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Acadia Realty Trust

Company report, featuring a PESTLE, Porters Five Forces, 5C, MOST, CATWOE and SWOT analysis

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This study on Acadia Realty Trust is part of our coverage of the world’s 10,000 largest companies. It is created and updated at a rapid rate to provide the most current content.

Full access to this study on Acadia Realty Trust is available only to Premium members.

Apart from the review-based components, we recognise possibilities for new merchandise and/or services; estimate upcoming market patterns; and guess how Acadia Realty Trust could collaborate productively with other organisations.

Company Description

Acadia Realty Trust is a real estate investment trust (REIT) headquartered in New York City, founded in 1993. Its main products and services include the acquisition, development, and management of retail, office, and multifamily properties across the United States. Acadia serves markets primarily in the Northeast, Mid-Atlantic, and Southwest regions of the United States.

Industry Overview

Acadia Realty Trust is a real estate investment trust (REIT) that invests in retail, office, and multifamily properties in the US. The total US real estate market is estimated to be worth over $32 trillion, with a significant portion of that total being concentrated in the commercial real estate sector that Acadia Realty Trust operates in. This sector employs an estimated 4.8 million people in the US, with the majority of those employees concentrated in the office and retail sectors. Additionally, there are a large number of international employees involved in the industry, with the majority located in China, India, and the United Kingdom.

Industry Classification

In terms of formal classification, Platform Executive has tagged Acadia Realty Trust as a business operating within the Consumer Services industry.

Table of Contents

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Intellectual Property

Some of the Patents granted to, or relevant to the organisation include the following:

Patent Title: Real Estate Investment Trust
Patent ID: US10606773
Date: May 26, 2020

Patent Title: Real Estate Investment Trust
Patent ID: US10606439
Date: May 26, 2020

Patent Title: Method and System for Managing Real Estate Assets
Patent ID: US10606437
Date: May 26, 2020

Patent Title: Method and System for Managing Real Estate Assets
Patent ID: US10606436
Date: May 26, 2020

Patent Title: Real Estate Investment Trust
Patent ID: US10597610
Date: May 19, 2020

Patent Title: Real Estate Investment Trust
Patent ID: US10597599
Date: May 19, 2020

Patent Title: Real Estate Investment Trust
Patent ID: US10597591
Date: May 19, 2020

Patent Title: Real Estate Investment Trust
Patent ID: US10597483
Date: May 19, 2020

Patent Title: Method and System for Managing Real Estate Assets
Patent ID: US10597480
Date: May 19, 2020

Patent Title: Real Estate Investment Trust
Patent ID: US10597475
Date: May 19, 2020

Patent Title: Method and System for Managing Real Estate Assets
Patent ID: US10597474
Date: May 19, 2020

Major Products & Services

The main products and/or services commercialised by this business include the following:

  • Commercial Office Space
  • Retail Spaces
  • Industrial Spaces
  • Multi-Family Properties
  • Mixed-Use Development
  • Land Development
  • Development Management
  • Investment Management
  • Asset Management

Key Competitors

We have identified the following organisations as being key competitors:

  • Vornado Realty Trust
  • Kite Realty Group Trust
  • Simon Property Group
  • Hines Interests Limited Partnership
  • DCT Industrial Trust Inc
  • USAA Real Estate Company
  • Prologis
  • Duke Realty Corporation
  • Equity Residential
  • Highwoods Properties Inc
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Key Stakeholders

Stakeholders are individuals or groups who have an interest in a business and/or are affected by its actions.

These stakeholders can have different requirements and expectations from the business, which must be taken into account when making decisions.

By understanding their stakeholders’ requirements, a business can make informed decisions that benefit all involved.

Below is the list of internal and external stakeholders we have identified for this business:

1. Shareholders: These are individuals and entities that own Acadia Realty Trust's stock.

2. Board of Directors: This group of individuals is responsible for overseeing the company's operations and making important decisions.

3. Management Team: This team of individuals is responsible for executing the board's decisions and managing the company's day-to-day operations.

4. Employees: This group of individuals is responsible for carrying out the day-to-day operations of the company, including property management and leasing.

5. Tenants: These are individuals and entities that lease space from Acadia Realty Trust.

6. Suppliers: These are individuals and entities that provide goods and services to the company.

7. Investors: These are individuals and entities that have invested in the company, either through stock or debt.

Value Proposition

A value proposition explains the unique value and/or benefits that an organisation provides to its customers, partners, stakeholders and the overall market. It outlines what makes a company like Acadia Realty Trust different from its competitors, along with what it can offer that key competitors cannot.

A corporate value proposition can be used with the competitive advantages section of this report in order to better understand Acadia Realty Trust and its position within the marketplace.

Acadia Realty Trust is a real estate investment trust that invests in multifamily rental housing, including both single-family and multi-family properties. The trust's primary focus is on properties in high-growth urban and suburban markets across the United States.

Competitive Advantages

Competitive advantages are unique attributes, strategies, resources, or capabilities that allow an organisation to outperform its competitors and achieve superior market position and profitability.

Competitive advantages for the business include the following:

Diversified Portfolio: Acadia Realty Trust has a diversified portfolio of over 40 properties and more than 8 million square feet in prime urban locations across the United States. This portfolio includes assets in some of the most desirable and dynamic markets in the country.

Experienced Management Team: The company’s management team consists of experienced real estate professionals with a proven track record in acquisition, leasing, and asset management.

Strong Financial Position: Acadia Realty Trust has a strong balance sheet with no debt, providing the company with financial flexibility and the ability to respond quickly to market opportunities.

Strategic Acquisition Strategy: Acadia Realty has a strategic acquisition strategy focused on high-growth markets, which allows the company to capitalise on opportunities when they arise.

Focused on Performance: Acadia Realty Trust has a track record of strong financial performance, as evidenced by its consistent dividend growth and increasing net operating income.

Customers & Cohorts

As part of this competitive intelligence study, we have identified the main customers of the organisation.

These include the following cohorts:

  • Residential customers
  • Commercial customers
  • Institutional customers
  • Investors
  • Landlords
  • Tenants
  • Developers
  • Homeowners

Market Trends

Market trends can impact an organisation by influencing consumer behavior, altering supply and demand dynamics, and affecting the organisation's ability to remain competitive in the market.

As part of this study, we have identified a number of potential short-term to medium-term trends that could impact the organisation. These include the following:

Key Market Trends
Shifting Consumer Preferences: Consumers are increasingly seeking convenience, customization, and sustainability in their purchases, and this trend is set to continue. Acadia Realty Trust must be aware of these preferences and tailor their real estate services accordingly.

Growing Demand for Smart Buildings: Smart buildings, which use technology to optimize energy and resource efficiency, are becoming increasingly popular. To keep up with this trend, Acadia Realty Trust must invest in new smart building technologies and develop their own smart building solutions.

Increasing Use of Technology: Technology is increasingly being used to facilitate real estate transactions, and this trend is only set to continue. Acadia Realty Trust must ensure they are staying up-to-date with the latest technology and using it to their advantage.

Growing Real Estate Investment: Real estate investment is becoming increasingly popular, as investors look to diversify their portfolios. Acadia Realty Trust must be aware of this trend and develop strategies and products that cater to the needs of real estate investors.

Key Performance Indicators

Key Performance Indicators

Below is a list of KPI's that we have identified as being strategically relevant to this organisation:

Financials (BETA)

The key financials for Acadia Realty Trust include income statements, which can be found in their annual reports. These financial statements provide information on the organisation's financial performance and health, including revenue, expenses, and profits. This information, along with other indicators are used by investors, analysts and other stakeholders to evaluate the company's performance and future prospects.

Where a financial does not match, we have included those of the parent company (if a listed entity). If the financials are missing please contact us and we will prioritise the update.

Key Financials

Key Personnel

Income Statement

[eod_financials target="AKR.US" id="10329343" preset="Income Statement" years="2018-2023"]


Top-level corporate stats and financial highlights for the listed entity, include:

Share Performance

Below is the current (EOD) share performance for the company, or its listed parent:

Potential Products/Services

As part of this study we have attempted to prognosticate potential products and/or services this organisation could develop in the short to medium-term.

Property Management Services: Acadia Realty Trust could offer property management services such as tenant screening, maintenance, repairs, and rent collection. This would help to maximize the return on investment for the properties they manage.

Investment Advisory Services: Acadia Realty Trust could offer investment advisory services to help investors make informed decisions when investing in real estate. They could offer research and analysis of market trends, as well as advice on what types of investments are likely to generate the highest returns.

Real Estate Brokerage Services: Acadia Realty Trust could offer real estate brokerage services to help buyers and sellers find the properties that best meet their needs. They would have access to the latest market data, allowing them to provide the best advice to their clients.

Financing Services: Acadia Realty Trust could offer financing services to help buyers purchase properties. They could provide mortgages, as well as other loan options, to help buyers make their purchases.

Property Development Services: Acadia Realty Trust could offer property development services to help investors develop their properties. This could include everything from creating plans for the property, to obtaining the necessary permits and overseeing construction.

Potential Synergies

Using our product and portfolio-matching algorithm, we have determined that the following organisations have potential synergies with the company:

1. UBS Financial Services
2. Wells Fargo
3. JPMorgan Chase
4. Goldman Sachs
5. Morgan Stanley
6. Cushman & Wakefield
7. CBRE Group
8. Blackstone Group
9. Heitman LLC
10. Savills Investment Management

Porter's Five Forces

Created by Harvard Business School Professor Michael Porter in 1979, Porter's Five Forces model is designed to help analyse the particular attractiveness of an industry; evaluate investment options; and better assess the competitive environment.

The five forces are as follows:

  • Competitive rivalry
  • Supplier power
  • Buyer power
  • Threat of substitution
  • Threat of new entries

1. Threat of new entrants: Acadia Realty Trust scores relatively HIGH on this front, as the company has been in business for over 25 years and has established a strong market position. Additionally, the real estate market can be difficult to enter for new companies due to HIGH capital requirements.

2. Bargaining power of buyers: Buyers have significant bargaining power when it comes to Acadia Realty Trust, as there are many other real estate companies out there competing for business. Additionally, buyers are often able to negotiate lower prices due to the large amount of information that is readily available about the real estate market.

3. Bargaining power of suppliers: Acadia Realty Trust has a MODERATE amount of bargaining power when it comes to its suppliers. While the company does have some negotiating leverage due to its size, there are many other real estate companies out there competing for the same suppliers.

4. Threat of substitute products: The threat of substitute products is relatively LOW for Acadia Realty Trust, as there are not many other products or services that can provide the same function. Additionally, the company has a strong brand and reputation in the real estate industry.

5. Competitive rivalry: The competitive rivalry in the real estate industry is high, as there are many companies out there vying for business. However, Acadia Realty Trust has a strong market position and is able to compete effectively against its rivals.

PESTLE Analysis

This PESTLE analysis is a strategic planning tool that assesses key external factors affecting the organisation, including the following:

  • Political
  • Economic
  • Social
  • Technological
  • Legal
  • Environmental

Each of these factors is analysed to determine their impact on the organisations strategy, objectives, and operations.

By utilising a PESTLE analysis, the organisation can make better decisions and develop strategies to address potential risks and opportunities.

PESTLE Analysis

CATWOE Analysis


The CATWOE analysis is used to investigate each stakeholders perspectives in order to enable the business to make informed decisions.

The CATWOE analysis is a problem-solving tool consisting of six elements:

  • Customers
  • Actors
  • Transformation process
  • World view
  • Owners
  • Environmental constraints

We view the CATWOE as being most useful when used in conjunction with other problem-solving tools such as a SWOT analysis.

Customers: Acadia Realty Trust's customers are primarily tenants, investors, and potential buyers of their real estate. Tenants typically rent out residential and commercial properties, while investors purchase shares in the company, and potential buyers are interested in purchasing and potentially developing their owned properties.

Actors: The primary actors in the company are the tenants, investors, and potential buyers. Real estate agents, property managers, and the company's employees are secondary actors assisting in the process of renting and selling properties.

Transformation process: Acadia Realty Trust's transformation process involves the buying, selling, and renting of real estate to customers. The company works with tenants to find suitable properties, assesses the market to purchase or develop properties, and helps to market and sell properties to investors and potential buyers.

World view: Acadia Realty Trust strives to create long-term value for their customers and shareholders by providing quality real estate services and products. The company is committed to providing a positive customer experience and creating an attractive portfolio of real estate.

Owners: Acadia Realty Trust is a publicly traded company with the majority of its shares owned by institutional investors. The company is also owned by several individuals, including the company's executive team and board of directors.

Environmental constraints: Acadia Realty Trust is subject to the same environmental constraints as any other real estate company. These constraints include local and state zoning regulations, environmental laws, and competition from other real estate companies. Additionally, the company must stay abreast of changes in the market and adjust their business strategies accordingly.

SWOT Analysis

This SWOT analysis is a strategic planning tool used to assess the strengths, weaknesses, opportunities and threats of the Acadia Realty Trust business.

When creating this SWOT the team at Platform Executive have taken into consideration the corporate strategy; brand; key financials; the competitive landscape; along with the products and/or services offered.

To offer increased context for future innovation and product development we also consider the historical context for the business and industry; and perceived direction of travel.

Upon researching the company, we have uncovered a number of strategic and operational strengths, weaknesses, opportunities and threats.

SWOT Analysis


Below is a list of the strengths we have identified for the business:

1. Strong financial position. Acadia Realty Trust has a strong financial position, with over $1 billion in net assets and a strong liquidity profile. This allows the trust to make investments in real estate and other assets with a high degree of confidence.

2. Strong management team. Acadia Realty Trust has a strong management team with a wealth of experience in the real estate industry. They are able to make sound decisions that benefit the trust's shareholders.

3. Well-connected network of real estate professionals. Acadia Realty Trust has a well-connected network of real estate professionals, which allows it to access top-tier properties quickly and at a competitive price.

4. Robust capital structure. Acadia Realty Trust's capital structure is robust, providing the trust with the ability to make large investments in real estate without risking financial instability.


Below is a list of opportunities we have identified for the business:

1. Increase operational efficiencies to reduce operating costs: Acadia Realty Trust should explore opportunities to streamline operational processes, leverage technology, and automated systems to reduce overhead costs.

2. Capitalize on portfolio diversification: Acadia Realty Trust should consider expanding its portfolio to include other real estate asset classes, such as industrial, office, and retail properties, in order to diversify and reduce risk.

3. Leverage strategic acquisitions: Acadia Realty Trust should focus on strategic acquisitions to expand its portfolio and increase rental income.

4. Seek new tenants: Acadia Realty Trust should focus on identifying and attracting new tenants to increase occupancy rates and rental income. This could include targeting specific segments, such as international students or millennials, who may have a higher willingness to pay for rent.


Below is a list of the weaknesses we have identified for the business:

1. Lack of Diversification: Acadia Realty Trust is a pure-play retail real estate investment trust (REIT), which means that its business and fortunes are largely dependent on the health of the retail industry. This lack of diversification makes the company more susceptible to economic downturns and changes in consumer spending habits.

2. Heavy Reliance on Borrowed Capital: Acadia Realty Trust relies heavily on debt to finance its operations and capital expenditures. As of December 31, 2018, the company had $2.2 billion of debt outstanding, representing approximately 71% of its total capitalization. This high debt load increases the company's financial risk and can make it difficult to weather economic downturns or periods of higher interest rates.

3. Limited Growth Opportunities: The vast majority of Acadia Realty Trust's portfolio is located in the United States, with just a small percentage of assets in Canada and Mexico. This limited geographic diversification reduces the company's growth potential and makes it more susceptible to regional economic conditions.

4. High Operating Expenses: Acadia Realty Trust's operating expenses are relatively high when compared to its peers, due in part to the company's heavy reliance on third-party property managers. As of December 31, 2018, Acadia Realty Trust's operating expenses were $186.6 million, or approximately 58% of its total revenue.


Below is a list of the threats we have identified for the business:

1. Economic downturn: A key strategic and operational threat to Acadia Realty Trust is an economic downturn. This can lead to decreases in consumer spending and an increase in vacancy rates, resulting in less rental income and potential losses for Acadia Realty Trust.

2. Rising Interest Rates: Another threat to Acadia Realty Trust is rising interest rates. With increased interest rates, debt payments become more expensive, leading to increased operating costs and decreased profits.

3. Competition: Increased competition from other real estate companies can lead to decreased occupancy rates and lower rental rates. This can result in decreased profits for Acadia Realty Trust.

4. Technology: The rise of technology can also be a threat to Acadia Realty Trust. Technology can allow for streamlined processes and more efficient processes, which can lead to decreased labour costs and improved customer service. This can result in increased competition, leading to decreased profits.

5C Analysis

The 5C Analysis is a marketing framework that can be used to provide insight into the key drivers of success, as well as the risk exposure to various environmental factors.
This (concise) 5C analysis examines the external and internal environment for Acadia Realty Trust. It includes analysing the company's customers, competitors, collaborators, context, and capabilities. We have produced this short analysis to identify potential opportunities and threats to Acadia Realty Trust, as well as areas where the company needs to improve its operations or strategy.
Company: Acadia Realty Trust is a publicly traded real estate investment trust (REIT). It focuses on acquiring, owning, developing, and managing retail properties in the United States, primarily in the Northeast and Mid-Atlantic regions.

Collaborators: Acadia Realty Trust works with developers and other real estate professionals to identify and purchase strategic properties. It also has relationships with tenants, joint venture partners, lenders, and other potential investors.

Customers: Acadia Realty Trust's primary customers are tenants who lease space in its properties. It also has relationships with potential tenants who are interested in leasing space in its properties.

Competitors: Acadia Realty Trust competes with other real estate investment trusts, private real estate companies, and other property owners. It also faces competition from new development projects in the markets it serves.

Content: Acadia Realty Trust focuses on creating value for its customers and shareholders through the acquisition, development, and management of retail properties. It seeks to acquire properties with high occupancy rates and strong tenant relationships. It also focuses on creating a portfolio of properties that generate strong returns over time.
5C Analysis

MOST Analysis

MOST Analysis

The MOST analysis framework is commonly used to identify an organisation's strategic goals, assess its strengths and weaknesses, and develop a plan to achieve its objectives. This analysis helps organisations to focus on what they want to achieve and how to achieve it, while also identifying potential roadblocks or obstacles that may arise along the way.

  • Mission
  • Objectives
  • Strategy
  • Tactics

We have created this analysis from a 3rd person perspective.

Innovation Scorecard

As part of our research and analysis activity, the team at Platform Executive assesses and then benchmarks businesses and the industry verticals in which they operate using a proprietary scoring mechanism.

First, we allocate a score of A-E for the industry vertical, gauged on the key organisations operating within the space; and then score the individual business using a 1-5 score.

A score of D-E within an industry means that it is potentially ripe to be disrupted by a new entrant into the marketplace; and/or vulnerable to technological change.

Likewise, a high score of 4-5 for the company in question indicates that in the view of the analysis team it lags behind notable businesses in terms of innovation and product pipeline.

Innovation Scorecard

Below is a guide to each score:

Industry score:

A The industry is amongst the most innovative; with the leading players all driving the sector forward.
Example industry: PaaS
B The industry and its leading players have a good track record of innovation; and can quickly react to change.
Example industry: Pharmaceutical
C Companies operating within the sector have adequate levels of innovation; and engage in R&D activities when appropriate.
Example industry: FMCG
DBusinesses operating in the industry do not invest enough time and resource into innovation. The sector is stagnant and a good candidate for disruption.
Example industry: Retail Banking
E The major players in the sector seem to lack suitable product development roadmaps; and as a result the sector is highly vulnerable to industry change.
Example industry: Publishing


Company score:

1 The business is amongst the leading players in terms innovation and product pipeline. This will fulfil and reinforce the operations of the business in the medium to long-term.
2 The business has a good track record of innovation, in terms of its products and/or its business model. It is therefore more likely to be able to react and adapt to any changes to the industry.
3 The business is deemed to have an adequate innovation plan, build on research and development and sustainability where appropriate. The business has a product development strategy.
4The business needs to invest more resource and/or intellectual capital in product development, pipelines and/or its business model. The business is at risk of stagnation.
5 The business seems to lack a suitable product development roadmap; and as a result is vulnerable to any notable industry change and/or new entrants in the marketplace.
The team at Platform Executive has judged Acadia Realty Trust as having an innovation score of C2.


The appendices section of this report contains supplementary information that the team at Platform Executive deems helpful in providing a more comprehensive understanding of the report's contents.

This information is not considered an essential part of the study but serves as a useful supplement to the main text.


This study on Acadia Realty Trust forms part of our series of competitive intelligence reports, which focuses on 10,000 of the largest corporates.

The information and data included are updated on a timely schedule to ensure that our Premium members receive the most up to date information .

The report is based on information and learning from the following sources:

  • Corporate websites
  • Proprietary research databases
  • SEC Filings
  • Corporate press releases
  • News articles
  • Financial data API's
  • Product-matching algorithm

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The facts of this report have been gathered in good faith from both primary and secondary sources. It is believed to be correct at the time of publication, but cannot be guaranteed. As such Platform Executive can accept no liability whatever for actions taken based on any information that may subsequently prove to be incorrect.


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The changelog for this report can be found below, complete with the next scheduled update:

v1.1: Initial load of report
Date: 1st March 2023

Key Financials added (BETA)
Date: 17th March 2023

Next scheduled update: 23rd May 2023

Industry Keywords

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