	(1)		25,398		25,576		-0.7	%

Dividends declared per common share		$	0.53	$	0.51		3.9	%

Net loss Coverage - diluted	(2)	-0.51x		-0.53x			-3.8	%
FFO Coverage - diluted	(2)	1.30x		1.33x			-2.6	%
Core FFO Coverage - diluted	(2)	1.28x		1.46x			-12.3	%
AFFO Coverage - diluted	(2)	1.46x		1.65x			-11.8	%


(1)	The Company uses the diluted weighted average common shares outstanding when in a dilutive position for FFO, Core FFO and AFFO. For periods in which potential common shares are anti‑dilutive, diluted weighted‑average shares outstanding are equal to basic weighted‑average shares outstanding.
(2)	Indicates coverage ratio of net loss/FFO/Core FFO/AFFO per common share (diluted) over dividends declared per common share during the period.

Definitions and Reconciliations of Non-GAAP Measures

Definitions

This presentation contains non-GAAP financial measures. A "non-GAAP financial measure" is defined as a numerical measure of a company's financial performance that excludes or includes amounts so as to be different than the most directly comparable measure calculated and presented in accordance with GAAP in the statements of income (loss), balance sheets or statements of cash flows of the Company. The non-GAAP financial measures used within this presentation are net operating income ("NOI"), funds from operations attributable to common stockholders ("FFO"), FFO per diluted share, Core FFO, Core FFO per diluted share, adjusted FFO ("AFFO"), AFFO per diluted share and net debt.

NOI is used by investors and our management to evaluate and compare the performance of our properties to other comparable properties, to determine trends in earnings and to compute the fair value of our properties. NOI is calculated by adjusting net income (loss) to add back (1) interest expense (2) advisory and administrative fees, (3) depreciation and amortization expenses, (4) gains or losses from the sale of operating real estate assets that are included in net income (loss) computed in accordance with GAAP, (5) corporate income and corporate general and administrative expenses that are not reflective of operations of the properties, (6) other gains and losses that are specific to us including loss on extinguishment of debt and modification costs, (7) casualty-related expenses/(recoveries) and casualty loss, (8) property general and administrative expenses that are not reflective of the continuing operations of the properties or are incurred on behalf of the Company at the property for expenses such as legal, professional, centralized leasing service and franchise tax fees and (9) equity in earnings of affiliate. We define "Same Store NOI" as NOI for our properties that are comparable between periods. We view Same Store NOI as an important measure of the operating performance of our properties because it allows us to compare operating results of properties owned for the entirety of the current and comparable periods and therefore eliminates variations caused by acquisitions or dispositions during the periods.

FFO is defined by the National Association of Real Estate Investment Trusts ("NAREIT"), as net income (loss) computed in accordance with GAAP, excluding gains or losses from real estate dispositions, plus real estate depreciation and amortization. We compute FFO in accordance with NAREIT's definition. Our presentation differs slightly in that we begin with net income (loss) before adjusting for amounts attributable to redeemable noncontrolling interests in the OP and we show the combined amounts attributable to such noncontrolling interests as an adjustment to arrive at FFO attributable to common stockholders.

Core FFO makes certain adjustments to FFO, which are not representative of the ongoing operating performance of our Portfolio. Core FFO adjusts FFO to remove items such as loss on extinguishment of debt and modification costs, casualty-related expenses/(recoveries) and loss (gain), the amortization of deferred financing costs, mark-to-market gains or losses related to interest rate cap agreements not designated as hedges for accounting purposes, and the noncontrolling interests (as described above) related to these items. Starting in the third quarter of 2024, the Company adjusted Core FFO to remove (1) the amortization of all deferred financing costs instead of those solely related to short-term debt financing and (2) mark-to-market gains or losses related to interest rate cap agreements not designated as hedges for accounting purposes. Prior periods have been recast to conform to current presentations.

AFFO makes certain adjustments to Core FFO in order to arrive at a more refined measure of the operating performance of our portfolio. There is no industry standard definition of AFFO and practice is divergent across the industry. AFFO adjusts Core FFO to remove items such as equity-based compensation expense and the related noncontrolling interests (as described above) related to this item.

Net debt is calculated by subtracting cash and cash equivalents and restricted cash held for value-add upgrades and green improvements from total debt outstanding.

We believe that the use of NOI, FFO, Core FFO, AFFO and net debt, combined with the required GAAP presentations, improves the understanding of operating results and debt levels of REITs among investors and makes comparisons of operating results and debt levels among such companies more meaningful. While NOI, FFO, Core FFO, AFFO and net debt are relevant and widely used measures of operating performance and debt levels of REITs, they do not represent cash flows from operations, net income (loss) or total debt as defined by GAAP and should not be considered an alternative or substitute to those measures in evaluating our liquidity, operating performance and debt levels. NOI, FFO, Core FFO and AFFO do not purport to be indicative of cash available to fund our future cash requirements. We present net debt because we believe it provides our investors a better understanding of our leverage ratio. Net debt should not be considered an alternative or substitute to total debt, as we may not always be able to use our available cash to repay debt. Our computation of NOI, FFO, Core FFO, AFFO and net debt may not be comparable to NOI, FFO, Core FFO, AFFO and net debt reported by other REITs. For a more complete discussion of NOI, FFO, Core FFO and AFFO, see our most recent Annual Report on Form 10-K and our other filings with the SEC.

Reconciliations

NOI and Same Store NOI

The following table, which has not been adjusted for the effects of noncontrolling interests, reconciles NOI and our Q1 Same Store NOI for the three months ended March 31, 2026 and 2025 to net loss, the most directly comparable GAAP financial measure (in thousands):

		For the Three Months Ended March 31,
		2026		2025
Net loss		$	(6,781)	$	(6,924)
Adjustments to reconcile net loss to NOI:
Advisory and administrative fees			1,771		1,696
Corporate general and administrative expenses			4,473		4,457
Corporate income			(590)		(442)
Casualty-related recoveries	(1)		(1,753)		(656)
Casualty loss			—		163
Property general and administrative expenses	(2)		851		790
Depreciation and amortization			24,291		24,350
Interest expense			15,442		14,381
Equity in earnings of affiliate			(68)		(55)
NOI		$	37,636	$	37,760
Less Non-Same Store
Revenues			(1,560)		(4)
Operating expenses			623		(22)
Same Store NOI		$	36,699	$	37,734


(1)	Adjustment to net loss to exclude certain property operating expenses that are casualty-related recoveries.
(2)	Adjustment to net loss to exclude certain property general and administrative expenses that are not reflective of the continuing operations of the properties or are incurred on our behalf at the property for expenses such as legal, professional, centralized leasing service and franchise tax fees.

Reconciliation of Debt to Net Debt

(dollar amounts in thousands)	Q1 2026			Q1 2025
Total mortgage debt	$	1,543,529		$	1,503,242
Total credit facility		57,000			—
Total Debt	$	1,600,529		$	1,503,242
Adjustments to arrive at net debt:
Cash and cash equivalents		(18,465)			(23,719)
Restricted cash held for value-add upgrades and green improvements		(7,401)			(3,170)
Net Debt	$	1,574,663		$	1,476,353
Enterprise Value (1)	$	2,211,663		$	2,487,353
Leverage Ratio (Total Debt to Market Capitalization plus Total Debt)		72	%		60	%
Leverage Ratio (Net Debt to Enterprise Value)		71	%		59	%


(1)	Enterprise Value is calculated as Market Capitalization as of the end of the period plus Net Debt.

Guidance Reconciliations of NOI, Same Store NOI, FFO, Core FFO and AFFO

The following table, which has not been adjusted for the effects of noncontrolling interests, reconciles our 2026 NOI guidance to our net loss (the most directly comparable GAAP financial measure) guidance for the year ended December 31, 2026 and for the three months ended June 30, 2026 (in thousands):

		For the Year Ended December 31, 2026		For the Three Months Ended June 30, 2026
		Mid-Point (1)		Mid-Point (1)
Net loss		$	(36,114)	$	(10,677)
Adjustments to reconcile net loss to NOI:
Advisory and administrative fees			7,169		1,786
Corporate general and administrative expenses			19,112		4,886
Corporate income			(1,757)		(417)
Property general and administrative expenses	(2)		4,161		1,048
Depreciation and amortization			95,675		25,648
Interest expense			67,099		15,704
Casualty-related expenses/(recoveries)			—		584
Equity in earnings of affiliate			(310)		(77)
NOI	(3)	$	155,035	$	38,485
Less Non-Same Store
Revenues	(3)		(6,387)
Operating expenses	(3)		2,212
Same Store NOI	(3)	$	150,860


(1)	Mid-Point estimates shown for full year and second quarter 2026 guidance. Assumptions made for full year and second quarter 2026 NOI guidance include the Same Store operating growth projections included in the "2026 Full Year Guidance Summary" section of this release and the effect of the acquisition and dispositions throughout the fiscal year.
(2)	Adjustment to net loss to exclude certain property general and administrative expenses that are not reflective of the continuing operations of the properties or are incurred on our behalf at the property for expenses such as legal, professional, centralized leasing service and franchise tax fees.
(3)	Year-over-year growth for the Full Year 2026 pro forma Same Store pool (35 properties).

The following table reconciles our FFO, Core FFO and AFFO guidance to our net loss (the most directly comparable GAAP financial measure) guidance for the year ended December 31, 2026 (in thousands, except per share data):

	For the Year Ended December 31, 2026
	Mid-Point
Net loss	$	(36,114)
Depreciation and amortization		95,675
Adjustment for noncontrolling interests		(235)
FFO attributable to common stockholders		59,326
FFO per share - diluted (1)	$	2.31

Amortization of deferred financing costs		6,654
Casualty-related expenses		—
Mark-to-market adjustments of interest rate caps		16
Adjustment for noncontrolling interests		(26)
Core FFO attributable to common stockholders		65,970
Core FFO per share - diluted (1)	$	2.57

Equity-based compensation expense		11,053
Adjustment for noncontrolling interests		(44)
AFFO attributable to common stockholders		76,979
AFFO per share - diluted (1)	$	2.99

Weighted average common shares outstanding - diluted		25,719


(1)	For purposes of calculating per share data, we assume a weighted average diluted share count of approximately 25.7 million for the full year 2026.

The following table reconciles our NOI to our net income (loss) for the years ended December 31, 2025 and 2024 and the three months ended December 31, 2025 (in thousands):

		For the Year Ended December 31,				For the Three Months Ended December 31,
		2025		2024		2025
Net income (loss)		$	(32,154)	$	1,114	$	(10,348)
Adjustments to reconcile net income (loss) to NOI:
Advisory and administrative fees			6,941		6,899		1,765
Corporate general and administrative expenses			17,945		19,399		4,150
Corporate income			(1,666)		(2,215)		(462)
Casualty-related expenses/(recoveries)	(1)		264		1,389		1,700
Casualty losses			167		626		4
Property general and administrative expenses	(2)		4,010		3,998		1,096
Depreciation and amortization			95,752		97,762		23,560
Interest expense			60,735		58,477		15,733
Equity in earnings of affiliate			(257)		(172)		(74)
Loss on extinguishment of debt and modification costs			—		24,004		—
Gain on sales of real estate			—		(54,246)		—
NOI		$	151,737	$	157,035	$	37,124

The following table reconciles our NOI to our FFO, Core FFO and AFFO to net income (loss), the most directly comparable GAAP financial measure, for the years ended December 31, 2025 and 2024 (in thousands):

		For the Year Ended December 31,
		2025		2024		% Change 2025 - 2024
Net income (loss)		$	(32,154)	$	1,114	N/M
Depreciation and amortization			95,752		97,762		-2.1	%
Gain on sales of real estate			—		(54,246)	N/M
Adjustment for noncontrolling interests			(251)		(176)		42.6	%
FFO attributable to common stockholders			63,347		44,454		42.5	%

FFO per share - basic		$	2.49	$	1.74		43.4	%
FFO per share - diluted		$	2.48	$	1.69		46.4	%

Loss on extinguishment of debt and modification costs			—		24,004	N/M
Casualty-related expenses			264		1,389	N/M
Casualty losses			167		626	N/M
Amortization of deferred financing costs			6,585		3,364	N/M
Mark-to-market adjustments of interest rate caps			961		(593)	N/M
Adjustment for noncontrolling interests			(31)		(114)	N/M
Core FFO attributable to common stockholders			71,293		73,130		-2.5	%

Core FFO per share - basic		$	2.81	$	2.87		-2.0	%
Core FFO per share - diluted		$	2.79	$	2.79		0.1	%

Equity-based compensation expense			9,883		10,543		-6.3	%
Adjustment for noncontrolling interests			(39)		(42)		-7.1	%
AFFO attributable to common stockholders			81,137		83,631		-3.0	%

AFFO per share - basic		$	3.20	$	3.28		-2.5	%
AFFO per share - diluted		$	3.18	$	3.19		-0.4	%

Weighted average common shares outstanding - basic			25,390		25,516		-0.5	%
Weighted average common shares outstanding - diluted	(1)		25,554		26,246		-2.6	%

Dividends declared per common share		$	2.06	$	1.90		8.6	%

Net income (loss) Coverage - diluted	(2)	-0.61x		0.02x		N/M
FFO Coverage - diluted	(2)	1.20x		0.89x			34.8	%
Core FFO Coverage - diluted	(2)	1.35x		1.47x			-7.8	%
AFFO Coverage - diluted	(2)	1.54x		1.68x			-8.2	%


(1)	The Company uses the diluted weighted average common shares outstanding when in a dilutive position for FFO, Core FFO and AFFO.
(2)	Indicates coverage ratio of net income (loss)/FFO/Core FFO/AFFO per common share (diluted) over dividends declared per common share during the period.

Contact:
Investor Relations
Kristen Griffith
IR@nexpoint.com
(214) 276-6300
Media inquiries: Comms@nexpoint.com

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SOURCE NexPoint Residential Trust, Inc.