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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-Q
(Mark One)
xQUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the quarterly period ended March 31, 20232024
oTRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934
For the transition period from _________ to _________
Commission file number 001-36041

INDEPENDENCE REALTY TRUST, INC.
(Exact Name of Registrant as Specified in Its Charter)
Maryland26-4567130
(State or Other Jurisdiction of
Incorporation or Organization)
(I.R.S. Employer
Identification No.)
1835 Market Street, Suite 2601
Philadelphia, PA
19103
(Address of Principal Executive Offices)(Zip Code)
(267) 270-4800
(Registrant’s Telephone Number, Including Area Code)
N/A
(Former name, former address and former fiscal year, if changed since last report)

Securities registered pursuant to section 12(b) of the Act:
Title of each classTrading Symbol(s)Name of each exchange on which registered
Common stockStock, $0.01 par value per shareIRTNYSE
Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes x No o
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes x No o
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, smaller reporting company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.
Large Accelerated filerxAccelerated filero
Non-Accelerated fileroSmaller reporting companyo
Emerging growth companyo
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. o
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes o No x
As of April 21, 202326, 2024 there were 224,589,077225,080,141 shares of the Registrant’s common stock issued and outstanding.


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INDEPENDENCE REALTY TRUST, INC.
INDEX
Page
Condensed Consolidated Statements of Operations for the Three Months ended March 31, 2023 31, 2024 and March 31, 2022 31, 2023


Table of Contents    



PART I—FINANCIAL INFORMATION
Item 1.    Financial Statements
Independence Realty Trust, Inc. and Subsidiaries
Condensed Consolidated Balance Sheets
(Unaudited and dollars in thousands, except share and per share data)
As of
March 31,
2023
As of December 31, 2022
As of
March 31, 2024
As of
March 31, 2024
As of December 31, 2023
ASSETS:ASSETS:
Investments in real estate:Investments in real estate:
Investments in real estate:
Investments in real estate:
Investments in real estate, at cost
Investments in real estate, at cost
Investments in real estate, at costInvestments in real estate, at cost$6,648,907 $6,615,243 
Accumulated depreciationAccumulated depreciation(475,001)(425,034)
Investments in real estate, netInvestments in real estate, net6,173,906 6,190,209 
Real estate held for saleReal estate held for sale— 35,777 
Investment in real estate under development124,983 105,518 
Investments in real estate under development
Cash and cash equivalentsCash and cash equivalents12,448 16,084 
Restricted cashRestricted cash22,385 27,933 
Investments in unconsolidated real estate entitiesInvestments in unconsolidated real estate entities92,882 80,220 
Other assetsOther assets34,360 34,846 
Derivative assetsDerivative assets32,783 41,109 
Intangible assets, net of accumulated amortization of $0 and $700, respectively— 399 
Intangible assets, net of accumulated amortization of $0 and $332, respectively
Total AssetsTotal Assets$6,493,747 $6,532,095 
LIABILITIES AND EQUITY:LIABILITIES AND EQUITY:  LIABILITIES AND EQUITY:  
Indebtedness, netIndebtedness, net$2,628,632 $2,631,645 
Indebtedness associated with real estate held for sale
Accounts payable and accrued expensesAccounts payable and accrued expenses105,873 109,677 
Accrued interest payableAccrued interest payable7,979 7,713 
Dividends payableDividends payable32,232 32,189 
Derivative liabilities2,283 — 
Other liabilities
Other liabilities
Other liabilitiesOther liabilities11,813 13,004 
Total LiabilitiesTotal Liabilities2,788,812 2,794,228 
Equity:Equity:  Equity:  
Stockholders’ equity:Stockholders’ equity:  Stockholders’ equity:  
Preferred stock, $0.01 par value; 50,000,000 shares authorized, 0 and 0 shares
issued and outstanding, respectively
Preferred stock, $0.01 par value; 50,000,000 shares authorized, 0 and 0 shares
issued and outstanding, respectively
— — 
Common stock, $0.01 par value; 500,000,000 shares authorized,
224,556,870 and 224,064,940 shares issued and outstanding, including
274,259 and 232,134 unvested restricted common share awards, respectively
2,246 2,241 
Common stock, $0.01 par value; 500,000,000 shares authorized,
225,070,396 and 224,706,731 shares issued and outstanding, including
410,984 and 288,250 unvested restricted common share awards, respectively
Additional paid-in capitalAdditional paid-in capital3,753,074 3,751,056 
Accumulated other comprehensive incomeAccumulated other comprehensive income25,101 35,102 
Accumulated deficitAccumulated deficit(214,775)(191,735)
Total stockholders’ equityTotal stockholders’ equity3,565,646 3,596,664 
Noncontrolling interestsNoncontrolling interests139,289 141,203 
Total EquityTotal Equity3,704,935 3,737,867 
Total Liabilities and EquityTotal Liabilities and Equity$6,493,747 $6,532,095 
The accompanying notes are an integral part of these condensed consolidated financial statements.
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Independence Realty Trust, Inc. and Subsidiaries
Condensed Consolidated Statements of Operations
(Unaudited and dollars in thousands, except share and per share data)
For the Three Months Ended March 31,
20232022
For the Three Months Ended March 31,
For the Three Months Ended March 31,
For the Three Months Ended March 31,
2024
2024
2024
REVENUE:
REVENUE:
REVENUE:REVENUE:
Rental and other property revenueRental and other property revenue$161,135 $149,977 
Rental and other property revenue
Rental and other property revenue
Other revenue
Other revenue
Other revenueOther revenue239 385 
Total revenueTotal revenue161,374 150,362 
Total revenue
Total revenue
EXPENSES:
EXPENSES:
EXPENSES:EXPENSES:  
Property operating expensesProperty operating expenses59,255 55,883 
Property operating expenses
Property operating expenses
Property management expenses
Property management expenses
Property management expensesProperty management expenses6,371 5,556 
General and administrative expensesGeneral and administrative expenses8,154 7,928 
General and administrative expenses
General and administrative expenses
Depreciation and amortization expense
Depreciation and amortization expense
Depreciation and amortization expenseDepreciation and amortization expense53,536 78,174 
Casualty losses (gains), net151 (1,393)
Casualty losses
Casualty losses
Casualty losses
Total expenses
Total expenses
Total expensesTotal expenses127,467 146,148 
Interest expenseInterest expense(22,124)(20,531)
Gain on sale of real estate assets, net985 94,712 
Merger and integration costs— (1,895)
Other income, net93 443 
Interest expense
Interest expense
Gain on sale (loss on impairment) of real estate assets, net
Gain on sale (loss on impairment) of real estate assets, net
Gain on sale (loss on impairment) of real estate assets, net
Gain on extinguishment of debt
Gain on extinguishment of debt
Gain on extinguishment of debt
Other (loss) income, net
Other (loss) income, net
Other (loss) income, net
Loss from investments in unconsolidated real estate entities
Loss from investments in unconsolidated real estate entities
Loss from investments in unconsolidated real estate entitiesLoss from investments in unconsolidated real estate entities(776)(63)
Restructuring costsRestructuring costs(3,213)— 
Restructuring costs
Restructuring costs
Net income:
Net income:
Net income:Net income:8,872 76,880 
Income allocated to noncontrolling interestIncome allocated to noncontrolling interest(224)(2,280)
Income allocated to noncontrolling interest
Income allocated to noncontrolling interest
Net income allocable to common shares
Net income allocable to common shares
Net income allocable to common sharesNet income allocable to common shares$8,648 $74,600 
Earnings per share:Earnings per share:  
Earnings per share:
Earnings per share:
Basic
Basic
BasicBasic$0.04 $0.34 
DilutedDiluted$0.04 $0.34 
Diluted
Diluted
Weighted-average shares:
Weighted-average shares:
Weighted-average shares:Weighted-average shares:
BasicBasic224,226,873 220,798,692 
Basic
Basic
DilutedDiluted225,088,659 222,045,286 
Diluted
Diluted
The accompanying notes are an integral part of these condensed consolidated financial statements.
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Independence Realty Trust, Inc. and Subsidiaries
Condensed Consolidated Statements of Comprehensive Income (Loss)
(Unaudited and dollars in thousands)
For the Three Months Ended March 31,
20232022
Net income$8,872 $76,880 
Other comprehensive (loss) income:
Change in fair value of interest rate hedges(13,667)24,710 
Realized gains (losses) on interest rate hedges reclassified to earnings3,377 (2,120)
Total other comprehensive (loss) income(10,290)22,590 
Comprehensive (loss) income before allocation to
  noncontrolling interests
(1,418)99,470 
Allocation to noncontrolling interests65 (2,972)
Comprehensive (loss) income$(1,353)$96,498 
For the Three Months Ended March 31,
20242023
Net income$17,961 $8,872 
Other comprehensive income (loss):
Change in fair value of interest rate hedges14,463 (6,913)
Realized (gains) losses on interest rate hedges reclassified to earnings(5,239)(3,377)
Total other comprehensive income (loss)9,224 (10,290)
Comprehensive income (loss) before allocation to noncontrolling interests27,185 (1,418)
Allocation to noncontrolling interests(620)65 
Comprehensive income (loss)$26,565 $(1,353)
The accompanying notes are an integral part of these condensed consolidated financial statements.
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Independence Realty Trust, Inc. and Subsidiaries
Condensed Consolidated Statements of Changes in Equity
(Unaudited and dollars in thousands, except share information)

Common
Shares
Par
Value
Common
Shares
Additional
Paid In
Capital
Accumulated Other Comprehensive Income (Loss)Retained
Earnings
(Accumulated Deficit)
Total
Stockholders’
Equity
Noncontrolling
Interests
Total
Equity
Balance, December 31, 2022224,064,940 $2,241 $3,751,056 $35,102 $(191,735)$3,596,664 $141,203 $3,737,867 
Net income— — — — 8,648 8,648 224 8,872 
Common dividends declared ($0.14 per share)— — — — (31,688)(31,688)— (31,688)
Other comprehensive loss— — — (10,001)— (10,001)(289)(10,290)
Stock compensation383,439 4,774 — — 4,778 — 4,778 
Repurchase of shares related to equity award tax
  withholding
(36,109)— (3,757)— — (3,757)— (3,757)
Conversion of noncontrolling interest to common shares144,600 1,014 — — 1,015 (1,015)— 
Issuance of common shares, net— — (13)— — (13)— (13)
Distribution to noncontrolling interest declared ($0.14 per unit)— — — — — — (834)(834)
Balance, March 31, 2023224,556,870 $2,246 $3,753,074 $25,101 $(214,775)$3,565,646 $139,289 $3,704,935 
Common
Shares
Par
Value
Common
Shares
Additional
Paid In
Capital
Accumulated Other Comprehensive Income (Loss)Retained
Earnings
(Accumulated Deficit)
Total
Stockholders’
Equity
Noncontrolling
Interests
Total
Equity
Balance, December 31, 2023224,706,731 $2,247 $3,751,942 $25,513 $(348,405)$3,431,297 $135,897 $3,567,194 
Net income— — — — 17,577 17,577 384 17,961 
Common dividends declared ($0.16 per share)— — — — (36,187)(36,187)— (36,187)
Other comprehensive income— — — 8,988 — 8,988 236 9,224 
Stock compensation391,667 3,456 — — 3,460 — 3,460 
Repurchase of shares related to equity award tax withholding(32,930)— (1,598)— — (1,598)— (1,598)
Conversion of noncontrolling interest to common shares4,928 — 33 — — 33 (33)— 
Distribution to noncontrolling interest declared ($0.16 per unit)— — — — — — (951)(951)
Balance, March 31, 2024225,070,396 $2,251 $3,753,833 $34,501 $(367,015)$3,423,570 $135,533 $3,559,103 


 Common
Shares
Par
Value
Common
Shares
Additional
Paid In
Capital
Accumulated Other Comprehensive Income (Loss)Retained
Earnings
(Accumulated Deficit)
Total
Stockholders’
Equity
Noncontrolling
Interests
Total
Equity
Balance, December 31, 2021220,753,735 $2,208 $3,678,903 $(11,940)$(188,410)$3,480,761 $161,315 $3,642,076 
Net income— — — — 74,600 74,600 2,280 76,880 
Common dividends declared ($0.12 per share)— — — — (26,833)(26,833)— (26,833)
Other comprehensive income— — — 21,898 — 21,898 692 22,590 
Stock compensation395,029 3,535 — — 3,538 — 3,538 
Repurchase of shares related to equity award tax withholding(48,452)— (3,183)— — (3,183)— (3,183)
Conversion of noncontrolling interest to common shares10,848 — 68 — — 68 (68)— 
Issuance of common shares, net51,498 (845)— — (844)— (844)
Distribution to noncontrolling interest declared ($0.12 per unit)— — — — — — (837)(837)
Balance, March 31, 2022221,162,658 $2,212 $3,678,478 $9,958 $(140,643)$3,550,005 $163,382 $3,713,387 

Balance, December 31, 2022224,064,940 $2,241 $3,751,056 $35,102 $(191,735)$3,596,664 $141,203 $3,737,867 
Net income— — — — 8,648 8,648 224 8,872 
Common dividends declared ($0.14 per share)— — — — (31,688)(31,688)— (31,688)
Other comprehensive loss— — — (10,001)— (10,001)(289)(10,290)
Stock compensation383,439 4,774 — — 4,778 — 4,778 
Repurchase of shares related to equity award tax withholding(36,109)— (3,757)— — (3,757)— (3,757)
Conversion of noncontrolling interest to common shares144,600 1,014 — — 1,015 (1,015)— 
Issuance of common shares, net— — (13)— — (13)— (13)
Distribution to noncontrolling interest declared ($0.14 per unit)— — — — — — (834)(834)
Balance, March 31, 2023224,556,870 $2,246 $3,753,074 $25,101 $(214,775)$3,565,646 $139,289 $3,704,935 
The accompanying notes are an integral part of these condensed consolidated financial statements
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Independence Realty Trust, Inc. and Subsidiaries
Condensed Consolidated Statements of Cash Flows
(Unaudited and dollars in thousands)
For the Three Months Ended March 31,
20232022
For the Three Months Ended March 31,For the Three Months Ended March 31,
202420242023
Cash flows from operating activities:Cash flows from operating activities:
Net incomeNet income$8,872 $76,880 
Net income
Net income
Adjustments to reconcile net income to cash flow from operating activities:Adjustments to reconcile net income to cash flow from operating activities:
Depreciation and amortization
Depreciation and amortization
Depreciation and amortizationDepreciation and amortization53,536 78,174 
Accretion of loan discounts and premiums, netAccretion of loan discounts and premiums, net(2,755)(2,754)
Amortization of deferred financing costs, netAmortization of deferred financing costs, net939 919 
Stock compensation expenseStock compensation expense4,734 3,498 
Gain on sale of real estate assets, net(985)(94,712)
(Gain on sale) loss on impairment of real estate assets, net
Gain on extinguishment of debt
Amortization related to derivative instrumentsAmortization related to derivative instruments318 314 
Casualty losses (gains), net151 (1,393)
Casualty losses
Equity in loss from investments in unconsolidated real estate entitiesEquity in loss from investments in unconsolidated real estate entities776 63 
Other loss (income)312 (443)
Other loss
Changes in assets and liabilities:Changes in assets and liabilities:
Changes in assets and liabilities:
Changes in assets and liabilities:
Other assets
Other assets
Other assetsOther assets835 4,538 
Accounts payable and accrued expensesAccounts payable and accrued expenses(19,121)(23,326)
Accrued interest payableAccrued interest payable266 (220)
Other liabilitiesOther liabilities(967)(958)
Cash flow provided by operating activitiesCash flow provided by operating activities46,911 40,580 
Cash flows from investing activities:Cash flows from investing activities:
Investments in unconsolidated real estate entities
Investments in unconsolidated real estate entities
Investments in unconsolidated real estate entitiesInvestments in unconsolidated real estate entities(13,438)(18,605)
Disposition of real estate properties, netDisposition of real estate properties, net35,557 155,639 
Disposition of real estate properties, net
Disposition of real estate properties, net
Capital expendituresCapital expenditures(28,973)(11,798)
Additions to real estate under development(12,667)(8,040)
Real estate development expenditures
Proceeds from insurance claimsProceeds from insurance claims— 9,870 
Cash flow (used in) provided by investing activities(19,521)127,066 
Cash flow provided by (used in) investing activities
Cash flows from financing activities:Cash flows from financing activities:
Costs from issuance of common stock, net(13)(844)
Proceeds from unsecured credit facility and term loans
Proceeds from unsecured credit facility and term loans
Proceeds from unsecured credit facility and term loansProceeds from unsecured credit facility and term loans57,000 16,500 
Unsecured credit facility, secured credit facility and term loan repaymentsUnsecured credit facility, secured credit facility and term loan repayments(55,513)(176,000)
Mortgage principal repayments(1,813)(1,864)
Mortgage principal repayments and payoffs
Costs associated with debt payoffs
Payments for deferred financing costsPayments for deferred financing costs— (49)
Distributions on common stockDistributions on common stock(31,625)(16,916)
Distributions to noncontrolling interestsDistributions to noncontrolling interests(853)(201)
Repurchase of shares related to equity award tax withholding
Costs from issuance of common stock, net
Repurchase of shares related to equity award tax withholding(3,757)(3,183)
Cash flow used in financing activities
Cash flow used in financing activities
Cash flow used in financing activitiesCash flow used in financing activities(36,574)(182,557)
Net change in cash and cash equivalents, and restricted cashNet change in cash and cash equivalents, and restricted cash(9,184)(14,911)
Cash and cash equivalents, and restricted cash, beginning of periodCash and cash equivalents, and restricted cash, beginning of period44,017 65,671 
Cash and cash equivalents, and restricted cash, end of the periodCash and cash equivalents, and restricted cash, end of the period$34,833 $50,760 
Reconciliation of cash, cash equivalents, and restricted cash to the Condensed Consolidated Balance SheetsReconciliation of cash, cash equivalents, and restricted cash to the Condensed Consolidated Balance Sheets
Reconciliation of cash, cash equivalents, and restricted cash to the Condensed Consolidated Balance Sheets
Reconciliation of cash, cash equivalents, and restricted cash to the Condensed Consolidated Balance Sheets
Cash and cash equivalents
Cash and cash equivalents
Cash and cash equivalentsCash and cash equivalents$12,448 $23,971 
Restricted cashRestricted cash22,385 26,789 
Total cash, cash equivalents, and restricted cash, end of periodTotal cash, cash equivalents, and restricted cash, end of period$34,833 $50,760 

The accompanying notes are an integral part of these condensed consolidated financial statements
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Independence Realty Trust, Inc. and Subsidiaries
Notes to Condensed Consolidated Financial Statements
March 31, 20232024
(Unaudited and dollars in thousands, except share and per share data)


NOTE 1: Organization
Independence Realty Trust, Inc. (“IRT”), is a self-administered and self-managed Maryland real estate investment trust (“REIT”) which was formed on March 26, 2009. Our primary purposesWe are to acquire, own, operate, improveprimarily engaged in the ownership, operation, management, improvement, and manageacquisition of multifamily apartment communities in non-gateway markets. As of March 31, 2023,2024, we owned and operated 119111 (unaudited) multifamily apartment properties (including one owned through a consolidated joint venture) that contain 35,249an aggregate of 32,877 (unaudited) units across non-gateway U.S. markets, including Atlanta, Columbus, Dallas, Denver, Houston, Indianapolis, Nashville, Oklahoma City, Raleigh-Durham, and Tampa. In addition, as of March 31, 2023,2024, we owned two investments in real estate under development in Denver, Colorado that will, upon completion, contain an aggregate of 621 (unaudited) units. As of March 31, 2024, we also owned interests in fivefour unconsolidated joint ventures, two of which own and operate multifamily apartment communities that contain an aggregate of 810 (unaudited) units and two of which are developing multifamily apartment communities.properties that will, upon completion, contain an aggregate of 653 (unaudited) units. We own all of our assets and conduct substantially all of our operations through Independence Realty Operating Partnership, LP, a Delaware limited partnership (“IROP”), of which we are the sole general partner.
As used herein, the terms “we,” “our”“our,” and “us” refer to IRT and, as required by context, IROP and theirits subsidiaries.
NOTE 2: Summary of Significant Accounting Policies
a. Basis of Presentation
The accompanying unaudited interim condensed consolidated financial statements have been prepared by management in accordance with generally accepted accounting principles in the United States (“GAAP”). Certain information and footnote disclosures normally included in annual consolidated financial statements prepared in accordance with GAAP have been condensed or omitted pursuant to such rules and regulations, although we believe that the included disclosures are adequate to make the information presented not misleading. The unaudited interim condensed consolidated financial statements should be read in conjunction with our audited financial statements as of and for the year ended December 31, 20222023 included in our 20222023 Annual Report on Form 10-K. In the opinion of management, all adjustments, consisting only of normal recurring adjustments, necessary to present fairly our condensed consolidated financial position and condensed consolidated results of operations and cash flows are included. The results of operations for the interim periods presented are not necessarily indicative of the results for the full year. The Company evaluated subsequent events through the date its financial statements were issued. No significant recognized or non-recognized subsequent events were noted other than those described in the footnotes.
b. Principles of Consolidation
The condensed consolidated financial statements reflect our accounts and the accounts of IROP and its subsidiaries. All intercompany accounts and transactions have been eliminated in consolidation. Pursuant to the Financial Accounting Standards Board (the “FASB”) Accounting Standards Codification Topic 810, “Consolidation”, IROP is considered a variable interest entity of which we are the primary beneficiary. As our significant asset is our investment in IROP, substantially all of our assets and liabilities represent the assets and liabilities of IROP.
c. Use of Estimates
The preparation of financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities, the disclosure of contingent assets and liabilities at the date of the financial statements and the reported amounts of revenue and expenses during the reporting periods. Actual results could differ from those estimates.
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Independence Realty Trust, Inc. and Subsidiaries
Notes to Condensed Consolidated Financial Statements
March 31, 2024
(Unaudited and dollars in thousands, except share and per share data)

d. Cash and Cash Equivalents
Cash and cash equivalents include cash held in banks and highly liquid investments with original maturities of three months or less when purchased. Cash, including amounts restricted, may at times exceed the Federal Deposit Insurance Corporation deposit insurance limit of $250 per institution. We mitigate credit risk by placing cash and cash equivalents with major financial institutions. To date, we have not experienced any losses on cash and cash equivalents.
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Independence Realty Trust, Inc. and Subsidiaries
Notes to Condensed Consolidated Financial Statements
March 31, 2023
(Unaudited and dollars in thousands, except share and per share data)

e. Restricted Cash
Restricted cash includes escrows of our funds held by lenders to fund certain expenditures, such as real estate taxes and insurance, or to be released at our discretion upon the occurrence of certain pre-specified events. As of March 31, 20232024 and December 31, 2022,2023, we had $22,385$20,625 and $27,933,$27,880, respectively, of restricted cash.
f. Investments in Real Estate
Investments in real estate are recorded at cost less accumulated depreciation. Costs, including internal costs, that both add value and appreciably extend the useful life of an asset are capitalized. Expenditures for repairs and maintenance are expensed as incurred.
Investments in real estate are classified as held for sale in the period in which certain criteria are met including when the sale of the asset is probable, necessary approvals are obtained, and actions required to complete the plan of sale indicate that it is unlikely that significant changes to the plan of sale will be made or the plan of sale will be withdrawn.
Allocation of Purchase Price of Acquired Assets
In accordance with FASB ASC Topic 805 (“ASC 805”), we evaluate our real estate acquisitions to determine if they should be accounted for as a business or as a group of assets. The evaluation includes an initial screen to determine if substantially all of the fair value of the gross assets acquired is concentrated in a single asset or group of similar assets. If the screen is met, the acquisition is not a business. The properties we have acquired met the screen test and are accounted for as asset acquisitions. Under asset acquisition accounting, the costs to acquire real estate, including transaction costs related to the acquisition, are accumulated and then allocated to the individual assets and liabilities acquired based upon their relative fair value. Transaction costs and fees incurred related to the financing of an acquisition are capitalized and amortized over the life of the related financing.
We estimate the fair value of acquired tangible assets (consisting of land, building and improvements), identified intangible assets (consisting of in-place leases), and assumed debt at the date of acquisition, based on the evaluation of information and estimates available at that date.
The aggregate value of in-place leases is determined by evaluating various factors, including the terms of the leases that are in place and assumed lease-up periods. The value assigned to these intangible assets is amortized over the assumed lease up period, typically six months. DuringFor the three months ended March 31, 2023 and 2022,2024, we did not acquire any in-place leases. For the three months ended March 31, 20232024 and 2022, 2023,we recorded $399$66 and $29,082,$399, respectively, of amortization for intangible assets. For the three months ended March 31, 2024 and 2023, and 2022, we wrote-off fully amortized intangible assets of $398 and $1,099, and $0, respectively.
Business Combinations
For properties we acquire or transactions we enter into that are accounted for as business combinations, we apply the acquisition method of accounting under ASC 805, which requires the identification of the acquiror, the determination of the acquisition date, and the recognition and measurement, at fair value, of the assets acquired and liabilities assumed. To the extent that the fair value of net assets acquired differs from the fair value of consideration paid, ASC 805 requires the recognition of goodwill or a gain from a bargain purchase price, if any. Our merger with Steadfast Apartment REIT, Inc. on December 16, 2021 was accounted for as a business combination. For the three months ended March 31, 2023 and 2022, we incurred merger and integration costs of $0 and $1,895, respectively. These amounts were expensed as incurred, and are included in the condensed consolidated statements of operations in the item titled “Merger and integration costs”, and primarily consist of advisory fees, employee severance costs, and attorney fees.
Impairment of Long-Lived Assets
Management evaluates the recoverability of our investment in real estate assets, including related identifiable intangible assets, in accordance with FASB ASC Topic 360, “Property, Plant and Equipment”. This statement requires that
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Independence Realty Trust, Inc. and Subsidiaries
Notes to Condensed Consolidated Financial Statements
March 31, 20232024
(Unaudited and dollars in thousands, except share and per share data)

Impairment of Long-Lived Assets
Management evaluates the recoverability of our investments in real estate assets, including related identifiable intangible assets, in accordance with FASB ASC Topic 360, “Property, Plant and Equipment”. This accounting standard requires that long-lived assets be reviewed for impairment whenever events or changes in circumstances indicate that recoverability of the assets is not assured.
Management reviewsWe review our long-lived assets on an ongoing basis and evaluatesevaluate the recoverability of the carrying value when there is an indicator of impairment. An impairment charge is recordedrecognized when it is determined that the carrying value of the asset exceeds the fair value. The estimated cash flows and estimated fair value used forin the impairment analysis and the determination of estimated fair value are determined based on our plans for the respective assets, (e.g.,including the expected hold period)period, and our viewsassessment of market and economic conditions. The estimates consider matters such as current and historical rental rates and collection levels, occupancies for the respective and/or comparable properties, and recent sales data for comparable properties. Changes in estimated future cash flows due to changes in our plans or views of market and economic conditions couldmay result in adjustments to estimated future cash flows, which could lead to recognition of impairment losses. These losses, which, underas guided by the applicable accounting guidance,standards, could be substantial.significant. For the three months ended March 31, 2024, and 2023, we recorded impairment charges of $15,107 and 2022, we did not incur an impairment charge.$0, respectively, on account of real estate classified as held for sale.
Depreciation Expense
Depreciation expense for real estate assets is computed using a straight-line method based on a life of 40 years for buildings and improvements and five to ten years for furniture, fixtures, and equipment. For the three months ended March 31, 20232024 and 2022,2023, we recorded $52,887$53,323 and $49,092$52,887 of depreciation expense, respectively. During the three months ended March 31, 20232024 and 2022,2023, we wrote-off fully depreciated fixed assets of $2,920$7,276 and $1,160,$2,920, respectively.
Casualty Related Costs
Occasionally, we incur losses at our communities from wind storms, floods, fires and similar hazards. Sometimes, a portion of these losses are not fully covered by our insurance policies due to deductibles. In these cases, we estimate the carrying value of the damaged property and record a casualty loss for the difference between the estimated carrying value and the insurance proceeds. Any amount of insurance recovery in excess of the amount of the losses incurred is considered a gain contingency and is recorded in casualty losses (gains), net when the proceeds are received. During the three months ended March 31, 2024 and 2023, we recorded $2,301 and 2022, we incurred $151 of casualty losses and $1,393 of net casualty gains,losses, respectively.
g. Investments in Real Estate Under Development
We capitalize direct and indirect project costs incurred during the development period such as construction, insurance, architectural, legal, interest costs, and real estate taxes. At such time as the development is considered substantially complete, the capitalization of certain indirect costs such as real estate taxes, interest costs, and all project-related costs in real estate under development are reclassified to investments in real estate. For the three months ended March 31, 20232024 and 2022,2023, we recorded $1,454$1,570 and $301,$1,454, respectively, of capitalized interest expense on our investments in real estate under development.
As of March 31, 20232024 and December 31, 2022,2023, the carrying value of our two investments in real estate under development in Denver, Colorado totaled $124,983$109,338 and $105,518,$98,365, respectively, net of $77,520 and $77,520 placed in service, respectively, and was recorded as a separate line item in our condensed consolidated balance sheets.
h. Investments in Unconsolidated Real Estate Entities
We have entered into joint ventures with unrelated third parties to acquire, develop, own, operate, and manage real estate assets. Our joint ventures are funded with a combination of debt and equity. We will consolidate entities that we control as well as any variable interest entity ("VIE") where we are the primary beneficiary. Under the VIE model, we will consolidate an entity when we have the ability to direct the activities of the VIE and the obligations to absorb losses or the right to receive benefits that could potentially be significant to the VIE. Under the voting model, we consolidate an entity
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Independence Realty Trust, Inc. and Subsidiaries
Notes to Condensed Consolidated Financial Statements
March 31, 2024
(Unaudited and dollars in thousands, except share and per share data)

when we control the entity through ownership of a majority voting interest. We separately analyzed the initial accounting for each investmentof our four investments in unconsolidated entityreal estate entities and concluded that each investment is a voting interest entity and is not a VIE.entity. Our equity interest varies for each joint ventureof our four investments in unconsolidated real estate entities between 50% andto 90% but, in each case, we share control of the major decisions that most significantly impact the joint ventures with our partners. Since we do not control the joint venture through our ownership interest, they are accounted for under the equity method of accounting, and are included in investments in
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Independence Realty Trust, Inc. and Subsidiaries
Notes to Condensed Consolidated Financial Statements
March 31, 2023
(Unaudited and dollars in thousands, except share and per share data)

unconsolidated real estate entities on the condensed consolidated balance sheets. Under the equity method of accounting, the investments are carried at cost plus our share of net earnings or losses. For the three months ended March 31, 20232024 and 2022,2023, we recorded $1,006$1,272 and $210,$1,006, respectively, of capitalized interest expense on our investments in unconsolidated real estate entities in our condensed consolidated balance sheets.
i. Revenue and Expenses
Rental and Other Property Revenue
We apply FASB ASC Topic 842, “Leases” (“ASC 842”) with respect to our accounting for rental income. We primarily lease apartment units under operating leases generally with terms of one year or less. Rental payments are generally due monthly and rental revenues are recognized on an accrual basis when earned. We have elected to account for lease (i.e. fixed payments including base rent) and non-lease components (i.e. tenant reimbursements and certain other service fees) as a single combined operating lease component since (1) the timing and pattern of transfer of the lease and non-lease components is the same, (2) the lease component is the predominant element, and (3) the combined single lease component would be classified as an operating lease.
We make ongoing estimates of the collectability of our base rents, tenant reimbursements, and other service fees included within rental and other property revenue. If collectability is not probable, we adjust rental and other property income for the amount of uncollectible revenue.
j. Derivative Instruments
We may use derivative financial instruments to hedge all or a portion of the interest rate risk associated with our borrowings. The principal objective of such arrangements is to minimize the risks and/or costs associated with our operating and financial structure, as well as to hedge specific anticipated transactions. While these instruments may impact our periodic cash flows, they benefit us by minimizing the risks and/or costs previously described. The counterparties to these contractual arrangements are major financial institutions with which we, and our affiliates, may also have other financial relationships. In the event of nonperformance by the counterparties, we are potentially exposed to credit loss. However, because of the high credit ratings of the counterparties, we do not anticipate that any of the counterparties will fail to meet their obligations.
In accordance with FASB ASC Topic 815, “Derivatives and Hedging”, we measure each derivative instrument at fair value and record such amounts in our condensed consolidated balance sheets as either an asset or liability. For derivatives designated as cash flow hedges, the changes in the fair value of the effective portions of the derivative are reported in other comprehensive income and changes in the fair value of the ineffective portions of cash flow hedges, if any, are recognized in earnings. For derivatives not designated as hedges, the changes in fair value of the derivative instrument are recognized in earnings. Any derivatives that we designate in hedge relationships are done so at inception. At inception, we determine whether or not the derivative is highly effective in offsetting changes in the designated interest rate risk associated with the identified indebtedness using regression analysis. At each reporting period, we update our regression analysis and use the hypothetical derivative method to measure any ineffectiveness.
k. Fair Value of Financial Instruments
In accordance with FASB ASC Topic 820, “Fair Value Measurements and Disclosures”, fair value is the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. Where available, fair value is based on observable market prices or parameters or derived from such prices or parameters. Where observable prices or inputs are not available, valuation models are applied. These valuation
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Independence Realty Trust, Inc. and Subsidiaries
Notes to Condensed Consolidated Financial Statements
March 31, 2024
(Unaudited and dollars in thousands, except share and per share data)

techniques involve management estimation and judgment, the degree of which is dependent on the price transparency for the instruments or market and the instruments’ complexity for disclosure purposes. Assets and liabilities recorded at fair value in our condensed consolidated balance sheets are categorized based upon the level of judgment associated with the inputs used to measure their value. Hierarchical levels, as defined in FASB ASC Topic 820, “Fair Value Measurements and
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Independence Realty Trust, Inc. and Subsidiaries
Notes to Condensed Consolidated Financial Statements
March 31, 2023
(Unaudited and dollars in thousands, except share and per share data)

Disclosures” and directly related to the amount of subjectivity associated with the inputs to fair valuations of these assets and liabilities, are as follows:
Level 1: Valuations are based on unadjusted, quoted prices in active markets for identical assets or liabilities at the measurement date. The types of assets carried at Level 1 fair value generally are equity securities listed in active markets. As such, valuations of these investments do not entail a significant degree of judgment.
Level 2: Valuations are based on quoted prices for similar instruments in active markets or quoted prices for identical or similar instruments in markets that are not active or for which all significant inputs are observable, either directly or indirectly.
Level 3: Inputs are unobservable for the asset or liability, and include situations where there is little, if any, market activity for the asset or liability. In certain cases, the inputs used to measure fair value may fall into different levels of the fair value hierarchy. In such cases, the level in the fair value hierarchy within which the fair value measurement in its entirety falls has been determined based on the lowest level input that is significant to the fair value measurement in its entirety. Our assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment, and considers factors specific to the asset or liability.
FASB ASC Topic 825, “Financial Instruments” requires disclosure of the fair value of financial instruments for which it is practicable to estimate that value. Given that cash and cash equivalents and restricted cash are short term in nature with limited fair value volatility, the carrying amount is deemed to be a reasonable approximation of fair value and the fair value input is classified as a Level 1 fair value measurement. The fair value input for derivatives is classified as a Level 2 fair value measurement within the fair value hierarchy. The fair value of our unsecured credit facility, term loans, and mortgage indebtedness is based on a discounted cash flows valuation technique. As this technique utilizes current credit spreads, which are generally unobservable, this is classified as a Level 3 fair value measurement within the fair value hierarchy. We determine appropriate credit spreads based on the type of debt and its maturity. There were no transfers between levels in the fair value hierarchy for the three months ended March 31, 2023.2024. The following table summarizes the carrying amount and the fair value of our financial instruments as of the periods indicated:
As of March 31, 2023As of December 31, 2022 As of March 31, 2024As of December 31, 2023
Financial InstrumentFinancial InstrumentCarrying
Amount
Estimated
Fair Value
Carrying
Amount
Estimated
Fair Value
Financial InstrumentCarrying
Amount
Estimated
Fair Value
Carrying
Amount
Estimated
Fair Value
AssetsAssets    Assets 
Cash and cash equivalentsCash and cash equivalents$12,448 $12,448 $16,084 $16,084 
Restricted cashRestricted cash22,385 22,385 27,933 27,933 
Derivative assetsDerivative assets32,783 32,783 41,109 41,109 
LiabilitiesLiabilities
Liabilities
Liabilities
Debt:Debt:
Debt:
Debt:
Unsecured Revolver
Unsecured Revolver
Unsecured RevolverUnsecured Revolver184,066 187,872 164,283 169,842 
Unsecured Term loansUnsecured Term loans596,770 608,820 596,612 611,265 
Secured credit facilitiesSecured credit facilities640,580 582,335 660,542 580,332 
Mortgages1,207,216 1,106,803 1,210,208 1,088,579 
Derivative liabilities2,283 2,283 — — 
Mortgages (1)
(1)Includes indebtedness associated with real estate held for sale of $64,825.
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Independence Realty Trust, Inc. and Subsidiaries
Notes to Condensed Consolidated Financial Statements
March 31, 2024
(Unaudited and dollars in thousands, except share and per share data)

In addition to assets and liabilities that are recorded at fair value on a recurring basis, we record assets and liabilities at fair value on a nonrecurring basis as required by U.S. GAAP. Generally, assets are recorded at fair value on a nonrecurring basis as a result of impairment charges. As discussed further in Note 3 “Investments in Real Estate”, we recognized an impairment charge of $15,107 during the three months ended March 31, 2024 at one of the properties classified as held for sale as of March 31, 2024. The impairment charge was determined by comparing the fair value of the property to its carrying value. The fair value was based on executed purchase and sale agreements and was determined to be a Level 3 fair value measurement within the fair value hierarchy.
l. Deferred Financing Costs
Costs incurred in connection with debt financing are deferred and classified within indebtedness and charged to interest expense over the terms of the related debt agreements, under the effective interest method.
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Notes to Condensed Consolidated Financial Statements
March 31, 2023
(Unaudited and dollars in thousands, except share and per share data)

m. Office Leases
In accordance with FASB ASC Topic 842, “Leases”, lessees are required to recognize a right-of-use asset and a lease liability on the balance sheet at the lease commencement date for all leases, except those leases with terms of less than a year. We lease corporate office space under leases with terms of up to 10 years and that may include extension options, but that do not include any residual value guarantees or restrictive covenants. As of March 31, 2024 and December 31, 2023, we had $2,914$2,235 and $2,408, respectively, of operating lease right-of-use assets and $3,237$2,517 and $2,701, respectively, of operating lease liabilities related to our corporate office leases. The operating lease right-of-use assets are presented within other assets and the operating lease liabilities are presented within other liabilities in our condensed consolidated balance sheets. We recorded $210 and $461 of total operating lease expense duringDuring the three months ended March 31, 2024 and 2023, we recorded $220 and 2022,$210, respectively, of total operating lease expense which is recorded within property management expense and general and administrative expenses in our condensed consolidated statements of operations.
n. Income Taxes
We have elected to be taxed as a REIT. Accordingly, we recorded no income tax expense for the three months ended March 31, 20232024 and 2022.2023.
To qualify as a REIT, we must meet certain organizational and operational requirements, including a requirement to distribute at least 90% of our ordinary taxable income to stockholders. As a REIT, we generally are not subject to federal income tax on taxable income that we distribute to our stockholders. If we fail to qualify as a REIT in any taxable year, we will be subject to federal income taxes on our taxable income at regular corporate rates and will not be permitted to qualify for treatment as a REIT for federal income tax purposes for four years following the year during which qualification is lost unless the Internal Revenue Service grants us relief under certain statutory provisions. Such an event could materially adversely affect our net income and net cash available for distribution to stockholders; however, we believe that we are organized and operate in such a manner as to qualify and maintain treatment as a REIT and intend to operate in such a manner so that we will remain qualified as a REIT for federal income tax purposes.
o. Employee Retention Credit
Under the terms of the March 27, 2020 Coronavirus Aid, Relief, and Economic Security Act (“CARES Act”), we were eligible and applied for assistance in the form of a refundable employee retention credit. Since applicable GAAP guidance is limited, we adopted an accounting policy, in accordance with GAAP, by analogizing to International Accounting Standard 20 “Accounting for Government Grants” to recognize employee retention credits as a reimbursement of payroll related expenses within property operating expenses, property management expenses, and general and administrative expenses in our condensed consolidated statements of operations. During the six months ended December 31, 2022, we received employee retention credit refunds totaling $6,238 and recognized $3,006 in reimbursements of previously paid employer payroll taxes and retention costs in our condensed consolidated statements of operations. The remainder is included in accounts payable and accrued expenses in our condensed consolidated balance sheets and will be recognized on a systematic basis through December 2023 as a reimbursement of payroll related expenses attributable to off-cycle compensation increases awarded to employees beginning in July 2022 and intended to support employee retention during the pandemic and its ongoing effect on the macroeconomic environment. During the three months ended March 31, 2023, we recognized reimbursements of payroll related expenses of $788 in property operating expenses, $195 in property management expenses and $74 in general and administrative expenses.
p. Restructuring Costs
During the three months ended March 31, 2023, we reorganized certain departments in theour organization impacting a limited number of employees. The impacted employees were provided severance packages that included cash severance payments and the accelerated vesting of performance share units and restricted stock awards, as applicable. In accordance with ASC 712 “Compensation – Nonretirement Postemployment Benefits”, we recognized the full amount of restructuring costs of $3,213 during the three months ended March 31, 2023, which wasis presented in the restructuring costs line on the condensed consolidated statement of operations. No restructuring costs were recognized during the three months ended March 31, 2024.
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Notes to Condensed Consolidated Financial Statements
March 31, 20232024
(Unaudited and dollars in thousands, except share and per share data)

q.p. Recent Accounting Pronouncements
Below is a brief description of recent accounting pronouncements that could have a material effect on our condensed consolidated financial statements.
Adopted Within these Condensed Consolidated Financial Statements
In March 2020, the FASB issued an accounting standard classified under FASB ASC Topic 848, “Reference Rate Reform.” The amendments in this update contain practical expedients for reference rate reform related activities that impact debt, leases, derivatives and other contracts. The guidance in ASC 848 is optional and may be elected over time as reference rate reform activities occur. Beginning in the first quarter of 2020, we elected to apply the hedge accounting expedients related to probability and the assessments of effectiveness for future LIBOR-indexed cash flows to assume that the index upon which future hedged transactions will be based matches the index on the corresponding derivatives. Application of these expedients preserves the presentation of derivatives consistent with past presentation. We will continue to evaluate the impact of the guidance and may apply other elections as applicable as additional changes in the market occur.
In December 2022, the FASB issued ASU 2022-06, Deferral of the Sunset Date of Topic 848 (“ASU 2022-06”) which was issued to defer the sunset date of Reference Rate Reform (Topic 848): Facilitation of the Effects of Reference Rate Reform to December 31, 2024. ASU 2022-06 is effective immediately for all companies. ASU 2022-06 has no impact on the Company’s condensed consolidated financial statements for the three months ended March 31, 2023. R2024.
In November 2023, the FASB issued ASU 2023-07, Segment Reporting, Topic 280, “Improvements to Reportable Segment Disclosures” (“ASU 2023-07”) which was issued to improve the disclosures about a public entity's reportable segments and address requests from investors for additional, more detailed information about a reportable segment's expenses. Early adoption of ASU 2023-07 is permitted and the Company is still evaluating the impact of adopting this ASU.
NOTE 3: Investments in Real Estate
As of March 31, 2023,2024, our investments in real estate consisted of 119111 operating apartment properties (unaudited)(unaudited, including one owned through a consolidated joint venture) that contain 35,249an aggregate of 32,877 units (unaudited). The following table summarizes our investments in real estate:estate, excluding two properties we classified as held for sale:
As of March 31, 2023As of December 31, 2022Depreciable Lives
(In years)
As of
March 31, 2024
As of
March 31, 2024
As of
 December 31, 2023
Depreciable Lives
(In years)
LandLand$579,094 $579,094 Land$536,997 $$540,950 
BuildingBuilding5,697,855 5,695,711 40Building5,190,512 5,288,956 5,288,956 4040
Furniture, fixtures and equipmentFurniture, fixtures and equipment371,958 340,438 5-10Furniture, fixtures and equipment455,500 429,306 429,306 5-105-10
Total investments in real estateTotal investments in real estate$6,648,907 $6,615,243  Total investments in real estate$6,183,009 $$6,259,212   
Accumulated depreciationAccumulated depreciation(475,001)(425,034) Accumulated depreciation(622,713)(582,760)(582,760)  
Investments in real estate, netInvestments in real estate, net$6,173,906 $6,190,209  Investments in real estate, net$5,560,296 $$5,676,452   
DispositionsPortfolio Optimization and Deleveraging Strategy
On February 28,October 26, 2023, our Board of Directors approved a plan, which we refer to as our Portfolio Optimization and Deleveraging Strategy, which targeted the sale of ten properties located in seven markets in order to exit or reduce our presence in these markets while also deleveraging our balance sheet. As of March 31, 2024, nine of the ten properties had been sold for total gross sales price of $496,800 and proceeds from the sales were used to repay $488,900 of debt. On April 30, 2024, we sold Eagle Lake Landing apartments located in Indianapolis, Indianathe tenth and final property under our Portfolio Optimization and Deleveraging Strategy for $37,300a gross sales price of $28,500 and recognized a gain onproceeds from the sale of $985.

were used to repay debt.
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Independence Realty Trust, Inc. and Subsidiaries
Notes to Condensed Consolidated Financial Statements
March 31, 20232024
(Unaudited and dollars in thousands, except share and per share data)

Dispositions
The table below summarizes our dispositions for the three months ended March 31, 2024:
Property (1)
MarketUnits (unaudited)Sale DateSale Price
 Gain on Sale (Loss on Impairment), Net (2)
Villas of Kingwood Houston, TX330 2/13/2024$53,700 $62 
Belmar Villas Denver, CO318 2/13/202474,300 46 
Hearthstone at City Center Denver, CO360 3/12/202474,000 88 
Villas at Huffmeister Houston, TX294 3/25/202444,250 (415)
Westmont Commons Asheville, NC252 3/28/202449,875 25,856 
1,554 $296,125 $25,637 
(1)Included in the Portfolio Optimization and Deleveraging Strategy.
(2)The gain on sale (loss on impairment) at Villas at Kingwood, Belmar Villas, Hearthstone at City Center and Villas at Huffmeister is exclusive of an aggregate $25,821 impairment charge recognized during the three months ended December 31, 2023, and net of $921 of defeasance and debt prepayment gains. The $25,637 of our gain on sale does not account for the $15,107 impairment charge recognized during the three months ended March 31, 2024, as described below.
During the three months ended March 31, 2024, we identified an asset in Birmingham, Alabama as held for sale and recorded an impairment charge of $15,107 since the expected sales proceeds less transaction costs exceed the asset’s carrying value. The table below summarizes our properties held for sale as of March 31, 2024.
PropertyMarketUnits (Unaudited)Carrying ValueLoss on Impairment
Reserve at Creekside (1)Chattanooga, TN192$28,363 $— 
Tapestry Park (2)Birmingham, AL35470,240 (15,107)
546 $98,603 $(15,107)
(1)Included in the Portfolio Optimization and Deleveraging Strategy. A loss on impairment of $7,135 was recognized during the three months ended December 31, 2023. The property was sold on April 30, 2024, as described above.
(2)A loss on impairment was recognized during the three months ended March 31, 2024.
NOTE 4: Investments in Unconsolidated Real Estate
As of March 31, 2023,2024, our investments in unconsolidated real estate entities had aggregate land, building, and construction in progress costs capitalized of $241,114$292,639 and aggregate construction debt of $115,882.$179,293. We do not guarantee any debt, capital payout or other obligations associated with our joint ventures.these entities. We recognize earnings or losses from our investments in unconsolidated real estate entities consisting of our proportionate share of the net earnings or losses of the joint ventures. We recognized losses of $776$829 and $63$776 from equity method investments during the three months ended March 31, 20232024 and 2022,2023, respectively, and these losses were recorded in loss from investments in unconsolidated real estate entities in our condensed consolidated statements of operations.
The following table summarizes our investments in unconsolidated real estate entities as of March 31, 2023 and December 31, 2022:
Carrying Value As Of
Investments in Unconsolidated Real Estate EntitiesLocation
Units(1) (Unaudited)
IRT Ownership InterestMarch 31, 2023December 31, 2022
Metropolis at InnsbrookRichmond, VA40284.8 %$17,583 $17,331 
Views of Music City II / The CrockettNashville, TN40850.0 %11,483 11,363 
VirtuosoHuntsville, AL17890.0 %13,647 14,422 
Lakeline StationAustin, TX37890.0 %30,571 25,292 
The MustangDallas, TX27585.0 %19,598 11,812 
Total1,641$92,882 $80,220 
(1)Represents the total number of units after development is complete and each property is placed in service. As of March 31, 2023 178-units (unaudited) at the Virtuoso investment’s development and 199-units (unaudited) at The Crockett are complete and had ongoing operations. We have one year from the delivery date to exercise our purchase option on The Crockett.
NOTE 5: Indebtedness
The following tables contain summary information concerning our consolidated indebtedness as of March 31, 2023:
Debt:Outstanding PrincipalUnamortized Debt Issuance CostsUnamortized Loan (Discount)/PremiumsCarrying
 Amount
Type
Weighted
Average Rate (3)
Weighted
Average
Maturity
(in years)
Unsecured revolver (1)$185,478 $(1,412)$— $184,066 Floating5.8%2.8
Unsecured term loans600,000 (3,230)— 596,770 Floating5.7%4.3
Secured credit facilities (2)617,115 (2,105)25,570 640,580 Floating/Fixed4.3%5.7
Mortgages1,183,435 (6,905)30,686 1,207,216 Fixed3.9%4.9
Total Debt$2,586,028 $(13,652)$56,256 $2,628,632 4.5%4.8
(1)The unsecured revolver total capacity is $500,000, of which $185,478 was outstanding as of March 31, 2023.
(2)The secured credit facilities include the PNC secured credit facility ("PNC MCFA") and the Newmark secured credit facility ("Newmark MCFA") of which $76,248 and $540,867 was outstanding as of March 31, 2023, respectively.
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Notes to Condensed Consolidated Financial Statements
March 31, 20232024
(Unaudited and dollars in thousands, except share and per share data)

(3)The following table summarizes our investments in unconsolidated real estate entities as of March 31, 2024 and December 31, 2023:
Carrying Value As Of
Investments in Unconsolidated Real Estate EntitiesLocation
Units (1) (Unaudited)
IRT Ownership InterestMarch 31, 2024December 31, 2023
Metropolis at Innsbrook (2)Richmond, VA40284.8 %$17,363 $18,028 
Views of Music City II / The Crockett (3)Nashville, TN40850.0 %11,734 11,632 
Lakeline StationAustin, TX37890.0 %32,670 32,126 
The MustangDallas, TX27585.0 %27,720 27,258 
   Total1,463 $89,487 $89,044 
(1)Represents the weighted averagetotal number of units after development is complete and each property is placed in service.
(2)The Metropolis at Innsbrook is an operating property consisting of 402 total units (unaudited). We have a call option that gives us the right to buy the property upon the earlier of the contractual interest rates in effect asdate upon which the property achieves 90% occupancy or October 17, 2025. We also have a right to initiate a sale of quarter end without regardthe property after June 7, 2024.
(3)Views of Music City II and The Crockett are operating properties consisting of 209 total units (unaudited) and 199 units (unaudited), respectively. We have exercised our right of first offer on The Crockett, which permits us to any interest rate swaps or collars. Our total weighted average effective interest rate foracquire the three months ended March 31, 2023, after giving effectproperty once we determine the fair market value. We have until October 1, 2024 to exercise our right of first offer on the impactViews of interest rate swaps and collars, and excluding the impact of loan premium amortization, discount accretion, and interest capitalization was 4.1%.Music City II.
NOTE 5: Indebtedness
The following table containstables contain summary information concerning our consolidated indebtedness, including indebtedness secured by real estate held for sale, as of March 31, 2023:2024:
 Scheduled maturities on our indebtedness outstanding as of March 31, 2023
Debt:20232024202520262027Thereafter
Unsecured revolver$— $— $— $185,478 $— $— 
Unsecured term loans— — — 200,000 — 400,000 
Secured credit facilities— — 3,525 10,493 11,462 591,635 
Mortgages8,473 69,012 173,631 144,614 15,943 771,762 
Total$8,473 $69,012 $177,156 $540,585 $27,405 $1,763,397 

The following table contains summary information concerning our consolidated indebtedness as of December 31, 2022:
Debt:Outstanding PrincipalUnamortized Debt Issuance CostsUnamortized Loan (Discount)/PremiumsCarrying AmountType
Weighted
Average Rate (3)
Weighted
Average
Maturity
(in years)
Unsecured revolver$165,978 $(1,695)$— $164,283 Floating4.9%3.1
Unsecured term loans600,000 (3,388)— 596,612 Floating5.1%4.5
Secured credit facilities635,128 (2,256)27,670 660,542 Floating/Fixed4.3%5.9
Mortgages1,185,246 (7,305)32,267 1,210,208 Fixed3.9%5.2
Total Debt$2,586,352 $(14,644)$59,937 $2,631,645 4.5%5.1
Consolidated Debt:Outstanding PrincipalUnamortized Debt Issuance CostsUnamortized Loan (Discount)/PremiumsCarrying
 Amount
Type
Weighted
Average Contractual Rate (3)
Weighted
Average Hedged Effective Rate (4)
Weighted
Average
Maturity
(in years)
Unsecured revolver (1)$108,978 $(884)$— $108,094 Floating6.6%4.8%1.8
Unsecured term loans600,000 (2,302)— 597,698 Floating6.5%4.4%3.3
Secured credit facilities585,635 (2,210)20,594 604,019 Fixed4.2%4.4%4.7
Mortgages (2)952,396 (4,319)19,210 967,287 Fixed3.8%4.0%4.2
Total Consolidated
  Debt
$2,247,009 $(9,715)$39,804 $2,277,098 4.8%4.2%3.9
(1)The unsecured revolver total capacity wasis $500,000, of which $165,978$108,978 was outstanding as of DecemberMarch 31, 2022.2024.
(2)TheIncludes indebtedness secured credit facilities include the PNC MCFA and the Newmark MCFAby real estate held for sale of which $76,248 and $558,880 was outstanding as of December 31, 2022, respectively.$64,825.
(3)Represents the weighted average of the contractual interest rates in effect as of quarter endthe three months ended March 31, 2024, without regard to any interest rate swaps or collars. Our total
(4)Represents the weighted average effective interest rate as ofrates for the yearthree months ended DecemberMarch 31, 2022, after giving effect to2024, including the impact of interest rate swaps and collars, the amortization of hedging costs, and deferred financing costs, but excluding the impact of loan premium amortization, and discount accretion, and interest capitalization.
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Independence Realty Trust, Inc. and Subsidiaries
Notes to Condensed Consolidated Financial Statements
March 31, 2024
(Unaudited and dollars in thousands, except share and per share data)

The following table contains summary information concerning our consolidated indebtedness as of March 31, 2024:
 Scheduled maturities on our consolidated indebtedness outstanding as of March 31, 2024
Consolidated Debt:20242025202620272028Thereafter
Unsecured revolver$— $— $108,978 $— $— $— 
Unsecured term loans— — 200,000 — 400,000 — 
Secured credit facilities— 3,065 9,111 10,081 453,937 109,441 
Mortgages (1)19,626 134,170 128,984 13,600 181,161 474,855 
Total$19,626 $137,235 $447,073 $23,681 $1,035,098 $584,296 
(1)Includes indebtedness secured by real estate held for sale.
The following table contains summary information concerning our consolidated indebtedness, including indebtedness secured by real estate held for sale, as of December 31, 2023:
Consolidated Debt:Outstanding PrincipalUnamortized Debt Issuance CostsUnamortized Loan (Discount)/PremiumsCarrying AmountType
Weighted
Average Contractual Rate (3)
Weighted
Average Hedged Effective Rate (4)
Weighted
Average
Maturity
(in years)
Unsecured revolver (1)$234,479 $(1,117)$— $233,362 Floating6.6%5.4%2.1
Unsecured term loans600,000 (2,456)— 597,544 Floating6.5%3.9%3.5
Secured credit facilities586,286 (1,949)21,762 606,099 Floating/Fixed4.2%4.6%4.9
Mortgages (2)1,094,933 (5,250)22,721 1,112,404 Fixed3.8%4.0%4.3
Total Consolidated Debt$2,515,698 $(10,772)$44,483 $2,549,409 4.8%4.2%4.0
(1)The unsecured revolver total capacity was 4.1%.$500,000, of which $234,479 was outstanding as of December 31, 2023.
(2)Includes indebtedness secured by real estate held for sale of $122,621.
(3)Represents the weighted average of the contractual interest rates in effect as of year-end December 31, 2023, without regard to any interest rate swaps or collars.
(4)Represents the total weighted average effective interest rates for the full year ended December 31, 2023, after giving effect to all components of interest expense including the impact of interest rate swaps and collars, but excluding the impact of loan premium amortization, discount accretion, and interest capitalization.
As of March 31, 2023,2024, we were in compliance with all financial covenants contained in the documents governing our consolidated indebtedness.
In connection with property sales associated with our Portfolio Optimization and Deleveraging Strategy, we paid off mortgages totaling $140,158 and made paydowns on our secured revolver totaling $151,868 during the three months ended March 31, 2024.
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Independence Realty Trust, Inc. and Subsidiaries
Notes to Condensed Consolidated Financial Statements
March 31, 20232024
(Unaudited and dollars in thousands, except share and per share data)

NOTE 6: Derivative Financial Instruments
The following table summarizes the aggregate notional amounts and estimated net fair values of our derivative instruments as of March 31, 20232024 and December 31, 2022:2023:
As of March 31, 2023As of December 31, 2022
NotionalFair Value of
Assets
Fair Value of
Liabilities
NotionalFair Value of
Assets
Fair Value of
Liabilities
As of March 31, 2024As of March 31, 2024As of December 31, 2023
NotionalNotionalFair Value of
Assets
Fair Value of
Liabilities
NotionalFair Value of
Assets
Fair Value of
Liabilities
Cash flow hedges:Cash flow hedges:
Interest rate swaps
Interest rate swaps
Interest rate swapsInterest rate swaps$500,000 $21,425 $2,283 $300,000 $26,099 $— 
Interest rate collarsInterest rate collars250,000 6,474 — 250,000 8,317 — 
Forward interest rate collarsForward interest rate collars200,000 4,884 — 200,000 6,693 — 
TotalTotal$950,000 $32,783 2,283 $750,000 $41,109 $— 
Effective interest rate swaps and caps are reported in accumulated other comprehensive income, and the fair value of these hedge agreements is recorded as derivative assets or liabilities on the face of our condensed consolidated balance sheets.
For our interest rate swaps and collars that are considered highly effective hedges, we reclassified realized (gains) lossesgains of ($3,377)$5,239 and $2,120$3,377 to earnings within interest expense for the three months ended March 31, 20232024, and 2022,2023, and we expect gains of $16,069$17,292 to be reclassified out of accumulated other comprehensive (loss) income to earnings over the next 12 months.
On March 16, 2023, we entered into an interest rate swap contract with a notional value of $200,000, a strike rate of 3.39% and a maturity date of March 17, 2030. We designated this interest rate swap as a cash flow hedge at inception and determined that the hedge is highly effective in offsetting interest rate fluctuations associated with the identified indebtedness.
NOTE 7: Stockholders' Equity and Noncontrolling Interests
Stockholders’ Equity
On March 14, 2023,11, 2024, our board of directors declared a dividend of $0.14$0.16 per share on our common stock, which
was paid on April 21, 202319, 2024 to common stockholders of record as of March 31, 2023.29, 2024.
On May 18, 2022, our Board of Directors authorized a common stock repurchase program (the "Stock Repurchase Program") covering up to $250,000 in shares of our common stock. Under the Stock Repurchase Program, we, in our discretion, may purchase our shares from time to time in the open market or in privately negotiated transactions. The amount and timing of the purchases will depend on a number of factors, including the price and availability of our shares, trading volumes and general market conditions. The Stock Repurchase Program has no time limit and may be suspended or discontinued at any time. During the three months ended March 31, 2024, and 2023, we had no repurchases of shares under the Stock Repurchase Program. As of March 31, 2023,2024, we had $250,000 in shares of our common stock remaining authorized for purchase under the Stock Repurchase Program.
On November 13, 2020,June 14, 2023, we replaced our previous shelf registration statement with our new shelf registration statement. On July 28, 2023, we entered into an equity distribution agreement pursuant to which we may from time to time offer and sell shares of our common stock under our shelf registration statement having an aggregate offering price of up to $150,000$450,000 (the “ATM Program”) in negotiated transactions or transactions that are deemed to be “at the market” offerings as defined in Rule 415 under the Securities Act of 1933, as amended.amended (the “Securities Act”). Under the ATM Program, we may also enter into one or more forward sale transactions for the sale of shares of our common stock on a forward basis. There were no forward sale transactions that had not settled as of March 31, 2023. As of March 31, 2023,2024, and no shares of our common stock having an aggregate offering price of up to approximately $56,836 remained available for issuancewere sold under the ATM Program.Program during the three months ended March 31, 2024.
Noncontrolling Interest
During the three months ended March 31, 2024, holders of IROP units exchanged 4,928 units for 4,928 shares of our common stock. As of March 31, 2024, 5,941,643 IROP units held by unaffiliated third parties remain outstanding.
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Independence Realty Trust, Inc. and Subsidiaries
Notes to Condensed Consolidated Financial Statements
March 31, 20232024
(Unaudited and dollars in thousands, except share and per share data)

Noncontrolling Interest
During the three months ended March 31, 2023, holders of IROP units exchanged 144,600 units for 144,600 shares of our common stock. As of March 31, 2023, 5,946,571 IROP units held by unaffiliated third parties remain outstanding.
On March 14, 2023,11, 2024, our board of directors declared a dividend of $0.14$0.16 per IROP unit, which was paid on April 21,
202319, 2024 to IROP LP unit holders of record as of March 31, 2023.29, 2024.
NOTE 8: Equity Compensation Plans
Long Term Incentive Plan
On May 18, 2022, our stockholders approved our 2022 Long Term Incentive Plan (the "2022 Incentive Plan"), which replaced the 2016 Long Term Incentive Plan (the “Prior Plan”, collectively with the 2022 Incentive Plan, the “Incentive Plan”). No new awards may be made under the Prior Plan, although awards outstanding under the Prior Plan will remain subject to the terms of the Prior Plan. The 2022 Incentive Plan provides for grants of equity and equity-based awards to our employees, officers, directors, consultants and other service providers, and such awards may take the form of restricted or unrestricted shares of common stock, non-qualified stock options, incentive stock options, restricted stock units (“RSUs"RSUs”), stock appreciation rights (“SARs”), dividend equivalents and other equity and cash-based awards. A maximum of 8,000,000 shares of our common stock (plus up to an additional 1,280,610 shares of our common stock, to the extent that shares subject to outstanding awards under the prior planPrior Plan are recycled into the 2022 Incentive Plan) may be awarded,issued under the 2022 Incentive Plan, subject to customary adjustment for stock splits, reverse stock splits and similar corporate events or transactions affecting shares of our common stock.
UnderThe restricted shares and RSUs granted under the Incentive Plan we have granted restricted shares, RSUs, and PSUs. These awards generally vest or vested over a two-to four-year period. In addition, we have granted unrestricted shares to our non-employee directors. These awards generally vest or vested immediately. A summary of restricted and unrestricted common share awardawards and RSU activity is presented below.
2023 2024
Number
 of
 Shares
Weighted Average Grant Date Fair
Value Per Share
Number
 of
 Shares
Weighted Average Grant Date Fair
Value Per Share
Balance, January 1,Balance, January 1,395,482 $18.67 
GrantedGranted233,992 19.10 
VestedVested(163,557)17.42 
ForfeitedForfeited(18,091)19.34 
Balance, March 31,(1)
Balance, March 31,(1)
447,826 $19.32 
(1)The outstanding award balances above include 173,567149,334 and 163,348127,989 RSUs as of March 31, 20232024 and December 31, 2022,2023, respectively.
On February 7, 2023,26, 2024, our compensation committee awarded 216,795218,379 PSUs (measured at target) to our executive officers. The number of PSUs earned will be based on attainment of certain performance criteria over a three-year period, with the actual number of shares issuable ranging between 0% and 150% of the target number of PSUs granted. Half of any PSUs earned will vest, and shares will be issued in respect thereof, immediately following the end of the three-year performance period; the remaining half of any PSUs earned will vest, and shares will be issued in respect thereof, after an additional one-year period of service.
During the three months ended March 31, 20232024 and 2022,2023, a portion of the RSUs and PSUs granted were issued to employees who are retirement eligible. The fact that the grantees are retirement eligible resulted in immediate recognition of the associated stock-based compensation expense totaling $2,677$2,525 and $2,422,$2,677, respectively.
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Independence Realty Trust, Inc. and Subsidiaries
Notes to Condensed Consolidated Financial Statements
March 31, 20232024
(Unaudited and dollars in thousands, except share and per share data)

NOTE 9: Earnings Per Share
The following table presents a reconciliation of basic and diluted earnings (loss) per share for the three months ended March 31, 20232024 and 2022:2023:
For the Three Months Ended March 31,
20232022
For the Three Months Ended March 31,
For the Three Months Ended March 31,
For the Three Months Ended March 31,
2024
2024
2024
Net income
Net income
Net incomeNet income$8,872 $76,880 
Income allocated to noncontrolling interestIncome allocated to noncontrolling interest(224)(2,280)
Income allocated to noncontrolling interest
Income allocated to noncontrolling interest
Net income allocable to common shares
Net income allocable to common shares
Net income allocable to common sharesNet income allocable to common shares$8,648 $74,600 
Weighted-average shares outstanding—BasicWeighted-average shares outstanding—Basic224,226,873 220,798,692 
Weighted-average shares outstanding—Basic
Weighted-average shares outstanding—Basic
Weighted-average shares outstanding—Diluted
Weighted-average shares outstanding—Diluted
Weighted-average shares outstanding—DilutedWeighted-average shares outstanding—Diluted225,088,659 222,045,286 
Earnings per share—BasicEarnings per share—Basic$0.04 $0.34 
Earnings per share—Basic
Earnings per share—Basic
Earnings per share—DilutedEarnings per share—Diluted$0.04 $0.34 
Earnings per share—Diluted
Earnings per share—Diluted
Certain IROP units, PSUs, RSUs and restricted stocks awards and forward sale agreements were excluded from the earnings (loss)per share computation because their effect would have been anti-dilutive, totaling 6,540,798 for the three months ended March 31, 2024. Certain IROP units were excluded from the earnings per share computation because their effect would have been anti-dilutive, totaling 5,946,571 and 8,994,165 for the three months ended March 31, 2023 and 2022, respectively.2023.
NOTE 10: Other Disclosures
Litigation
We are subject to various legal proceedings and claims that arise in the ordinary course of our business operations. Matters which arise out of allegations of bodily injury, property damage, and employment practices are generally covered by insurance. While the resolution of these matters cannot be predicted with certainty, we currently believe the final outcome of such matters will not have a material adverse effect on our financial position, results of operations or cash flows. See Part II, Item 1, Legal Proceedings, for additional information regarding our legal proceedings.
Loss Contingencies
We record an accrual for loss contingencies when a loss is probable and the amount of the loss can be reasonably estimated. Management reviews these accruals quarterly and makes revisions based on changes in facts and circumstances. When a loss contingency is not both probable and reasonably estimable, management does not accrue the loss. However, if the loss (or an additional loss in excess of an earlier accrual) is at least a reasonable possibility and material, then management discloses a reasonable estimate of the possible loss, or range of loss, if such reasonable estimate can be made. If we cannot make a reasonable estimate of the possible loss, or range of loss, then a statement to that effect is disclosed.
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Item 2.    Management’s Discussion and Analysis of Financial Condition and Results of Operations
Forward-Looking Statements
The Securities and Exchange Commission (the “SEC”), encourages companies to disclose forward-looking information so that investors can better understand a company’s future prospects and make informed investment decisions. This report contains or incorporates by reference such “forward-looking statements” within the meaning of Section 27A of the Securities Act, of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended.amended (the “Exchange Act”).
Words such as “anticipates,” “estimates,” “expects,” “projects,” “intends,” “plans,” “believes” and words and terms of similar substance used in connection with any discussion of future operating or financial performance identify forward-looking statements.
We claimThis Quarterly Report on Form 10-Q contains certain forward-looking statements within the protectionmeaning of Section 27A of the safe harbor forSecurities Act, and Section 21E of the Securities Exchange Act. Such forward-looking statements providedinclude, but are not limited to, certain actions that we expect or seek to take in connection with our portfolio optimization and deleveraging strategy and anticipated enhancements to our financial results and future growth from this strategy. All statements in this Quarterly Report on Form 10-Q that address financial and operating performance, events or developments that we expect or anticipate will occur or be achieved in the Private Securities Litigation Reform Actfuture are forward-looking statements.
Our forward-looking statements are not guarantees of 1995. These statementsfuture performance and involve estimates, projections, forecasts and assumptions, including as to matters that are not within our control, and are subject to risks and uncertainties including, without limitation, risks and uncertainties related to changes in market demand for rental apartment homes and pricing pressures, including from competitors, that could lead to declines in occupancy and rent levels, uncertainty and volatility in capital and credit markets, including changes that reduce availability, and increase costs, of capital, unexpected changes in our intention or ability to repay certain debt prior to maturity, increased costs on account of inflation, increased competition in the labor market, failure to realize cost savings, efficiencies and other benefits that we expect to result from our portfolio optimization and deleveraging strategy, inability to sell certain assets, including those assets designated as held for sale, within the time frames or at the pricing levels expected, failure to achieve expected benefits from the redeployment of proceeds from asset sales, delays in completing, and cost overruns incurred in connection with, our value add initiatives and failure to achieve rent increases and occupancy levels on account of the value add initiatives, unexpected impairments or impairments in excess of our estimates, increased regulations generally and specifically on the rental housing market, including legislation that may be made directlyregulate rents or delay or limit our ability to evict non-paying residents, risks endemic to real estate and the real estate industry generally, the impact of potential outbreaks of infectious diseases and measures intended to prevent the spread or address the effects thereof, the effects of natural and other disasters, failure to realize cost savings, efficiencies and other benefits that we expect to result from our Portfolio Optimization and Deleveraging Strategy, inability to sell certain assets, including those assets designated as held for sale, within the time frames or at the pricing levels expected, failure to achieve expected benefits from the redeployment of proceeds from asset sales, unknown or unexpected liabilities, including the cost of legal proceedings, costs and disruptions as the result of a cybersecurity incident or other technology disruption, unexpected capital needs, inability to obtain appropriate insurance coverages at reasonable rates, or at all, or losses from catastrophes in this reportexcess of our insurance coverages, and they may also be incorporatedshare price fluctuations. Please refer to the documents filed by reference in this report to other documents filedus with the SEC, including specifically the “Risk Factors” sections of our Annual Report on Form 10-K for the year ended December 31, 2023, and include, without limitation, statements about future financial and operatingour other filings with the SEC, which identify additional factors that could cause actual results and performance, statements about our plans, objectives, expectations and intentions with respect to future operations, products and services, and other statements that are not historical facts. differ from those contained in forward-looking statements.
These forward-looking statements are based upon the current beliefs and expectations of our management at the time of this Quarterly Report on Form 10-Q and are inherently subject to significant business, economic and competitive uncertainties and contingencies, many of which are difficult to predict and generally beyond our control. In addition, these forward-looking statements are subject to assumptions with respect to future business strategies and decisions that are subject to change. Actualactual results may differ materially from the anticipated results discussed in these forward-looking statements.
The risk factors discussed and identified in Item 1Aexpectations, intentions, beliefs, plans or predictions of our 2022 Annual Report on Form 10-K and in Part II, Item 1A of this Quarterly Report, and in other of our public filings with the SEC, among others, could cause actual results to differ materially from the anticipated resultsfuture expressed or other expectations expressed in theimplied by such forward-looking statements. We caution you not to place undue reliance on these forward-looking statements, which speak only as of the date of this Quarterly Report. All subsequent written and oral forward-looking statements attributable to us or any person acting on our behalf are expressly qualified in their entirety by the cautionary statements contained or referred to in this section. Except to the extent required by applicable law or regulation, we undertake no obligation to update these forward-looking statements to reflect events or circumstances after the date of this Quarterly Reporthereof or to reflect the occurrence of unanticipated events.events, except as may be required by law.
Overview
Our Company
We are a self-administered and self-managed Maryland corporation that has elected to be taxed as a real estate investment trust (“REIT”), that acquires, owns, operates, improves. We are primarily engaged in the ownership, operation, management, improvement, and managesacquisition of multifamily apartment communities acrossin non-gateway U.S. markets. As of March 31, 2023,2024, we owned and operated 119
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111 multifamily apartment properties (including one owned through a consolidated joint venture) that contain 35,249an aggregate of 32,877 units. Our properties are located in Alabama, Colorado, Florida, Georgia, Illinois, Indiana, Kentucky, North Carolina, Ohio, Oklahoma, South Carolina, Tennessee Texas, and Virginia.Texas. In addition, as of March 31, 2023,2024, we owned and consolidated two investments in real estate under development in Colorado that will, upon completion, contain an aggregate of 621 units. As of March 31, 2024, we also owned interests in fivefour unconsolidated joint ventures, two that own and operate multifamily apartment communities that contain an aggregate of 810 units and two that are developing multifamily apartment communities that will contain, inupon completion, an aggregate 1,641 units upon completion.of 653 units. We do not have any foreign operations and our business is not seasonal.
Our Business Objective and Investment Strategies
Our primary business objective is to maximize stockholder value through diligent portfolio management, strong operational performance, and a consistent return of capital through distributions and capital appreciation. Our investment strategy is focused on the following:
gaining scale within key amenity rich submarkets of non-gateway cities that offer good school districts, high-quality retail and major employment centers and are unlikely to experience substantial new apartment construction in the foreseeable future;
increasing cash flows at our existing apartment properties through prudent property management and strategic renovation projects; and
acquiring and developing additional properties that have strong and stable occupancies and support a rise in rental rates or that have the potential for repositioning through capital expenditures or tailored management strategies.
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Property Portfolio(1)
As of March 31, 2023,2024, we owned and consolidated 119111 multifamily apartment properties, totaling 35,24932,877 units. Below is a summary of our consolidated property portfolio by market.

(Dollars in thousands, except per unit data)(Dollars in thousands, except per unit data)As of March 31, 2023
For the Three Months Ended
 March 31, 2023
(Dollars in thousands, except per unit data)As of March 31, 2024
For the Three Months Ended
 March 31, 2024
MarketMarketNumber of PropertiesUnitsGross Real
Estate
Assets
Period End
Occupancy
Average
Effective
Monthly Rent
per Unit
Net Operating
Income
% of NOIMarketNumber of PropertiesUnitsGross Real
Estate
Assets
Period End
Occupancy
Average
Effective
Monthly Rent
per Unit
Net Operating
Income
% of NOI
Atlanta, GAAtlanta, GA135,180 $1,070,050 92.8 %$1,637 $15,267 15.0 %Atlanta, GA13 5,180 5,180 $$1,092,916 93.2 93.2 %$1,622 $$14,633 15.2 15.2 %
Dallas, TXDallas, TX144,007 854,870 94.2 %1,783 12,400 12.2 %Dallas, TX14 4,007 4,007 868,839 868,839 95.1 95.1 %1,817 13,398 13,398 13.9 13.9 %
Columbus, OHColumbus, OH10 2,510 375,141 94.8 %1,430 6,894 7.2 %
Denver, CO(2)Denver, CO(2)92,292 606,372 94.0 %1,698 8,379 8.2 %Denver, CO(2)1,397 1,397 380,485 380,485 95.6 95.6 %1,713 5,255 5,255 5.3 5.3 %
Columbus, OH102,510 368,862 95.4 %1,356 6,616 6.5 %
Raleigh - Durham, NC61,690 255,624 94.8 %1,530 5,234 5.2 %
Indianapolis, INIndianapolis, IN71,979 290,841 94.6 %1,334 4,981 4.9 %Indianapolis, IN1,979 1,979 294,166 294,166 95.7 95.7 %1,378 5,251 5,251 5.4 5.4 %
Oklahoma City, OKOklahoma City, OK82,147 321,400 92.5 %1,163 4,967 4.9 %Oklahoma City, OK2,147 2,147 329,997 329,997 95.1 95.1 %1,190 5,229 5,229 5.4 5.4 %
Tampa-St. Petersburg, FLTampa-St. Petersburg, FL51,452 294,794 95.9 %1,801 4,834 4.8 %Tampa-St. Petersburg, FL1,452 1,452 313,868 313,868 95.6 95.6 %1,832 5,101 5,101 5.3 5.3 %
Raleigh - Durham, NCRaleigh - Durham, NC1,690 254,272 94.3 %1,548 5,007 5.2 %
Nashville, TNNashville, TN51,508 367,696 92.8 %1,591 4,596 4.5 %Nashville, TN1,508 1,508 372,424 372,424 94.7 94.7 %1,634 4,871 4,871 5.1 5.1 %
Memphis, TNMemphis, TN1,383 161,490 94.6 %1,513 4,032 4.2 %
Houston, TXHouston, TX71,932 323,339 95.4 %1,427 4,320 4.3 %Houston, TX1,308 1,308 213,672 213,672 95.8 95.8 %1,430 3,055 3,055 3.2 3.2 %
Memphis, TN41,383 160,176 94.2 %1,501 4,061 4.0 %
Huntsville, AL (3)
Huntsville, AL (3)
1,051 241,263 95.8 %1,492 3,035 3.1 %
Birmingham, AL(4)Birmingham, AL(4)21,074 232,510 89.3 %1,475 2,787 2.7 %Birmingham, AL(4)1,074 1,074 219,181 219,181 96.1 96.1 %1,471 2,908 2,908 3.0 3.0 %
Louisville, KYLouisville, KY1,150 146,443 94.6 %1,300 2,769 2.9 %
Lexington, KYLexington, KY886 161,291 97.1 %1,329 2,611 2.7 %
Charlotte, NCCharlotte, NC3714 189,350 95.4 %1,756 2,675 2.6 %Charlotte, NC714 714 189,681 189,681 95.8 95.8 %1,749 2,598 2,598 2.7 2.7 %
Huntsville, AL3873 189,568 95.5 %1,545 2,675 2.6 %
Lexington, KY3886 160,002 96.4 %1,272 2,542 2.5 %
Louisville, KY41,150 149,011 93.0 %1,285 2,541 2.5 %
Myrtle Beach, SC - Wilmington, NCMyrtle Beach, SC - Wilmington, NC3628 68,527 95.4 %1,396 1,827 1.8 %Myrtle Beach, SC - Wilmington, NC628 628 68,341 68,341 96.0 96.0 %1,416 1,822 1,822 1.9 1.9 %
Cincinnati, OHCincinnati, OH2542 122,355 93.9 %1,553 1,589 1.6 %Cincinnati, OH542 542 123,868 123,868 96.7 96.7 %1,583 1,736 1,736 1.8 1.8 %
Greenville, SCGreenville, SC702 124,937 95.2 %1,306 1,616 1.7 %
Charleston, SCCharleston, SC2518 81,314 95.9 %1,603 1,534 1.5 %Charleston, SC518 518 82,010 82,010 95.6 95.6 %1,695 1,608 1,608 1.7 1.7 %
Greenville, SC1702 123,319 95.0 %1,231 1,497 1.5 %
Chicago, IL1374 90,195 95.7 %1,772 1,226 1.2 %
Orlando, FLOrlando, FL1297 50,174 93.2 %1,787 869 0.9 %Orlando, FL297 297 50,604 50,604 94.6 94.6 %1,805 942 942 1.0 1.0 %
Asheville, NC1252 29,233 97.6 %1,488 838 0.8 %
Austin, TXAustin, TX256 59,407 94.9 %1,804 791 0.8 %
San Antonio, TXSan Antonio, TX1306 57,108 97.4 %1,483 780 0.8 %San Antonio, TX306 306 57,430 57,430 97.7 97.7 %1,475 783 783 0.8 0.8 %
Fort Wayne, IN1222 44,221 91.0 %1,431 700 0.7 %
Austin, TX1256 56,860 91.3 %1,788 699 0.7 %
Norfolk, VA1183 54,131 98.4 %1,882 645 0.6 %
Chattanooga, TN1192 37,005 92.7 %1,374 476 0.5 %
Chattanooga, TN (5)
Chattanooga, TN (5)
192 30,298 94.8 %1,367 436 0.5 %
Total/Weighted AverageTotal/Weighted Average11935,249 $6,648,907 94.1 %$1,535 $101,555 100.0 %Total/Weighted Average111 32,877 32,877 $$6,212,024 95.0 95.0 %$1,550 $$96,381 100.0 100.0 %

(1)
Excludes our development properties. See Non-GAAP financial measures for the definition of a development property.

(2)
Includes properties in our Fort Collins, CO and Colorado Springs, CO markets.
(3)Includes the Virtuoso joint venture consolidated beginning August 1, 2023 as a result of an amendment to the joint venture agreement.
(4)Includes one property with 354 units that was held for sale as of March 31, 2024.
(5)Represents one property with 192 units included in our Portfolio Optimization and Deleveraging Strategy that was held for sale as of March 31, 2024.
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Current Developments
Portfolio Optimization and Deleveraging Strategy Update
On October 26, 2023, our Board of Directors approved a plan, which we refer to as our Portfolio Optimization and Deleveraging Strategy, which targeted the sale of ten properties located in seven markets in order to exit or reduce our presence in these markets while also deleveraging our balance sheet. As of April 30, 2024, all ten properties had been sold for a total gross sales price of $525.3 million and proceeds from the sales were used to repay $517.1 million of debt.
During the three months ended March 31, 2024, in connection with our Portfolio Optimization and Deleveraging Strategy, we sold five properties for a combined sales price of $296.1 million and we recognized a net gain of $25.6 million.
As of March 31, 2024 we continued to classify one property under our Portfolio Optimization and Deleveraging Strategy as held for sale. On April 30, 2024, we sold the tenth and final property under our Portfolio Optimization and Deleveraging Strategy for a gross sales price of $28.5 million and all proceeds from the sale were used to repay debt.
CapitalRecycling
Our capital recycling program consists of disposing of assets in markets where we lack scale and/or markets
where management believes that growth is slowing.
During the three months ended March 31, 2023,2024, in connection with our capital recycling program, we soldidentified one multifamily apartment communityasset in Birmingham, Alabama as held for a gross sales price of $37.3 millionsale and recognized a gainloss on saleimpairment of $1.0$15.1 million. Proceeds fromThe property is now under contract and is expected to close in July 2024. While this property is under contract, there can be no assurance that the sale were used to reduce indebtedness.will be consummated at expected pricing levels, within expected time frames, or at all.
InvestmentInvestments in Unconsolidated Real Estate Entities
To create another avenue for accretive capital allocation and to increase our options for capital investment, we have partnered with, and may in the future partner with, developers through preferred equity investments and joint venture relationships focused on new multifamily development.
No new investments in unconsolidated real estate entities were madeentered into during the three months ended March 31, 2023. However, we continued2024. We will continue to fund commitments to our existing investments in unconsolidated real estate entities. The 199-unit development atentities and have exercised our right of first offer on The Crockett, was completed duringwhich permits us to acquire the three months ended March 31, 2023, andproperty once we have one yeardetermine the fair market value. If we acquire The Crockett, we may use the proceeds from the delivery date to exercise our purchase option on The Crockett.sale of a multifamily property in Birmingham, Alabama. As of March 31, 20232024 and December 31, 2022,2023, we had investments in unconsolidated real estate of $92,882$89,487 and $80,220,$89,044, respectively.
Investments in Real Estate Under Development
As part of our merger with Steadfast Apartment REIT, Inc. (the “STAR Merger”), we acquired two land parcels in Denver, Colorado that are being developed into multifamily properties that will contain 621 units, in the aggregate, upon completion. As of March 31, 2024 and December 31, 2023, we had investments in real estate under development of $109,338 and $98,365, respectively, net of $77,520 and $77,520 placed in service, respectively.
Value Add
Our value add program provides us with the opportunity to improve long-term growth through targeted unit renovations at communities where there is the potential for outsized rent growth.
We completed renovations on 635320 units during the quarterthree months ended March 31, 2023.2024. From inception of our value add program in January 2018 through March 31, 2023,2024, we completed renovations on 5,9518,091 of the 11,856 ongoing and completed13,281 units currently in our value add program, achieving a return on investment of 19.1%17.5% (and approximately 20.9%19.3% on the interior portion of such renovation costs). We compute return on cost by using the rent premium per unit per month, multiplied by 12, divided by the applicable renovation costs per unit and we compute the rent premium as the difference between the rental rate on the renovated unit (excluding the impact of concessions) and the market rent for a comparable unrenovated
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unit as of the date presented, as determined by management consistent with its customary rent-setting and evaluation procedures.
Capital Markets
New Swap AgreementShelf Registration Statement
On March 16,June 14, 2023, we replaced our previous shelf registration statement with our new shelf registration statement. On July 28, 2023, we entered into an interest rate swap contractequity distribution agreement pursuant to which we may from time to time offer and sell shares of our common stock under our shelf registration statement having an aggregate offering price of up to $450,000 (the “ATM Program”) in negotiated transactions or transactions that are deemed to be “at the market” offerings as defined in Rule 415 under the Securities Act. Under the ATM Program, we may also enter into one or more forward sale transactions for the sale of shares of our common stock on a forward basis. There were no forward sale transactions as of March 31, 2024, and no shares of our common stock were sold under the ATM Program during the three months ended March 31, 2024.
Investment Grade Rating from Fitch
On March 4, 2024, we received an investment grade rating from Fitch Ratings (“Fitch”). Fitch has assigned a Long-Term Issuer Default Rating of ‘BBB’ to IRT with a notional valuestable outlook. In addition, Fitch has assigned a rating of $200,000, a strike rate of 3.39%‘BBB’ to our subsidiary, Independence Realty Operating Partnership, LP and a maturity date of March 17, 2030. We designated this interest rate swap as a cash flow hedge at inceptionour senior unsecured debt, which includes credit facilities and determined that the hedge is highly effective in offsetting interest rate fluctuations associated with the identified indebtedness.unsecured term loans.

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Results of Operations
As of March 31, 2023,2024, we owned and consolidated 119111 multifamily apartment properties, of which 116108 comprised the Same-Store Portfolio.
Three Months Ended March 31, 20232024 compared to the Three Months Ended March 31, 20222023
SAME-STORE PORTFOLIONON SAME-STORE PORTFOLIOCONSOLIDATED
SAME-STORE PORTFOLIOSAME-STORE PORTFOLIONON SAME-STORE PORTFOLIOCONSOLIDATED
(Dollars in thousands)(Dollars in thousands)Three Months Ended March 31,Three Months Ended March 31,Three Months Ended March 31,(Dollars in thousands)Three Months Ended March 31,Three Months Ended March 31,
20232022Increase (Decrease)% Change20232022Increase (Decrease)% Change20232022Increase (Decrease)% Change
202420242023Increase (Decrease)% Change20242023Increase (Decrease)% Change20242023Increase (Decrease)% Change
Property Data:Property Data:
Number of properties116116—%33—%119119—%
Number of units34,57134,571—%678927(249)(26.9)%35,24935,498(249)(0.7)%
Average occupancy93.1%95.3%(2.2)%95.1%93.0%2.1%93.1%95.2%(2.1)%
Average effective monthly rent, per unit1,5301,38114910.8%1,7801,09568562.5%1,5351,37416111.7%
Number of properties (1)
Number of properties (1)
Number of properties (1)108108—%311(8)(72.7)%111119(8)-6.7%
Number of units (1)Number of units (1)32,15332,153—%7243,096(2,372)(76.6)%32,87735,249(2,372)(6.7)%
Average occupancy (1)Average occupancy (1)94.4%93.2%1.2%92.3%92.6%(0.3)%94.4%93.1%1.3%
Average effective monthly rent, per unit (1)Average effective monthly rent, per unit (1)$1,551$1,528$231.5%$1,495$1,609$(114)(7.1)%$1,550$1,535$151.0%
Revenue:Revenue:
Rental and other property revenueRental and other property revenue$156,813 $145,826 $10,987 7.5 %$4,322 $4,151 $171 4.1 %$161,135 $149,977 $11,158 7.4 %
Rental and other property revenue
Rental and other property revenue$150,618 $145,701 $4,917 3.4 %$9,713 $15,434 $(5,721)(37.1)%$160,331 $161,135 $(804)(0.5)%
Expenses: Expenses:
Property operating expenses
Property operating expenses
Property operating expensesProperty operating expenses57,510 54,060 3,450 6.4 %1,745 1,823 (78)(4.3)%59,255 55,883 3,372 6.0 %56,247 53,564 53,564 2,683 2,683 5.0 5.0 %3,724 5,691 5,691 (1,967)(1,967)(34.6)(34.6)%59,971 59,255 59,255 716 716 1.2 1.2 %
Net Operating IncomeNet Operating Income$99,303 $91,766 $7,537 8.2 %$2,577 $2,328 $249 10.7 %$101,880 $94,094 $7,786 8.3 %Net Operating Income$94,371 $$92,137 $$2,234 2.4 2.4 %$5,989 $$9,743 $$(3,754)(38.5)(38.5)%$100,360 $$101,880 $$(1,520)(1.5)(1.5)%
Other Revenue:Other Revenue:
Other Revenue:
Other Revenue:
Other revenue
Other revenue
Other revenueOther revenue$239 $385 $(146)(37.9)%$203 $$239 $$(36)(15.1)(15.1)%
Corporate and other expenses:Corporate and other expenses:
Property management expenses
Property management expenses
Property management expensesProperty management expenses6,371 5,556 815 14.7 %7,499 6,371 6,371 1,128 1,128 17.7 17.7 %
General and administrative expensesGeneral and administrative expenses8,154 7,928 226 2.9 %General and administrative expenses8,381 8,154 8,154 227 227 2.8 2.8 %
Depreciation and amortization expenseDepreciation and amortization expense53,536 78,174 (24,638)(31.5)%Depreciation and amortization expense53,721 53,536 53,536 185 185 0.3 0.3 %
Casualty losses (gains), net151 (1,393)1,544 (110.8)%
Other income, net93 443 (350)(79.0)%
Casualty losses
Casualty losses
Casualty losses2,301 151 2,150 1423.8 %
Gain on extinguishment of debtGain on extinguishment of debt203 — 203 100.0 %
Other (loss) income, netOther (loss) income, net(1)93 (94)(101.1)%
Loss from investments in unconsolidated real estate entitiesLoss from investments in unconsolidated real estate entities(776)(63)(713)1131.7 %Loss from investments in unconsolidated real estate entities(829)(776)(776)(53)(53)6.8 6.8 %
Interest expenseInterest expense(22,124)(20,531)(1,593)7.8 %
Merger and integration costs— (1,895)1,895 (100.0)%
Gain on sale of real estate assets, net985 94,712 (93,727)(99.0)%
Interest expense
Interest expense(20,603)(22,124)1,521 (6.9)%
Gain on sale (loss on impairment) of real estate assets, netGain on sale (loss on impairment) of real estate assets, net10,530 985 9,545 969.0 %
Restructuring costsRestructuring costs(3,213)— (3,213)100.0 %Restructuring costs— (3,213)(3,213)3,213 3,213 (100.0)(100.0)%
Net incomeNet income$8,872 $76,880 $(68,008)(88.5)%Net income$17,961 $$8,872 $$9,089 102.4 102.4 %
Income allocated to noncontrolling interestsIncome allocated to noncontrolling interests(224)(2,280)2,056 (90.2)%Income allocated to noncontrolling interests(384)(224)(224)(160)(160)71.4 71.4 %
Net income available to common sharesNet income available to common shares$8,648 $74,600 $(65,952)(88.4)% Net income available to common shares$17,577 $$8,648 $$8,929 103.2 103.2 %
(1)Excludes our development projects. See Non-GAAP Financial Measures for our definition of a development property and our methodology for determining same-store properties.
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Revenue
Rental and other property revenue. Revenue from rental and other property revenue of the consolidated portfolio increased $11.2decreased $0.8 million to $160.3 million for the three months ended March 31, 2024 from $161.1 million for the three months ended March 31, 2023 from $150.02023. The decrease was primarily attributable to a $5.7 million fordecrease in non same-store rental and other property revenue driven by the sale of nine properties under the Portfolio Optimization and Deleveraging Strategy, compared to the sale of one property during the three months ended March 31, 2022.2023. The increasedecrease in rental and other property revenue was primarily attributable to a $11.0 millionpartially offset by an increase in same-store rental and other property revenue driven byof $4.9 million as a 10.8%result of a 1.5% increase in average effective monthly rents and 1.2% increase in average occupancy compared to the prior year period.

Expenses
Property operating expenses. Property operating expenses increased $3.4$0.7 million to $60.0 million for the three months ended March 31, 2024 from $59.3 million for the three months ended March 31, 2023 from $55.9 million for the three months ended March 31, 2022.2023. The increase was due to a $3.5$2.7 million increase in same-store property operating expense, primarilydriven by insurance premiums, personnel expenses, and advertising expenses, partially offset by a $2.0 million decrease in property operating expenses due to an increase in repairsthe sale of four properties under our Portfolio Optimization and maintenance.Deleveraging Strategy.
Property management expenses. Property management expenses increased $0.8$1.1 million to $7.5 million for the three months ended March 31, 2024 from $6.4 million for the three months ended March 31, 2023 from $5.6 million for the three months ended March 31, 2022 primarily due to inflationary pressures which led to increases in salaries, employee stock compensation, IT support services,higher personnel costs and software licensessubscriptions, compared to the prior year.
General and administrative expenses. expenses. General and administrative expenses increased $0.2 million to $8.4 million for the three months ended March 31, 2024 from $8.2 million for the three months ended March 31, 2023 from $7.9 2023. The increase was primarily due to higher legal fees compared to the same prior year period.
Depreciation and amortization expense. Depreciation and amortization expense increased $0.2 million to $53.7million for the three months ended March 31, 2022. This increase was primarily due to inflationary pressures which led to increases in employee stock compensation and professional services compared to the prior year.
Depreciation and amortization expense. Depreciation and amortization expense decreased $24.6 million to2024 from $53.5 million for the three months ended March 31, 20232023. The increase was primarily due to depreciation expenses driven by capital expenditures related to our value add program partially offset by lower depreciation from $78.2sold properties.
Casualty losses. During the three months ended March 31, 2024, we incurred $2.3 million in net casualty loses primarily due to winter storm damage and fire at various properties where the carrying value of the damage exceeded insurance proceeds due to policy deductible levels.
Interest expense. Interest expense decreased $1.5 million to $20.6 million for the three months ended March 31, 2022. The decrease was primarily attributable to lower intangible asset amortization expenses during the three months ended March 31, 2023 compared to the three months ended March 31, 2022 because of the intangible assets acquired in the merger with Steadfast Apartment REIT, Inc. being fully amortized.
Loss2024 from investments in unconsolidated real estate entities. During the three months ended March 31, 2023, we recognized $0.8 million of losses on investments in unconsolidated real estate, which was primarily driven by our $0.5 million portion of depreciation and amortization recognized by the unconsolidated real estate entities.
Interest expense. Interest expense increased $1.6 million to $22.1 million for the three months ended March 31, 2023 from $20.5 million for2023. The decrease was primarily driven by the three months ended March 31, 2022 primarily due to higher interest rates impacting our variable rate loans.sale of nine properties under the Portfolio Optimization and Deleveraging Strategy.
Gain on sale (loss on impairment) of real estate assets, net. During the three months ended March 31, 2023, one multi-family property was2024, we sold resulting in a gain of $1.0 million. During the three months ended March 31, 2022, four multi-familyfive multifamily properties were soldunder our Portfolio Optimization and Deleveraging Strategy resulting in gains of $94.7$25.6 million. In addition, we recorded a loss on impairment of $15.1 million for one property held for sale as a result of the carrying value of the real estate exceeding the expected sales price less transaction costs.
Restructuring costs. During the three months ended March 31, 2023, we incurred approximately $3.2 million of
severance costs related to the reorganization of certain departments that impacted a limited number of employees.

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Non-GAAP Financial Measures
Funds from Operations (FFO) and Core Funds from Operations (CFFO)
We believe that FFO and Core FFO (“CFFO”), each of which is a non-GAAP financial measure, are additional appropriate measures of the operating performance of a REIT and us in particular. We compute FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts (“NAREIT”), as net income or loss allocated to common shares (computed in accordance with GAAP), excluding real estate-related depreciation and amortization expense, gains or losses on sales of real estate and the cumulative effect of changes in accounting principles. While our calculation of FFO is in accordance with NAREIT’s definition, it may differ from the methodology for calculating FFO utilized by other REITs and, accordingly, may not be comparable to FFO computations of such other REITs.
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CFFO is a computation made by analysts and investors to measure a real estate company’s operating performance by removing the effect of items that do not reflect ongoing property operations, including depreciation and amortization of other items not included in FFO, and other non-cash or non-operating gains or losses related to items such as casualty (gains) losses, loan premium accretion and discount amortization, debt extinguishment costs, merger and integration costs, and restructuring costs from the determination of FFO.
Our calculation of CFFO may differ from the methodology used for calculating CFFO by other REITs and, accordingly, our CFFO may not be comparable to CFFO reported by other REITs. Our management utilizes FFO and CFFO as measures of our operating performance, and believe they are also useful to investors, because they facilitate an understanding of our operating performance after adjustment for certain non-cash or non-recurring items that are required by GAAP to be expensed but may not necessarily be indicative of current operating performance and our operating performance between periods. Furthermore, although FFO, CFFO and other supplemental performance measures are defined in various ways throughout the REIT industry, we believe that FFO and CFFO may provide us and our investors with an additional useful measure to compare our financial performance to certain other REITs. Neither FFO nor CFFO is equivalent to net income or cash generated from operating activities determined in accordance with GAAP. Furthermore, FFO and CFFO do not represent amounts available for management’s discretionary use because of needed capital replacement or expansion, debt service obligations or other commitments or uncertainties. Accordingly, FFO and CFFO do not measure whether cash flow is sufficient to fund all of our cash needs, including principal amortization and capital improvements. Neither FFO nor CFFO should be considered as an alternative to net income or any other GAAP measurement as an indicator of our operating performance or as an alternative to cash flow from operating, investing, and financing activities as a measure of our liquidity.

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Set forth below is a reconciliation of net income to FFO and CFFO for the three months ended March 31, 20232024 and 20222023 (in thousands, except share and per share information):
For the Three Months Ended
March 31, 2023
For the Three Months Ended
March 31, 2022
Amount
Per Share(1)
Amount
Per Share(2)
Funds From Operations (FFO):
For the Three Months Ended March 31,
For the Three Months Ended March 31,
For the Three Months Ended March 31,
2024
2024
2024
Amount
Amount
Amount
Net income
Net income
Net incomeNet income$8,872 $0.04 $76,880 $0.34 
Adjustments:Adjustments:
Adjustments:
Adjustments:
Real estate depreciation and amortization
Real estate depreciation and amortization
Real estate depreciation and amortizationReal estate depreciation and amortization53,287 0.23 77,943 0.34 
Our share of real estate depreciation and
amortization from investments in unconsolidated
real estate entities
Our share of real estate depreciation and
amortization from investments in unconsolidated
real estate entities
418 — — — 
Gain on sale of real estate assets net, excluding
prepayment gains
(314)— (94,712)(0.42)
Our share of real estate depreciation and amortization from investments in
unconsolidated real estate entities
Our share of real estate depreciation and amortization from investments in
unconsolidated real estate entities
(Gain on sale) loss on impairment of real estate assets net, excluding prepayment gains
(Gain on sale) loss on impairment of real estate assets net, excluding prepayment gains
(Gain on sale) loss on impairment of real estate assets net, excluding prepayment gains
FFOFFO$62,263 $0.27 $60,111 $0.26 
Core Funds From Operations (CFFO):
FFO
FFO
FFO
FFO
FFOFFO$62,263 $0.27 $60,111 $0.26 
Adjustments:Adjustments:
Adjustments:
Adjustments:
Other depreciation and amortization
Other depreciation and amortization
Other depreciation and amortizationOther depreciation and amortization249 — 231 — 
Casualty losses (gains), net151 — (1,393)(0.01)
Casualty losses
Casualty losses
Casualty losses
Loan (premium accretion) discount amortization, net
Loan (premium accretion) discount amortization, net
Loan (premium accretion) discount amortization, netLoan (premium accretion) discount amortization, net(2,755)(0.01)(2,754)(0.01)
Prepayment (gains) losses on asset dispositionsPrepayment (gains) losses on asset dispositions(670)— — — 
Prepayment (gains) losses on asset dispositions
Prepayment (gains) losses on asset dispositions
Gain on extinguishment of debt
Gain on extinguishment of debt
Gain on extinguishment of debt
Other expense
Other expense
Other expense
Other expense (income)42 — (380)— 
Merger and integration costs— — 1,895 0.01 
Restructuring costs
Restructuring costs
Restructuring costsRestructuring costs3,213 0.01 — — 
CFFOCFFO$62,493 $0.27 $57,710 $0.25 
CFFO
CFFO
(1)Based on 230,570,752 weighted-average shares and units outstanding for the three months ended March 31, 2024.
(2)Based on 230,186,297weighted-average shares and units outstanding for the three months ended March 31, 2023.
(2)Based on 227,778,484 weighted-average shares and units outstanding for the three months ended March 31, 2022.
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Same-Store Portfolio Net Operating Income
We believe that Net Operating Income (“NOI”), a non-GAAP financial measure, is a useful supplemental measure of our operating performance. We define NOI as total property revenues less total property operating expenses, excluding interest expenses, depreciation and amortization, casualty related costs and gains, property management expenses, general and administrative expense, net gains on sale of assets, merger and integration costs, and restructuring costs. Other REITs may use different methodologies for calculating NOI, and accordingly, our NOI may not be comparable to other REITs. We believe that this measure provides an operating perspective not immediately apparent from GAAP operating income or net income insofar as the measure reflects only operating income and expense at the property level. We use NOI to evaluate performance on a same-store and non same-store basis because NOI measures the core operations of property performance by excluding corporate level expenses, financing expenses, and other items not related to property operating performance and captures trends in rental housing and property operating expenses. However, NOI should only be used as an alternative measure of our financial performance.
Same-Store Properties and Same-Store Portfolio
We review our same-store portfolio at the beginning of each calendar year. Properties are added into the same-store portfolio if they were owned and not a development property at the beginning of the previous year. Properties that are held-for-saleheld for sale or have been sold are excluded from the same-store portfolio.

Non Same-Store Properties and Non Same-Store Portfolio
Properties that did not meet the definition of a same-store property as of the beginning of the previous year are added into the non same-store portfolio.

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Development Property
A development property is a property that is either currently under development or is in lease-up prior to reaching overall occupancy of 90%.
Set forth below is a reconciliation of GAAP net income (loss) to Same-Store Portfolio NOI for the three months ended March 31, 20232024 and 20222023 (in thousands):
Three Months Ended March 31,
Three Months Ended March 31,
Three Months Ended March 31,
2024
2024
2024
Net income
Net income
Net income
Three Months Ended March 31,
Other revenue
20232022% change
Net income (loss)$8,872 $76,880 (88.5)%
Other revenue
Other revenueOther revenue(239)(385)(37.9)%
Property management expensesProperty management expenses6,371 5,556 14.7 %
Property management expenses
Property management expenses
General and administrative expenses
General and administrative expenses
General and administrative expensesGeneral and administrative expenses8,154 7,928 2.9 %
Depreciation and amortization expenseDepreciation and amortization expense53,536 78,174 (31.5)%
Depreciation and amortization expense
Depreciation and amortization expense
Casualty losses (gains), net151 (1,393)(110.8)%
Casualty losses
Casualty losses
Casualty losses
Interest expenseInterest expense22,124 20,531 7.8 %
Gain on sale of real estate assets, net(985)(94,712)(99.0)%
Interest expense
Interest expense
(Gain on sale) loss on impairment of real estate assets, net
(Gain on sale) loss on impairment of real estate assets, net
(Gain on sale) loss on impairment of real estate assets, net
Gain on extinguishment of debt
Gain on extinguishment of debt
Gain on extinguishment of debt
Other loss (income), net
Other loss (income), net
Other loss (income), net
Loss from investments in unconsolidated real estate entities
Loss from investments in unconsolidated real estate entities
Loss from investments in unconsolidated real estate entities
Other income, net(93)(443)(79.0)%
Loss from investments in unconsolidated real estate entities776 63 1131.7 %
Merger and integration costs— 1,895 (100.0)%
Restructuring costs
Restructuring costs
Restructuring costsRestructuring costs3,213 — 100.0 %
NOINOI101,880 94,094 8.3 %
NOI
NOI
Less: Non same-store portfolio NOILess: Non same-store portfolio NOI2,577 2,328 10.7 %
Same-store portfolio NOI (a)$99,303 $91,766 8.2 %
Less: Non same-store portfolio NOI
Less: Non same-store portfolio NOI
Same-store portfolio (a) NOI
Same-store portfolio (a) NOI
Same-store portfolio (a) NOI
(a)Same-Store Portfolio for the three months ended March 31, 2024 and 2023 and 2022 included 116108 properties containing 34,57132,153 units.

Average Effective Monthly Rent per Unit

Average effective rent per unit represents the average of gross rent amounts, divided by the average occupancy (in units) for the period presented. We believe average effective rent is a helpful measurement in evaluating average pricing. This metric, when presented, reflects the average effective rent per month.
Average Occupancy
Average occupancy represents the average occupied units for the reporting period divided by the average of total units available for rent for the reporting period.
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Set forth below is Same-Store Portfolio(a) NOI for the three months ended March 31, 20232024 and 20222023 (in thousands, except per unit data):
Three Months Ended March 31,(a)
20232022% change
Revenue:Revenue:   
Revenue:
Revenue:
Rental and other property revenue
Rental and other property revenue
Rental and other property revenueRental and other property revenue$156,813 $145,826 7.5 %
Property Operating ExpensesProperty Operating Expenses
Property Operating Expenses
Property Operating Expenses
Real estate taxes
Real estate taxes
Real estate taxesReal estate taxes19,609 19,390 1.1 %
Property insuranceProperty insurance3,191 2,842 12.3 %
Property insurance
Property insurance
Personnel expenses
Personnel expenses
Personnel expensesPersonnel expenses12,013 12,344 (2.7)%
UtilitiesUtilities8,036 7,464 7.7 %
Utilities
Utilities
Repairs and maintenance
Repairs and maintenance
Repairs and maintenanceRepairs and maintenance5,882 4,275 37.6 %
Contract servicesContract services5,480 4,867 12.6 %
Contract services
Contract services
Advertising expenses
Advertising expenses
Advertising expensesAdvertising expenses1,370 1,222 12.1 %
Other expensesOther expenses1,929 1,656 16.5 %
Other expenses
Other expenses
Total property operating expensesTotal property operating expenses57,510 54,060 6.4 %
Net operating income$99,303 $91,766 8.2 %
Total property operating expenses
Total property operating expenses
Same-store portfolio NOI
Same-store portfolio NOI
Same-store portfolio NOI
NOI Margin63.3 %62.9 %0.4 %
Same-store portfolio NOI Margin
Same-store portfolio NOI Margin
Same-store portfolio NOI Margin
Average OccupancyAverage Occupancy93.1 %95.3 %(2.2)%
Average Occupancy
Average Occupancy
Average effective monthly rent, per unit$1,530 $1,381 10.8 %
Average effective monthly rent, per unit$1,551 $1,528 1.5 %
(a)Same-Store Portfolio for the three months ended March 31, 2024 and 2023 and 2022 included 116108 properties containing 34,57132,153 units.
Liquidity and Capital Resources
Liquidity is a measure of our ability to meet potential cash requirements, including ongoing commitments to repay borrowings, fund and maintain investments, pay distributions and other general business needs. We believe our available cash balances, financing arrangements and cash flows from operations will be sufficient to fund our liquidity requirements with respect to our existing portfolio for the next twelve months and the foreseeable future.
Our primary cash requirements are to:
make investments to continue our value add initiatives to improve the quality and performance of our properties;
repay our indebtedness;
fund costs necessary to maintain our properties;
continue funding our current real estate developments until completion;
pay our operating expenses; and
distribute a minimum of 90% of our REIT taxable income (determined without regard to the deduction for dividends paid and excluding net capital gain) and to make investments in a manner that enables us to maintain our qualification as a REIT.
We intend to meet our liquidity requirements primarily through a combination of one or more of the following:
the use of our cash and cash equivalents of $12.4$21.3 million as of March 31, 2023;2024;
existing and future unsecured financing, including advances under our unsecured credit facility, and financing secured directly or indirectly by the apartment properties in our portfolio;
cash generated from operating activities;
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net cash proceeds from property sales, including sales undertaken as part of our capital recycling strategy and other sales; and
proceeds from the sales of our common stock and other equity securities, including common stock that may be sold under our ATM program.
Cash Flows
As of March 31, 20232024 and 2022,2023, we maintained cash and cash equivalents, and restricted cash of approximately $34.8$41.9 million and $50.8$34.8 million, respectively. Our cash and cash equivalents were generated from the following activities (dollars in thousands):
For the Three Months Ended March 31,
20232022
For the Three Months Ended March 31,For the Three Months Ended March 31,
202420242023
Cash flow provided by operating activitiesCash flow provided by operating activities$46,911 $40,580 
Cash flow (used in) provided by investing activities(19,521)127,066 
Cash flow provided by (used in) investing activities
Cash flow used in financing activitiesCash flow used in financing activities(36,574)(182,557)
Net change in cash and cash equivalents, and restricted cashNet change in cash and cash equivalents, and restricted cash(9,184)(14,911)
Cash and cash equivalents, and restricted cash, beginning of periodCash and cash equivalents, and restricted cash, beginning of period44,017 65,671 
Cash and cash equivalents, and restricted cash, end of the periodCash and cash equivalents, and restricted cash, end of the period$34,833 $50,760 
Our cash inflows from operating activities during the three months ended March 31, 20232024 and 20222023 were primarily driven by ongoing operations of our properties.
Our cash inflows from investing activities during the three months ended March 31, 2024 were primarily due to $292.7 million of proceeds from the disposition of five properties under our Portfolio Optimization and Deleveraing Strategy and $2.7 million of proceeds from insurance claims, partially offset by $24.6 million of capital expenditures, $1.3 million of investments in unconsolidated real estate entities, and $14.1 million of investments in real estate under development. Our cash outflows from investing activities during the three months ended March 31, 2023 were primarily due to $29.0 million of capital expenditures, $13.4 million of investments in unconsolidated real estate entities, and $12.7 million of investments in real estate under development, partially offset by $35.6 million of proceeds from one property disposition.
Our cash inflowsoutflows from investingfinancing activities during the three months ended March 31, 20222024 were primarily due to $155.6credit facility and mortgage principal repayments of $362.7 million, payment of proceeds from four property dispositionsdividends on our common stock and proceeds from insurance claimsnoncontrolling interests of $9.9$37.1 million, partially offset by $18.6$94.0 million of investments in unconsolidated real estate entities, $11.8 million of capital expenditures and $8.0 million of investments in real estate under development.
draws on our unsecured revolver. Our cash outflows from financing activities during the three months ended March 31, 2023 were primarily due to payment of dividends on our common stock and noncontrolling interests of $32.5 million. Our cash outflows from financing activities during the three months ended March 31, 2022 were primarily due to a $176.0 million paydown of the unsecured revolver and $17.1 million payment of dividends on our common stock and noncontrolling interests, partially offset by $16.5 million of new borrowings under our unsecured revolver.
Contractual CommitmentsObligations
Our 20222023 Annual Report on Form 10-K includes a table of contractual commitments.obligations. There were no material changes to these commitmentsobligations since the filing of our 2023 Annual Report on Form 10-K.
Off-Balance Sheet Arrangements
There were no off-balance sheet arrangements during the three months ended March 31, 20232024 that have or are reasonably likely to have a current or future effect on our financial condition, changes in financial condition, revenues or expenses, results of operations, liquidity, capital expenditures or capital resources that are material to our interests.
Critical Accounting Estimates and Policies
Our 20222023 Annual Report on Form 10-K contains a discussion of our critical accounting policies. Management discusses our critical accounting policies and management’s judgments and estimates with the audit committee of our board of directors. There were no material changes to our critical accounting policies since the filing of our Annual Report on formForm 10-K.
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Item 3.    Quantitative and Qualitative Disclosure About Market Risk.
Our 20222023 Annual Report on Form 10-K contains a discussion of qualitative and quantitative market risks. There have been no material changes in quantitative and qualitative market risks during the three months ended March 31, 20232024 from the disclosures included in our 20222023 Annual Report on Form 10-K.
Item 4.    Controls and Procedures.
Disclosure Controls and Procedures
We maintain disclosure controls and procedures that are designed to ensure that information required to be disclosed in our reports under the Securities Exchange Act of 1934, as amended, or the Exchange Act, is recorded, processed, summarized, and reported within the time periods specified in the SEC’s rules and forms, and that such information is accumulated and communicated to our management, including our Chief Executive Officer and our Chief Financial Officer, as appropriate, to allow timely decisions regarding required disclosure.
Effective as of March 31, 2023,2024, we carried out an evaluation, under the supervision and with the participation of our Chief Executive Officer and Chief Financial Officer, of the effectiveness of our disclosure controls and procedures. Based on that evaluation, our Chief Executive Officer and Chief Financial Officer concluded that the disclosure controls and procedures are effective to ensure that information required to be disclosed by us in our Exchange Act filings is recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms.
Changes in Internal Control Over Financial Reporting
There were no changes in our internal control over financial reporting identified in connection with the evaluation referred to above during the quarter ended March 31, 20232024 that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.
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PART II—OTHER INFORMATION
Item 1.    Legal Proceedings.
We are subject to various legal proceedings and claims that arise in the ordinary course of our business operations. Matters which arise out of allegations of bodily injury, property damage, and employment practices are generally covered by insurance. While the resolution of these matters cannot be predicted with certainty, we currently believe the final outcome of such matters will not have a material adverse effect on our financial position, results of operations or cash flows.
OnStarting around November 2022, putative class action representatives began filing complaints in various United States District Courts across the country naming as defendants RealPage, Inc. (“RealPage”), a seller of revenue management products, and approximately 50 defendants who own and/or manage multifamily residential rental housing, alleging that the defendants conspired to fix, raise, maintain, and stabilize rent prices in violation of Section 1 of the Sherman Act. Some of the complaints, including one filed on November 14, 2022 a complaint was filed in the U.S. District Court for the Northern District of Illinois, on behalf of putative classes of consumers alleging collusion among RealPage, Inc. (“RealPage”), Greystar Real Estate Partners, LLC, Mid-America Apartment Communities, Inc., Avenue5 Residential, LLC, Equity Residential, Camden Property Trust, Essex Property Trust, Inc., Thrive Communities Management, LLC, Security Properties Inc., B/T Washington, LLC, d/b/a Blanton Turner, andnamed us to fix, raise, maintain, and stabilize multifamily rental housing prices in violation of Section 1as one of the Sherman Act. A number of similar putative class action complaints were filed in other federal district courts against these and other defendants, allegedly engaged in the leasing of residential rental units. Some of the complaints name us as a defendant and others dodid not. As ofOn April 10, 2023, allthe United States Judicial Panel on Multidistrict Litigation issued an order transferring the cases have been consolidated into the U.S.United States District Court for the Middle District of Tennessee.Tennessee for coordinated and consolidated pretrial proceedings, where plaintiffs filed a consolidated complaint. We filed an answer to the consolidated complaint and asserted affirmative defenses. We deny all allegations of wrongdoing and will vigorouslyintend to defend the action.against these claims vigorously.
Item 1A.    Risk Factors.
There have not been any material changes from the risk factors disclosed in Part 1, Item 1A of our 20222023 Annual Report on Form 10-K.
Item 2.    Unregistered Sales of Equity Securities and Use of Proceeds.
During the three months ended March 31, 2023,2024, holders of IROP units exchanged 144,6004,928 units for 144,6004,928 shares of our common stock. The issuance of these shares upon exchange of the units for shares and the issuance of shares iswas exempt from registration under the Securities Act, of 1933, as amended (the "Securities Act"), pursuant to the exemption from registration provided by Section 4(a)(2) of the Securities Act. As of March 31, 2023, 5,946,5712024, 5,941,643 IROP units held by unaffiliated third parties remained outstanding.
During the three months ended March 31, 2023,2024, we withheld shares of common stock to satisfy employee tax withholding obligations payable upon the vesting of restricted common stock awards as follow:
PeriodTotal Number of Shares Purchased
Price Paid per Share (1)
Total Number of Shares Purchased as Part of Publicly Announced Plans or Programs
Maximum Number (or Approximate Dollar Value) of Shares that May Yet Be Purchased Under the Plans or Programs (2)
January 20234,694 $17.68 — $250,000 
February 2023— — — 250,000 
March 202331,415 16.31 — 250,000 
Total36,109 $16.49 — 
PeriodTotal Number of Shares Purchased
Price Paid per Share (1)
Total Number of Shares Purchased as Part of Publicly Announced Plans or Programs
Maximum Number (or Approximate Dollar Value) of Shares that May Yet Be Purchased Under the Plans or Programs (2)
Jan 20243,748 $15.51 — $250,000 
Feb 2024— — — 250,000 
Mar 202429,182 15.42 — 250,000 
Total32,930 $15.43 — 
(1)The price reported is the average price paid per share using our closing price on the NYSE on the vesting date of the relevant award.
(2)On May 18, 2022, our Board of Directors approved the Stock Repurchase Program covering up to $250,000 in shares of our common stock. Under the Stock Repurchase Program, we, in our discretion, may purchase our shares from time to time in the open market or in privately negotiated transactions. The amount and timing of the purchases will depend on a number of factors, including the price and availability of our shares, trading volumes and general market conditions. The Stock Repurchase Program has no time limit and may be suspended or discontinued at any time.
Item 3.    Defaults Upon Senior Securities.
None.
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Item 4.    Mine Safety Disclosures.
None.
Item 5.    Other Information.
None.During the three months ended March 31, 2024, none of the Company's directors or officers (as defined in Rule 16a-1(f) of the Exchange Act) adopted, terminated or modified a Rule 10b5-1 trading arrangement or non-Rule 10b5-1 trading arrangement (as such terms are defined in Item 408 of Regulation S-K of the Securities Act). During the three months ended March 31, 2024, the Company did not adopt, terminate or modify a Rule 10b5-1 trading arrangement.
Item 6.    Exhibits.
The following exhibits are filed as part of, or incorporated by reference into, this Quarterly Report on Form 10-Q.
2.1
3.23.1
10.1
31.1
31.2
32.1
32.2
101iXBRL (Inline eXtensible Business Reporting Language). The following materials, formatted in iXBRL: (i) Condensed Consolidated Balance Sheets as of March 31, 20232024 and December 31, 2022,2023, (ii) Condensed Consolidated Statements of Operations for the three months ended March 31, 20232024 and 2022,2023, (iii) Condensed Consolidated Statements of Comprehensive Income (Loss) for the three months ended March 31, 20232024 and 2022,2023, (iv) Condensed Consolidated Statements of Changes in Equity for the three months ended March 31, 20232024 and 2022,2023, (v) Condensed Consolidated Statements of Cash Flows for the three months ended March 31, 20232024 and 20222023 and (vi) notes to the condensed consolidated financial statements as of March 31, 2023.2024.
104Cover Page Interactive Data File (embedded within the Inline XBRL document).
* Schedules have been omitted pursuant to Item 601(b)(2) of Regulation S-K. IRT agrees to furnish supplementally to the SEC a copy of any omitted schedule upon request by the SEC.
**Management agreement or compensatory plan or arrangement.
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SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.
Independence Realty Trust, Inc.
Date: April 28, 202330, 2024By:/s/ SCOTT F. SCHAEFFER
Scott F. Schaeffer
ChairChairman of the Board and Chief Executive Officer
(Principal Executive Officer)
Date: April 28, 202330, 2024By:/s/ JAMES J. SEBRA
James J. Sebra
Chief Financial Officer and Treasurer
(Principal Financial Officer)
Date: April 28, 202330, 2024By:/s/ JASON R. DELOZIER
Jason R. Delozier
Chief Accounting Officer
(Principal Accounting Officer)



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