InvenTrust Properties Corp (IVT) Earnings: Q3 2026 Results

The quarter ended September 30, 2026 and InvenTrust Properties published the results on October 27, 2026. Revenue and diluted EPS are shown against Q3 2025, the same quarter a year earlier, which takes seasonal swings out of the comparison. InvenTrust Properties reports EPS two ways: GAAP, under the accounting rules every US filer follows, and Core FFO per diluted share, which leaves out items the company considers outside its operating results. The release reconciles the two, and when they diverge, the reconciliation says why.

• Revenue here is the line InvenTrust calls total income: lease income, net plus other property income. As a REIT, InvenTrust's own per-share measures are Nareit FFO and Core FFO, and Core FFO is shown in place of adjusted EPS.
• Q3 2026 net income includes a $17.4 million gain on the sale of Eldridge Town Center in Houston.

Source: InvenTrust Properties Q3 2026 results, October 27, 2026. Also in the Form 10-Q for the quarter ended September 30, 2026. Figures as reported; checked against the release on November 10, 2026.

From the earnings release

In its Q3 2026 release, InvenTrust Properties said:

“InvenTrust has updated its 2026 guidance, as summarized in the following table.”

“Net Income per diluted share $0.31-$0.33”

“Nareit FFO per diluted share $2.05-$2.07”

“Same Property NOI ("SPNOI") Growth 3.75%-4.25%”

Source: InvenTrust Properties Q3 2026 release, Oct 27, 2026.

This is the company's own guidance as of Oct 27, 2026, quoted as given. Walnut does not make forecasts of its own. Analyst estimates for the coming quarters are on the IVT forecast page.

Revenue and diluted EPS for the last 5 quarters. Each date links to that quarter's release.

Total income and GAAP net income per diluted share, each as first reported in that quarter's release.

We do not hold a confirmed date for InvenTrust Properties's next report. Companies post the date on their investor relations site a few weeks ahead, usually with the time of the conference call.

Each quarter keeps its own page with the figures as reported, so a link to one stays pointed at the same numbers after the next report.

• Q3 2026 (this page), reported Oct 27, 2026

InvenTrust Properties is a Sun Belt REIT that owns grocery-anchored neighborhood and community centers and power centers. Its revenue line, total income, was $87.1 million in Q3 2026, up from $74.5 million. Nearly all of it is lease income, net of $86.6 million; other property income was $486 thousand. (InvenTrust Properties Q3 2026 release, Oct 27, 2026; InvenTrust Properties Q3 2026 supplemental, Oct 27, 2026)

Acquisitions drove most of the increase. The 10-Q says lease income rose $12.6 million, of which $10.3 million came from properties acquired, while properties sold took away $0.2 million and same properties added $1.4 million of higher minimum base and ground rent and $0.8 million of higher recoveries. InvenTrust bought seven properties for $289.6 million in the first nine months of 2026, including Nashville West for $88.0 million and New Garden Crossing in Greensboro for $34.0 million in July. (InvenTrust Properties Form 10-Q, Q3 2026, Oct 27, 2026; InvenTrust Properties Q3 2026 release, Oct 27, 2026)

The portfolio is concentrated in Texas and Florida. Of $245.0 million of annualized base rent across 78 properties at September 30, 2026, Texas properties carried 34.2% and Florida 20.4%, followed by North Carolina at 14.8% and Georgia at 10.3%. (InvenTrust Properties Q3 2026 supplemental, Oct 27, 2026)

No single tenant reaches 10% of lease income. The largest by ABR are Kroger (including Harris Teeter) at 3.1%, Publix at 3.0%, TJX Companies at 2.8% and Whole Foods Market at 2.1%. Anchor tenants paid $13.24 of ABR per square foot and small shop tenants $34.51. (InvenTrust Properties Form 10-Q, Q3 2026, Oct 27, 2026; InvenTrust Properties Q3 2026 supplemental, Oct 27, 2026; InvenTrust Properties Q3 2026 release, Oct 27, 2026)

InvenTrust Properties' GAAP net income rose to $19.4 million, or $0.25 per diluted share, in Q3 2026 from $6.0 million, or $0.08. The quarter included a $17.4 million gain on the sale of Eldridge Town Center in Houston for $36.0 million, which more than covered higher interest and depreciation. Interest expense, net rose to $13.2 million from $9.0 million, mostly from senior notes, and depreciation and amortization to $39.7 million from $32.7 million. (InvenTrust Properties Q3 2026 release, Oct 27, 2026; InvenTrust Properties Form 10-Q, Q3 2026, Oct 27, 2026)

As a REIT, InvenTrust reports Nareit FFO, which removes property sale gains and adds back real estate depreciation, and Core FFO, which also removes market-lease amortization, straight-line rent and other items. Nareit FFO was $41.5 million, or $0.53 per diluted share, against $0.49, and Core FFO was $39.0 million, or $0.50 per diluted share, against $0.47. (InvenTrust Properties Q3 2026 release, Oct 27, 2026)

The share count barely moved: diluted weighted average shares were 78,726,151, against 78,498,873. InvenTrust declared a quarterly distribution of $0.25 per share, paid on October 15, 2026. (InvenTrust Properties Q3 2026 release, Oct 27, 2026)

Diluted EPS divides net income by the weighted average number of shares outstanding in the quarter, plus the shares that options and other equity awards could add. Buybacks shrink that count and lift EPS for the same profit; share issuance and stock awards enlarge it.

InvenTrust Properties gives full-year guidance in its release and updated it with Q3 2026 results. Net income per diluted share is now $0.31 to $0.33, from $0.12 to $0.18, and Nareit FFO per diluted share $2.05 to $2.07, from $2.01 to $2.07. Core FFO per diluted share is $1.94 to $1.96, from $1.92 to $1.96, and same property NOI growth 3.75% to 4.25%, from 3.25% to 4.25%. (InvenTrust Properties Q3 2026 release, Oct 27, 2026)

InvenTrust cut its expected 2026 net investment activity, acquisitions less dispositions, to $190 million to $255 million from about $300 million, and narrowed interest expense, net to $44.0 million to $44.5 million from about $45.0 million. (InvenTrust Properties Q3 2026 release, Oct 27, 2026)

A consensus figure is the average of the models published by the analysts who cover InvenTrust Properties, collected by a data provider and revised up to the day of the report. A quarter that lands above it says how expectations were set as much as how the business did, and the share price on the day also reflects the guidance and the lines no consensus covers.

The consensus figures on this page are Yahoo Finance's, as pulled on the date shown. Each comes with the number of analysts behind it; the smaller that number, the more one revised estimate can move the average.

The figures below are the ones InvenTrust Properties's own release and filings put weight on for Q3 2026, with the latest reported value for each.

What the quarter means for a holding is a separate question from what it reported. The case for and against owning IVT is on is IVT a buy or a sell?, what analysts expect next is on the IVT forecast, and what the company does is on the InvenTrust Properties Corp (IVT) stock page.

Every number on this page can be traced to a document InvenTrust Properties published. Checking one takes a couple of minutes, and it is worth doing before you quote a figure anywhere.

• The results release is the document linked in the source line above. Companies publish it on their investor relations site at the moment results go out, and it carries the headline tables: revenue, operating income, net income and EPS for the quarter and the year-ago quarter.
• The same release is filed with the SEC as Exhibit 99.1 to a Form 8-K under Item 2.02, usually on the day of the report. The SEC copy does not change after the fact, which makes it the safer thing to link when you cite a number.
• The quarterly report (Form 10-Q) follows within a few weeks and carries the full financial statements, the segment note and management's discussion of what changed. The fourth quarter is covered by the annual report (Form 10-K) instead.
• Restated comparisons are flagged in the notes on this page. When a company redraws its segments or changes how it adjusts EPS, it restates the year-ago column, so the year-ago figure in a new release can differ from the one printed a year ago. This page always uses the comparison in the newer release, because that is the like-for-like one.

A walk-through of every line in a release, with what each one tells you, is in how to read an earnings report.