Filing Flows › Douglas Emmett (DEI) › Q1 2026
Douglas Emmett (DEI) Q1 2026 earnings results (first quarter 2026)
10-Q filed May 8, 2026
Douglas Emmett (DEI) reported revenue of $251M for the first quarter 2026 (Q1 2026), -0.2% from a year earlier and +0.6% from the quarter before. Operating margin was 19.5%, net loss $12.6M (5.0% of revenue).
Douglas Emmett, Q1 2026: revenue $251M (-0.2% year over year), operating margin 19.5%, net loss $12.6M, operating cash flow $117M. The chart follows the revenue to costs, profit and cash.
| Q1 2026 | Amount | Q/Q | Y/Y |
|---|---|---|---|
| Revenue | $251M | +0.6% | -0.2% |
| Operating profit | $48.9M | +9% | -7% |
| Net earnings | −$12.6M | — | -132% |
| Operating cash flow | $117M | +85% | -12% |
| Free cash flow | $65.2M | +442% | -28% |
What changed
Revenue was $251.0M in Q1 2026, roughly flat year over year and up 1% from the previous quarter. Office rental was the largest line at 80% of revenue. Office rental lost $1.6M year over year (down 1%), 274% of the total change.
Gross margin was 63.7%, down 0.7 points from Q1 2025. Operating profit was $48.9M, a 19.5% margin (down 1.4 points year over year). Operating expenses grew 2% against flat revenue. The fastest-growing cost line was General & admin (+18%). The quarter ended with a net loss of $12.6M, narrower than the previous quarter's $19.8M loss. Minority interests bore $10.1M of it: to shareholders the quarter was a loss of $2.5M. Net interest and other expense of $61.5M was the main reason.
Operating cash flow was $116.9M (down 12% year over year). Non-cash charges added back $97.4M of depreciation and amortization and $2.7M of share-based compensation. Working capital and other items added $29.4M. Capital expenditures of $51.7M left free cash flow of $65.2M.
Questions
What was Douglas Emmett's revenue in the first quarter 2026?
Douglas Emmett (DEI) reported revenue of $251M for the first quarter 2026 (Q1 2026), -0.2% from a year earlier and +0.6% from the quarter before.
Was Douglas Emmett profitable in the first quarter 2026?
Operating profit was $48.9M (19.5% of revenue) and net loss $12.6M.
Source: Douglas Emmett 10-Q on SEC EDGAR.