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AGNT, AGNT Inc.
AGNT Inc. operates its business through three reportable segments: North American Realty, International Realty, and Other Affiliated Services.
AGNT Inc. owns and oversees a diversified portfolio of service-oriented businesses.
Through disciplined investment in technology, education, and affiliated services, the Company seeks to provide a scalable platform where real estate professionals can grow their businesses and adapt to an evolving real estate marketplace.
The business
What it sells, where the money comes from, the kind of company it is.
The business in brief
read the 10-K →What this business is and what moves its needle, from its own SEC filings.
- Situation
- Unprofitable. No sustained operating profit across the record; an earnings multiple has nothing to rest on. What the record does show is revenue, the gross-margin trajectory, and the burn against the cash on hand.
- What moves the needle
- Operating margin has run around −0.4% through the cycle on a 11% gross margin, the operating line deeply negative — so the lever is the path to a margin at all: revenue growth against the cost curve and the cash runway, not the level of a margin that isn't there yet. On its own account, the filing leans hardest on concentrated dependence, set against the numbers in what the filing emphasizes, below.
- Is it a good business?
- Return on capital has rarely cleared the cost of capital (median −14%, above 15% in 2 of 9 years). The steadier read is owner earnings: roughly 5% of revenue reaches owners as cash, consistently, and customers and suppliers fund the business through negative working capital. This is price-taker territory, where the balance sheet and the cycle matter more than any multiple; the rest is in the 10-K.
Every line is arithmetic on the company's filings, shown in full in the sections below.
The record
Ten years of arithmetic, read across the cycle.
The record, 2016–2025
realized figures from each filing · older years to the left| 2016’16 | 2017’17 | 2018’18 | 2019’19 | 2020’20 | 2021’21 | 2022’22 | 2023’23 | 2024’24 | 2025’25 | TTMTTMMar 2026 | |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Income statement | |||||||||||
| $54M | $156M | $500M | $980M | $1.8B | $3.8B | $4.6B | $4.3B | $4.6B | $4.8B | $4.8B | RevenueRevenue |
| ($7M) | ($22M) | ($22M) | ($10M) | $31M | $81M | $15M | ($9M) | ($21M) | ($23M) | ($17M) | Net incomeNet inc. |
| Cash flow & returns | |||||||||||
| ($7M) | ($22M) | ($22M) | ($7M) | $35M | $87M | $25M | $2M | ($13M) | ($16M) | ($10M) | Funds from operationsFFO |
| Balance sheet | |||||||||||
| — | — | — | — | — | 13% | 100% | 1486% | — | — | — | Dividend payout (FFO)Payout |
| $6M | $15M | $56M | $96M | $242M | $414M | $382M | $386M | $391M | $442M | $467M | Total assetsAssets |
| — | — | $3M | $2M | $4M | $3M | $5M | $20K | — | — | $926K | Total debtDebt |
| — | — | ($18M) | ($38M) | ($96M) | ($106M) | ($117M) | ($126M) | — | — | ($121M) | Net debt / (cash)Net debt |
| $3M | $4M | $30M | $52M | $142M | $222M | $248M | $243M | $205M | $243M | $256M | Shareholders’ equityEquity |
| Per share | |||||||||||
| 51.1M | 53.2M | 115M | 126M | 152M | 158M | 156M | 157M | 154M | 157M | 162M | Shares out (diluted)Shares |
| $-0.14 | $-0.41 | $-0.19 | $-0.06 | $0.23 | $0.55 | $0.16 | $0.01 | $-0.09 | $-0.10 | $-0.06 | FFO / shareFFO/sh |
| — | — | — | — | — | $0.07 | $0.16 | $0.18 | $0.20 | $0.20 | $0.19 | Dividends / shareDiv/sh |
| $0.05 | $0.08 | $0.26 | $0.41 | $0.93 | $1.41 | $1.59 | $1.55 | $1.33 | $1.55 | $1.58 | Book value / shareBVPS |
The diluted share count moved ×2.17 into 2018 — shares issued, not a split the totals corroborate — and the per-share figures carry the counts as filed.
| 9-yr | 5-yr | |
|---|---|---|
| Revenue / share | +45.4%/yr | +20.7%/yr |
| Owner earnings / share | +49.7%/yr | −1.3%/yr |
| Dividends / share | +27.9%/yr (4-yr) | +27.9%/yr (4-yr) |
| Capital spending / share | +25.1%/yr | +7.5%/yr |
| Book value / share | +46.6%/yr | +10.6%/yr |
The record, charted
FY2016–2025Each measure over its full record; the current point and the worst year marked.
Quality & stewardship
Returns, the balance sheet, capital allocation, and pay.
Owner’s Scorecard
Will it survive?
- Can it pay its interest? -10335.1×Does not cover its interestOperating income ($21M) ÷ interest expense $2K
What this means
A full year of operating profit didn't cover the interest bill. This is the zombie zone: the business depends on refinancing, asset sales, or forbearance to service its debt.
- Net cashCash $124M − debt $1M
What this means
Cash and short-term investments exceed every dollar of debt by $123M, on net the company owes nothing, and can act from strength when others can't. Net debt is the leverage figure that matters: the cash is already set against the debt. Strategic or illiquid investments aren't counted here.
- Negative, funded by othersDSO 8 + DIO 0 − DPO 12 days
What this means
Days cash is tied up between paying suppliers and collecting from customers. A negative cycle is a quiet moat: suppliers and customers fund the operation (Buffett's “float”), the company grows on other people's money. (Little or no inventory, a services / asset-light model, so the inventory leg is ~0.)
Is it a good business?
- Below average through the cycle9-yr median, range -691%–68%; -14% latest = NOPAT ($17M) ÷ invested capital $120MIndustry peers: median 4%
What this means
The rate the business earns on the money tied up in it, Buffett's north star, because over time a stock tracks the ROIC beneath it. Above ~15% sustained hints at a moat; a return below the cost of capital (~8%) erodes value as a business grows rather than building it — the test Buffett weighs most. The headline is the median of the last 9 years (it ran -14% most recently), so one peak or trough year doesn't set the verdict. Asset-light businesses (R&D expensed, little capital) read artificially high, pair this with Owner Earnings.
- Thin through the cycle10-yr median margin, range 2%–6%; latest $112M = operating cash $119M − maintenance capex $7MIndustry peers: median 1%
What this means
What an owner could take out without starving the business: operating cash less the maintenance capital it must spend to hold its position — Buffett's owner earnings. That's 2% of revenue this year, a 4% median across 10 years. Treating stock comp as the real expense it is (less $13M of SBC) leaves $99M.
- Loss, but cash-generativeNet income ($23M) · cash from operations $119M
In the filing’s words And the filing leans heavily on adjusted, non-GAAP earnings — steering you off the GAAP figure just where the cash is not backing it. Read the reconciliation in the notes before taking the adjusted number.
What this means
The company reported a net loss, so a conversion ratio isn't meaningful. What matters then is whether operations still threw off cash, here, they did.
How is the cash used?
- Returns about halfDividends + buybacks $87M ÷ Owner Earnings $112M
What this means
Of $112M Owner Earnings, $87M (78%) went back to shareholders, $31M dividends, $56M buybacks. Net of $13M stock comp, the real buyback was about $43M. Returning most of it is the mark of a mature business with little left to reinvest at a high return; reinvesting most could mean a long runway, or empire-building. The split doesn't say which; the return earned on it (see ROIC) does.
- Investing or harvesting? 1.39×ExpandingCapex $10M ÷ depreciation $7M
What this means
Descriptive, not a grade. Above ~1× means investing faster than assets wear out (growth, or, sustained for years, today's earnings carrying less depreciation than tomorrow's will). Below means spending less than it's wearing out (efficiency, or a melting asset base). The ratio won't tell you which; the filings will.
Graham’s defensive tests · 2 of 5 met
Graham’s numerical criteria for the defensive investor (The Intelligent Investor, ch. 14), run on the filings. A floor of safety, not a buy signal; many fine modern businesses fail his strictest liquidity rules by design.
- Adequate size PassRevenue ≥ $2B · $4.8B
What this means
Big enough to weather a storm. Graham's 1972 floor was ~$100M of sales (≈ $700M today); we use a $2B revenue line as a conservative modern stand-in.
- Strong liquidity NearCurrent ratio ≥ 2× · 1.53×
What this means
Current assets at least twice current liabilities, near-term bills covered without touching the business. Strict by design: many cash-rich modern firms run leaner and miss it, holding their cushion in longer-dated securities.
- Conservative debt PassDebt ≤ working capital · $1M vs $105M WC
What this means
Graham's rule that borrowings not exceed net current assets. Capital-heavy and buyback-heavy firms routinely fail it, read it next to interest coverage, not alone.
- Earnings stability MissA profit every year (10-yr record) · 7 loss years
What this means
Graham wanted earnings in each of the past ten years, the stability a defensive owner leans on.
- Dividend record MissUninterrupted dividends · 5 of 10 yrs
What this means
An unbroken dividend was Graham's mark of durability. He wanted twenty years; the filings show about ten, and a single suspension breaks the streak. Non-payers, many fine modern compounders, fall outside his defensive net by design.
- Earnings growth —Earnings +33% over the record · —
What this means
Earnings were negative early in the record, a growth rate isn't meaningful.
- Moderate price —P/E ≤ 15 and P/E × P/B ≤ 22.5 · decided by the price
What this means
Graham's valuation gate, the wall he kept between a sound business and a sound investment. Three-year average earnings are $-0.11/share (latest year $-0.14), the averaged base the calculator's gate runs on, and book value is $1.48/share. Enter a price in “What the price implies” just below for the P/E, P/B, and whether it clears. But this is the rule Buffett outgrew: there's no hard P/E law, and a wonderful business can deserve a far richer multiple if the thesis holds, treat it as the bargain-hunter's floor, not a verdict on the price.
Durability & moat, 2016–2025
Whether the record’s returns held, and what the capital reinvested earned.
- Profitable years 3 of 10
What this means
Lost money in 7 year(s), look at what happened there before trusting the average.
- Return on capital ≥ 15% 2 of 6 yrs
What this means
A moat shows up as a high return on invested capital that holds year after year, not one good vintage.
- Operating margin −11% → −0% (3-yr avg ends)
What this means
Through the cycle the operating margin widened — about −11% early to −0% lately, median −0% — pricing power intact or improving.
- Reinvestment, incremental ROIC 3%
What this means
Reinvested capital came back at only a modest incremental return — near the cost of capital, where extra growth adds little per dollar. The record shows whether it is a soft stretch or a thinning moat.
- Owner earnings growth +57%/yr
What this means
Owner earnings grew about 57% a year over the record.
- Worst year 2017 · −14.1% op. margin
What this means
Operations went underwater in 2017, understand why before trusting the good years.
- Dividend record rising
What this means
Paid and raised the dividend across the record, the continuity Graham prized.
Does AI threaten the moat?
Low contestabilityThe moat is physical, regulated or balance-sheet-funded, the kind AI cuts costs within but does not contest.
Its FY2025 10-K names artificial intelligence as a competitive threat, in language that was not in the prior year's filing.
“The introduction and integration of emerging technologies, including artificial intelligence, presents various operational, compliance, and reputational risks and could impact the Company's competitive position and financial performance.”
AI is unlikely to contest a moat that is physical, regulated or balance-sheet-funded; here it reads more as a cost tool than a threat.
Read from the filing's own risk factors, paired with the industry's structure under its SIC code; the durability is read above, the price below.
All figures as filed; the source filing is linked above.
Current Position
as of the latest quarter, Mar 31, 2026Can the business pay what it owes this year, off the freshest balance sheet: the quality of the assets, the debt actually coming due, and what a low ratio means here.
- Cash & short-term investments$122M
- Receivables$123M
- Other current assets$83M
- Debt due within a year$906K
- Accounts payable$15M
- Other current liabilities$196M
From the company's latest filing.
Management, ownership & pay
read the proxy →From the proxy: how much of the business the people running it own, and how they are paid, beside what the business earned for its owners in the same years.
| Fiscal year | Chief executive | Pay, as filed | “Actually paid” | Owner earnings |
|---|---|---|---|---|
| 2021 | Glenn Sanford | $1.9M | $10.5M | $241M |
| 2022 | Glenn Sanford | $1.7M | −$18.6M | $198M |
| 2023 | Glenn Sanford | $7.8M | $7.3M | $204M |
| 2024 | Glenn Sanford | $1.5M | $291k | $185M |
| 2025 | Glenn Sanford | $1.6M | $84k | $112M |
Both pay figures are the company’s own, from the pay-versus-performance table its proxy statement files. “As filed” is the Summary Compensation Table total: salary, bonus, and equity awards at their value on the day of grant. “Actually paid” is the SEC’s prescribed recalculation, which re-marks those equity awards to what they became as they vested; it can swing far above or below the filed figure in either direction, and negative years occur. Owner earnings are the whole business's, from the record above, for the same fiscal years.
- Insider ownership26.6%
The stake all directors and executive officers hold together, per the 2026 proxy: skin in the game, the first thing Munger reads.
- Stock-based compensation$13M
The slice of the business handed to employees in shares this year, 0% of revenue. Buffett's oldest accounting fight: this is compensation, compensation is an expense, real whether or not the headline earnings admit it. One trap: the cash-flow statement adds SBC back, so the operating cash, and the owner earnings drawn from it, are flattered by exactly this amount; counted as the cost it is, what an owner keeps is lower.
What an owner would ask, FY2025
read the 10-K →- Which reported numbers are a judgment call?Management names Revenue recognition, Income taxes, Acquisitions, Stock compensation as critical estimates
each rests partly on management's judgment; the filing's note sets out the assumptionsverify →
The questions the record and the charts do not answer on their own; each carries the figure and the place to look.
Peers, Real Estate Development & Services
The same industry, side by side on owner economics. Each figure is a through-cycle median, so a peak or trough year can’t distort it; the group median at the foot is the line to read each against.
| Company | Revenue | Gross margin | Op. margin | ROIC | Owner earn. margin |
|---|---|---|---|---|---|
| CWKCushman & Wakefield Ltd. | $10.3B | — | 2.2% | 4% | 1% |
| COMPCompass Inc. | $7.0B | — | -7.3% | -95% | -1% |
| VACMarriott Vacations Worldwide Corporation | $5.0B | 68% | 10.4% | 6% | 6% |
| AGNTAGNT Inc. | $4.8B | 11% | -0.4% | -14% | 5% |
| OPENOpendoor Technologies Inc | $4.4B | 8% | -6.4% | -20% | -1% |
| NMRKNewmark Group Inc. | $3.3B | — | 10.4% | 14% | -2% |
| INVHInvitation Homes Inc. | $2.7B | — | 11.2% | 1% | 37% |
| MMIMarcus & Millichap Inc. | $755M | 38% | 11.3% | 24% | 6% |
| Group median | — | 24% | 6.3% | 3% | 3% |
The price
What a price has to assume.
What the price implies
reverse-DCFType today's close and see the owner-earnings growth you'd have to believe to justify it, beside what AGNT Inc. has delivered.
Through the cycle, AGNT Inc. earns about $215M on its 4.5% median owner-earnings margin. This year’s 2.3% margin runs below that; the reported figure may understate a lean year. Normalize, below, values the price on that through-cycle figure rather than the latest year.
—
9.0% = the 4.55% 10-year Treasury (Jul 15, 2026) + 4.45 points of equity premium. The rate you require is yours to set.
Enter a price above to run it.
A dated snapshot of the price you typed, the assumptions you set, and what the page showed for them. A snapshot is never edited after it is saved. Your notebook is yours alone — the commitment states what is stored and what we will never do.
Graham capped the multiple at 15×; Buffett and Munger let that rule go: a wonderful business can deserve 50× if the thesis holds. The gate marks the bargain-hunter's floor.
Prefilled with the 10-year Treasury (4.55%, as of Jul 15, 2026). Edit it for today’s exact figure, or a AAA corporate yield.
Graham measured a stock against the bond you could own instead, the heart of his margin of safety. Enter a price above to weigh the owner-earnings yield against this bond.
Free cash flow $90M on 164M shares outstanding, per the 10-Q cover, as of 2026-03-31; net cash $121M. The base is the latest year by default; Normalize values it on the through-cycle median owner-earnings margin (to avoid paying on a peak year). Net of stock comp treats option pay as the expense it is. Capex ($10M) runs well above depreciation ($7M), so this is a build-out; Steady-state swaps total capex for maintenance (≈ depreciation), lifting the base to about $92M, the cash it would throw off if it stopped expanding. The dials set the multiple a growth belief justifies; the price, and every dollar on this page, is yours.
Manual order: ← AGNCZ its page in the Manual AGO →
Industry order: ← 8830 the Real Estate Development & Services chapter AHRT →