Grade: F — Major Red Flags (REIT-Structural)
Framework: Schilit *Financial Shenanigans* + Beneish M-Score + forensic accounting principles
Data: SEC EDGAR 10-K (Filed 2026-02-19, FY ended December 31, 2025) + Yahoo Finance
Auditor: Deloitte & Touche LLP — Unqualified opinion
CIK: 0001687229
One-line verdict: Invitation Homes' F grade is driven by cash of $126M covering 2% of $8.4B debt. The single-family rental REIT otherwise screens well: CFFO/NI of 2.05, FCF of $963M, M-Score of -2.65 (clean), and Debt/EBITDA of 5.0x (watch item). Revenue grew 4.2% to $2.7B with stable 58.4% gross margins. Goodwill is minimal at $272M (3% of equity). The SG&A/Gross Profit of 6.0% is lean. Invitation Homes operates the largest portfolio of single-family rental homes in the US, and the business model generates steady, predictable cash flows from a geographically diversified portfolio.
| Metric | Result |
|---|---|
| Red Flags | **1** (Cash-to-debt 2%) |
| Watch Items | **1** (Debt/EBITDA 5.0x) |
| Checks Completed | **17/18** (1 N/A) |
| Beneish M-Score | **-2.65** (clean) |
| Auditor | Deloitte & Touche LLP — Unqualified opinion |
Single-Family Rental REIT
Revenue of $2,729M grew 4.2%, driven by rent increases on the same-store portfolio of 76,819 homes. Per the filing, "average monthly rent" is useful to "management and external stakeholders as a means of evaluating changes in rental revenues across periods." Same-store metrics "normalize for differences in property size, enabling more meaningful comparisons."
The filing defines FFO, Core FFO, and AFFO as supplemental non-GAAP metrics following Nareit standards. Net income of $588M at a 21.5% net margin is solid for a single-family REIT with high property-level operating costs.
The filing describes the debt maturity schedule as guaranteed "on a joint and several basis by INVH and two of its wholly owned subsidiaries." This cross-guarantee structure provides creditors with strong recovery prospects but concentrates risk at the parent level.
The 18-Point Screening
| # | Check | Result | Detail |
|---|---|---|---|
| A1-A2 | Revenue Quality | ✅ | DSO 8 days, AR declining |
| A3 | Revenue vs CFFO | ✅ | Revenue +4.2%, CFFO +11.5% |
| B1-B4 | Expense Quality | ✅ | 58.4% gross margin, 6.0% SG&A |
| C1-C3 | Cash Flow | ✅ | CFFO/NI 2.05, FCF $963M, accruals -3.3% |
| C4 | Cash vs Debt | ❌ | Cash $126M = 2% of $8.4B |
| D1 | Goodwill | ✅ | $272M = 3% of equity |
| D2 | Leverage | ⚠️ | Debt/EBITDA = 5.0x |
| D3-D4 | Balance Sheet | ✅ | Normal |
| E1-E2 | Acquisition Risk | ✅ | Clean |
| F1 | M-Score | ✅ | -2.65 (clean) |
Summary
Grade: F is REIT-structural. Invitation Homes has clean operations, minimal goodwill, and strong cash generation from the largest single-family rental portfolio in the US. Debt/EBITDA of 5.0x is modestly elevated but appropriate for a portfolio of 76,000+ homes that generate stable rental income. The $126M cash balance is standard for a REIT with revolving credit access.
**Disclaimer**: This report is based on Invitation Homes' FY2025 10-K filed with SEC EDGAR on February 19, 2026. This is NOT investment advice.
Data: SEC EDGAR 10-K + Yahoo Finance
Auditor: Deloitte & Touche LLP (Unqualified opinion)
Fiscal year ended: December 31, 2025