American Assets TrustAAT -0.60%71 EV-to-FCF is 32.83 as of Jun. 30, 2026, which is 22% below its 10-year median of 42.32. GuruFocus rates AAT with a GF Score™ of 71/100 and a GF Value™ of $20.60 (Modestly Overvalued). The stock has 13 warning signs investors should review. Among 741 REITs companies, American Assets Trust ranks worse than 68.15% on this metric.
EV-to-FCF is calculated as enterprise value divided by its free cash flow. As of today, American Assets Trust's Enterprise Value is $3,039.8 Mil.
American Assets Trust's Free Cash Flow for the trailing twelve months (TTM) ended in Mar. 2026 was $92.6 Mil. Therefore, American Assets Trust's EV-to-FCF for today is 32.83.
The historical rank and industry rank for American Assets Trust's EV-to-FCF or its related term are showing as below:
AAT'
s EV-to-FCF Range Over the Past 10 Years
Min: 22.56 Med: 42.32 Max: 107.88
Current: 32.83
During the past 13 years, the highest EV-to-FCF of American Assets Trust was 107.88. The lowest was 22.56. And the median was 42.32.
AAT's EV-to-FCF is ranked worse than 68.15% of 741
companies
in the REITs industry
Industry Median: 22.96
vs AAT: 32.83
EV-to-FCF is a valuation multiple that allows analysts and investors to compare stocks, preferably in the same sector or industry. 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 (NYSE:AAT) EV-to-FCF Explanation
EV-to-FCF is a valuation multiple that allows analysts and investors to compare stocks, preferably in the same sector or industry. 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 $24.69.
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.
Enterprise Value is used because it is a more complete measure in reflecting how much an investor pays when buying a company. Free Cash Flow is an important financial metric because it represents the actual amount of cash at a company's disposal. Companies with a low EV-to-FCF ratio, combined with a strong balance sheet are generally considered as undervalued.
* 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-FCF, along with its competitors' market caps and EV-to-FCF 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-FCF vs REITs Industry
For the REITs industry and Real Estate sector, American Assets Trust's EV-to-FCF distribution charts can be found below:
* The bar in red indicates where American Assets Trust's EV-to-FCF falls into.
American Assets Trust's current Enterprise Value is $3,039.8 Mil.
American Assets Trust's Free Cash Flow 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 $92.6 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-FCF of 32.83 as of Jun. 30, 2026. EV to FCF ratio is the company's enterprise value divided by free cash flow. View historical data on American Assets Trust and its competitors. This is 22% below median its historical median of 42.32. Over the past decade, American Assets Trust's EV-to-FCF has ranged from 22.56 to 107.88. According to the industry distribution chart, American Assets Trust ranks #505 out of 741 companies in the REITs industry, placing it in the top 68.2%.
Is American Assets Trust's EV-to-FCF too high?
American Assets Trust's current EV-to-FCF of 32.83 is 22% below median its 10-year median of 42.32. Over the past 10 years, this metric has ranged from a low of 22.56 to a high of 107.88. The REITs industry median EV-to-FCF is 22.96. American Assets Trust's value of 32.83 is 43% above this industry median. Based on the distribution chart, American Assets Trust ranks #505 out of 741 companies in the REITs industry, which is below 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-FCF compare to GNL and SAFE?
According to the REITs industry distribution chart, American Assets Trust ranks #505 out of 741 companies for EV-to-FCF. This places American Assets Trust in the lower half of its industry. The industry median EV-to-FCF is 22.96. American Assets Trust's value of 32.83 is 43% above this benchmark. Historically, American Assets Trust's own EV-to-FCF has ranged from 22.56 to 107.88 over the past decade. While the company's 10-year median is 42.32 vs. the industry median of 22.96, 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 EV-to-FCF for a REITs company?
The median EV-to-FCF among REITs companies is 22.96, based on 741 companies in the industry. Companies in the top quartile (top 25%) have a EV-to-FCF significantly above this median, while those in the bottom quartile fall well below. However, EV-to-FCF should not be evaluated in isolation — investors should consider it alongside profitability, growth, and financial strength metrics. American Assets Trust's current EV-to-FCF of 32.83 is 43% 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 EV-to-FCF mean?
A high EV-to-FCF can signal that a stock is expensive relative to its fundamentals. EV to FCF ratio is the company's enterprise value divided by free cash flow. View historical data on American Assets Trust and its competitors. For the REITs industry, the median EV-to-FCF is 22.96 — values significantly above this may indicate overvaluation, while values below may suggest a bargain or underlying issues. American Assets Trust's current EV-to-FCF is 32.83, which is 22% below median its own 10-year median of 42.32. 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 $20.60, compared to a current price of $24.69 — trading 19.9% above its estimated fair value. The current EV-to-FCF is 32.83, which is 22% below median its 10-year median of 42.32 and 43% above the REITs industry median of 22.96. 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-FCF calculated?
EV-to-FCF is calculated from a company's financial statements. For American Assets Trust (AAT), the current EV-to-FCF is 32.83 as of Jun. 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 $24.69 is trading 19.9% above its estimated GF Value™ of $20.60.
GuruFocus considers American Assets Trust to be Modestly Overvalued.
Key valuation signals for AAT:
EV-to-FCF: 32.83 (22% below median its 10-year median of 42.32)
GF Value™: $20.60 vs. price of $24.69 (19.9% above fair value)
Industry Position: 43% above the REITs median (#505 of 741)
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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