Elme Communities (the “Company”) (NYSE: ELME), a multifamily REIT with communities in the Washington, DC metro area and the Atlanta metro area, reported financial and operating results today for the quarter ended March 31, 2024:

•Net loss was $3.6 million, or $0.04 per diluted share

•NAREIT FFO was $21.3 million, or $0.24 per diluted share, up 20% compared to the prior year period due primarily to additional payments received with respect to easements previously conveyed

•Core FFO was $19.9 million, or $0.23 per diluted share, down 4% compared to the prior year period

•Net Operating Income (NOI) was $37.8 million, up 4% compared to the prior year period

•Same-store multifamily NOI increased by 0.3% compared to the prior year period

•Effective blended Lease Rate Growth was 2.3% during the quarter for our Same-Store Portfolio, comprised of effective new Lease Rate Growth of (2.1)% and effective renewal Lease Rate Growth of 6.2%

•Average Effective Monthly Rent Per Home increased 3.1% compared to the prior year period for our Same-Store Portfolio

•Same-store Retention was 65% while achieving strong renewal Lease Rate Growth

•Same-store multifamily Average Occupancy was 94.4% during the quarter, down 0.9% compared to the prior year period and down 0.5% compared to the prior quarter primarily due to the timing of evictions in our Atlanta communities and the impact of supply. Occupancy remains strong and stable across our Washington Metro portfolio and we expect average occupancy for our Atlanta portfolio to improve over the remainder of the year.

•Same-store multifamily Ending Occupancy was 95.1%, down 0.3% compared to the prior year period and down 0.2% compared to the prior quarter

•Available liquidity was approximately $545 million as of March 31, 2024, consisting of availability under the Company's revolving credit facility and cash on hand

•Annualized first quarter Net Debt to Adjusted EBITDA ratio was 5.7x

•The Company has no debt maturities until 2025 and no secured debt

"Our first quarter results were in line with our expectations, and believe our portfolio is positioned very well heading into our busiest leasing months," said Paul T. McDermott, President and CEO. "We anticipated occupancy pressure in our Atlanta portfolio during the first quarter and we were pleased to see positive momentum in April. As we enter peak leasing season, we are focused on maximizing revenue, progressing our operational initiatives, and executing renovations at strong returns."

•Multifamily same-store NOI - Same-store NOI increased 0.3% compared to the corresponding prior year period driven primarily by higher base rent. Average Occupancy for the quarter decreased 90 basis points from the prior year period to 94.4%.

•Other same-store NOI - The other Same-Store Portfolio is comprised of one asset, Watergate 600. Other same-store NOI decreased by 4.6% compared to the corresponding prior year period due to lower occupancy. Watergate 600 was 87.8% occupied and leased at quarter end.

"We are very pleased with the strong fundamentals throughout our Washington Metro portfolio, which comprised roughly 85% of our first quarter multifamily NOI," said Steven Freishtat, Executive Vice President and CFO. "While our Atlanta submarkets continue to work through elevated eviction backlogs, the number of new delinquencies is declining and we expect improving bad debt trends in our Atlanta portfolio and rent growth in our Washington Metro portfolio to drive higher NOI growth in the second half of the year."

Elme is reiterating its guidance for 2024, including its full year 2024 outlook on key assumptions and matters. Elme expects Core FFO for 2024 to range from $0.90 to $0.96 per fully diluted share. The following assumptions are included in the Core FFO guidance for 2024:

•Same-store multifamily NOI growth is expected to range from 0.25% to 2.0%

•Non-same-store multifamily NOI is expected to range from $5.25 million to $6.25 million

•Other same-store NOI, which consists solely of Watergate 600, is expected to range from $12.0 million to $13.0 million

•Property management expense is expected to range from $8.5 million to $9.0 million

•G&A, net of core adjustments, is expected to range from $24.25 million to $25.25 million

•Interest expense is expected to range from $37.25 million to $38.25 million

•Does not consider any potential future acquisitions or dispositions in 2024

Elme Communities' 2024 Core FFO guidance and outlook are based on a number of factors, many of which are outside the Company's control, including economic factors such as inflation and interest rate changes, and all of which are subject to change.

Elme Communities may change the guidance provided during the year as actual and anticipated results vary from these assumptions, but Elme Communities undertakes no obligation to do so.

A reconciliation of projected net loss per diluted share to projected Core FFO per diluted share for the full year ending December 31, 2024 is as follows:

On April 3, 2024, Elme Communities paid a quarterly dividend of $0.18 per share.

Elme Communities announced today that its Board of Trustees has declared a quarterly dividend of $0.18 per share to be paid on July 3, 2024 to shareholders of record on June 20, 2024.

The First Quarter 2024 Earnings Call is scheduled for Thursday, May 2, 2024 at 9:00 A.M. Eastern Time. Conference Call access information is as follows:

USA Toll Free Number:            1-877-545-0523

International Toll Number:        1-973-528-0016

Conference ID:                504503

The instant replay of the Earnings Call will be available until Thursday, May 16, 2024. Instant replay access information is as follows:

USA Toll Free Number:            1-877-481-4010

International Toll Number:        1-919-882-2331

Conference ID:                50221

The live on-demand webcast of the Conference Call with presentation slides will be available on the Investor section of Elme Communities' website at www.elmecommunities.com. Online playback of the webcast and presentation slides will be available following the Conference Call.

Elme Communities is committed to elevating what home can be for middle-income renters by providing a higher level of quality, service, and experience. The Company is a multifamily real estate investment trust that owns and operates approximately 9,400 apartment homes in the Washington, DC metro and the Atlanta metro regions, and owns approximately 300,000 square feet of commercial space. Focused on providing quality, affordable homes to a deep, solid, and underserved base of mid-market demand, Elme Communities is building long-term value for shareholders.

Note: Elme Communities' press releases and supplemental financial information are available on the Company website at www.elmecommunities.com or by contacting Investor Relations at (202) 774-3200.

Certain statements in our earnings release and on our conference call are "forward-looking statements" within the meaning of the Private Securities Litigation Reform Act of 1995 and involve risks and uncertainties. Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In some cases, you can identify forward looking statements by the use of forward-looking terminology such as “may,” “will,” “should,” “expects,” “intends,” “plans,” “anticipates,” “believes,” “estimates,” “predicts,” or “potential” or the negative of these words and phrases or similar words or phrases which are predictions of or indicate future events or trends and which do not relate solely to historical matters. Such statements involve known and unknown risks, uncertainties, and other factors which may cause the actual results, performance, or achievements of Elme Communities to be materially different from future results, performance or achievements expressed or implied by such forward-looking statements. Additional factors which may cause the actual results, performance, or achievements of Elme Communities to be materially different from future results, performance or achievements expressed or implied by such forward-looking statements include, but are not limited to: the risks associated with ownership of real estate in general and our real estate assets in particular; our current positioning leading into our busiest leasing months; our ability to work through elevated eviction backlogs; whether bad debt trends in Atlanta will improve; whether demand for value-oriented apartments in the Washington Metro region and improving bad debt trends will drive higher NOI growth; the ability of the price points within our portfolio to insulate our portfolio from the effects of new supply; the impact of renovation-led value creation and increased profitability created by our operational initiatives on our NOI this year; the economic health of the areas in which our properties are located, particularly with respect to the greater Washington, DC metro and Sunbelt regions; risks associated with our ability to execute on our strategies, including new strategies with respect to our operations and our portfolio, including the acquisition of apartment homes in the Sunbelt markets and our ability to realize any anticipated operational benefits from our internalization of community management functions; the risk of failure to enter into and/or complete acquisitions and dispositions; changes in the composition of our portfolio; reductions in or actual or threatened changes to the timing of federal government spending; the economic health of our residents; the impact from macroeconomic factors (including inflation, increases in interest rates, potential economic slowdowns or recessions and geopolitical conflicts); risks related to our ability to control our expenses if revenues decrease; compliance with applicable laws and corporate social responsibility goals, including those concerning the environment and access by persons with disabilities; risks related to not having adequate insurance to cover potential losses; changes in the market value of securities; terrorist attacks or actions and/or cyber-attacks; whether we will succeed in the day-to-day property management and leasing activities that we have previously outsourced; the availability and terms of financing and capital and the general volatility of securities markets; the risks related to our organizational structure and limitations of share ownership; failure to qualify and maintain our qualification as a REIT and the risks of changes in laws affecting REITs; and other risks and uncertainties detailed from time to time in our filings with the SEC, including our 2023 Form 10-K filed on February 16, 2024. While forward-looking statements reflect our good faith beliefs, they are not guarantees of future performance. We undertake no obligation to update our forward-looking statements or risk factors to reflect new information, future events, or otherwise.

This Earnings Release also includes certain forward-looking non-GAAP information. These non-GAAP financial measures should be considered along with, but not as alternatives to, net income (loss) as a measure of our operating performance. Please see the following pages for the corresponding definitions and reconciliations of such non-GAAP financial measures.

Adjusted EBITDA is earnings before interest expense, taxes, depreciation, amortization, gain/loss on sale of real estate, casualty gain/loss, real estate impairment, gain/loss on extinguishment of debt, gain/loss on interest rate derivatives, severance expense, acquisition expenses, gain from non-disposal activities, adjustment to deferred taxes, write-off of pursuit costs, Transformation Costs and gain on land easements. Adjusted EBITDA is included herein because we believe it helps investors and lenders understand our ability to incur and service debt and to make capital expenditures. Adjusted EBITDA is a non-GAAP and non-standardized measure and may be calculated differently by other REITs.

Adjusted Funds From Operations (“AFFO”) is a non-GAAP measure. It is calculated by subtracting from FFO (1) recurring improvements, tenant improvements and leasing costs, that are capitalized and amortized and are necessary to maintain our properties and revenue stream (excluding items contemplated prior to acquisition or associated with development / redevelopment of a property) and (2) straight line rents, then adding (3) non-real estate depreciation and amortization, (4) non-cash fair value interest expense and (5) amortization of restricted share compensation, then adding or subtracting the (6) amortization of lease intangibles, (7) real estate impairment and (8) non-cash gain/loss on extinguishment of debt, as appropriate. AFFO is included herein, because we consider it to be a performance measure of a REIT’s ability to incur and service debt and to distribute dividends to its shareholders. AFFO is a non-GAAP and non-standardized measure, and may be calculated differently by other REITs.

Core Adjusted Funds From Operations ("Core AFFO") is calculated by adjusting AFFO for the following items (which we believe are not indicative of the performance of Elme Communities' operating portfolio and affect the comparative measurement of Elme Communities' operating performance over time): (1) gains or losses on extinguishment of debt and gains or losses on interest rate derivatives, (2) expenses related to acquisition and structuring activities, (3) non-share-based executive transition costs, severance expenses and other expenses related to corporate restructuring and executive retirements or resignations, (4) property impairments, casualty gains and losses, and gains or losses on sale not already excluded from Core AFFO, as appropriate, (5) relocation expense, (6) Transformation Costs, (7) write-off of pursuit costs, (8) adjustment to deferred taxes and (9) gain on land easements. These items can vary greatly from period to period, depending upon the volume of our acquisition activity and debt retirements, among other factors. We believe that by excluding these items, Core AFFO serves as a useful, supplementary performance measure of Elme Communities' ability to incur and service debt, and distribute dividends to its shareholders. Core AFFO is a non-GAAP and non-standardized measure, and may be calculated differently by other REITs.

Core Funds From Operations (“Core FFO”) is calculated by adjusting NAREIT FFO for the following items (which we believe are not indicative of the performance of Elme Communities' operating portfolio and affect the comparative measurement of Elme Communities' operating performance over time): (1) gains or losses on extinguishment of debt and gains or losses on interest rate derivatives, (2) expenses related to acquisition and structuring activities, (3) executive transition costs, severance expenses and other expenses related to corporate restructuring and executive retirements or resignations, (4) property impairments, casualty gains and losses, and gains or losses on sale not already excluded from NAREIT FFO, as appropriate, (5) relocation expense, (6) Transformation Costs, (7) write-off of pursuit costs, (8) adjustment to deferred taxes and (9) gain on land easements. These items can vary greatly from period to period, depending upon the volume of our acquisition activity and debt retirements, among other factors. We believe that by excluding these items, Core FFO serves as a useful, supplementary measure of Elme Communities' ability to incur and service debt, and distribute dividends to its shareholders. Core FFO is a non-GAAP and non-standardized measure, and may be calculated differently by other REITs.

NAREIT Funds From Operations (“FFO”) is defined by the 2018 National Association of Real Estate Investment Trusts, Inc. (“NAREIT”) FFO White Paper Restatement, as net income (computed in accordance with generally accepted accounting principles (“GAAP”) excluding gains (or losses) associated with sales of properties, impairments of depreciable real estate and real estate depreciation and amortization. We consider NAREIT FFO to be a standard supplemental measure for equity real estate investment trusts (“REITs”), and believe it is a useful measure because it facilitates an understanding of the operating performance of our properties without giving effect to real estate depreciation and amortization, which historically assumes that the value of real estate assets diminishes predictably over time. Since real estate values have instead historically risen or fallen with market conditions, we believe that NAREIT FFO more accurately provides investors an indication of our ability to incur and service debt, make capital expenditures and fund other needs. Our NAREIT FFO may not be comparable to FFO reported by other REITs. These other REITs may not define the term in accordance with the current NAREIT definition or may interpret the current NAREIT definition differently. NAREIT FFO is a non-GAAP measure.

Net Debt to Adjusted EBITDA represents net debt as of period end divided by adjusted EBITDA for the period, as annualized (i.e. three months periods are multiplied by four) or on a trailing 12 month basis. We define net debt as the total outstanding debt reported as per our consolidated balance sheets less cash and cash equivalents at the end of the period.

Net Operating Income (“NOI”), defined as real estate rental revenue less direct real estate operating expenses, is a non-GAAP measure. NOI is calculated as net income, less non-real estate revenue and the results of discontinued operations (including the gain or loss on sale, if any), plus interest expense, depreciation and amortization, lease origination expenses, general and administrative expenses, acquisition costs, real estate impairment, casualty gain and losses and gain or loss on extinguishment of debt. NOI does not include management expenses, which consist of corporate property management costs and property management fees paid to third parties.

NOI is the primary performance measure we use to assess the results of our operations at the property level. We believe that NOI is a useful performance measure because, when compared across periods, it reflects the impact on operations of trends in occupancy rates, rental rates and operating costs on an unleveraged basis, providing perspective not immediately apparent from net income. NOI excludes certain components from net income in order to provide results more closely related to a property’s results of operations. For example, interest expense is not necessarily linked to the operating performance of a real estate asset. In addition, depreciation and amortization, because of historical cost accounting and useful life estimates, may distort operating performance at the property level. As a result of the foregoing, we provide NOI as a supplement to net income, calculated in accordance with GAAP. NOI does not represent net income or income from continuing operations calculated in accordance with GAAP. As such, NOI should not be considered an alternative to these measures as an indication of our operating performance.

Average Effective Monthly Rent Per Home represents the average of effective rent (net of concessions) for in-place leases plus the market rent for vacant homes, divided by the total number of homes. We believe Average Effective Monthly Rent Per Home is a useful metric in evaluating the average pricing of our homes. It is a component of Residential Revenue, which is used to calculate our NOI. It does not represent actual rental revenue collected per unit.

Average Occupancy is based on average daily occupied apartment homes as a percentage of total apartment homes.

Current Strategy represents the class of each community in our portfolio based on a set of criteria. Our strategies consist of the following subcategories: Class A, Class A-, Class B Value-Add and Class B. A community's class is dependent on a variety of factors, including its vintage, site location, amenities and services, rent growth drivers and rent relative to the market.

•Class A communities are recently-developed, well-located, have competitive amenities and services and command average rental rates well above market median rents.

•Class A- communities have been developed within the past 20 years and feature operational improvements and unit upgrades and command rents at or above median market rents.

•Class B Value-Add communities are over 20 years old but feature operational improvements and strong potential for unit renovations. These communities command average rental rates below median market rents for units that have not been renovated.

•Class B communities are over 20 years old, feature operational improvements and command average rental rates below median market rents.

Debt Service Coverage Ratio is computed by dividing earnings attributable to the controlling interest before interest expense, taxes, depreciation, amortization, real estate impairment, gain on sale of real estate, gain/loss on extinguishment of debt, severance expense, relocation expense, acquisition and structuring expenses, gain/loss from non-disposal activities and gain on land easements by interest expense (including interest expense from discontinued operations) and principal amortization.

Debt to Total Market Capitalization is total debt divided by the sum of total debt plus the market value of shares outstanding at the end of the period.

Earnings to Fixed Charges Ratio is computed by dividing earnings attributable to the controlling interest by fixed charges. For this purpose, earnings consist of income from continuing operations (or net income if there are no discontinued operations) plus fixed charges, less capitalized interest. Fixed charges consist of interest expense (excluding interest expense from discontinued operations), including amortized costs of debt issuance, plus interest costs capitalized.

Ending Occupancy is calculated as occupied homes as a percentage of total homes as of the last day of that period.

Lease Rate Growth is defined as the average percentage change in either gross (excluding the impact of concessions) or effective rent (net of concessions) for a new or renewed multifamily lease compared to the prior lease based on the move-in date. The "blended" rate represents the weighted average of new and renewal lease rate growth achieved.

Recurring Capital Improvements represent non-accretive building improvements required to maintain a property's income and value. Recurring capital improvements do not include acquisition capital that was taken into consideration when underwriting the purchase of a building or which are incurred to bring a building up to "operating standard". This category includes improvements made as needed upon vacancy of an apartment. Aside from improvements related to apartment turnover, these improvements include facade repairs, installation of new heating and air conditioning equipment, asphalt replacement, permanent landscaping, new lighting and new finishes.

Retention represents the percentage of multifamily leases renewed that were set to expire in the period presented.

Relocation expenses represent costs associated with the relocation of the corporate headquarters to a new location in the Washington metro region.

Same-store Portfolio includes properties that were owned for the entirety of the years being compared, and exclude properties under redevelopment or development and properties acquired, sold or classified as held for sale during the years being compared. We categorize our properties as "same-store" or "non-same-store" for purposes of evaluating comparative operating performance. We define development properties as those for which we have planned or ongoing major construction activities on existing or acquired land pursuant to an authorized development plan. Development properties are categorized as same-store when they have reached stabilized occupancy (90%) before the start of the prior year. We define redevelopment properties as those for which we have planned or ongoing significant development and construction activities on existing or acquired buildings pursuant to an authorized plan, which has an impact on current operating results, occupancy and the ability to lease space with the intended result of a higher economic return on the property. We categorize a redevelopment property as same-store when redevelopment activities have been complete for the majority of each year being compared. We currently have two same-store portfolios: "Same-store multifamily" which is comprised of our same-store apartment communities and "Other same-store" which is comprised of our Watergate 600 commercial property.

Transformation Costs include costs related to the strategic shift away from the commercial sector to the residential sector, including the allocation of internal costs, consulting, advisory and termination benefits.

Consolidated Balance Sheets (In thousands, except per share data) (Unaudited)

			March 31, 2024						December 31, 2023						September 30, 2023						June 30, 2023						March 31, 2023
Assets
Land			$	383,808					$	384,097					$	384,097					$	373,113					$	373,171
Income producing property			1,966,412						1,960,020						1,941,663						1,911,381						1,903,648
			2,350,220						2,344,117						2,325,760						2,284,494						2,276,819
Accumulated depreciation and amortization			(550,421)						(528,024)						(506,298)						(523,153)						(502,104)
Net income producing property			1,799,799						1,816,093						1,819,462						1,761,341						1,774,715
Properties under development or held for future development			30,980						30,980						31,095						31,260						31,260
Total real estate held for investment, net			1,830,779						1,847,073						1,850,557						1,792,601						1,805,975
Cash and cash equivalents			4,199						5,984						8,079						5,554						7,044
Restricted cash			2,704						2,554						2,104						1,887						1,487
Rents and other receivables			12,886						17,642						15,300						15,746						16,095
Prepaid expenses and other assets			25,971						26,775						34,233						22,711						24,398
Total assets			$	1,876,539					$	1,900,028					$	1,910,273					$	1,838,499					$	1,854,999
Liabilities
Notes payable, net			$	522,539					$	522,345					$	522,150					$	521,955					$	521,761
Line of credit			160,000						157,000						149,000						24,000						35,000
Accounts payable and other liabilities			31,112						38,997						40,666						36,920						28,583
Dividend payable			15,888						15,863						15,868						15,834						15,869
Advance rents			4,361						5,248						3,365						2,949						1,800
Tenant security deposits			6,235						6,225						6,171						5,913						5,671
Total liabilities			740,135						745,678						737,220						607,571						608,684
Equity
Preferred shares; $0.01 par value; 10,000 shares authorized			—						—						—						—						—
Shares of beneficial interest, $0.01 par value; 150,000 shares authorized			880						879						878						878						877
Additional paid-in capital			1,736,524						1,735,530						1,734,657						1,733,388						1,731,701
Distributions in excess of net income			(588,923)						(569,391)						(550,442)						(490,939)						(472,503)
Accumulated other comprehensive loss			(12,365)						(12,958)						(12,332)						(12,693)						(14,056)
Total shareholders' equity			1,136,116						1,154,060						1,172,761						1,230,634						1,246,019
Noncontrolling interests in subsidiaries			288						290						292						294						296
Total equity			1,136,404						1,154,350						1,173,053						1,230,928						1,246,315
Total liabilities and equity			$	1,876,539					$	1,900,028					$	1,910,273					$	1,838,499					$	1,854,999

Multifamily Communities
March 31, 2024

Community						Location			Apartment Homes			Current Strategy			Year Acquired			Year Built			Average Occupancy(1)						Ending Occupancy						% of Total Portfolio NOI(1,2)
Virginia
Cascade at Landmark						Alexandria, VA			277			B Value-Add			2019			1988			96.2%						95.7%						3%
Clayborne						Alexandria, VA			74			A-			N/A			2008			96.4%						95.9%						1%
Elme Alexandria						Alexandria, VA			532			B Value-Add			2019			1990			95.3%						96.4%						5%
Riverside Apartments						Alexandria, VA			1222			B Value-Add			2016			1971			96.6%						96.6%						13%
Bennett Park						Arlington, VA			224			A-			N/A			2007			96.3%						96.9%						3%
Park Adams						Arlington, VA			200			B Value-Add			1969			1959			95.6%						96.0%						2%
The Maxwell						Arlington, VA			163			A-			N/A			2014			96.7%						96.3%						2%
The Paramount						Arlington, VA			135			B			2013			1984			96.8%						96.3%						2%
The Wellington						Arlington, VA			710			B Value-Add			2015			1960			96.6%						97.5%						7%
Trove						Arlington, VA			401			A			N/A			2020			95.5%						96.3%						5%
Roosevelt Towers						Falls Church, VA			191			B Value-Add			1965			1964			96.6%						95.8%						2%
Elme Dulles						Herndon, VA			328			B Value-Add			2019			2000			96.7%						97.9%						4%
Elme Herndon						Herndon, VA			283			B Value-Add			2019			1991			95.4%						96.1%						3%
Elme Leesburg						Leesburg, VA			134			B			2019			1986			96.5%						97.0%						1%
Elme Manassas						Manassas, VA			408			B Value-Add			2019			1986			94.4%						96.6%						4%
The Ashby at McLean						McLean, VA			268			B Value-Add			1996			1982			96.5%						95.9%						4%
Washington, DC
3801 Connecticut Avenue						Washington, DC			307			B Value-Add			1963			1951			94.3%						94.1%						3%
Kenmore Apartments						Washington, DC			371			B Value-Add			2008			1948			93.2%						93.0%						3%
Yale West						Washington, DC			216			A-			2014			2011			95.4%						96.8%						3%
Maryland
Elme Bethesda						Bethesda, MD			193			B			1997			1986			97.2%						97.4%						3%
Elme Watkins Mill						Gaithersburg, MD			210			B			2019			1975			96.0%						95.7%						2%
Elme Germantown						Germantown, MD			218			B Value-Add			2019			1990			95.1%						95.4%						2%
Georgia
Elme Conyers						Conyers, GA			240			B			2021			1999			93.9%						95.0%						1%
Elme Marietta			3			Marietta, GA			420			B Value-Add			2022			1975			88.6%						91.0%						3%
Elme Sandy Springs						Sandy Springs, GA			389			B Value-Add			2022			1972			88.0%						90.0%						2%