AMERICAN ASSETS TRUST REIT INC (AAT)
Real Estate · Diversified REIT · NYSE
A diversified REIT focused on high-quality, premier office, retail, and mixed-use properties located in high-barrier-to-entry coastal markets.
What AMERICAN ASSETS TRUST REIT INC does
American Assets Trust, Inc. is a self-administered, self-managed real estate investment trust (REIT) that acquires, improves, develops, and manages a diversified portfolio of high-quality retail, office, and mixed-use properties. The company focuses primarily on high-barrier-to-entry markets in Southern California, Northern California, Oregon, Washington, and Hawaii.
Themes: commercial real estate, retail real estate, office real estate, mixed-use development
Fundamentals
- Price$21.61 as of 2026-10-08 close
- Market cap$1.3B as of 2026-05-01 (share count; price 2026-10-08)
- 1-year return+8.1% 2025-10-08 close $19.99 → 2026-10-08 close $21.61
- P/E87.92 as of 2026-10-08
- Net margin+16.4% FY2025, SEC XBRL
- Gross margin+61.1% FY2025, SEC XBRL
- ROE+6.5% FY2025, SEC XBRL
- Debt / equity1.50 as of 2026-09-03
- Revenue growth (YoY)-2.9% as of 2026-09-03
- Revenue CAGR (3y)+1.1% SEC XBRL
- Beta0.66 as of 2026-09-03
- Last reported earnings2026-07-28 SEC EDGAR Form 8-K (Item 2.02)
Dividend: yield +6.2%; 6-year non-decreasing per-share dividend streak (SEC XBRL).
How AAT compares in its sector
- price-to-earnings ratiotop 25% 120 covered Real Estate peers, as of 2026-10-08
- net profit marginmiddle range 154 covered Real Estate peers, as of 2026-09-03
- operating marginmiddle range 96 covered Real Estate peers, as of 2026-09-03
- gross marginmiddle range 23 covered Real Estate peers, as of 2026-09-03
- return on equitymiddle range 158 covered Real Estate peers, as of 2026-09-03
- 3-year revenue CAGRmiddle range 155 covered Real Estate peers
- indicated dividend yieldtop 25% 140 covered Real Estate peers, as of 2026-09-03
Position among covered Real Estate companies that report each metric (minimum 5 peers). A relative position within our covered catalog — not a valuation, quality, or investment judgment. A higher percentile is simply a higher value (for P/E, more expensive on earnings — never "better"). Informational only.
Dividend coverage (FY2025)
Exceeded at least one reported measure. In FY2025, AAT's dividend exceeded at least one reported measure of what it earned or generated (earnings payout 147%, operating-cash-flow payout 63%). A payout above 100% in one year is not necessarily unsustainable, but it is not fully covered by that measure.
- Earnings payout147% dividends / net income
- Operating-cash-flow payout63% dividends / operating cash flow — capital spending was not reported, so this does not subtract it
Coverage derived from reported SEC EDGAR XBRL figures for FY2025 (dividends paid vs. net income and free cash flow, same fiscal year). This describes PAST coverage for one fiscal year — it does not predict whether a dividend will be maintained, raised, or cut, and a one-year payout ratio can be distorted by non-recurring items. Informational only — not financial advice.
How AMERICAN ASSETS TRUST REIT INC looks technically
AMERICAN ASSETS TRUST REIT INC (AAT) is trading 2.3% above its 200-day average, the long-term trend line — a longer-term uptrend. Its 50-day average crossed above its 200-day average about 109 trading days ago — a "golden cross", a bullish long-term signal. A strong downtrend is in place — ADX, a 0–100 trend-strength gauge, is 27, with sellers in control. Momentum is neutral — its 14-day RSI (a 0–100 momentum gauge) is 45, neither overbought (above 70) nor oversold (below 30). It made a new 20-day low about 7 trading days ago. It is 16.8% below its highest point of the past year. Day-to-day price swings are unusually narrow versus its own recent history — a "Bollinger squeeze" (in the tightest 3% of the past ~6 months), which often precedes a bigger move.
Trend
8
| Distance from the 200-day | it is trading 2.3% above its 200-day average, the long-term trend line — a longer-term uptrend | +2.3% |
|---|---|---|
| 50-day moving average | its average price over the last 50 trading days — a short-term trend line — is $22.24 | $22.24 |
| 200-day moving average | its average price over the last 200 trading days — the long-term trend line — is $21.13 | $21.13 |
| Swing structure | each recent peak has been higher than the one before it and each dip has been shallower — the pattern chart-watchers call an uptrend, which describes where price has already been and not where it goes next | higher highs and higher lows |
| Last swing turn | its last significant turn was a swing low 7 calendar days ago — the swings before that are what the structure reading is measured on | 7 sessions |
| Wave structure | its recent swings can be read as a five-part upward sequence — what Elliott-wave chartists call an impulse — now in leg 3 of five; the labelling fails if price closes below 21.03. It is one of several labellings that fit, and it describes the swings already printed, not what comes next. The same swings also read as a three-part correction in leg C. | possible upward five-wave sequence, in wave 3 (one of several readings) |
| Since the 50/200 cross | its 50-day average crossed above its 200-day average about 109 trading days ago — a "golden cross", a bullish long-term signal | 109 sessions |
| Trend strength (14-day ADX) | a strong downtrend is in place — ADX, a 0–100 trend-strength gauge, is 27, with sellers in control | 27.2 |
Momentum
3
| 14-day RSI | momentum is neutral — its 14-day RSI (a 0–100 momentum gauge) is 45, neither overbought (above 70) nor oversold (below 30) | 45.1 |
|---|---|---|
| Position in its 14-day range | it is trading around the middle of its 14-day range ($21.03 to $22.19) — its "stochastic" reading is 50 out of 100, where 0 would mean closing exactly at the 14-session low and 100 exactly at the high. This measures WHERE the price sits inside its recent range, which is a different question from the RSI beside it: RSI is a momentum gauge, measuring how FAST the price has been moving, so a stock can drift quietly to the bottom of its range with an ordinary RSI, or fall sharply and still sit in the middle. It has been climbing within that range over the last few sessions. | 50.0 |
| Since the MACD crossed zero | MACD, a trend-momentum gauge, is in positive territory (momentum leaning bullish) | 16 sessions |
Range
12
| 52-week high | its highest closing price over the past year (about 252 trading days) was $25.97 | $25.97 |
|---|---|---|
| From the 52-week high | it is 16.8% below its 52-week high (its highest price of the past year) | -16.8% |
| Above the 52-week low | it is 21.8% above its 52-week low (its lowest price of the past year) | +21.8% |
| Below the 52-week high | it is 16.8% below its highest point of the past year | 16.8% |
| Since a 20-day breakout | it made a new 20-day low about 7 trading days ago | 7 sessions |
| Since a 55-day breakout | it made a new 55-day low about 7 trading days ago | 7 sessions |
| All-time high | its highest closing price on record is $49.26 (set on 2019-10-31) | $49.26 |
| Given back of the 52-week move | over the past year its closes ranged ($17.76 to $25.85), and it has given back around half of its rise from last year’s low — 52% of it. Chart-watchers call 61.8%-65% given back the "golden pocket" — for this company that is $20.59 to $20.85. It is watched widely enough that orders cluster there, which is the honest reason it matters; it is not a forecast. | 52.4% |
| From the all-time high | it is 56.1% below its all-time high | -56.1% |
| Nearest price level | it is trading 0.7% above a support level at $21.45 — a price it turned at five times since 2025-02-19, most recently on 2026-09-10. Since 2024-10-08 it has 7 such levels below the current price and 5 above. Levels like these describe where the price has reversed or paused before; they are not a forecast of where it will go. | -0.7% |
| All-time low | its lowest closing price on record is $16.04 (set on 2023-03-24) | $16.04 |
| Above the all-time low | it is 34.7% above its all-time low | +34.7% |
Volatility
5
| Band width vs its own 6 months | day-to-day price swings are unusually narrow versus its own recent history — a "Bollinger squeeze" (in the tightest 3% of the past ~6 months), which often precedes a bigger move | 3rd percentile |
|---|---|---|
| Typical daily range | in a typical session it travels about $0.3644 between its high and its low — about 1.7% of its price. That is its "average true range" over the last 14 sessions, which also counts the distance from the previous close, so a day that opens well away from yesterday counts as the large move it was | $0.3644 |
| Bollinger bands (20-day, ±2σ) | most of its recent trading has stayed between about $21.14 and $22.08 — the "Bollinger bands", a range drawn two standard deviations either side of its 20-day average price, which widens when the stock gets more volatile and narrows when it settles | $21.14 – $21.61 – $22.08 |
| Typical daily range (% of price) | its price moves about 1.7% in a typical session — among the calmest in the catalog. This is the average gap between a session's high and low over the last 14 sessions, counting overnight moves, expressed against the current price so it can be compared with companies trading at any price | 1.7% |
| Stretch from the 200-day average | it is trading 1.3 daily ranges above its 200-day average price (2.3% above it in plain percentage terms) — a way of asking how far it has stretched from its own average in units of how far it normally moves in a day, so a calm company and a jumpy one can be compared on the same scale | 1.3 daily ranges above its 200-day average |
Volume
1
| Volume vs its 30-day average | trading volume is about normal versus its 30-day average | 0.94× |
|---|
Analyst
2
| Change in the average price target | analysts' average price target is unchanged from the prior reading | 0.0% |
|---|---|---|
| Change in the consensus rating | the analyst consensus rating is unchanged since the prior reading | unchanged |
Candlestick patterns
2
| Since a doji | 9 sessions ago it opened and closed at almost the same price after trading through a wider range — a "doji", the classic picture of buyers and sellers finishing the session level | 9 sessions ago |
|---|---|---|
| Since a bullish engulfing | 5 sessions ago it opened below the previous session's close and finished above that session's open — a "bullish engulfing" pair, where one up day more than undid the down day before it | 5 sessions ago |
Price gaps
1
| Gap at the open | it opened on 2026-10-08 at essentially the same price it closed at the session before — no meaningful overnight gap | +0.1% |
|---|
Price streaks
1
| Closing streak | it closed higher in its latest session, after a session that did not close higher — a single up day rather than a run | 1 session up |
|---|
Relative strength
4
| vs market, 1 month | over the past 1 month this stock lagged the market by 2.0 percentage points (the stock lost 1.0% while the market gained 1.0%) | -2.0% |
|---|---|---|
| vs market, 3 months | over the past 3 months this stock lagged the market by 17.4 percentage points (the stock lost 13.6% while the market gained 3.8%) | -17.4% |
| vs market, 6 months | over the past 6 months this stock lagged the market by 0.6 percentage points (the stock gained 16.8% while the market gained 17.5%) | -0.6% |
| vs market, 12 months | over the past 12 months this stock lagged the market by 6.9 percentage points (the stock gained 8.1% while the market gained 15.0%) | -6.9% |
Signal agreement
2
| Bullish technical signals | 3 of the 9 technical signals we can compute for it are currently in a bullish state: a "golden cross" — its 50-day average is above its 200-day, trading above its 200-day average, MACD momentum is positive — these describe past price behaviour, not a forecast | 3 of 9 |
|---|---|---|
| Bearish technical signals | 3 of the 9 technical signals we can compute for it are currently in a bearish state: a strong downtrend, with sellers in control, lagging the market over 6 months, trading below the Ichimoku cloud — these describe past price behaviour, not a forecast | 3 of 9 |
Trend (Ichimoku cloud)
1
| Vs the Ichimoku cloud | trading 6.1% below the Ichimoku cloud — a band drawn from where its own highs and lows sat up to 2026-09-01 and projected forward over today's price, the side traders read as an established downtrend, with the band above acting as the level that would have to be cleared. The band itself is moderate, spanning 4.9% of the share price. | -6.1% |
|---|
Volume-weighted price
2
| Vs this year’s average price paid | the price is 2% above the average price paid so far this year, so the typical buyer over that stretch is showing a gain. That average is $21.24 — a volume-weighted average of daily closes over 189 sessions, not a true tick-by-tick VWAP. | +1.7% |
|---|---|---|
| Vs the average paid since it last reported | the price is 3% below the average price paid since it last reported on 2026-07-28 (its 8-K), so the typical buyer over that stretch is under water. That average is $22.28 — a volume-weighted average of daily closes over 52 sessions, not a true tick-by-tick VWAP. | -3.0% |
Falling wedge, bullish — broke out · entry $21.35 · 41 sessions in
Price levels it has turned at before
AAT last closed at $21.61 on 2026-10-08. Since 2024-10-08 it has turned at 7 prices below its last close and 5 above; the 3 nearest below and the 3 nearest above are listed, nearest first.
| Level | Side | Distance | Evidence |
|---|---|---|---|
| $21.45 | Support | 0.7% below the last close | turned there five times · 2025-02-19 to 2026-09-10 |
| $22.23 | Resistance | 2.9% above the last close | turned there twice · 2026-08-12 to 2026-09-17 |
| $20.88 | Support | 3.4% below the last close | turned there 7 times · 2025-03-19 to 2026-10-01 |
| $20.25 | Support | 6.3% below the last close | turned there 7 times · 2025-05-19 to 2026-04-29 |
| $23.21 | Resistance | 7.4% above the last close | turned there three times · 2025-01-13 to 2026-08-25 |
| $25.45 | Resistance | 17.8% above the last close | turned there twice · 2024-12-20 to 2026-07-06 |
A level is a price this company reversed or paused at more than once — they describe past behaviour, not a forecast of where the price will go.
Wave structure
Its recent swings can be read as a five-part upward sequence — what Elliott-wave chartists call an impulse — now in leg 3 of five.
This labelling fails — stops being a possible reading at all — if it closes below $21.03.
This is one of several labellings that fit the same swings, so treat it as a reading rather than the reading. It was chosen from 2 labellings that survived the rules, counting shorter readings of the same bars.
On past moves of this shape the leg has usually ended somewhere between $26.72 and $30.24 — that is where it has tended to end if the count holds, not a forecast of where the price goes.
Alternate reading: The same swings also read as a three-part correction in leg C, which fails on a close below $21.03.
This reading has stood for 6 trading days, since 2026-10-01.
Read from daily closes as of 2026-10-08.
An Elliott-wave count describes the swings already printed and the level that would disprove it. It is not a forecast, a target, or advice.
Screens: Trading above the 200-day moving average · in a Bollinger Band volatility squeeze · Least volatile (2% or less typical daily range) · Under water since its last earnings report (below the anchored VWAP) · Trading below the Ichimoku cloud · Near a support level (sitting on a price it has bounced off before) | Learn: moving average · golden cross · adx · rsi · breakout · fifty two week high low · bollinger bands
Based on daily closing prices as of 2026-10-08. Describes past price behavior only — informational, not financial advice.
Analyst consensus
- Consensus ratingUnderperform (3.67 mean, 1=Strong Buy…5=Strong Sell) — 2 analysts
- Mean price target$23.50 range $23.00 – $24.00
Analyst estimates, as of 2026-10-05. These are third-party analyst opinions and price targets, aggregated — not a recommendation, prediction, or advice from stocks-llm. Informational only.
Key risks (from latest filing)
["Concentration of properties in high-barrier-to-entry markets, specifically California.","Interest rate volatility and its impact on debt servicing and capital costs.","Lease rollover risk and potential vacancies in office and retail segments."]
What changed in the latest 10-Q
AI-assisted comparison of AAT's 10-Q filed 2026-07-31 against the prior one filed 2026-05-01.
Management's Discussion & Analysis (MD&A)
- Notes:
- The newer and older MD&A excerpts are identical in wording except for the page number following the forward-looking statements bullet list: the newer filing shows '30' while the older filing shows '28'.
- Both excerpts are truncated at the same point mid-sentence ('see the section entitled "'), so any changes beyond the provided text cannot be assessed.
Risk Factors
- Added:
- Newer filing (2026-07-31): In the same-store summary paragraph, Genesee Park is now described as a same-store property for the three months ended June 30, 2025 comparison and a non-same-store property for the six months ended June 30, 2025 comparison.
- Newer filing (2026-07-31): In the same-store summary paragraph, La Jolla Commons III is now described as a same-store property for the three months ended June 30, 2025 comparison and a non-same-store property for the six months ended June 30, 2025 comparison.
- Newer filing (2026-07-31): The same-store composition table now covers the three and six months ended June 30, 2026 and 2025, whereas the older filing covered only the three months ended March 31, 2026 and 2025.
- Removed:
- Older filing (2026-05-01): The same-store summary paragraph described Genesee Park as a non-same-store property because it was acquired on February 28, 2025 and had not been owned for the comparable period.
- Older filing (2026-05-01): The same-store summary paragraph described La Jolla Commons III as a non-same-store property for the three months ended March 31, 2025 comparison.
- Older filing (2026-05-01): Text stating retail same-store operating income increased approximately 0.1% for the three months ended March 31, 2026 compared to 2025, and office same-store operating income remained flat, is not present in the newer filing.
- Reworded:
- Period references for the same-store summary updated from three months ended March 31, 2026 and 2025 (older) to three and six months ended June 30, 2026 and 2025 (newer).
- Same-store composition table values changed: same-store 31 for three months ended June 30, 2026 (newer) vs 30 for three months ended March 31, 2026 (older); non-same-store 0 for three months ended June 30, 2026 (newer) vs 1 for three months ended March 31, 2026 (older); total development properties 2 for both newer periods vs 2 (three months ended March 31, 2026) and 3 (three months ended March 31, 2025) in older.
- The same-store composition table format expanded from two columns (2026, 2025) for one period in the older filing to four columns (three and six months ended June 30, 2026 and 2025) in the newer filing.
- Newer filing describes La Jolla Commons III using "non-same-store property" while older filing used "non-same store property" (spacing difference).
- Portfolio ownership percentage updated from 78.95% as of March 31, 2026 (older) to 78.96% as of June 30, 2026 (newer).
- Portfolio as-of dates updated from March 31, 2026 (older) to June 30, 2026 (newer).
- Notes:
- The section header for the newer filing says 'Item 1A. Risk Factors' but the content provided covers Overview, Critical Accounting Policies, Same-store, and Outlook, not risk factors.
- The older filing text ends mid-sentence at 'including market conditions and m' and the newer filing ends at 'including market conditions and', so the end of the Outlook section may be truncated in the provided excerpts.
- No risk factor content changes could be assessed because neither excerpt contains risk factor text beyond the heading.
AI-assisted comparison of two SEC filing sections. It describes wording and theme changes only, makes no materiality, legal, or investment judgement, and is not financial advice. Informational only — not financial advice.
Insider activity (SEC Form 4)
18 open-market purchases and 0 open-market sales by insiders in the last 90 days, of which we have read Form 4 filings through 2026-10-04. The 5 days since 2026-10-04 have not been checked yet.
- Last 30 days · read to 2026-10-041 buy ($1M) · 0 sells — 1 buying insider
- Last 90 days · read to 2026-10-0418 buys ($20M) · 0 sells — 1 buying insider
- Last 180 days · read to 2026-10-0437 buys ($31M) · 0 sells — 1 buying insider
Activity heuristic: net buying (a transparent product heuristic from the counts above, not a prediction or advice)
Most recent open-market transaction: 2026-09-14. Based on Form 4 filings read through 2026-10-04; anything filed since is not yet included.
View full insider trading history → View SEC Form 3/4/5 filingsAsk about AAT's insider activity →
Only open-market purchases (SEC code P) and sales (code S) are counted here. Option exercises, vesting/awards, gifts, and shares withheld for taxes are excluded — they are compensation or mechanical, not open-market conviction. Sales may be planned and non-discretionary (e.g. a Rule 10b5-1 plan) and are not necessarily bearish; open-market buying is not a recommendation to buy. Informational only — not financial advice.
Short interest (FINRA)
AAT had 1,907,533 shares of reported short interest as of the 2026-09-15 FINRA settlement date (delayed, bi-monthly; not real-time).
AAT had 3.11% of its shares outstanding sold short as of the 2026-09-15 FINRA settlement date (percent of FLOAT would be higher — float is not disclosed in the source). FINRA reported 4.09 days to cover at the same settlement.
- Reported short interest (shares) 1,907,533
- Short interest (% of shares outstanding) 3.11%
- Prior settlement (shares) 1,645,526
- Reported change 15.92%
- Days to cover (reported) 4.09
Reported to FINRA as of the 2026-09-15 settlement date. Short interest is reported to FINRA and published on a delayed, bi-monthly schedule (as of a settlement date, disseminated roughly eight business days later) — it is NOT real-time, does not cover every venue or all US trading, and is not a short-squeeze prediction or investment advice. Days-to-cover is the value FINRA reports; percent of float is not shown because the source file carries no share-count denominator — where a percent appears it is of shares OUTSTANDING, the larger base, and is therefore a floor on percent of float. Informational only — not financial advice.
Competitors & peers
- Kilroy Realty (KRC)
- Hudson Pacific Properties (HPP)
- Douglas Emmett (DEI)
- Equity Office Properties (BX)
- Regency Centers (REG)
- Kimco Realty (KIM)
AI-enriched competitor set. Linked names are companies covered by stocks-llm; other named peers are shown for reference only.
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Frequently asked questions
What does AMERICAN ASSETS TRUST REIT INC (AAT) do?
American Assets Trust, Inc. is a self-administered, self-managed real estate investment trust (REIT) that acquires, improves, develops, and manages a diversified portfolio of high-quality retail, office, and mixed-use properties. The company focuses primarily on high-barrier-to-entry markets in Southern California, Northern California, Oregon, Washington, and Hawaii.
What sector is AMERICAN ASSETS TRUST REIT INC (AAT) in?
AMERICAN ASSETS TRUST REIT INC (AAT) is classified in the Real Estate sector. Its industry is Diversified REIT. It trades on NYSE.
Does AAT pay a dividend?
Yes — AMERICAN ASSETS TRUST REIT INC (AAT) pays a dividend, with an indicated yield of about 6.20% and 6-year non-decreasing per-share dividend streak (SEC EDGAR XBRL) (market data, as of 2026-09-03). Informational only — not financial advice.
Who are AMERICAN ASSETS TRUST REIT INC's (AAT) competitors?
Notable peers of AMERICAN ASSETS TRUST REIT INC (AAT) include Kilroy Realty, Hudson Pacific Properties, Douglas Emmett, Equity Office Properties and Regency Centers. This peer set is informational only — not financial advice.
Is AMERICAN ASSETS TRUST REIT INC (AAT) overbought or oversold right now?
AMERICAN ASSETS TRUST REIT INC (AAT) is currently neither overbought nor oversold — its 14-day RSI (a 0–100 momentum gauge) is 45, in the neutral middle (as of 2026-10-08). RSI describes recent price momentum, not a forecast — informational only, not financial advice.
Where does stocks-llm's data on AAT come from?
Fundamentals come from SEC XBRL company filings for the figures marked with a fiscal year, and market data, as of 2026-09-03 for the rest; prices are market data, as of 2026-09-03; company filings and profile facts come from SEC EDGAR. All figures are delayed daily-close data shown with their as-of date — informational only, not financial advice.
Fundamentals: SEC XBRL company filings for the figures marked with a fiscal year, and market data, as of 2026-09-03 for the rest. Filings: SEC EDGAR. Prices are delayed daily-close data.
Last updated 2026-10-08.
Informational only — NOT financial advice. All figures are delayed daily-close data from SEC EDGAR & market data, shown with their as-of date.