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          "text": "Slide 5\n(1) Calculated as incremental NOI, divided by a 5.5% cap rate, net of capital investment. Incremental NOI of $18.6 million equates to total units completed to date of 7,285 multiplied by $213 rent premium annualized. Total costs-to-date of $110.6 million equates to total units completed to date multiplied cost per unit of $15,189.\n(2) Value add pipeline data is as of September 30, 2023. These projections constitute forward-looking information. See \"Forward-Looking Statement\" at the end of this presentation.\n(3) Illustrative estimated cost / unit ranging from $14,500 to $15,500.\n(4) Illustrative 17.9% annual ROI based on IRT's historical returns.\n(5) Calculated as incremental NOI, divided by 5.5% cap rate net of capital invested.",
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          "text": "Slide 2\n(1) For the total portfolio as of 3Q 2023, as applicable; including portfolio average rental rate growth for the IRT same store portfolio for the three months ended September 30, 2023.\n(2) Highlights are for the IRT same store portfolio for the three months ended September 30, 2023 vs. the three months ended September 30, 2022. NOI is a non-GAAP financial measure. See slides 52-54 for definitions and reconciliations.\n(3) Return on investment or ROI throughout this presentation is calculated as rent premium per unit per month, multiplied by 12 months, dividend by interior renovation costs or total renovation costs, as applicable. Rent premium reflects the per unit per month difference between the rental rate on the renovated unit and the market rent for an unrenovated unit. Project results are through September 30, 2023.\n(4) This guidance, including the underlying assumptions, constitutes forward-looking information. Actual full year 2023 CFFO could vary significantly from the projections presented. See \"Forward-Looking Statement\" at the end of this presentation.",
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          "text": "Slide 20\n(1) This guidance, including the underlying assumptions presented in the table below, constitutes forward-looking information. Actual full year 2023 EPS, FFO, and CFFO could vary significantly\nfrom the projections presented. See \"Forward-Looking Statements\". Our guidance is based on the key guidance assumptions.\n(2) Per share guidance is based on 230.4 million weighted average shares and units outstanding.\n(3) Gain on sale (loss on impairment) of real estate assets includes gains (impairments) on one asset sale that occurred during the first quarter of 2023, one property identified as held for sale as\nof September 30, 2023, and nine other assets targeted for sale as part of our Portfolio Optimization and Deleveraging Strategy.\n(4) This guidance, including the underlying assumptions, constitutes forward-looking information. Actual results could vary significantly from the projections presented. See \"Forward-Looking\nStatements\"\n(5) Interest expense includes amortization of deferred financing costs but excludes loan premium accretion, net. As a result of purchase accounting, we recorded a $72.1 million loan premium,\nnet, related to STAR debt. This loan premium will be accreted into and reduce GAAP interest expense over the remaining term of the associated debt. However, loan premium accretion will\nbe excluded from CFFO.\n(6) Includes one asset sale that occurred in the first quarter 2023 and one property identified as held for sale as of September 30, 2023. We expect sales of the other nine properties included in\nthe Portfolio Optimization and Deleveraging Strategy to close in 2024. Actual acquisitions and dispositions could vary significantly from our projections. We undertake no duty to update these\nassumptions except as required by law. See \"Forward-Looking Statements\".",
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          "text": "Slide 22\n(1) The rent premium reflects the per unit per month difference between the rental rate on the renovated unit and the market rent for an unrenovated unit as of the date presented, as\ndetermined by management consistent with its customary rent-setting and evaluation procedures.\n(2) Includes all costs to renovate the interior units and make certain exterior renovations, including clubhouses and amenities. Interior costs per unit are based on units leased. Exterior costs per\nunit are based on total units at the community. Excludes overhead costs to support and manage the value add program as those costs relate to the entire program and cannot be allocated to\nindividual projects.\n(3) Calculated using the rent premium per unit per month, multiplied by 12, divided by the interior renovation costs per unit.\n(4) Calculated using the rent premium per unit per month, multiplied by 12, divided by the total renovation costs per unit.\n(5) During the three months ended September 30, 2023, we paused renovations at one property comprised of 496 units in Atlanta, Georgia given current market conditions.\n(6) Renovation projects expected to commence during the first half of 2024.\n(7) We consider value add projects completed when over 85% of the property's units to be renovated have been completed. We continue to renovate remaining unrenovated units as leases\nexpire until we complete 100% of the property's units.",
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          "text": "Funds From Operations (\"FFO\") and Core Funds From Operations (\"CFFO\")\nWe 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.\nCFFO 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, abandoned deal costs, loan premium accretion and discount amortization, debt extinguishment costs, and merger and integration costs from the determination of FFO.\nOur 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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          "text": "Reconciliation of same-store net operating income to net income (loss)\nSame-store net operating income\nNon same-store net operating income\nPre-Merger STAR Portfolio NOI\nOther revenue\nOther income (expense), net\nProperty management expenses\nGeneral and administrative expenses\nDepreciation and amortization expense\nCasualty gains (losses), net\nInterest expense\nGain on sale (loss on impairment) of real estate assets, net\nGain (loss) on extinguishment of debt\nRestructuring costs\nMerger and integration costs\nNet income (loss)\nFor the Three-Months Ended (a)\nSeptember 30,\n2023\nJune 30,\n2023\nMarch 31,\n2023\nDecember 31,\n2022\nSeptember 30,\n2022\n$ 101,012 $ 98,130 $ 99,303 $ 97,774 $ 94,566\n4,063\n3,400\n2,577\n7,269\n5,767\n232\n354\n239\n306\n300\n(1,547)\n(1,277)\n(683)\n299\n(712)\n(7,232)\n(6,818)\n(6,371)\n(6,593)\n(5,744)\n(3,660)\n(5,910)\n(8,154)\n(5,739)\n(5,625)\n(55,546)\n(53,984)\n(53,536)\n(52,161)\n(49,722)\n(35)\n(680)\n(151)\n1,690\n191\n(22,033)\n(22,227)\n(22,124)\n(23,337)\n(22,093)\n(11,268)\n985\n17,044\n(3,213)\n(2,028)\n(275)\n$ 3,986 $ 10,988 $ 8,872 $ 34,524 $ 16,653",
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