# EDGAR Filing Document

**Accession Number:** 0001716558
**File Stem:** 0001562401-23-000036
**Filing Date:** 2023-3
**Character Count:** 44089
**Document Hash:** 067c32b9378c275ec4ef9ae0a6bd52ee
**Contains OCR:** False
**Source Format:** 

## Filing Content

## Filing Summary
**0001562401-23-000036.hdr.sgml**: 20230303

**ACCESSION NUMBER**: 0001562401-23-000036

**CONFORMED SUBMISSION TYPE**: 8-K

**PUBLIC DOCUMENT COUNT**: 45

**CONFORMED PERIOD OF REPORT**: 20230303

**ITEM INFORMATION**: Regulation FD Disclosure

**ITEM INFORMATION**: Financial Statements and Exhibits

**FILED AS OF DATE**: 20230303

**DATE AS OF CHANGE**: 20230303

**FILER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** American Homes 4 Rent
- **CENTRAL INDEX KEY:** 0001562401
- **STANDARD INDUSTRIAL CLASSIFICATION:** REAL ESTATE INVESTMENT TRUSTS [6798]
- **IRS NUMBER:** 461229660
- **STATE OF INCORPORATION:** MD
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** 8-K
- **SEC ACT:** 1934 Act
- **SEC FILE NUMBER:** 001-36013
- **FILM NUMBER:** 23704290

**BUSINESS ADDRESS:**
- **STREET 1:** 280 PILOT ROAD
- **CITY:** LAS VEGAS
- **STATE:** NV
- **ZIP:** 89119
- **BUSINESS PHONE:** (805) 413-5300

**MAIL ADDRESS:**
- **STREET 1:** 280 PILOT ROAD
- **CITY:** LAS VEGAS
- **STATE:** NV
- **ZIP:** 89119
**FILER**: 

**COMPANY DATA:**
- **COMPANY CONFORMED NAME:** American Homes 4 Rent, L.P.
- **CENTRAL INDEX KEY:** 0001716558
- **STANDARD INDUSTRIAL CLASSIFICATION:** REAL ESTATE INVESTMENT TRUSTS [6798]
- **IRS NUMBER:** 800860173
- **STATE OF INCORPORATION:** DE
- **FISCAL YEAR END:** 1231

**FILING VALUES:**
- **FORM TYPE:** 8-K
- **SEC ACT:** 1934 Act
- **SEC FILE NUMBER:** 333-221878-02
- **FILM NUMBER:** 23704291

**BUSINESS ADDRESS:**
- **STREET 1:** 280 PILOT ROAD
- **CITY:** LAS VEGAS
- **STATE:** NV
- **ZIP:** 89119
- **BUSINESS PHONE:** 8054135300

**MAIL ADDRESS:**
- **STREET 1:** 280 PILOT ROAD
- **CITY:** LAS VEGAS
- **STATE:** NV
- **ZIP:** 89119

?xml version="1.0" ? amh-20230303

**UNITED STATES**

**SECURITIES AND EXCHANGE COMMISSION**

**Washington, D.C. 20549**

 

**FORM 8-K**

**CURRENT REPORT**

**PURSUANT TO SECTION 13 OR 15(d) OF THE**

**SECURITIES EXCHANGE ACT OF 1934**

Date of Report (Date of earliest event reported): March 3, 2023

![amh-20230303_g1.jpg](amh-20230303_g1.jpg)

**AMERICAN HOMES 4 RENT**

**AMERICAN HOMES 4 RENT, L.P.**

(Exact name of registrant as specified in its charter)

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| | | | |
|:---|:---|:---|:---|
| **American Homes 4 Rent** | **Maryland** | **001-36013** | **46-1229660** |
| **American Homes 4 Rent, L.P.** | **Delaware** | **333-221878-02** | **80-0860173** |
| | (State or other jurisdiction of incorporation) | (Commission File Number) | (I.R.S. Employer Identification No.) |

---

**280 Pilot Road** 

**Las Vegas, Nevada 89119** 

(Address of principal executive offices) (Zip Code)

**(702) 847-7800** 

(Registrant's telephone number, including area code)

Check the appropriate box below if the Form 8-K is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

☐ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

☐ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

☐ Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ☐

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. ☐

Securities registered pursuant to Section 12(b) of the Act:

---

| | | |
|:---|:---|:---|
| **Title of each class** | **Trading symbols** | **Name of each exchange on which registered** |
| Class A common shares of beneficial interest, $.01 par value | AMH | New York Stock Exchange |
| Series G perpetual preferred shares of beneficial interest, $.01 par value | AMH-G | New York Stock Exchange |
| Series H perpetual preferred shares of beneficial interest, $.01 par value | AMH-H | New York Stock Exchange |

---

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**Item 7.01 Regulation FD Disclosure**

On March 3, 2023, American Homes 4 Rent ("AMH" or the "Company") posted a presentation concerning the Company titled "Investor Highlights–March 2023" on its website, www.amh.com, on the "Investor Relations" page. A copy of the presentation is furnished as Exhibit 99.1 to this Current Report on Form 8-K and is incorporated herein by reference.

**Item 9.01 Financial Statements and Exhibits**

The information in Exhibit 99.1 attached hereto pursuant to Item 9.01 shall not be deemed "filed" for purposes of Section 18 of the Securities Exchange Act of 1934 (the "Exchange Act") or otherwise subject to the liabilities of that section, nor shall it be deemed incorporated by reference in any filing under the Securities Act of 1933 or the Exchange Act, except as expressly set forth by specific reference in such filing.

**(d)&nbsp;&nbsp;&nbsp;&nbsp;Exhibits**

Exhibit 99.1—<u>[Presentation titled "Investor Highlights–March 2023"](investorhighlights-march.htm)</u>

Exhibit 104—Cover Page Interactive Data File (embedded within the inline XBRL document)

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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 hereunto duly authorized.

Date: March 3, 2023

---

| | |
|:---|:---|
| **AMERICAN HOMES 4 RENT** | **AMERICAN HOMES 4 RENT** |
| By: | /s/ Sara H. Vogt-Lowell |
|  | Sara H. Vogt-Lowell |
|  | Chief Legal Officer |

---

---

| | |
|:---|:---|
| **AMERICAN HOMES 4 RENT, L.P.** | **AMERICAN HOMES 4 RENT, L.P.** |
| By: | American Homes 4 Rent, its General Partner |
| By: | /s/ Sara H. Vogt-Lowell |
|  | Sara H. Vogt-Lowell |
|  | Chief Legal Officer |

---

## Exhibit 99.1

![](investorhighlights-march 001.jpg)

Investor Highlights March 2023

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![](investorhighlights-march 002.jpg)

2 Forward-Looking Statements Various statements contained in this presentation, including those that express a belief, expectation or intention, as well as those that are not statements of historical fact, are forward- looking statements. These forward-looking statements may relate to beliefs, expectations or intentions and similar statements concerning matters that are not of historical fact and are generally accompanied by words such as "estimate," "project," "predict," "believe," "expect," "anticipate," "intend," "potential," "plan," "goal," "outlook," "guidance" or other words that convey the uncertainty of future events or outcomes. Examples of forward looking statements contained in this presentation include, among others, our 2023 Guidance, our expectations regarding Same-Home core revenues and occupied days, our belief that our acquisition and homebuilding programs will result in continued growth and the estimated timing and volume of our development deliveries. We have based these forward-looking statements on our current expectations and assumptions about future events. These assumptions include, among others, our projections and expectations regarding: market trends in the single-family home rental industry and in the local markets where we operate, our ability to institutionalize a historically fragmented business model, our business strengths, our ideal tenant profile, the quality and location of our properties in attractive neighborhoods, the scale advantage of our national platform and the superiority of our operational infrastructure, the effectiveness of our investment philosophy and diversified acquisition strategy, our ability to expand our development program, our ability to grow our portfolio and to create a cash flow opportunity with attractive current yields and upside from increasing rents and cost efficiencies and our understanding of our competition and general economic, demographic, regulatory and real estate conditions that may impact our business, including the impact of inflation. While we consider these expectations and assumptions to be reasonable, they are inherently subject to significant business, economic, competitive, regulatory and other risks, contingencies and uncertainties, most of which are difficult to predict and many of which are beyond our control and could cause actual results to differ materially from any future results, performance or achievements expressed or implied by these forward-looking statements. Investors should not place undue reliance on these forward-looking statements, which speak only as of the date of this presentation, March 3, 2023. We undertake no obligation to update any forward-looking statements to conform to actual results or changes in our expectations, unless required by applicable law. For a further description of the risks and uncertainties that could cause actual results to differ from those expressed in these forward-looking statements, as well as risks relating to the business of the Company in general, see the "Risk Factors" disclosed in the Company's Annual Report on Form 10-K for the year ended December 31, 2022, and in the Company's subsequent filings with the Securities and Exchange Commission. Non-GAAP Financial Measures This presentation includes certain financial measures that were not prepared in accordance with U.S. generally accepted accounting principles (GAAP) because we believe they help investors understand our performance. Any non-GAAP financial measures presented are not, and should not be viewed as, substitutes for financial measures required by U.S. GAAP and may not be comparable to the calculation of similar measures of other companies. Definitions of these non-GAAP financial measures and a reconciliation from GAAP to non-GAAP are included in the Defined Terms and Non-GAAP Reconciliations section of this presentation, as well as the 4Q22 Supplemental Information Package available on our website at www.amh.com under "For Investors." About AMH AMH is a leading single-family property owner, leasing operator, and build-to-rent developer. We're an internally managed Maryland real estate investment trust (REIT) focused on acquiring, developing, renovating, leasing and managing homes as rental properties. Our goal is to simplify the experience of leasing a home and deliver peace of mind to households across the country. In recent years, we've been named one of Fortune's 2022 Best Workplaces in Real Estate™, a 2023 Great Place to Work®, a 2022 Top U.S. Homebuilder by Builder100, one of America's Most Responsible Companies 2023 and America's Most Trusted Companies 2022 by Newsweek and Statista Inc., and a Top ESG Regional Performer by Sustainalytics. As of December 31, 2022, we owned nearly 59,000 single-family properties in the Southeast, Midwest, Southwest and Mountain West regions of the United States. Additional information about AMH is available on our website at www.amh.com. AMH refers to one or more of American Homes 4 Rent, American Homes 4 Rent, L.P. and their subsidiaries and joint ventures. In certain states, we operate under AMH Living or American Homes 4 Rent. Please see www.amh.com/dba to learn more. Contacts AMH Investor Relations Phone: (855) 794-2447 / Email: investors@amh.com AMH Media Relations Phone: (855) 774-4663 / Email: media@amh.com Legal Disclosures

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![](investorhighlights-march 003.jpg)

AMH At A Glance 3 ➢ Largest Integrated Single-Family Rental Builder with 2,200 – 2,400 Deliveries Expected in 2023(1) ➢ 14,000+ Unit Land Pipeline Creates Opportunity for Years of Stable Growth(2) ➢ Highest-Quality Product and Superior Investment Returns ➢ Class A Single-Family Rental Locations, Inside Existing AMH Footprint ➢ #41 on Builder Magazine's 2022 Builder 100 List ➢ Strong Rate Growth Supports 2023 Expected Same-Home Core Revenues Growth of 6.0% at the Midpoint of Guidance(1) ➢ Another Year of Continued Strong Demand with 2023 Expected Same- Home Average Occupied Days of ~97% ➢ Favorable Supply Landscape and Sustainable Demand Tailwinds ➢ National Housing Shortage ➢ Growing SFR Renter Cohort ➢ Increased Value Proposition ➢ 24% Less Expensive to Rent vs. Own Across AMH Top 20 Markets(3) ➢ Industry Leading Investment Grade Balance Sheet – BBB Rating from S&P ➢ 6.0x Net Debt and Preferred Shares to Adjusted EBITDAre(2) ➢ Recently Agreed to Increase the Total Capital Capacity of Existing Joint Venture with Institutional Investors Advised by JP Morgan Asset Management to $900 Million ➢ Wholly-Owned Development Pipeline Strategically Sized to be Funded Without the Need for Additional Equity SFR Resiliency and Durability Driven by Continued Demand Investment Grade Balance Sheet Consistent Growth From Development Program Note: Refer to Defined Terms and Non-GAAP Reconciliations, as well as the 4Q22 Supplemental Information Package, for defined metrics and GAAP to non-GAAP reconciliations. (1) Refer to slide 10. (2) As of December 31, 2022. (3) Source: John Burns Real Estate Consulting, LLC. (Data as of February 2023)

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![](investorhighlights-march 004.jpg)

Diversified Portfolio Footprint 4 Positioned for Long-Term Sustainable Growth and Portfolio Optimization Flexibility 30+ Markets 97.0% Same-Home Avg. Occupied Days(1) 17 Years Avg. Age per Home 21 States 57,878 Properties Owned $1,979 Same-Home Avg. Mon. Realized Rent(1) 1,989 sf Avg. Square Feet per Home Top 20 AMH Market AMH Development Presence Amounts presented are for total portfolio, excluding properties held for sale, as of December 31, 2022, except where noted for our Same-Home portfolio. Map represents top 20 AMH markets as a percentage of total portfolio, excluding properties held for sale. All other markets make up the remaining 12.8%. (1) Reflected for the three months ended December 31, 2022. Raleigh, 3.8% Charleston, 2.6% Jacksonville, 5.0% Orlando, 3.2% Tampa, 4.7% Columbus, 3.6% Chicago, 2.8% Salt Lake City, 3.3% Seattle, 2.0% Las Vegas, 3.2% Phoenix, 5.9% Dallas, 7.3% San Antonio, 2.3% Cincinnati, 3.7% Nashville, 5.6% Atlanta, 10.0% Indianapolis, 5.0% Houston, 4.6% Charlotte, 6.8% Savannah, 1.8% Boise Denver

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![](investorhighlights-march 005.jpg)

5 Same-Home Operational Update Note: Refer to Defined Terms and Non-GAAP Reconciliations, as well as the 4Q22 Supplemental Information Package, for defined metrics and GAAP to non-GAAP reconciliations. 95.0% 95.0% 97.7% 97.5% 97.0% 97.1% 93.0% 94.0% 95.0% 96.0% 97.0% 98.0% 4Q Feb QTD Average Occupied Days 3.2% 3.5% 8.7% 8.6% 8.1% 7.1% 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 4Q Feb QTD Average Blended Change in Rent 1.4% 2.5% 12.2% 11.9% 8.5% 7.1% 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 12.0% 4Q Feb QTD Average Change in Rent for Re-Leases 4.5% 4.1% 6.7% 7.4% 7.9% 7.1% 0.0% 2.0% 4.0% 6.0% 8.0% 10.0% 4Q Feb QTD Average Change in Rent for Renewals Transitioning to New Post-Covid Norm, Well Above Pre-Covid Historic Levels 2022 20232021'18 – '19 Avg.

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![](investorhighlights-march 006.jpg)

6 SFR Macro Tailwinds AMH Stone Creek Development Atlanta Market

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![](investorhighlights-march 007.jpg)

0.8 1.3 1.8 2.3 2.8 3.3 TTM Avg. National Existing Home Inventory(1) (MM) 0.0 0.4 0.8 1.2 1.6 2.0 2 0 0 0 2 0 0 1 2 0 0 2 2 0 0 3 2 0 0 4 2 0 0 5 2 0 0 6 2 0 0 7 2 0 0 8 2 0 0 9 2 0 1 0 2 0 1 1 2 0 1 2 2 0 1 3 2 0 1 4 2 0 1 5 2 0 1 6 2 0 1 7 2 0 1 8 2 0 1 9 2 0 2 0 2 0 2 1 2 0 2 2 2 0 2 3 P 2 0 2 4 P 2 0 2 5 P 2 0 2 6 P Single-Family Permits(2) (MM) 7 Favorable Supply Landscape (1) Source: National Association of Realtors. (2) Source: U.S. Census; John Burns Real Estate Consulting, LLC. (Data as of February 2023) Single-Family permit estimates over the next four years call for a reduction in permit levels, which should support rental demand (2) Historically Low Existing Home Inventories Have Led to Supply Constraints Expected New Construction Levels Likely not Enough to Solve the Country's Housing Shortage Existing home inventory levels picked up modestly during 2022 but still remain ~50% below the long-term average

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![](investorhighlights-march 008.jpg)

26% 26% 9% 11% 13% 8% 6% -1% 6% 8% -7% -24% -30% -20% -10% 0% 10% 20% 30% (Top 20 AMH Markets) 8 Sustained Demand Tailwinds (1) Source: John Burns Real Estate Consulting, LLC. (Data as of February 2023) (2) Source: U.S. Census. Rental payments are now estimated to be ~24% cheaper compared to monthly home ownership costs across the top 20 AMH markets Millennials are Aging into Prime Single Family Living Years SFR Value Proposition Further Benefitted By Increased Cost of Ownership Ages 20-34 Ages 35-49 Est. Single Family Rents vs. Cost of Home Ownership(1) -0.5% 0.0% 0.5% 1.0% 1.5% 2.0% 2 0 2 3 2 0 2 4 2 0 2 5 2 0 2 6 2 0 2 7 2 0 2 8 2 0 2 9 2 0 3 0 2 0 3 1 2 0 3 2 2 0 3 3 2 0 2 3 2 0 2 4 2 0 2 5 2 0 2 6 2 0 2 7 2 0 2 8 2 0 2 9 2 0 3 0 2 0 3 1 2 0 3 2 2 0 3 3 Projected Population Growth(2)

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![](investorhighlights-march 009.jpg)

9 AMH Today AMH Copper Rim Development Salt Lake City Market

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![](investorhighlights-march 010.jpg)

10 2023 Guidance Note: Refer to Defined Terms and Non-GAAP Reconciliations, as well as the 4Q22 Supplemental Information Package, for defined metrics and GAAP to non-GAAP reconciliations. (1) Refer to slide 23 for 2023 Guidance disclosure. Guidance is based on the 2/23/2023 earnings release. Full Year Midpoint. Core FFO per share and unit(1) $1.58 – $1.64 $1.61 Core FFO per share and unit growth 2.5% – 6.5% 4.5% Same-Home Portfolio: Core revenues growth 5.00% – 7.00% 6.00% Core property operating expenses growth 8.75% – 10.75% 9.75% Core NOI growth 3.00% – 5.00% 4.00% Properties Investment Midpoint. Wholly owned acquisitions – – – Wholly owned development deliveries 1,775 – 1,925 $600M - $700M $650M Wholly owned land and development pipeline – $100M – $150M $125M Pro rata share of JV capital and Property Enhancing Capex – $100M – $150M $125M Total capital investment (wholly owned and pro rata JV) 1,775 - 1,925 $0.8B – $1.0B $0.9B Total gross capital investment (JVs at 100%) 2,200 - 2,400 $1.0B – $1.2B $1.1B

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![](investorhighlights-march 011.jpg)

2023 2024 2025 2026 2027 Thereafter Debt Maturity Schedule(2)(3) (MM) Principal Amortization Revolving Credit Facility Unsecured Senior Notes Asset-Backed Securitizations Liquidity - Undrawn Revolving Credit Facility Liquidity - Cash and Cash Equivalents Fixed Rate Debt, 26.1% Floating Rate Debt, 0.8% Preferred Shares, 1.4% Common Shares & OP Units, 71.7% 11 $3,449 $1,189 Investment Grade Balance Sheet High Quality and Well-Laddered Maturity Schedule Credit Ratings and Metrics(1) Moody's Investor Service Baa3 / Positive S&P Global Ratings BBB / Stable Balance Sheet Philosophy Maintain flexible investment grade balance sheet with diverse access to capital Continue optimizing capital stack and investment grade cost of capital Expand sources of available capital as the Company and the SFR sector evolve and mature Prudent retention of operating cash flow $21 $951 $140 $10 $10 Liquidity(4) (1) As of December 31, 2022. (2) As of December 31, 2022, reflects maturity of entire principal balance at the fully extended maturity date inclusive of regular scheduled amortization. (3) The unsecured senior notes have maturity dates in 2028, 2029, 2031, 2032, 2051 and 2052. The asset-backed securitizations maturing in 2045 on a fully extended basis have anticipated repayment dates in 2025. (4) Represents $69 million of unrestricted cash on balance sheet and $1.12 billion of undrawn capacity under the revolving credit facility as of December 31, 2022. Net Debt and Preferred Shares to Adjusted EBITDAre 6.0x Fixed Charge Coverage 4.1x Unencumbered Core NOI Percentage 69.9% $17.0B Total Capitalization(1)

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![](investorhighlights-march 012.jpg)

12 AMH vs. the Peer Set (1) Source: Company Disclosure. Includes growth in 2021, 2022, and implied growth for midpoint of 2023 Core FFO per share guidance, unless not provided. (2) Source: S&P Global. Data is from 2/18/20 through 2/17/23. (3) Sources: Company Disclosure; John Burns Real Estate Consulting, LLC., S&P Capital IQ 26% 18% 11% 6% -2% -13% -15% -19% MAA AMH CPT INVH UDR AVB EQR ESS 3-Year Total Return(2) 2.1% 1.9% 1.8% 1.6% 1.3% 0.9% 0.9% 0.9% MAA CPT AMH INVH UDR EQR AVB ESS Est. 2023 YoY Household Growth(3) 1.3% 1.2% 1.0% 0.8% 0.2% -0.4% -0.6% -0.7% MAA AMH CPT INVH UDR AVB EQR ESS Est. 2023 YoY Population Growth(3) 12.2% 11.8% 11.5% 11.4% 6.9% 5.9% 4.8% 4.8% MAA CPT AMH INVH UDR AVB ESS EQR 3-Year Core FFO Growth Through 2023 CAGR(1) (Midpoint of Guidance)

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![](investorhighlights-march 013.jpg)

13 Differentiated Growth Strategy AMH Enclave at Madera Parc Development Phoenix Market

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![](investorhighlights-march 014.jpg)

14 Three-Pronged Growth Strategy Consistent Growth from AMH Development Complemented by Nimble and Opportunistic Acquisition Channels That Can be "Dialed Up or Down" Based on Market Conditions Dials intended to indicate directional commentary only and should not be compared relative to one another. • Data driven acquisition program, with diversified access to 30+ markets • Price discovery is still underway in the open market, and coupled with the economic uncertainty and elevated rate environment, may lead to future opportunities • Internal development program provides consistent, stable "backbone" of growth • Delivers superior quality homes, in Class A locations, with premium investment returns • 14,000+ unit land pipeline provides opportunity for years of built-in growth • Existing wholly-owned development pipeline strategically sized to be funded without the need for additional equity • National network of homebuilder relationships, providing acquisition access to newly constructed homes • Ongoing communication and price discovery with relationship partnerships given recent slowdown in new home sales Traditional MLS Acquisitions National Builder Acquisitions AMH Development Program SM

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![](investorhighlights-march 015.jpg)

15 Strategy Design and create ideal rental Homes and Communities using data and insights from AMH's integrated development and operating platforms Less opportunity for alignment of interests between developer and operators Product Type & Location High-quality, detached, single family homes, with attached garages in highly desirable neighborhoods Horizontal apartments, townhomes or detached homes, commonly in tertiary neighborhoods Home Quality Stylish, upgraded fixtures and finishes: granite, hard surface flooring, stainless steel appliances Often "builder basic" or lower quality fixtures and finishes Expense Efficiency Consistent, repeatable floorplans, fixtures and finishes selected for long-term operating expenditure efficiency Varied floorplans, finishes and fixtures, typically selected for lowest up-front cost Value Creation AMH homes are constructed at significant discount to market value, resulting in immediate value creation Commonly purchased at or near market value     AMH Amenity Centers create a community feel for residents AMH Development Homes average 2,000 sq. ft. and come with private yards and fences Other BTR Product AMH Development: Not All BTR is the Same Building the Ideal Rental Home Through the Lens of our Best-In-Class Operating Platform

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![](investorhighlights-march 016.jpg)

16 AMH Development A Consistent Driver of Earnings Growth, Fueled by 14,000+ Unit Land Pipeline at Locked in Prices 0 2,000 4,000 6,000 9,000 13,000 14,000+ 0 2,000 4,000 6,000 8,000 10,000 12,000 14,000 16,000 2016 2017 2018 2019 2020 2021 4Q22 AMH Development Land Pipeline(1) Total Lots Owned and Optioned 19 391 945 1,647 2,054 2,183 2,300 0 500 1,000 1,500 2,000 2,500 3,000 2016 2017 2018 2019 2020 2021 2022 2023E AMH Development Deliveries M id p o in t o f G u id a n ce Refer to slide 23 for 2023 Guidance disclosure. Guidance commentary is based on the 2/23/2023 earnings release and 2/24/2023 earnings call. (1) Rounded to the nearest thousand.

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![](investorhighlights-march 017.jpg)

Continuous Portfolio and Platform Optimization 17 Internal Development Program Integrated with AMH Operating Platform Provides Unique Ability to Optimize Portfolio and Platform through Continuous Data Feedback Loops Ideal floorplans designed by in- house architects based on AMH's rich data history Expense efficiencies through standardized floor plans and durable finishes, based on data driven decisions Full control of delivery schedule allows delivery timing to better match demand cycles & facilitate smooth lease-up absorption Diversified footprint facilitates stable and consistent delivery schedule Integrated AMH Development Program SFR Owner, Operator, & Developer Innovative technology systems that support over 61,000 homes across the AMH platform Revenue optimization driven by 10+ years of operating data and analytics Local market experts provide insights and superior customer service Centralized support handles essential functions such as leasing, maintenance diagnostics, HOA, etc. Technology Driven Operating Platform E n h a n ce d b y R e si d e n t 3 6 0

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![](investorhighlights-march 018.jpg)

18 Leaders in ESG AMH Walden Woods Development Tampa Market

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![](investorhighlights-march 019.jpg)

19 ESG Commitment Providing Quality, Sustainable Housing that Our Residents Desire Fostering Strong CommunitiesBuilding for the Future Leading with Integrity Efficient, durable homes that are better for residents and the environment • Our newly constructed homes are designed to use nearly 40% less energy(1) • Launched pilot solar panel energy project, further integrating sustainability into our communities • Ongoing resident satisfaction surveys conducted by a third- party Driving employee advancement and engagement • Launched employee tuition program complementing our established training program • Launched 6 Employee Resource Groups, enhancing belonging, equity, and inclusion • Management ESG Committee plus Board oversight of ESG program • Published 4th Annual Sustainability Report with the 5th Report to publish in April 2023 (1) Based on the average Home Energy Rating System ("HERS") efficiency rating of our newly built homes in 2021 against the 2006 "reference home" standard.

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![](investorhighlights-march 020.jpg)

Great Place To Work® 2023 & 2022 by Great Place To Work Institute America's Most Trustworthy Companies 2022 by Newsweek and Statista 20 Recent ESG Recognitions 2022 Best Workplaces in Real Estate by Fortune Top ESG Regional Performer 2023 & 2022 by Sustainalytics America's Most Responsible Companies 2023 & 2022 by Newsweek and Statista TM

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![](investorhighlights-march 021.jpg)

21 Independent & Accountable Stewardship ▪ Independent Chairman of the Board ▪ Annual election of trustees ▪ Majority voting standard (plurality carve-out voting standard only in contested elections) ▪ Annual Board self-evaluation process ▪ 85% Independent trustees ▪ Regular shareholder engagement with trustee participation Ongoing Board Refreshment ▪ The average tenure of the Board is ~6 years ▪ Added 3 new trustees since 2020 ▪ Trustee retirement policy Aligned with Shareholders ▪ Stock ownership guidelines for directors and executives ▪ Anti-hedging and anti-pledging policies ESG Oversight ▪ Board-level oversight of ESG priorities and initiatives ▪ ESG and DEI included in management goals and incentives Performance-Based Compensation Practices ▪ Pay levels are market-aligned with emphasis on performance incentives ▪ Over 80% of the CEO and NEOs target compensation is at risk ▪ Transparent incentive plans that incorporate rigorous financial and relative performance metrics tied to key value creation drivers ▪ 60% of the CEO and NEOs equity awards are performance-based ▪ Clawback policy ▪ Double-trigger change-in-control severance provisions Corporate Governance Highlights

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![](investorhighlights-march 022.jpg)

Appendix

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23 2023 Guidance Set forth on slide 10 are the Company's current expectations with respect to full year 2023 Core FFO attributable to common share and unit holders and our underlying assumptions. In reliance on the exception provided by applicable SEC rules, the Company does not provide guidance for GAAP net income, the most comparable GAAP financial measure, or a reconciliation of 2023 Core FFO guidance to GAAP net income because we are unable to reasonably predict the following items which are included in GAAP net income: (i) gain on sale and impairment of single-family properties and other, net for consolidated properties and unconsolidated joint ventures, (ii) acquisition and other transaction costs and (iii) hurricane-related charges, net. The actual amounts for any and all of these items could significantly impact our 2023 GAAP net income and, as disclosed in our historical financial results, have significantly impacted GAAP net income in prior periods. Average Blended Change in Rent The percentage change in rent on all non-month-to-month lease renewals and re-leases during the period, compared to the annual rent of the previous expired non-month-to-month comparable long-term lease for each individual property. Average Change in Rent for Re-Leases The percentage change in annual rent on properties re-leased during the period, compared to the annual rent of the comparable long-term previous expired lease for each individual property. Average Change in Rent for Renewals The percentage change in rent on non-month-to-month comparable long-term lease renewals during the period. Average Monthly Realized Rent For the related period, Average Monthly Realized Rent is calculated as the lease component of rents and other single-family property revenues (i.e., rents from single-family properties) divided by the product of (a) number of properties and (b) Average Occupied Days Percentage, divided by the number of months. For properties partially owned during the period, this calculation is adjusted to reflect the number of days of ownership. Average Occupied Days Percentage The number of days a property is occupied in the period divided by the total number of days the property is owned during the same period after initially being placed in-service. This calculation excludes properties classified as held for sale. Defined Terms and Non-GAAP Reconciliations

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24 Defined Terms and Non-GAAP Reconciliations For the Year Ended Dec 31, 2022 Net income 310,025$ Hurricane-related charges, net 6,133 Gain on sale and impairment of single-family properties and other, net (136,459) Depreciation and amortization 426,531 Acquisition and other transaction costs 23,452 Noncash share-based compensation - property management 3,861 Interest expense 134,871 General and administrative expense 68,057 Other income and expense, net (6,865) Core NOI 829,606$ Core Net Operating Income ("Core NOI") Core NOI, which we also present separately for our Same-Home, unencumbered and encumbered portfolios, is a supplemental non-GAAP financial measure that we define as core revenues, which is calculated as rents and other single-family property revenues, excluding expenses reimbursed by tenant charge-backs, less core property operating expenses, which is calculated as property operating and property management expenses, excluding noncash share-based compensation expense and expenses reimbursed by tenant charge-backs. Core NOI also excludes (1) gain or loss on early extinguishment of debt, (2) hurricane-related charges, net, which result in material charges to our single- family property portfolio, (3) gains and losses from sales or impairments of single-family properties and other, (4) depreciation and amortization, (5) acquisition and other transaction costs incurred with business combinations and the acquisition or disposition of properties as well as nonrecurring items unrelated to ongoing operations, (6) noncash share-based compensation expense, (7) interest expense, (8) general and administrative expense, and (9) other income and expense, net. We believe Core NOI provides useful information to investors about the operating performance of our single- family properties without the impact of certain operating expenses that are reimbursed through tenant charge-backs. Core NOI and Same-Home Core NOI should be considered only as supplements to net income or loss as a measure of our performance and should not be used measures of our liquidity, nor are they indicative of funds available to fund our cash needs, including our ability to pay dividends or make distributions. Additionally, these metrics should not be used as substitutes for net income or loss or net cash flows from operating activities (as computed in accordance with GAAP). The following is a reconciliation of Core NOI to its respective GAAP metric (amounts in thousands):

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25 Credit Ratios We present the following selected metrics because we believe they are helpful as supplemental measures in assessing the Company's ability to service its financing obligations and in evaluating balance sheet leverage against that of other real estate companies. The tables below reconcile these metrics, which are calculated in part based on several non-GAAP financial measures (amounts in thousands, except credit ratios): Net Debt and Preferred Shares to Adjusted EBITDAre Dec 31, 2022 Total Debt 4,581,628$ Less: cash and cash equivalents (69,155) Less: asset-backed securitization certificates (25,666) Less: restricted cash related to securitizations (39,854) Net debt 4,446,953$ Preferred shares at liquidation value 230,000 Net debt and preferred shares 4,676,953$ Adjusted EBITDAre - TTM 784,076$ Net Debt and Preferred Shares to Adjusted EBITDAre 6.0 x Defined Terms and Non-GAAP Reconciliations

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26 Unencumbered Core NOI Percentage For the Trailing Twelve Months Ended Dec 31, 2022 Unencumbered Core NOI $579,932 Core NOI 829,606 Unencumbered Core NOI Percentage 69.9% Fixed Charge Coverage For the Trailing Twelve Months Ended Dec 31, 2022 Interest expense per income statement $134,871 Less: amortization of discounts, loan costs and cash flow hedges (11,673) Add: capitalized interest 52,085 Cash interest 175,283 Dividends on preferred shares 17,081 Fixed charges $192,364 Adjusted EBITDAre - TTM $784,076 Fixed Charge Coverage 4.1 x Defined Terms and Non-GAAP Reconciliations

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27 EBITDA / EBITDAre / Adjusted EBITDAre EBITDA is defined as earnings before interest, taxes, depreciation and amortization. EBITDA is a non-GAAP financial measure and is used by us and others as a supplemental measure of performance. EBITDAre is a supplemental non-GAAP financial measure, which we calculate in accordance with the definition approved by the National Association of Real Estate Investment Trusts ("NAREIT") by adjusting EBITDA for gains and losses from sales or impairments of single-family properties and adjusting for unconsolidated partnerships and joint ventures on the same basis. Adjusted EBITDAre is a supplemental non-GAAP financial measure calculated by adjusting EBITDAre for (1) acquisition and other transaction costs incurred with business combinations and the acquisition or disposition of properties as well as nonrecurring items unrelated to ongoing operations, (2) noncash share-based compensation expense, (3) hurricane-related charges, net, which result in material charges to our single-family property portfolio, and (4) gain or loss on early extinguishment of debt. We believe these metrics provide useful information to investors because they exclude the impact of various income and expense items that are not indicative of operating performance. The following is a reconciliation of net income, as determined in accordance with GAAP, to EBITDA, EBITDAre and Adjusted EBITDAre (amounts in thousands): For the Trailing Twelve Months Ended Dec 31, 2022 Net income 310,025$ Interest expense 134,871 Depreciation and amortization 426,531 EBITDA 871,427$ Gain on sale and impairment of single-family properties and other, net (136,459) Adjustments for unconsolidated joint ventures 344 EBITDAre 735,312$ Noncash share-based compensation - general and administrative 15,318 Noncash share-based compensation - property management 3,861 Acquisition, other transaction costs and other 23,452 Hurricane-related charges, net 6,133 Adjusted EBITDAre 784,076$ Defined Terms and Non-GAAP Reconciliations

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28 Funds from Operations ("FFO") / Core FFO attributable to common share and unit holders FFO attributable to common share and unit holders is a non-GAAP financial measure that we calculate in accordance with the definition approved by NAREIT, which defines FFO as net income or loss calculated in accordance with GAAP, excluding gains and losses from sales or impairment of real estate, plus real estate-related depreciation and amortization (excluding amortization of deferred financing costs and depreciation of non-real estate assets), and after adjustments for unconsolidated partnerships and joint ventures to reflect FFO on the same basis. Core FFO attributable to common share and unit holders is a non-GAAP financial measure that we use as a supplemental measure of our performance. We compute this metric by adjusting FFO attributable to common share and unit holders for (1) acquisition and other transaction costs incurred with business combinations and the acquisition or disposition of properties as well as nonrecurring items unrelated to ongoing operations, (2) noncash share-based compensation expense, (3) hurricane-related charges, net, which result in material charges to our single-family property portfolio, (4) gain or loss on early extinguishment of debt and (5) the allocation of income to our perpetual preferred shares in connection with their redemption. We present FFO attributable to common share and unit holders, as well as on a per FFO share and unit basis, because we consider this metric to be an important measure of the performance of real estate companies, as do many investors and analysts in evaluating the Company. We believe that FFO attributable to common share and unit holders provides useful information to investors because this metric excludes depreciation, which is included in computing net income and assumes the value of real estate diminishes predictably over time. We believe that real estate values fluctuate due to market conditions and in response to inflation. We also believe that Core FFO attributable to common share and unit holders, as well as on a per FFO share and unit basis, provides useful information to investors because it allows investors to compare our operating performance to prior reporting periods without the effect of certain items that, by nature, are not comparable from period to period. FFO and Core FFO attributable to common share and unit holders are not a substitute for net income or net cash provided by operating activities, each as determined in accordance with GAAP, as a measure of our operating performance, liquidity or ability to pay dividends. These metrics also are not necessarily indicative of cash available to fund future cash needs. Because other REITs may not compute these measures in the same manner, they may not be comparable among REITs. FFO shares and units includes weighted-average common shares and operating partnership units outstanding, as well as potentially dilutive securities. Defined Terms and Non-GAAP Reconciliations

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29 The following is a reconciliation of net income attributable to common shareholders, as determined in accordance with GAAP, to Core FFO attributable to common share and unit holders (amounts in thousands, except share and per share data): Defined Terms and Non-GAAP Reconciliations Dec 31, 2022 Dec 31, 2021 Dec 31, 2020 Net income attributable to common shareholders 250,781$135,290$85,246$ Adjustments: Noncontrolling interests in the Operating Partnership 36,887 21,467 14,455 Gain on sale and impairment of single-family properties and other, net (136,459) (49,696) (38,773) Adjustments for unconsolidated joint ventures 344 1,873 1,352 Depreciation and amortization 426,531 372,848 343,153 Less: depreciation and amortization of non-real estate assets (13,358) (11,151) (9,016) FFO attributable to common share and unit holders 564,726$470,631$396,417$ Adjustments: Acquisition, other transaction costs and other (1) 23,452 15,749 12,889 Noncash share-based compensation - general and administrative 15,318 9,361 6,573 Noncash share-based compensation - property management 3,861 3,004 1,745 Hurricane-related charges, net 6,133 - - Redemption of perpetual preferred shares 5,276 15,879 - Core FFO attributable to common share and unit holders 618,766$514,624$417,624$ Core FFO attributable to common share and unit holders per FFO share and unit 1.54$1.36$1.16$ Weighted-average FFO shares and units: Common shares outstanding 349,290,848 324,245,168 306,613,197 Share-based compensation plan and forward sale equity contracts (2) 906,762 1,617,640 724,523 Operating partnership units 51,376,980 51,447,939 51,990,094 Total weighted-average FFO shares and units 401,574,590 377,310,747 359,327,814 For the Years Ended (1) Included in acquisition, other transaction costs and other is a net $2.9 million nonrecurring expense related to a legal matter involving a former employee during the year ended December 31, 2020. (2) Reflects the effect of potentially dilutive securities issuable upon the assumed vesting/exercise of restricted stock units and stock options and the dilutive effect of forward sale equity contracts under the treasury stock method.

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30 Property Enhancing Capex Includes elective capital expenditures to enhance the operating profile of a property, such as investments to increase future revenues or reduce maintenance expenditures. Same-Home Property A property is classified as Same-Home if it has been stabilized longer than 90 days prior to the beginning of the earliest period presented under comparison. A property is removed from Same-Home if it has been classified as held for sale, identified for future sale, or has experienced a casualty loss. Stabilized Property A property acquired individually (i.e., not through a bulk purchase) is classified as stabilized once it has been renovated by the Company or newly constructed and then initially leased or available for rent for a period greater than 90 days. Properties acquired through a bulk purchase are first considered non-stabilized, as an entire group, until (1) we have owned them for an adequate period of time to allow for complete on-boarding to our operating platform, and (2) a substantial portion of the properties have experienced tenant turnover at least once under our ownership, providing the opportunity for renovations and improvements to meet our property standards. After such time has passed, properties acquired through a bulk purchase are then evaluated on an individual property basis under our standard stabilization criteria. Total Capitalization Includes the market value of all outstanding common shares and operating partnership units (based on the NYSE AMH Class A common share closing price as of period end), the current liquidation value of preferred shares as of period end and Total Debt. Total Debt Includes principal balances on asset-backed securitizations, unsecured senior notes and borrowings outstanding under our revolving credit facility as of period end, and excludes unamortized discounts and unamortized deferred financing costs. Defined Terms and Non-GAAP Reconciliations

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