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American Assets TrustAAT -1.62%71 EV-to-EBITDA is 12.84 as of Jul. 30, 2026, which is 23% below its 10-year median of 16.64. GuruFocus rates AAT with a GF Score™ of 71/100 and a GF Value™ of $20.63 (Modestly Overvalued). The stock has 13 warning signs investors should review. Among 672 REITs companies, American Assets Trust ranks better than 65.48% on this metric.
EV-to-EBITDA is calculated as enterprise value divided by its EBITDA. As of today, American Assets Trust's enterprise value is $2,980.2 Mil.
American Assets Trust's EBITDA for the trailing twelve months (TTM) ended in Mar. 2026 was $232.2 Mil. Therefore, American Assets Trust's EV-to-EBITDA for today is 12.84.
The historical rank and industry rank for American Assets Trust's EV-to-EBITDA or its related term are showing as below:
AAT'
s EV-to-EBITDA Range Over the Past 10 Years
Min: 9.54 Med: 16.64 Max: 25.01
Current: 12.84
During the past 13 years, the highest EV-to-EBITDA of American Assets Trust was 25.01. The lowest was 9.54. And the median was 16.64.
AAT's EV-to-EBITDA is ranked better than 65.48% of 672
companies
in the REITs industry
Industry Median: 15.555
vs AAT: 12.84
EV-to-EBITDA is a valuation multiple used in finance and investment to measure the value of a company. This important multiple is often used in conjunction with, or as an alternative to, the PE Ratio to determine the fair market value of a company.
The "classic" EV-to-EBITDA is much better in capturing debt and net cash than the PE Ratio (TTM).
American Assets Trust (NYSE:AAT) EV-to-EBITDA Explanation
EV-to-EBITDA is a valuation multiple used in finance and investment to measure the value of a company. This important multiple is often used in conjunction with, or as an alternative to, the PE Ratio (TTM) to determine the fair market value of a company.
American Assets Trust's PE Ratio (TTM) for today is calculated as:
American Assets Trust's share price for today is $23.72.
American Assets Trust's Earnings per Share (Diluted) for the trailing twelve months (TTM) ended in Mar. 2026 adds up the quarterly data reported by the company within the most recent 12 months, which was $0.290.
* 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.
Study has found that the companies with the lowest EV-to-EBITDA outperforms companies measured as cheap by other ratios such as PE Ratio (TTM).
American Assets Trust EV-to-EBITDA Historical Data
* Premium members only.
The historical data trend for American Assets Trust's EV-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 EV-to-EBITDA, along with its competitors' market caps and EV-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 EV-to-EBITDA vs REITs Industry
For the REITs industry and Real Estate sector, American Assets Trust's EV-to-EBITDA distribution charts can be found below:
* The bar in red indicates where American Assets Trust's EV-to-EBITDA falls into.
American Assets Trust's current Enterprise Value is $2,980.2 Mil.
American Assets Trust's EBITDA for the trailing twelve months (TTM) ended in Mar. 2026 adds up the quarterly data reported by the company within the most recent 12 months, which was $232.2 Mil.
* 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.
American Assets Trust (AAT) has a EV-to-EBITDA of 12.84 as of Jul. 30, 2026. EV to EBITDA ratio is the company's enterprise value divided by earnings before interest, taxes, depreciation and amortization. View historical data on American Assets Trust. This is 23% below median its historical median of 16.64. Over the past decade, American Assets Trust's EV-to-EBITDA has ranged from 9.54 to 25.01. According to the industry distribution chart, American Assets Trust ranks #232 out of 672 companies in the REITs industry, placing it in the top 34.5%.
Is American Assets Trust's EV-to-EBITDA too high?
American Assets Trust's current EV-to-EBITDA of 12.84 is 23% below median its 10-year median of 16.64. Over the past 10 years, this metric has ranged from a low of 9.54 to a high of 25.01. The REITs industry median EV-to-EBITDA is 15.56. American Assets Trust's value of 12.84 is 17.5% below this industry median. Based on the distribution chart, American Assets Trust ranks #232 out of 672 companies in the REITs industry, which is above the industry midpoint. Overall, American Assets Trust has a GF Score™ of 71/100 and is considered Modestly Overvalued, reflecting its overall financial health beyond just this single metric.
How does American Assets Trust's EV-to-EBITDA compare to SAFE and GNL?
According to the REITs industry distribution chart, American Assets Trust ranks #232 out of 672 companies for EV-to-EBITDA. This puts American Assets Trust in the upper half of its industry. The industry median EV-to-EBITDA is 15.56. American Assets Trust's value of 12.84 is 17.5% below this benchmark. Historically, American Assets Trust's own EV-to-EBITDA has ranged from 9.54 to 25.01 over the past decade. While the company's 10-year median is 16.64 vs. the industry median of 15.56, American Assets Trust has consistently been below 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 EV-to-EBITDA for a REITs company?
The median EV-to-EBITDA among REITs companies is 15.56, based on 672 companies in the industry. Companies in the top quartile (top 25%) have a EV-to-EBITDA significantly above this median, while those in the bottom quartile fall well below. However, EV-to-EBITDA should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. American Assets Trust's current EV-to-EBITDA of 12.84 is 17.5% below 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 EV-to-EBITDA mean?
A high EV-to-EBITDA can signal that a stock is expensive relative to its fundamentals. EV to EBITDA ratio is the company's enterprise value divided by earnings before interest, taxes, depreciation and amortization. View historical data on American Assets Trust. For the REITs industry, the median EV-to-EBITDA is 15.56 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. American Assets Trust's current EV-to-EBITDA is 12.84, which is 23% below median its own 10-year median of 16.64. 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 $20.63, compared to a current price of $23.72 — trading 15% above its estimated fair value. The current EV-to-EBITDA is 12.84, which is 23% below median its 10-year median of 16.64 and 17.5% below the REITs industry median of 15.56. American Assets Trust's overall GF Score™ is 71/100 with 13 warning signs to review. Investors should evaluate multiple metrics — including profitability, growth, and financial strength — before making a decision.
How is EV-to-EBITDA calculated?
EV-to-EBITDA is calculated from a company's financial statements. For American Assets Trust (AAT), the current EV-to-EBITDA is 12.84 as of Jul. 30, 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 $23.72 is trading 15% above its estimated GF Value™ of $20.63.
GuruFocus considers American Assets Trust to be Modestly Overvalued.
Key valuation signals for AAT:
EV-to-EBITDA: 12.84 (23% below median its 10-year median of 16.64)
GF Value™: $20.63 vs. price of $23.72 (15% above fair value)
Industry Position: 17.5% below the REITs median (#232 of 672)
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.
71GF Score
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