Every material Form 8-K Independence Realty Trust has filed with the SEC since July 31, 2024, read and summarized by AI: what happened, the key figures, whether it reads positive or negative for shareholders, and how big a deal it is (impact 1-5). Newest first; each brief links to its own page and to the filing on SEC.gov.
Independence Realty Trust (IRT) reported third quarter 2026 EPS of $0.11, up from $0.03 a year earlier, and same-store NOI growth of 1.6%, while CFFO per share was flat at $0.29. The company lowered its 2026 EPS guidance to $0.18-$0.20 from $0.22-$0.27 but kept its CFFO per share guidance at $1.13-$1.15, so shareholders see improved quarterly profit alongside a lower full-year earnings outlook. The pending Centerspace merger, which is expected to close as early as the end of the fourth quarter of 2026, remains subject to stockholder votes on November 10, 2026.
Q3 2026 EPS of $0.11 versus $0.03 in Q3 2025; net income available to common shares of $25.1 million
CFFO per share of $0.29 in both Q3 2026 and Q3 2025; same-store NOI up 1.6%
2026 full-year EPS guidance lowered to $0.18-$0.20 from $0.22-$0.27; CFFO per share guidance unchanged at $1.13-$1.15
Centerspace merger vote scheduled for November 10, 2026; closing expected as early as end of Q4 2026
On September 22, 2026, Independence Realty Trust entered into an amendment to its merger agreement with Centerspace, under which IRT elected an alternative structure for the Company Merger, with Centerspace surviving as a wholly owned subsidiary of IRT. The amendment also includes IRT's waiver of any representation inaccuracy caused solely by the structure change, and the filing does not state any change to the consideration or deal value.
Original Merger Agreement dated September 8, 2026 was amended on September 22, 2026.
IRT Merger Sub was added to the agreement by joinder, and IRT elected the Alternative Structure for the Company Merger only.
Under the change, CSR merges with and into IRT Merger Sub, with IRT Merger Sub surviving.
The transaction remains subject to S-4 and joint proxy filings and votes of CSR and IRT shareholders.
Independence Realty Trust (IRT) signed a merger agreement with Centerspace (CSR) on September 8, 2026, in an all-stock deal under which Centerspace holders receive 3.800 IRT shares per share. IRT holders would own about 78% of the combined company and Centerspace holders about 22%, on a fully diluted basis excluding preferred units. The deal requires approval from both companies' shareholders and is expected to close as early as the end of the fourth quarter of 2026.
Exchange ratio: 3.800 IRT common shares for each Centerspace common share, with about 67.6 million IRT shares and common units to be issued
Pro forma ownership: IRT holders about 78%, Centerspace holders about 22%; combined enterprise value about $8.1 billion
IRT expects approximately 5% accretion to 2027 Core FFO per share and about $24 million of annualized synergies
Closing expected as early as the end of Q4 2026, subject to shareholder approvals and lender consents
Independence Realty Trust reported second quarter 2026 results on August 3, 2026. Net income available to common shares fell to $3.4 million from $8.0 million a year earlier, while CFFO was flat at $66.6 million, or $0.28 per share, and same-store NOI rose 1.2%. The company affirmed the midpoint of its full-year 2026 EPS, FFO and CFFO per share guidance.
Q2 2026 EPS was $0.01 versus $0.03 in Q2 2025; net income available to common shares was $3.4 million versus $8.0 million.
CFFO was $66.6 million, or $0.28 per share, compared with $66.7 million and $0.28 per share a year earlier.
Same-store rental and other property revenue rose 0.9% and same-store NOI rose 1.2% in the quarter ended June 30, 2026.
Full-year 2026 guidance midpoints were affirmed: EPS of $0.22 to $0.27 range, CFFO per share of $1.13 to $1.15.
Independence Realty Trust reported a first-quarter 2026 net loss available to common shares of $0.1 million, or $0.00 per diluted share, compared with net income of $8.4 million, or $0.04 per share, a year earlier. Rental and other property revenue rose to $165.2 million from $160.9 million, but management affirmed its full-year 2026 guidance, including CFFO per share of $1.12 to $1.16.
Net loss available to common shares of $0.1 million ($0.00 per diluted share) vs. net income of $8.4 million ($0.04) in Q1 2025.
CFFO of $63.5 million ($0.26 per share) vs. $64.2 million ($0.27 per share) a year earlier.
Rental and other property revenue of $165.2 million vs. $160.9 million; same-store NOI up 1.0%.
2026 CFFO per share guidance of $1.12 to $1.16 affirmed; company repurchased 1.8 million shares for $29.9 million in Q1.
IRT's operating partnership signed a Sixth Amended and Restated Credit Agreement dated February 11, 2026, with KeyBank as administrative agent. The facility rises to $1.5 billion, with an option to increase it to $2.0 billion, and includes a new $350 million term loan maturing in February 2030 that will partly repay a $200 million 2026 term loan. The same day, IRT reported full-year 2025 EPS of $0.24 versus $0.17 and CFFO per share of $1.17 versus $1.16, and guided 2026 CFFO per share to $1.12 to $1.16.
Credit facility increased to $1.5 billion, with an option to raise it to $2.0 billion; new $350 million term loan matures February 2030
Applicable SOFR margin at closing was 77.5 basis points for the revolver and 85 basis points for the 2028 and 2030 term loans
Q4 2025 net income available to common shares was $33.3 million versus a net loss of $1.0 million a year earlier
2026 guidance: EPS of $0.21 to $0.28 and CFFO per share of $1.12 to $1.16, compared with $1.17 CFFO per share for full-year 2025
Independence Realty Trust's General Counsel and Secretary, Michele Weisbaum, will retire on or about March 31, 2026, as previously disclosed. The Compensation Committee approved a consulting arrangement under which she will help transition her duties at $30,000 per month through December 31, 2026, unless ended sooner.
Michele Weisbaum, Executive Vice President, General Counsel and Secretary, retires on or about March 31, 2026
Compensation Committee approved her consulting engagement on February 3, 2026
Consulting fee is $30,000 per month, expected to run through December 31, 2026
Independence Realty Trust's General Counsel and Secretary, Michele Weisbaum, informed the company on December 5, 2025 that she will retire on or about March 31, 2026. The filing says she plans an orderly transition of her duties and that the decision is not due to any disagreement with the company on its operations, policies or practices.
Michele Weisbaum, EVP, General Counsel and Secretary, will retire effective on or about March 31, 2026
She notified the company on December 5, 2025 and intends an orderly transition of duties through her retirement date
The filing states the retirement is not the result of any disagreement with the company
The filing also furnishes a slide presentation (Exhibit 99.1) for investor use beginning December 8, 2025
Independence Realty Trust reported third quarter 2025 net income available to common shares of $6.9 million, down from $12.4 million a year earlier, with EPS of $0.03 versus $0.05. Core Funds from Operations (CFFO) rose to $70.0 million, and CFFO per share held at $0.29, but the company lowered its full-year 2025 EPS guidance to $0.27 to $0.28 from $0.475 to $0.535, while FFO and CFFO per share guidance midpoints were unchanged.
Q3 2025 net income available to common shares was $6.9 million versus $12.4 million in Q3 2024; EPS was $0.03 versus $0.05.
Q3 2025 CFFO was $70.0 million versus $66.8 million; CFFO per share was $0.29 in both periods.
2025 EPS guidance is now $0.27 to $0.28, down from $0.475 to $0.535; the company said the change reflects fewer gains on sale from lower disposition volume.
Same-store NOI grew 2.7% in Q3 2025, and same-store occupancy at quarter end was 95.6%.
Independence Realty Trust reported second quarter 2025 net income available to common shares of $8.0 million, down from $10.4 million a year earlier, with diluted EPS of $0.03 versus $0.05. Same-store rental and other property revenue rose 1.0% and same-store NOI rose 2.0%, while CFFO per share held at $0.28. The company raised its 2025 full-year EPS guidance to $0.475-$0.535 from $0.19-$0.22, mainly reflecting gains on property sales, and kept its CFFO per share guidance at $1.165-$1.185.
Q2 2025 CFFO was $66.7 million versus $63.6 million a year earlier; CFFO per share was $0.28 in both periods.
Same-store NOI rose 2.0% and same-store average occupancy was 95.3%.
2025 EPS guidance was raised to $0.475-$0.535 from $0.19-$0.22; CFFO per share guidance was unchanged at $1.165-$1.185.
The company is under contract to acquire two Orlando, Florida properties for an aggregate purchase price of approximately $155 million, expected to close in Q3 2025.
Independence Realty Trust reported first quarter 2025 results, with diluted EPS of $0.04 versus $0.08 a year earlier and CFFO per share unchanged at $0.27. Total CFFO rose to $64.2 million from $61.5 million, and the company affirmed its full-year 2025 EPS guidance of $0.19 to $0.22 and CFFO per share guidance of $1.16 to $1.19.
Net income available to common shares was $8.4 million for the quarter, down from $17.6 million a year earlier.
Same-store portfolio NOI rose 2.7%, and average occupancy was 95.4%, up 100 basis points.
CFFO per share was $0.27 in both the first quarter of 2025 and the first quarter of 2024.
The company affirmed 2025 full-year guidance: EPS of $0.19 to $0.22 and CFFO per share of $1.16 to $1.19.
Independence Realty Trust reported net income available to common shares of $39.3 million for 2024, compared with a loss of $17.2 million in 2023, and CFFO per share of $1.16, up from $1.15. Fourth-quarter rental and other property revenue fell to $160.6 million from $166.7 million a year earlier, and full-year Adjusted EBITDA declined to $350.3 million from $366.8 million. The company also introduced 2025 guidance of $0.19 to $0.22 in diluted EPS and $1.16 to $1.19 in CFFO per share.
Full-year 2024 diluted EPS of $0.17, versus a loss of $0.08 per diluted share in 2023
Fourth-quarter 2024 net loss available to common shares of $1.0 million, compared with $40.5 million a year earlier
Same-store NOI rose 3.2% for full-year 2024, and the company said CFFO per share was at the high end of its guidance
2025 guidance: diluted EPS of $0.19 to $0.22, CFFO per share of $1.16 to $1.19, and same-store NOI growth of 0.8% to 3.3%
On January 8, 2025, the operating partnership of Independence Realty Trust entered into a restated credit agreement that raises its revolving credit facility from $500 million to $750 million and extends the revolver's maturity to January 8, 2029. The company says the new terms cut borrowing margins by a weighted average of about 34 basis points, which lowers borrowing costs for the company.
Revolver capacity rises from $500 million to $750 million, with maturity extended from January 31, 2026 to January 8, 2029
Total facility is $1.35 billion, with an option to increase it to up to $2.0 billion, subject to lender commitments
Weighted average margin reduction of about 34 basis points; SOFR margins at closing were 77.5 basis points on the revolver and 85 basis points on the term loans
$214 million was outstanding under the revolver at closing, according to the press release
Independence Realty Trust reported third quarter 2024 net income available to common shares of $12.4 million, up from $3.9 million a year earlier, with diluted EPS of $0.05 versus $0.02. Core FFO per share (CFFO) fell to $0.29 from $0.30, which the company attributed to asset sales, and it lowered the midpoint of its 2024 EPS guidance by $0.07 to $0.30 while raising its CFFO per share guidance by $0.01, so shareholders face a mixed picture.
Q3 2024 net income available to common shares was $12.4 million versus $3.9 million in Q3 2023; diluted EPS was $0.05 versus $0.02.
Q3 2024 CFFO was $66.8 million ($0.29 per share) versus $69.0 million ($0.30); Adjusted EBITDA was $87.5 million versus $94.4 million.
2024 EPS guidance midpoint lowered to $0.30 (range $0.295 to $0.305) from $0.37; CFFO per share guidance raised to $1.155 to $1.165.
S&P Global Ratings assigned a 'BBB' issuer credit rating with a stable outlook, announced October 30, 2024.
Independence Realty Trust's board appointed Chief Financial Officer James Sebra to the additional role of President on September 3, 2024, while Scott Schaeffer continues as Chairman and Chief Executive Officer. Sebra will keep his finance, accounting, tax, IT and investor relations duties and will also oversee the company's operational functions. Separately, the company disclosed August 2024 forward sales of 1.5 million shares under its at-the-market program, which it expects to settle by September 30, 2025 for gross proceeds of about $29.6 million.
James J. Sebra, CFO, appointed President on September 3, 2024; Scott F. Schaeffer remains Chairman and CEO
Sebra keeps finance, accounting, tax, IT and investor relations duties and now also oversees operational functions
August 2024 forward sale transactions cover 1,500,000 shares; not settled as of the filing date
Expected gross proceeds of approximately $29.6 million, with physical settlement expected by September 30, 2025
Independence Realty Trust reported second quarter 2024 results on July 31, 2024, with diluted EPS of $0.05, the same as a year earlier, and net income available to common shares of $10.4 million versus $10.7 million. The company raised the midpoint of its full-year 2024 EPS, FFO, CFFO per share and same-store NOI guidance, which matters to shareholders because it lifts the company's own outlook even though reported Q2 profit was flat.
Q2 2024 net income available to common shares was $10.4 million, versus $10.7 million in Q2 2023; diluted EPS was $0.05 in both periods.
CFFO was $63.6 million, or $0.28 per share, versus $63.7 million and $0.28 per share a year earlier.
2024 EPS guidance is now $0.36 to $0.38, up from $0.34 to $0.38; the midpoint rose $0.01.
Same-store NOI grew 2.8% in Q2 2024; full-year same-store NOI growth guidance is now 2.7% to 3.7%, up from 1.0% to 4.0%.
Briefs are written by AI from the filing text (each brief's own page names the model) and can contain mistakes — open the filing before acting on anything. Impact (1-5) and tone are the model's reading of the filing for shareholders, not a price forecast. Not investment advice.
Only material 8-Ks get a brief: results, deals, executive changes, restructuring, impairments, delisting notices, restatements, cybersecurity incidents and other disclosed events. Routine filings (vote results, exhibits only) are skipped. Every Independence Realty Trust filing is on SEC EDGAR ↗. 8-K briefs of other companies →