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American Assets TrustAAT -4.03%72 Debt-to-EBITDA is 7.25 as of Mar. 2026, which is 4% above its 10-year median of 6.97. GuruFocus rates AAT with a GF Score™ of 72/100 and a GF Value™ of $20.62 (Modestly Overvalued). The stock has 13 warning signs investors should review. Among 578 REITs companies, American Assets Trust ranks worse than 56.92% on this metric.
Debt-to-EBITDA measures a company's ability to pay off its debt.
A high Debt-to-EBITDA ratio generally means that a company may spend more time to paying off its debt. According to Joel Tillinghast's BIG MONEY THINKS SMALL: Biases, Blind Spots, and Smarter Investing, a ratio of Debt-to-EBITDA exceeding four is usually considered scary unless tangible assets cover the debt.
The historical rank and industry rank for American Assets Trust's Debt-to-EBITDA or its related term are showing as below:
AAT'
s Debt-to-EBITDA Range Over the Past 10 Years
Min: 6.15 Med: 6.97 Max: 7.9
Current: 7.33
During the past 13 years, the highest Debt-to-EBITDA Ratio of American Assets Trust was 7.90. The lowest was 6.15. And the median was 6.97.
AAT's Debt-to-EBITDA is ranked worse than 56.92% of 578
companies
in the REITs industry
Industry Median: 6.51
vs AAT: 7.33
American Assets Trust (NYSE:AAT) Debt-to-EBITDA Explanation
A high Debt-to-EBITDA ratio generally means that a company may spend more time to paying off its debt.
According to Joel Tillinghast's BIG MONEY THINKS SMALL: Biases, Blind Spots, and Smarter Investing, a ratio of Debt-to-EBITDA exceeding four is usually considered scary unless tangible assets cover the debt.
American Assets Trust Debt-to-EBITDA Related Terms
American Assets Trust Debt-to-EBITDA Historical Data
* Premium members only.
The historical data trend for American Assets Trust's Debt-to-EBITDA can be seen below:
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
For the REIT - Diversified subindustry, American Assets Trust's Debt-to-EBITDA, along with its competitors' market caps and Debt-to-EBITDA data, can be viewed below:
* Competitive companies are chosen from companies within the same industry, with headquarter located in same country, with closest market capitalization; x-axis shows the market cap, and y-axis shows the term value; the bigger the dot, the larger the market cap. Note that "N/A" values will not show up in the chart.
American Assets Trust Debt-to-EBITDA vs REITs Industry
For the REITs industry and Real Estate sector, American Assets Trust's Debt-to-EBITDA distribution charts can be found below:
* The bar in red indicates where American Assets Trust's Debt-to-EBITDA falls into.
* For Operating Data section: All numbers are indicated by the unit behind each term and all currency related amount are in USD. * For other sections: All numbers are in millions except for per share data, ratio, and percentage. All currency related amount are indicated in the company's associated stock exchange currency.
In the calculation of annual Debt-to-EBITDA, the EBITDA of the last fiscal year is used. In calculating the annualized quarterly data,
the EBITDA data used here is four times the quarterly (Mar. 2026) EBITDA data.
American Assets Trust (AAT) has a Debt-to-EBITDA of 7.25 as of Mar. 2026. Debt-to-EBITDA ratio represents the ratio of total debt to total earnings before interest, taxes, depreciation and amortization. View historical data on American Assets Trust. This is near median its historical median of 6.97. Over the past decade, American Assets Trust's Debt-to-EBITDA has ranged from 6.15 to 7.90. According to the industry distribution chart, American Assets Trust ranks #329 out of 578 companies in the REITs industry, placing it in the top 56.9%.
Is American Assets Trust's Debt-to-EBITDA too high?
American Assets Trust's current Debt-to-EBITDA of 7.25 is near median its 10-year median of 6.97. Over the past 10 years, this metric has ranged from a low of 6.15 to a high of 7.90. The REITs industry median Debt-to-EBITDA is 6.51. American Assets Trust's value of 7.25 is 11.4% above this industry median. Based on the distribution chart, American Assets Trust ranks #329 out of 578 companies in the REITs industry, which is below the industry midpoint. Overall, American Assets Trust has a GF Score™ of 72/100 and is considered Modestly Overvalued, reflecting its overall financial health beyond just this single metric.
How does American Assets Trust's Debt-to-EBITDA compare to GNL and SAFE?
According to the REITs industry distribution chart, American Assets Trust ranks #329 out of 578 companies for Debt-to-EBITDA. This places American Assets Trust in the lower half of its industry. The industry median Debt-to-EBITDA is 6.51. American Assets Trust's value of 7.25 is 11.4% above this benchmark. Historically, American Assets Trust's own Debt-to-EBITDA has ranged from 6.15 to 7.90 over the past decade. While the company's 10-year median is 6.97 vs. the industry median of 6.51, American Assets Trust has consistently been above the industry average. See the competitive comparison table and distribution chart on this page for a detailed peer-by-peer breakdown.
What is a good Debt-to-EBITDA for a REITs company?
The median Debt-to-EBITDA among REITs companies is 6.51, based on 578 companies in the industry. Companies in the top quartile (top 25%) have a Debt-to-EBITDA significantly above this median, while those in the bottom quartile fall well below. However, Debt-to-EBITDA should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. American Assets Trust's current Debt-to-EBITDA of 7.25 is 11.4% above the industry median. Use the industry distribution chart on this page to see where any company falls relative to its peers.
What does a high Debt-to-EBITDA mean?
A high Debt-to-EBITDA can signal that a stock is expensive relative to its fundamentals. Debt-to-EBITDA ratio represents the ratio of total debt to total earnings before interest, taxes, depreciation and amortization. View historical data on American Assets Trust. For the REITs industry, the median Debt-to-EBITDA is 6.51 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. American Assets Trust's current Debt-to-EBITDA is 7.25, which is near median its own 10-year median of 6.97. However, context matters — high-growth companies often justify higher valuations. Always evaluate alongside other metrics like GF Score™ and GF Value™.
Is American Assets Trust stock overvalued right now?
Based on GuruFocus' analysis, American Assets Trust (AAT) is currently considered Modestly Overvalued. The stock's GF Value™ is $20.62, compared to a current price of $24.27 — trading 17.7% above its estimated fair value. The current Debt-to-EBITDA is 7.25, which is near median its 10-year median of 6.97 and 11.4% above the REITs industry median of 6.51. American Assets Trust's overall GF Score™ is 72/100 with 13 warning signs to review. Investors should evaluate multiple metrics — including profitability, growth, and financial strength — before making a decision.
How is Debt-to-EBITDA calculated?
Debt-to-EBITDA is calculated from a company's financial statements. For American Assets Trust (AAT), the current Debt-to-EBITDA is 7.25 as of Mar. 2026. GuruFocus calculates this using data sourced from SEC filings and annual reports. See the calculation section and 30-year financial data on this page for the full breakdown.
Is American Assets Trust (AAT) Overvalued in 2026?
Based on GuruFocus' analysis, American Assets Trust stock appears to be overvalued.
The current stock price of $24.27 is trading 17.7% above its estimated GF Value™ of $20.62.
GuruFocus considers American Assets Trust to be Modestly Overvalued.
Key valuation signals for AAT:
Debt-to-EBITDA: 7.25 (near median its 10-year median of 6.97)
GF Value™: $20.62 vs. price of $24.27 (17.7% above fair value)
Industry Position: 11.4% above the REITs median (#329 of 578)
No single metric tells the full story. See the AAT stock analysis page for a complete view including 30-year financials, guru trades, and insider activity.
American Assets Trust Inc is a self-administered real estate investment trust based in the United States. The company invests in, operates, and develops retail, office, residential, and mixed-use properties. Properties are predominantly located in South California, Northern California, Oregon, Washington, and Hawaii. American Assets operates through four segments based on property type: retail; office; mixed-use, which consists of retail and hotel components; and multifamily, which includes the company's apartment properties. The retail and office segments collectively contribute the majority of the total revenue.
72GF Score
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