Douglas Emmett Inc (DEI) · Nov 3, 2026 · Earnings

Douglas Emmett earnings in line as office recovery meets higher costs

In line — FFO $0.34 per share vs ~$0.34 consensus; revenue $260.9M vs ~$256.8M

Douglas Emmett’s third-quarter earnings were broadly in line, with office occupancy improving sharply while higher expenses and interest costs weighed on cash NOI and AFFO.

Douglas Emmett is a coastal Los Angeles and Honolulu REIT trying to turn an office-occupancy recovery into renewed cash-flow growth, while funding redevelopment and carrying materially higher borrowing costs. Its prior 2026 framework already called for office occupancy of roughly 75%–77% and FFO of $1.39–$1.43 per share, so the broad recovery story was known before this release.

	Q3 2026	Q3 2025	Consensus / guide
Revenue (Financial Results)	$260.9M (+4.1%)	$250.6M	~$256.8M
FFO per diluted share (FFO table)	$0.34 (flat)	$0.34	~$0.34
AFFO (AFFO table)	$46.8M (-10.0%)	$52.0M
Same-property cash NOI (NOI table)	$148.5M (-3.1%)	$153.2M	-2.5% to -0.5% FY guide
Net loss per diluted share (Income Statement)	$(0.05)	$(0.07)	~$(0.05)

The headline result was essentially in line, not a true earnings beat. Revenue came in above the published estimate, but the market’s more relevant REIT measure—FFO per fully diluted share—matched the roughly $0.34 expectation. The filing reports FFO of $69.6 million, or $0.34 per fully diluted share.

The operating recovery is becoming tangible. Douglas Emmett says it achieved positive office absorption for a fourth straight quarter and lifted office occupancy by more than a percentage point during the quarter. It also signed leases 1.8% above the expiring leases they replaced, while multifamily same-property cash NOI rose 4.4%. 〔0〕 That is meaningful progress against the company’s central office-recovery problem, even though the year-over-year portfolio occupancy table still shows ending office occupancy roughly flat at 77.4% versus 77.5% a year earlier.

But the recovery is not yet flowing through to cash earnings. Same-property cash NOI fell 3.1% because office expenses rose 9.8%, overwhelming modest revenue growth. AFFO dropped 10% to $46.8 million, and the company itself identifies interest rates as the main drag: average debt costs have risen from about 3% to 5%, adding more than $135 million of annual interest expense versus 2019.

The balance-sheet work reduces near-term refinancing pressure but does not make debt cheaper. The company refinanced a $366 million office loan into four-year non-recourse debt effectively fixed for three years at 6.24%, bringing nine-month refinancing completed to $1.2 billion. That is constructive on maturity management, but the rate reinforces why FFO remains below its historical level.

Guidance was largely unchanged, so this quarter advances the story without rewriting it. The 2026 same-property cash-NOI range, interest-expense range, share-count assumption and FFO outlook were maintained; only the average office-occupancy assumption was narrowed to 75.5%–76.5%. The filing therefore confirms better leasing momentum, but not yet a durable cash-flow inflection.

Bottom line: This was an in-line quarter with a genuinely encouraging office-leasing signal, offset by weaker cash NOI and AFFO. The recovery is progressing, but higher operating and financing costs still prevent it from becoming a clean earnings improvement story.

What to watch next

Q4 2026 earnings report

Original filing on SEC EDGAR

Live · an AI on the whole US market

Breaking down Wall Street's information edge.

A buy-side analyst on every ticker.

It reads every public company's filing the second it drops — decoded into plain English, before it's a headline. The edge every investor deserves, not just the desks.

Trade the facts, not the FOMO.

Every event

8-Ks decoded the moment they file

Every number

Fundamentals, valuation, quality

What's next

Earnings calendar + the analyst view

scroll ↓

From filing to your screen in seconds

AllSight is the fastest.

DETECT

The moment it files

Every public company, around the clock. The AI never blinks and never takes lunch — nothing to set up.

filed 9:41:03 · decoded 9:41:19

DECODE

Plain English — never a call.

The event, the numbers, how it sits vs. expectations — in seconds. The AI decodes it; you pull the trigger.

DELIVER

On your screen, before the bell

Overnight and premarket, it's already read everything. You walk into every session with the setup — not scrambling to find it.

Understand it like a Wall Street analyst. Explained like a friend.

the raw filing — read the original on SEC.gov↗

decoded▸

AllSight · BlackBerry Q2 FY27

Revenue $163.3M vs ~$144M expected; adjusted basic EPS $0.07 vs ~$0.04 consensus — a real upside surprise.Income statement
QNX revenue +27% to $80.3M; segment EBITDA $29.0M from $20.5M. “Record performance… core automotive.”Segment — QNX
Licensing jumped to $22.1M from $6.6M — it amplified the beat, but it's less recurring than QNX, so the quality sits in QNX.Segment — Licensing
FY27 guide lifted to $616–636M rev / $141–158M EBITDA, above the prior $594–621M / $119–139M framework.Guidance
QNX growth, margins, cash and a raised outlook all beat. But licensing amplified it and Secure Comms is flat — net retention 91% from 93%.Segment — Secure Comms

Know a company all the way down.

Not just one filing. AllSight profiles every public company end to end — the numbers, the quality, the insiders, the smart money, the Street. One page, nothing missed.

Price & every insider trade, plotted
A quality score ranked against every peer
40+ valuation & profitability multiples
Where each one sits in its 5-year range
Whole-market insider flow, in real time
Which superinvestors are holding it
Analyst consensus & price target

Live · — filings read this week

AllSight gives you an edge others can't.

One scan before the open, one after the close — every filing on every ticker, already decoded. You walk into every session fully prepared.

Not investment advice · a neutral translation you can check against the original SEC filing

allsight.ai

Breaking down Wall Street's
information edge.

A buy-side analyst on every ticker — it reads every public company's filing the instant it drops and decodes it into plain English.

—

8-K events this week

—

filings analyzed in total

live · updated 30s ago

Live events · whole market · · --:--:-- ET

AllSight read

Events/ANDE/8-K · Earnings

8-K · Item 2.02 · Earnings

The Andersons — a record Renewables quarter that beat profit expectations

Filed Aug 3, 2026ANDE · NASDAQ

AllSight readBeatPriced in▲ 1.8% since filed · reaction agrees

adj. EPS $2.15 vs ~$1.48 consensus

This filing tests whether The Andersons' sharp profit increase reflects broad operating improvement or a one-off renewable-fuels boost. It also separates strong adjusted earnings and cash generation from the quarter's legal and impairment charges.

The quarter was substantially stronger than both last year and the published earnings expectation. Adjusted EPS reached $2.15, versus $0.24 a year earlier and above the published consensus of about $1.48; reported EPS was $1.65. Adjusted EBITDA more than doubled to $140 million, while sales slipped modestly — the improvement came from margins and operating performance rather than higher revenue. Financial Highlights · Statements of Operations

Q2 ($M, exc. per-share)	Q2 2026	Q2 2025	YoY
Sales & merchandising revenue	3,097.7	3,135.9	−1%
Net income (attributable)	56.6	7.9	+48.7
Diluted EPS	1.65	0.23	+1.42
Adjusted EPS	2.15	0.24	+1.91
Adjusted EBITDA	140.3	65.2	+75.1
Agribusiness adj. pretax	20.3	16.8	+3.5
Renewables adj. pretax	88.4	9.6	+78.8
Cash from operations	487.9	299.3	+188.6
Cash from ops (pre-WC)	112.9	42.9	+70.1

Renewables drove nearly all of the upside — the operating backdrop was strong, but the result also benefited materially from tax credits. Renewables' adjusted pretax income rose to $88 million on record production, stronger ethanol margins and merchandising gains. It also received $24 million of 45Z producer tax credits, so this was not solely a repeatable plant-margin improvement; the company did cite healthy export and domestic ethanol demand as supportive. Renewables — Record Q2 · Segment Data

Agribusiness improved, but it was a supporting contributor rather than the main earnings engine. Adjusted pretax income increased to $20 million as fertilizer margins improved and merchandising benefited from commodity-price volatility, despite lower fertilizer volumes. Agribusiness — Improved Q2 · Segment Data

Cash generation improved and funding capacity is comfortable, while reported earnings still absorbed meaningful non-core costs. Operating cash flow was $488 million ($113 million before working-capital changes); capital spending was $76 million. Adjusted EPS excludes $0.50 of legal-settlement, impairment and transaction items, so the $2.15 adjusted result runs ahead of the $1.65 reported. Leverage stays below the <2.5× debt-to-EBITDA target; no new quantified full-year outlook was given. Cash & Liquidity · Adjusted Net Income

Community sentiment · 612 votes

58% bullish

Bull 58%Neu 27%Bear 15%

AllSight

AllSight Pro

A buy-side analyst on every ticker — reading the whole market the second it moves.

It reads every public company's filing the instant it drops and hands you what it means — in plain English, before it's a headline.

The read itself

Not another feed. A buy-side analyst that never sleeps, on everything.

Whole-market breadthevery public company

Not the 20 names CNBC repeats. Every ticker that files — thousands of companies, one AI reading all of them.

Filed-to-decoded in secondsspeed

Filed 9:41:03, decoded 9:41:19. You've got the catalyst while the tape is still moving and the crowd's still on the headline.

Past the headlinedepth

What actually happened, the numbers that matter, how it sits vs what the Street expected, and what it sets up next.

Source-grounded & neutralrigor

Every read traces to the words in the actual filing — click to see them. A translation you can check, never a buy/sell call.

Zero effort to youconvenience

Plain English, one glance. Follow your stocks and the moment any of them files, it's in your pocket — no watching, no digging.

All of it, livePro

Free reads every session once it closes. Pro reads it the moment it files: the whole market, all day, every day.

And then — go deeper

From "what happened" to "is it worth it."

Cheap or dear?Where it trades vs its own valuation history.

The quality score, in fullAll five dimensions, ranked against its sector.

Structure & multi-year trendsRevenue, margins, cash — the hard numbers, decoded.

Insider activityWho inside the company is buying and selling.

Analyst price targetsWhere Wall Street says every name is headed.

The whole company, one pagePrice, ownership, the full read — on any ticker.

Hire your personal buy-side analyst.

Trade one usual slippage for a whole market's rhythm.

Free

forever

Every closed session, on the whole market. The live session and the deep company read stay Pro.

Monthly

$29/mo

billed monthly

Everything, live — every session the moment it files, plus the full company read. Flexible, month to month.

Best value · save 40%

Annual

$17.40/mo

$209 billed yearly

about one slippage a month

Same full access — the whole market live and every company — at the lowest price. 40% off the monthly.

Billed today. Powered by Stripe · AllSight never sees your card.

AllSight

Follow any company — we email you the moment it files, free!
Your watchlist saved to your account, on every device — free!

Limited-time offer

by Signing in NOW, claim your FREE 14-day Pro trial!

Every filing, live — decoded the instant it lands, zero delay from the SEC
Analyst-level reads — what changed, how it impacts, why it matters
The full read on every company — valuation, quality score, insider activity, analyst targets

That email doesn’t look right — try again.

Douglas Emmett earnings in line as office recovery meets higher costs

What to watch next

Breaking down Wall Street's information edge.