UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM10-K ☑ ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the fiscal year ended December 31, 2022 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission File Number 001-38004 Invitation Homes Inc. (Exact name of registrant as specified in its charter) Maryland 90-0939055 (State or other jurisdiction of incorporat ...

Invitation Homes Inc. (NYSE:INVH) Q4 2022 Earnings Conference Call February 16, 2023 11:00 AM ET Company Participants Scott McLaughlin - Vice President of Investor Relations Dallas Tanner - President and Chief Executive Officer Charles Young - Chief Operating Officer Ernie Freedman - Chief Financial Officer Conference Call Participants Josh Dennerlein - Bank of America Nicholas Joseph - Citi Austin Wurschmidt - KeyBanc Capital Markets Brad Heffern - RBC Capital Markets Sam Choe - Credit Suisse Steve Sakwa - ...

| --- | --- | --- | --- | --- | |---------------------------------------------------------------------------------------------------------------------|--------------------|---------|---------|---------| | Diluted Shares Outstanding \n(unaudited) \nWeighted Average Amounts for Net Income | Q4 2022 | Q4 2021 | FY 2022 | FY 2021 | | Common shares — basic 611,427,853 598,076,066 609,770,610 577,681,070 | | | | | | Shares potentially issuable from vesting/conversion of equity-based awards 778,372 1,751,302 1,341 ...

Financial Data and Key Metrics Changes - Invitation Homes reported same-store NOI growth of 8.6% and blended lease rate growth of 11.6% with an average occupancy of 97.5% [8][22] - Core FFO increased by 9.5% year-over-year to $0.42 per share, while AFFO rose by 8.2% to $0.34 per share [35] - Bad debt increased to 170 basis points, reflecting volatility influenced by rental assistance programs [23][90] Business Line Data and Key Metrics Changes - Same-store core revenue growth was 8.3%, driven by a 9.6% increase in average monthly rent and a 15.5% increase in other income [22] - New lease rates grew by 15.6% and renewal rates by 10.2%, resulting in blended rent growth of 11.6% [26] - Core operating expenses increased by 7.6% year-over-year, primarily due to inflationary pressures [25] Market Data and Key Metrics Changes - The company noted a significant difference in the cost of homeownership versus leasing, with leasing being over 20% cheaper on average [11] - Average household incomes for new residents climbed to over $134,000, indicating a healthy income-to-rent ratio of 5.3 times [24] Company Strategy and Development Direction - The company aims to grow its scale and technology while being prudent capital allocators, with an updated acquisition target of $1.1 billion for the year [12][13] - Invitation Homes is focusing on energy and sustainability initiatives, having improved its GRESB score by over 13% year-over-year [15] - The company is exploring opportunities in investment management and joint ventures to expand its growth [58] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the company's positioning within the housing market despite challenges such as rising property taxes and bad debt [16][18] - The management highlighted the ongoing housing supply shortage and the favorable demographics supporting demand for single-family rentals [10][11] - Future guidance reflects expectations for increased property taxes and elevated bad debt, but overall business performance remains strong [39][42] Other Important Information - The company has a solid balance sheet with 99% of its debt fixed or swapped to fixed at a weighted average interest rate of 3.6% [33] - The company plans to appeal higher property tax assessments, particularly in Florida and Georgia, where assessments increased by nearly 30% [41][69] Q&A Session Summary Question: Supply growth or shrinkage in SFR homes available for sale - Management noted a cyclical behavior in the market with a drop in new listings, indicating a stable supply environment [46][50] Question: External growth and acquisition strategy - Management acknowledged a pullback on acquisitions but remains open to opportunities as market conditions evolve [53][56] Question: Real estate taxes and assessments process - Management explained the timing of assessments and millage rates, indicating a lack of clarity until final tax bills are received [61][66] Question: Bad debt resolution timeline - Management indicated that processing times for non-payers have increased significantly, particularly in California [72][75] Question: Property tax impact on future expenses - Management clarified that elevated property tax growth is expected in the fourth quarter due to prior under-accruals [80][125] Question: Loss to lease calculation and home price impact - Management explained that loss to lease is calculated based on market conditions and does not directly correlate with home ownership costs [127][129]

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM10-Q ☑ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the quarterly period ended September 30, 2022 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission File Number 001-38004 Invitation Homes Inc. (Exact name of registrant as specified in its charter) (State or other jurisdiction of incorporation or orga ...

Invitation Homes Inc. (NYSE:INVH) Q2 2022 Earnings Conference Call July 28, 2022 11:00 AM ET Company Participants Scott McLaughlin - Head, Investor Relations Dallas Tanner - President & Chief Executive Officer Charles Young - Chief Operating Officer Ernie Freedman - Chief Financial Officer Conference Call Participants Austin Wurschmidt - KeyBanc Capital Steve Sakwa - Evercore ISI Nicholas Joseph - Citi Brad Heffern - RBC Capital Adam Kramer - Morgan Stanley Anthony Powell - Barclays Haendel St. Juste - Mizu ...

UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 FORM10-Q ☑ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period from to Commission File Number 001-38004 Invitation Homes Inc. (Exact name of registrant as specified in its charter) (State or other jurisdiction of incorporation or organization) Maryland 90-0939055 (I.R.S. Employer Identi ...

invitation homes Investor Presentation June 2022 Together with you, we make a house a home. Las Vegas I. Executive Summary 2 Key Takeaways and Updates We remain strategically positioned to pursue growth opportunities and enhance the resident experience Our strong Same Store results continued in May: New lease rate growth accelerated to 16.5% (+240 bps YoY) in May, up from 15.5% in April and 14.8% in 1Q22 Renewal rate growth accelerated to 10.3% (+450 bps YoY) in May, consistent with April and up from 9.7% i ...

Financial Data and Key Metrics Changes - Invitation Homes reported same-store NOI growth of 11.7% for Q1 2022, marking the third consecutive quarter above 10% [22] - Core FFO per share increased by 13.5% year-over-year to $0.40, driven by NOI growth and interest expense savings [35] - Average occupancy remained strong at 98.1%, with resident turnover at a historic low of 4.6% [24][22] - The net debt to EBITDA ratio was 6.0 times, achieving the top of the targeted range of 5.5 to 6 times [33] Business Line Data and Key Metrics Changes - Same-store core revenues grew by 9.4%, driven by an average monthly rental rate growth of 8.3% and a 47.1% increase in other income [23] - New lease rate growth was reported at 14.8% for the quarter, while renewal rate growth was 9.7%, resulting in blended rent growth of 10.9% [25] - The company acquired a total of 822 homes for $341 million during the first quarter, including 518 wholly-owned homes for $218 million [34] Market Data and Key Metrics Changes - Leasing a home is over 12% more affordable on average than owning a home within Invitation Homes' markets, driven by rising mortgage rates [11] - The company has seen a 20% increase in website traffic from prospective residents, indicating strong demand [24] Company Strategy and Development Direction - Invitation Homes plans to leverage multi-channel acquisition strategies and technology to grow its portfolio, targeting total gross acquisitions of $2 billion in 2022 [19] - The company is focusing on partnerships with homebuilders to add new residential housing supply and expand consumer choice [13] - Strategic partnerships, such as the joint venture with Rockpoint, aim to specialize in premium location, higher price point homes for lease [15] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the strong fundamentals supporting the business, citing a favorable macroeconomic environment and increasing demand for rental homes [8][11] - The company anticipates continued strong financial results and a positive resident experience, positioning itself well for the peak season [36] Other Important Information - The company has launched a mobile maintenance app to enhance service efficiency and resident satisfaction [27] - Invitation Homes is actively managing its balance sheet, including a recent $600 million bond offering to address upcoming debt maturities [31] Q&A Session Summary Question: Acquisition forecast for 2022 - Management noted that Q1 acquisitions were ahead of last year's pace, with expectations for increased activity in Q2 and Q3 [40][42] Question: Same-store revenue expectations - Management indicated that there is a long runway for above-trend growth due to a significant loss to lease of nearly 20% [44] Question: Turnover trends - Management believes current low turnover rates may not remain but will stabilize at a higher level than pre-pandemic [53] Question: Pathway Homes program details - Management highlighted the flexibility and choice offered through the Pathway Homes program, which allows residents to lease with an option to buy [54] Question: Bad debt increase - Management explained that the increase in bad debt was due to slower payments in Q1 but noted improvements in April [93]

invitation homes EARNINGS RELEASE AND SUPPLEMENTAL INFORMATION EDI H Jacksonville Table of Contents | --- | --- | |-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------|-------| | | | | Earnings Press Release .............................................................................................................................................................. | 2 | | Cons ...