CluenexCamden Property Trust CPT
Camden Property Trust scores weak on business quality (3.9 of 10). Here is why, in plain words, and what our sealed record shows.
Why it matters
- What Camden Property Trust does
Camden Property Trust owns and operates multifamily apartment communities, collecting rent from residents across major US markets. The business focuses on developing, acquiring, and managing suburban and urban rental properties to generate steady rental income. Management is navigating interest rate pressures while steering capital toward selective property development and shareholder distributions through dividends and buybacks.
- What it does best
Camden generates an exceptional free cash flow margin of 73%, placing it in the top decile of its sector. This cash conversion efficiency stems from disciplined capital allocation and operating properties in high-demand metropolitan markets where tenant demand remains resilient.
- The main risk
Tight interest coverage of 1.4x leaves the balance sheet vulnerable to financing costs. If debt expenses rise further or rental income softens, debt service will absorb a larger share of operating cash flow, constraining capital for new developments.
Quality, check by check
Scored against its own industry, from company filings.
Operating margin stands at 13.2% alongside a net margin of 20.7%, indicating compressed profitability from high operating expenses and capital costs. Scale does not rapidly expand margins due to heavy property maintenance needs.
The company holds a middle-of-the-pack moat, reflected by an operating margin of 13.2% that lags behind peers like ESS at 29.2%. Regional competition limits pricing power, preventing wide economic moats in rental housing.
Revenue grew 1.9% to $1.6 billion, showing a slow pace compared to historical periods. Growth is fading as new apartment supply weighs on pricing power across core operating markets.
Total debt sits at $3.9 billion with an interest coverage ratio of 1.4x, leaving a narrow margin for debt service. Free cash flow dropped to $322 million, and the balance sheet is getting softer as leverage climbs.
Insiders
Executives and directors, from SEC Form 4 filings we read ourselves. Open market trades only; grants, option exercises and pre-planned sales left out.
No open market buys or unplanned sales by executives or directors.
Our sealed record on CPT
Verdicts appear here 30 days after we publish them; members see today's. Each one is in the nightly ledger, fingerprinted the night it was made.
The first sealed verdicts appear here on Oct 11, 2026.
Questions
Camden Property Trust scores weak on the Cluenex quality check (3.9 of 10), measured against its own industry. Profitability is weak, moat fair, growth slow and financial health weak.
In the last 90 days of SEC Form 4 filings: No open market buys or unplanned sales by executives or directors.
Nov 5, 2026, after the close.
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Cite this page: Cluenex, “Camden Property Trust (CPT)”, https://cluenex.com/stocks/cpt/, data as of Oct 10, 2026.