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Douglas Emmett Inc (DEI) stock

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NYSE: DEI NYSE Office REITs Next results ~November 3, 2026

D Fundamentals grade

Douglas Emmett Inc is a US-listed company in the office REITs industry. Its financial year ends in December.

Stock price today

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Third-party market data · may be delayed

Model estimate per share

~$13

Dividend discount (growing dividend)

Base case. Range ~$11–$16. Today's dividend growing 2.5% a year, discounted at the cost of equity.

Price vs value

No Buy/Hold/Sell rating is issued: only 1 valuation models apply; a rating needs 3.

Douglas Emmett Inc valuation: adjust assumptions and compare models →

Who’s trading

What company insiders, investment funds and members of Congress have been doing with the stock, from their own filings.

  • Insiders2 buying, 0 selling3 purchases and 0 sales by directors and officers, last 12 monthsInsider trades
  • Funds166 adding, 107 cuttingOf 46 active managers that changed their stake, 21 added; quarter to June 30, 2026Fund buyers and sellers

Value diary

Our note on each quarter Douglas Emmett files

Where Douglas Emmett stands after its latest 10-Q

Revenue for the twelve months to June 2026 was $1.01bn, up 0.8% on a year earlier, about the same pace as a quarter earlier.

Source: 10-Q filed August 7, 2026 on SEC EDGAR · Financials · Valuation

Written from the company's filings and our models when each quarter's report arrives. Figures in older notes are as published at the time. Not investment advice.

The Fundamentalytics view

Next results ~November 3, 2026 (estimated)

Douglas Emmett Inc's trailing-twelve-month revenue grew 0.8% year on year, with a free-cash-flow margin of 17.8%. Where it lags: long-term debt as % of assets of 59.9% ranks 10 of 11 office reits companies we cover.

Current signal Results well ahead of expectations: Reported earnings per share beat the analysts' consensus estimate by 44% in the quarter to 2026-06-30, the 3rd beat in the last four quarters.

Assembled from SEC-filed figures — the full workings are on this page and in our methodology. Observations, not recommendations.

Highlights

How we pick these

Strengths

Nothing in Douglas Emmett Inc's latest figures clears our strength thresholds.

Things to watch

  • Results due soon. Results are expected around 3 November; the share price can move sharply on the day.
  • Margins narrowing. Operating margin is down 7.9 points on a year ago.
  • High debt. Long-term debt exceeds cash by $5.4bn, more than 1.5 times annual revenue.
  • Below peers: long-term debt as % of assets. Long-term debt as % of assets of 59.9% ranks 10 of 11 office reits companies we cover (median 40.3%).
  • Heavily shorted. 28.7% of the shares available to trade are sold short (13.4 days of average volume to cover).

Latest results: FY2026 Q2

Filed August 7, 2026
Earnings per share
-$0.02 against an average estimate of -$0.04: beat by 44.1%
Revenue
$257m, up 1.6% on a year earlier
Share reaction
-0.8% in the first session after the results on August 4, 2026, against +1.6% for the S&P 500
Guidance given
net loss per common share - diluted $-0.2 to $-0.16 (2026); FFO per share - fully diluted $1.39 to $1.43 (2026)
Next report
November 3, 2026; average EPS estimate -$0.06

Douglas Emmett's figures from its SEC filings and results release; estimates are the analysts' average. Not a recommendation.

Price chart

  • 1 day0.0%
  • 1 week-0.4%
  • 1 month+3.2%
  • This year-2.4%
  • 1 year-15.7%
  • 5 years-61.2%
  • S&P 500 this year+11.2%

Closing prices to 2026-11-02. Price change only, dividends excluded.

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Third-party market data · may be delayed

At a glance

Trailing twelve months, from SEC filings

Profitability

Revenue (TTM)
$1B
Net margin
-2.3%
EPS (TTM, diluted)
$-0.14

Growth

Revenue growth
+0.8%
Change in growth rate
−0.3 pts
Share count change
+0.0%

Earnings

Last results
August 4, 2026
Next results (est.)
November 3, 2026

News & updates

Updated October 31, 2026

Company announcements, filed results and changes that matter to shareholders.

  1. Dividend
  2. Announcement
  3. Results
  4. Guidance

Refreshed hourly when new source data is available. Summaries are checked against company releases and SEC filings. Company announcement headlines are labelled when a checked summary is unavailable.

Valuation

Douglas Emmett Inc valuation models and calculator

Fundamentalytics rating

model v1.6 · 2026-11-03

Not rated: only 1 valuation models apply; a rating needs 3.

Valuation models

We value Douglas Emmett Inc as an equity reit, with every model that fits that kind of business. Cost of equity 8.4%: the 10-year Treasury yield (4.9%) plus a beta of 0.78 times a 4.5% equity risk premium.

Value per share by model
Model Value per share In the combined value?
Dividend discount (growing dividend) Today's dividend growing 2.5% a year, discounted at the cost of equity. ~$13 ~$11–$16 Primary model, counts double
Cash-flow model (DCF) Free cash flow after stock pay, grown then faded to 2.5%, discounted at 8.5%. — Does not apply: Noncontrolling ownership is material. Its fair value and share of cash flow must be valued separately; a book-value deduction is insufficient.
Growth cash-flow model Revenue for this year and next from analysts' consensus, then growth fading to 2.5%; the operating margin moving to profitable peers'; investment needed per dollar of growth from peers; reduced by a failure probability. For young or fast-growing companies. The starting margin is normalized to between -100% and 60%; net margin is a proxy when operating income is not tagged. Uses analysts' consensus estimates (third-party data), not our forecasts. — Does not apply: Noncontrolling ownership is material. Its fair value and share of cash flow must be valued separately; a book-value deduction is insufficient.
Revenue-to-maturity model Revenue grown to maturity with the cash margin moving to the industry's; for companies not yet profitable. — Does not apply: Noncontrolling ownership is material. Its fair value and share of cash flow must be valued separately; a book-value deduction is insufficient.
Combined value Weighted average of the models that apply: the primary model (dividend discount (growing dividend)) counts double. Models more than 5x or less than 0.2x the share price, or more than 3x away from the other models' median, are left out. ~$13 ~$11–$16 1 model

Different models fail in different ways, so where several apply we average them rather than trust one. Peer-based models compare Douglas Emmett Inc with equity REITs in our coverage, using third-party market data. Model values are estimates under stated assumptions, updated as new filings arrive; not price targets or investment advice. How each model works.

Moat

71 /100

Strong moat

How hard Douglas Emmett's competitive advantage looks for rivals to wear away, judged from 10 years of its own filings: returns on capital, pricing power, profit durability, cash conversion and discipline.

  • Returns on capital 0 / 20

    Net income has been a median 0.8% of total assets over 10 years.

  • Durability 19 / 20

    Operating margin has been a median 29.3%; its worst year was 19.2%.

  • Cash conversion 20 / 20

    Free cash flow was positive in 10 of 10 years, at a median 30.9% of revenue.

  • Discipline 18 / 20

    The diluted share count fell 4.5% over five years; stock-based pay has been a median 2.1% of revenue.

AI disruption exposure: Low. In this industry, the business rests on physical assets, regulated networks or products AI itself depends on.

A rules-based reading of reported figures, not a forecast and not investment advice. How the score is built: methodology.

Forecasts and guidance

Next results: November 3, 2026, after the close. Analysts expect revenue of $256m and EPS of −$0.06 (range −$0.11 to −$0.02) for the quarter.

Analysts' consensus

Fiscal yearEPSGrowthRevenueGrowth
Current −$0.15 −264% $1.0bn +2%
Next −$0.18 −19% $1.0bn +3%

How the EPS forecast has moved

The consensus EPS forecast for the current fiscal year is +7.4% on 90 days ago. In the last 30 days, 0 analysts raised Douglas Emmett Inc's forecast and 0 cut it.

Consensus EPS forecast Douglas Emmett Inc, last 90 days
−$0.20 −$0.15 −$0.10 −$0.05 $0.00 90 days ago 60 days ago 30 days ago 7 days ago Now Current fiscal year, 90 days ago: −$0.14 Current fiscal year, 60 days ago: −$0.09 Current fiscal year, 30 days ago: −$0.10 Current fiscal year, 7 days ago: −$0.10 Current fiscal year, Now: −$0.15 −$0.15 Next fiscal year, 90 days ago: −$0.14 Next fiscal year, 60 days ago: −$0.11 Next fiscal year, 30 days ago: −$0.12 Next fiscal year, 7 days ago: −$0.13 Next fiscal year, Now: −$0.18 −$0.18

Average of analysts' published estimates (third-party data).

View chart data
Period Current fiscal yearNext fiscal year
90 days ago −$0.14−$0.14
60 days ago −$0.09−$0.11
30 days ago −$0.10−$0.12
7 days ago −$0.10−$0.13
Now −$0.15−$0.18

Earnings against estimates

Quarter toEstimateActualSurprise
Jun 2026 −$0.04 −$0.02 +44.1%
Mar 2026 −$0.05 −$0.02 +61.9%
Dec 2025 −$0.05 −$0.04 +26.9%
Sept 2025 −$0.06 −$0.07 −10.3%

Adjusted EPS as companies report it, against the average analyst estimate.

Management guidance

Earnings release, August 4, 2026
  • Net loss per common share - diluted 2026 $-0.20 to $-0.16 GAAP
    “Therefore, we now expect our 2026 Net Loss Per Common Share - Diluted to be between $(0.20) and $(0.16), and FFO per fully diluted share to be between $1.39 and $1.43.” source
  • FFO per share - fully diluted 2026 $1.39 to $1.43 Non-GAAP
    “Therefore, we now expect our 2026 Net Loss Per Common Share - Diluted to be between $(0.20) and $(0.16), and FFO per fully diluted share to be between $1.39 and $1.43.” source
  • Average Office Occupancy 2026 75% to 77% Lowered
    “Solely as the result of including Studio Plaza, we are lowering our office occupancy guidance range to between 75% and 77%.” source
  • Interest Expense 2026 $275m to $285m
    “Interest Expense Higher market interest rates impacting our floating rate and recently fixed rate debt. $275 to $285 million Revised” source
  • General and Administrative Expenses 2026 $52m to $56m Maintained
    “General and Administrative Expenses $52 to $56 million Unchanged” source
  • Same Property Cash NOI · total portfolio 2026 -2.5% to -0.5% Non-GAAP Maintained
    “Same Property Cash NOI -2.5% to -0.5% Unchanged” source
Show 3 more items
  • Above/Below Market Net Revenue 2026 $1m to $5m Maintained
    “Above/Below Market Net Revenue $1 to $5 million Unchanged” source
  • Straight-line Revenue 2026 $14m to $18m Maintained
    “Straight-line Revenue $14 to $18 million Unchanged” source
  • Weighted average fully diluted shares outstanding 2026 about 207m Maintained
    “Weighted average fully diluted shares outstanding 207.0 million Unchanged” source

Figures and quotations are management's, copied from the company's own press release (SEC 8-K exhibit) and checked word for word against it. Forward-looking statements are the company's expectations, not ours and not advice; guidance can change or be missed.

Analyst recommendations

12 analysts, Nov 2026
Buy18%
Hold1083%
Sell18%

Monthly trend

  1. Nov 2026110112
  2. Oct 2026110112
  3. Sep 2026110112

Counts of recommendations published by analysts covering Douglas Emmett Inc, by month. Source: Aggregated broker recommendations (third-party data). Aggregated counts only: we do not reproduce any firm's recommendation or price target, and these are not Fundamentalytics ratings.

Positioning

Short interest
28.7%
of tradable shares
Days to cover
13.37
at average volume
Short interest, 1 month
+4%
to October 15, 2026
Held by institutions
—
of shares
Held by insiders
3.5%
of shares
Employees
778
full time

Consensus figures average analysts' published estimates (third-party data); guidance is the company's own. Neither is our forecast. Short interest is reported twice a month and lags. Market data may be delayed.

This section is general information, not investment advice or a personal recommendation, and it does not take account of your objectives or circumstances. Forecasts and guidance are estimates, not promises: companies miss their own guidance and analysts' figures are often revised. Prices can fall as well as rise, and you can lose money. See our disclaimer.

Share-price performance

Market data may be delayed

What moved the share price

Last 12 months −15.7%

$12.02 on October 31, 2025 to $10.13

ThenNowEffect
Revenue (last 12 months) $1000m $1.0bn +0.8%
P/S multiple 2.0x 1.7x −16.4%
Share count 167m 167m 0.0%

Biggest factor: p/s multiple. Loss-making at one end, so the split uses price/sales.

Last 3 years −6.5%

$10.84 on November 3, 2023 to $10.13

ThenNowEffect
Revenue (last 12 months) $1.0bn $1.0bn −0.6%
P/S multiple 1.9x 1.7x −9.6%
Share count 174m 167m +4.0%

Biggest factor: p/s multiple. Loss-making at one end, so the split uses price/sales.

The effects multiply back to the price change exactly. Results are the last 12 months as known on each date (filings assumed public 45 days after quarter end).

Return and risk by year

Calendar year 202120222023202420252026 to date
Return
DEI+19%−51%−2%+35%−38%−2%
Industry peers (median)+20%−37%+3%+10%−12%+5%
S&P 500+29%−18%+26%+25%+18%+11%
Months that ended higher
DEI50%25%50%50%33%46%
S&P 50075%42%67%75%75%46%
Largest fall from a high during the year
DEI−14%−57%−41%−14%−40%−26%
S&P 500−5%−25%−10%−8%−19%−9%

Worst fall since November 2, 2015: 74% from February 14, 2020 to May 16, 2023. Getting back needed a 285% gain, and the shares have not yet recovered.

Price behaviour

52-week range
$8.67 – $12.50
From 52-week high
−18.9%
vs 50-day average
−1.0%
vs 200-day average
−3.9%
Volatility (1 year)
31%
Beta vs S&P 500
0.63

Volatility is the annualised standard deviation of daily returns. Beta 1.5 means the shares typically moved 1.5% for each 1% move in the S&P 500 over the past year. Prices to November 2, 2026.

Share price after results

Next day
6 up, 6 down
typical move ±3.0%
After a week
5 up, 7 down
typical move ±5.1%
After a month
7 up, 5 down
typical move ±6.7%
Results releasedNext dayS&P 500 next day5 days21 days
August 4, 2026 −0.8% +1.6% −3.4% −4.8%
May 5, 2026 +9.7% +2.2% +7.8% +9.8%
February 10, 2026 −2.7% −0.3% −6.8% −5.8%
November 4, 2025 −5.6% −0.8% −7.3% −7.9%
August 5, 2025 −0.9% +0.3% −1.7% +11.8%
May 6, 2025 +2.5% −0.4% +4.7% +1.9%
February 4, 2025 −1.7% +1.1% −4.8% −8.1%
November 4, 2024 +5.5% +1.0% +8.6% +10.2%
August 8, 2024 −1.9% +2.8% −0.8% +3.8%
May 7, 2024 +0.2% +0.1% +7.7% −1.7%
February 6, 2024 +2.4% +1.1% −0.5% +6.6%
October 31, 2023 +1.8% +1.7% +7.2% +8.5%

From the close before the release date to the close 1, 5 and 21 trading days after it, so releases before the open and after the close are both captured. Past moves don't predict future ones.

Douglas Emmett Inc in five measures

Fundamentals grade D
Growth Profitability Cash Balance sheet

Growth, profitability, cash generation and balance sheet are percentiles against the companies we cover in the same industry, from SEC filings (100 = best). Value compares the share price with our modelled value range (50 = at our base value; higher = cheaper). A description of reported data and our model — not a quality score or advice.

Fundamentals

Revenue (TTM) Douglas Emmett Inc
$980M $990M $1B $1B $1B $1B FY23 Q3 FY24 Q2 FY25 Q1 FY26 Q2 Revenue (TTM), FY23 Q3: $1B Revenue (TTM), FY23 Q4: $1B Revenue (TTM), FY24 Q1: $1B Revenue (TTM), FY24 Q2: $1B Revenue (TTM), FY24 Q3: $1B Revenue (TTM), FY24 Q4: $986.5M Revenue (TTM), FY25 Q1: $993M Revenue (TTM), FY25 Q2: $999.7M Revenue (TTM), FY25 Q3: $999.5M Revenue (TTM), FY25 Q4: $1B Revenue (TTM), FY26 Q1: $1B Revenue (TTM), FY26 Q2: $1B $1B

Source: SEC EDGAR filings. Retrieved October 26, 2026.

View chart data
Period Revenue (TTM)
FY23 Q3 $1B
FY23 Q4 $1B
FY24 Q1 $1B
FY24 Q2 $1B
FY24 Q3 $1B
FY24 Q4 $986.5M
FY25 Q1 $993M
FY25 Q2 $999.7M
FY25 Q3 $999.5M
FY25 Q4 $1B
FY26 Q1 $1B
FY26 Q2 $1B
Revenue growth, TTM YoY Douglas Emmett Inc
-4% -2% 0% 2% 4% FY23 Q3 FY24 Q2 FY25 Q1 FY26 Q2 Revenue growth, TTM YoY, FY23 Q3: 3.8% Revenue growth, TTM YoY, FY23 Q4: 2.7% Revenue growth, TTM YoY, FY24 Q1: 0.6% Revenue growth, TTM YoY, FY24 Q2: -0.8% Revenue growth, TTM YoY, FY24 Q3: -1.4% Revenue growth, TTM YoY, FY24 Q4: -3.3% Revenue growth, TTM YoY, FY25 Q1: -2.0% Revenue growth, TTM YoY, FY25 Q2: -0.6% Revenue growth, TTM YoY, FY25 Q3: -0.1% Revenue growth, TTM YoY, FY25 Q4: 1.8% Revenue growth, TTM YoY, FY26 Q1: 1.0% Revenue growth, TTM YoY, FY26 Q2: 0.8% 0.8%

Source: SEC EDGAR filings. Retrieved October 26, 2026.

View chart data
Period Revenue growth, TTM YoY
FY23 Q3 3.8%
FY23 Q4 2.7%
FY24 Q1 0.6%
FY24 Q2 -0.8%
FY24 Q3 -1.4%
FY24 Q4 -3.3%
FY25 Q1 -2.0%
FY25 Q2 -0.6%
FY25 Q3 -0.1%
FY25 Q4 1.8%
FY26 Q1 1.0%
FY26 Q2 0.8%
Operating margin (TTM) Douglas Emmett Inc
15% 20% 25% 30% 35% FY17 Q4 FY18 Q3 FY19 Q2 FY20 Q3 Operating margin (TTM), FY17 Q4: 29.7% Operating margin (TTM), FY18 Q1: 29.9% Operating margin (TTM), FY18 Q2: 30.3% Operating margin (TTM), FY18 Q3: 30.3% Operating margin (TTM), FY18 Q4: 28.6% Operating margin (TTM), FY19 Q1: 28.2% Operating margin (TTM), FY19 Q2: 28.2% Operating margin (TTM), FY19 Q3: 27.1% Operating margin (TTM), FY19 Q4: 25.9% Operating margin (TTM), FY20 Q1: 25.3% Operating margin (TTM), FY20 Q2: 21.6% Operating margin (TTM), FY20 Q3: 19.2% 19.2%

Source: SEC EDGAR filings. Retrieved October 26, 2026.

View chart data
Period Operating margin (TTM)
FY17 Q4 29.7%
FY18 Q1 29.9%
FY18 Q2 30.3%
FY18 Q3 30.3%
FY18 Q4 28.6%
FY19 Q1 28.2%
FY19 Q2 28.2%
FY19 Q3 27.1%
FY19 Q4 25.9%
FY20 Q1 25.3%
FY20 Q2 21.6%
FY20 Q3 19.2%
FCF margin (TTM) Douglas Emmett Inc
15% 20% 25% 30% FY23 Q3 FY24 Q2 FY25 Q1 FY26 Q2 FCF margin (TTM), FY23 Q3: 24.8% FCF margin (TTM), FY23 Q4: 23.3% FCF margin (TTM), FY24 Q1: 22.0% FCF margin (TTM), FY24 Q2: 22.9% FCF margin (TTM), FY24 Q3: 25.7% FCF margin (TTM), FY24 Q4: 24.5% FCF margin (TTM), FY25 Q1: 24.2% FCF margin (TTM), FY25 Q2: 21.9% FCF margin (TTM), FY25 Q3: 21.8% FCF margin (TTM), FY25 Q4: 19.4% FCF margin (TTM), FY26 Q1: 16.9% FCF margin (TTM), FY26 Q2: 17.8% 17.8%

Source: SEC EDGAR filings. Retrieved October 26, 2026.

View chart data
Period FCF margin (TTM)
FY23 Q3 24.8%
FY23 Q4 23.3%
FY24 Q1 22.0%
FY24 Q2 22.9%
FY24 Q3 25.7%
FY24 Q4 24.5%
FY25 Q1 24.2%
FY25 Q2 21.9%
FY25 Q3 21.8%
FY25 Q4 19.4%
FY26 Q1 16.9%
FY26 Q2 17.8%

Data: SEC EDGAR XBRL company facts (as filed in 10-K/10-Q); forms 10-K, 10-Q. Generated November 3, 2026. Definitions in our methodology.

Financial statements

US$ millions unless shown otherwise. Fiscal years, plus the last twelve months (LTM) when newer.

Fiscal year 2009 Dec 2009 2010 Dec 2010 2011 Dec 2011 2012 Dec 2012 2013 Dec 2013 2014 Dec 2014 2015 Dec 2015 2016 Dec 2016 2017 Dec 2017 2018 Dec 2018 2019 Dec 2019 2020 Dec 2020 2021 Dec 2021 2022 Dec 2022 2023 Dec 2023 2024 Dec 2024 2025 Dec 2025 LTM Jun 2026
Income
Revenue 571 571 575 579 592 600 636 743 812 881 937 892 918 994 1,020 986 1,004 1,008
Gross profit — — — — — — — — — — — 586 615 660 659 636 636 637
EBITDA 375 365 358 361 370 370 395 470 518 562 600 — — — — — — —
Operating income 148 140 152 176 179 168 190 221 241 252 243 — — — — — — —
Net income −27 −26 1 23 45 45 58 85 94 116 364 50 65 97 −43 24 16 −23
Diluted EPS −$0.22 −$0.22 $0.01 $0.16 $0.31 $0.30 $0.39 $0.55 $0.58 $0.68 $2.09 $0.28 $0.37 $0.55 −$0.26 $0.13 $0.09 −$0.14
Growth (year on year)
Revenue −6.1% −0.0% +0.8% +0.6% +2.2% +1.4% +6.0% +16.8% +9.4% +8.5% +6.3% −4.8% +3.0% +8.2% +2.7% −3.3% +1.8% +0.8%
EBITDA −6.8% −2.6% −1.9% +0.7% +2.6% +0.1% +6.6% +19.0% +10.2% +8.5% +6.9% — — — — — — —
Operating income −3.8% −5.6% +8.9% +15.3% +1.6% −6.1% +12.9% +16.5% +9.2% +4.5% −3.7% — — — — — — —
Net income — — — — +97.5% −1.5% +30.8% +46.3% +10.6% +22.9% +213.3% −86.1% +29.4% +48.8% −144.0% — −30.8% −160.7%
Diluted EPS — — — — +93.1% −2.9% +30.0% +41.0% +5.5% +17.2% +207.4% −86.6% +32.1% +48.6% −147.3% — −30.8% −160.7%
Margins
Gross margin — — — — — — — — — — — 65.7% 67.0% 66.4% 64.6% 64.5% 63.4% 63.2%
EBITDA margin 65.7% 64.0% 62.3% 62.3% 62.6% 61.8% 62.1% 63.3% 63.8% 63.7% 64.1% — — — — — — —
Operating margin 26.0% 24.5% 26.5% 30.4% 30.2% 28.0% 29.8% 29.7% 29.7% 28.6% 25.9% — — — — — — —
Net margin −4.7% −4.6% 0.3% 4.0% 7.7% 7.4% 9.2% 11.5% 11.6% 13.2% 38.8% 5.7% 7.1% 9.8% −4.2% 2.4% 1.6% −2.3%
Free-cash-flow margin — 23.7% 26.6% 25.9% 29.9% 27.1% 30.8% 33.3% 36.3% 28.8% 31.3% 31.0% 36.9% 33.7% 23.3% 24.5% 19.4% 17.8%
Cash flow
Cash from operations 180 189 209 210 244 247 271 339 403 433 470 420 447 497 427 409 387 386
Capital spending — 54 56 60 67 84 76 92 108 179 176 143 108 162 189 167 192 207
Free cash flow — 135 153 150 177 162 196 248 294 254 293 277 338 335 238 241 194 179
Stock-based pay 5 10 8 11 10 14 15 17 18 22 18 21 21 21 20 21 21 21
Free cash flow after stock pay — 125 145 140 167 149 181 230 276 232 275 255 318 313 218 220 173 158
Balance sheet
Cash 73 272 407 373 44 19 102 113 177 146 154 172 336 269 523 445 341 355
Total debt 3,273 3,668 3,624 3,441 3,241 3,435 3,634 4,408 4,152 4,164 4,653 4,778 5,047 5,221 5,570 5,522 5,593 5,768
Net debt (negative = net cash) 3,201 3,396 3,217 3,068 3,197 3,416 3,532 4,295 3,976 4,018 4,500 4,605 4,711 4,952 5,047 5,077 5,253 5,413
Diluted shares 122m 123m 160m 173m 146m 148m 151m 153m 161m 170m 173m 175m 175m 176m 170m 167m 167m 167m
Returned to shareholders
Dividends 59 49 58 80 102 115 123 131 146 170 180 196 197 197 130 127 127 127
Buybacks 5 0 0 — — — — — — — — — 0 0 109 0 0 —
Total returned 65 49 58 80 102 115 123 131 146 170 180 196 197 197 239 127 127 127

Source: SEC EDGAR XBRL company facts (US and foreign periodic filings); column headings link to the filing. EBITDA is operating income plus depreciation and amortisation. Free cash flow is cash from operations minus capital spending. Growth is left blank when last year's figure was a loss or under 2% of revenue. Share counts and EPS are restated for stock splits. A dash means the company didn't report the figure.

Dividends, buybacks and capital spending

Dividends (TTM)
$127M
Buybacks, last 3 fiscal years
$109M
Diluted share count
+0.0%
year over year
Total shareholder yield
7.5%
dividends 7.5% + buybacks 0.0% of market value

Competitors: side by side with peers

Closest by revenue in office reits
Last 12 months unless stated DEI SLG CUZ KRC HIW CDP Median
Revenue, last 12 months $1.0bn $1.0bn $1.0bn $1.1bn $852m $784m $784m
Revenue growth, last 12 months 0.8% 8.5% 8.5% −3.6% 5.4% 4.5% 2.0%
Revenue growth, 3-year average −0.2% 0.5% 9.3% −1.7% 0.5% 4.1% 0.5%
Revenue growth, latest quarter 1.6% 9.1% 4.5% −2.9% 8.1% 3.9% 3.0%
Gross margin 63.2% — 68.4% — — 77.5% 60.0%
Operating margin 19.2% 66.6% 68.3% — 67.2% 22.6% 22.3%
Operating margin, 3-year average 25.5% — 67.6% — 67.2% 17.9% 17.1%
Net margin −2.3% −16.9% 1.4% 2.6% 21.7% 20.9% −0.9%
Cash from operations / revenue 38.3% 8.9% 40.4% 45.5% 44.5% 43.0% 32.8%
Free-cash-flow margin 17.8% −17.1% −0.1% 31.1% 8.0% 40.6% 7.8%
Free-cash-flow margin, 3-year average 20.9% −10.0% 0.9% 37.2% 9.5% 39.3% 9.7%
Stock pay / revenue 2.1% 2.1% 1.7% 1.6% 1.1% 1.6% 1.7%
Change in share count 0.0% 6.6% 0.3% −0.8% 2.1% 0.9% 0.2%

Median of all 18 companies we cover in office reits. Shaded: best of the six on that line (lowest for stock pay and share-count growth). 3-year figures average the last three 12-month periods; 3-year growth is compound annual. Source: SEC filings.

Peer comparison

18 office reits companies
Measure Company Peer median Rank
Revenue growth Growth 0.8% 2.0% 12 of 18
Change in growth rate Growth -0.3pp +0.1pp 13 of 18
Net margin Profitability -2.3% 0.4% 10 of 18
Stock pay as % of revenue Cash generation 2.1% 1.7% 10 of 14
Long-term debt as % of assets Balance sheet 59.9% 40.3% 10 of 11
Change in share count Balance sheet 0.0% 0.3% 7 of 18

Rank 1 = best in the group (for spending, debt and dilution, lower ranks first).

Where the revenue comes from

Fiscal year to December 31, 2025
Segments
Line of business Revenue Share YoY
Office $806M 80.2% ▲ 1.1%
Multifamily $198M 19.8% ▲ 4.4%
Products and services
Line of business Revenue YoY
Tenant Recoveries $51.3M ▲ 2.4%
Rental Revenue Tenant Improvements $7.5M ▲ 7.1%

These categories overlap or exclude eliminations, so shares aren't shown.

From Douglas Emmett Inc's 10-K filed February 20, 2026, as tagged in the filing. View filing. Indented rows are part of the line above; their share is of that line. In the bars, the faint bar behind is the year before.

Who owns it

Funds buying and selling
Reported value
$2.2B
Institutions reporting
282
Shares held vs prior quarter
▲ 14.1%
Positions opened / closed
49 / 29

Top buyers and sellers, Q2 2026: 166 institutions bought and 107 sold ; the biggest buyer was First Eagle Investment Management, LLC (+14.0M shares) and the biggest seller Massachusetts Financial Services Co (−2.8M). See which funds bought and sold →

Largest reported holders, June 30, 2026
Manager Value Shares Share of 13F value Shares QoQ
First Eagle Investment Management, LLC $329M 27.9M 14.7% ▲ 100.0%
Blackrock, Inc. $288M 24.4M 12.9% 0.0%
Vanguard Portfolio Management LLC $194M 16.4M 8.7% ▼ 0.6%
State Street Corp $113M 9.5M 5.1% 0.0%
First Pacific Advisors, LP $103M 8.7M 4.6% ▲ 1.2%
Vanguard Capital Management LLC $85.5M 7.2M 3.8% ▼ 1.2%
Price T Rowe Associates Inc $78.3M 6.6M 3.5% ▼ 2.9%
Arrowstreet Capital, Limited Partnership $62.6M 5.3M 2.8% ▲ 63.4%
FMR LLC $58.2M 4.9M 2.6% ▼ 3.0%
Geode Capital Management, LLC $55.4M 4.7M 2.5% ▲ 5.6%
Balyasny Asset Management L.P. $53.6M 4.5M 2.4% ▲ 77.1%
Charles Schwab Investment Management Inc $48.9M 4.1M 2.2% ▲ 5.2%

From Form 13F filings with the SEC ( quarterly data sets), as reported by each manager for June 30, 2026 and filed up to 45 days later. 13F reports cover long US-listed positions of managers above $100M only, so this is not Douglas Emmett Inc's complete shareholder register. Values are as reported by the filers .

Insider trading activity

Full insider history and chart
Insider purchases History → $1.5M 3 trades by 2 insiders, last 12 months Insider sales History → $0 0 trades by 0 insiders
Net ▲ $1.5M net buying
Insider Date Trade Shares Price Value
Kaplan Jordan L Chairman and CEO February 13, 2026 Buy 98,000 $10.18 $997,640
Aronson Michele L EVP, GEN COUNSEL & SECRETARY November 17, 2025 Buy 34,626 $11.68 $404,432
Aronson Michele L EVP, GEN COUNSEL & SECRETARY November 14, 2025 Buy 7,500 $11.75 $88,125

From insiders' Form 4 filings with the SEC. Excludes awards, option exercises and shares withheld for tax. "Pre-set plan" means the filing marks the trade as made under a Rule 10b5-1 plan. See every insider trade since five years ago, on a price chart.

Trades by members of Congress

All 2 trades and filings

No trades in Douglas Emmett Inc disclosed in the last 12 months; 2 earlier trades on record.

  • Daniel S. Goldman(D-NY 10):Sale (full), $1,001 - $15,000, traded March 6, 2023, filed April 17, 2023
  • Daniel S. Goldman(D-NY 10):Sale (full), $1,001 - $15,000, traded March 1, 2023, filed April 17, 2023

Value ranges as filed; reports can arrive up to 45 days after a trade.

Earnings dates and SEC filings

Results announcements

Next expected around November 3, 2026 estimated from the company's past filing pattern, not announced

  • August 4, 2026
  • May 5, 2026
  • February 10, 2026
  • November 4, 2025
  • August 5, 2025
  • May 6, 2025

Recent SEC filings

Data status

When each part of this page on Douglas Emmett Inc was last updated.

DataLast updatedSource
Share priceExchange closing prices
Financial statementsSEC 10-K and 10-Q filings
News and updatesCompany releases and SEC 8-K filings
Analyst estimatesAggregated analyst estimates
Valuation and scoresOur models, from the filed figures

How we build and check these figures: methodology and data sources.

Douglas Emmett Inc in brief

What does Douglas Emmett Inc do?
Douglas Emmett Inc is a US-listed company in the office REITs industry. Its financial year ends in December.
What is Douglas Emmett Inc's stock ticker?
Douglas Emmett Inc trades under the ticker DEI on NYSE. This page brings together its financial statements, valuation models, ownership and recent company updates.
What is Douglas Emmett Inc's revenue, and how fast is it growing?
Over its most recent trailing twelve months, Douglas Emmett Inc reported revenue of $1B, 0.8% higher than a year earlier, according to its SEC filings.
What is Douglas Emmett Inc's free cash flow?
Douglas Emmett Inc's free-cash-flow margin is 17.8% of revenue over the trailing twelve months.
Who are Douglas Emmett Inc's largest institutional shareholders?
By value reported in 13F filings for June 30, 2026, the largest reported holders are First Eagle Investment Management, LLC, Blackrock, Inc. and Vanguard Portfolio Management LLC. 13F reports cover long US-listed positions of managers above $100M, filed up to 45 days after quarter end.
What is Douglas Emmett Inc's market cap?
On November 2, 2026, Douglas Emmett Inc's market capitalisation was about $1.7B and net debt of $5.4B. Market figures come from third-party market data and may be delayed.
Does Douglas Emmett Inc pay a dividend?
Yes: Douglas Emmett Inc paid $127M in dividends over the trailing twelve months, a dividend yield of 7.50%.
Who are Douglas Emmett Inc's competitors?
In our Office REITs peer group, the companies closest to Douglas Emmett Inc are SL Green Realty Corp, Cousins Properties Inc, Kilroy Realty Corp, Highwoods Properties, Inc. and Copt Defense Properties. The side-by-side comparison below sets their revenue, margins and growth against Douglas Emmett Inc's.
Are insiders buying or selling Douglas Emmett Inc stock?
Over the last 12 months, Douglas Emmett Inc's directors and officers reported 3 open-market purchases and 0 sales on Form 4. The insider trading page charts every trade.
When is Douglas Emmett Inc's next earnings date?
Around November 3, 2026, estimated from the spacing of its past results announcements (8-K filings). That is an estimate, not a confirmed date — Douglas Emmett Inc announces its own schedule.