Form 8-K - Current report

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 8-K

CURRENT REPORT

PURSUANT TO SECTION 13 OR 15(d) OF THE

SECURITIES EXCHANGE ACT OF 1934

Date of Report (Date of earliest event reported): November 6, 2023

APARTMENT INVESTMENT AND MANAGEMENT COMPANY

AIMCO OP L.P.

(Exact name of registrant as specified in its charter)


Maryland (Apartment Investment and Management Company)	1-13232	84-1259577
Delaware (Aimco OP L.P.)	0-56223	85-2460835
(State or other jurisdiction	(Commission	(I.R.S. Employer
of incorporation or organization)	File Number)	Identification No.)

4582 SOUTH ULSTER STREET

SUITE 1450, DENVER, CO 80237

(Address of principal executive offices) (Zip Code)

Registrant’s telephone number, including area code: (303) 224-7900

NOT APPLICABLE

(Former name or Former Address, if changed since last report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:


☐	Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
☐	Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
☐	Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
☐	Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))


Securities registered pursuant to section 12(b) of the Act:
Title of each class	Trading Symbol(s)	Name of each exchange on which registered
Apartment Investment and Management Company Class A Common Stock	AIV	New York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the exchange act. ☐

ITEM 2.02. Results of Operations and Financial Conditions.

On November 6, 2023 Apartment Investment and Management Company and Aimco OP L.P. (the “Company”) issued a press release announcing its results for the period ended September 30, 2023. A copy of the press release is attached as exhibit 99.1 to this report.

The information under this Item 2.02 and Exhibit 99.1 is furnished by the Company in accordance with the rules of the Securities and Exchange Commission. This information shall not be deemed “filed” for purposes of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or incorporated by reference in any filing under the Securities Act of 1933, as amended, or the Exchange Act, except as shall be expressly set forth by specific reference in such a filing.

ITEM 9.01. Financial Statements and Exhibits.

(d) The following exhibits are filed with this report:


Exhibit No.	Description
99.1	Press release dated November 6, 2023
104	Cover Page Interactive Data File (embedded within the Inline XBRL document)

SIGNATURE

Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, the Registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.


Dated: November 6, 2023

	APARTMENT INVESTMENT AND MANAGEMENT COMPANY

		/s/ H. Lynn C. Stanfield
		H. Lynn C. Stanfield
		Executive Vice President and Chief Financial Officer

	AIMCO OP L.P.
	By: Aimco OP GP, LLC, its general partner By: Apartment Investment and Management Company, its managing member
		/s/ H. Lynn C. Stanfield
		H. Lynn C. Stanfield
		Executive Vice President and Chief Financial Officer

Table of Contents


Page
3	Earnings Release
8	2023 Outlook
11	Consolidated Statements of Operations
12	Consolidated Balance Sheets
13	Schedule 1 – EBITDAre and Adjusted EBITDAre
14	Schedule 2 – Aimco Leverage and Maturities
15	Schedule 3 – Aimco Portfolio
16	Schedule 4 – Aimco Capital Additions
17	Schedule 5 – Aimco Development and Redevelopment Project Summaries
19	Schedule 6 – Stabilized Operating Properties
20	Schedule 7 – Acquisitions, Dispositions, and Leased Communities
21	Schedule 8 – Net Asset Value Components
22	Glossary and Reconciliations of Non-GAAP Financial and Operating Measures

Aimco Reports Third Quarter Results, Updates 2023 Guidance, and Provides Highlights on Recent and Planned Activities

Denver, Colorado, November 6, 2023 – Apartment Investment and Management Company (“Aimco”) (NYSE: AIV) announced today third quarter results for 2023, updated guidance, and provided highlights on recent and planned activities.

Wes Powell, Aimco President and Chief Executive Officer, comments:

“Thank you for your interest in Aimco. The apartment business remains on sound footing and Aimco is well positioned given the composition of our assets and the quality of our investment platform. Our diversified portfolio of apartment communities located within neighborhoods that have largely avoided the pressure of competitive new supply, has continued to generate strong performance and has experienced NOI growth of nearly 20% over the past 18 months. During the third quarter, average monthly revenues per apartment home increased by 7.2% on a year-over-year basis and we have increased our full year NOI guidance by more than 100 basis points at the midpoint.

"Aimco's regional investment teams are successfully advancing our active development projects and are on track to deliver more than 600 of those new units by the end of 2023 and another 700 in 2024. It is projected that this current class of projects will produce more than $55 million of NOI annually when fully stabilized, an amount equal to more than half of the NOI currently produced by Aimco's portfolio of stabilized apartment communities and representing an accretive yield on direct capital investment of 6.8%. While we are advancing plans for a select number of new projects, which offer the prospect of strong risk adjusted returns, we anticipate reducing the amount of Aimco capital that is allocated to development activity over the year ahead given market conditions and the relative attractiveness of other capital allocation opportunities.

“We continue to view the repurchase of Aimco common stock as being very attractive. Over the past 22 months, we have opportunistically repurchased 8.8 million shares at an average price of $7.33 per share. The Aimco Board of Directors recently increased our share repurchase authorization to 30 million shares, doubling the size of our previous authorization.

"Aimco’s balance sheet remains rock solid. Our near-term debt maturities are extremely limited with less than 2% of the total coming due over the next 30 months inclusive of extension options. Fixed-rate loans tied to our stabilized portfolio, representing 70% of our total leverage, carry an interest rate of 4.25%, are fully assumable and have a weighted average time to maturity of 7.4 years.

"Consistent with our capital allocation strategy, at times we may choose to monetize certain pipeline assets prior to vertical construction in order to maximize value and risk adjusted returns. As such, we are preparing to market for sale our Brickell Assemblage located in Miami, as well as certain recently completed development projects and select land holdings. In addition, we remain under agreement to sell our 80% stake in the Parkmerced mezzanine loan. We expect these sales to take place during the course of 2024, provided pricing and terms are favorable. The proceeds will be prudently allocated to return capital to stockholders, reduce leverage, and/or accretive new investments.

"Above all else, the Aimco management team and Board remain intently focused on creating and unlocking value for Aimco stockholders.”

Third Quarter 2023 Earnings Release and Supplemental Schedules | 3

Financial Results and Recent Highlights

•

Net loss attributable to common stockholders per share, on a fully dilutive basis, was $(0.02) for the quarter ended September 30, 2023, compared to net income per share of $0.19 for the same period in 2022, due primarily to lower real estate transaction proceeds and reduced tax benefit.

•

Third Quarter 2023 revenue, expenses, and NOI from Aimco’s Stabilized Operating Properties were up 6.4%, 3.5%, and 7.6%, respectively, year-over-year, with average monthly revenue per apartment home increasing by 7.2% to $2,358, while maintaining an average rent to income below 20% for new Aimco residents.

•

Aimco updated full year 2023 guidance related to Stabilized Property Operations as follows:


	Full Year 2023 Year-Over-Year Growth Rates
Stabilized Operating Properties	Revised Guidance Range			Prior Guidance Range
	Low		High	Low		High
Revenue, before utility reimbursements	8.25%	-	8.75%	7.75%	-	8.75%
Expenses, net of utility reimbursements	5.75%	-	6.75%	8.00%	-	9.00%
Net operating income (NOI)	9.00%	-	9.75%	7.50%	-	9.00%

•

As of October 31, 2023, Aimco delivered the 276-apartment home Hamilton in Miami, Florida, the 106-key Benson Hotel and Faculty Club in Aurora, Colorado, and 81 apartment homes at Upton Place in Upper Northwest Washington, D.C. Aimco expects to deliver, before year end, 153 additional apartment homes at Upton Place and the initial homes at Oak Shore in Corte Madera, California.

•

Aimco remains under contract to sell our remaining 80% stake in the Parkmerced mezzanine loan for $134 million plus accrued interest and is preparing to market additional assets for sale, including the Brickell Assemblage located in Miami, Florida.

•

Aimco acquired 1.7 million shares of its common stock during the third quarter 2023 at an average cost of $7.52 per share. Year to date, as of October 31, 2023, Aimco acquired more than 5.3 million shares at an average price of $7.40 per share.

•

Subsequent to quarter end, the Aimco Board of Directors increased the number of shares authorized for repurchase to 30 million, doubling the size of the Board’s previous authorization.

•

As of November 3, 2023, total shareholder return ("TSR") since the December 15, 2020 spin-off of AIR Communities was 15.9% outperforming the Russell 2000 over the same period by more than 2,300 basis points.

Value Add, Opportunistic & Alternative Investments

Development and Redevelopment

Aimco generally seeks development and redevelopment opportunities where barriers to entry are high, target customers can be clearly defined, and Aimco has a comparative advantage over others in the market. Aimco’s value add and opportunistic investments may also target portfolio acquisitions, operational turnarounds, and re-entitlements.

Third Quarter 2023 Earnings Release and Supplemental Schedules | 4

As of September 30, 2023, Aimco had five active development and redevelopment projects located in four U.S. markets, in varying phases of construction and lease-up. These projects remain on track, as measured by construction budget and lease-up metrics. Additionally, Aimco has a pipeline of future value-add opportunities totaling approximately 14 million gross square feet of development in Aimco's target markets of Southeast Florida, the Washington D.C. Metro, and Colorado's Front Range. During the third quarter, Aimco invested $74.4 million in development and redevelopment activities. Updates include:

•

In Miami, Florida, construction, repositioning, and lease-up of The Hamilton is complete. Demand for rental housing in Southeast Florida remains robust, especially for unique waterfront properties such as The Hamilton. As of October 31, 2023, 96% of the building's 276 units were occupied with in-place leases at rates more than 20% ahead of underwritten rents.

•

In Bethesda, Maryland, construction is progressing on plan at the first phase of Strathmore Square, which will contain 220 highly tailored apartment homes with initial delivery on track for the second half of 2024. This suburban infill project is located adjacent to the Grosvenor-Strathmore Metro station and the Strathmore Performing Arts Campus, and is 1.5 miles from The National Institutes of Health main campus. Funding for the $164.0 million project is fully secured with Aimco having already funded 100% of its equity commitment.

•

In Upper Northwest Washington D.C., construction at Upton Place continues on schedule and on budget. The initial delivery of 81 apartment homes occurred, on schedule, in mid-October with the first residents at Upton Place having moved into their new homes on November 1, 2023. As of October 31, 2023, 13 units had been leased or pre-leased, at rates ahead of our initial projections. To date, 80% of the project's 105K square feet of retail space has been leased and Aimco is in final lease negotiations with retailers on another 7%.

•

In Corte Madera, California, construction is ongoing at Oak Shore where 16 luxury single-family rental homes and eight accessory dwelling units are being developed. Construction has been completed on the initial homes and they will be ready for occupancy in November. As of October 31, 2023, two of the eight accessory dwelling units had been pre-leased at rates ahead of our initial projections.

•

In the third quarter 2023, Aimco invested $4.8 million into programming, design, documentation, and entitlement efforts related to select pipeline projects located in Southeast Florida, the Washington D.C. Metro, and Colorado’s Front Range.

Investment & Disposition Activity

Aimco is focused on delivering strong investment returns, through the ownership of apartment properties as well as development and redevelopment activities, funded primarily through third-party capital.

•

No new investment or disposition activity occurred during the third quarter.

•

Aimco remains under contract to sell its 80% stake in the Parkmerced mezzanine loan for $134 million plus accrued interest. In June, at the time of closing on the sale of a 20% non-controlling position, the purchaser pre-paid $4 million of interest to Aimco and is expected to pay another $7 million prior to year end.

•

Subsequent to quarter end, Aimco initiated plans to market for sale the Brickell Assemblage located in Miami, Florida, as well as certain recently completed developments and select land holdings. Aimco expects the sales to occur by the end of 2024, pending favorable pricing and terms. The proceeds will be allocated to return capital to stockholders, reduce leverage, and/or accretive new investments.

Third Quarter 2023 Earnings Release and Supplemental Schedules | 5

Operating Property Results

Aimco owns a diversified portfolio of operating apartment communities located in eight major U.S. markets with average rents in line with local market averages.

Aimco’s Stabilized Operating Properties produced solid results for the quarter ended September 30, 2023.


	Third Quarter					Year-to-Date
Stabilized Operating Properties	Year-over-Year			Sequential		Year-over-Year
($ in millions)	2023	2022	Variance	2Q 2023	Variance	2023	2022	Variance
Average Daily Occupancy	95.2%	96.0%	(0.7)%	96.2%	(0.9)%	96.5%	97.4%	(0.9)%
Revenue, before utility reimbursements	$37.7	$35.5	6.4%	$37.0	1.9%	$111.4	$102.2	9.0%
Expenses, net of utility reimbursements	10.7	10.4	3.5%	11.5	(6.5)%	33.4	31.3	6.6%
Net operating income (NOI)	27.0	25.1	7.6%	25.5	5.7%	78.0	70.9	10.0%

•

Revenue in the third quarter 2023 was $37.7 million, up 6.4% year-over-year, resulting from a 7.2% increase in average monthly revenue per apartment home to $2,358, partially offset by a 75-basis point decrease in Average Daily Occupancy to 95.2%. As of October 31, 2023, occupancy had increased to 97.3%.

•

New lease rents increased 8.0% and Aimco retained 58.3% of residents whose leases were expiring during the quarter at rents 4.5% higher, on average, than the previous lease.

•

The median annual household income of new residents was $133,000 in the third quarter 2023, representing a rent to income ratio of 19.5%.

•

Expenses in the third quarter 2023 were up 3.5% year-over-year primarily from higher insurance costs, during the quarter we received favorable real estate tax valuations in Chicago largely offsetting the impact of the prior unfavorable real estate tax valuation in Miami, which has since been successfully appealed.

•

NOI in the third quarter 2023 was $27.0 million, up 7.6% year-over-year. Aimco raised full year 2023 NOI guidance by more than 100 basis points at the midpoint, to a range of 9.00% to 9.75%.

Balance Sheet and Financing Activity

Aimco is highly focused on maintaining a strong balance sheet, including ample liquidity at all times. As of September 30, 2023, Aimco had access to $320.2 million, including $95.7 million of cash on hand, $20.2 million of restricted cash, $54.3 million in a short-term treasury investment, and the capacity to borrow up to $150.0 million on its revolving credit facility.

Aimco’s net leverage as of September 30, 2023, was as follows:


	as of September 30, 2023
Proportionate, $ in thousands	Amount			Weighted Avg. Maturity (Yrs.) [1]
Total non-recourse fixed rate debt	$	777,480			7.4
Total non-recourse floating rate debt		101,154			1.6
Total non-recourse construction loan debt		238,800			2.1
Cash and restricted cash [2]		(114,469	)
Net Leverage	$	1,002,965

[1] Weighted average maturities presented exclude contractual extension rights.

[2] On September 30, 2023, Aimco had $54.3 million invested in a four-month treasury bill that was excluded from cash in accordance with U.S. GAAP.

Third Quarter 2023 Earnings Release and Supplemental Schedules | 6

As of September 30, 2023, 100% of Aimco's total debt was either fixed rate or hedged with interest rate cap protection and, including contractual extensions, Aimco has only $19.9 million, or less than 2% of its total debt, maturing over the next 30 months.

Aimco Credit Facility

•

In October, subsequent to quarter end, Aimco exercised an option to extend the duration of its revolving credit facility for twelve months. Aimco will now retain the capacity to borrow up to $150.0 million through December 2024 and has one remaining 12-month extension option.

Public Market Equity

Common Stock Repurchases

•

In the third quarter, Aimco repurchased 1.7 million shares of its common stock at a weighted average price of $7.52 per share. In 2023, through October 31, Aimco repurchased more than 5.3 million shares of its common stock at a weighted average price of approximately $7.40 per share.

•

Subsequent to quarter end, the Aimco Board of Directors increased the number of shares authorized for repurchase to 30 million, doubling the size of the Board's previous authorization.

Commitment to Enhance Stockholder Value

•

The Aimco Board of Directors, in coordination with management, remains intently focused on maximizing and unlocking value for Aimco stockholders. During the ongoing review, the Board continues to engage regularly with several leading advisory firms, including Morgan Stanley & Co. LLC, to review current market conditions.

Aimco believes it is well positioned for long term growth given its high-quality development pipeline and investment platform, diversified portfolio of core and opportunistic multifamily assets, and long-duration, low-cost balance sheet. As such, the timing of any broad strategic action to unlock stockholder value will take into consideration a host of factors, including the health and stability of both the financial and capital markets.

There can be no assurance that the ongoing review will result in any particular transaction or transactions or other strategic changes or outcomes and the timing of any such event is similarly uncertain. The Company does not intend to disclose or comment on developments related to the foregoing unless or until it determines that further disclosure is appropriate or required.

Third Quarter 2023 Earnings Release and Supplemental Schedules | 7

2023 Outlook


		2023 Outlook
$ in millions (except per share amounts), Square Feet in millions	Third Quarter 2023 YTD	2023 Full Year Forecast		Prior Full Year Forecast
Net income (loss) per share – diluted	$(0.10)		$(0.21) - $(0.11)		$(0.28) - $(0.18)

Active Developments and Redevelopments
Total Direct Costs of Projects Underway [1]	$814		$773		$773
Direct Project Costs [2]	$164.2		$200 - $210		$175 - $185
Other Capitalized Costs	$26.8		$36 - $38		$36 - $38
Construction Loan Draws [2]	$132.5		$190 - $200		$170 - $175
JV Partner Equity Funding	$0.2		$0.4		$0.4
AIV Equity Funding [3]	$49.5		~$50		~$50

Pipeline Projects
Pipeline Size Gross Square Feet [4]	14.1		14.1		14.1
Pipeline Size Multifamily Units [4]	6,544		6,544		6,544
Pipeline Size Commercial Sq Ft [4]	1.7		1.7		1.7
Planning Costs	$13.7		$16 - $18		$20 - $25

Real Estate Transactions
Acquisitions	None		None		None
Dispositions [5]	$91.5		$98.5		$98.5

Operating Properties
Revenue Growth, before utility reimbursements	9.0%		8.25% - 8.75%		7.75% - 8.75%
Operating Expense Growth, net of utility reimbursements [6]	6.6%		5.75% - 6.75%		8.0% - 9.0%
Net Operating Income Growth	10.0%		9.00% - 9.75%		7.5% - 9.0%
Recurring Capital Expenditures	$9.2		$12 - $13		$11 - $13

General and Administrative	$24.5		$33 - $34		$33 - $34

Leverage
Interest Expense, net of capitalization [7]	$19.2		$28 - $30		$33 - $35

[1] Includes land or leasehold value, calculated as the quarterly average and is reduced from prior guidance due to the accelerated stabilization of The Hamilton in 3Q 2023 and its corresponding removal from projects underway in 4Q 2023.

[2] Direct project costs and construction loan draws increased due primarily to timing and an acceleration of investment to optimize construction activities ahead of winter.

[3] AIV equity funding at the end of the third quarter 2023 was ahead of the full year target due to the timing of partnership reimbursements.

[4] Includes pipeline projects as presented on Supplemental Schedule 5b, calculated as the quarterly average.

[5] Dispositions include the gross proceeds from the partial sale of the Parkmerced mezzanine investment and the monetization of the related swaption. Full year guidance includes the additional $7 million payment expected by the end of the year. Aimco may receive additional proceeds if the buyer chooses to exercise its option to purchase the remaining Aimco interest in 2023.

[6] Full year operating expense guidance decreased by 225 basis points at the midpoint from prior guidance due to favorable tax bills in Chicago, Illinois and a successful real estate tax appeal in Miami, Florida.

[7] Includes contractual interest expense, exclusive of the amortization of deferred financing costs, and reduced by interest rate option payments which are included in the Realized and unrealized gains (losses) on interest rate options line on Aimco's income statement.

Third Quarter 2023 Earnings Release and Supplemental Schedules | 8

Supplemental Information

The full text of this Earnings Release and the Supplemental Information referenced in this release are available on Aimco’s website at investors.aimco.com.

Glossary & Reconciliations of Non-GAAP Financial and Operating Measures

Financial and operating measures found in this Earnings Release and the Supplemental Information include certain financial measures used by Aimco management that are measures not defined under accounting principles generally accepted in the United States, or GAAP. Certain Aimco terms and Non-GAAP measures are defined in the Glossary in the Supplemental Information and Non-GAAP measures reconciled to the most comparable GAAP measures.

About Aimco

Aimco is a diversified real estate company primarily focused on value add and opportunistic investments, targeting the U.S. multifamily sector. Aimco’s mission is to make real estate investments where outcomes are enhanced through our human capital so that substantial value is created for investors, teammates, and the communities in which we operate. Aimco is traded on the New York Stock Exchange as AIV. For more information about Aimco, please visit our website www.aimco.com.

Team and Culture

Aimco has a national presence with corporate headquarters in Denver, Colorado and Washington, D.C. Our investment platform is managed by experienced professionals based in three regions, where it will focus its new investment activity: Southeast Florida, the Washington D.C. Metro Area and Colorado's Front Range. By regionalizing this platform, Aimco can leverage the in-depth local market knowledge of each regional leader, creating a comparative advantage when sourcing, evaluating, and executing investment opportunities.

Above all else, Aimco is committed to a culture of integrity, respect, and collaboration.

Contact

Matt Foster, Sr. Director, Capital Markets and Investor Relations

Investor Relations 303-793-4661, investor@aimco.com

Third Quarter 2023 Earnings Release and Supplemental Schedules | 9

Forward-Looking Statements

This document contains forward-looking statements within the meaning of the federal securities laws. Forward-looking statements include all statements that are not historical statements of fact and those regarding our intent, belief, or expectations, including, but not limited to, the statements in this document regarding our future plans and goals, including our pipeline investments and projects, our plans to eliminate certain near term debt maturities, our estimated value creation and potential, our timing, scheduling and budgeting, projections regarding lease growth, our plans to form joint ventures, our plans for new acquisitions or dispositions, our strategic partnerships and value added therefrom, and changes to our corporate governance. We caution investors not to place undue reliance on any such forward-looking statements.

Words such as “anticipate(s),” “expect(s),” “intend(s),” “plan(s),” “believe(s),” “may,” “will,” “would,” “could,” “should,” “seek(s)” and similar expressions, or the negative of these terms, are intended to identify such forward-looking statements. These forward-looking statements are not guarantees of future performance, conditions or results, and involve a number of known and unknown risks, uncertainties, assumptions and other important factors, many of which are outside the control of Aimco that could cause actual results or outcomes to differ materially from those discussed in the forward-looking statement. Important factors, among others, that may affect actual results or outcomes include, but are not limited to: (i) the risk that the 2023 and 2024 plans and goals may not be completed, as expected, in a timely manner or at all, (ii) the inability to recognize the anticipated benefits of the pipeline investments and projects, and (iii) changes in general economic conditions, including increases in interest rates and other force-majeure events. Although we believe that the assumptions underlying the forward-looking statements are reasonable, we can give no assurance that our expectations will be attained.

Readers should carefully review Aimco’s financial statements and the notes thereto, as well as the section entitled “Risk Factors” in Item 1A of Aimco’s Annual Report on Form 10-K for the year ended December 31, 2022, and subsequent Quarterly Reports on Form 10-Q and other documents Aimco files from time to time with the SEC. These filings identify and address important risks and uncertainties that could cause actual events and results to differ materially from those contained in the forward-looking statements.

These forward-looking statements reflect management’s judgment and expectations as of this date, and Aimco assumes no (and disclaims any) obligation to revise or update them to reflect future events or circumstances.

Third Quarter 2023 Earnings Release and Supplemental Schedules | 10

Consolidated Statements of Operations

(in thousands, except per share data) (unaudited)


	Three Months Ended September 30,						Nine Months Ended September 30,
	2023			2022			2023			2022
REVENUES:
Rental and other property revenues	$	47,701		$	47,683		$	137,643		$	148,375

OPERATING EXPENSES:
Property operating expenses		18,328			17,455			54,648			56,384
Depreciation and amortization		17,804			85,438			51,106			143,420
General and administrative expenses [1]		8,198			10,809			24,487			29,243
Total operating expenses		44,330			113,702			130,241			229,047

Interest income [2]		2,486			915			7,022			2,036
Interest expense [3]		(8,252	)		(9,719	)		(27,633	)		(65,865	)
Mezzanine investment income (loss), net		(757	)		8,423			(1,013	)		24,990
Realized and unrealized gains (losses) on interest rate options		955			9,209			3,280			48,005
Realized and unrealized gains (losses) on equity investments		(1,066	)		(2,145	)		165			20,152
Gains on dispositions of real estate		-			75,539			1,878			170,004
Lease modification income		-			1,577			-			206,963
Income from unconsolidated real estate partnerships		320			159			614			459
Other income (expense), net		(1,593	)		(1,329	)		(6,490	)		(4,238	)
Income (loss) before income tax benefit		(4,536	)		16,610			(14,775	)		321,834
Income tax benefit (expense)		6,210			17,563			10,823			(24,338	)
Net income (loss)		1,674			34,173			(3,952	)		297,496
Net (income) loss attributable to redeemable noncontrolling interests in consolidated real estate partnerships		(3,610	)		(2,907	)		(10,460	)		(5,446	)
Net (income) loss attributable to noncontrolling interests in consolidated real estate partnerships		(447	)		(240	)		(1,060	)		(585	)
Net (income) loss attributable to common noncontrolling interests in Aimco Operating Partnership		123			(1,554	)		775			(14,648	)
Net income (loss) attributable to Aimco	$	(2,260	)	$	29,472		$	(14,697	)	$	276,817

Net income (loss) attributable to common stockholders per share – basic	$	(0.02	)	$	0.19		$	(0.10	)	$	1.82
Net income (loss) attributable to common stockholders per share – diluted	$	(0.02	)	$	0.19		$	(0.10	)	$	1.81

Weighted-average common shares outstanding – basic		143,299			149,611			144,431			149,706
Weighted-average common shares outstanding – diluted		143,299			151,197			144,431			151,076

[1] General and administrative expenses decreased in the three and nine months ended September 30, 2023 from the same periods ending September 30, 2022, due primarily to a decrease in expenses for consulting services paid to AIR Communities; this service agreement concluded on December 31, 2022.

[2] Interest income increased in the three and nine months ended September 30, 2023 from the same periods ending September 30, 2022, due primarily to increased interest earned on greater amounts of invested cash at higher rates in the current year versus the prior year.

[3] Interest expense decreased in the three and nine months ended September 30, 2023 from the same periods ending September 30, 2022, due primarily to the prepayment of debt during 2022.

See Item 2 of Aimco's Third Quarter 2023 SEC Form 10-Q, filed November 6, 2023, for additional discussion and analysis of Aimco's operations.

Third Quarter 2023 Earnings Release and Supplemental Schedules | 11

Consolidated Balance Sheets

(in thousands) (unaudited)


	September 30,			December 31,
	2023			2022
Assets
Buildings and improvements	$	1,546,503		$	1,322,381
Land		638,007			641,102
Total real estate		2,184,510			1,963,483
Accumulated depreciation		(564,686	)		(530,722	)
Net real estate		1,619,824			1,432,761
Cash and cash equivalents		95,680			206,460
Restricted cash		20,205			23,306
Mezzanine investments		158,173			158,558
Interest rate options		9,161			62,387
Unconsolidated real estate partnerships		22,667			15,789
Notes receivable		39,802			39,014
Right-of-use lease assets - finance leases		109,311			110,269
Other assets, net		176,043			132,679
Total assets	$	2,250,866		$	2,181,223

Liabilities and Equity
Non-recourse property debt, net	$	869,586		$	929,501
Construction loans, net		250,630			118,698
Total indebtedness		1,120,216			1,048,199
Deferred tax liabilities		112,068			119,615
Lease liabilities - finance leases		117,666			114,625
Mezzanine investment - participation sold		34,402			—
Accrued liabilities and other		111,049			106,600
Total liabilities		1,495,401			1,389,039

Redeemable noncontrolling interests in consolidated real estate partnerships		170,201			166,826

Equity:
Common Stock		1,420			1,466
Additional paid-in capital		472,261			496,482
Retained earnings		35,207			49,904
Total Aimco equity		508,888			547,852
Noncontrolling interests in consolidated real estate partnerships		48,703			48,294
Common noncontrolling interests in Aimco Operating Partnership		27,673			29,212
Total equity		585,264			625,358
Total liabilities and equity	$	2,250,866		$	2,181,223

Third Quarter 2023 Earnings Release and Supplemental Schedules | 12

Supplemental Schedule 1

EBITDAre and Adjusted EBITDAre

(in thousands) (unaudited)


	Three Months Ended September 30, 2023			Twelve Months Ended September 30, 2023
Net Income (loss)	$	1,674		$	(209,274	)
Adjustments:
Interest expense		8,252			35,610
Income tax (benefit) expense		(6,210	)		(17,896	)
Gains on dispositions of real estate		-			(7,738	)
Lease modification income		-			-
Depreciation and amortization		17,804			66,654
Adjustment related to EBITDAre of unconsolidated partnerships		25			825
EBITDAre	$	21,545		$	(131,819	)
Net (Income) loss attributable to redeemable noncontrolling Interests consolidated real estate partnerships		(3,610	)		(13,843	)
Net (Income) loss attributable to noncontrolling interests consolidated real estate partnerships		(447	)		(4,146	)
EBITDAre adjustments attributable to noncontrolling interests		22			(156	)
Mezzanine investment (income) loss, net		757			205,242
Realized and unrealized (gains) losses on interest rate options		(955	)		(3,481	)
Adjusted EBITDAre	$	17,312		$	51,798

Third Quarter 2023 Earnings Release and Supplemental Schedules | 13

Supplemental Schedule 2

Aimco Leverage and Maturities

(dollars in thousands) (unaudited)


				Aimco Share of					Total			Weighted Average		Weighted Average Interest Rate
Debt	Consolidated			Unconsolidated Partnerships		Noncontrolling Interests			Aimco Share			Maturity (Years)		Stated			Capped
Fixed rate loans payable	$	772,940		$	4,690	$	(151	)	$	777,480			7.4		4.25	%		4.25	%
Floating rate loans payable		104,183			8,183		(11,213	)		101,154			1.6		10.26	%		8.43	%
Construction loan debt [1]		258,433			—		(19,633	)		238,800			2.1		9.56	%		7.82	%
Total non-recourse debt [2]	$	1,135,557		$	12,874	$	(30,997	)	$	1,117,434			5.7		6.01	%		5.45	%

Revolving Credit Facility		—			—		—			—
Cash and restricted cash [3]		(115,885	)		—		1,416			(114,469	)
Net Leverage	$	1,019,672		$	12,874	$	(29,581	)	$	1,002,965

Aimco Share Non-Recourse Debt


										Average Rate on Maturing Debt
	Amortization		Maturities [4]		Total		Maturities as a Percent of Total			Stated			Capped
2023 Q4	$	977	$	—	$	977		—	%		—	%		—	%
Total 2023		977		—		977		—			—			—

2024 Q1		987		11,670		12,658		1.04	%		11.78	%		9.95	%
2024 Q2		991		8,183		9,174		0.73	%		12.75	%		11.67	%
2024 Q3		1,000		100,700		101,700		9.01	%		8.64	%		6.31	%
2024 Q4		1,015		—		1,015		—			—			—
Total 2024		3,993		120,553		124,546		10.79	%		9.23	%		7.03	%

2025		4,144		214,297		218,441		19.18	%		10.18	%		8.59	%
2026		2,822		75,519		78,341		6.76	%		3.10	%		3.10	%
2027		2,122		—		2,122		—			—			—
2028		2,201		—		2,201		—			—			—
2029		2,284		179,646		181,930		16.08	%		4.66	%		4.66	%
2030		2,370		—		2,370		—			—			—
2031		1,702		104,508		106,210		9.35	%		3.20	%		3.20	%
2032		118		221,639		221,757		19.83	%		4.62	%		4.62	%
Thereafter		—		178,539		178,539		15.98	%		4.56	%		4.56	%
Total Aimco Share	$	22,733	$	1,094,701	$	1,117,433

[1] Aimco’s construction loan debt consists primarily of non-recourse, floating rate loans.

[2] Consolidated total non-recourse debt excludes $15.3 million of deferred financing costs.

[3] On September 30, 2023, Aimco had $54.3 million invested in a four-month treasury bill that was excluded from cash in accordance with U.S. GAAP.

[4] Debt maturities are presented with the earliest maturity date and do not include contractual extension options. Including extensions, the weighted average maturity is 6.3 years and Aimco has only $19.9 million of loans, at Aimco share, maturing over the next 30 months.

Common Stock, Partnership Units, and Equivalents

(in thousands) (unaudited)


	September 30, 2023
Class A Common Stock Outstanding		141,995
Participating unvested restricted stock		2,485
Dilutive options, share equivalents, and non-participating unvested restricted stock		1,499
Total shares and dilutive share equivalents		145,979
Common Partnership Units and equivalents outstanding		8,704
Total shares, units and dilutive share equivalents		154,683

Third Quarter 2023 Earnings Release and Supplemental Schedules | 14

Supplemental Schedule 3

Aimco Portfolio

(square feet in thousands) (land in acres) (unaudited)


	Number of Properties		Number of Apartment Homes [3]		Office and Retail Sq Ft		Hotel Keys		Development Land [4]
Consolidated
Stabilized Operating Properties		21		5,600		27.1		-		-
Other Real Estate [1]		2		40		295.0		-		-
Development and Redevelopment - Owned		4		965		103.6		106		-
Development and Redevelopment - Land [2]		7		26		-		-		23.0
Development and Redevelopment - Leased		1		24		-		-		-
Total Consolidated		35		6,655		425.7		106		23.0
Unconsolidated		6		142		-		-		2.9
Total Portfolio		41		6,797		425.7		106		25.9

Total Consolidated (Aimco Share)				6,557		415.3		106		21.3
Total Unconsolidated (Aimco Share)				73		-		-		0.6
Total Portfolio (Aimco Share)				6,630		415.3		106		21.9

[1] Other Real Estate includes:

•

1001 Brickell Bay Drive, Aimco’s office building adjacent to Yacht Club Apartments in the Brickell neighborhood of Miami, Florida, and

•

St. George Villas, a 40-unit apartment community of which Aimco's ownership includes a partnership share.

[2] Development and Redevelopment – Land includes:

•

Flying Horse, developable land in Colorado Springs, Colorado;

•

Two land parcels which include 26 homes in Miami, Florida for potential future developments adjacent to The Hamilton;

•

Two land parcels along Broward Boulevard and the land in Flagler Village in Fort Lauderdale, Florida for potential future developments; and

•

One land parcel for multifamily development on the Anschutz Medical Campus in Aurora, Colorado.

[3] Number of apartment homes includes all current apartments and those authorized for development.

[4] Development land includes the number of acres of land held by Aimco for future development, land with projects in active development is not included in this presentation.

Third Quarter 2023 Earnings Release and Supplemental Schedules | 15

Supplemental Schedule 4

Aimco Capital Additions

(consolidated amounts in thousands) (unaudited)


	Three Months Ended			Nine Months Ended
	September 30, 2023			September 30, 2023

Capital Replacements and Casualty	$	3,210		$	9,194
Property Upgrades		517			1,389
Tenant Improvements [1]		(143	)		534
Development and Redevelopment		74,403			220,367
Total Capital Additions [2]	$	77,988		$	231,485

[1] Tenant Improvements in the third quarter 2023 include reimbursements paid to Aimco for previously completed improvements.

[2] Third quarter 2023 total capital additions include $57 million of Direct Capital Investment ($53 million on active projects and $4 million on projects in planning) and certain other costs capitalized in accordance with GAAP. In addition to the amounts presented above, Aimco invested approximately $0.4 million in unconsolidated projects in planning.

Third Quarter 2023 Earnings Release and Supplemental Schedules | 16

Supplemental Schedule 5(a)

Aimco Active Development and Redevelopment Project Summaries

(dollars in millions) (unaudited)


										Estimated / Actual
	Location	Units		Units Leased or Pre-Leased		Commercial Sq Ft		Commercial Pre-Leased		Initial Occupancy [6]	Stabilized Occupancy [6]	NOI Stabilization [6]
The Benson Hotel and Faculty Club [1]	Aurora, CO		106	40%		—		—		2Q 2023	2Q 2025	4Q 2026
Upton Place [2]	Washington, D.C.		689	1%			105,053	80%		4Q 2023	4Q 2025	4Q 2026
The Hamilton	Miami, FL		276	97%		—		—		4Q 2022	3Q 2023	3Q 2024
Strathmore Square	Bethesda, MD		220	—			9,000	—		3Q 2024	4Q2025	4Q 2026
Oak Shore [3]	Corte Madera, CA		24	—		—		—		1Q 2024	4Q 2024	4Q 2025

Total			1,315				114,053

				Direct Capital Investment
	Location	Land Cost/ Leasehold Value		Planned		To-Date		Remaining
The Benson Hotel and Faculty Club	Aurora, CO	$	6.2	$	62.8	$	61.8	$	1.0
Upton Place [2]	Washington, D.C.		92.8		245.0		210.8		34.2
The Hamilton	Miami, FL		67.1		97.6		96.9		0.7
Strathmore Square [4]	Bethesda, MD		24.9		164.0		96.1		67.9
Oak Shore	Corte Madera, CA		6.1		47.1		31.7		15.4

Total		$	197.0	$	616.5	$	497.4	$	119.1

Estimated Size of Portfolio in Active Development and Redevelopment [5]				$	813.5
Estimated Stabilized NOI				$	55.3

[1] Initial occupancy at The Benson Hotel and Faculty Club occurred in April 2023. Units leased represents the room nights booked as a percentage of potential room nights for the month of September 2023.

[2] At Aimco's 90% share, Direct Capital Investment for Upton Place is $221 million. The ground lease for Upton Place is presented at its initial GAAP value recorded at the formation of the joint venture. In addition to the 80% of commercial square footage that is preleased, Aimco is in final lease negotiations with retailers on another 7%.

[3] Initial occupancy at Oak Shore is now expected in 1Q 2024 with stabilized occupancy now expected in 4Q 2024.

[4] Planned Direct Capital Investment for Strathmore Square at Aimco's 95% share is approximately $156 million with an expected total of $31.5 million of Aimco equity now fully funded.

[5] Estimated size of portfolio in active development and redevelopment represents the property valuation for leasehold and the planned Direct Capital Investment.

[6] Occupancy timing and stabilization are estimates subject to change.

Third Quarter 2023 Earnings Release and Supplemental Schedules | 17

Supplemental Schedule 5(b)

Aimco Development and Redevelopment Pipeline Projects

(unaudited)

Aimco controls a robust pipeline with opportunity for significant value creation. The total development cost at full completion could exceed $5 billion. Aimco expects to fund pipeline development projects with 50% to 60% loan-to-cost construction loans, Aimco equity of 10% to 15% of the total development cost, and the remaining costs funded with Co-GP and/or LP equity. In the aggregate, Aimco's equity currently embedded in these pipeline assets exceeds the Aimco equity required to fund construction of the pipeline in full. In addition, annual pipeline carry costs (exclusive of incremental investment) are fully covered by the cash flow from operating properties on the Brickell Assemblage. Subsequent to quarter end, Aimco initiated plans to market for sale certain assets including the Brickell Assemblage and select land holdings. Aimco expects the sales to be completed by the end of 2024, pending favorable pricing and terms.


				Estimated / Currently Planned [1]
Property Location	Project Name/ Description	Acreage [2]		Gross Sq Ft		Multifamily Units		Leasable Commercial Sq Ft		Earliest Vertical Construction Start
Southeast Florida
556-640 NE 34th Street (Miami)	Hamilton House		1.10		830,000		241		5,000	1Q 2024
3333 Biscayne Boulevard (Miami)	3333 Biscayne [3]		2.80		1,760,000		650		176,000	1Q 2024
510-532 NE 34th Street (Miami)	One Edgewater		0.50		533,000		204		—	3Q 2024
200 Broward Boulevard (Fort Lauderdale)	200 Broward [3]		1.08		725,000		380		20,000	3Q 2024
300 Broward Boulevard (Fort Lauderdale)	300 Broward [3]		2.31		1,700,000		935		40,000	4Q 2024
901 N Federal Highway (Fort Lauderdale)	Flagler Village Phase I		4.60		1,315,000		455		200,000	4Q 2024
902 N Federal Highway (Fort Lauderdale)	Flagler Village Phase II		1.10		315,000		300		—	4Q 2026
1001-1111 Brickell Bay Drive (Miami)	Brickell Assemblage		4.25		3,200,000		1,500		500,000	2Q 2027
NE 9th Street & NE 5th Avenue (Fort Lauderdale)	Flagler Village Phase III		1.70		400,000		300		—	4Q 2027
NE 9th Street & NE 5th Avenue (Fort Lauderdale)	Flagler Village Phase IV		1.40		400,000		300		—	4Q 2028
Washington D.C. Metro Area
5300 Block of Tuckerman Lane (Bethesda)	Strathmore Square Phase II [3]		1.35		525,000		399		11,000	2Q 2024
Colorado's Front Range
1765 Silversmith Road (Colorado Springs)	Flying Horse		7.45		300,000		95		—	1Q 2024
E 23rd Avenue & N Scranton Street (Aurora)	Fitzsimons 4 [3]		1.77		415,000		285		—	2Q 2024
E 23rd Avenue & N Scranton Street (Aurora)	Bioscience 4		1.53		232,000		—		225,000	2Q 2024
E 22nd Avenue & N Scranton Street (Aurora)	Fitzsimons 2		2.29		390,000		275		—	1Q 2025
E 23rd Avenue & N Scranton Street (Aurora)	Bioscience 5		1.22		230,000		—		190,000	2Q 2026
E 23rd Avenue & Uvalda (Aurora)	Fitzsimons 3		1.11		400,000		225		—	1Q 2027
E 23rd Avenue & N Scranton Street (Aurora)	Bioscience 6		2.04		385,000		—		315,000	2Q 2028
Total Future Pipeline			39.60		14,055,000		6,544		1,682,000

[1] Project metrics are estimated and could deviate substantially from what is currently planned.

[2] Acreage for the Bioscience project is presented proportionate based on the buildable gross square feet.

[3] Owned in a joint venture structure.

Third Quarter 2023 Earnings Release and Supplemental Schedules | 18

Supplemental Schedule 6

Stabilized Operating Results

(amounts in thousands, except community, home and per home data) (unaudited)


3Q 2023 v. 3Q 2022					Revenues, Before Utility Reimbursements							Expenses, Net of Utility Reimbursements [1]							Net Operating Income							Net Operating Income Margin	Average Daily Occupancy During Period		Average Revenue per Aimco Apartment Home
	Apartment Communities		Apartment Homes		3Q 2023		3Q 2022		Growth			3Q 2023		3Q 2022		Growth			3Q 2023		3Q 2022		Growth			3Q 2023	3Q 2023	3Q 2022	3Q 2023		3Q 2022
Boston		5		2,719	$	16,270	$	15,220		6.9	%	$	4,611	$	4,208		9.6	%	$	11,659	$	11,012		5.9	%	71.7%	94.8%	94.9%	$	2,105	$	1,966
Chicago		7		1,495		10,082		9,584		5.2	%		2,332		2,881		(19.1	%)		7,750		6,703		15.6	%	76.9%	96.2%	97.0%		2,336		2,204
New York City		3		150		2,016		1,907		5.7	%		1,025		892		14.9	%		991		1,015		(2.4	%)	49.2%	95.0%	98.2%		4,716		4,315
SE Florida		2		729		6,308		5,668		11.3	%		1,836		1,466		25.2	%		4,472		4,202		6.4	%	70.9%	97.0%	96.6%		2,974		2,683
Other Markets [2]		4		507		3,046		3,087		(1.3	%)		941		939		0.2	%		2,105		2,148		(2.0	%)	69.1%	92.2%	97.1%		2,173		2,091
Total		21		5,600	$	37,722	$	35,466		6.4	%	$	10,745	$	10,386		3.5	%	$	26,977	$	25,080		7.6	%	71.5%	95.2%	96.0%	$	2,358	$	2,200


3Q 2023 v. 2Q 2023					Revenues, Before Utility Reimbursements							Expenses, Net of Utility Reimbursements [1]							Net Operating Income							Net Operating Income Margin	Average Daily Occupancy During Period		Average Revenue per Aimco Apartment Home
	Apartment Communities		Apartment Homes		3Q 2023		2Q 2023		Growth			3Q 2023		2Q 2023		Growth			3Q 2023		2Q 2023		Growth			3Q 2023	3Q 2023	2Q 2023	3Q 2023		2Q 2023
Boston		5		2,719	$	16,270	$	15,893		2.4	%	$	4,611	$	4,267		8.1	%	$	11,659	$	11,626		0.3	%	71.7%	94.8%	95.5%	$	2,105	$	2,041
Chicago		7		1,495		10,082		9,931		1.5	%		2,332		3,243		(28.1	%)		7,750		6,688		15.9	%	76.9%	96.2%	97.5%		2,336		2,271
New York City		3		150		2,016		2,019		(0.1	%)		1,025		877		16.9	%		991		1,142		(13.2	%)	49.2%	95.0%	98.2%		4,716		4,567
SE Florida		2		729		6,308		6,068		4.0	%		1,836		2,069		(11.3	%)		4,472		3,999		11.8	%	70.9%	97.0%	96.3%		2,974		2,881
Other Markets [2]		4		507		3,046		3,100		(1.7	%)		941		1,040		(9.5	%)		2,105		2,060		2.2	%	69.1%	92.2%	95.2%		2,173		2,141
Total		21		5,600	$	37,722	$	37,011		1.9	%	$	10,745	$	11,496		(6.5	%)	$	26,977	$	25,515		5.7	%	71.5%	95.2%	96.2%	$	2,358	$	2,291


3Q 2023 YTD v. 3Q 2022 YTD					Revenues, Before Utility Reimbursements							Expenses, Net of Utility Reimbursements [1]							Net Operating Income							Net Operating Income Margin	Average Daily Occupancy During Period		Average Revenue per Aimco Apartment Home
	Apartment Communities		Apartment Homes		3Q 2023 YTD		3Q 2022 YTD		Growth			3Q 2023 YTD		3Q 2022 YTD		Growth			3Q 2023 YTD		3Q 2022 YTD		Growth			3Q 2023 YTD	3Q 2023 YTD	3Q 2022 YTD	3Q 2023 YTD		3Q 2022 YTD
Boston		5		2,719	$	48,070	$	44,100		9.0	%	$	13,417	$	12,761		5.1	%	$	34,653	$	31,339		10.6	%	72.1%	96.0%	96.9%	$	2,045	$	1,859
Chicago		7		1,495		29,700		27,824		6.7	%		8,723		8,993		(3.0	%)		20,977		18,831		11.4	%	70.6%	97.3%	97.6%		2,269		2,120
New York City		3		150		6,025		5,391		11.8	%		2,880		2,610		10.3	%		3,145		2,781		13.1	%	52.2%	97.6%	98.6%		4,574		4,049
SE Florida		2		729		18,359		15,887		15.6	%		5,497		4,330		27.0	%		12,862		11,557		11.3	%	70.1%	97.2%	98.1%		2,880		2,469
Other Markets [2]		4		507		9,250		9,004		2.7	%		2,909		2,651		9.7	%		6,341		6,353		(0.2	%)	68.6%	94.9%	97.7%		2,137		2,020
Total		21		5,600	$	111,404	$	102,206		9.0	%	$	33,426	$	31,345		6.6	%	$	77,978	$	70,861		10.0	%	70.0%	96.5%	97.4%	$	2,292	$	2,083

[1] Expenses, Net of Utility Reimbursements are 1) elevated in Southeast Florida due primarily to real estate taxes following a substantial increase in the assessed value of Yacht Club at Brickell, located in Miami, Florida, during the second quarter 2023; and 2) reduced in Chicago due primarily to real estate taxes following favorable bills received in the third quarter 2023.

[2] Other Markets includes markets where Aimco owns a single Stabilized Operating Property: Denver, Colorado; Nashville, Tennessee; Atlanta, Georgia; and San Francisco, California.

Third Quarter 2023 Earnings Release and Supplemental Schedules | 19

Supplemental Schedule 7

Acquisitions, Dispositions, and Leased Communities

(dollars in millions) (square feet in millions) (unaudited)

As of September 30, 2023

2023 Dispositions

Alternative Investment Dispositions

Collateral Real Estate Location

Closing Date

Value Sold

Percent of 
Investment Sold

Parkmerced Mezzanine Investment [1]

San Francisco, CA

June

33.5

20

TOTAL Dispositions

33.5

[1] Represents proceeds for the partial sale of the Parkmerced mezzanine investment. Aimco also received $4 million of pre-paid interest on the remaining 80% of the investment, which the purchaser has the option of acquiring for an additional $134 million plus interest accruing at no less than 19% annually through May 2024. Separately, Aimco monetized its associated interest rate swaption for $54 million and invested the proceeds in a short-term treasury instrument as an ongoing hedge of the Parkmerced mezzanine loan investment.

In total, Aimco monetized $91.5 million of its Parkmerced mezzanine investments and, subject to the purchaser’s exercise of its option, may realize additional proceeds of approximately $156 million.

Third Quarter 2023 Earnings Release and Supplemental Schedules | 20

Supplemental Schedule 8

Net Asset Value Components

(dollars in millions) (unaudited)


Net Assets	3Q 2023
Annualized NOI for Stabilized Operating Properties [1]	$	107.9
Annualized NOI for Other Real Estate [1][2]		8.1
Annualized NOI for unconsolidated real estate at AIV share [1]		1.6
Projected Annual NOI for Active Developments Projects upon stabilization [1][3]		55.3
Land, Planning and Entitlement Investment at cost [4]		163.5
Parkmerced Mezzanine Investment, net [5]		123.8
IQHQ and Real Estate Tech Fund Investments [6]		64.5
Cash and cash equivalents		95.7
Restricted cash		20.2
Short-term Treasury Investments		54.3
Notes receivable		39.8
Fair value adjustment on fixed rate property debt & preferred equity		100.0

Net Liabilities
Non-recourse property debt, net [7]	$	877.1
Construction loans, net [7]		258.4
Preferred equity interests		170.2
Investment remaining to complete active developments and redevelopments [3]		119.1
Amounts drawn on Aimco's revolving secured credit facility		-
Other liabilities, net		162.3

Common Stock, Partnership Units and Equivalents (in millions)
Total shares, units and dilutive share equivalents		154.7
Noncontrolling interests in real estate [8]

[1] Property NOI is presented at Aimco share and does not include property management fees of 3% of revenue.

[2] Other Real Estate includes 1001 Brickell Bay Drive, Aimco's class A office building located in the Brickell neighborhood of Miami, Florida and a 40-unit apartment community for which Aimco's ownership includes a partnership share.

[3] See Supplemental Schedule 5 for additional details.

[4] Includes land purchased and held for future development or redevelopment. Not included in Aimco's land inventory is:

•

The value for any entitlements secured, or accretive planning investment, since acquisition. Aimco estimates this value to be at least $40 million; and

•

The Brickell Assemblage, which is currently improved with two operating assets included in the annualized NOI amounts above. Based on recent comparable sales, Aimco estimates the current value of the 4.25-acre waterfront assemblage to be $125 - $175 million higher than the value of the real estate based on a capitalization of current NOI calculation.

[5] Represents the remaining mezzanine investment asset, net after the partial sale of the Parkmerced mezzanine loan. The purchaser that bought 20% of Aimco's investment in June 2023 has an option to purchase the remaining 80% for $134 million plus interest accruing at no less than 19% through May 2024.

[6] Investment value for IQHQ is based on the 2022 recapitalization value and the Real Estate Tech Funds are based on 3Q 2023 GAAP fair value.

[7] Amounts presented exclude deferred financing costs.

[8] Amounts presented at 100% ownership exclusive of noncontrolling interests. Aimco estimates this value to be $40 - $50 million.

Third Quarter 2023 Earnings Release and Supplemental Schedules | 21

Glossary and Reconciliations of Non-GAAP Financial and Operating Measures

This Earnings Release and Supplemental Information include certain financial and operating measures used by Aimco management that are not calculated in accordance with accounting principles generally accepted in the United States, or GAAP. Aimco’s definitions and calculations of these Non-GAAP financial and operating measures and other terms may differ from the definitions and methodologies used by other REITs and, accordingly, may not be comparable. These Non-GAAP financial and operating measures should not be considered an alternative to GAAP net income or any other GAAP measurement of performance and should not be considered an alternative measure of liquidity.

AIMCO OP: AIMCO OP, L.P., a Delaware limited partnership, is the operating partnership in Aimco’s UPREIT structure. Aimco owns approximately 92.4% of the legal interest in the common partnership units of the Aimco OP and 94.8% of the economic interest in the common partnership units of the Aimco OP.

AVERAGE REVENUE PER APARTMENT HOME: Represents Aimco average monthly rental and other property revenues, excluding utility cost reimbursements, divided by the number of occupied apartment homes as of the end of the period.

DIRECT CAPITAL INVESTMENT: Represents all items related to the planning, construction, and management of development and redevelopment projects paid to third party providers. Direct Capital Investment does not include real estate taxes, insurance, right of use lease payments, and certain costs capitalized in accordance with GAAP, such as financing costs and internal team time.

EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION, AND AMORTIZATION FOR REAL ESTATE (“EBITDAre”): Nareit defines EBITDAre as net income computed in accordance with GAAP, before interest expense, income taxes, depreciation and amortization expense, further adjusted for:

•

gains and losses on the dispositions of depreciated property;

•

impairment write-downs of depreciated property;

•

impairment write-downs of investments in unconsolidated partnerships caused by a decrease in the value of the depreciated property in such partnerships;

•

income recognized due to the modification of leased assets; and

•

adjustments to reflect the Aimco’s share of EBITDAre of investments in unconsolidated entities.

Aimco believes that EBITDAre is useful to investors, creditors and rating agencies as a supplemental measure of Aimco’s ability to incur and service debt because it is a recognized measure of performance by the real estate industry and facilitates comparison of credit strength between Aimco and other companies. Aimco presents EBITDAre on Supplemental Schedule 1 of this release.

Third Quarter 2023 Earnings Release and Supplemental Schedules | 22

ADJUSTED EBITDAre: Adjusted EBITDAre is defined by Aimco, and presented on Supplemental Schedule 1 of this release, as EBITDAre adjusted to exclude the effect of the following items for the reasons set forth below:

•

net income attributable to noncontrolling interests in consolidated real estate partnerships and EBITDAre adjustments attributable to noncontrolling interests;

•

the amount of unrealized gains recognized by Aimco on its interest rate options, to allow investors to compare a measure of Aimco’s earnings before the effects of Aimco’s capital structure and indebtedness with that of other companies in the real estate industry;

•

the amount of unrealized gains recognized in the second quarter 2022 by Aimco on its investment in IQHQ; and

•

the amount of interest income or loss recognized by Aimco related to the mezzanine loan made by Aimco to a partnership owning Parkmerced Apartments that was accrued but not paid during the quarter.

MEZZANINE INVESTMENTS: Aimco’s Mezzanine Investments include a mezzanine loan inherited by Aimco from its predecessor. The loan was made to a partnership owning Parkmerced Apartments, located in southwest San Francisco, California, with an initial investment of $275 million. The balance of the loan, including accrued and unpaid interest, at September 30, 2023 was $398.2 million, net of non-cash impairment charges recognized in the fourth quarter 2022, the carrying value was $158.2 million. In June 2023, Aimco closed on the sale of a 20%, non-controlling interest in the mezzanine loan for $33.5 million with the purchaser having the option to purchase the remaining 80% for an additional $134 million plus interest accruing at no less than 19% annually through May 2024. The purchaser pre-paid $4 million of interest at the initial closing. Separately, Aimco monetized its associated interest rate swaption for $54 million and invested the proceeds in a short-term treasury instrument as an ongoing hedge of the Parkmerced mezzanine loan investment.

NET ASSET VALUE: Net Asset Value is calculated as the market value of a company's assets less its liabilities and obligations. Aimco estimates the value of its portfolio using methods management believes to be appropriate based on the characteristics of the item being valued.

NET OPERATING INCOME (NOI) MARGIN: Represents an apartment community’s net operating income as a percentage of the apartment community’s rental and other property revenues.

OTHER EXPENSES, NET: Other expenses, net, generally consists of risk management activities related to Aimco’s unconsolidated partnerships and certain other corporate expenses.

OTHER LIABILITIES, NET: Other liabilities, net, as presented on Supplemental Schedule 8, Net Asset Value Components, generally consists of the land lease for Aimco's Upton Place development, accrued expenses, resident security deposits, accounts payable, and other general liabilities, net of interest rate options and other assets, excluding the fair value of Aimco's investments in IQHQ and real estate technology funds.

Other liabilities, net as of September 30, 2023, as presented in Supplemental Schedule 8, Net Asset Value Components, is calculated as follows (in millions):


Accrued Liabilities and Other (per Consolidated Balance Sheet)	$	111.0
Lease liabilities - finance leases (per Consolidated Balance Sheet)		117.7
Other assets, net (per Consolidated Balance Sheet)		(176.0	)
Interest Rate Options (per Consolidated Balance Sheet)		(9.2	)
Total (per Consolidated Balance Sheet)		43.5

Reduction in assets (reported elsewhere on Schedule 8):
Short term treasury investment		54.3
IQHQ and Real Estate Tech Funds		64.5

Other liabilities, net (per Schedule 8)	$	162.3

Third Quarter 2023 Earnings Release and Supplemental Schedules | 23

PREFERRED EQUITY INTERESTS: Preferred equity interests includes the redeemable non-controlling interests, as presented on Aimco's Balance Sheet in accordance with GAAP, related to third party investment interests.

PROPERTY NET OPERATING INCOME (NOI): NOI is defined by Aimco as total property rental and other property revenues less direct property operating expenses, including real estate taxes. NOI does not include: property management revenues, primarily from affiliates; casualties; property management expenses; depreciation; or interest expense. NOI is helpful because it helps both investors and management to understand the operating performance of real estate excluding costs associated with decisions about acquisition pricing, overhead allocations, and financing arrangements. NOI is also considered by many in the real estate industry to be a useful measure for determining the value of real estate. Reconciliations of NOI as presented in this Earnings Release and Supplemental Information to Aimco’s consolidated GAAP amounts are provided below.

Due to the diversity of its economic ownership interests in its apartment communities in the periods presented, Aimco evaluates the performance of the apartment communities in its segments using Property NOI, which represents the NOI for the apartment communities that Aimco consolidates and excludes apartment communities that it does not consolidate. Property NOI is defined as rental and other property revenue less property operating expenses. In its evaluation of community results, Aimco excludes utility cost reimbursement from rental and other property revenues and reflects such amount as a reduction of the related utility expense within property operating expenses. The following table presents the reconciliation of GAAP rental and other property revenue to the revenues before utility reimbursements and GAAP property operating expenses to expenses, net of utility reimbursements as presented on Supplemental Schedule 6.


Segment NOI Reconciliation	Three Months Ended (in thousands)
	September 30, 2023						September 30, 2022
Total Real Estate Operations	Revenues, Before Utility Reimbursements [1]			Expenses, Net of Utility Reimbursements			Revenues, Before Utility Reimbursements [1]			Expenses, Net of Utility Reimbursements


Total (per consolidated statements of operations)	$	47,701		$	18,328		$	47,683		$	17,455

Adjustment: Stabilized Operating utilities reimbursement		(1,513	)		(1,513	)		(1,339	)		(1,339	)

Adjustment: Other Real Estate		(3,542	)		(1,526	)		(3,466	)		(1,099	)

Adjustment: Non-stabilized and other amounts not allocated [2]		(4,924	)		(4,544	)		(7,412	)		(4,631	)

Total Stabilized Operating (per Schedule 6)	$	37,722		$	10,745		$	35,466		$	10,386


Segment NOI Reconciliation	Nine Months Ended (in thousands)
	September 30, 2023						September 30, 2022
Total Real Estate Operations	Revenues, Before Utility Reimbursements [1]			Expenses, Net of Utility Reimbursements			Revenues, Before Utility Reimbursements [1]			Expenses, Net of Utility Reimbursements


Total (per consolidated statements of operations)	$	137,643		$	54,648		$	148,375		$	56,384

Adjustment: Utilities reimbursement		(4,544	)		(4,544	)		(4,323	)		(4,323	)


Adjustment: Other Real Estate		(10,664	)		(4,237	)		(11,466	)		(3,656	)

Adjustment: Non-stabilized and other amounts not allocated [2]		(11,031	)		(12,441	)		(30,380	)		(17,060	)

Total Stabilized Operating (per Schedule 6)	$	111,404		$	33,426		$	102,206		$	31,345

Third Quarter 2023 Earnings Release and Supplemental Schedules | 24

[1] Approximately two-thirds of Aimco’s utility costs are reimbursed by residents. These reimbursements are included in rental and other property revenues on Aimco’s consolidated statements of operations prepared in accordance with GAAP. This adjustment represents the reclassification of utility reimbursements from revenues to property operating expenses for the purpose of evaluating segment results and as presented on Supplemental Schedule 6. Aimco also excludes the reimbursement amounts from the calculation of Average Revenue per Apartment Home throughout this Earnings Release and Supplemental Schedules.

[2] Properties not included in the Stabilized Operating Portfolio and other amounts not allocated includes operating results of properties not presented in the Stabilized Operation Portfolio as presented on Supplemental Schedule 6 during the periods shown, as well as property management and casualty expense, which are not included in property operating expenses, net of utility reimbursements in the Supplemental Schedule 6 presentation.

REAL ESTATE CLASSIFICATIONS: Aimco’s real estate portfolio is diversified by price point, geography, and opportunity. Aimco’s consolidated portfolio is classified into the following groups:

DEVELOPMENT and REDEVELOPMENT - OWNED: Includes apartment communities currently under construction or in pre-construction that have not achieved a stabilized level of operations and communities that have been completed in recent years that had not achieved and maintained stabilized operations for both the current and the comparable prior periods.

DEVELOPMENT and REDEVELOPMENT - LAND: Includes land parcels being held for potential future construction of real estate.

DEVELOPMENT and REDEVELOPMENT - LEASED: Includes communities leased from a third party currently under construction or in pre-construction that have not achieved a stabilized level of operations and communities that have been completed in recent years that had not achieved and maintained stabilized operations for both the current and the comparable prior periods.

STABILIZED OPERATING PROPERTIES: Apartment communities that (a) are owned and asset managed by Aimco, (b) had reached a stabilized level of operations as of January 1, 2022 and maintained it throughout the current and the comparable prior periods, and (c) are not expected to be sold within 12 months.

OTHER REAL ESTATE: Includes Aimco’s commercial office building and a 40-unit apartment community that Aimco's ownership includes a partnership share.

ASSETS HELD FOR SALE: Includes those assets, if any, that as of the last day of the quarter being reported, were under contract, with non-refundable deposits.

Third Quarter 2023 Earnings Release and Supplemental Schedules | 25

Document and Entity Information	Nov. 06, 2023
Document Information [Line Items]
Document Type	8-K
Amendment Flag	false
Document Period End Date	Nov. 06, 2023
Entity Registrant Name	APARTMENT INVESTMENT AND MANAGEMENT CO
Entity Central Index Key	0000922864
Entity Emerging Growth Company	false
Entity File Number	1-13232
Entity Incorporation, State or Country Code	MD
Entity Tax Identification Number	84-1259577
Entity Address, Address Line One	4582 SOUTH ULSTER STREET
Entity Address, Address Line Two	SUITE 1450
Entity Address, City or Town	DENVER
Entity Address, State or Province	CO
Entity Address, Postal Zip Code	80237
City Area Code	303
Local Phone Number	224-7900
Written Communications	false
Soliciting Material	false
Pre-commencement Tender Offer	false
Pre-commencement Issuer Tender Offer	false
Title of 12(b) Security	Class A Common Stock
Trading Symbol	AIV
Security Exchange Name	NYSE
AIMCO OP L.P. [Member]
Document Information [Line Items]
Document Type	8-K
Amendment Flag	false
Document Period End Date	Nov. 06, 2023
Entity Registrant Name	AIMCO OP L.P.
Entity Central Index Key	0001820878
Entity Emerging Growth Company	false
Entity File Number	0-56223
Entity Incorporation, State or Country Code	DE
Entity Tax Identification Number	85-2460835
Entity Address, Address Line One	4582 SOUTH ULSTER STREET
Entity Address, Address Line Two	SUITE 1450
Entity Address, City or Town	DENVER
Entity Address, State or Province	CO
Entity Address, Postal Zip Code	80237
City Area Code	303
Local Phone Number	224-7900