Quarterly Report • Jul 22, 2024
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Download Source FileUNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 10-Q
(Mark One)
☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES
EXCHANGE ACT OF 1934
For the quarterly period ended June 30, 2024
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 1-12993
ALEXANDRIA REAL ESTATE EQUITIES, INC.
(Exact name of registrant as specified in its charter)
| Maryland | 95-4502084 |
|---|---|
| (State or other jurisdiction of incorporation or organization) | (I.R.S. Employer Identification Number) |
26 North Euclid Avenue , Pasadena , California 91101
(Address of principal executive offices) (Zip code)
( 626 ) 578-0777
(Registrant’s telephone number, including area code)
N/A
(Former name, former address and former fiscal year, if changed since last report)
Securities registered pursuant to Section 12(b) of the Exchange Act:
| Title of each class | Trading Symbol(s) | Name of each exchange on which registered |
|---|---|---|
| Common Stock, $0.01 par value per share | ARE | New York Stock Exchange |
Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities
Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports),
and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐
Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted and
posted pursuant to Rule 405 of Regulation S-T (§ 232.405 of this chapter) during the preceding 12 months (or for such shorter period
that the registrant was required to submit and post such files). Yes ☒ No ☐
Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting
company, or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting
company,” and “emerging growth company” in Rule 12b-2 of the Exchange Act.
| Large accelerated filer | ☒ | Smaller reporting company | ☐ |
|---|---|---|---|
| Accelerated filer | ☐ | Emerging growth company | ☐ |
| Non-accelerated filer | ☐ |
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for
complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐
Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒
As of July 15, 2024 , 174,926,073 shares of common stock, par value $0.01 per share, were outstanding.
TABLE OF CONTENTS
| Page | ||
|---|---|---|
| PART I – FINANCIAL INFORMATION | ||
| Item 1. | FINANCIAL STATEMENTS (UNAUDITED) | |
| Consolidated Balance Sheets as of June 30, 2024 and December 31, 2023 ............................................................. | 1 | |
| Consolidated Financial Statements for the Three and Six Months Ended June 30, 2024 and 2023 : | ||
| Consolidated Statements of Operations ................................................................................................................... | 2 | |
| Consolidated Statements of Comprehensive Income ............................................................................................ | 3 | |
| Consolidated Statements of Changes in Stockholders’ Equity and Noncontrolling Interests .......................... | 4 | |
| Consolidated Statements of Cash Flows for the Six Months Ended June 30, 2024 and 2023 ................................ | 8 | |
| Notes to Consolidated Financial Statements .................................................................................................................... | 10 | |
| Item 2. | MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS ........................................................................................................................................................................ | 42 |
| Item 3. | QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK ......................................................... | 110 |
| Item 4. | CONTROLS AND PROCEDURES ..................................................................................................................................... | 111 |
| PART II – OTHER INFORMATION | ||
| Item 1A. | RISK FACTORS .................................................................................................................................................................... | 112 |
| Item 5. | OTHER INFORMATION ....................................................................................................................................................... | 113 |
| Item 6. | EXHIBITS ............................................................................................................................................................................... | 114 |
| SIGNATURES ................................................................................................................................................................................................. | 115 |
i
GLOSSARY
The following abbreviations or acronyms that may be used in this document
shall have the adjacent meanings set forth below:
| ASU | Accounting Standards Update |
|---|---|
| ATM | At the Market |
| CIP | Construction in Progress |
| EPS | Earnings per Share |
| FASB | Financial Accounting Standards Board |
| FDIC | Federal Deposit Insurance Corporation |
| FFO | Funds From Operations |
| GAAP | U.S. Generally Accepted Accounting Principles |
| IRS | Internal Revenue Service |
| JV | Joint Venture |
| Nareit | National Association of Real Estate Investment Trusts |
| NAV | Net Asset Value |
| NYSE | New York Stock Exchange |
| REIT | Real Estate Investment Trust |
| RSF | Rentable Square Feet/Foot |
| SEC | Securities and Exchange Commission |
| SF | Square Feet/Foot |
| SoDo | South of Downtown submarket of Seattle |
| SOFR | Secured Overnight Financing Rate |
| SoMa | South of Market submarket of the San Francisco Bay Area |
| U.S. | United States |
| VIE | Variable Interest Entity |
ii
PART I – FINANCIAL INFORMATION
ITEM 1. FINANCIAL STATEMENTS (UNAUDITED)
Alexandria Real Estate Equities, Inc.
Consolidated Balance Sheets
(In thousands)
| June 30, 2024 | December 31, 2023 | |
|---|---|---|
| (Unaudited) | ||
| Assets | ||
| Investments in real estate | $ 32,673,839 | $ 31,633,511 |
| Investments in unconsolidated real estate joint ventures | 40,535 | 37,780 |
| Cash and cash equivalents | 561,021 | 618,190 |
| Restricted cash | 4,832 | 42,581 |
| Tenant receivables | 6,822 | 8,211 |
| Deferred rent | 1,190,336 | 1,050,319 |
| Deferred leasing costs | 519,629 | 509,398 |
| Investments | 1,494,348 | 1,449,518 |
| Other assets | 1,356,503 | 1,421,894 |
| Total assets | $ 37,847,865 | $ 36,771,402 |
| Liabilities, Noncontrolling Interests, and Equity | ||
| Secured notes payable | $ 134,942 | $ 119,662 |
| Unsecured senior notes payable | 12,089,561 | 11,096,028 |
| Unsecured senior line of credit and commercial paper | 199,552 | 99,952 |
| Accounts payable, accrued expenses, and other liabilities | 2,529,535 | 2,610,943 |
| Dividends payable | 227,408 | 221,824 |
| Total liabilities | 15,180,998 | 14,148,409 |
| Commitments and contingencies | ||
| Redeemable noncontrolling interests | 16,440 | 16,480 |
| Alexandria Real Estate Equities, Inc.’s stockholders’ equity: | ||
| Common stock | 1,720 | 1,719 |
| Additional paid-in capital | 18,284,611 | 18,485,352 |
| Accumulated other comprehensive loss | ( 27,710 ) | ( 15,896 ) |
| Alexandria Real Estate Equities, Inc.’s stockholders’ equity | 18,258,621 | 18,471,175 |
| Noncontrolling interests | 4,391,806 | 4,135,338 |
| Total equity | 22,650,427 | 22,606,513 |
| Total liabilities, noncontrolling interests, and equity | $ 37,847,865 | $ 36,771,402 |
The accompanying notes are an integral part of these consolidated financial statements.
1
Alexandria Real Estate Equities, Inc.
Consolidated Statements of Operations
(In thousands, except per share amounts)
(Unaudited)
| Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | |
|---|---|---|---|---|
| Revenues: | ||||
| Income from rentals | $ 755,162 | $ 704,339 | $ 1,510,713 | $ 1,392,288 |
| Other income | 11,572 | 9,561 | 25,129 | 22,407 |
| Total revenues | 766,734 | 713,900 | 1,535,842 | 1,414,695 |
| Expenses: | ||||
| Rental operations | 217,254 | 211,834 | 435,568 | 418,767 |
| General and administrative | 44,629 | 45,882 | 91,684 | 94,078 |
| Interest | 45,789 | 17,072 | 86,629 | 30,826 |
| Depreciation and amortization | 290,720 | 273,555 | 578,274 | 538,857 |
| Impairment of real estate | 30,763 | 168,575 | 30,763 | 168,575 |
| Total expenses | 629,155 | 716,918 | 1,222,918 | 1,251,103 |
| Equity in earnings of unconsolidated real estate joint ventures | 130 | 181 | 285 | 375 |
| Investment loss | ( 43,660 ) | ( 78,268 ) | ( 376 ) | ( 123,379 ) |
| Gain on sales of real estate | — | 214,810 | 392 | 214,810 |
| Net income | 94,049 | 133,705 | 313,225 | 255,398 |
| Net income attributable to noncontrolling interests | ( 47,347 ) | ( 43,768 ) | ( 95,978 ) | ( 87,599 ) |
| Net income attributable to Alexandria Real Estate Equities, Inc.’s stockholders | 46,702 | 89,937 | 217,247 | 167,799 |
| Net income attributable to unvested restricted stock awards | ( 3,785 ) | ( 2,677 ) | ( 7,444 ) | ( 5,283 ) |
| Net income attributable to Alexandria Real Estate Equities, Inc.’s common stockholders | $ 42,917 | $ 87,260 | $ 209,803 | $ 162,516 |
| Net income per share attributable to Alexandria Real Estate Equities, Inc.’s common stockholders: | ||||
| Basic | $ 0.25 | $ 0.51 | $ 1.22 | $ 0.95 |
| Diluted | $ 0.25 | $ 0.51 | $ 1.22 | $ 0.95 |
The accompanying notes are an integral part of these consolidated financial statements.
2
Alexandria Real Estate Equities, Inc.
Consolidated Statements of Comprehensive Income
(In thousands)
(Unaudited)
| Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | |
|---|---|---|---|---|
| Net income | $ 94,049 | $ 133,705 | $ 313,225 | $ 255,398 |
| Other comprehensive (loss) income | ||||
| Unrealized (losses) gains on foreign currency translation: | ||||
| Unrealized foreign currency translation (losses) gains arising during the period | ( 3,895 ) | 3,947 | ( 11,814 ) | 4,223 |
| Unrealized (losses) gains on foreign currency translation, net | ( 3,895 ) | 3,947 | ( 11,814 ) | 4,223 |
| Total other comprehensive (loss) income | ( 3,895 ) | 3,947 | ( 11,814 ) | 4,223 |
| Comprehensive income | 90,154 | 137,652 | 301,411 | 259,621 |
| Less: comprehensive income attributable to noncontrolling interests | ( 47,347 ) | ( 43,768 ) | ( 95,978 ) | ( 87,599 ) |
| Comprehensive income attributable to Alexandria Real Estate Equities, Inc.’s stockholders | $ 42,807 | $ 93,884 | $ 205,433 | $ 172,022 |
The accompanying notes are an integral part of these consolidated financial statements.
3
Alexandria Real Estate Equities, Inc.
Consolidated Statement of Changes in Stockholders’ Equity and Noncontrolling Interests
(Dollars in thousands)
(Unaudited)
| Alexandria Real Estate Equities, Inc.’s Stockholders’ Equity — Number of Common Shares | Common Stock | Additional Paid-In Capital | Retained Earnings | Accumulated Other Comprehensive Loss | Noncontrolling Interests | Total Equity | Redeemable Noncontrolling Interests | |
|---|---|---|---|---|---|---|---|---|
| Balance as of March 31, 2024 | 172,007,967 | $ 1,720 | $ 18,434,690 | $ — | $ ( 23,815 ) | $ 4,326,703 | $ 22,739,298 | $ 16,620 |
| Net income | — | — | — | 46,702 | — | 47,076 | 93,778 | 271 |
| Total other comprehensive loss | — | — | — | — | ( 3,895 ) | — | ( 3,895 ) | — |
| Contributions from and sales of noncontrolling interests | — | — | 499 | — | — | 77,907 | 78,406 | — |
| Distributions to and redemption of noncontrolling interests | — | — | ( 14 ) | — | — | ( 59,880 ) | ( 59,894 ) | ( 451 ) |
| Issuance pursuant to stock plan | 14,394 | — | 30,691 | — | — | — | 30,691 | — |
| Taxes related to net settlement of equity awards | ( 4,687 ) | — | ( 549 ) | — | — | — | ( 549 ) | — |
| Dividends declared on common stock ( $ 1.30 per share) | — | — | — | ( 227,408 ) | — | — | ( 227,408 ) | — |
| Reclassification of distributions in excess of earnings | — | — | ( 180,706 ) | 180,706 | — | — | — | — |
| Balance as of June 30, 2024 | 172,017,674 | $ 1,720 | $ 18,284,611 | $ — | $ ( 27,710 ) | $ 4,391,806 | $ 22,650,427 | $ 16,440 |
The accompanying notes are an integral part of these consolidated financial statements.
4
Alexandria Real Estate Equities, Inc.
Consolidated Statement of Changes in Stockholders’ Equity and Noncontrolling Interests
(Dollars in thousands)
(Unaudited)
| Alexandria Real Estate Equities, Inc.’s Stockholders’ Equity — Number of Common Shares | Common Stock | Additional Paid-In Capital | Retained Earnings | Accumulated Other Comprehensive Loss | Noncontrolling Interests | Total Equity | Redeemable Noncontrolling Interests | |
|---|---|---|---|---|---|---|---|---|
| Balance as of March 31, 2023 | 170,859,704 | $ 1,709 | $ 18,902,821 | $ — | $ ( 20,536 ) | $ 3,757,911 | $ 22,641,905 | $ 44,862 |
| Net income | — | — | — | 89,937 | — | 43,567 | 133,504 | 201 |
| Total other comprehensive income | — | — | — | — | 3,947 | — | 3,947 | — |
| Contributions from and sales of noncontrolling interests | — | — | 4,946 | — | — | 194,704 | 199,650 | — |
| Distributions to and redemption of noncontrolling interests | — | — | — | — | — | ( 71,230 ) | ( 71,230 ) | ( 201 ) |
| Transfer of noncontrolling interests | — | — | — | — | — | ( 7,766 ) | ( 7,766 ) | 7,766 |
| Issuance pursuant to stock plan | 14,343 | — | 29,670 | — | — | — | 29,670 | — |
| Taxes related to net settlement of equity awards | ( 4,269 ) | — | ( 501 ) | — | — | — | ( 501 ) | — |
| Dividends declared on common stock ( $ 1.24 per share) | — | — | — | ( 214,555 ) | — | — | ( 214,555 ) | — |
| Reclassification of distributions in excess of earnings | — | — | ( 124,618 ) | 124,618 | — | — | — | — |
| Balance as of June 30, 2023 | 170,869,778 | $ 1,709 | $ 18,812,318 | $ — | $ ( 16,589 ) | $ 3,917,186 | $ 22,714,624 | $ 52,628 |
The accompanying notes are an integral part of these consolidated financial statements.
5
Alexandria Real Estate Equities, Inc.
Consolidated Statement of Changes in Stockholders’ Equity and Noncontrolling Interests
(Dollars in thousands)
(Unaudited)
| Alexandria Real Estate Equities, Inc.’s Stockholders’ Equity — Number of Common Shares | Common Stock | Additional Paid-In Capital | Retained Earnings | Accumulated Other Comprehensive Loss | Noncontrolling Interests | Total Equity | Redeemable Noncontrolling Interests | |
|---|---|---|---|---|---|---|---|---|
| Balance as of December 31, 2023 | 171,910,599 | $ 1,719 | $ 18,485,352 | $ — | $ ( 15,896 ) | $ 4,135,338 | $ 22,606,513 | $ 16,480 |
| Net income | — | — | — | 217,247 | — | 95,435 | 312,682 | 543 |
| Total other comprehensive loss | — | — | — | — | ( 11,814 ) | — | ( 11,814 ) | — |
| Contributions from and sales of noncontrolling interests | — | — | 7,700 | — | — | 258,885 | 266,585 | — |
| Distributions to and redemption of noncontrolling interests | — | — | ( 8,084 ) | — | — | ( 127,787 ) | ( 135,871 ) | ( 833 ) |
| Transfer of noncontrolling interests | — | — | — | — | — | ( 250 ) | ( 250 ) | 250 |
| Reallocation of capital to joint venture partner | — | — | ( 30,185 ) | — | — | 30,185 | — | — |
| Issuance pursuant to stock plan | 179,178 | 2 | 70,067 | — | — | — | 70,069 | — |
| Taxes related to net settlement of equity awards | ( 72,103 ) | ( 1 ) | ( 7,944 ) | — | — | — | ( 7,945 ) | — |
| Dividends declared on common stock ( $ 2.57 per share) | — | — | — | ( 449,542 ) | — | — | ( 449,542 ) | — |
| Reclassification of distributions in excess of earnings | — | — | ( 232,295 ) | 232,295 | — | — | — | — |
| Balance as of June 30, 2024 | 172,017,674 | $ 1,720 | $ 18,284,611 | $ — | $ ( 27,710 ) | $ 4,391,806 | $ 22,650,427 | $ 16,440 |
The accompanying notes are an integral part of these consolidated financial statements.
6
Alexandria Real Estate Equities, Inc.
Consolidated Statement of Changes in Stockholders’ Equity and Noncontrolling Interests
(Dollars in thousands)
(Unaudited)
| Alexandria Real Estate Equities, Inc.’s Stockholders’ Equity — Number of Common Shares | Common Stock | Additional Paid-In Capital | Retained Earnings | Accumulated Other Comprehensive Loss | Noncontrolling Interests | Total Equity | Redeemable Noncontrolling Interests | |
|---|---|---|---|---|---|---|---|---|
| Balance as of December 31, 2022 | 170,748,395 | $ 1,707 | $ 18,991,492 | $ — | $ ( 20,812 ) | $ 3,701,248 | $ 22,673,635 | $ 9,612 |
| Net income | — | — | — | 167,799 | — | 87,197 | 254,996 | 402 |
| Total other comprehensive income | — | — | — | — | 4,223 | — | 4,223 | — |
| Contributions from and sales of noncontrolling interests | — | — | 23,945 | — | — | 270,722 | 294,667 | 35,250 |
| Distributions to and redemption of noncontrolling interests | — | — | — | — | — | ( 134,215 ) | ( 134,215 ) | ( 402 ) |
| Transfer of noncontrolling interests | — | — | — | — | — | ( 7,766 ) | ( 7,766 ) | 7,766 |
| Issuance pursuant to stock plan | 208,929 | 2 | 65,452 | — | — | — | 65,454 | — |
| Taxes related to net settlement of equity awards | ( 87,546 ) | — | ( 12,469 ) | — | — | — | ( 12,469 ) | — |
| Dividends declared on common stock ( $ 2.45 per share) | — | — | — | ( 423,901 ) | — | — | ( 423,901 ) | — |
| Reclassification of distributions in excess of earnings | — | — | ( 256,102 ) | 256,102 | — | — | — | — |
| Balance as of June 30, 2023 | 170,869,778 | $ 1,709 | $ 18,812,318 | $ — | $ ( 16,589 ) | $ 3,917,186 | $ 22,714,624 | $ 52,628 |
The accompanying notes are an integral part of these consolidated financial statements.
7
| Alexandria Real Estate Equities, Inc. Consolidated Statements of Cash Flows (In thousands) (Unaudited) | ||
|---|---|---|
| Six Months Ended June 30, | ||
| 2024 | 2023 | |
| Operating Activities: | ||
| Net income | $ 313,225 | $ 255,398 |
| Adjustments to reconcile net income to net cash provided by operating activities: | ||
| Depreciation and amortization | 578,274 | 538,857 |
| Impairment of real estate | 30,763 | 168,575 |
| Gain on sales of real estate | ( 392 ) | ( 214,810 ) |
| Equity in earnings of unconsolidated real estate joint ventures | ( 285 ) | ( 375 ) |
| Distributions of earnings from unconsolidated real estate joint ventures | 1,652 | 1,649 |
| Amortization of loan fees | 8,288 | 7,368 |
| Amortization of debt discounts | 646 | 592 |
| Amortization of acquired above- and below-market leases | ( 52,855 ) | ( 46,425 ) |
| Deferred rent | ( 96,589 ) | ( 62,526 ) |
| Stock compensation expense | 31,632 | 31,978 |
| Investment loss | 376 | 123,379 |
| Changes in operating assets and liabilities: | ||
| Tenant receivables | 1,373 | 1,152 |
| Deferred leasing costs | ( 54,560 ) | ( 56,367 ) |
| Other assets | ( 3,046 ) | 4,735 |
| Accounts payable, accrued expenses, and other liabilities | ( 5,548 ) | 30,863 |
| Net cash provided by operating activities | 752,954 | 784,043 |
| Investing Activities: | ||
| Proceeds from sales of real estate | 16,670 | 592,630 |
| Additions to real estate | ( 1,241,214 ) | ( 1,812,241 ) |
| Purchases of real estate | ( 201,049 ) | ( 233,317 ) |
| Change in escrow deposits | ( 2,473 ) | 13,663 |
| Investments in unconsolidated real estate joint ventures | ( 3,713 ) | ( 332 ) |
| Additions to non-real estate investments | ( 122,708 ) | ( 103,839 ) |
| Sales of and distributions from non-real estate investments | 86,008 | 109,335 |
| Net cash used in investing activities | $ ( 1,468,479 ) | $ ( 1,434,101 ) |
| Financing Activities: |
8
| Alexandria Real Estate Equities, Inc. Consolidated Statements of Cash Flows (In thousands) (Unaudited) | ||
|---|---|---|
| Six Months Ended June 30, | ||
| 2024 | 2023 | |
| Borrowings under secured notes payable | $ 14,974 | $ 32,550 |
| Proceeds from issuance of unsecured senior notes payable | 998,806 | 996,205 |
| Borrowings under unsecured senior line of credit | — | 375,000 |
| Repayments of borrowings under unsecured senior line of credit | — | ( 375,000 ) |
| Proceeds from issuances under commercial paper program | 5,006,950 | 1,705,000 |
| Repayments of borrowings under commercial paper program | ( 4,906,950 ) | ( 1,705,000 ) |
| Payments of loan fees | ( 10,118 ) | ( 10,113 ) |
| Taxes paid related to net settlement of equity awards | ( 27,017 ) | ( 12,521 ) |
| Dividends on common stock | ( 443,958 ) | ( 418,477 ) |
| Contributions from and sales of noncontrolling interests | 159,644 | 299,531 |
| Distributions to and purchases of noncontrolling interests | ( 171,871 ) | ( 134,617 ) |
| Net cash provided by financing activities | 620,460 | 752,558 |
| Effect of foreign exchange rate changes on cash and cash equivalents | 147 | ( 185 ) |
| Net (decrease) increase in cash, cash equivalents, and restricted cash | ( 94,918 ) | 102,315 |
| Cash, cash equivalents, and restricted cash as of the beginning of period | 660,771 | 857,975 |
| Cash, cash equivalents, and restricted cash as of the end of period | $ 565,853 | $ 960,290 |
| Supplemental Disclosure and Non-Cash Investing and Financing Activities: | ||
| Cash paid during the period for interest, net of interest capitalized | $ 56,878 | $ 4,030 |
| Accrued construction for current-period additions to real estate | $ 402,923 | $ 495,807 |
| Contribution of assets from and issuance of noncontrolling interest to real estate joint venture partner | $ 103,547 | $ 33,250 |
| Reallocation of additional paid-in-capital to consolidated joint venture partner’s non- controlling interest | $ 30,185 | $ — |
| Transfer of real estate assets and/or equipment from tenants | $ 45,719 | $ — |
The accompanying notes are an integral part of these consolidated financial statements.
9
Alexandria Real Estate Equities, Inc.
Notes to Consolidated Financial Statements
(Unaudited)
Alexandria Real Estate Equities, Inc. (NYSE: ARE), an S&P 500 ® life science REIT, is the pioneer of the life science real estate
niche since its founding in 1994. Alexandria is the preeminent and longest-tenured owner, operator, and developer of collaborative life
science mega campuses in AAA innovation cluster locations, including Greater Boston, the San Francisco Bay Area, San Diego,
Seattle, Maryland, Research Triangle, and New York City. As of June 30, 2024 , Alexandria has a total market capitalization of
$ 32.5 billion and an asset base in North America that includes 42.1 million RSF of operating properties and 5.3 million RSF of Class A/
A+ properties undergoing construction and one committed near-term project expected to commence construction in the next two years .
As used in this quarterly report on Form 10-Q, references to the “Company,” “Alexandria,” “ARE,” “we,” “us,” and “our” refer to
Alexandria Real Estate Equities, Inc. and its consolidated subsidiaries. The accompanying unaudited consolidated financial statements
include the accounts of Alexandria Real Estate Equities, Inc. and its consolidated subsidiaries. All significant intercompany balances
and transactions have been eliminated.
We have prepared the accompanying interim consolidated financial statements in accordance with GAAP and in conformity
with the rules and regulations of the SEC. In our opinion, these interim consolidated financial statements presented herein reflect all
adjustments, of a normal recurring nature, that are necessary to fairly present the interim consolidated financial statements. The results
of operations for the interim period are not necessarily indicative of the results that may be expected for the year ending December 31,
2024 . These unaudited consolidated financial statements should be read in conjunction with the audited consolidated financial
statements and the notes thereto included in our annual report on Form 10-K for the year ended December 31, 2023 . Any references to
our total market capitalization, number or quality of buildings or tenants, quality of location, square footage, number of leases, or
occupancy percentage, and any amounts derived from these values in these notes to consolidated financial statements are outside the
scope of our independent registered public accounting firm’s procedures.
Consolidation
On an ongoing basis, as circumstances indicate the need for reconsideration, we evaluate each legal entity that is not wholly
owned by us in accordance with the consolidation accounting guidance. Our evaluation considers all of our variable interests, including
equity ownership, as well as fees paid to us for our involvement in the management of each partially owned entity. To fall within the
scope of the consolidation guidance, an entity must meet both of the following criteria:
• The entity has a legal structure that has been established to conduct business activities and to hold assets; such entity
can be in the form of a partnership, limited liability company, or corporation, among others; and
• We have a variable interest in the legal entity — i.e., variable interests that are contractual, such as equity ownership, or
other financial interests that change with changes in the fair value of the entity’s net assets.
If an entity does not meet both criteria above, we apply other accounting literature, such as the equity method of accounting. If
an entity does meet both criteria above, we evaluate such entity for consolidation under either the variable interest model if the legal
entity meets any of the characteristics below to qualify as a VIE, or under the voting model for all other legal entities that are not VIEs.
A legal entity is determined to be a VIE if it has any of the following three characteristics:
1) The entity does not have sufficient equity to finance its activities without additional subordinated financial support;
2) The entity is established with non-substantive voting rights (i.e., the entity deprives the majority economic interest
holder(s) of voting rights); or
3) The equity holders, as a group, lack the characteristics of a controlling financial interest. Equity holders meet this criterion
if they lack any of the following:
• The power, through voting rights or similar rights, to direct the activities of the entity that most significantly influence
the entity’s economic performance, as evidenced by:
• Substantive participating rights in day-to-day management of the entity’s activities; or
• Substantive kick-out rights over the party responsible for significant decisions;
• The obligation to absorb the entity’s expected losses; or
• The right to receive the entity’s expected residual returns.
10
For an entity, including our real estate joint ventures, structured as a limited partnership or a limited liability company, our
evaluation of whether the equity holders (equity partners other than the general partner or the managing member of a joint venture) lack
the characteristics of a controlling financial interest includes the evaluation of whether the limited partners or non-managing members
(the noncontrolling equity holders) lack both substantive participating rights and substantive kick-out rights, defined as follows:
• Participating rights provide the noncontrolling equity holders the ability to direct significant financial and operating
decisions made in the ordinary course of business that most significantly influence the entity’s economic performance.
• Kick-out rights allow the noncontrolling equity holders to remove the general partner or managing member without cause.
If we conclude that any of the three characteristics of a VIE are met, including that the equity holders lack the characteristics of
a controlling financial interest because they lack both substantive participating rights and substantive kick-out rights, we conclude that
the entity is a VIE and evaluate it for consolidation under the variable interest model.
Variable interest model
If an entity is determined to be a VIE, we evaluate whether we are the primary beneficiary. The primary beneficiary analysis is
a qualitative analysis based on power and benefits. We consolidate a VIE if we have both power and benefits — that is, (i) we have the
power to direct the activities of a VIE that most significantly influence the VIE’s economic performance (power) and (ii) we have the
obligation to absorb losses of or the right to receive benefits from the VIE that could potentially be significant to the VIE (benefits). We
consolidate VIEs whenever we determine that we are the primary beneficiary. Refer to Note 4 – “Consolidated and unconsolidated real
estate joint ventures” and Note 7 – “Investments” to our unaudited consolidated financial statements for information on specific entities
that qualify as VIEs . If we have a variable interest in a VIE but are not the primary beneficiary, we account for our investment using the
equity method.
Voting model
If a legal entity fails to meet any of the three characteristics of a VIE (i.e., insufficiency of equity, existence of non-substantive
voting rights, or lack of a controlling financial interest), we then evaluate such entity under the voting model. Under the voting model, we
consolidate the entity if we determine that we, directly or indirectly, have greater than 50% of the voting shares (or own a majority of the
limited partnership’s kick-out rights through voting interests), and that other equity holders do not have substantive participating rights.
Refer to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial statements for
information on specific joint ventures that qualify for evaluation under the voting model.
Use of estimates
The preparation of consolidated financial statements in conformity with GAAP requires us to make estimates and assumptions
that affect the reported amounts of assets, liabilities, and equity; the disclosure of contingent assets and liabilities as of the date of the
consolidated financial statements; and the amounts of revenues and expenses during the reporting period. Actual results could
materially differ from those estimates.
Investments in real estate
Evaluation of business combination or asset acquisition
We evaluate each acquisition of real estate or in-substance real estate (including equity interests in entities that predominantly
hold real estate assets) to determine whether the integrated set of assets and activities acquired meets the definition of a business and
needs to be accounted for as a business combination. An acquisition of an integrated set of assets and activities that does not meet the
definition of a business is accounted for as an asset acquisition. If either of the following criteria is met, the integrated set of assets and
activities acquired would not qualify as a business:
• Substantially all of the fair value of the gross assets acquired is concentrated in either a single identifiable asset or a group
of similar identifiable assets; or
• The integrated set of assets and activities is lacking, at a minimum, an input and a substantive process that together
significantly contribute to the ability to create outputs (i.e., revenue generated before and after the transaction).
An acquired process is considered substantive if:
• The process includes an organized workforce (or includes an acquired contract that provides access to an organized
workforce) that is skilled, knowledgeable, and experienced in performing the process;
• The process cannot be replaced without significant cost, effort, or delay; or
• The process is considered unique or scarce.
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Generally, our acquisitions of real estate or in-substance real estate do not meet the definition of a business because
substantially all of the fair value is concentrated in a single identifiable asset or group of similar identifiable assets (i.e., land, buildings,
and related intangible assets) or because the acquisition does not include a substantive process in the form of an acquired workforce or
an acquired contract that cannot be replaced without significant cost, effort, or delay. When evaluating acquired service or management
contracts, we consider the nature of the services performed, the terms of the contract relative to similar arm’s-length contracts, and the
availability of comparable vendors in evaluating whether the acquired contract constitutes a substantive process.
Recognition of real estate acquired
We evaluate each acquisition of real estate or in-substance real estate (including equity interests in entities that predominantly
hold real estate assets) to determine whether the integrated set of assets and activities acquired meets the definition of a business and
needs to be accounted for as a business combination. An acquisition of an integrated set of assets and activities that does not meet the
definition of a business is accounted for as an asset acquisition.
For acquisitions of real estate or in-substance real estate that are accounted for as business combinations, we allocate the
acquisition consideration (excluding acquisition costs) to the assets acquired, liabilities assumed, noncontrolling interests, and
previously existing ownership interests at fair value as of the acquisition date. Assets include intangible assets such as tenant
relationships, acquired in-place leases, and favorable intangibles associated with in-place leases in which we are the lessor. Liabilities
include unfavorable intangibles associated with in-place leases in which we are the lessor. In addition, for acquired in-place finance or
operating leases in which we are the lessee, acquisition consideration is allocated to lease liabilities and related right-of-use assets,
adjusted to reflect favorable or unfavorable terms of the lease when compared with market terms. Any excess (deficit) of the
consideration transferred relative to the fair value of the net assets acquired is accounted for as goodwill (bargain purchase gain).
Acquisition costs related to business combinations are expensed as incurred.
Generally, we expect that acquisitions of real estate or in-substance real estate will not meet the definition of a business
because substantially all of the fair value is concentrated in a single identifiable asset or group of similar identifiable assets (i.e., land,
buildings, and related intangible assets). The accounting model for asset acquisitions is similar to the accounting model for business
combinations, except that the acquisition consideration (including acquisition costs) is allocated to the individual assets acquired and
liabilities assumed on a relative fair value basis. Any excess (deficit) of the consideration transferred relative to the sum of the fair value
of the assets acquired and liabilities assumed is allocated to the individual assets and liabilities based on their relative fair values. As a
result, asset acquisitions do not result in the recognition of goodwill or a bargain purchase gain. Incremental and external direct
acquisition costs related to acquisitions of real estate or in-substance real estate (such as legal and other third-party services) are
capitalized.
We exercise judgment to determine the key assumptions used to allocate the purchase price of real estate acquired among its
components. The allocation of the consideration to the various components of properties acquired during the year can have an effect on
our net income due to the useful depreciable and amortizable lives applicable to each component and the recognition of the related
depreciation and amortization expense in our consolidated statements of operations. We apply judgment in utilizing available
comparable market information to assess relative fair value. We assess the relative fair values of tangible and intangible assets and
liabilities based on available comparable market information, including estimated replacement costs, rental rates, and recent market
transactions. In addition, we may use estimated cash flow projections that utilize appropriate discount and capitalization rates.
Estimates of future cash flows are based on a number of factors, including the historical operating results, known and anticipated
trends, and market/economic conditions that may affect the property.
The value of tangible assets acquired is based upon our estimation of fair value on an “as if vacant” basis. The value of
acquired in-place leases includes the estimated costs during the hypothetical lease-up period and other costs that would have been
incurred in the execution of similar leases under the market conditions at the acquisition date of the acquired in-place lease. If there is a
bargain fixed-rate renewal option for the period beyond the noncancelable lease term of an in-place lease, we evaluate intangible
factors, such as the business conditions in the industry in which the lessee operates, the economic conditions in the area in which the
property is located, and the ability of the lessee to sublease the property during the renewal term, in order to determine the likelihood
that the lessee will renew. When we determine that there is reasonable assurance that such bargain purchase option will be exercised,
we consider the option in determining the intangible value of such lease and its related amortization period. We also recognize the
relative fair values of assets acquired, the liabilities assumed, and any noncontrolling interest in acquisitions of less than a 100%
interest when the acquisition constitutes a change in control of the acquired entity.
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Depreciation and amortization
The values allocated to buildings and building improvements, land improvements, tenant improvements, and equipment are
depreciated on a straight-line basis. For buildings and building improvements, we depreciate using the shorter of the respective ground
lease terms or their estimated useful lives, not to exceed 40 years . Land improvements are depreciated over their estimated useful
lives, not to exceed 20 years . Tenant improvements are depreciated over their respective lease terms or estimated useful lives, and
equipment is depreciated over the shorter of the lease term or its estimated useful life. The values of the right-of-use assets are
amortized on a straight-line basis over the remaining terms of each related lease. The values of acquired in-place leases and
associated favorable intangibles (i.e., acquired above-market leases) are classified in other assets in our consolidated balance sheets
and are amortized over the remaining terms of the related leases as a reduction of income from rentals in our consolidated statements
of operations. The values of unfavorable intangibles (i.e., acquired below-market leases) associated with acquired in-place leases are
classified in accounts payable, accrued expenses, and other liabilities in our consolidated balance sheets and are amortized over the
remaining terms of the related leases as an increase in income from rentals in our consolidated statements of operations.
Capitalized project costs
We capitalize project costs, including pre-construction costs, interest, property taxes, insurance, and other costs directly
related and essential to the development, redevelopment, pre-construction, or construction of a project. Capitalization of development,
redevelopment, pre-construction, and construction costs is required while activities are ongoing to prepare an asset for its intended use.
Fluctuations in our development, redevelopment, pre-construction, and construction activities could result in significant changes to total
expenses and net income. Costs incurred after a project is substantially complete and ready for its intended use are expensed as
incurred. Should development, redevelopment, pre-construction, or construction activity cease, interest, property taxes, insurance, and
certain other costs would no longer be eligible for capitalization and would be expensed as incurred. Expenditures for repairs and
maintenance are expensed as incurred.
Real estate sales
A property is classified as held for sale when all of the following criteria for a plan of sale have been met: (i) management,
having the authority to approve the action, commits to a plan to sell the property; (ii) the property is available for immediate sale in its
present condition, subject only to terms that are usual and customary; (iii) an active program to locate a buyer and other actions
required to complete the plan to sell have been initiated; (iv) the sale of the property is probable and is expected to be completed within
one year ; (v) the property is being actively marketed for sale at a price that is reasonable in relation to its current fair value; and
(vi) actions necessary to complete the plan of sale indicate that it is unlikely that significant changes to the plan will be made or that the
plan will be withdrawn. Depreciation of assets ceases upon designation of a property as held for sale. Refer to Note 15 – “Assets
classified as held for sale” to our unaudited consolidated financial statements for additional details.
If the disposal of a property represents a strategic shift that has (or will have) a major effect on our operations or financial
results, such as (i) a major line of business, (ii) a major geographic area, (iii) a major equity method investment, or (iv) other major parts
of an entity, then the operations of the property, including any interest expense directly attributable to it, are classified as discontinued
operations in our consolidated statements of operations, and amounts for all prior periods presented are reclassified from continuing
operations to discontinued operations. The disposal of an individual property generally will not represent a strategic shift and therefore
will typically not meet the criteria for classification as a discontinued operation.
We recognize gains or losses on real estate sales in accordance with the accounting standard on the derecognition of
nonfinancial assets arising from contracts with noncustomers. Our ordinary output activities consist of the leasing of space to our
tenants in our operating properties, not the sales of real estate. Therefore, sales of real estate (in which we are the seller) qualify as
contracts with noncustomers. In our transactions with noncustomers, we apply certain recognition and measurement principles
consistent with our method of recognizing revenue arising from contracts with customers. Derecognition of the asset is based on the
transfer of control. If a real estate sales contract includes our ongoing involvement with the property, then we evaluate each promised
good or service under the contract to determine whether it represents a separate performance obligation, constitutes a guarantee, or
prevents the transfer of control. If a good or service is considered a separate performance obligation, an allocated portion of the
transaction price is recognized as revenue as we transfer the related good or service to the buyer.
The recognition of gain or loss on the sale of a partial interest also depends on whether we retain a controlling or
noncontrolling interest in the property. If we retain a controlling interest in the property upon completion of the sale, we continue to
reflect the asset at its book value, record a noncontrolling interest for the book value of the partial interest sold, and recognize additional
paid-in capital for the difference between the consideration received and the partial interest at book value. Conversely, if we retain a
noncontrolling interest upon completion of the sale of a partial interest of real estate, we recognize a gain or loss as if 100% of the asset
were sold.
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Impairment of long-lived assets
Prior to and subsequent to the end of each quarter, we review current activities and changes in the business conditions of all of
our long-lived assets to determine the existence of any triggering events or impairment indicators requiring an impairment analysis. If
triggering events or impairment indicators are identified, we review an estimate of the future undiscounted cash flows, including, if
necessary, a probability-weighted approach if multiple outcomes are under consideration.
Long-lived assets to be held and used, including our rental properties, CIP, land held for development, right-of-use assets
related to operating leases in which we are the lessee, and intangibles, are individually evaluated for impairment when conditions exist
that may indicate that the carrying amount of a long-lived asset may not be recoverable. The carrying amount of a long-lived asset to be
held and used is not recoverable if it exceeds the sum of the undiscounted cash flows expected to result from the use and eventual
disposition of the asset. Triggering events or impairment indicators for long-lived assets to be held and used are assessed by project
and include significant fluctuations in estimated net operating income, occupancy changes, significant near-term lease expirations,
current and historical operating and/or cash flow losses, construction costs, estimated completion dates, rental rates, and other market
factors. We assess the expected undiscounted cash flows based upon numerous factors, including, but not limited to, construction
costs, available market information, current and historical operating results, known trends, current market/economic conditions that may
affect the asset, and our assumptions about the use of the asset, including, if necessary, a probability-weighted approach if multiple
outcomes are under consideration.
Upon determination that an impairment has occurred, a write-down is recognized to reduce the carrying amount of the asset to
its estimated fair value. If an impairment charge is not required to be recognized, the recognition of depreciation or amortization is
adjusted prospectively, as necessary, to reduce the carrying amount of the asset to its estimated disposition value over the remaining
period that the asset is expected to be held and used. We may adjust depreciation of properties that are expected to be disposed of or
redeveloped prior to the end of their useful lives.
We use the held for sale impairment model for our properties classified as held for sale, which is different from the held and
used impairment model. Under the held for sale impairment model, an impairment charge is recognized if the carrying amount of the
long-lived asset classified as held for sale exceeds its fair value less cost to sell. Because of these two different models, it is possible for
a long-lived asset previously classified as held and used to require the recognition of an impairment charge upon classification as held
for sale.
International operations
In addition to operating properties in the U.S., we have 12 properties in Canada. The functional currency for our subsidiaries
operating in the U.S. is the U.S. dollar. The local currency of a foreign subsidiary serves as its functional currency. The assets and
liabilities of our foreign subsidiaries are translated into U.S. dollars at the exchange rate in effect as of the financial statement date.
Revenue and expense accounts of our foreign subsidiaries are translated using the weighted-average exchange rate for the periods
presented. Gains or losses resulting from the translation are classified in accumulated other comprehensive income (loss) as a
separate component of total equity and are excluded from net income (loss).
Whenever a foreign investment meets the criteria for classification as held for sale, we evaluate the recoverability of the
investment under the held for sale impairment model. We may recognize an impairment charge if the carrying amount of the investment
exceeds its fair value less cost to sell. In determining an investment’s carrying amount, we consider its net book value and any
cumulative unrealized foreign currency translation adjustment related to the investment.
The appropriate amounts of foreign exchange rate gains or losses classified in accumulated other comprehensive income
(loss) are reclassified to net income (loss) when realized upon the sale of our investment or upon the complete or substantially
complete liquidation of our investment.
Investments
We hold investments in publicly traded companies and privately held entities primarily involved in the life science industry. As a
REIT, we generally limit our ownership of each individual entity’s voting stock to less than 10 % . We evaluate each investment to
determine whether we have the ability to exercise significant influence, but not control, over an investee. We evaluate investments in
which our ownership is equal to or greater than 20%, but less than or equal to 50%, of an investee’s voting stock with a presumption
that we have this ability. For our investments in limited partnerships that maintain specific ownership accounts, we presume that such
ability exists when our ownership interest exceeds 3% to 5%. In addition to our ownership interest, we consider whether we have a
board seat or whether we participate in the investee’s policy-making process, among other criteria, to determine if we have the ability to
exert significant influence, but not control, over an investee. If we determine that we have such ability, we account for the investment
under the equity method, as described below.
From time to time we may hold equity investments that are subject to contractual sale restrictions. We do not recognize a
discount related to a contractual sale restriction.
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Investments accounted for under the equity method
Under the equity method of accounting, we initially recognize our investment at cost and subsequently adjust the carrying
amount of the investment for our share of earnings or losses reported by the investee, distributions received, and other-than-temporary
impairments. For more information about our investments accounted for under the equity method, refer to Note 7 – “Investments” to our
unaudited consolidated financial statements.
Investments that do not qualify for the equity method of accounting
For investees over which we determine that we do not have the ability to exercise significant influence or control, we account
for each investment depending on whether it is an investment in a (i) publicly traded company, (ii) privately held entity that reports NAV
per share, or (iii) privately held entity that does not report NAV per share, as described below.
Investments in publicly traded companies
Our investments in publicly traded companies are classified as investments with readily determinable fair values and are
presented at fair value in our consolidated balance sheets, with changes in fair value classified in investment income (loss) in our
consolidated statements of operations. The fair values for our investments in publicly traded companies are determined based on sales
prices or quotes available on securities exchanges.
Investments in privately held companies
Our investments in privately held entities without readily determinable fair values consist of (i) investments in privately held
entities that report NAV per share and (ii) investments in privately held entities that do not report NAV per share. These investments are
accounted for as follows:
Investments in privately held entities that report NAV per share
Investments in privately held entities that report NAV per share, such as our privately held investments in limited partnerships,
are presented at fair value using NAV as a practical expedient, with changes in fair value classified in investment income (loss) in our
consolidated statements of operations. We use NAV per share reported by limited partnerships generally without adjustment, unless we
are aware of information indicating that the NAV reported by a limited partnership does not accurately reflect the fair value of the
investment at our reporting date.
Investments in privately held entities that do not report NAV per share
Investments in privately held entities that do not report NAV per share are accounted for using a measurement alternative,
under which these investments are measured at cost, adjusted for observable price changes and impairments, with changes classified
in investment income (loss) in our consolidated statements of operations.
An observable price arises from an orderly transaction for an identical or similar investment of the same issuer, which is
observed by an investor without expending undue cost and effort. Observable price changes result from, among other things, equity
transactions of the same issuer executed during the reporting period, including subsequent equity offerings or other reported equity
transactions related to the same issuer. To determine whether these transactions are indicative of an observable price change, we
evaluate, among other factors, whether these transactions have similar rights and obligations, including voting rights, distribution
preferences, and conversion rights to the investments we hold.
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Impairment evaluation of equity method investments and investments in privately held entities that do not report NAV per
share
We monitor equity method investments and investments in privately held entities that do not report NAV per share for new
developments, including operating results, prospects and results of clinical trials, new product initiatives, new collaborative agreements,
capital-raising events, and merger and acquisition activities. These investments are evaluated on the basis of a qualitative assessment
for indicators of impairment by monitoring the presence of the following triggering events or impairment indicators:
(i) a significant deterioration in the earnings performance, credit rating, asset quality, or business prospects of the investee;
(ii) a significant adverse change in the regulatory, economic, or technological environment of the investee;
(iii) a significant adverse change in the general market condition, including the research and development of technology and
products that the investee is bringing or attempting to bring to the market;
(iv) significant concerns about the investee’s ability to continue as a going concern; and/or
(v) a decision by investors to cease providing support or reduce their financial commitment to the investee.
If such indicators are present, we are required to estimate the investment’s fair value and immediately recognize an
impairment charge in an amount equal to the investment’s carrying value in excess of its estimated fair value.
Investment income/loss recognition and classification
We recognize both realized and unrealized gains and losses in our consolidated statements of operations, classified in
investment income (loss) in our consolidated statements of operations. Unrealized gains and losses represent:
(i) changes in fair value for investments in publicly traded companies;
(ii) changes in NAV for investments in privately held entities that report NAV per share;
(iii) observable price changes for investments in privately held entities that do not report NAV per share; and
(iv) our share of unrealized gains or losses reported by our equity method investees.
Realized gains and losses on our investments represent the difference between proceeds received upon disposition of
investments and their historical or adjusted cost basis. For our equity method investments, realized gains and losses represent our
share of realized gains or losses reported by the investee. Impairments are realized losses, which result in an adjusted cost basis, and
represent charges to reduce the carrying values of investments in privately held entities that do not report NAV per share and equity
method investments, if impairments are deemed other than temporary, to their estimated fair value.
Revenues
The table below provides details of our consolidated total revenues for the three and six months ended June 30, 2024 and
2023 (in thousands):
| Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | |
|---|---|---|---|---|
| Income from rentals: | ||||
| Revenues subject to the lease accounting standard: | ||||
| Operating leases | $ 745,626 | $ 695,019 | $ 1,491,687 | $ 1,372,441 |
| Direct financing leases | 662 | 650 | 1,321 | 1,298 |
| Revenues subject to the lease accounting standard | 746,288 | 695,669 | 1,493,008 | 1,373,739 |
| Revenues subject to the revenue recognition accounting standard | 8,874 | 8,670 | 17,705 | 18,549 |
| Income from rentals | 755,162 | 704,339 | 1,510,713 | 1,392,288 |
| Other income | 11,572 | 9,561 | 25,129 | 22,407 |
| Total revenues | $ 766,734 | $ 713,900 | $ 1,535,842 | $ 1,414,695 |
During the three and six months ended June 30, 2024 , revenues that were subject to the lease accounting standard
aggregat ed $ 746.3 million and $ 1.5 billion , respectively, and represented 97.3 % and 97.2 % , respectively, of our total revenues. During
the three and six months ended June 30, 2023 , revenues that were subject to the lease accounting standard aggregate d $ 695.7 million
and $ 1.4 billion , respectively, and represented 97.4 % and 97.1 % , respe ctively, of our total revenues. Our other income consisted
primarily of management fees and interest income earned during each period presented. For a detailed discussion related to our
revenue streams, refer to “ Lease accounting ” and “ Recognition of revenue arising from contracts with customers ” in Note 2 – “Summary
of significant accounting policies” to our unaudited consolidated financial statements.
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Lease accounting
Definition and classification of a lease
When we enter into a contract or amend an existing contract, we evaluate whether the contract meets the definition of a lease.
To meet the definition of a lease, the contract must meet all three criteria:
(i) One party (lessor) must hold an identified asset;
(ii) The counterparty (lessee) must have the right to obtain substantially all of the economic benefits from the use of the asset
throughout the period of the contract; and
(iii) The counterparty (lessee) must have the right to direct the use of the identified asset throughout the period of the contract.
We classify our leases as either finance leases or operating leases if we are the lessee, or sales-type, direct financing, or
operating leases if we are the lessor. We use the following criteria to determine if a lease is a finance lease (as a lessee) or sales-type
or direct financing lease (as a lessor):
(i) Ownership is transferred from lessor to lessee by the end of the lease term;
(ii) An option to purchase is reasonably certain to be exercised;
(iii) The lease term is for the major part of the underlying asset’s remaining economic life;
(iv) The present value of lease payments equals or exceeds substantially all of the fair value of the underlying asset; or
(v) The underlying asset is specialized and is expected to have no alternative use at the end of the lease term.
If we meet any of the above criteria, we account for the lease as a finance, a sales-type, or a direct financing lease. If we do
not meet any of the criteria, we account for the lease as an operating lease.
A lease is accounted for as a sales-type lease if it is considered to transfer control of the underlying asset to the lessee. A
lease is accounted for as a direct financing lease if risks and rewards are conveyed without the transfer of control, which is normally
indicated by the existence of a residual value guarantee from an unrelated third party other than the lessee.
This classification will determine the method of recognition of the lease:
• For an operating lease, we recognize income from rentals if we are the lessor, or rental operations expense if we are the
lessee, over the term of the lease on a straight-line basis.
• For a sales-type lease or a direct financing lease, we recognize the income from rentals, or for a finance lease, we
recognize rental operations expense, over the term of the lease using the effective interest method.
• At inception of a sales-type lease or a direct financing lease, if we determine the fair value of the leased property is lower
than its carrying amount, we recognize a selling loss immediately at lease commencement. If fair value exceeds the
carrying amount of a lease, a gain is recognized at lease commencement on a sales-type lease. For a direct financing
lease, a gain is deferred at lease commencement and amortized over the lease term.
Lessor accounting
Costs to execute leases
We capitalize initial direct costs, which represent only incremental costs to execute a lease that would not have been incurred
if the lease had not been obtained. Costs that we incur to negotiate or arrange a lease, regardless of its outcome, such as for fixed
employee compensation, tax or legal advice to negotiate lease terms, and other costs, are expensed as incurred.
Operating leases
We account for the revenue from our lease contracts by utilizing the single component accounting policy. This policy requires
us to account for, by class of underlying asset, the lease component and nonlease component(s) associated with each lease as a single
component if two criteria are met:
(i) The timing and pattern of transfer of the lease component and the nonlease component(s) are the same; and
(ii) The lease component would be classified as an operating lease if it were accounted for separately.
Lease components consist primarily of fixed rental payments, which represent scheduled rental amounts due under our
leases, and contingent rental payments. Nonlease components consist primarily of tenant recoveries representing reimbursements of
rental operating expenses under our triple net lease structure, including recoveries for property taxes, insurance, utilities, repairs and
maintenance, and common area expenses.
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If the lease component is the predominant component, we account for all revenues under such lease as a single component in
accordance with the lease accounting standard. Conversely, if the nonlease component is the predominant component, all revenues
under such lease are accounted for in accordance with the revenue recognition accounting standard. Our operating leases qualify for
the single component accounting, and the lease component in each of our leases is predominant. Therefore, we account for all
revenues from our operating leases under the lease accounting standard and classify these revenues as income from rentals in our
consolidated statements of operations.
We commence recognition of income from rentals related to the operating leases at the date the property is ready for its
intended use by the tenant and the tenant takes possession or controls the physical use of the leased asset. Income from rentals
related to fixed rental payments under operating leases is recognized on a straight-line basis over the respective operating lease terms.
We classify amounts expected to be received in later periods as deferred rent in our consolidated balance sheets. Amounts received
currently but recognized as revenue in future periods are classified in accounts payable, accrued expenses, and other liabilities in our
consolidated balance sheets.
Income from rentals related to variable payments includes tenant recoveries and contingent rental payments. Tenant
recoveries, including reimbursements of utilities, repairs and maintenance, common area expenses, real estate taxes and insurance,
and other operating expenses, are recognized as revenue in the period during which the applicable expenses are incurred and the
tenant’s obligation to reimburse us arises. Income from rentals related to other variable payments is recognized when associated
contingencies are removed.
We assess collectibility from our tenants of future lease payments for each of our operating leases. If we determine that
collectibility is probable, we recognize income from rentals based on the methodology described above. If we determine that
collectibility is not probable, we recognize an adjustment to lower our income from rentals. Furthermore, we may recognize a general
allowance at a portfolio level (not the individual level) if we do not expect to collect future lease payments in full.
For each lease for which we determine that collectibility of future lease payments is not probable, we cease the recognition of
income from rentals on a straight-line basis and limit the recognition of income to the lesser of payments collected from the lessee or
lease income that would have been recognized on a straight-line basis. We do not resume straight-line recognition of income from
rentals for these leases until we determine that the collectibility of future payments related to these leases is probable. We also record a
general allowance related to the deferred rent balances that at the portfolio level (not the individual level) are not expected to be
collected in full through the lease term. As of June 30, 2024 and December 31, 2023 , our general allowance balance aggregated
$ 21.3 million and $ 21.4 million , respe ctively.
Direct financing and sales-type leases
Income from rentals related to direct financing and sales-type leases is recognized over the lease term using the effective
interest rate method. At lease commencement, we record an asset within other assets in our consolidated balance sheets, which
represents our net investment in the lease. This initial net investment is determined by aggregating the present values of the total future
lease payments attributable to the lease and the estimated residual value of the property, less any unearned income related to our
direct financing lease. Over the lease term, the investment in the lease accretes in value, producing a constant periodic rate of return on
the net investment in the lease. Income from these leases is classified in income from rentals in our consolidated statements of
operations. Our net investment is reduced over time as lease payments are received.
We evaluate our net investment in direct financing and sales-type leases for impairment under the current expected credit loss
accounting standard. For more information, refer to “ Allowance for credit losses ” in Note 2 – “Summary of significant accounting
policies” to our unaudited consolidated financial statements.
As a lessor, we classify a lease with variable lease payments that do not depend on an index or a rate as an operating lease
on the commencement date of the lease if both of the following criteria are met:
(i) The lease would have been classified as a sales-type lease or direct financing lease under the current lease accounting
standard; and
(ii) The sales-type lease or direct financing lease classification would have resulted in a selling loss at lease commencement.
We do not derecognize the underlying asset and do not recognize a loss upon lease commencement but continue to
depreciate the underlying asset over its useful life.
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Lessee accounting
We have operating lease agreements in which we are the lessee consisting of ground and office leases. At the lease
commencement date (or at the acquisition date if the lease is acquired as part of a real estate acquisition), we are required to recognize
a liability to account for our future obligations under these operating leases, and a corresponding right-of-use asset.
The lease liability is measured based on the present value of the future lease payments, including payments during the term
under our extension options that we are reasonably certain to exercise. The present value of the future lease payments is calculated for
each operating lease using each respective remaining lease term and a corresponding estimated incremental borrowing rate, which is
the interest rate that we estimate we would have to pay to borrow on a collateralized basis over a similar term for an amount equal to
the lease payments. Subsequently, the lease liability is accreted by applying a discount rate established at the lease commencement
date to the lease liability balance as of the beginning of the period and is reduced by the payments made during the period. We classify
the operating lease liability in accounts payable, accrued expenses, and other liabilities in our consolidated balance sheets.
The right-of-use asset is measured based on the corresponding lease liability, adjusted for initial direct leasing costs and any
other consideration exchanged with the landlord prior to the commencement of the lease, as well as adjustments to reflect favorable or
unfavorable terms of an acquired lease when compared with market terms at the time of acquisition. Subsequently, the right-of-use
asset is amortized on a straight-line basis during the lease term. We classify the right-of-use asset in other assets in our consolidated
balance sheets.
Recognition of revenue arising from contracts with customers
We recognize revenues associated with transactions arising from contracts with customers, excluding revenues subject to the
lease accounting standard discussed in “ Lease accounting ” above, in accordance with the revenue recognition accounting standard. A
customer is distinguished from a noncustomer by the nature of the goods or services that are transferred. Customers are provided with
goods or services that are generated by a company’s ordinary output activities, whereas noncustomers are provided with nonfinancial
assets that are outside of a company’s ordinary output activities.
We generally recognize revenue representing the transfer of goods and services to customers in an amount that reflects the
consideration to which we expect to be entitled in the exchange. In order to determine the recognition of revenue from customer
contracts, we use a five-step model to (i) identify the contract with the customer, (ii) identify the performance obligations in the contract,
(iii) determine the transaction price, including variable consideration to the extent that it is probable that a significant future reversal will
not occur, (iv) allocate the transaction price to the performance obligations in the contract, and (v) recognize revenue when (or as) we
satisfy the performance obligation.
We identify contractual performance obligations and determine whether revenue should be recognized at a point in time or
over time, based on when control of goods and services transfers to a customer. We consider whether we control the goods or services
prior to the transfer to the customer in order to determine whether we should account for the arrangement as a principal or agent. If we
determine that we control the goods or services provided to the customer, then we are the principal to the transaction, and we recognize
the gross amount of consideration expected in the exchange. If we simply arrange but do not control the goods or services being
transferred to the customer, then we are considered to be an agent to the transaction, and we recognize the net amount of
consideration we are entitled to retain in the exchange.
Total revenues subject to the revenue recognition accounting standard and classified within income from rentals in our
consolidated statements of operations for the three and six months ended June 30, 2024 included $ 8.9 million and $ 17.7 million ,
respectively, primarily related to short-term parking revenues associated with long-term lease agreements. Short-term parking revenues
do not qualify for the single component accounting policy, as discussed in “ Lessor accounting ” in Note 2 – “Summary of significant
accounting policies”, due to the difference in the timing and pattern of transfer of our parking service obligations and associated lease
components within the same lease agreement. We recognize short-term parking revenues in accordance with the revenue recognition
accounting standard when the service is provided and the performance obligation is satisfied, which normally occurs at a point in time.
Monitoring of tenant credit quality
During the term of each lease, we monitor the credit quality and any related material changes of our tenants by (i) monitoring
the credit rating of tenants that are rated by a nationally recognized credit rating agency, (ii) reviewing financial statements of the
tenants that are publicly available or that are required to be delivered to us pursuant to the applicable lease, (iii) monitoring news
reports regarding our tenants and their respective businesses, and (iv) monitoring the timeliness of lease payments.
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Allowance for credit losses
We are required to estimate and recognize lifetime expected losses, rather than incurred losses, for most of our financial
assets measured at amortized cost and certain other instruments, including trade and other receivables (excluding receivables arising
from operating leases), loans, held-to-maturity debt securities, net investments in leases arising from sales-type and direct financing
leases, and off-balance-sheet credit exposures (e.g., loan commitments). The recognition of such expected losses, even if the expected
risk of credit loss is remote, typically results in earlier recognition of credit losses. An assessment of the collectibility of operating lease
payments and the recognition of an adjustment to lease income based on this assessment is governed by the lease accounting
standard discussed in “ Lease accounting ” earlier in Note 2 — “Summary of significant accounting policies” to our unaudited
consolidated financial statements.
At each reporting date, we reassess our credit loss allowances on the aggregate net investment of direct financing and sales-
type leases and our trade receivables. If necessary, we recognize a credit loss adjustment for our current estimate of expected credit
losses, which is classified within rental operations in our consolidated statements of operations. Refer to Note 5 – “Leases” to our
unaudited consolidated financial statements for additional details.
Income taxes
We are organized and operate as a REIT pursuant to the Internal Revenue Code (the “Code”). Under the Code, a REIT that
distributes at least 90 % of its REIT taxable income to its stockholders annually (excluding net capital gains) and meets certain other
conditions is not subject to federal income tax on its distributed taxable income, but could be subject to certain federal, foreign, state,
and local taxes. We distribute 100 % of our taxable income annually; therefore, a provision for federal income taxes is not required. In
addition to our REIT returns, we file federal, foreign, state, and local tax returns for our subsidiaries. We file with jurisdictions located in
the U.S., Canada, and other international locations. Our tax returns are subject to routine examination in various jurisdictions for the
2018 through 2023 calendar years.
Employee and non-employee share-based payments
We have implemented an entity-wide accounting policy to account for forfeitures of share-based awards granted to employees
and non-employees when they occur. As a result of this policy, we recognize expense on share-based awards with time-based vesting
conditions without reductions for an estimate of forfeitures. This accounting policy only applies to service condition awards. For
performance condition awards, we continue to assess the probability that such conditions will be achieved. Expenses related to forfeited
awards are reversed as forfeitures occur. All nonforfeitable dividends paid on share-based payment awards are initially classified in
retained earnings and reclassified to compensation cost only if forfeitures of the underlying awards occur. Our employee and non-
employee share-based awards are measured at fair value on the grant date and recognized over the recipient’s required service period.
Forward equity sales agreements
From time to time, we enter into forward equity sales agreements and account for them in accordance with the accounting
guidance governing financial instruments and derivatives. Under the accounting guidance, our forward equity sales agreements are not
deemed to be liabilities as they do not embody obligations to repurchase our shares, nor do they embody obligations to issue a variable
number of shares for which the monetary value is predominantly fixed, varied with something other than the fair value of our shares, or
varied inversely in relation to our shares. We also evaluate whether the agreements meet the derivatives and hedging guidance scope
exception to be accounted for as equity instruments. Our forward equity sales agreements are classified as equity contracts based on
the following assessment: (i) none of the agreements’ exercise contingencies are based on observable markets or indices besides
those related to the market for our own stock price and operations; and (ii) none of the settlement provisions preclude the agreements
from being indexed to our own stock.
Issuer and guarantor subsidiaries of guaranteed securities
Generally, a parent entity of an issuer that holds guaranteed securities must provide separate subsidiary issuer or guarantor
financial statements, unless it qualifies for disclosure exceptions. A parent entity may be eligible for disclosure exceptions if it meets the
following criteria:
(i) The subsidiary issuer or guarantor is a consolidated subsidiary of the parent company, and
(ii) The subsidiary issues a registered security that is issued jointly and severally with the parent company, or is fully and
unconditionally guaranteed by the parent company.
A parent entity that meets the above criteria may instead present summarized financial information (“alternative disclosures”)
either within the consolidated financial statements or within “Management’s discussion and analysis of financial condition and results of
operations” in Item 2. We evaluated the criteria and determined that we are eligible for the disclosure exceptions, which allow us to
provide alternative disclosures; as such, we present alternative disclosures in “Management’s discussion and analysis of financial
condition and results of operations” in Item 2.
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Loan fees
Fees incurred in obtaining long-term financing are capitalized and classified with the corresponding debt instrument appearing
on our consolidated balance sheets. Loan fees related to our unsecured senior line of credit are capitalized and classified within other
assets. Capitalized amounts are amortized over the term of the related loan, and the amortization is classified in interest expense in our
consolidated statements of operations.
Distributions from equity method investments
We use the “nature of the distribution” approach to determine the classification within our consolidated statements of cash
flows of cash distributions received from equity method investments, including our unconsolidated real estate joint ventures and equity
method non-real estate investments. Under this approach, distributions are classified based on the nature of the underlying activity that
generated the cash distributions. If we lack the information necessary to apply this approach in the future, we will be required to apply
the “cumulative earnings” approach as an accounting change on a retrospective basis. Under the cumulative earnings approach,
distributions up to the amount of cumulative equity in earnings recognized are classified as cash inflows from operating activities, and
those in excess of that amount are classified as cash inflows from investing activities.
Restricted cash
We present cash and cash equivalents separately from restricted cash within our consolidated balance sheets. However, we
include restricted cash with cash and cash equivalents when reconciling the beginning-of-period and end-of-period total amounts shown
in the consolidated statements of cash flows. We provide a reconciliation between the consolidated balance sheets and the
consolidated statements of cash flows, as required, when the balance includes more than one line item for cash, cash equivalents, and
restricted cash. We also provide a disclosure of the nature of the restrictions related to material restricted cash balances.
Recent accounting pronouncements
On August 23, 2023, the FASB issued an ASU that will require a joint venture, upon formation, to measure its assets and
liabilities at fair value in its standalone financial statements. A joint venture will recognize the difference between the fair value of its
equity and the fair value of its identifiable assets and liabilities as goodwill (or an equity adjustment, if negative) using the business
combination accounting guidance regardless of whether the net assets meet the definition of a business. The new accounting standard
is intended to reduce diversity in practice. This ASU will apply to joint ventures that meet the definition of a corporate joint venture under
GAAP, thus limiting its scope to joint ventures not controlled and therefore not consolidated by any joint venture investor. We generally
seek to maintain control of our real estate joint ventures and therefore expect this ASU to apply to a limited number, if any, of our
unconsolidated real estate joint ventures formed after the adoption of this accounting standard. This standard does not change the
accounting of investments by the investors in a joint venture in their individual financial statements, and therefore, its adoption will have
no impact on our consolidated financial statements. This accounting standard will become effective for joint ventures with a formation
date on or after January 1, 2025, with early adoption permitted. We expect to adopt this ASU on January 1, 2025.
On November 27, 2023, the FASB issued an ASU that will require quarterly disclosure of segment expenses if they are (i)
significant to the segment, (ii) regularly provided to the chief operating decision maker (“CODM”), and (iii) included in each reported
measure of a segment’s profit or loss. In addition, this ASU requires an annual disclosure of the CODM’s title and a description of how
the CODM uses the segment’s profit/loss measure to assess segment performance and to allocate resources. Pursuant to this ASU, the
footnotes to our consolidated financial statements may include incremental disclosures related to our single reportable segment. The
compliance with this ASU will be required beginning with our annual report on Form 10-K for the year ending December 31, 2024,
followed by interim disclosures in our quarterly reports on Form 10-Q thereafter, with early adoption permitted. We expect to adopt this
ASU for our annual report on Form 10-K for the year ending December 31, 2024.
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Our consolidated investments in real estate, including real estate assets classified as held for sale as described in Note 15 –
“Assets classified as held for sale” to our unaudited consolidated financial statements, consisted of the following as of June 30, 2024
and December 31, 2023 (in thousands):
| June 30, 2024 | December 31, 2023 | |
|---|---|---|
| Rental properties: | ||
| Land (related to rental properties) | $ 4,375,145 | $ 4,385,515 |
| Buildings and building improvements | 20,636,599 | 20,320,866 |
| Other improvements | 4,166,935 | 3,681,628 |
| Rental properties | 29,178,679 | 28,388,009 |
| Development and redevelopment projects | 8,952,574 | 8,226,309 |
| Gross investments in real estate | 38,131,253 | 36,614,318 |
| Less: accumulated depreciation | ( 5,457,414 ) | ( 4,980,807 ) |
| Investments in real estate | $ 32,673,839 | $ 31,633,511 |
Acquisitions
During the six months ended June 30, 2024 , we completed acquisitions with purchase prices aggregating $ 201.8 million ,
primarily associated with the newly formed joint venture at 285, 299, 307, and 345 Dorchester Avenue in our Seaport Innovation District
submarket. Refer to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial
statements for additional details.
Based upon our evaluation of each acquisition, we determined that substantially all of the fair value related to each acquisition
was concentrated in a single identifiable asset or a group of similar identifiable assets or was associated with a land parcel with no
operations. Accordingly, each transaction did not meet the definition of a business and therefore was accounted for as an asset
acquisition. In each of these transactions, we allocated the total consideration for each acquisition to the individual assets and liabilities
acquired on a relative fair value basis .
Sales of real estate assets and impairment charges
Our completed dispositions of and sales of partial interests in real estate assets during the six months ended June 30, 2024
consisted of the following (dollars in thousands):
| Property | Submarket/Market | Date of Sale | Interest Sold | RSF | Sales Price | Gain on Sales of Real Estate |
|---|---|---|---|---|---|---|
| Dispositions of real estate: | ||||||
| 99 A Street (1) | Seaport Innovation District/ Greater Boston | 3/8/24 | 100 % | 235,000 | $ 13,350 | $ — |
| Other | 3,863 | 392 | ||||
| $ 17,213 | $ 392 |
(1) During the three months ended December 31, 2023, we recognized a real estate impairment charge of $ 36.1 million to reduce our investment to its current fair value
less costs to sell. We completed the sale during the three months ended March 31, 2024.
In July 2024, we completed the disposition of one office building in our New York City submarket aggregating 349,947 RSF ,
which was c lassified as held for sale as of June 30, 2024 , for a sales price of $ 60.0 million and recognized no gain or los s.
Impairment charges
In 2020 and 2022, we executed purchase agreements for two potential acquisitions in our Greater Boston market, which
aggregated 1.4 million of future development RSF. The total purchase price aggregated $ 366.8 million , and we initially expected to
close these acquisitions after 2024. Our intent for each site included the demolition of existing buildings upon expiration of the existing
in-place leases and the development of life science properties. During the three months ended June 30, 2024, we decided to no longer
proceed with these acquisitions as a result of the current macroeconomic environment that negatively impacted the financial outlooks
for these projects. As a result, we recognized impairment charges aggregating $ 30.8 million , primarily consisting of the pre-acquisition
costs related to these potential acquisitions .
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From time to time, we enter into joint venture agreements through which we own a partial interest in real estate entities that
own, develop, and operate real estate properties. As of June 30, 2024 , our real estate joint ventures held the following properties:
| Market | Submarket | |||
|---|---|---|---|---|
| Consolidated real estate joint ventures (2) : | ||||
| 50 and 60 Binney Street | Greater Boston | Cambridge/Inner Suburbs | 34.0 % | |
| 75/125 Binney Street | Greater Boston | Cambridge/Inner Suburbs | 40.0 % | |
| 100 and 225 Binney Street and 300 Third Street | Greater Boston | Cambridge/Inner Suburbs | 30.0 % | |
| 99 Coolidge Avenue | Greater Boston | Cambridge/Inner Suburbs | 75.0 % | |
| 15 Necco Street | Greater Boston | Seaport Innovation District | 56.7 % | |
| 285, 299, 307, and 345 Dorchester Avenue | Greater Boston | Seaport Innovation District | 60.0 % | |
| Alexandria Center ® for Science and Technology – Mission Bay (3) | San Francisco Bay Area | Mission Bay | 25.0 % | |
| 1450 Owens Street | San Francisco Bay Area | Mission Bay | 26.3 % | (4) |
| 601, 611, 651, 681, 685, and 701 Gateway Boulevard | San Francisco Bay Area | South San Francisco | 50.0 % | |
| 751 Gateway Boulevard | San Francisco Bay Area | South San Francisco | 51.0 % | |
| 211 and 213 East Grand Avenue | San Francisco Bay Area | South San Francisco | 30.0 % | |
| 500 Forbes Boulevard | San Francisco Bay Area | South San Francisco | 10.0 % | |
| Alexandria Center ® for Life Science – Millbrae | San Francisco Bay Area | South San Francisco | 47.7 % | |
| 3215 Merryfield Row | San Diego | Torrey Pines | 30.0 % | |
| Campus Point by Alexandria (5) | San Diego | University Town Center | 55.0 % | |
| 5200 Illumina Way | San Diego | University Town Center | 51.0 % | |
| 9625 Towne Centre Drive | San Diego | University Town Center | 30.0 % | |
| SD Tech by Alexandria (6) | San Diego | Sorrento Mesa | 50.0 % | |
| Pacific Technology Park | San Diego | Sorrento Mesa | 50.0 % | |
| Summers Ridge Science Park (7) | San Diego | Sorrento Mesa | 30.0 % | |
| 1201 and 1208 Eastlake Avenue East and 199 East Blaine Street | Seattle | Lake Union | 30.0 % | |
| 400 Dexter Avenue North | Seattle | Lake Union | 30.0 % | |
| 800 Mercer Street | Seattle | Lake Union | 60.0 % | |
| Unconsolidated real estate joint ventures (2) : | ||||
| 1655 and 1725 Third Street | San Francisco Bay Area | Mission Bay | 10.0 % | |
| 1401/1413 Research Boulevard | Maryland | Rockville | 65.0 % | (8) |
| 1450 Research Boulevard | Maryland | Rockville | 73.2 % | (8) |
| 101 West Dickman Street | Maryland | Beltsville | 58.2 % | (8) |
(1) Refer to the table on the next page that shows the categorization of our joint ventures under the consolidation framework.
(2) In addition to the real estate joint ventures listed, various partners hold insignificant noncontrolling interests in three other consolidated real estate joint ventures in North
America and we hold an interest in one other insignificant unconsolidated real estate joint venture in North America.
(3) Includes 409 and 499 Illinois Street, 1500 and 1700 Owens Street, and 455 Mission Bay Boulevard South.
(4) During the six months ended June 30, 2024 , our equity ownership decreased from 40.6 % to 26.3 % based on continued funding of construction costs by our joint venture
partner and a reallocation of equity to our joint venture partner of $ 30.2 million from us. The noncontrolling interest share of our joint venture partner is anticipated to
increase to 75 % and ours to decrease to 25 % as our partner contributes additional equity to fund the construction of the project.
(5) Includes 10210, 10260, 10290, and 10300 Campus Point Drive and 4110, 4135, 4155, 4161, 4165, 4224, and 4242 Campus Point Court.
(6) Includes 9605, 9645, 9675, 9685, 9725, 9735, 9805, 9808, 9855, and 9868 Scranton Road and 10055, 10065, and 10075 Barnes Canyon Road.
(7) Includes 9965, 9975, 9985, and 9995 Summers Ridge Road.
(8) Represents a joint venture with a local real estate operator in which our joint venture partner manages the day-to-day activities that significantly affect the economic
performance of the joint venture.
Our consolidation policy is described under “Consolidation” in Note 2 – “Summary of significant accounting policies” to our
unaudited consolidated financial statements. Consolidation accounting is highly technical, but its framework is primarily based on the
controlling financial interests and benefits of the joint ventures. We generally consolidate a joint venture that is a legal entity that we
control (i.e., we have the power to direct the activities of the joint venture that most significantly affect its economic performance)
through contractual rights, regardless of our ownership interest, and where we determine that we have benefits through the allocation of
earnings or losses and fees paid to us that could be significant to the joint venture (the “VIE model”).
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We also generally consolidate joint ventures when we have a controlling financial interest through voting rights and where our
voting interest is greater than 50% (the “voting model”). Voting interest differs from ownership interest for some joint ventures. We
account for joint ventures that do not meet the consolidation criteria under the equity method of accounting by recognizing our share of
income and losses.
The table below shows the categorization of our real estate joint ventures under the consolidation framework:
| Property (1) | Consolidation Model | Voting Interest | Consolidation Analysis | |
|---|---|---|---|---|
| 50 and 60 Binney Street | VIE model | Not applicable under VIE model | Consolidated | |
| 75/125 Binney Street | We have: | |||
| 100 and 225 Binney Street and 300 Third Street | ||||
| 99 Coolidge Avenue | (i) | The power to direct the activities of the joint venture that most significantly affect its economic performance; and | ||
| 15 Necco Street | ||||
| 285, 299, 307, and 345 Dorchester Avenue | ||||
| Alexandria Center ® for Science and Technology – Mission Bay | ||||
| 1450 Owens Street | ||||
| 601, 611, 651, 681, 685, and 701 Gateway Boulevard | ||||
| 751 Gateway Boulevard | ||||
| 211 and 213 East Grand Avenue | (ii) | Benefits that can be significant to the joint venture. | ||
| 500 Forbes Boulevard | ||||
| Alexandria Center ® for Life Science – Millbrae | ||||
| 3215 Merryfield Row | ||||
| Campus Point by Alexandria | ||||
| 5200 Illumina Way | Therefore, we are the primary beneficiary of each VIE | |||
| 9625 Towne Centre Drive | ||||
| SD Tech by Alexandria | ||||
| Pacific Technology Park | ||||
| Summers Ridge Science Park | ||||
| 1201 and 1208 Eastlake Avenue East and 199 East Blaine Street | ||||
| 400 Dexter Avenue North | ||||
| 800 Mercer Street | ||||
| 1401/1413 Research Boulevard | We do not control the joint venture and are therefore not the primary beneficiary. | Equity method of accounting | ||
| 1450 Research Boulevard | ||||
| 101 West Dickman Street | ||||
| 1655 and 1725 Third Street | Voting model | Does not exceed 50% | Our voting interest is 50% or less. |
(1) In addition to the real estate joint ventures listed, various partners hold insignificant noncontrolling interests in three other consolidated real estate joint ventures in North
America and we hold an interest in one other insignificant unconsolidated real estate joint venture in North America.
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Formation of consolidated real estate joint ventures
We evaluated each of our real estate joint ventures described below under the consolidation framework outlined above and
further detailed in “Consolidation” in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial
statements.
Refer to “Consolidation” in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial
statements for additional information. For a summary of our completed dispositions of and sales of partial interests in real estate assets
during the six months ended June 30, 2024 , refer to “ Sales of real estate assets and impairment charges ” in Note 3 – “Investments in
real estate” to our unaudited consolidated financial statements.
285, 299, 307, and 345 Dorchester Avenue
During the three months ended March 31, 2024, we formed real estate joint ventures to develop a life science mega campus.
We contributed $ 155.3 million to these real estate joint ventures, and our partner’s share of contributed real estate assets aggregated
$ 103.5 million . As of March 31, 2024 , these joint ventures owned four land parcels at 285, 299, 307, and 345 Dorchester Avenue in our
Seaport Innovation District submarket, with future development opportunities aggregating 1.0 million S F . We determined that we have
control over these real estate joint ventures, and we therefore consolidate the joint ventures.
As of June 30, 2024 , we have a 60 % ownership interest in the joint ventures.
Consolidated VIEs’ balance sheet information
We, together with joint venture partners, hold interests in real estate joint ventures that we consolidate in our financial
statements. These existing joint ventures provide significant equity capital to fund a portion of our future construction spend, and our
joint venture partners may also contribute equity into these entities for financing-related activities.
The table below aggregates the balance sheet information of our consolidated VIEs as of June 30, 2024 and December 31,
2023 (in thousands):
| June 30, 2024 | December 31, 2023 | |
|---|---|---|
| Investments in real estate | $ 8,635,462 | $ 8,032,315 |
| Cash and cash equivalents | 277,985 | 306,475 |
| Other assets | 791,836 | 728,390 |
| Total assets | $ 9,705,283 | $ 9,067,180 |
| Secured notes payable | $ 134,323 | $ 119,042 |
| Other liabilities | 636,200 | 608,665 |
| Mandatorily redeemable noncontrolling interest | — | 35,250 |
| Total liabilities | 770,523 | 762,957 |
| Redeemable noncontrolling interests | 6,828 | 6,868 |
| Alexandria Real Estate Equities, Inc.’s share of equity | 4,536,126 | 4,162,017 |
| Noncontrolling interests’ share of equity | 4,391,806 | 4,135,338 |
| Total liabilities and equity | $ 9,705,283 | $ 9,067,180 |
In determining whether to aggregate the balance sheet information of consolidated VIEs, we considered the similarity of each
VIE, including the primary purpose of these entities to own, manage, operate, and lease real estate properties owned by the VIEs, and
the similar nature of our involvement in each VIE as a managing member. Due to the similarity of the characteristics, we present the
balance sheet information of these entities on an aggregated basis. None of our consolidated VIEs’ assets have restrictions that limit
their use to settle specific obligations of the VIE. There are no creditors or other partners of our consolidated VIEs that have recourse to
our general credit, and our maximum exposure to our consolidated VIEs is limited to our variable interests in each VIE, except for our
99 Coolidge Avenue real estate joint venture in which the VIE’s secured construction loan is guaranteed by us. Refer to Note 10 –
“Secured and unsecured senior debt” to our unaudited consolidated financial statements for additional information.
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Unconsolidated real estate joint ventures
Our maximum exposure to our unconsolidated VIEs is limited to our investment in each VIE, except for our 1450 Research
Boulevard and 101 West Dickman Street unconsolidated real estate joint ventures in which we guarantee up to $ 6.7 million of the
outstanding balance related to each VIE’s secured loan. Our investments in unconsolidated real estate joint ventures, accounted for
under the equity method and classified in investments in unconsolidated real estate joint ventures in our consolidated balance sheets,
consisted of the following as of June 30, 2024 and December 31, 2023 (in thousands):
| Property | June 30, 2024 | December 31, 2023 |
|---|---|---|
| 1655 and 1725 Third Street | $ 11,161 | $ 11,718 |
| 1450 Research Boulevard | 9,129 | 6,041 |
| 101 West Dickman Street | 9,703 | 9,290 |
| Other | 10,542 | 10,731 |
| $ 40,535 | $ 37,780 |
The following table presents key terms related to our unconsolidated real estate joint ventures’ secured loans as of June 30,
2024 (dollars in thousands):
| Unconsolidated Joint Venture | Maturity Date | Stated Rate | Interest Rate (1) | At 100% — Aggregate Commitment | Debt Balance (2) | Our Share | |
|---|---|---|---|---|---|---|---|
| 1401/1413 Research Boulevard | 12/23/24 | 2.70 % | 3.31 % | $ 28,500 | $ 28,417 | 65.0 % | |
| 1655 and 1725 Third Street (3) | 3/10/25 | 4.50 % | 4.57 % | 600,000 | 599,718 | 10.0 % | |
| 101 West Dickman Street | 11/10/26 | SOFR+ 1.95 % | (4) | 7.39 % | 26,750 | 18,558 | 58.2 % |
| 1450 Research Boulevard | 12/10/26 | SOFR+ 1.95 % | (4) | 7.45 % | 13,000 | 8,598 | 73.2 % |
| $ 668,250 | $ 655,291 |
(1) Includes interest expense and amortization of loan fees.
(2) Represents outstanding principal, net of unamortized deferred financing costs, as of June 30, 2024 .
(3) The unconsolidated joint venture is early in the process of working with prospective lenders to refinance this secured non-recourse loan. In the event that all or a portion
of the debt cannot be refinanced, we may consider contributing additional equity into this unconsolidated joint venture.
(4) This loan is subject to a fixed SOFR floor of 0.75 % .
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Refer to “ Lease accounting ” in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial
statements for information about lease accounting standards that set principles for the recognition, measurement, presentation, and
disclosure of leases for both parties to a lease agreement (i.e., lessees and lessors).
Leases in which we are the lessor
As of June 30, 2024 , we had 408 properties aggregating 42.1 million operating RSF in key cluster locations, including Greater
Boston, the San Francisco Bay Area, San Diego, Seattle, Maryland, Research Triangle, and New York City. We primarily focus on
developing Class A/A+ properties in AAA innovation cluster locations that offer the scale and strategic design integral to our mega
campus strategy. Strategically located near top academic medical institutions and equipped with curated amenities, services, and transit
access, our mega campuses are designed to support our tenants in attracting and retaining top talent, which we believe is a key driver
of tenant demand for our properties.
As of June 30, 2024 , all leases in which we are the lessor were classified as operating leases, with the exception of one direct
financing lease . Our leases are described below.
Operating leases
As of June 30, 2024 , our 408 properties were subject to operating lease agreements. Two of these properties, representing
two land parcels, are subject to lease agreements that each contain an option for the lessee to purchase the underlying asset from us at
fair market value during each of the 30-day periods commencing on the dates that are 15 years , 30 years , and 74.5 years after the rent
commencement date of October 1, 2017 . The remaining lease term related to each of the two land parcel s is 68.4 years . Our leases
generally contain options to extend lease terms at prevailing market rates at the time of expiration. Certain operating leases contain
early termination options that require advance notification and payment of a penalty, which in most cases is substantial enough to be
deemed economically disadvantageous by a tenant to exercise. Future lease payments to be received under the terms of our operating
lease agreements, excluding expense reimbursements, in effect as of June 30, 2024 are outlined in the table below (in thousands):
| Year | Amount |
|---|---|
| 2024 | $ 973,926 |
| 2025 | 1,911,248 |
| 2026 | 1,852,109 |
| 2027 | 1,769,872 |
| 2028 | 1,631,328 |
| Thereafter | 11,045,840 |
| Total | $ 19,184,323 |
Refer to Note 3 – “Investments in real estate” to our unaudited consolidated financial statements for additional information
about our owned real estate assets, which are the underlying assets under our operating leases.
Direct financing lease
As of June 30, 2024 , we had one direct financing lease agreemen t, with a net investment balance of $ 40.5 million , for a
parking structure with a remaining lease term of 68.4 years . The lessee has an option to purchase the underlying asset at fair market
value during each of the 30 -day periods commencing on the dates that are 15 years , 30 years , and 74.5 years after the rent
commencement date of October 1, 2017 .
The components of our aggregate net investment in our direct financing lease as of June 30, 2024 and December 31, 2023
are summarized in the table below (in thousands):
| June 30, 2024 | December 31, 2023 | |
|---|---|---|
| Gross investment in direct financing lease | $ 252,368 | $ 253,324 |
| Less: unearned income on direct financing lease | ( 209,067 ) | ( 210,388 ) |
| Less: allowance for credit losses | ( 2,839 ) | ( 2,839 ) |
| Net investment in direct financing lease | $ 40,462 | $ 40,097 |
As of June 30, 2024 , our estimated credit loss related to our direct financing lease was $ 2.8 million . No adjustment to the
estimated credit loss balance was required during the six months ended June 30, 2024 . For further details, refer to “ Allowance for credit
losses ” in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial statements.
27
Future lease payments to be received under the terms of our direct financing lease as of June 30, 2024 are outlined in the
table below (in thousands):
| Year | Total |
|---|---|
| 2024 | $ 963 |
| 2025 | 1,976 |
| 2026 | 2,036 |
| 2027 | 2,097 |
| 2028 | 2,160 |
| Thereafter | 243,136 |
| Total | $ 252,368 |
Income from rentals
Our income from rentals includes revenue related to agreements for the rental of our real estate, which primarily includes
revenues subject to the lease accounting standard and the revenue recognition accounting standard as shown below (in thousands):
| Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | |
|---|---|---|---|---|
| Income from rentals: | ||||
| Revenues subject to the lease accounting standard: | ||||
| Operating leases | $ 745,626 | $ 695,019 | $ 1,491,687 | $ 1,372,441 |
| Direct financing leases | 662 | 650 | 1,321 | 1,298 |
| Revenues subject to the lease accounting standard | 746,288 | 695,669 | 1,493,008 | 1,373,739 |
| Revenues subject to the revenue recognition accounting standard | 8,874 | 8,670 | 17,705 | 18,549 |
| Income from rentals | $ 755,162 | $ 704,339 | $ 1,510,713 | $ 1,392,288 |
Our revenues that are subject to the revenue recognition accounting standard and are classified in income from rentals consist
primarily of short-term parking revenues that are not considered lease revenues under the lease accounting standard. Refer to
“ Revenues ” and “ Recognition of revenue arising from contracts with customers ” in Note 2 – “Summary of significant accounting policies”
to our unaudited consolidated financial statements for additional information.
Residual value risk management strategy
Our leases do not have guarantees of residual value on the underlying assets. We manage risk associated with the residual
value of our leased assets by (i) evaluating each potential acquisition of real estate to determine whether it meets our business
objective to invest primarily in high-demand markets, (ii) directly managing our leased properties, conducting frequent property
inspections, proactively addressing potential maintenance issues before they arise, and/or timely resolving any occurring issues, and
(iii) carefully selecting our tenants and monitoring their credit quality throughout their respective lease terms.
Leases in which we are the lessee
Operating lease agreements
We have operating lease agreements in which we are the lessee consisting of ground and office leases. Certain of these
leases have options to extend or terminate the contract terms upon meeting certain criteria. There are no notable restrictions or
covenants imposed by the leases, nor guarantees of residual value.
We recognize a right-of-use asset, which is classified within other assets in our consolidated balance sheets, and a related
liability, which is classified within accounts payable, accrued expenses, and other liabilities in our consolidated balance sheets, to
account for our future obligations under ground and office lease arrangements in which we are the lessee. Refer to “ Lessee accounting ”
in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial statements.
28
As of June 30, 2024 , the present value of the remaining contractual payments aggregating $ 837.1 million under our operating
lease agreements, including our extension options that we are reasonably certain to exercise, was $ 379.2 million . Our corresponding
operating lease right-of-use assets, adjusted for initial direct leasing costs and other consideration exchanged with the landlord prior to
the commencement of the lease, aggregated $ 510.1 million . As of June 30, 2024 , the weighted-average remaining lease term of
operating leases in which we are the lessee was approximately 41 years , including extension options that we are reasonably certain to
exercise, and the weighted-average discount rate was 4.6 % . The weighted-average discount rate is based on the incremental
borrowing rate estimated for each lease, which is the interest rate that we estimate we would have to pay to borrow on a collateralized
basis over a similar term for an amount equal to the lease payments.
Ground lease obligations as of June 30, 2024 included leases for 36 of our properties, which accounted for approximately 9 %
of our total number of properties. Excluding one ground lease that expires in 2036 related to one operating property with a net book
value of $ 5.8 million as of June 30, 2024 , our ground lease obligations have remaining lease terms ranging from approximately 30 to 98
years , including extension options that we are reasonably certain to exercise.
The reconciliation of future lease payments under noncancelable operating leases in which we are the lessee to the operating
lease liability reflected in our unaudited consolidated balance sheet as of June 30, 2024 is presented in the table below (in thousands):
| Year | Total |
|---|---|
| 2024 | $ 10,819 |
| 2025 | 22,671 |
| 2026 | 22,865 |
| 2027 | 21,946 |
| 2028 | 21,614 |
| Thereafter | 737,191 |
| Total future payments under our operating leases in which we are the lessee | 837,106 |
| Effect of discounting | ( 457,883 ) |
| Operating lease liability | $ 379,223 |
Lessee operating costs
Operating lease costs relate to our ground and office leases in which we are the lessee. Ground leases generally require fixed
annual rent payments and may also include escalation clauses and renewal options. Our operating lease obligations related to our
office leases have remaining terms of up to 12 years , exclusive of extension options. For the three and six months ended June 30, 2024
and 2023 , our costs for operating leases in which we are the lessee were as follows (in thousands):
| Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | |
|---|---|---|---|---|
| Gross operating lease costs | $ 9,930 | $ 11,815 | $ 19,141 | $ 21,272 |
| Capitalized lease costs | ( 518 ) | ( 3,297 ) | ( 1,046 ) | ( 4,218 ) |
| Expenses for operating leases in which we are the lessee | $ 9,412 | $ 8,518 | $ 18,095 | $ 17,054 |
For the six months ended June 30, 2024 and 2023 , amounts paid and classified as operating activities in our unaudited
consolidated statements of cash flows for leases in which we are the lessee aggregated $ 16.4 million and $ 18.0 million , respectively.
29
Cash, cash equivalents, and restricted cash consisted of the following as of June 30, 2024 and December 31, 2023 (in
thousands):
| June 30, 2024 | December 31, 2023 | |
|---|---|---|
| Cash and cash equivalents | $ 561,021 | $ 618,190 |
| Restricted cash: | ||
| Funds held in escrow for real estate acquisitions | — | 37,434 |
| Other | 4,832 | 5,147 |
| 4,832 | 42,581 | |
| Total | $ 565,853 | $ 660,771 |
We hold investments in publicly traded companies and privately held entities primarily involved in the life science industry. As a
REIT, we generally limit our ownership of each individual entity’s voting stock to less than 10 % . We evaluate each investment to
determine whether we have the ability to exercise significant influence, but not control, over an investee. We evaluate investments in
which our ownership is equal to or greater than 20%, but less than or equal to 50%, of an investee’s voting stock with a presumption
that we have this ability. For our investments in limited partnerships that maintain specific ownership accounts, we presume that such
ability exists when our ownership interest exceeds 3% to 5%. In addition to our ownership interest, we consider whether we have a
board seat or whether we participate in the investee’s policy-making process, among other criteria, to determine if we have the ability to
exert significant influence, but not control, over an investee. If we determine that we have such ability, we account for the investment
under the equity method, as described below.
Investments accounted for under the equity method
Under the equity method of accounting, we initially recognize our investment at cost and subsequently adjust the carrying
amount of the investment for our share of earnings or losses reported by the investee, distributions received, and other-than-temporary
impairments.
As of June 30, 2024 , we had 10 investments in limited partnerships maintaining specific ownership accounts for each investor,
which were accounted for under the equity method. These investments aggregated $ 139.3 million . Our ownership interest in each of
these 10 investments was greater than 5%.
Investments that do not qualify for the equity method of accounting
For investees over which we determine that we do not have the ability to exercise significant influence or control, we account
for each investment depending on whether it is an investment in a (i) publicly traded company, (ii) privately held entity that reports NAV
per share, or (iii) privately held entity that does not report NAV per share, as described below.
Investments in publicly traded companies
Our investments in publicly traded companies are classified as investments with readily determinable fair values and are
presented at fair value in our consolidated balance sheets, with changes in fair value classified in investment income (loss) in our
consolidated statements of operations. The fair values for our investments in publicly traded companies are determined based on sales
prices or quotes available on securities exchanges.
Investments in privately held companies
Our investments in privately held entities without readily determinable fair values consist of (i) investments in privately held
entities that report NAV per share and (ii) investments in privately held entities that do not report NAV per share. These investments are
accounted for as follows:
Investments in privately held entities that report NAV per share
Investments in privately held entities that report NAV per share, such as our privately held investments in limited partnerships,
are presented at fair value using NAV as a practical expedient, with changes in fair value classified in investment income (loss) in our
consolidated statements of operations. We use NAV per share reported by limited partnerships generally without adjustment, unless we
are aware of information indicating that the NAV reported by a limited partnership does not accurately reflect the fair value of the
investment at our reporting date.
30
Investments in privately held entities that do not report NAV per share
Investments in privately held entities that do not report NAV per share are accounted for using a measurement alternative,
under which these investments are measured at cost, adjusted for observable price changes and impairments, with changes classified
in investment income (loss) in our consolidated statements of operations.
An observable price arises from an orderly transaction for an identical or similar investment of the same issuer, which is
observed by an investor without expending undue cost and effort. Observable price changes result from, among other things, equity
transactions of the same issuer executed during the reporting period, including subsequent equity offerings or other reported equity
transactions related to the same issuer. To determine whether these transactions are indicative of an observable price change, we
evaluate, among other factors, whether these transactions have similar rights and obligations, including voting rights, distribution
preferences, and conversion rights to the investments we hold.
Impairment evaluation of equity method investments and investments in privately held entities that do not report NAV per
share
We monitor equity method investments and investments in privately held entities that do not report NAV per share for new
developments, including operating results, prospects and results of clinical trials, new product initiatives, new collaborative agreements,
capital-raising events, and merger and acquisition activities. These investments are evaluated on the basis of a qualitative assessment
for indicators of impairment by monitoring the presence of the following triggering events or impairment indicators:
(i) a significant deterioration in the earnings performance, credit rating, asset quality, or business prospects of the investee;
(ii) a significant adverse change in the regulatory, economic, or technological environment of the investee;
(iii) a significant adverse change in the general market condition, including the research and development of technology and
products that the investee is bringing or attempting to bring to the market;
(iv) significant concerns about the investee’s ability to continue as a going concern; and/or
(v) a decision by investors to cease providing support or reduce their financial commitment to the investee.
If such indicators are present, we are required to estimate the investment’s fair value and immediately recognize an
impairment charge in an amount equal to the investment’s carrying value in excess of its estimated fair value.
Investment income/loss recognition and classification
We recognize both realized and unrealized gains and losses in our consolidated statements of operations, classified in
investment income (loss) in our consolidated statements of operations. Unrealized gains and losses represent:
(i) changes in fair value for investments in publicly traded companies;
(ii) changes in NAV for investments in privately held entities that report NAV per share;
(iii) observable price changes for investments in privately held entities that do not report NAV per share; and
(iv) our share of unrealized gains or losses reported by our equity method investees.
Realized gains and losses on our investments represent the difference between proceeds received upon disposition of
investments and their historical or adjusted cost basis. For our equity method investments, realized gains and losses represent our
share of realized gains or losses reported by the investee. Impairments are realized losses, which result in an adjusted cost basis, and
represent charges to reduce the carrying values of investments in privately held entities that do not report NAV per share and equity
method investments, if impairments are deemed other than temporary, to their estimated fair value.
Funding commitments to investments in privately held entities that report NAV
We are committed to funding approximately $ 402.0 million for our investments in privately held entities that report NAV. Our
funding commitments expire at various dates over the next 12 years with a weighted-average expiration of 8.3 years as of June 30,
2024 . These investments are not redeemable by us, but we may receive distributions from these investments throughout their terms.
O ur investments in privately held entities that report NAV generally have expected initial terms in excess of 10 years. The weighted-
average remaining term during which these investments are expected to be liquidated was 5.4 years as of June 30, 2024 .
31
The following tables summarize our investments as of June 30, 2024 and December 31, 2023 (in thousands):
| June 30, 2024 — Cost | Unrealized Gains | Unrealized Losses | Carrying Amount | |
|---|---|---|---|---|
| Publicly traded companies | $ 201,321 | $ 42,052 | $ ( 90,182 ) | $ 153,191 |
| Entities that report NAV | 510,335 | 162,559 | ( 33,254 ) | 639,640 |
| Entities that do not report NAV: | ||||
| Entities with observable price changes | 94,509 | 79,609 | ( 1,007 ) | 173,111 |
| Entities without observable price changes | 389,124 | — | — | 389,124 |
| Investments accounted for under the equity method | N/A | N/A | N/A | 139,282 |
| Total investments | $ 1,195,289 | $ 284,220 | $ ( 124,443 ) | $ 1,494,348 |
| December 31, 2023 — Cost | Unrealized Gains | Unrealized Losses | Carrying Amount | |
|---|---|---|---|---|
| Publicly traded companies | $ 203,467 | $ 50,377 | $ ( 94,278 ) | $ 159,566 |
| Entities that report NAV | 507,059 | 192,468 | ( 27,995 ) | 671,532 |
| Entities that do not report NAV: | ||||
| Entities with observable price changes | 97,892 | 77,600 | ( 1,224 ) | 174,268 |
| Entities without observable price changes | 368,654 | — | — | 368,654 |
| Investments accounted for under the equity method | N/A | N/A | N/A | 75,498 |
| Total investments | $ 1,177,072 | $ 320,445 | $ ( 123,497 ) | $ 1,449,518 |
Cumulative gains and losses (realized and unrealized) on investments in privately held entities that do not report NAV still held
as of June 30, 2024 aggregated to a loss of $ 59.6 million , which consisted of upward adjustments aggregating $ 79.6 million , downward
adjustments aggregating $ 1.0 million , and impairments aggregating $ 138.2 million .
Our investment income (loss) for the three and six months ended June 30, 2024 and 2023 consisted of the following (in
thousands):
| Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | |||
|---|---|---|---|---|---|---|
| Realized gains (losses) | $ 20,578 | (1) | $ ( 371 ) | $ 34,704 | (1) | $ 20,373 |
| Unrealized losses | ( 64,238 ) | ( 77,897 ) | ( 35,080 ) | ( 143,752 ) | ||
| Investment loss | $ ( 43,660 ) | $ ( 78,268 ) | $ ( 376 ) | $ ( 123,379 ) |
(1) Consists of realized gains of $ 33.4 million and $ 62.2 million , partially offset by impairment charges of $ 12.8 million and $ 27.5 million during the three and six months
ended June 30, 2024 , respectively.
During the six months ended June 30, 2024 , gains and losses on investments in privately held entities that do not report NAV
still held as of June 30, 2024 aggregated to a loss of $ 13.7 million , which consisted of upward adjustments aggregating $ 15.7 million
and downward adjustments and impairments aggregating $ 29.4 million .
D uring the six months ended June 30, 2023 , gains and losses on investments in privately held entities that do not report NAV
still held as of June 30, 2023 aggregated to a loss of $ 23.3 million , which consisted of upward adjustments aggregating $ 3.8 million and
downward adjustments and impairments aggregating $ 27.1 million .
Unrealized gains or losses related to investments still held (excluding investments accounted for under the equity method) as
of June 30, 2024 and 2023 aggregated to losses of $ 1.8 million and $ 47.6 million during the six months ended June 30, 2024 and 2023 ,
respectively.
Our investment loss of $ 0.4 million for the six months ended June 30, 2024 also included $ 0.7 million of equity in losses of our
equity method investments .
Refer to “Investments” in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial
statements for additional information .
32
The following table summarizes the components of other assets as of June 30, 2024 and December 31, 2023 (in thousands):
| June 30, 2024 | December 31, 2023 | |
|---|---|---|
| Acquired in-place leases | $ 398,033 | $ 461,613 |
| Deferred compensation plan | 46,223 | 40,365 |
| Deferred financing costs – unsecured senior line of credit | 27,113 | 30,897 |
| Deposits | 28,221 | 25,863 |
| Furniture, fixtures, and equipment | 32,775 | 26,560 |
| Net investment in direct financing lease | 40,462 | 40,097 |
| Notes receivable | 16,975 | 15,841 |
| Operating lease right-of-use assets | 510,075 | 516,452 |
| Other assets | 92,515 | 88,453 |
| Prepaid expenses | 21,042 | 30,969 |
| Property, plant, and equipment | 143,069 | 144,784 |
| Total | $ 1,356,503 | $ 1,421,894 |
We provide fair value information about all financial instruments for which it is practicable to estimate fair value. We measure
and disclose the estimated fair value of financial assets and liabilities by utilizing a fair value hierarchy that distinguishes between data
obtained from sources independent of the reporting entity and the reporting entity’s own assumptions about market participant
assumptions. This hierarchy consists of three broad levels, as follows: (i) quoted prices in active markets for identical assets or liabilities
(Level 1), (ii) significant other observable inputs (Level 2), and (iii) significant unobservable inputs (Level 3). Significant other observable
inputs can include quoted prices for similar assets or liabilities in active markets, as well as inputs that are observable for the asset or
liability, such as interest rates, foreign exchange rates, and yield curves. Significant unobservable inputs are typically based on an
entity’s own assumptions, since there is little, if any, related market activity. In instances in which the determination of the fair value
measurement is based on inputs from different levels of the fair value hierarchy, the level in the fair value hierarchy within which the
entire fair value measurement falls is based on the lowest level of input that is significant to the fair value measurement in its entirety.
Our assessment of the significance of a particular input to the fair value measurement in its entirety requires judgment and considers
factors specific to the asset or liability.
Assets and liabilities measured at fair value on a recurring basis
The following table sets forth the assets that we measure at fair value on a recurring basis by level in the fair value hierarchy
(in thousands). There were no liabilities measured at fair value on a recurring basis as of June 30, 2024 and December 31, 2023 . There
were no transfers of assets measured at fair value on a recurring basis to or from Level 3 in the fair value hierarchy during the six
months ended June 30, 2024 .
| Description | Total | Fair Value Measurement Using — Quoted Prices in Active Markets for Identical Assets (Level 1) | Significant Other Observable Inputs (Level 2) | Significant Unobservable Inputs (Level 3) |
|---|---|---|---|---|
| Investments in publicly traded companies: | ||||
| As of June 30, 2024 | $ 153,191 | $ 153,191 | $ — | $ — |
| As of December 31, 2023 | $ 159,566 | $ 159,566 | $ — | $ — |
Our investments in publicly traded companies represent investments with readily determinable fair values, and are carried at
fair value, with changes in fair value classified in investment income in our consolidated financial statements. We also hold investments
in privately held entities, which consist of (i) investments that report NAV and (ii) investments that do not report NAV, as further
described below.
33
Our investments in privately held entities that report NAV, such as our privately held investments in limited partnerships, are
carried at fair value using NAV as a practical expedient, with changes in fair value classified in net income. As of June 30, 2024 and
December 31, 2023 , the carrying values of investments in privately held entities that report NAV aggregated $ 639.6 million and
$ 671.5 million , respectively. These investments are excluded from the fair value hierarchy above as required by the fair value
accounting standards. We estimate the fair value of each of our investments in limited partnerships based on the most recent NAV
reported by each limited partnership. As a result, the determination of fair values of our investments in privately held entities that report
NAV generally does not involve significant estimates, assumptions, or judgments.
Assets and liabilities measured at fair value on a nonrecurring basis
The following table sets forth the assets measured at fair value on a nonrecurring basis by level within the fair value hierarchy
as of June 30, 2024 and December 31, 2023 (in thousands).
| Description | Carrying Amount | Fair Value Measurement Using — Quoted Prices in Active Markets for Identical Assets (Level 1) | Significant Other Observable Inputs (Level 2) | Significant Unobservable Inputs (Level 3) | |||
|---|---|---|---|---|---|---|---|
| Real estate assets held for sale with carrying values adjusted to fair value less costs to sell: | |||||||
| As of June 30, 2024 | $ 104,765 | (1) | $ — | $ — | $ 104,765 | (2) | |
| As of December 31, 2023 | $ 133,885 | (1) | $ — | $ — | $ 133,885 | (2) | |
| Investments in privately held entities that do not report NAV: | |||||||
| As of June 30, 2024 | $ 194,165 | $ — | $ 173,111 | (3) | $ 21,054 | (4) | |
| As of December 31, 2023 | $ 188,689 | $ — | $ 174,268 | (3) | $ 14,421 | (4) |
(1) These amounts are included in the total balances of our net assets classified as held for sale aggregating $ 136.3 million and $ 191.4 million as of June 30, 2024 and
December 31, 2023 , respectively, disclosed in Note 15 – “Assets classified as held for sale,” and represent assets held for sale as of June 30, 2024 and December 31,
2023 , respectively, for which impairments were recognized. Refer to Note 3 – “Investments in real estate” and Note 15 – “Assets classified as held for sale” to our
unaudited consolidated financial statements for additional information.
(2) Represent aggregate carrying amounts of assets held for sale after adjustments to their respective fair values less costs to sell based on executed purchase and sale
agreements, letters of intent, or valuations provided by third-party real estate brokers .
(3) These amounts represent the total carrying amounts of our equity investments in privately held entities with observable price changes, which are included in the
investments balances o f $ 1.5 billion and $ 1.4 billion , respectively, in our unaudited consolidated balance sheets as of June 30, 2024 and December 31, 2023 ,
respectively, disclosed in Note 7 – “Investments” to our unaudited consolidated financial statements.
(4) These amounts are included in the investments in privately held entities without observable price changes balances aggregating $ 389.1 million and $ 368.7 million as of
June 30, 2024 and December 31, 2023 , respectively, disclosed in Note 7 – “Investments” to our unaudited consolidated financial statements. The aforementioned
balances represent the carrying amounts of investments in privately held entities that do not report NAV for which impairments have been recognized in accordance with
the measurement alternative guidance described in “ Investments ” in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial
statements.
Real estate assets classified as held for sale measured at fair value less costs to sell
Our real estate assets classified as held for sale and measured at fair value less costs to sell are presented in the table above.
These properties are subsets of our total real estate assets classified as held for sale as of June 30, 2024 and December 31, 2023 ,
respectively. The fair values for these real estate assets were estimated based on executed purchase and sale agreements, letters of
intent, or valuations provided by third-party real estate brokers . Refer to “Investments in real estate” in Note 2 – “Summary of significant
accounting policies” and Note 15 – “Assets classified as held for sale” to our unaudited consolidated financial statements for additional
information.
Investments in privately held entities that do not report NAV
Our investments in privately held entities that do not report NAV are measured at cost, adjusted for observable price changes
and impairments, with changes recognized in net income. These investments are adjusted based on the observable price changes in
orderly transactions for the identical or similar investment of the same issuer. Further adjustments are not made until another
observable transaction occurs. Therefore, the determination of fair values of our investments in privately held entities that do not report
NAV does not involve significant estimates and assumptions or subjective and complex judgments.
We also subject our investments in privately held entities that do not report NAV to a qualitative assessment for indicators of
impairment. If indicators of impairment are present, we are required to estimate the investment’s fair value and immediately recognize
an impairment charge in an amount equal to the investment’s carrying value in excess of its estimated fair value.
34
The estimates of fair value typically incorporate valuation techniques that include an income approach reflecting a discounted
cash flow analysis, and a market approach that includes a comparative analysis of acquisition multiples and pricing multiples generated
by market participants. In certain instances, we may use multiple valuation techniques for a particular investment and estimate its fair
value based on an average of multiple valuation results.
Refer to Note 7 – “Investments” to our unaudited consolidated financial statements for additional information.
Assets and liabilities not measured at fair value in the statement of financial position but for which the fair value is disclosed
The fair values of our secured notes payable and unsecured senior notes payable, and the amounts outstanding on our
unsecured senior line of credit and commercial paper program, were estimated using widely accepted valuation techniques, including
discounted cash flow analyses using significant other observable inputs such as available market information on discount and
borrowing rates with similar terms, maturities, and credit ratings. Because the valuations of our financial instruments are based on these
types of estimates, the actual fair value of our financial instruments may differ materially if our estimates do not prove to be accurate.
Additionally, the use of different market assumptions or estimation methods may have a material effect on the estimated fair value
amounts.
As of June 30, 2024 and December 31, 2023 , the book and estimated fair values of our secured notes payable and unsecured
senior notes payable and the amounts outstanding under our unsecured senior line of credit and commercial paper program, including
the level within the fair value hierarchy for which the estimates were derived, were as follows (in thousands):
| June 30, 2024 — Book Value | Fair Value Hierarchy | Estimated Fair Value | |||
|---|---|---|---|---|---|
| Quoted Prices in Active Markets for Identical Assets (Level 1) | Significant Other Observable Inputs (Level 2) | Significant Unobservable Inputs (Level 3) | |||
| Liabilities: | |||||
| Secured notes payable | $ 134,942 | $ — | $ 134,422 | $ — | $ 134,422 |
| Unsecured senior notes payable | $ 12,089,561 | $ — | $ 10,344,795 | $ — | $ 10,344,795 |
| Unsecured senior line of credit | $ — | $ — | $ — | $ — | $ — |
| Commercial paper program | $ 199,552 | $ — | $ 199,926 | $ — | $ 199,926 |
| December 31, 2023 — Book Value | Fair Value Hierarchy | Estimated Fair Value | |||
|---|---|---|---|---|---|
| Quoted Prices in Active Markets for Identical Assets (Level 1) | Significant Other Observable Inputs (Level 2) | Significant Unobservable Inputs (Level 3) | |||
| Liabilities: | |||||
| Secured notes payable | $ 119,662 | $ — | $ 118,660 | $ — | $ 118,660 |
| Unsecured senior notes payable | $ 11,096,028 | $ — | $ 9,708,930 | $ — | $ 9,708,930 |
| Unsecured senior line of credit | $ — | $ — | $ — | $ — | $ — |
| Commercial paper program | $ 99,952 | $ — | $ 99,915 | $ — | $ 99,915 |
The carrying values of cash and cash equivalents, restricted cash, tenant receivables, deposits, notes receivable, accounts
payable, accrued expenses, and other short-term liabilities approximate their fair value.
35
T h e following table summarizes our outstanding indebtedness and respective principal payments remaining as of June 30, 2024 (dollars in thousands):
| Debt | Stated Rate | Interest Rate (1) | Maturity Date (2) | Principal Payments Remaining for the Periods Ending December 31, — 2024 | 2025 | 2026 | 2027 | 2028 | Thereafter | Principal | Unamortized (Deferred Financing Cost), (Discount)/ Premium | Total | ||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Secured notes payable | ||||||||||||||
| Greater Boston (3) | SOFR+ 2.70 % | 8.14 % | 11/19/26 | $ — | $ — | $ 134,648 | $ — | $ — | $ — | $ 134,648 | $ ( 325 ) | $ 134,323 | ||
| San Francisco Bay Area | 6.50 % | 6.50 | 7/1/36 | 32 | 34 | 36 | 38 | 41 | 438 | 619 | — | 619 | ||
| Secured debt weighted-average interest rate/ subtotal | 8.13 | 32 | 34 | 134,684 | 38 | 41 | 438 | 135,267 | ( 325 ) | 134,942 | ||||
| Unsecured senior line of credit and commercial paper program (4) | (4) | 5.57 | (4) | 1/22/28 | (4) | — | — | — | — | 200,000 | — | 200,000 | ( 448 ) | 199,552 |
| Unsecured senior notes payable | 3.45 % | 3.62 | 4/30/25 | — | 600,000 | — | — | — | — | 600,000 | ( 739 ) | 599,261 | ||
| Unsecured senior notes payable | 4.30 % | 4.50 | 1/15/26 | — | — | 300,000 | — | — | — | 300,000 | ( 778 ) | 299,222 | ||
| Unsecured senior notes payable | 3.80 % | 3.96 | 4/15/26 | — | — | 350,000 | — | — | — | 350,000 | ( 899 ) | 349,101 | ||
| Unsecured senior notes payable | 3.95 % | 4.13 | 1/15/27 | — | — | — | 350,000 | — | — | 350,000 | ( 1,321 ) | 348,679 | ||
| Unsecured senior notes payable | 3.95 % | 4.07 | 1/15/28 | — | — | — | — | 425,000 | — | 425,000 | ( 1,523 ) | 423,477 | ||
| Unsecured senior notes payable | 4.50 % | 4.60 | 7/30/29 | — | — | — | — | — | 300,000 | 300,000 | ( 1,138 ) | 298,862 | ||
| Unsecured senior notes payable | 2.75 % | 2.87 | 12/15/29 | — | — | — | — | — | 400,000 | 400,000 | ( 2,269 ) | 397,731 | ||
| Unsecured senior notes payable | 4.70 % | 4.81 | 7/1/30 | — | — | — | — | — | 450,000 | 450,000 | ( 2,241 ) | 447,759 | ||
| Unsecured senior notes payable | 4.90 % | 5.05 | 12/15/30 | — | — | — | — | — | 700,000 | 700,000 | ( 5,121 ) | 694,879 | ||
| Unsecured senior notes payable | 3.375 % | 3.48 | 8/15/31 | — | — | — | — | — | 750,000 | 750,000 | ( 4,669 ) | 745,331 | ||
| Unsecured senior notes payable | 2.00 % | 2.12 | 5/18/32 | — | — | — | — | — | 900,000 | 900,000 | ( 7,428 ) | 892,572 | ||
| Unsecured senior notes payable | 1.875 % | 1.97 | 2/1/33 | — | — | — | — | — | 1,000,000 | 1,000,000 | ( 7,543 ) | 992,457 | ||
| Unsecured senior notes payable | 2.95 % | 3.07 | 3/15/34 | — | — | — | — | — | 800,000 | 800,000 | ( 7,613 ) | 792,387 | ||
| Unsecured senior notes payable | 4.75 % | 4.88 | 4/15/35 | — | — | — | — | — | 500,000 | 500,000 | ( 5,185 ) | 494,815 | ||
| Unsecured senior notes payable | 5.25 % | 5.38 | 5/15/36 | — | — | — | — | — | 400,000 | 400,000 | ( 4,280 ) | 395,720 | ||
| Unsecured senior notes payable | 4.85 % | 4.93 | 4/15/49 | — | — | — | — | — | 300,000 | 300,000 | ( 2,929 ) | 297,071 | ||
| Unsecured senior notes payable | 4.00 % | 3.91 | 2/1/50 | — | — | — | — | — | 700,000 | 700,000 | 10,049 | 710,049 | ||
| Unsecured senior notes payable | 3.00 % | 3.08 | 5/18/51 | — | — | — | — | — | 850,000 | 850,000 | ( 11,417 ) | 838,583 | ||
| Unsecured senior notes payable | 3.55 % | 3.63 | 3/15/52 | — | — | — | — | — | 1,000,000 | 1,000,000 | ( 13,892 ) | 986,108 | ||
| Unsecured senior notes payable | 5.15 % | 5.26 | 4/15/53 | — | — | — | — | — | 500,000 | 500,000 | ( 7,702 ) | 492,298 | ||
| Unsecured senior notes payable | 5.625 % | 5.71 | 5/15/54 | — | — | — | — | — | 600,000 | 600,000 | ( 6,801 ) | 593,199 | ||
| Unsecured debt weighted-average interest rate/ subtotal | 3.84 | — | 600,000 | 650,000 | 350,000 | 625,000 | 10,150,000 | 12,375,000 | ( 85,887 ) | 12,289,113 | ||||
| Weighted-average interest rate/total | 3.89 % | $ 32 | $ 600,034 | $ 784,684 | $ 350,038 | $ 625,041 | $ 10,150,438 | $ 12,510,267 | $ ( 86,212 ) | $ 12,424,055 |
(1) Represents the weighted-average interest rate as of the end of the applicable period, including amortization of loan fees, amortization of debt premiums (discounts), and other bank fees.
(2) Reflects any extension options that we control.
(3) Represents a secured construction loan held by our consolidated real estate joint venture for 99 Coolidge Avenue, of which we own a 75.0 % interest. As of June 30, 2024 , this joint venture h as $ 60.7 million available under existing lender
commitments. The interest rate shall be reduced from SOFR+ 2.70 % to SOFR+2.10% over time upon the completion of certain leasing, construction, and financial covenant milestones.
(4) Refer to “ $ 5.0 billion unsecured senior line of credit” and “ $ 2.5 billion commercial paper program” on the following page. In July 2024, we executed an agreement with the lender group to amend and restate our unsecured senior line of
credit to, among other changes, extend the maturity date from January 22, 2028 to January 22, 2030 , including extension option s that we control. We expect that the amendment and restatement will become effective in September 2024
upon the satisfaction of certain conditions.
36
The following table summarizes our secured and unsecured senior debt and amounts outstanding under our unsecured senior
line of credit and commercial paper program as of June 30, 2024 (dollars in thousands):
| Fixed-Rate Debt | Variable-Rate Debt | Weighted-Average | |||||||
|---|---|---|---|---|---|---|---|---|---|
| Interest | Remaining Term (in years) | ||||||||
| Total | Percentage | Rate (1) | |||||||
| Secured notes payable | $ 619 | $ 134,323 | $ 134,942 | 1.1 % | 8.13 % | 2.4 | |||
| Unsecured senior notes payable | 12,089,561 | — | 12,089,561 | 97.3 | 3.81 | 13.3 | |||
| Unsecured senior line of credit and commercial paper program | — | 199,552 | 199,552 | (2) | 1.6 | 5.57 | (2) | 3.6 | (3) |
| Total/weighted average | $ 12,090,180 | $ 333,875 | $ 12,424,055 | 100.0 % | 3.89 % | 13.0 | (3) | ||
| Percentage of total debt | 97.3 % | 2.7 % | 100 % |
(1) Represents the weighted-average interest rate as of the end of the applicable period, including expense/income related to the amortization of loan fees, amortization of
debt premiums (discounts), and other bank fees.
(2) As of June 30, 2024 , we had no outstanding balance on our unsecured senior line of cre dit and $ 199.6 million of commercial paper notes outstanding with a weighted-
average interest rate of 5.57 % .
(3) We calculate the weighted-average remaining term of our commercial paper notes by using the maturity date of our unsecured senior line of credit. Using the maturity
date of our outstanding commercial paper notes, the consolidated weighted-average maturity of our debt i s 13.0 years . The commercial paper notes sold during the six
months ended June 30, 2024 were issued at a weighted-average yield to maturity of 5.59 % and had a weighted-average maturity term of 16 days .
U nsecured senior note s payable
I n February 2024, we issued $ 1.0 billion of unsecured senior notes payabl e with a weighted-average interest rate of 5.48 %
and a weighted-average maturity of 23.1 years . The unsecured senior notes consisted of $ 400.0 million of 5.25 % unsecured senior
notes due 2036 and $ 600.0 million of 5.625 % unsecured senior notes due 2054 .
$ 5.0 billion unsecured senior line of credit
As of June 30, 2024 , our unsecured senior line of credit had aggregate commitments o f $ 5.0 billion and bore an interest rate of
SOFR plus 0.855 % . In addition to the cost of borrowing, the unsecured senior line of credit is subject to an annual facility fee of 0.145 %
based on the aggregate commitments outstanding. Based upon our ability to achieve certain annual sustainability metrics, the interest
rate and facility fee rate are also subject to upward or downward adjustments of up to four basis points with respect to the interest rate
and up to one basis point with respect to the facility fee rate.
Based on certain sustainability metrics achieved in accordance with the terms of our unsecured senior line of credit
agreement, the borrowing rate was reduced for a one-year period by two basis points to S OFR plus 0.855 % , from SOFR plus 0.875 % ,
and the facility fee was reduced by 0.5 basis point to 0.145 % from 0.15 % . As of June 30, 2024 , we had no outstanding balance on our
unsecured line of credit.
In July 2024, we executed an agreement with the lender group to amend and restate our unsecured senior line of credit to,
among other changes, extend the maturity date from January 22, 2028 to January 22, 2030 , including extension options that we control .
We expect that the amendment and restatement will become effective in September 2024 upon the satisfaction of certain conditions.
$ 2.5 billion co mmercial paper program
Our commercial paper program provides us with the ability to issue up to $ 2.5 billion of commercial paper notes that bear
interest at short-term fixed rates with a maturity of generally 30 days or less and a maximum maturity of 397 days from the date of
issuance. Our commercial paper program is backed by our unsecured senior line of credit, and at all times we expect to retain a
minimum undrawn amount of borrowing capacity under our unsecured senior line of credit equal to any outstanding notes issued under
our commercial paper program. We use the net proceeds from the issuances of the notes for general working capital and other general
corporate purposes. General corporate purposes may include, but are not limited to, the repayment of other debt and selective
development, redevelopment, or acquisition of properties. During the six months ended June 30, 2024 , the commercial paper notes
were issued at a weighted-average yield to maturity of 5.59 % and had a weighted-average maturity term of 16 days . As of June 30,
2024 , the outstanding balance under our commercial paper program was $ 199.6 million with a weighted-average interest rate of 5.57 % .
37
Interest expense
The following table summarizes interest expense for the three and six months ended June 30, 2024 and 2023 (in thousands):
| Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | |
|---|---|---|---|---|
| Interest incurred | $ 126,828 | $ 108,746 | $ 249,508 | $ 209,570 |
| Capitalized interest | ( 81,039 ) | ( 91,674 ) | ( 162,879 ) | ( 178,744 ) |
| Interest expense | $ 45,789 | $ 17,072 | $ 86,629 | $ 30,826 |
The following table summarizes the components of accounts payable, accrued expenses, and other liabilities as of June 30,
2024 and December 31, 2023 (in thousands):
| June 30, 2024 | December 31, 2023 | |
|---|---|---|
| Accounts payable and accrued expenses | $ 434,668 | $ 524,439 |
| Accrued construction | 612,663 | 606,333 |
| Acquired below-market leases | 267,137 | 322,040 |
| Conditional asset retirement obligations | 55,709 | 53,083 |
| Deferred rent liabilities | 12,223 | 15,183 |
| Operating lease liability | 379,223 | 382,883 |
| Unearned rent and tenant security deposits | 583,625 | 548,529 |
| Other liabilities | 184,287 | 158,453 |
| Total | $ 2,529,535 | $ 2,610,943 |
As of June 30, 2024 and December 31, 2023 , our conditional asset retirement obligations liability primarily consisted of the soil
and groundwater remediation liabilities associated with certain of our properties. Some of our properties may contain asbestos or may
be subjected to other hazardous or toxic substances, which, under certain conditions, requires remediation. We engage independent
environmental consultants to conduct Phase I or similar environmental assessments at our properties. This type of assessment
generally includes a site inspection, interviews, and a public records review; asbestos, lead-based paint, and mold surveys; subsurface
sampling; and other testing. We recognize a liability for the fair value of a conditional asset retirement obligation (including asbestos)
when the fair value of the liability can be reasonably estimated. In addition, environmental laws and regulations subject our tenants, and
potentially us, to liability that may result from our tenants’ routine handling of hazardous substances and wastes as part of their
operations at our properties. These assessments and investigations of our properties have not to date revealed any additional
environmental liability we believe would have a material adverse effect on our business and financial statements or that would require
additional disclosures or recognition in our consolidated financial statements.
38
From time to time, we enter into forward equity sales agreements, which are discussed in Note 13 – “Stockholders’ equity” to
our unaudited consolidated financial statements. We consider the potential dilution resulting from the forward equity sales agreements
on the EPS calculations. At inception, the agreements do not have an effect on the computation of basic EPS as no shares are
delivered until settlement. The common shares issued upon the settlement of the forward equity sales agreements, weighted for the
period these common shares were outstanding, are included in the denominator of basic EPS. To determine the dilution resulting from
the forward equity sales agreements during the period of time prior to settlement, we calculate the number of weighted-average shares
outstanding – diluted using the treasury stock method.
We account for unvested restricted stock awards that contain nonforfeitable rights to dividends as participating securities and
include these securities in the computation of EPS using the two-class method. Our forward equity sales agreements are not
participating securities and are therefore not included in the computation of EPS using the two-class method. Under the two-class
method, we allocate net income (after amounts attributable to noncontrolling interests) to common stockholders and unvested restricted
stock awards by using the weighted-average shares of each class outstanding for quarter-to-date and year-to-date periods
independently, based on their respective participation rights to dividends declared (or accumulated) and undistributed earnings.
The table below reconciles the numerators and denominators of the basic and diluted EPS computations for the three and six
months ended June 30, 2024 and 2023 (in thousands, except per share amounts):
| Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | |
|---|---|---|---|---|
| Net income | $ 94,049 | $ 133,705 | $ 313,225 | $ 255,398 |
| Net income attributable to noncontrolling interests | ( 47,347 ) | ( 43,768 ) | ( 95,978 ) | ( 87,599 ) |
| Net income attributable to unvested restricted stock awards | ( 3,785 ) | ( 2,677 ) | ( 7,444 ) | ( 5,283 ) |
| Numerator for basic and diluted EPS – net income attributable to Alexandria Real Estate Equities, Inc.’s common stockholders | $ 42,917 | $ 87,260 | $ 209,803 | $ 162,516 |
| Denominator for basic EPS – weighted-average shares of common stock outstanding | 172,013 | 170,864 | 171,981 | 170,824 |
| Dilutive effect of forward equity sales agreements | — | — | — | — |
| Denominator for diluted EPS – weighted-average shares of common stock outstanding | 172,013 | 170,864 | 171,981 | 170,824 |
| Net income per share attributable to Alexandria Real Estate Equities, Inc.’s common stockholders: | ||||
| Basic | $ 0.25 | $ 0.51 | $ 1.22 | $ 0.95 |
| Diluted | $ 0.25 | $ 0.51 | $ 1.22 | $ 0.95 |
39
C o mmon equity transaction s
I n February 2024, we entered into a new ATM common stock offering program that allows us to sell up to an aggregate of
$ 1.5 billion of our common stock .
During the three months ended June 30, 2024 , we entered into new forward equity sales agreements aggregating
$ 27.8 million to sell 230 thousand shares of common stock under our ATM program at an average price o f $ 122.32 (before underwriting
discounts). As of June 30, 2024 , none of these agreements were settled.
As of June 30, 2024 , the remaining aggregate amount available under our ATM program for future sales of common stock was
$ 1.47 billion .
Dividends
During the three months ended March 31, 2024, we declared cash dividends on our common stock aggregating $ 222.1 million ,
or $ 1.27 per share. In April 2024, we paid the cash dividends on our common stock declared for the three months ended March 31,
2024.
During the three months ended June 30, 2024 , we declared cash dividends on our common stock aggregating $ 227.4 million ,
or $ 1.30 per share. In July 2024 , we paid the cash dividends on our common stock declared for the three months ended June 30, 2024 .
Accumulated other comprehensive loss
The change in accumulated other comprehensive loss attributable to Alexandria Real Estate Equities, Inc.’s stockholders
during the six months ended June 30, 2024 was entirely due to net unrealized losses o f $ 11.8 million on foreign currency translation
related to our operations primarily in Canada.
Common stock, preferred stock, and excess stock authorizations
Our charter authorizes the issuance of 400.0 million share s of common stock , of which 172.0 million shares were issued and
outstanding as of June 30, 2024 . Our charter also authorizes the issuance of up to 100.0 million shares of preferred stock , none of
which were issued and outstanding as of June 30, 2024 . In addition, 200.0 million shares of “excess stock” (as defined in our charter)
are authorized, none of which were issued and outstanding as of June 30, 2024 .
Noncontrolling interests represent the third-party interests in certain entities in which we have a controlling interest. As of
June 30, 2024 , these entities owned 68 p roperties, which are included in our consolidated financial statements. Noncontrolling interests
are adjusted for additional contributions and distributions, the proportionate share of the net earnings or losses, and other
comprehensive income or loss. Distributions, profits, and losses related to these entities are allocated in accordance with the respective
operating agreements. During the six months ended June 30, 2024 and 2023 , we distributed $ 119.9 million and $ 134.6 million ,
respectively, to our consolidated real estate joint venture partners.
Certain of our noncontrolling interests have the right to require us to redeem their ownership interests in the respective entities.
We classify these ownership interests in the entities as redeemable noncontrolling interests outside of total equity in our consolidated
balance sheets. Redeemable noncontrolling interests are adjusted for additional contributions and distributions, the proportionate share
of the net earnings or losses, and other comprehensive income or loss. If the amount of a redeemable noncontrolling interest is less
than the maximum redemption value at the balance sheet date, such amount is adjusted to the maximum redemption value.
Subsequent declines in the redemption value are recognized only to the extent that previous increases have been recognized .
Refer to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial
statements for additional information.
40
As of June 30, 2024 , we h ad five properties aggregating 808,692 RSF that were classified as h eld for sale in our consolidated
financial statements.
The disposal of properties classified as held for sale does not represent a strategic shift that has (or will have) a major effect
on our operations or financial results and therefore does not meet the criteria for classification as a discontinued operation. We cease
depreciation of our properties upon their classification as held for sale.
The following is a summary of net assets as of June 30, 2024 and December 31, 2023 for our real estate investments that
were classified as held for sale as of each respective date (in thousands):
| June 30, 2024 | December 31, 2023 | |
|---|---|---|
| Total assets | $ 137,370 | $ 194,223 |
| Total liabilities | ( 3,386 ) | ( 4,750 ) |
| Total accumulated other comprehensive income | 2,306 | 1,960 |
| Net assets classified as held for sale | $ 136,290 | $ 191,433 |
For additional information, refer to “ Real estate sales ” in Note 2 – “Summary of significant accounting policies” to our unaudited
consolidated financial statements.
Alexandria Technology Square ® ground lease amendment
In July 2024, we executed an amendment to our existing ground lease agreement at the Alexandria Technology Square ® mega
campus aggregating 1.2 million RSF in our Cambridge submarket to extend the term by 24 years from January 1, 2065 to
December 31, 2088 . The amendment requires that we prepay our entire rent obligation for the extended lease term aggregating
$ 270.0 million in two equal installments during the fourth quarter of 2024 and the first quarter of 2025 . This amount will be amortized on
a straight-line basis over the remaining lease term from July 2024 through December 2088, and the amended operating lease will r esult
in an incremental annual rent expense of approximately $ 3.6 million .
Alexandria Technology Square ® is a foundational mega campus in the heart of the global life science ecosystem in Cambridge
and is the Greater Boston base of operations of key strategic long-tenured tenants such as Novartis AG, GlaxoSmithKline plc,
Massachusetts Institute of Technology, and Mass General Brigham. Securing this ground lease through December 2088 significantly
enhances the long-term value of our investment in this critical mega campus.
Unsecured senior line of credit amendment
In July 2024, we executed an agreement with the lender group to amend and restate our unsecured senior line of credit to,
among other changes, extend the maturity date from January 22, 2028 to January 22, 2030 , including extension options that we control.
We expect that the amendment and restatement will become effective in September 2024 upon the satisfaction of certain conditions.
41
ITEM 2. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS
Forward-looking statements
Certain information and statements included in this quarterly report on Form 10-Q, including, without limitation, statements
containing the words “forecast,” “guidance,” “goals,” “projects,” “estimates,” “anticipates,” “believes,” “expects,” “intends,” “may,” “plans,”
“seeks,” “should,” “targets,” or “will,” or the negative of those words or similar words, constitute “forward-looking statements” within the
meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as
amended. Forward-looking statements involve inherent risks and uncertainties regarding events, conditions, and financial trends that
may affect our future plans of operations, business strategy, results of operations, and financial position. A number of important factors
could cause actual results to differ materially from those included within or contemplated by the forward-looking statements, including,
but not limited to, the following:
• Operating factors, such as a failure to operate our business successfully in comparison to market expectations or in
comparison to our competitors, our inability to obtain capital when desired or refinance debt maturities when desired, and/
or a failure to maintain our status as a REIT for federal tax purposes;
• Market and industry factors, such as adverse developments concerning the life science industry and/or our tenants;
• Government factors, such as any unfavorable effects resulting from federal, state, local, and/or foreign government
policies, laws, and/or funding levels;
• Global factors, such as negative economic, social, political, financial, credit market, banking conditions, and/or regional
armed hostilities; and
• Other factors, such as climate change, cyber intrusions, and/or changes in laws, regulations, and financial accounting
standards.
This list of risks and uncertainties is not exhaustive. Additional information regarding risk factors that may affect us is included
under Part I; “Item 1A. Risk factors”; and “Item 7. Management’s discussion and analysis of financial condition and results of
operations” in our annual report on Form 10-K for the year ended December 31, 2023 and under respective sections in this quarterly
report on Form 10-Q. Readers of this quarterly report on Form 10-Q should also read our other documents filed publicly with the SEC
for further discussion regarding such factors.
42
Overview
We are a Maryland corporation formed in October 1994 that has elected to be taxed as a REIT for federal income tax
purposes. Alexandria Real Estate Equities, Inc. (NYSE: ARE), an S&P 500 ® company, is a best-in-class, mission-driven life science
REIT making a positive and lasting impact on the world. As the pioneer of the life science real estate niche with our founding in 1994,
Alexandria is the preeminent and longest-tenured owner, operator, and developer of collaborative life science mega campuses in AAA
innovation cluster locations, including Greater Boston, the San Francisco Bay Area, San Diego, Seattle, Maryland, Research Triangle,
and New York City. As of June 30, 2024 , Alexandria has a total market capitalization of $32.5 billion and an asset base in North America
that includes 42.1 million RSF of operating properties and 5.3 million RSF of Class A/A+ properties undergoing construction and one
committed near-term project expected to commence construction in the next two years. Alexandria has a longstanding and proven track
record of developing Class A/A+ properties clustered in life science mega campuses that provide our innovative tenants with highly
dynamic and collaborative environments that enhance their ability to successfully recruit and retain world-class talent and inspire
productivity, efficiency, creativity, and success. Alexandria also provides strategic capital to transformative life science companies
through our venture capital platform. We believe our unique business model and diligent underwriting ensure a high-quality and diverse
tenant base that results in higher occupancy levels, longer lease terms, higher rental income, higher returns, and greater long-term
asset value.
As of June 30, 2024 :
• Investment-grade or publicly traded large cap tenants represented 53% of our annual rental revenue;
• Approximately 96% of our leases (on an annual rental revenue basis) contained effective annual rent escalations
approximating 3.0% that were either fixed or indexed based on a consumer price index or other index;
• Approximately 94% of our leases (on an annual rental revenue basis) were triple net leases, which require tenants to pay
substantially all real estate taxes, insurance, utilities, repairs and maintenance, common area expenses, and other
operating expenses (including increases thereto) in addition to base rent; and
• Approximately 93% of our leases (on an annual rental revenue basis) provided for the recapture of capital expenditures
(such as HVAC maintenance and/or replacement, roof replacement, and parking lot resurfacing) that we believe would
typically be borne by the landlord in traditional office leases.
Our primary business objective is to maximize long-term asset value and stockholder returns based on a multifaceted platform
of internal and external growth. A key element of our strategy is our unique focus on Class A/A+ properties located in collaborative life
science mega campuses in AAA innovation clusters. Our mega campuses are designed for scalability, offering our tenants a clear path
for growth, including through our future developments and redevelopments. Strategically located near top academic medical institutions
and equipped with curated amenities, services, and transit access, our mega campuses are designed to support our tenants in
attracting and retaining top talent, which we believe is a key driver of tenant demand for our properties. Our strategy also includes
drawing upon our deep and broad real estate and life science relationships in order to identify and attract new and leading tenants and
to source additional value-creation real estate.
Executive summary
Operating results
| Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | |
|---|---|---|---|---|
| Net income attributable to Alexandria’s common stockholders – diluted: | ||||
| In millions | $ 42.9 | $ 87.3 | $ 209.8 | $ 162.5 |
| Per share | $ 0.25 | $ 0.51 | $ 1.22 | $ 0.95 |
| Funds from operations attributable to Alexandria’s common stockholders – diluted, as adjusted: | ||||
| In millions | $ 405.5 | $ 382.4 | $ 809.4 | $ 756.1 |
| Per share | $ 2.36 | $ 2.24 | $ 4.71 | $ 4.43 |
For additional information, refer to “Funds from operations and funds from operations, as adjusted, attributable to Alexandria
Real Estate Equities, Inc.’s common stockholders” under “ Definitions and reconciliations ” and to the tabular presentation of these items
in “ Results of operations ” in Item 2.
43
An operationally excellent, industry-leading REIT with a high-quality, diverse client base to support growing revenues, stable cash flows,
and strong margins
| (As of June 30, 2024 , unless stated otherwise) — Percentage of annual rental revenue in effect from mega campuses | 74% | |
|---|---|---|
| Percentage of annual rental revenue in effect from investment-grade or publicly traded large cap tenants | 53% | |
| Sustained strength in tenant collections: | ||
| Tenant receivables as a percentage of rental revenues for the three months ended June 30, 2024 | 0.9 % | |
| July 2024 tenant rents and receivables collected as of the date of this report | 99.7% | |
| Tenant rents and receivables for the three months ended June 30, 2024 collected as of the date of this report | 99.9% | |
| Occupancy of operating properties in North America | 94.6% | |
| Adjusted EBITDA margin for the three months ended June 30, 2024 | 72% | |
| Percentage of leases containing annual rent escalations | 96% | |
| Weighted-average remaining lease term: | ||
| Top 20 tenants | 9.4 | years |
| All tenants | 7.4 | years |
Strong leasing volume and solid rental rate increases
• Strong leasing volume aggregating 1.1 million RSF for the three months ended June 30, 2024 .
• Solid rental rate increases of 7.4% and 3.7% (cash basis) for the three months ended June 30, 2024 and 26.2% and 15.0%
(cash basis) for the six months ended June 30, 2024 .
• 79% of our leasing activity during the last twelve months was generated from our existing tenant base.
| June 30, 2024 — Three Months Ended | Six Months Ended | |
|---|---|---|
| Total leasing activity – RSF | 1,114,001 | 2,256,858 |
| Leasing of development and redevelopment space – RSF | 340,989 | 441,221 |
| Lease renewals and re-leasing of space: | ||
| RSF (included in total leasing activity above) | 589,650 | 1,584,420 |
| Rental rate increase | 7.4% | 26.2% |
| Rental rate increase (cash basis) | 3.7% | 15.0% |
Continued solid net operating income and internal growth
• Total revenue growth
• $766.7 million , up 7.4% , for the three months ended June 30, 2024 , compared to $713.9 million for the three months
ended June 30, 2023 .
• $1.5 billion , up 8.6% , for the six months ended June 30, 2024 , compared to $1.4 billion for the six months ended June 30,
2023 .
• Net operating income (cash basis) o f $1.9 billion for the three months ended June 30, 2024 annualized, increased by
$122.7 million , or 6.9% , compared to the three months ended June 30, 2023 annualized. Refer to “ Net operating income, net
operating income (cash basis), and operating margin ” under “ Definitions and reconciliations ” in Item 2 for a reconciliation of our
net income to net operating income (cash basis).
• Same property net operating income growth
• 1.5% and 3.9% (cash basis) for the three months ended June 30, 2024 , compared to the three months ended June 30,
2023 .
• 1.1% and 3.7% (cash basis) for the six months ended June 30, 2024 , compared to the six months ended June 30, 2023 .
• 96% of our leases contain contractual annual rent escalations approximating 3% .
44
Strong and flexible balance sheet with significant liquidity; top 10% credit rating ranking among all publicly traded U.S. REITs
• As of June 30, 2024 , our credit ratin gs from S&P Global Ratings a nd Moody’s Investors Service were BBB+ and Baa1 ,
respectively, which rank i n the top 10% among all publicly traded U.S. REITs.
• Net debt and preferred stock to Adjusted EBITDA of 5.4x and fixed-charge coverage ratio of 4.5x for the three months ended
June 30, 2024 annualized.
• Significant liquidity of $5.6 billion .
• 32% of our total debt matures in 2049 and beyond .
• 13.0 years weighted-average remaining term of debt.
• 97.3% of our debt has a fixed rate.
• Total debt and preferred stock to gross assets of 29% .
• $1.1 billion of expected capital contribution commitments from existing consolidated real estate joint venture partners to fund
construction from July 1, 2024 through 2027 .
Consistent dividend strategy with a focus on retaining significant net cash flows from operating activities after dividends for reinvestment
• Common stock dividend declared for the three months ended June 30, 2024 of $1.30 per common share aggregating $5.08
per common share for the twelve months ended June 30, 2024 , up 24 cents , or 5% , over the twelve months ended June 30,
2023 .
• Dividend yield of 4.4% as of June 30, 2024 .
• Dividend payout ratio of 55% for the three months ended June 30, 2024 .
• Average annual dividend per-share growth of 5% from 2020 through the three months ended June 30, 2024 annualized.
• Significant net cash flows from operating activities after dividends retained for reinvestment aggregating $2.1 billion for the
years ended December 31, 2020 through 2023 and including the midpoint of our 2024 guidance range for net cash provided
by operating activities after dividends.
Ongoing execution of Alexandria’s 2024 capital strategy
We expect to continue pursuing our strategy to fund a significant portion of our capital requirements for the year ending
December 31, 2024 with dispositions and sales of partial interests and are actively pursuing several dispositions and partial interest
sale opportunities.
| (in millions) — Completed dispositions of 100% interest in properties not integral to our mega campus strategy | $ 77 |
|---|---|
| Pending transactions subject to letters of intent or purchase and sale agreement negotiations | 807 |
| Forward equity sales agreements expected to be settled in 2024 | 27 |
| 911 | |
| Additional targeted dispositions, sales of partial interests, and common equity | 639 |
| 2024 guidance midpoint for dispositions, sales of partial interests, and common equity | $ 1,550 |
(1) Refer to “Dispositions and sales of partial interests” in Item 2 for additional details.
Strong balance sheet management
Key capital metrics as of or for the three months ended June 30, 2024
| June 30, 2024 — Quarter Annualized | Trailing 12 Months | Target for Fourth Quarter of 2024 Annualized | |
|---|---|---|---|
| Net debt and preferred stock to Adjusted EBITDA | 5.4x | 5.6x | Less than or equal to 5.1x |
| Fixed-charge coverage ratio | 4.5x | 4.6x | Greater than or equal to 4.5x |
• $32.5 billion in total market capitalization.
• $20.1 billion in total equity capitalization, which ranks in the top 10% among all publicly traded U.S. REITs.
• As of June 30, 2024 , our non-real estate investments aggregated $1.5 billion :
• Unrealized gains presented in our consolidated balance sheet were $159.8 million , comprising gross unrealized gains and
losses aggregating $284.2 million and $124.4 million , respectively.
• Investment loss of $43.7 million for the three months ended June 30, 2024 presented in our consolidated statement of
operations consisted of $33.4 million of realized gains , offset by $12.8 million of i mpairment charges and $64.2 million of
unrealized losses . Investment loss of $0.4 million for the six months ended June 30, 2024 presented in our consolidated
statement of operations consisted of $62.2 million of realized gains , offset by impairment charges of $27.5 million and $35.1
million of unrealized losses .
45
Key capital events
• In July 2024, we executed an agreement with the lender group to amend and restate our unsecured senior line of credit to,
among other changes, extend the maturity date from January 22, 2028 to January 22, 2030 , including extension options that
we control . We expect that the amendment and restatement will become effective in September 2024 upon the satisfaction of
certain conditions.
• During the three months ended June 30, 2024 , we entered into new forward equity sales agreements aggregating
$27.8 million to sell 230 thousand share s of common stock under our ATM program at an average price of $122.32 (before
underwriting discounts) . We expect to settle these forward equity sales agreements in 2024. As of June 30, 2024 and as of the
date of this report, the remaining aggregate amount available under our ATM program for future sales of common stock was
$1.47 billion .
External growth and investments in real estate
Alexandria’s highly leased value-creation pipeline delivered incremental annual net operating income of $16 million , commencing during
the three months ended June 30, 2024 , and is expected to deliver incremental annual net operating income aggregating $480 million by
the first quarter of 2028
• During the three months ended June 30, 2024 , we placed into service development and redevelopment projects aggregating
284,982 RSF that are 100% leased across multiple submarkets and delivered incremental annual net operating income of
$16 million . Deliveries during the three months ended June 30, 2024 included:
• 195,435 and 25,655 RSF at 9810 Darnestown Road and 9808 Medical Center Drive , respectively, located on the
Alexandria Center ® for Life Science – Shady Grove mega campus in our Rockville submarket .
• Annual net operating income (cash basis) is expected to increase by $80 million upon the burn-off of initial free rent, with a
weighted-average burn-off period of approximately seven months , from recently delivered projects.
• 69% of the RSF in our total value-creation pipeline is within our mega campuses.
| Development and Redevelopment Projects | Incremental Annual Net Operating Income | RSF | ||
|---|---|---|---|---|
| (dollars in millions) | ||||
| Placed into service: | ||||
| Three months ended March 31, 2024 | $ 26 | 343,445 | 100% | |
| Three months ended June 30, 2024 | 16 | 284,982 | 100 | |
| Total placed into service during six months ended June 30, 2024 | $ 42 | 628,427 | 100% | |
| Expected to be placed into service (1) : | ||||
| Third quarter of 2024 through fourth quarter of 2025 | $ 187 | (2) | 5,432,915 | 61% |
| First quarter of 2026 through first quarter of 2028 | 293 | (3) | ||
| $ 480 |
(1) Represents expected incremental annual net operating income to be placed into service from deliveries of projects undergoing construction a nd one committed
near-term project expected to commence construction in the next two years.
(2) Includes 1.5 million RSF that is expected to stabilize through 2025 and is 87% leased, and partial deliveries through fourth quarter of 2025 from projects expected
to stabilize in 2026 and beyond . In addition to the projects represented, we are evaluating one priority anticipated development project that could commence active
construction in the second half of 2024 and may have initial delivery in 2025 . Refer to the initial and stabilized occupancy years under “New Class A/A+
development and redevelopment properties: current projects” in Item 2 for additional details.
(3) 71% of the leased RSF of our value-creation projects was generated from our existing tenant base.
46
47
48
Operating summary
| Same Property Net Operating Income Growth — Margins (1) | Rental Rate Growth: Renewed/Re-Leased Space — Favorable Lease Structure (2) | ||
|---|---|---|---|
| Operating | Adjusted EBITDA | Strategic Lease Structure by Owner and Operator of Collaborative Life Science Mega Campuses | |
| 72% | 72% | Increasing cash flows | |
| Percentage of leases containing annual rent escalations | 96 % | ||
| Stable cash flows | |||
| Weighted-Average Lease Term of Executed Leases (3) | Percentage of triple net leases | 94 % | |
| Lower capex burden | |||
| 8.8 years | Percentage of leases providing for the recapture of capital expenditures | 93 % | |
| Net Debt and Preferred Stock to Adjusted EBITDA (4) | Fixed-Charge Coverage Ratio (4) |
Refer to “ Same properties ” and “ Definitions and reconciliations ” in Item 2 for additional details. “ Definitions and reconciliations ” contains the definitions of “Fixed-charge
coverage ratio,” “Net debt and preferred stock to Adjusted EBITDA,” and “Net operating income” and their respective reconciliations from the most directly comparable
financial measures presented in accordance with GAAP.
(1) For the three months ended June 30, 2024 .
(2) Percentages calculated based on our annual rental revenue in effect as of June 30, 2024 .
(3) Represents the weighted-average lease term of executed leases for the 10-year period from December 31, 2015 through June 30, 2024 .
(4) Quarter annualized.
49
| Stable Cash Flows From Our High-Quality and Diverse Mix of Approximately 800 Tenants | |
|---|---|
| Investment-Grade or Publicly Traded Large Cap Tenants | |
| 92% | |
| of ARE’s Top 20 Tenant Annual Rental Revenue | |
| 53% | |
| Percentage of ARE’s Annual Rental Revenue | of ARE’s Annual Rental Revenue |
| Solid Historical Occupancy of 96% Over Past 10 Years (3) From Historically Strong Demand for Our Class A/A+ Properties in AAA Locations | |
| Mega Campuses | Occupancy Across Key Locations |
| Percentage of ARE’s Annual Rental Revenue |
(4)
Life Science
Product,
Service,
and Device
Multinational
Pharmaceutical
Public
Biotechnology –
Approved or
Marketed
Produc t
Public
Biotechnology
– Preclinical or
Clinical Stage
Private
Biotechnology
Other (2)
Investment-Grade or
Large Cap Tech
Future Change
in Use (1)
Biomedical and
Government
Institutions
74%
Mega
Campuses
26%
Non-Mega
Campuses
As of June 30, 2024 . Annual rental revenue represents amounts in effect as of June 30, 2024 . Refer to “ Definitions and reconciliations ” in Item 2 for additional information.
(1) Represents annual rental revenue currently generated from space that is targeted for a future change in use to laboratory space, including 1.0% of annual rental revenue
that is generated from covered land play projects for future development opportunities. The weighted-average remaining term of these leases is 2.9 years.
(2) Represents the percentage of our annual rental revenue generated by “Other” tenants, which comprise technology, professional services, finance, telecommunications,
and construction/real estate companies, and (by less than 1.0% of our annual rental revenue) retail-related tenants.
(3) Represents average occupancy of operating properties as of each December 31 from 2015 through 2023 and as of June 30, 2024.
(4) Refer to footnote 1 under “ Summary of occupancy percentages in North America ” in Item 2 for additional details.
50
| Long-Duration and Stable Cash Flows From High-Quality and Diverse Tenants |
|---|
| Long-Duration Lease Terms |
| 9.4 Years |
| Top 20 Tenants |
| 7.4 Years |
| All Tenants |
| Weighted-Average Remaining Term (1) |
| Sustained Strength in Tenant Collections (2) |
|---|
| 99.9% |
| For the Three Months Ended June 30, 2024 |
| 99.7% |
| July 2024 |
(1) Based on annual rental revenue in effect as of June 30, 2024 .
(2) Represents the portion of total receivables billed for each period collected through the date of this report.
51
Leasing
The following table summarizes our leasing activity at our properties:
| Three Months Ended | Six Months Ended | Year Ended | ||||||
|---|---|---|---|---|---|---|---|---|
| June 30, 2024 | June 30, 2024 | December 31, 2023 | ||||||
| Including Straight-Line Rent | Cash Basis | Including Straight-Line Rent | Cash Basis | Including Straight-Line Rent | Cash Basis | |||
| (Dollars per RSF) | ||||||||
| Leasing activity: | ||||||||
| Renewed/re-leased space (1) | ||||||||
| Rental rate changes | 7.4% | (2) | 3.7% | (2) | 26.2% | 15.0% | 29.4% | 15.8% |
| New rates | $46.56 | $47.92 | $69.43 | $68.20 | $52.35 | $50.82 | ||
| Expiring rates | $43.34 | $46.23 | $55.02 | $59.32 | $40.46 | $43.87 | ||
| RSF | 589,650 | 1,584,420 | 3,046,386 | |||||
| Tenant improvements/ leasing commissions | $31.83 | $25.32 | $26.09 | |||||
| Weighted-average lease term | 4.4 years | 8.0 years | 8.7 years | |||||
| Developed/redeveloped/ previously vacant space leased (3) | ||||||||
| New rates | $67.96 | $65.59 | $68.85 | $66.73 | $65.66 | $59.74 | ||
| RSF | 524,351 | 672,438 | 1,259,686 | |||||
| Weighted-average lease term | 7.4 years | 7.2 years | 13.8 years | |||||
| Leasing activity summary (totals): | ||||||||
| New rates | $57.55 | $56.99 | $69.26 | $67.78 | $56.09 | $53.33 | ||
| RSF | 1,114,001 | 2,256,858 | 4,306,072 | |||||
| Weighted-average lease term | 6.6 years | 7.7 years | 11.3 years | |||||
| Lease expirations (1) | ||||||||
| Expiring rates | $46.19 | $48.02 | $52.27 | $55.24 | $43.84 | $45.20 | ||
| RSF | 888,415 | 2,301,346 | 5,027,773 |
Leasing activity includes 100% of results for properties in North America in which we have an investment.
(1) Excludes month-to-month leases aggregating 129,549 RSF and 86,092 RSF as of June 30, 2024 and December 31, 2023 , respectively. During the trailing twelve months
ended June 30, 2024 , we granted free rent concessions averaging 0.8 months per annum.
(2) Includes one renewal aggregating 34,611 RSF in our Greater Stanford submarket. Excluding this renewal, rental rate changes for the three months ended June 30, 2024
were 13.6% and 9.1% (cash basis ). Rental rate changes can experience volatility from quarter to quarter based on the volume and mix of leases executed. Refer to
“ Projected results ” in Item 2 for rental rate changes expected from leases executed for the year ending December 31, 2024.
(3) Refer to “New Class A/A+ development and redevelopment properties: summary of pipeline” in Item 2 for additional information, including total project costs.
52
Summary of contractual lease expirations
The following table summarizes the contractual lease expirations at our properties as of June 30, 2024 :
| Year — 2024 | 1,629,725 | 4.1% | $ 52.61 | 3.9% |
|---|---|---|---|---|
| 2025 | 3,969,159 | 10.1% | $ 52.32 | 9.4% |
| 2026 | 2,741,258 | 6.9% | $ 52.81 | 6.6% |
| 2027 | 3,155,424 | 8.0% | $ 52.84 | 7.6% |
| 2028 | 4,697,787 | 11.9% | $ 51.91 | 11.1% |
| 2029 | 2,519,629 | 6.4% | $ 51.26 | 5.9% |
| 2030 | 2,732,244 | 6.9% | $ 46.39 | 5.8% |
| 2031 | 3,655,986 | 9.3% | $ 54.89 | 9.1% |
| 2032 | 1,078,558 | 2.7% | $ 59.67 | 2.9% |
| 2033 | 2,872,541 | 7.3% | $ 51.57 | 6.7% |
| Thereafter | 10,398,273 | 26.4% | $ 65.96 | 31.0% |
(1) Represents amounts in effect as of June 30, 2024 .
(2) Excludes month-to-month leases aggregating 129,549 R SF as of June 30, 2024 .
The following tables present our lease expirations by market for the remainder of 2024 and for 2025 as of June 30, 2024 :
| Market | 2024 Contractual Lease Expirations (in RSF) — Leased | Negotiating/ Anticipating | Targeted for Future Development/Redevelopment (1) | Remaining Expiring Leases (2) | Total (3) | Annual Rental Revenue (per RSF) (4) | |||
|---|---|---|---|---|---|---|---|---|---|
| Committed Near-Term/ Priority Anticipated | Future | ||||||||
| Greater Boston | 14,075 | 57,179 | — | 104,500 | 210,588 | 386,342 | $ 78.66 | ||
| San Francisco Bay Area | — | 58,517 | 107,250 | — | 252,300 | 418,067 | 55.48 | ||
| San Diego | 27,119 | — | — | 226,144 | 17,408 | 270,671 | 29.33 | ||
| Seattle | 18,107 | — | — | — | 111,263 | 129,370 | 20.78 | ||
| Maryland | — | — | — | — | 10,919 | 10,919 | 5.62 | ||
| Research Triangle | — | 10,478 | — | — | 18,439 | 28,917 | 37.70 | ||
| New York City | — | 5,896 | — | — | 355,792 | (5) | 361,688 | 53.71 | |
| Texas | — | — | — | — | — | — | — | ||
| Canada | 13,321 | — | — | — | — | 13,321 | 26.58 | ||
| Non-cluster/other markets | — | — | — | — | 10,430 | 10,430 | 57.02 | ||
| Total | 72,622 | 132,070 | 107,250 | 330,644 | 987,139 | 1,629,725 | $ 52.61 | ||
| Percentage of expiring leases | 4% | 8% | 7% | 20% | 61% | 100% | |||
| 2025 Contractual Lease Expirations (in RSF) | Annual Rental Revenue (per RSF) (4) | ||||||||
| Market | Leased | Negotiating/ Anticipating | Targeted for Future Development/ Redevelopment (1) | Remaining Expiring Leases (6) | Total | ||||
| Greater Boston | 44,332 | 38,705 | 25,312 | 890,639 | (7) | 998,988 | $ 78.18 | ||
| San Francisco Bay Area | 35,797 | 83,980 | — | 491,082 | 610,859 | 71.91 | |||
| San Diego | 22,324 | 28,854 | 269,048 | 257,832 | 578,058 | 27.46 | |||
| Seattle | — | 14,058 | 50,552 | 215,294 | 279,904 | 31.76 | |||
| Maryland | 35,055 | — | — | 185,357 | 220,412 | 28.41 | |||
| Research Triangle | — | — | — | 320,957 | 320,957 | 51.34 | |||
| New York City | — | — | — | 67,215 | 67,215 | 106.25 | |||
| Texas | — | 357,136 | 198,972 | 247,246 | 803,354 | 36.27 | |||
| Canada | — | — | — | 88,412 | 88,412 | 20.31 | |||
| Non-cluster/other markets | — | — | — | 1,000 | 1,000 | 49.20 | |||
| Total | 137,508 | 522,733 | 543,884 | 2,765,034 | 3,969,159 | $ 52.32 | |||
| Percentage of expiring leases | 3% | 13% | 14% | 70% | 100% |
(1) Primarily represents assets that were recently acquired for future value-creation opportunities, for which we expect, subject to market conditions and leasing, to
commence first-time conversion from non-laboratory space to laboratory space, or to commence future ground-up development. As of June 30, 2024 , annual rental
revenue from these leases expiring in 2024 and 2025 is $42.98 per RSF and $32.71 per RSF , respectively. The weighted-average expiration date of these leases
expiring in 2024 and 2025 is September 29, 2024 and January 12, 2025 , respectively. Refer to “ Investments in real estate ” under “ Definitions and reconciliations ” in
Item 2 for additional details, including value-creation square feet currently included in rental properties.
(2) Excluding the expiration described in footnote 5, the largest remaining contractual lease expiration in 2024 is 97,702 RSF in our Mission Bay submarket, where we are
working to retain the current tenant.
(3) Excludes month-to-month leases aggregating 129,549 RSF as of June 30, 2024 .
(4) Represents amounts in effect as of June 30, 2024 .
(5) Includes 349,947 RSF at 219 East 42nd Street that was classified as held for sale as of June 30, 2024 and was sold in July 2024 .
(6) Key remaining expiring leases in 2025 include 600,477 RSF in three submarkets with a weighted-average expiration date of February 1, 2025 and annual rental revenue
as of June 30, 2024 aggregating approximately $37 million comprised of the following: (i) 248,700 RSF at our Alexandria Technology Square ® mega campus in our
Cambridge submarket, of which 171,945 RSF is expected to be repositioned from single-tenancy to multi-tenancy, and we are evaluating options to reposition the
remaining 76,755 RSF; (ii) 247,246 RSF of industria l and R&D space in our Austin submarket for which we are evaluating options to market for re-lease or reposition the
space; and (iii) 104,531 RSF in our Research Triangle market that is currently being marketed for re-lease. We expect downtime on these spaces to range from 12 to 24
months on a weighted average basis.
(7) Includes 816,048 RSF of contractual lease expirations in our Cambridge/Inner Suburbs submarket . Refer to footnote 6 for additional details.
53
Top 20 tenants
92% of Top 20 Tenant Annual Rental Revenue Is From Investment-Grade
or Publicly Traded Large Cap Tenants (1)
Our properties are leased to a high-quality and diverse group of tenants, with no individual tenant accounting for more than 5.7%
of our annual rental revenue in effect as of June 30, 2024 . The following table sets forth information regarding leases with our 20 largest
tenants in North America based upon annual rental revenue in effect as of June 30, 2024 (dollars in thousands, except average market
cap amounts):
| Aggregate RSF | Annual Rental Revenue (1) | Percentage of Annual Rental Revenue (1) | Investment-Grade Credit Ratings | Average Market Cap (1) (in billions) | |||||
|---|---|---|---|---|---|---|---|---|---|
| Tenant | Moody’s | S&P | |||||||
| 1 | Moderna, Inc. | 12.9 | 1,385,536 | $ 127,122 | 5.7% | — | — | $ 40.5 | |
| 2 | Eli Lilly and Company | 8.6 | 1,134,349 | 92,931 | 4.2 | A2 | A+ | $ 620.0 | |
| 3 | Bristol-Myers Squibb Company | 6.6 | 999,379 | 76,363 | 3.4 | A2 | A+ | $ 107.4 | |
| 4 | Takeda Pharmaceutical Company Limited | 10.9 | 549,759 | 47,899 | 2.2 | Baa2 | BBB+ | $ 45.4 | |
| 5 | Roche | 5.8 | 770,279 | 45,888 | 2.1 | Aa2 | AA | $ 224.0 | |
| 6 | Illumina, Inc. | 6.6 | 955,669 | 41,588 | 1.9 | Baa3 | BBB | $ 21.4 | |
| 7 | Alphabet Inc. | 3.0 | 724,223 | 39,155 | 1.8 | Aa2 | AA+ | $ 1,805.5 | |
| 8 | 2seventy bio, Inc. (2) | 9.2 | 312,805 | 33,543 | 1.5 | — | — | $ 0.2 | |
| 9 | Novartis AG | 4.1 | 450,563 | 30,969 | 1.4 | A1 | AA- | $ 227.3 | |
| 10 | Harvard University | 6.3 | 343,858 | 28,872 | 1.3 | Aaa | AAA | $ — | |
| 11 | Cloud Software Group, Inc. | 2.7 | (3) | 292,013 | 28,537 | 1.3 | — | — | $ — |
| 12 | United States Government | 6.1 | 429,359 | 28,491 | 1.3 | Aaa | AA+ | $ — | |
| 13 | Uber Technologies, Inc. | 58.3 | (4) | 1,009,188 | 27,765 | 1.3 | — | — | $ 123.5 |
| 14 | AstraZeneca PLC | 5.3 | 450,848 | 27,156 | 1.2 | A3 | A | $ 213.0 | |
| 15 | Pfizer Inc. | 0.7 | (5) | 504,716 | 23,730 | 1.1 | A1 | A+ | $ 171.0 |
| 16 | Sanofi | 6.5 | 267,278 | 21,444 | 1.0 | A1 | AA | $ 126.0 | |
| 17 | Merck & Co., Inc. | 9.0 | 337,703 | 21,401 | 1.0 | A1 | A+ | $ 293.8 | |
| 18 | Amgen Inc. | 8.5 | 428,227 | 21,314 | 1.0 | Baa1 | — | $ 148.0 | |
| 19 | New York University | 7.6 | 218,983 | 21,056 | 0.9 | Aa2 | AA- | $ — | |
| 20 | Massachusetts Institute of Technology | 5.0 | 246,725 | 20,527 | 0.9 | Aaa | AAA | $ — | |
| Total/weighted-average | 9.4 | (4) | 11,811,460 | $ 805,751 | 36.5% |
Annual rental revenue and RSF include 100% of each property managed by us in North America. Refer to “ Annual rental revenue ” and “ Investment-grade or publicly traded large
cap tenants ” under “ Definitions and reconciliations ” in Item 2 for additional details, including our methodologies of calculating annual rental revenue from unconsolidated real
estate joint ventures and average market capitalization, respectively.
(1) Based on annual rental revenue in effect as of June 30, 2024 .
(2) As of March 31, 2024 , 2seventy bio, Inc. hel d $181.4 million of cash, cash equivalents, and marketable securities . In March 2024, Regeneron Pharmaceuticals, Inc., a
publicly traded biotechnology company with investment-grade credit ratings of Baa1 and BBB+ assigned by Moody’s and S&P, respectively, entered into a sublease for
approximately 195,000 RSF, or 69.6% of our annual rental revenue generated from 2seventy bio as of June 30, 2024 . Additionally, 90.2% of the annual rental revenue
generated by 2seventy bio is guaranteed by another related public biotechnology company.
(3) Consists of one lease at a property acquired in 2022 with future development and redevelopment opportunities. This lease with Cloud Software Group, Inc. (formerly known
as TIBCO Software, Inc.) was in place when we acquired the property.
(4) Includes (i) ground leases for land at 1455 and 1515 Third Street (two buildings aggregating 422,980 RSF) and (ii) leases at 1655 and 1725 Third Street (two buildings
aggregating 586,208 RSF) in our Mission Bay submarket owned by our unconsolidated real estate joint venture in which we have an ownership interest of 10%. Annual
rental revenue is presented using 100% of the annual rental revenue from our consolidated properties and our share of annual rental revenue from our unconsolidated real
estate joint ventures. Refer to footnote 1 for additional details. Excluding these ground leases, the weighted-average remaining lease term for our top 20 tenants was 8.0
years as of June 30, 2024 .
(5) Primarily relates to one office building in our New York City submarket aggregating 349,947 RSF with a contractual lease expiration in July 2024, which was classified as
held for sale as of June 30, 2024 and sold in July 2024.
54
Locations of properties
The locations of our properties are diversified among a number of Class A/A+ assets strategically clustered in life science
mega campuses in AAA innovation cluster markets. The following table sets forth the total RSF, number of properties, and annual rental
revenue in effect as of June 30, 2024 in each of our markets in North America (dollars in thousands, except per RSF amounts):
| Market | RSF — Operating | Development | Redevelopment | Total | % of Total | Number of Properties | Annual Rental Revenue — Total | % of Total | Per RSF | |
|---|---|---|---|---|---|---|---|---|---|---|
| Greater Boston | 10,751,016 | 764,036 | 1,638,878 | (1) | 13,153,930 | 28% | 73 | $ 848,799 | 38% | $ 83.84 |
| San Francisco Bay Area | 7,863,964 | 498,142 | 282,054 | 8,644,160 | 18 | 66 | 449,633 | 20 | 65.52 | |
| San Diego | 7,757,132 | 1,186,104 | — | 8,943,236 | 19 | 88 | 328,872 | 15 | 44.60 | |
| Seattle | 3,188,135 | 31,270 | 34,306 | 3,253,711 | 7 | 44 | 138,136 | 6 | 45.73 | |
| Maryland | 3,804,438 | 292,946 | — | 4,097,384 | 9 | 51 | 135,978 | 6 | 37.45 | |
| Research Triangle | 3,923,169 | — | — | 3,923,169 | 8 | 40 | 123,315 | 6 | 32.27 | |
| New York City | 922,477 | — | — | 922,477 | 2 | 4 | 72,885 | 3 | 92.89 | |
| Texas | 1,845,159 | — | 73,298 | 1,918,457 | 4 | 15 | 57,830 | 3 | 32.83 | |
| Canada | 933,660 | — | 139,311 | 1,072,971 | 2 | 12 | 20,353 | 1 | 22.98 | |
| Non-cluster/other markets | 347,806 | — | — | 347,806 | 1 | 10 | 15,180 | 1 | 57.70 | |
| Properties held for sale | 808,692 | — | — | 808,692 | 2 | 5 | 25,994 | 1 | N/A | |
| North America | 42,145,648 | 2,772,498 | 2,167,847 | 47,085,993 | 100% | 408 | $ 2,216,975 | 100% | $ 56.87 | |
| 4,940,345 |
(1) Primarily includes our active redevelopment projects aggregating 716,604 RSF at 40, 50, and 60 Sylvan Road and 840 Winter Street l ocated on the Alexandria Center ®
for Life Science – Waltham mega campus , which are 43% leased/negotiating on a combined basis . This mega campus project is expected to capture demand in our
Route 128 submarket.
Summary of occupancy percentages in North America
The following table sets forth the occupancy percentages for our operating properties and our operating and redevelopment
properties in each of our North America markets, excluding properties held for sale, as of the following dates:
| Market | Operating Properties — 6/30/24 | 3/31/24 | 6/30/23 | Operating and Redevelopment Properties — 6/30/24 | 3/31/24 | 6/30/23 | |
|---|---|---|---|---|---|---|---|
| Greater Boston | 94.2% | 94.5% | 92.5% | 81.7% | 83.3% | 83.2% | |
| San Francisco Bay Area | 94.0 | 94.4 | 95.5 | 90.7 | 91.2 | 91.9 | |
| San Diego | 95.1 | 95.2 | 92.8 | 95.1 | 95.2 | 92.8 | |
| Seattle | 94.7 | 94.9 | 95.1 | 93.7 | 93.9 | 89.5 | |
| Maryland | 96.5 | 95.4 | 96.2 | 96.5 | 95.4 | 94.9 | |
| Research Triangle | 97.4 | 97.8 | 94.3 | 97.4 | 97.8 | 94.3 | |
| New York City | 85.1 | (1) | 84.4 | 88.9 | 85.1 | 84.4 | 88.9 |
| Texas | 95.5 | 95.1 | 95.1 | 91.8 | 91.5 | 91.0 | |
| Subtotal | 94.7 | 94.9 | 93.8 | 90.2 | 90.6 | 89.8 | |
| Canada | 94.9 | 91.8 | 87.3 | 82.5 | 77.8 | 69.2 | |
| Non-cluster/other markets | 75.6 | 75.4 | 81.3 | 75.6 | 75.4 | 81.3 | |
| North America | 94.6% | 94.6% | 93.6% | 89.9% | 90.2% | 89.2% |
(1) The Alexandria Center ® for Life Science – New York City mega campus is 95.5% occupied as of June 30, 2024 . Occupancy percentage in our New York City market
reflects vacancy at the Alexandria Center ® for Life Science – Long Island City property, which was 41.7% occupied as of June 30, 2024 .
55
Investments in real estate
A key component of our business model is our disciplined allocation of capital to the development and redevelopment of new
Class A/A+ properties, and property enhancements identified during the underwriting of certain acquired properties, located in
collaborative life science mega campuses in AAA innovation clusters. These projects are focused on providing high-quality, generic, and
reusable spaces that meet the real estate requirements of a wide range of tenants. Upon completion, each value-creation project is
expected to generate increases in rental income, net operating income, and cash flows. Our development and redevelopment projects
are generally in locations that are highly desirable to high-quality entities, which we believe results in higher occupancy levels, longer
lease terms, higher rental income, higher returns, and greater long-term asset value. Our pre-construction activities are undertaken in
order to prepare the property for its intended use and include entitlements, permitting, design, site work, and other activities preceding
commencement of construction of aboveground building improvements.
Our investments in real estate consisted of the following as of June 30, 2024 (dollars in thousands):
| Development and Redevelopment | |||||||
|---|---|---|---|---|---|---|---|
| Active and Near-Term Construction | Future Opportunities Subject to Market Conditions and Leasing | ||||||
| Operating | Under Construction 61% Leased/ Negotiating | Committed Near Term 51% Leased/ Negotiating (1) | Priority Anticipated | Future | Subtotal | Total | |
| Square footage | |||||||
| Operating | 41,336,956 | — | — | — | — | — | 41,336,956 |
| New Class A/A+ development and redevelopment properties | — | 4,940,345 | 492,570 | 2,670,922 | 27,261,766 | 35,365,603 | 35,365,603 |
| Value-creation square feet currently included in rental properties (2) | — | — | (159,884) | (309,148) | (2,938,815) | (3,407,847) | (3,407,847) |
| Total square footage, excluding properties held for sale | 41,336,956 | 4,940,345 | 332,686 | 2,361,774 | 24,322,951 | 31,957,756 | 73,294,712 |
| Properties held for sale | 808,692 | — | — | — | — | — | 808,692 |
| Total square footage | 42,145,648 | 4,940,345 | 332,686 | 2,361,774 | 24,322,951 | 31,957,756 | 74,103,404 |
| Investments in real estate | |||||||
| Gross book value as of June 30, 2024 (3) | $ 29,178,679 | $ 3,888,714 | $ 58,751 | $ 762,507 | $ 4,242,602 | $ 8,952,574 | $ 38,131,253 |
(1) Represents one committed near-term project expected to commence construction during the next two years after June 30, 2024 .
(2) Refer to “ Investments in real estate ” under “ Definitions and reconciliations ” in Item 2 for additional details, including value-creation square feet currently included in rental
properties.
(3) Balances exclude accumulated depreciation and our share of the cost basis associated with our properties held by our unconsolidated real estate joint ventures, which is
classified as investments in unconsolidated real estate joint ventures in our consolidated balance sheets.
56
Our real estate asset acquisitions during the six months ended June 30, 2024 and pending as of the date of this report consisted of the following (dollars in thousands):
| Property | Submarket/Market | Date of Purchase | Operating Occupancy | Future Development RSF (1) | Purchase Price |
|---|---|---|---|---|---|
| Completed during the three months ended March 31, 2024: | |||||
| 285, 299, 307, and 345 Dorchester Avenue (60% interest in consolidated JV) (2) | Seaport Innovation District/Greater Boston | 1/30/24 | N/A | 1,040,000 | $ 155,321 |
| Other (3) | 39,490 | ||||
| 194,811 | |||||
| Completed during the three months ended June 30, 2024 : | |||||
| Other | 7,000 | ||||
| 201,811 | |||||
| Pending acquisitions subject to signed letters of intent or purchase and sale agreements | 47,600 | ||||
| $ 249,411 | |||||
| 2024 guidance range | $250,000 – $750,000 |
(1) We expect to provide total estimated costs and related yields for development and redevelopment projects in the future, subsequent to the commencement of construction.
(2) Refer to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial statements in Item 1 for additional details.
(3) Includes a payment o f $35.3 million to redeem our partner’s partial ownership interest in a consolidated real estate joint venture in our Greater Boston market, pursuant to our partner’s notification of their intent to exercise their put option
received in December 2023 and settled in January 2024.
Acquisitions
57
Our completed dispositions of and sales of partial interests in real estate assets during the six months ended June 30, 2024 and pending as of the date of this report consisted of the
following (dollars in thousands):
| Property | Submarket/Market | Date of Sale | Interest Sold | RSF | Sales Price |
|---|---|---|---|---|---|
| Six months ended June 30, 2024 : | |||||
| Dispositions of 100% interests in properties not integral to our mega campus strategy | |||||
| 99 A Street (1) | Seaport Innovation District/Greater Boston | 3/8/24 | 100% | 235,000 | $ 13,350 |
| Other | 3,863 | ||||
| 17,213 | |||||
| Completed in July 2024: | |||||
| Other (2) | 60,000 | ||||
| 77,213 | |||||
| Pending transactions subject to letters of intent or purchase and sale agreement negotiations | 806,728 | ||||
| $ 883,941 | |||||
| 2024 guidance range for dispositions, sales of partial interests, and common equity | $1,050,000 – $2,050,000 |
(1) We completed the sale during the three months ended March 31, 2024 and recognized no gain or los s. Refer to Note 3 – “Investments in real estate” to our unaudited consolidated financial statements in Item 1 for additional information.
(2) The disposition completed in July 2024 was leased to a single tenant with a July 2024 lease expiratio n and had annual net operating income of $18.6 million based upon three months ended June 30, 2024 annualized. This asset was
previously considered to be a potential development project upon expiration of an in-place non-laboratory space lease in July 2024.
Dispositions and sales of partial interests
58
Refe r to “Net operating income ” under “ Definitions and reconciliations ” in Item 2 for additional details, including its reconciliation from the most directly comparable financial measures presented in accordance with GAAP.
(1) Our share of incremental annual net operating income from development and redevelopment projects expected to be placed into service primarily commencing from 3Q24 through 1Q28 i s projected to be $380 million .
(2) Represents expected incremental annual net operating income to be placed into service from deliveries of projects undergoing construction and one committed near-term project expected to commence construction in the next two
year s.
(3) Includes 1.5 million RSF that is expected to stabilize through 2025 and is 87% leased, and partial deliveries through 4Q25 from projects expected to stabilize in 2026 and beyond. In addition to the projects represented, we are evaluating
one priority anticipated development project that could commence active construction in the second half of 2024 and may have initial delivery in 2025 . Refer to the initial and stabilized occupancy years under “New Class A/A+ development
and redevelopment properties: current projects” in Item 2 for additional details.
New Class A/A+ development and redevelopment properties
59
The following table presents value-creation development and redevelopment of new Class A/A+ properties placed into service during the six months ended June 30, 2024 (dollars in
thousands):
Incremental Annual Net Operating Income Generated From 1H24 Deliveries
Aggregated $42 Million , Including $16 Million in 2Q24
| 500 North Beacon Street and 4 Kingsbury Avenue (1) | 1150 Eastlake Avenue East | 9810 Darnestown Road | 9808 Medical Center Drive |
|---|---|---|---|
| Greater Boston/ Cambridge/Inner Suburbs | Seattle/Lake Union | Maryland/Rockville | Maryland/Rockville |
| 138,537 RSF | 280,361 RSF | 195,435 RSF | 52,115 RSF |
| 100% Occupancy | 100% Occupancy | 100% Occupancy | 100% Occupancy |
| ● | ● | ● | ● |
| Property/Market/Submarket | 2Q24 Delivery Date (2) | Our Ownership Interest | RSF Placed in Service — Prior to 1/1/24 | 1Q24 | 2Q24 | Total | Total Project | Initial Stabilized | Initial Stabilized (Cash Basis) | ||
|---|---|---|---|---|---|---|---|---|---|---|---|
| RSF | Investment | ||||||||||
| Development projects | |||||||||||
| 99 Coolidge Avenue/Greater Boston/Cambridge/Inner Suburbs | N/A | 75.0% | 43,568 | 72,846 | — | 116,414 | 100% | 320,809 | $ 468,000 | 7.1% | 7.0% |
| 500 North Beacon Street and 4 Kingsbury Avenue/Greater Boston/Cambridge/Inner Suburbs | 5/10/24 | 100% | — | 100,624 | 37,913 | 138,537 | 100% | 248,018 | 427,000 | 6.2 | 5.5 |
| 1150 Eastlake Avenue East/Seattle/Lake Union | 4/13/24 | 100% | 278,282 | — | 2,079 | 280,361 | 100% | 311,631 | 443,000 | 6.6 | 6.7 |
| 9810 Darnestown Road/Maryland/Rockville | 4/1/24 | 100% | — | — | 195,435 | 195,435 | 100% | 195,435 | 135,000 | 7.1 | 6.2 |
| 9808 Medical Center Drive/Maryland/Rockville | 6/18/24 | 100% | 26,460 | — | 25,655 | 52,115 | 100% | 95,061 | 113,000 | 5.5 | 5.5 |
| Redevelopment projects | |||||||||||
| 651 Gateway Boulevard/San Francisco Bay Area/South San Francisco | N/A | 50.0% | — | 44,652 | — | 44,652 | 100% | 326,706 | 487,000 | 5.0 | 5.1 |
| Alexandria Center ® for Advanced Technologies – Monte Villa Parkway/Seattle/Bothell | N/A | 100% | 65,086 | 115,598 | — | 180,684 | 100% | 460,934 | 229,000 | 6.3 | 6.2 |
| Canada | 4/17/24 | 100% | 44,862 | 9,725 | 23,900 | 78,487 | 100% | 250,790 | 113,000 | 6.4 | 6.3 |
| Weighted average/total | 4/21/24 | 458,258 | 343,445 | 284,982 | 1,086,685 | 2,209,384 | $ 2,415,000 | 6.2% | 6.1% |
(1) Image represents 500 North Beacon Street on the Arsenal on the Charles mega campus.
(2) Represents the average delivery date for deliveries that occurred during the three months ended June 30, 2024 , weighted by annual rental revenue.
(3) Occupancy r elates to total operating RSF placed in service as of the most recent delivery.
New Class A/A+ development and redevelopment properties: recent deliveries
60
| 99 Coolidge Avenue | 500 North Beacon Street and 4 Kingsbury Avenue (1) | 311 Arsenal Street | 201 Brookline Avenue | 401 Park Drive |
|---|---|---|---|---|
| Greater Boston/ Cambridge/Inner Suburbs | Greater Boston/ Cambridge/Inner Suburbs | Greater Boston/ Cambridge/Inner Suburbs | Greater Boston/Fenway | Greater Boston/Fenway |
| 204,395 RSF | 109,481 RSF | 308,446 RSF | 58,149 RSF | 159,959 RSF |
| 36% Leased | 92% Leased/Negotiating | 21% Leased | 99% Leased/Negotiating | 14% Leased |
| ● | ● | ● | ● | ● |
| 421 Park Drive | 40, 50, and 60 Sylvan Road (2) | 840 Winter Street | 1450 Owens Street (3) | 651 Gateway Boulevard |
|---|---|---|---|---|
| Greater Boston/Fenway | Greater Boston/Route 128 | Greater Boston/Route 128 | San Francisco Bay Area/ Mission Bay | San Francisco Bay Area/ South San Francisco |
| 392,011 RSF | 576,924 RSF | 139,680 RSF | 212,796 RSF | 282,054 RSF |
| 13% Leased | 29% Leased | 100% Leased | —% Leased/Negotiating | 21% Leased |
| ● | ● | ● | ● | ● |
(1) Image represents 500 North Beacon Street on the Arsenal on the Charles mega campus.
(2) Image represents 60 Sylvan Road on the Alexandria Center ® for Life Science – Waltham mega campus. The project is expected to capture demand in our Route 128 submarket.
(3) Image represents a single- or multi-tenant project expanding our existing Alexandria Center ® for Science and Technology – Mission Bay mega campu s , where our joint venture partner will fund 100% of the construction cost until it attains an
ownership interest of 75% , after which it will contribute its respective share of additional capital. We are currently marketing the space for lease and have initial interest from publicly traded biotechnology and institutional tenants.
New Class A/A+ development and redevelopment properties: current projects
61
| 230 Harriet Tubman Way | 10935, 10945, and 10955 Alexandria Way (1) | 4135 Campus Point Court | 4155 Campus Point Court | 10075 Barnes Canyon Road |
|---|---|---|---|---|
| San Francisco Bay Area/ South San Francisco | San Diego/Torrey Pines | San Diego/ University Town Center | San Diego/ University Town Center | San Diego/Sorrento Mesa |
| 285,346 RSF | 334,996 RSF | 426,927 RSF | 171,102 RSF | 253,079 RSF |
| 100% Leased | 100% Leased | 100% Leased | 100% Leased | 70% Leased |
| ● | ● | ● | ● | ● |
| 1150 Eastlake Avenue East | Alexandria Center ® for Advanced Technologies – Monte Villa Parkway (2) | 9820 Darnestown Road | 9808 Medical Center Drive | 8800 Technology Forest Place |
|---|---|---|---|---|
| Seattle/Lake Union | Seattle/Bothell | Maryland/Rockville | Maryland/Rockville | Texas/Greater Houston |
| 31,270 RSF | 34,306 RSF | 250,000 RSF | 42,946 RSF | 73,298 RSF |
| 100% Leased | 98% Leased | 100% Leased | 69% Leased | 41% Leased |
| ● | ● | ● | ● | ● |
(1) Image represents 10955 Alexandria Way on the One Alexandria Square mega campus.
(2) Image represents 3755 Monte Villa Parkway.
New Class A/A+ development and redevelopment properties: current projects (continued)
62
The following tables set forth a summary of our new Class A/A+ development and redevelopment properties under construction and pre-leased/negotiating near-term projects as of
June 30, 2024 (dollars in thousands):
| Property/Market/Submarket | Dev/Redev | Square Footage — In Service | CIP | Total | Percentage — Leased | Leased/ Negotiating | Initial | Stabilized | ||
|---|---|---|---|---|---|---|---|---|---|---|
| Under construction | ||||||||||
| 2024 and 2025 stabilization | ||||||||||
| 99 Coolidge Avenue/Greater Boston/Cambridge/Inner Suburbs | Dev | 116,414 | 204,395 | 320,809 | 36% | 36% | 4Q23 | 2025 | ||
| 500 North Beacon Street and 4 Kingsbury Avenue/Greater Boston/ Cambridge/Inner Suburbs | Dev | 138,537 | 109,481 | 248,018 | 85 | 92 | 1Q24 | 2025 | ||
| 201 Brookline Avenue/Greater Boston/Fenway | Dev | 451,967 | 58,149 | 510,116 | 98 | 99 | 3Q22 | 4Q24 | ||
| 840 Winter Street/Greater Boston/Route 128 | Redev | 28,534 | 139,680 | 168,214 | 100 | 100 | 4Q24 | 2025 | ||
| 230 Harriet Tubman Way/San Francisco Bay Area/South San Francisco | Dev | — | 285,346 | 285,346 | 100 | 100 | 1Q25 | 1Q25 | ||
| 4155 Campus Point Court/San Diego/University Town Center | Dev | — | 171,102 | 171,102 | 100 | 100 | 4Q24 | 4Q24 | ||
| 1150 Eastlake Avenue East/Seattle/Lake Union | Dev | 280,361 | 31,270 | 311,631 | 100 | 100 | 4Q23 | 3Q24 | ||
| Alexandria Center ® for Advanced Technologies – Monte Villa Parkway/Seattle/Bothell | Redev | 426,628 | 34,306 | 460,934 | 98 | 98 | 1Q23 | 4Q24 | ||
| 9820 Darnestown Road/Maryland/Rockville | Dev | — | 250,000 | 250,000 | 100 | 100 | 4Q24 | 4Q24 | ||
| 9808 Medical Center Drive/Maryland/Rockville | Dev | 52,115 | 42,946 | 95,061 | 69 | 69 | 3Q23 | 4Q24 | ||
| 8800 Technology Forest Place/Texas/Greater Houston | Redev | 50,094 | 73,298 | 123,392 | 41 | 41 | 2Q23 | 2025 | ||
| Canada | Redev | 111,479 | 139,311 | 250,790 | 73 | 73 | 3Q23 | 2025 | ||
| 1,656,129 | 1,539,284 | 3,195,413 | 87 | 87 | ||||||
| 2026 and beyond stabilization | ||||||||||
| 311 Arsenal Street/Greater Boston/Cambridge/Inner Suburbs | Redev | 82,216 | (2) | 308,446 | 390,662 | 21 | 21 | 2027 | 2027 | |
| 401 Park Drive/Greater Boston/Fenway | Redev | — | 159,959 | 159,959 | 14 | 14 | 2024 | 2026 | ||
| 421 Park Drive/Greater Boston/Fenway | Dev | — | 392,011 | 392,011 | 13 | 13 | 2026 | 2027 | ||
| 40, 50, and 60 Sylvan Road/Greater Boston/Route 128 | Redev | — | 576,924 | 576,924 | 29 | 29 | 2025 | 2027 | ||
| Other/Greater Boston | Redev | — | 453,869 | 453,869 | — | — | (3) | 2027 | 2027 | |
| 1450 Owens Street/San Francisco Bay Area/Mission Bay | Dev | — | 212,796 | 212,796 | — | — | (4) | 2025 | 2026 | |
| 651 Gateway Boulevard/San Francisco Bay Area/South San Francisco | Redev | 44,652 | 282,054 | 326,706 | 21 | 21 | 1Q24 | 2026 | ||
| 10935, 10945, and 10955 Alexandria Way/San Diego/Torrey Pines | Dev | — | 334,996 | 334,996 | 100 | 100 | 4Q24 | 2026 | ||
| 4135 Campus Point Court/San Diego/University Town Center | Dev | — | 426,927 | 426,927 | 100 | 100 | 2026 | 2026 | ||
| 10075 Barnes Canyon Road/San Diego/Sorrento Mesa | Dev | — | 253,079 | 253,079 | 70 | 70 | 2025 | 2026 | ||
| 126,868 | 3,401,061 | 3,527,929 | 38 | 38 | ||||||
| 1,782,997 | 4,940,345 | 6,723,342 | 61 | 61 | ||||||
| Committed near-term project expected to commence construction in the next two years | ||||||||||
| 4165 Campus Point Court/San Diego/University Town Center | Dev | — | 492,570 | 492,570 | — | 51 | ||||
| Total | 1,782,997 | 5,432,915 | 7,215,912 | 57% | 61% | |||||
| (1) Initial occupancy dates are subject to leasing and/or market conditions. Stabilized occupancy may vary depending on single tenancy versus multi-tenancy. Multi-tenant projects may increase in occupancy over a period of time. (2) We expect to redevelop an additional 25,312 RSF of space occupied as of June 30, 2024 into laboratory space upon expiration of the existing leases through the second half of 2025. Refer to “ Investments in real estate ” under “ Definitions and reconciliations ” in Item 2 for additional information. (3) Represents a project focused on demand from our existing tenants in our adjacent properties/campuses and that will also address demand from other non-Alexandria properties/campuses. (4) Represents a single- or multi-tenant project expanding our existing mega campus, where our joint venture partner will fund 100% of the construction cost until it attains an ownership interest of 75% , after which it will contribute its respective share of additional capital. We are currently marketing the space for lease and have initial interest from publicly traded biotechnology and institutional tenants. |
New Class A/A+ development and redevelopment properties: current projects (continued)
63
| Property/Market/Submarket | Our Ownership Interest | At 100% — In Service | CIP | Cost to Complete | Total at Completion | Initial Stabilized | Initial Stabilized (Cash Basis) | |
|---|---|---|---|---|---|---|---|---|
| Under construction | ||||||||
| 2024 and 2025 stabilization | ||||||||
| 99 Coolidge Avenue/Greater Boston/Cambridge/Inner Suburbs | 75.0% | $ 135,922 | $ 184,887 | $ 147,191 | $ 468,000 | 7.1% | 7.0% | |
| 500 North Beacon Street and 4 Kingsbury Avenue/Greater Boston/ Cambridge/Inner Suburbs | 100% | 279,029 | 110,110 | 37,861 | 427,000 | 6.2% | 5.5% | |
| 201 Brookline Avenue/Greater Boston/Fenway | 99.0% | 664,823 | 88,711 | 21,466 | 775,000 | 7.2% | 6.5% | |
| 840 Winter Street/Greater Boston/Route 128 | 100% | 13,651 | 184,050 | 39,299 | 237,000 | 7.6% | 6.5% | |
| 230 Harriet Tubman Way/San Francisco Bay Area/South San Francisco | 47.7% | — | 312,344 | 197,656 | 510,000 | 7.4% | 6.4% | |
| 4155 Campus Point Court/San Diego/University Town Center | 55.0% | — | 124,823 | 48,177 | 173,000 | 7.4% | 6.5% | |
| 1150 Eastlake Avenue East/Seattle/Lake Union | 100% | 373,827 | 45,984 | 23,189 | 443,000 | 6.6% | 6.7% | |
| Alexandria Center ® for Advanced Technologies – Monte Villa Parkway/Seattle/Bothell | 100% | 193,641 | 11,144 | 24,215 | 229,000 | 6.3% | 6.2% | |
| 9820 Darnestown Road/Maryland/Rockville | 100% | — | 161,736 | 15,264 | 177,000 | 6.3% | 5.6% | |
| 9808 Medical Center Drive/Maryland/Rockville | 100% | 63,410 | 47,451 | 2,139 | 113,000 | 5.5% | 5.5% | |
| 8800 Technology Forest Place/Texas/Greater Houston | 100% | 57,055 | 45,377 | 9,568 | 112,000 | 6.3% | 6.0% | |
| Canada | 100% | 49,303 | 44,036 | 19,661 | 113,000 | 6.4% | 6.3% | |
| 1,830,661 | 1,360,653 | |||||||
| 2026 and beyond stabilization (1) | ||||||||
| 311 Arsenal Street/Greater Boston/Cambridge/Inner Suburbs | 100% | 60,555 | 228,799 | TBD | ||||
| 401 Park Drive/Greater Boston/Fenway | 100% | — | 178,178 | |||||
| 421 Park Drive/Greater Boston/Fenway | 99.7% | — | 376,163 | |||||
| 40, 50, and 60 Sylvan Road/Greater Boston/Route 128 | 100% | — | 419,034 | |||||
| Other/Greater Boston | 100% | — | 141,776 | |||||
| 1450 Owens Street/San Francisco Bay Area/Mission Bay | 26.3% | — | 230,909 | |||||
| 651 Gateway Boulevard/San Francisco Bay Area/South San Francisco | 50.0% | 59,265 | 275,841 | 151,894 | 487,000 | 5.0% | 5.1% | |
| 10935, 10945, and 10955 Alexandria Way/San Diego/Torrey Pines | 100% | — | 283,079 | 219,921 | 503,000 | 6.2% | 5.8% | |
| 4135 Campus Point Court/San Diego/University Town Center | 55.0% | — | 236,595 | TBD | ||||
| 10075 Barnes Canyon Road/San Diego/Sorrento Mesa | 50.0% | — | 157,687 | 163,313 | 321,000 | 5.5% | 5.7% | |
| 119,820 | 2,528,061 | |||||||
| 1,950,481 | 3,888,714 | |||||||
| Committed near-term project expected to commence construction in the next two years | ||||||||
| 4165 Campus Point Court/San Diego/University Town Center | 55.0% | — | 58,751 | TBD | ||||
| Total | $ 1,950,481 | $ 3,947,465 | $ 3,840,000 | (2) | $ 9,740,000 | (2) | ||
| Our share of investment (2)(3) | $ 1,880,000 | $ 3,170,000 | $ 3,040,000 | $ 8,090,000 | ||||
| Refer to “ Initial stabilized yield (unlevered) ” under “ Definitions and reconciliations ” in Item 2 for additional information. (1) We expect to provide total estimated costs and related yields for each project with estimated stabilization in 2026 and beyond over the next several quarters. (2) Represents dollar amount rounded to the nearest $10 million and includes preliminary estimated amounts for projects listed as TBD. (3) Represents our share of investment based on our ownership percentage upon completion of development or redevelopment projects. |
New Class A/A+ development and redevelopment properties: current projects (continued)
64
69% of Our Total Value-Creation Pipeline RSF Is Within Our Mega Campuses
The following table summarizes the key information for all our development and redevelopment projects in North America as of June 30, 2024 (dollars in thousands):
| Market Property/Submarket | Our Ownership Interest | Book Value | Square Footage | ||||
|---|---|---|---|---|---|---|---|
| Development and Redevelopment | Total (1) | ||||||
| Active and Near-Term Construction | Future Opportunities Subject to Market Conditions and Leasing | ||||||
| Under Construction | Committed Near Term | Priority Anticipated | Future | ||||
| Greater Boston | |||||||
| Mega Campus: The Arsenal on the Charles/Cambridge/Inner Suburbs | 100% | $ 350,306 | 417,927 | — | 25,312 | 34,157 | 477,396 |
| 311 Arsenal Street, 500 North Beacon Street, and 4 Kingsbury Avenue | |||||||
| 99 Coolidge Avenue/Cambridge/Inner Suburbs | 75.0% | 184,887 | 204,395 | — | — | — | 204,395 |
| Mega Campus: Alexandria Center ® for Life Science – Fenway/ Fenway | (2) | 643,052 | 610,119 | — | — | — | 610,119 |
| 201 Brookline Avenue and 401 and 421 Park Drive | |||||||
| Mega Campus: Alexandria Center ® for Life Science – Waltham/ Route 128 | 100% | 665,082 | 716,604 | — | — | 515,000 | 1,231,604 |
| 40, 50, and 60 Sylvan Road, 35 Gatehouse Drive, and 840 Winter Street | |||||||
| Mega Campus: Alexandria Center ® at Kendall Square/ Cambridge | 100% | 124,868 | — | — | — | 216,455 | 216,455 |
| 100 Edwin H. Land Boulevard | |||||||
| Mega Campus: Alexandria Technology Square ® /Cambridge | 100% | 7,881 | — | — | — | 100,000 | 100,000 |
| Mega Campus: 480 Arsenal Way and 446, 458, 500, and 550 Arsenal Street/Cambridge/Inner Suburbs | 100% | 85,126 | — | — | — | 902,000 | 902,000 |
| 446, 458, 500, and 550 Arsenal Street | |||||||
| Mega Campus: 285, 299, 307, and 345 Dorchester Avenue/ Seaport Innovation District | 60.0% | 283,744 | — | — | — | 1,040,000 | 1,040,000 |
| 10 Necco Street/Seaport Innovation District | 100% | 104,966 | — | — | — | 175,000 | 175,000 |
| Mega Campus: One Moderna Way/Route 128 | 100% | 26,500 | — | — | — | 1,085,000 | 1,085,000 |
| 215 Presidential Way/Route 128 | 100% | 6,816 | — | — | — | 112,000 | 112,000 |
| Other value-creation projects | (3) | 295,006 | 453,869 | — | — | 1,323,541 | 1,777,410 |
| $ 2,778,234 | 2,402,914 | — | 25,312 | 5,503,153 | 7,931,379 | ||
| Refer to “Mega campus” under “ Definitions and reconciliations ” in Item 2 for additional information. (1) Represents total square footage upon completion of development or redevelopment of one or more new Class A/A+ properties. Square footage presented includes the RSF of buildings currently in operation at properties that also have future development or redevelopment opportunities. Upon expiration of existing in-place leases, we have the intent to demolish or redevelop the existing property. Refer to “ Investments in real estate ” under “ Definitions and reconciliations ” in Item 2 for additional information, including value-creation square feet currently included in rental properties. (2) We have a 99.0% interest in 201 Brookline Avenue aggregating 58,149 RSF, a 100% interest in 401 Park Drive aggregating 159,959 RSF, and a 99.7% interest in 421 Park Drive aggregating 392,011 RSF. (3) Includes a property in which we own a partial interest through a real estate joint venture. Refer to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial statements in Item 1 for additional details. |
New Class A/A+ development and redevelopment properties: summary of pipeline
65
| Market Property/Submarket | Our Ownership Interest | Book Value | Square Footage | ||||
|---|---|---|---|---|---|---|---|
| Development and Redevelopment | Total (1) | ||||||
| Active and Near-Term Construction | Future Opportunities Subject to Market Conditions and Leasing | ||||||
| Under Construction | Committed Near Term | Priority Anticipated | Future | ||||
| San Francisco Bay Area | |||||||
| Mega Campus: Alexandria Center ® for Science and Technology – Mission Bay/Mission Bay | 26.3% | $ 230,909 | 212,796 | — | — | — | 212,796 |
| 1450 Owens Street | |||||||
| Alexandria Center ® for Life Science – Millbrae/South San Francisco | 47.7% | 469,434 | 285,346 | — | 198,188 | 150,213 | 633,747 |
| 230 Harriet Tubman Way, 201 and 231 Adrian Road, and 6 and 30 Rollins Road | |||||||
| Mega Campus: Alexandria Technology Center ® – Gateway/ South San Francisco | 50.0% | 302,398 | 282,054 | — | — | 291,000 | 573,054 |
| 651 Gateway Boulevard | |||||||
| Mega Campus: Alexandria Center ® for Advanced Technologies – Tanforan/South San Francisco | 100% | 388,661 | — | — | 150,000 | 1,780,000 | 1,930,000 |
| 1122, 1150, and 1178 El Camino Real | |||||||
| Mega Campus: Alexandria Center ® for Advanced Technologies – South San Francisco/South San Francisco | 100% | 6,655 | — | — | 107,250 | 90,000 | 197,250 |
| 211 (2) and 269 East Grand Avenue | |||||||
| Mega Campus: Alexandria Center ® for Life Science – San Carlos/Greater Stanford | 100% | 435,269 | — | — | 105,000 | 1,392,830 | 1,497,830 |
| 960 Industrial Road, 987 and 1075 Commercial Street, and 888 Bransten Road | |||||||
| 3825 and 3875 Fabian Way/Greater Stanford | 100% | 151,762 | — | — | — | 478,000 | 478,000 |
| 2100, 2200, 2300, and 2400 Geng Road/Greater Stanford | 100% | 35,759 | — | — | — | 240,000 | 240,000 |
| 901 California Avenue/Greater Stanford | 100% | 18,640 | — | — | — | 56,924 | 56,924 |
| Mega Campus: 88 Bluxome Street/SoMa | 100% | 388,020 | — | — | — | 1,070,925 | 1,070,925 |
| Other value-creation projects | 100% | — | — | — | — | 25,000 | 25,000 |
| $ 2,427,507 | 780,196 | — | 560,438 | 5,574,892 | 6,915,526 | ||
| Refer to “Mega campus” under “ Definitions and reconciliations ” in Item 2 for additional information. (1) Represents total square footage upon completion of development or redevelopment of one or more new Class A/A+ properties. Square footage presented includes the RSF of buildings currently in operation at properties that also have future development or redevelopment opportunities. Upon expiration of existing in-place leases, we have the intent to demolish or redevelop the existing property. Refer to “ Investments in real estate ” under “ Definitions and reconciliations ” in Item 2 for additional information, including value-creation square feet currently included in rental properties. (2) We own a partial interest in this property through a real estate joint venture. Refer to Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial statements in Item 1 for additional details. |
New Class A/A+ development and redevelopment properties: summary of pipeline (continued)
66
| Market Property/Submarket | Our Ownership Interest | Book Value | Square Footage | ||||
|---|---|---|---|---|---|---|---|
| Development and Redevelopment | Total (1) | ||||||
| Active and Near-Term Construction | Future Opportunities Subject to Market Conditions and Leasing | ||||||
| Under Construction | Committed Near Term | Priority Anticipated | Future | ||||
| San Diego | |||||||
| Mega Campus: One Alexandria Square/Torrey Pines | 100% | $ 339,673 | 334,996 | — | — | 125,280 | 460,276 |
| 10935, 10945, and 10955 Alexandria Way and 10975 and 10995 Torreyana Road | |||||||
| Mega Campus: Campus Point by Alexandria/University Town Center | 55.0% | 584,337 | 598,029 | 492,570 | — | 650,000 | 1,740,599 |
| 10010 (2) , 10140 (2) , and 10260 Campus Point Drive and 4135, 4155, 4161, 4165, and 4275 (2) Campus Point Court | |||||||
| Mega Campus: SD Tech by Alexandria/Sorrento Mesa | 50.0% | 283,420 | 253,079 | — | 250,000 | 243,845 | 746,924 |
| 9805 Scranton Road and 10065 and 10075 Barnes Canyon Road | |||||||
| 11255 and 11355 North Torrey Pines Road/Torrey Pines | 100% | 146,905 | — | — | 153,000 | 62,000 | 215,000 |
| ARE Towne Centre/University Town Center | 100% | 19,163 | — | — | 230,000 | — | 230,000 |
| 9363, 9373, and 9393 Towne Centre Drive | |||||||
| Costa Verde by Alexandria/University Town Center | 100% | 135,662 | — | — | — | 537,000 | 537,000 |
| 8410-8750 Genesee Avenue and 4282 Esplanade Court | |||||||
| Mega Campus: 5200 Illumina Way/University Town Center | 51.0% | 17,443 | — | — | — | 451,832 | 451,832 |
| 9625 Towne Centre Drive/University Town Center | 30.0% | 837 | — | — | — | 100,000 | 100,000 |
| Mega Campus: Sequence District by Alexandria/Sorrento Mesa | 100% | 46,323 | — | — | — | 1,798,915 | 1,798,915 |
| 6260, 6290, 6310, 6340, 6350, and 6450 Sequence Drive | |||||||
| Scripps Science Park by Alexandria/Sorrento Mesa | 100% | 118,800 | — | — | — | 598,349 | 598,349 |
| 10048, 10219, 10256, and 10260 Meanley Drive and 10277 Scripps Ranch Boulevard | |||||||
| Pacific Technology Park/Sorrento Mesa | 50.0% | 23,845 | — | — | — | 149,000 | 149,000 |
| 9444 Waples Street | |||||||
| 4025, 4031, 4045, and 4075 Sorrento Valley Boulevard/Sorrento Valley | 100% | 43,064 | — | — | — | 247,000 | 247,000 |
| Other value-creation projects | 100% | 74,588 | — | — | — | 475,000 | 475,000 |
| $ 1,834,060 | 1,186,104 | 492,570 | 633,000 | 5,438,221 | 7,749,895 | ||
| Refer to “Mega campus” under “ Definitions and reconciliations ” in Item 2 for additional information. (1) Represents total square footage upon completion of development or redevelopment of one or more new Class A/A+ properties. Square footage presented includes the RSF of buildings currently in operation at properties that also have future development or redevelopment opportunities. Upon expiration of existing in-place leases, we have the intent to demolish or redevelop the existing property. Refer to “ Investments in real estate ” under “ Definitions and reconciliations ” in Item 2 for additional information, including value-creation square feet currently included in rental properties. (2) We have a 100% interest in this property. |
New Class A/A+ development and redevelopment properties: summary of pipeline (continued)
67
| Market Property/Submarket | Our Ownership Interest | Book Value | Square Footage | ||||
|---|---|---|---|---|---|---|---|
| Development and Redevelopment | Total (1) | ||||||
| Active and Near-Term Construction | Future Opportunities Subject to Market Conditions and Leasing | ||||||
| Under Construction | Committed Near Term | Priority Anticipated | Future | ||||
| Seattle | |||||||
| Mega Campus: Alexandria Center ® for Life Science – Eastlake/ Lake Union | 100% | $ 45,984 | 31,270 | — | — | — | 31,270 |
| 1150 Eastlake Avenue East | |||||||
| Alexandria Center ® for Advanced Technologies – Monte Villa Parkway/Bothell | 100% | 11,144 | 34,306 | — | 50,552 | — | 84,858 |
| 3301 Monte Villa Parkway | |||||||
| Mega Campus: Alexandria Center ® for Life Science – South Lake Union/Lake Union | (2) | 452,222 | — | — | 1,095,586 | 188,400 | 1,283,986 |
| 601 and 701 Dexter Avenue North and 800 Mercer Street | |||||||
| 830 and 1010 4th Avenue South/SoDo | 100% | 58,530 | — | — | — | 597,313 | 597,313 |
| Mega Campus: Alexandria Center ® for Advanced Technologies – Canyon Park/Bothell | 100% | 16,891 | — | — | — | 230,000 | 230,000 |
| 21660 20th Avenue Southeast | |||||||
| Other value-creation projects | 100% | 140,480 | — | — | — | 706,087 | 706,087 |
| 725,251 | 65,576 | — | 1,146,138 | 1,721,800 | 2,933,514 | ||
| Maryland | |||||||
| Mega Campus: Alexandria Center ® for Life Science – Shady Grove/Rockville | 100% | 230,578 | 292,946 | — | — | 296,000 | 588,946 |
| 9808 Medical Center Drive and 9820 and 9830 Darnestown Road | |||||||
| 230,578 | 292,946 | — | — | 296,000 | 588,946 | ||
| Research Triangle | |||||||
| Mega Campus: Alexandria Center ® for Advanced Technologies – Research Triangle/Research Triangle | 100% | 101,026 | — | — | 180,000 | 990,000 | 1,170,000 |
| 4 and 12 Davis Drive | |||||||
| Mega Campus: Alexandria Center ® for Life Science – Durham/ Research Triangle | 100% | 174,404 | — | — | — | 2,210,000 | 2,210,000 |
| 41 Moore Drive | |||||||
| Mega Campus: Alexandria Center ® for NextGen Medicines/ Research Triangle | 100% | $ 106,777 | — | — | — | 1,055,000 | 1,055,000 |
| 3029 East Cornwallis Road | |||||||
| Refer to “Mega campus” under “ Definitions and reconciliations ” in Item 2 for additional information. (1) Represents total square footage upon completion of development or redevelopment of one or more new Class A/A+ properties. Square footage presented includes the RSF of buildings currently in operation at properties that also have future development or redevelopment opportunities. Upon expiration of existing in-place leases, we have the intent to demolish or redevelop the existing property. Refer to “ Investments in real estate ” under “ Definitions and reconciliations ” in Item 2 for additional information, including value-creation square feet currently included in rental properties. (2) We have a 100% interest in 601 and 701 Dexter Avenue North aggregating 414,986 RSF and a 60% interest in the priority anticipated development project at 800 Mercer Street aggregating 869,000 RSF. |
New Class A/A+ development and redevelopment properties: summary of pipeline (continued)
68
| Market Property/Submarket | Our Ownership Interest | Book Value | Square Footage | ||||||
|---|---|---|---|---|---|---|---|---|---|
| Development and Redevelopment | Total (1) | ||||||||
| Active and Near-Term Construction | Future Opportunities Subject to Market Conditions and Leasing | ||||||||
| Under Construction | Committed Near Term | Priority Anticipated | Future | ||||||
| Research Triangle (continued) | |||||||||
| Mega Campus: Alexandria Center ® for Sustainable Technologies/Research Triangle | 100% | $ 52,777 | — | — | — | 750,000 | 750,000 | ||
| 120 TW Alexander Drive, 2752 East NC Highway 54, and 10 South Triangle Drive | |||||||||
| 100 Capitola Drive/Research Triangle | 100% | — | — | — | — | 65,965 | 65,965 | ||
| Other value-creation projects | 100% | 4,185 | — | — | — | 76,262 | 76,262 | ||
| 439,169 | — | — | 180,000 | 5,147,227 | 5,327,227 | ||||
| New York City | |||||||||
| Mega Campus: Alexandria Center ® for Life Science – New York City/New York City | 100% | 161,482 | — | — | — | 550,000 | (2) | 550,000 | |
| 161,482 | — | — | — | 550,000 | 550,000 | ||||
| Texas | |||||||||
| Alexandria Center ® for Advanced Technologies at The Woodlands/ Greater Houston | 100% | 48,250 | 73,298 | — | — | 116,405 | 189,703 | ||
| 8800 Technology Forest Place | |||||||||
| 1001 Trinity Street and 1020 Red River Street/Austin | 100% | 9,929 | — | — | 126,034 | 123,976 | 250,010 | ||
| Other value-creation projects | 100% | 135,323 | — | — | — | 1,694,000 | 1,694,000 | ||
| 193,502 | 73,298 | — | 126,034 | 1,934,381 | 2,133,713 | ||||
| Canada | 100% | 44,036 | 139,311 | — | — | 371,743 | 511,054 | ||
| Other value-creation projects | 100% | 118,755 | — | — | — | 724,349 | 724,349 | ||
| Total pipeline as of June 30, 2024 | $ 8,952,574 | (3) | 4,940,345 | 492,570 | 2,670,922 | 27,261,766 | 35,365,603 |
Refer to “Mega campus” under “ Definitions and reconciliations ” in Item 2 for additional information.
(1) Total square footage includes 3,407,847 RSF of buildings currently in operation that we expect to demolish or redevelop and commence future construction. Refer to “ Investments in real estate ” under “ Definitions and reconciliations ” in Item
2 for additional information, including value-creation square feet currently included in rental properties.
(2) Pursuant to an option agreement, we are currently negotiating a long-term ground lease with the City of New York for the future site of a new life science building aggregating approximately 550,000 SF.
(3) I ncludes $3.9 billion of projects that are currently under construction and are 61% leased/negotiating . We also expect to commence construction of one committed near-term project aggregating $58.8 million , which is 51% leased/
negotiating , in the next two years after June 30, 2024 .
New Class A/A+ development and redevelopment properties: summary of pipeline (continued)
69
Results of operations
We present a tabular comparison of items, whether gain or loss, that may facilitate a high-level understanding of our results
and provide context for the disclosures included in our annual report on Form 10-K for the year ended December 31, 2023 and our
subsequent quarterly reports on Form 10-Q. We believe that such tabular presentation promotes a better understanding for investors of
the corporate-level decisions made and activities performed that significantly affect comparison of our operating results from period to
period. We also believe that this tabular presentation will supplement for investors an understanding of our disclosures and real estate
operating results. Gains or losses on sales of real estate and impairments of assets classified as held for sale are related to corporate-
level decisions to dispose of real estate. Gains or losses on early extinguishment of debt are related to corporate-level financing
decisions focused on our capital structure strategy. Significant realized and unrealized gains or losses on non-real estate investments,
impairments of real estate and non-real estate investments, and acceleration of stock compensation expense due to the resignations of
executive officers are not related to the operating performance of our real estate assets as they result from strategic, corporate-level
non-real estate investment decisions and external market conditions. Impairments of non-real estate investments are not related to the
operating performance of our real estate as they represent the write-down of non-real estate investments when their fair values
decrease below their respective carrying values due to changes in general market or other conditions outside of our control. Significant
items, whether a gain or loss, included in the tabular disclosure for current periods are described in further detail in Item 2. Key items
included in net income attributable to Alexandria’s common stockholders for the three and six months ended June 30, 2024 and 2023
and the related per share amounts were as follows (in millions, except per share amounts):
| Three Months Ended June 30, — 2024 | 2023 | 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | 2024 | 2023 | |
|---|---|---|---|---|---|---|---|---|
| Amount | Per Share – Diluted | Amount | Per Share – Diluted | |||||
| Unrealized losses on non-real estate investments | $ (64.2) | $ (77.9) | $ (0.37) | $ (0.46) | $ (35.1) | $ (143.8) | $ (0.20) | $ (0.84) |
| Gain on sales of real estate | — | 214.8 | — | 1.26 | 0.4 | 214.8 | — | 1.26 |
| Impairment of non-real estate investments | (12.8) | (23.0) | (0.08) | (0.13) | (27.5) | (23.0) | (0.16) | (0.13) |
| Impairment of real estate | (30.8) | (168.6) | (0.18) | (0.99) | (30.8) | (168.6) | (0.18) | (0.99) |
| Total | $ (107.8) | $ (54.7) | $ (0.63) | $ (0.32) | $ (93.0) | $ (120.6) | $ (0.54) | $ (0.70) |
Refer to Note 3 – “Investments in real estate” and Note 7 – “Investments” to our unaudited consolidated financial statements in
Item 1 for additional information.
70
Same properties
We supplement an evaluation of our results of operations with an evaluation of operating performance of certain of our
properties, referred to as “Same Properties.” For additional information on the determination of our Same Properties portfolio, refer to
“ Same property comparisons ” under “ Definitions and reconciliations ” in Item 2. The following table presents information regarding our
Same Properties for the three and six months ended June 30, 2024 :
| June 30, 2024 — Three Months Ended | Six Months Ended | |
|---|---|---|
| Percentage change in net operating income over comparable period from prior year | 1.5% | 1.1% |
| Percentage change in net operating income (cash basis) over comparable period from prior year | 3.9% | 3.7% |
| Operating margin | 70% | 70% |
| Number of Same Properties | 350 | 346 |
| RSF | 35,626,897 | 34,775,838 |
| Occupancy – current-period average | 94.6% | 94.2% |
| Occupancy – same-period prior-year average | 94.4% | 94.6% |
The following table reconciles the number of Same Properties to total properties for the six months ended June 30, 2024 :
| Development – under construction | Properties |
|---|---|
| 201 Brookline Avenue | 1 |
| 1150 Eastlake Avenue East | 1 |
| 9820 Darnestown Road | 1 |
| 99 Coolidge Avenue | 1 |
| 500 North Beacon Street and 4 Kingsbury Avenue | 2 |
| 9808 Medical Center Drive | 1 |
| 1450 Owens Street | 1 |
| 230 Harriet Tubman Way | 1 |
| 4155 Campus Point Court | 1 |
| 10935, 10945, and 10955 Alexandria Way | 3 |
| 10075 Barnes Canyon Road | 1 |
| 421 Park Drive | 1 |
| 4135 Campus Point Court | 1 |
| 16 | |
| Development – placed into service after January 1, 2023 | Properties |
| 751 Gateway Boulevard | 1 |
| 15 Necco Street | 1 |
| 325 Binney Street | 1 |
| 6040 George Watts Hill Drive | 1 |
| 9810 Darnestown Road | 1 |
| 5 | |
| Redevelopment – under construction | Properties |
| 840 Winter Street | 1 |
| 40, 50, and 60 Sylvan Road | 3 |
| Alexandria Center ® for Advanced Technologies – Monte Villa Parkway | 6 |
| 651 Gateway Boulevard | 1 |
| 401 Park Drive | 1 |
| 8800 Technology Forest Place | 1 |
| 311 Arsenal Street | 1 |
| Canada | 4 |
| Other | 2 |
| 20 |
| Redevelopment – placed into service after January 1, 2023 | Properties |
|---|---|
| 20400 Century Boulevard | 1 |
| 140 First Street | 1 |
| 2400 Ellis Road, 40 Moore Drive, and 14 TW Alexander Drive | 3 |
| 9601 and 9603 Medical Center Drive | 2 |
| 7 | |
| Acquisitions after January 1, 2023 | Properties |
| Other | 5 |
| 5 | |
| Unconsolidated real estate JVs | 4 |
| Properties held for sale | 5 |
| Total properties excluded from Same Properties | 62 |
| Same Properties | 346 |
| Total properties in North America as of June 30, 2024 | 408 |
71
Comparison of results for the three months ended June 30, 2024 to the three months ended June 30, 2023
The following table presents a comparison of the components of net operating income for our Same Properties and Non-Same
Properties for the three months ended June 30, 2024 , compared to the three months ended June 30, 2023 (dollars in thousands). Refer
to “ Definitions and reconciliations ” in Item 2 for definitions of “ Tenant recoveries ” and “Net operating income” and their reconciliations
from the most directly comparable financial measures presented in accordance with GAAP, income from rentals and net income,
respectively.
| Three Months Ended June 30, — 2024 | 2023 | $ Change | % Change | |
|---|---|---|---|---|
| Income from rentals: | ||||
| Same Properties | $ 464,917 | $ 454,603 | $ 10,314 | 2.3% |
| Non-Same Properties | 111,918 | 83,286 | 28,632 | 34.4 |
| Rental revenues | 576,835 | 537,889 | 38,946 | 7.2 |
| Same Properties | 156,945 | 153,802 | 3,143 | 2.0 |
| Non-Same Properties | 21,382 | 12,648 | 8,734 | 69.1 |
| Tenant recoveries | 178,327 | 166,450 | 11,877 | 7.1 |
| Income from rentals | 755,162 | 704,339 | 50,823 | 7.2 |
| Same Properties | 377 | 300 | 77 | 25.7 |
| Non-Same Properties | 11,195 | 9,261 | 1,934 | 20.9 |
| Other income | 11,572 | 9,561 | 2,011 | 21.0 |
| Same Properties | 622,239 | 608,705 | 13,534 | 2.2 |
| Non-Same Properties | 144,495 | 105,195 | 39,300 | 37.4 |
| Total revenues | 766,734 | 713,900 | 52,834 | 7.4 |
| Same Properties | 185,721 | 178,544 | 7,177 | 4.0 |
| Non-Same Properties | 31,533 | 33,290 | (1,757) | (5.3) |
| Rental operations | 217,254 | 211,834 | 5,420 | 2.6 |
| Same Properties | 436,518 | 430,161 | 6,357 | 1.5 |
| Non-Same Properties | 112,962 | 71,905 | 41,057 | 57.1 |
| Net operating income | $ 549,480 | $ 502,066 | $ 47,414 | 9.4% |
| Net operating income – Same Properties | $ 436,518 | $ 430,161 | $ 6,357 | 1.5% |
| Straight-line rent revenue | (17,856) | (26,981) | 9,125 | (33.8) |
| Amortization of acquired below-market leases | (15,910) | (15,619) | (291) | 1.9 |
| Net operating income – Same Properties (cash basis) | $ 402,752 | $ 387,561 | $ 15,191 | 3.9% |
72
Income from rentals
T otal income from rentals for the three months ended June 30, 2024 increased by $50.8 million , or 7.2% , to $755.2 million ,
compared to $704.3 million for the three months ended June 30, 2023 , as a result of an increase in rental revenues and tenant
recoveries, as discussed below.
Rental revenues
Total rental revenues for the three months ended June 30, 2024 increased by $38.9 million , or 7.2% , to $576.8 million ,
compared to $537.9 million for the three months ended June 30, 2023 . The increase was primarily due to an increase in rental
revenues from our Non-Same Properties related to 2.7 million RSF of development and redevelopment projects placed into service
subsequent to April 1, 2023 a nd four operating properties aggregating 486,610 RSF acquired subsequent to April 1, 2023 .
Rental revenues from our Same Properties for the three months ended June 30, 2024 increased by $10.3 million , or 2.3% , to
$464.9 million , compared to $454.6 million for the three months ended June 30, 2023 . The increase was primarily due to rental rate
increases on lease renewals and re-leasing of space since April 1, 2023 .
Tenant recoveries
Tenant recoveries for the three months ended June 30, 2024 increased by $11.9 million , or 7.1% , to $178.3 million , compared
to $166.5 million for the three months ended June 30, 2023 . This increase was primarily from our Non-Same Properties related to our
development and redevelopment projects placed into service and properties acquired subsequent to April 1, 2023 , as discussed above
under “Rental revenues.”
Same Properties’ tenant recoveries for the three months ended June 30, 2024 increased by $3.1 million , or 2.0% , to
$156.9 million , compared to $153.8 million for the three months ended June 30, 2023 , primarily due to higher operating expenses
during the three months ended June 30, 2024 , as discussed under “Rental operations” below . As of June 30, 2024 , 94% of our leases
(on an annual rental revenue basis) were triple net leases, which require tenants to pay substantially all real estate taxes, insurance,
utilities, repairs and maintenance, common area expenses, and other operating expenses (including increases thereto) in addition to
base rent.
Rental operations
Total rental operating expenses for the three months ended June 30, 2024 increased by $5.4 million , or 2.6% , to
$217.3 million , compared to $211.8 million for the three months ended June 30, 2023 . The increase was primarily due to incremental
expenses related to our Same Properties, as discussed below.
S ame Properties’ rental operating expenses increased by $7.2 million , or 4.0% , to $185.7 million during the three months
ended June 30, 2024 , compared to $178.5 million for the three months ended June 30, 2023 , primarily as the result of increases in
(i) utility expenses aggregating $4.2 million , due to higher rates, and (ii) property taxes aggregating $3.3 million , primarily due to annual
regulatory increases of up to 2% in California and increases from reassessments in values due to sales of partial interests .
Depreciation and amortization
Depreciation and amortization expense for the three months ended June 30, 2024 increased by $17.2 million , or 6.3% , to
$290.7 million , compared to $273.6 million for the three months ended June 30, 2023 . The increase was primarily due to additional
depreciation from development and redevelopment projects placed into service and properties acquired, as discussed above under
“ Rental revenues .”
General and administrative expenses
General and administrative expenses for the three months ended June 30, 2024 decreased by $1.3 million , or 2.7% , to
$44.6 million , compared to $45.9 million for the three months ended June 30, 2023 . The decrease was primarily due to reduction in
compensation costs due to the resignations of two of our executive officers in the second half of 2023. As a percentage of net operating
income, our general and administrative expenses for the trailing twelve months ended June 30, 2024 and 2023 were 9.2% and 9.7% ,
respectively .
73
Interest expense
Interest expense for the three months ended June 30, 2024 and 2023 consisted of the following (dollars in thousands):
| Component | Three Months Ended June 30, — 2024 | 2023 | Change |
|---|---|---|---|
| Gross interest | $ 126,828 | $ 108,746 | $ 18,082 |
| Capitalized interest | (81,039) | (91,674) | 10,635 |
| Interest expense | $ 45,789 | $ 17,072 | $ 28,717 |
| Average debt balance outstanding (1) | $ 12,454,474 | $ 11,346,604 | $ 1,107,870 |
| Weighted-average annual interest rate (2) | 4.1% | 3.8% | 0.3% |
(1) Represents the average debt balance outstanding during the respective periods.
(2) Represents annualized total interest incurred divided by the average debt balance outstanding during the respective periods.
The net change in interest expense during the three months ended June 30, 2024 , compared to the three months ended June
30, 2023 , resulted from the following (dollars in thousands):
| Component | Effective Date | Change | |
|---|---|---|---|
| Increases in interest incurred due to: | |||
| Issuances of debt: | |||
| $600 million of unsecured senior notes payable due 2054 | 5.71% | February 2024 | $ 8,440 |
| $400 million of unsecured senior notes payable due 2036 | 5.38% | February 2024 | 5,264 |
| Increases in construction borrowings and interest rates under secured notes payable | 8.14% | 1,145 | |
| Higher average outstanding balances and/or rate increases on borrowings under commercial paper program and unsecured senior line of credit | 2,382 | ||
| Other increase in interest | 851 | ||
| Change in gross interest | 18,082 | ||
| Decrease in capitalized interest | 10,635 | ||
| Total change in interest expense | $ 28,717 |
(1) Represents the weighted-average interest rate as of the end of the applicable period, including amortization of loan fees, amortization of debt premiums (discounts), and
other bank fees.
Impairment of real estate
In 2020 and 2022, we executed purchase agreements for two potential acquisitions in our Greater Boston market, which
aggregated 1.4 million of future development RSF. The total purchase price aggregated $366.8 million , and we initially expected to
close these acquisitions after 2024. Our intent for each site included the demolition of existing buildings upon expiration of the existing
in-place leases and the development of life science properties. During the three months ended June 30, 2024, we decided to no longer
proceed with these acquisitions as a result of the current macroeconomic environment that negatively impacted the financial outlooks
for these projects. As a result, we recognized impairment charges aggregating $30.8 million , primarily consisting of the pre-acquisition
costs related to these potential acquisitions .
During the three months ended June 30, 2023 , we recognized real estate impairment charges aggregating $168.6 million ,
primarily to reduce the carrying amount of a three-building office campus in our Route 128 submarke t to its current fair value less costs
to sell.
74
Investment loss
During the three months ended June 30, 2024 , we recognized investment loss aggregating $43.7 million . This loss consisted
of unrealized losses of $20.2 million primarily resulting from the decrease in fair values of our investments in publicly traded entities and
a $44.1 million resulting from reclassifications of unrealized gains recognized in prior periods into realized gains upon the sales of
investments during the three months ended June 30, 2024 . The investment loss also included realized gains of $33.4 million , partially
offset by impairment charges of $12.8 million primarily related to two non-real estate investments in privately held entities that do not
report NAV.
During the three months ended June 30, 2023 , we recognized an investment loss aggregating $78.3 million , which consisted
of $77.9 million of unrealized losses and $371 thousand of realized losses .
For more information about our investments, refer to Note 7 – “Investments” to our unaudited consolidated financial statements
in Item 1 . For our impairments accounting policy, refer to “Investments” in Note 2 – “Summary of significant accounting policies” to our
unaudited consolidated financial statements in Item 1.
Gain on sales of real estate
During the three months ended June 30, 2023 , we recognized $214.8 million of gains related to the completion of six real
estate dispositions . The gains were classified in gain on sales of real estate within our consolidated statements of operations for the
three months ended June 30, 2023 .
Other comprehensive loss
Total other comprehensive loss for the three months ended June 30, 2024 decreased by $7.8 million to aggregate net
unrealized losses of $3.9 million , compared to net unrealized gains o f $3.9 million for the three months ended June 30, 2023 , primarily
in connection with the foreign currency translation related to our operations in Canada.
75
Comparison of results for the six months ended June 30, 2024 to the six months ended June 30, 2023
The following table presents a comparison of the components of net operating income for our Same Properties and Non-Same
Properties for the six months ended June 30, 2024 , compared to the six months ended June 30, 2023 (dollars in thousands). Refer to
“ Definitions and reconciliations ” in Item 2 for definitions of “ Tenant recoveries ” and “Net operating income” and their reconciliations from
the most directly comparable financial measures presented in accordance with GAAP, income from rentals and net income,
respectively.
| Six Months Ended June 30, — 2024 | 2023 | $ Change | % Change | |
|---|---|---|---|---|
| Income from rentals: | ||||
| Same Properties | $ 910,423 | $ 893,008 | $ 17,415 | 2.0% |
| Non-Same Properties | 247,812 | 163,183 | 84,629 | 51.9 |
| Rental revenues | 1,158,235 | 1,056,191 | 102,044 | 9.7 |
| Same Properties | 311,894 | 303,702 | 8,192 | 2.7 |
| Non-Same Properties | 40,584 | 32,395 | 8,189 | 25.3 |
| Tenant recoveries | 352,478 | 336,097 | 16,381 | 4.9 |
| Income from rentals | 1,510,713 | 1,392,288 | 118,425 | 8.5 |
| Same Properties | 715 | 737 | (22) | (3.0) |
| Non-Same Properties | 24,414 | 21,670 | 2,744 | 12.7 |
| Other income | 25,129 | 22,407 | 2,722 | 12.1 |
| Same Properties | 1,223,032 | 1,197,447 | 25,585 | 2.1 |
| Non-Same Properties | 312,810 | 217,248 | 95,562 | 44.0 |
| Total revenues | 1,535,842 | 1,414,695 | 121,147 | 8.6 |
| Same Properties | 366,985 | 350,672 | 16,313 | 4.7 |
| Non-Same Properties | 68,583 | 68,095 | 488 | 0.7 |
| Rental operations | 435,568 | 418,767 | 16,801 | 4.0 |
| Same Properties | 856,047 | 846,775 | 9,272 | 1.1 |
| Non-Same Properties | 244,227 | 149,153 | 95,074 | 63.7 |
| Net operating income | $ 1,100,274 | $ 995,928 | $ 104,346 | 10.5% |
| Net operating income – Same Properties | $ 856,047 | $ 846,775 | $ 9,272 | 1.1% |
| Straight-line rent revenue | (32,773) | (51,793) | 19,020 | (36.7) |
| Amortization of acquired below-market leases | (30,910) | (30,758) | (152) | 0.5 |
| Net operating income – Same Properties (cash basis) | $ 792,364 | $ 764,224 | $ 28,140 | 3.7% |
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Income from rentals
Total income from rentals for the six months ended June 30, 2024 increased by $118.4 million , or 8.5% , to $1.5 billion ,
compared to $1.4 billion for the six months ended June 30, 2023 , as a result of increase in rental revenues and tenant recoveries, as
discussed below.
Rental revenues
Total rental revenues for the six months ended June 30, 2024 increased by $102.0 million , or 9.7% , to $1.2 billion , compared
to $1.1 billion for the six months ended June 30, 2023 . The increase was primarily due to an increase in rental revenues from our Non-
Same Properties related to 3.9 million RSF of development and redevelopment projects placed into service subsequent to January 1,
2023 and five operating properties aggregating 734,353 RSF acquired subsequent to January 1, 2023 .
Rental revenues from our Same Properties for the six months ended June 30, 2024 increased by $17.4 million , or 2.0% , to
$910.4 million , compared to $893.0 million for the six months ended June 30, 2023 . The increase was primarily due to rental rate
increases on lease renewals and re-leasing of space since January 1, 2023 .
Tenant recoveries
Tenant recoveries for the six months ended June 30, 2024 increased by $16.4 million , or 4.9% , to $352.5 million , compared to
$336.1 million for the six months ended June 30, 2023 . This increase was partially from our Non-Same Properties related to our
development and redevelopment projects placed into service and properties acquired subsequent to January 1, 2023 , as discussed
above under “Rental revenues.”
Same Properties’ tenant recoveries for the six months ended June 30, 2024 increased by $8.2 million , or 2.7% , to
$311.9 million , compared to $303.7 million for the six months ended June 30, 2023 , primarily due to higher operating expenses during
the six months ended June 30, 2024 , as discussed under “Rental operations” below. As of June 30, 2024 , 94% of our leases (on an
annual rental revenue basis) were triple net leases, which require tenants to pay substantially all real estate taxes, insurance, utilities,
repairs and maintenance, common area expenses, and other operating expenses (including increases thereto) in addition to base rent.
Rental operations
Total rental operating expenses for the six months ended June 30, 2024 increased by $16.8 million , or 4.0% , to $435.6 million ,
c ompared to $418.8 million for the six months ended June 30, 2023 , primarily due to the increase in our Same Properties’ rental
operating expenses consisting of (i) the increase in property taxes aggregating $6.5 million , primarily due to annual regulatory increases
of up to 2% in California and increases from reassessments in values due to sales of partial interests, (ii) the increase in utilities
expenses aggregating $3.3 million , primarily due to higher rates; and (iii) the increase in property insurance expenses aggregating $3.0
million , primarily due to higher insurance premiums.
Depreciation and amortization
Depreciation and amortization expense for the six months ended June 30, 2024 increased by $39.4 million , or 7.3% , to
$578.3 million , compared to $538.9 million for the six months ended June 30, 2023 . The increase was primarily due to additional
depreciation from development and redevelopment projects placed into service and properties acquired, as discussed above under
“ Rental revenues .”
General and administrative expenses
General and administrative expenses for the six months ended June 30, 2024 decreased by $2.4 million , or 2.5% , to
$91.7 million , compared to $94.1 million for the six months ended June 30, 2023 . The decrease was primarily due to reduction in
compensation costs due to the resignations of two of our executive officers in the second half of 2023. As a percentage of net operating
income, our general and administrative expenses for the trailing twelve months ended June 30, 2024 and 2023 were 9.2% and 9.7% ,
respectively.
77
Interest expense
Interest expense for the six months ended June 30, 2024 and 2023 consisted of the following (dollars in thousands):
| Component | Six Months Ended June 30, — 2024 | 2023 | Change |
|---|---|---|---|
| Gross interest | $ 249,508 | $ 209,570 | $ 39,938 |
| Capitalized interest | (162,879) | (178,744) | 15,865 |
| Interest expense | $ 86,629 | $ 30,826 | $ 55,803 |
| Average debt balance outstanding (1) | $ 12,260,781 | $ 11,001,895 | $ 1,258,886 |
| Weighted-average annual interest rate (2) | 4.1% | 3.8% | 0.3% |
(1) Represents the average debt balance outstanding during the respective periods.
(2) Represents annualized total interest incurred divided by the average debt balance outstanding during the respective periods.
The net change in interest expense during the six months ended June 30, 2024 , compared to the six months ended June 30,
2023 , resulted from the following (dollars in thousands):
| Component | Effective Date | Change | |
|---|---|---|---|
| Increases in interest incurred due to: | |||
| Issuances of debt: | |||
| $500 million of unsecured senior notes payable due 2053 | 5.26% | February 2023 | $ 3,225 |
| $500 million of unsecured senior notes payable due 2035 | 4.88% | February 2023 | 2,982 |
| $600 million of unsecured senior notes payable due 2054 | 5.71% | February 2024 | 12,754 |
| $400 million of unsecured senior notes payable due 2036 | 5.38% | February 2024 | 7,954 |
| Increases in construction borrowings and interest rates under secured notes payable | 8.14% | 2,531 | |
| Higher average outstanding balances and/or rate increases on borrowings under commercial paper program and unsecured senior line of credit | 8,801 | ||
| Other increase in interest | 1,691 | ||
| Change in gross interest | 39,938 | ||
| Decrease in capitalized interest | 15,865 | ||
| Total change in interest expense | $ 55,803 |
(1) Represents the weighted-average interest rate as of the end of the applicable period, including amortization of loan fees, amortization of debt premiums (discounts), and
other bank fees.
Impairment of real estate
In 2020 and 2022, we executed purchase agreements for two potential acquisitions in our Greater Boston market, which
aggregated 1.4 million of future development RSF. The total purchase price aggregated $366.8 million , and we initially expected to
close these acquisitions after 2024. Our intent for each site included the demolition of existing buildings upon expiration of the existing
in-place leases and the development of life science properties. During the three months ended June 30, 2024, we decided to no longer
proceed with these acquisitions as a result of the current macroeconomic environment that negatively impacted the financial outlooks
for these projects. As a result, we recognized impairment charges aggregating $30.8 million , primarily consisting of the pre-acquisition
costs related to these potential acquisitions .
During the six months ended June 30, 2023 , we recognized real estate impairment charges aggregating $168.6 million ,
primarily to reduce the carrying amount of a t hree-building office campus in our Route 128 submarke t to its current fair value less costs
to sell.
For more information, refer to “ Sales of real estate assets and impairment charges ” in Note 3 – “Investments in real estate” to
our unaudited consolidated financial statements in Item 1.
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Investment loss
D uring the six months ended June 30, 2024 , we recognized an investment loss aggregating $376 thousand . This loss
consisted of unrealized losses primarily resulting from the reclassifications of unrealized gains of $35.1 million recognized in prior
periods into realized gains upon the realization of investments during the six months ended June 30, 2024 . The investment loss also
included realized gains of $62.2 million , partially offset by impairment charges of $27.5 million primarily related to non-real estate
investments in privately held entities that do not report NAV.
During the six months ended June 30, 2023 , we recognized investment loss aggregating $123.4 million , which consisted of
$20.4 million of realized gains and $143.8 million of unrealized losses .
For more information about our investments, refer to Note 7 – “Investments” to our unaudited consolidated financial statements
in Item 1. For our impairments accounting policy, refer to “ Investments ” in Note 2 – “Summary of significant accounting policies” to our
unaudited consolidated financial statements in Item 1.
Gain on sales of real estate
During the six months ended June 30, 2023 , we recognized $214.8 million of gain s related to the dispositions of six real estate
assets . The gains were classified in gain on sales of real estate within our consolidated statement of operations for the six months
ended June 30, 2023 .
Other comprehensive loss
Total other comprehensive loss for the six months ended June 30, 2024 decreased by $16.0 million to aggregate net
unrealized losses of $11.8 million , compared to net unrealized gains of $4.2 million for the six months ended June 30, 2023 , primarily in
connection with the foreign currency translation related to our operations in Canada.
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Summary of capital expenditures
Our construction spending for the six months ended June 30, 2024 and projected spending for the year ending December 31,
2024 consisted of the following (in thousands):
| Six Months Ended June 30, 2024 | Projected Midpoint for the Year Ending December 31, 2024 | ||
|---|---|---|---|
| Construction of Class A/A+ properties: | |||
| Active construction projects | |||
| Under construction and committed near-term projects (1) and projects expected to commence active construction in 2024 (2) | $ 888,641 | $ 1,778,000 | |
| Future pipeline pre-construction | |||
| Primarily mega campus expansion pre-construction work (entitlement, design, and site work) | 257,218 | 652,000 | |
| Revenue- and non-revenue-enhancing capital expenditures | 115,659 | 250,000 | |
| Construction spend (before contributions from noncontrolling interests) | 1,261,518 | 2,680,000 | |
| Contributions from noncontrolling interests (consolidated real estate joint ventures) | (176,497) | (430,000) | (3) |
| Total construction spending | $ 1,085,021 | $ 2,250,000 | |
| 2024 guidance range | $1,950,000 – $2,550,000 |
(1) Includes projects under construction aggregating 4.9 million RSF and one committed near-term project aggregating 492,570 RSF expected to commence construction
during the next two years after June 30, 2024 , which are 61% leased/negotiating and expected to generate $480 million in incremental annual net operating income
primarily commencing from the third quarter of 2024 through the first quarter of 2028 .
(2) Includes certain priority anticipated development and redevelopment projects expected to commence active construction in 2024, subject to market conditions and
leasing. Refer to “ Investments in real estate ” under “ Definitions and reconciliations ” in Item 2 for additional details, including value-creation square feet currently included
in rental properties.
(3) Represents contractual capital commitments expected from existing consolidated real estate joint venture partners to fund construction.
Projected capital contributions from partners in consolidated real estate joint ventures to fund construction
The following table summarizes projected capital contributions from partners in our existing consolidated joint ventures to fund
construction through 2027 (in thousands):
| Projected timing | Amount (1) |
|---|---|
| July 1, 2024 through December 31, 2024 | $ 253,503 |
| 2025 through 2027 | 804,528 |
| Total | $ 1,058,031 |
(1) Represents reductions to our consolidated construction spending.
Capitalization of interest
Our construction spending includes capitalized interest. The table below provides key categories of interest capitalized during
the six months ended June 30, 2024 :
| Six Months Ended June 30, 2024 — Average Real Estate Basis Capitalized | Percentage of Total Capitalized Interest | Upon Completion of Construction — RSF | Potential Growth in Operating RSF | ||
|---|---|---|---|---|---|
| Construction of Class A/A+ properties: | |||||
| Active construction projects | |||||
| Under construction and committed near-term projects | $ 2,723,268 | 34% | 5,432,915 | 77% | |
| Future pipeline pre-construction | |||||
| Priority anticipated projects | 624,317 | (1) | 8 | 2,670,922 | |
| Primarily mega campus expansion pre-construction work (entitlement, design, and site work) | 3,579,182 | (1) | 44 | 27,261,766 | |
| Smaller redevelopments and repositioning capital projects | 1,123,183 | 14 | N/A | ||
| $ 8,049,950 | 100% | 35,365,603 |
(1) Average real estate basis capitalized r elated to our future pipeline pre-construction include s 32% from four key active and future value-creation projects on mega
campuses.
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Projected results
We present updated guidance for EPS attributable to Alexandria’s common stockholders – diluted, funds from operations per
share attributable to Alexandria’s common stockholders – diluted, and funds from operations per share attributable to Alexandria’s
common stockholders – diluted, as adjusted, based on our current view of existing market conditions and other assumptions for the
year ending December 31, 2024 as set forth in the tables below. The tables below also provide a reconciliation of EPS attributable to
Alexandria’s common stockholders – diluted, the most directly comparable financial measure presented in accordance with GAAP, to
funds from operations per share and funds from operations per share, as adjusted, non-GAAP measures, and other key assumptions
included in our updated guidance for the year ending December 31, 2024 . There can be no assurance that actual amounts will not be
materially higher or lower than these expectations. Refer to our discussion of “Forward-looking statements” at the beginning of this
Item 2.
| Projected 2024 Earnings per Share and Funds From Operations per Share Attributable to Alexandria’s Common Stockholders – Diluted | As of 7/22/24 | As of 4/22/24 |
|---|---|---|
| Earnings per share (1) | $2.98 to $3.10 | $3.60 to $3.72 |
| Depreciation and amortization of real estate assets | 5.95 | 5.95 |
| Impairment of real estate – rental properties and land | 0.01 | — |
| Allocation of unvested restricted stock awards | (0.05) | (0.06) |
| Funds from operations per share (2) | $8.89 to $9.01 | $9.49 to $9.61 |
| Unrealized losses (gains) on non-real estate investments | 0.20 | (0.17) |
| Impairment of non-real estate investments | 0.16 | 0.09 |
| Impairment of real estate | 0.17 | — |
| Allocation to unvested restricted stock awards | (0.01) | — |
| Funds from operations per share, as adjusted (2) | $9.41 to $9.53 | $9.41 to $9.53 |
| Midpoint | $9.47 | $9.47 |
(1) Excludes unrealized gains or losses on non-real estate investments after June 30, 2024 that are required to be recognized in earnings and are excluded from funds from
operations per share, as adjusted.
(2) Refer to “ Definitions and reconciliations ” in Item 2 for additional information.
| Key Assumptions (1) (Dollars in millions) | 2024 Guidance | |
|---|---|---|
| Low | High | |
| Occupancy percentage for operating properties in North America as of December 31, 2024 | 94.6% | 95.6% |
| Lease renewals and re-leasing of space: | ||
| Rental rate increases | 11.0% | 19.0% |
| Rental rate increases (cash basis) | 5.0% | 13.0% |
| Same property performance: | ||
| Net operating income increases | 0.5% | 2.5% |
| Net operating income increases (cash basis) | 3.0% | 5.0% |
| Straight-line rent revenue | $ 169 | $ 184 |
| General and administrative expenses | $ 181 | $ 191 |
| Capitalization of interest | $ 325 | $ 355 |
| Interest expense | $ 154 | $ 184 |
| Realized gains on non-real estate investments (2) | $ 95 | $ 125 |
(1) Our assumptions presented in the table above are subject to a number of variables and uncertainties, including those discussed as “Forward-looking statements” under
Part I; “Item 1A. Risk factors”; and “Item 7. Management’s discussion and analysis of financial condition and results of operations” of our annual report on Form 10-K for
the year ended December 31, 2023 , as well as in “Item 1A. Risk factors” within “Part II – Other information” of this quarterly report on Form 10-Q. To the extent our full-
year earnings guidance is updated during the year, we will provide additional disclosure supporting reasons for any significant changes to such guidance.
(2) Represents realized gains and losses included in funds from operations per share – diluted, as adjusted, and excludes significant impairments realized on non-real
estate investments, if any. Refer to Note 7 – “Investments” to our unaudited consolidated financial statements in Item 1 for additional details.
| Key Credit Metric Targets (1) | |
|---|---|
| Net debt and preferred stock to Adjusted EBITDA – fourth quarter of 2024 annualized | Less than or equal to 5.1x |
| Fixed-charge coverage ratio – fourth quarter of 2024 annualized | Greater than or equal to 4.5x |
(1) Refer to “ Definitions and reconciliations ” in Item 2 for additional information.
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Consolidated and unconsolidated real estate joint ventures
We present components of balance sheet and operating results information for the noncontrolling interest share of our
consolidated real estate joint ventures and for our share of investments in unconsolidated real estate joint ventures to help investors
estimate balance sheet and operating results information related to our partially owned entities. These amounts are estimated by
computing, for each joint venture that we consolidate in our financial statements, the noncontrolling interest percentage of each financial
item to arrive at the cumulative noncontrolling interest share of each component presented. In addition, for our real estate joint ventures
that we do not control and do not consolidate, we apply our economic ownership percentage to the unconsolidated real estate joint
ventures to arrive at our proportionate share of each component presented. Refer to Note 4 – “Consolidated and unconsolidated real
estate joint ventures” to our unaudited consolidated financial statements in Item 1 for further discussion.
| Consolidated Real Estate Joint Ventures — Property/Market/Submarket | Noncontrolling (1) Interest Share | Operating RSF at 100% | ||
|---|---|---|---|---|
| 50 and 60 Binney Street/Greater Boston/Cambridge/Inner Suburbs | 66.0% | 532,395 | ||
| 75/125 Binney Street/Greater Boston/Cambridge/Inner Suburbs | 60.0% | 388,269 | ||
| 100 and 225 Binney Street and 300 Third Street/Greater Boston/Cambridge/Inner Suburbs | 70.0% | 870,106 | ||
| 99 Coolidge Avenue/Greater Boston/Cambridge/Inner Suburbs | 25.0% | 116,414 | (2) | |
| 15 Necco Street/Greater Boston/Seaport Innovation District | 43.3% | 345,996 | ||
| 285, 299, 307, and 345 Dorchester Avenue/Greater Boston/Seaport Innovation District | 40.0% | — | (2) | |
| Alexandria Center ® for Science and Technology – Mission Bay/San Francisco Bay Area/ Mission Bay (3) | 75.0% | 999,866 | ||
| 1450 Owens Street/San Francisco Bay Area/Mission Bay | 73.7% | (4) | — | (2) |
| 601, 611, 651 (2) , 681, 685, and 701 Gateway Boulevard/San Francisco Bay Area/ South San Francisco | 50.0% | 831,326 | ||
| 751 Gateway Boulevard/San Francisco Bay Area/South San Francisco | 49.0% | 230,592 | ||
| 211 (2) and 213 East Grand Avenue/San Francisco Bay Area/South San Francisco | 70.0% | 300,930 | ||
| 500 Forbes Boulevard/San Francisco Bay Area/South San Francisco | 90.0% | 155,685 | ||
| Alexandria Center ® for Life Science – Millbrae/San Francisco Bay Area/South San Francisco | 52.3% | — | (2) | |
| 3215 Merryfield Row/San Diego/Torrey Pines | 70.0% | 170,523 | ||
| Campus Point by Alexandria/San Diego/University Town Center (5) | 45.0% | 1,342,164 | ||
| 5200 Illumina Way/San Diego/University Town Center | 49.0% | 792,687 | ||
| 9625 Towne Centre Drive/San Diego/University Town Center | 70.0% | 163,648 | ||
| SD Tech by Alexandria/San Diego/Sorrento Mesa (6) | 50.0% | 884,270 | ||
| Pacific Technology Park/San Diego/Sorrento Mesa | 50.0% | 544,352 | ||
| Summers Ridge Science Park/San Diego/Sorrento Mesa (7) | 70.0% | 316,531 | ||
| 1201 and 1208 Eastlake Avenue East and 199 East Blaine Street/Seattle/Lake Union | 70.0% | 321,115 | ||
| 400 Dexter Avenue North/Seattle/Lake Union | 70.0% | 290,754 | ||
| 800 Mercer Street/Seattle/Lake Union | 40.0% | — | (2) | |
| Unconsolidated Real Estate Joint Ventures | ||||
| Property/Market/Submarket | Our Ownership Share (8) | Operating RSF at 100% | ||
| 1655 and 1725 Third Street/San Francisco Bay Area/Mission Bay | 10.0% | 586,208 | ||
| 1401/1413 Research Boulevard/Maryland/Rockville | 65.0% | (9) | (10) | |
| 1450 Research Boulevard/Maryland/Rockville | 73.2% | (9) | 42,679 | |
| 101 West Dickman Street/Maryland/Beltsville | 58.2% | (9) | 135,423 |
Refer to “Joint venture financial information” under “Definitions and reconciliations” in Item 2 for additional details.
(1) In addition to the consolidated real estate joint ventures listed, various joint venture partners hold insignificant noncontrolling interests in three other real estate joint
ventures in North America.
(2) Represents a property currently under construction or in our value-creation pipeline. Refer to “New Class A/A+ development and redevelopment properties” in Item 2 for
additional details.
(3) Includes 409 and 499 Illinois Street, 1500 and 1700 Owens Street, and 455 Mission Bay Boulevard South.
(4) During the six months ended June 30, 2024 , our equity ownership decreased fr om 40.6% to 26.3% based on continued funding of construction costs by our joint venture
partner and a reallocation of equity to our joint venture partner o f $30.2 million from us. The noncontrolling interest share of our joint venture partner is anticipated to
increase t o 75% and ours to decrease to 25% as our partner contributes additional equity to fund the construction of the project.
(5) Includes 10210, 10260, 10290, and 10300 Campus Point Drive and 4110, 4135, 4155, 4161, 4165, 4224, and 4242 Campus Point Court.
(6) Includes 9605, 9645, 9675, 9685, 9725, 9735, 9805, 9808, 9855, and 9868 Scranton Road and 10055, 10065, and 10075 Barnes Canyon Road.
(7) Includes 9965, 9975, 9985, and 9995 Summers Ridge Road.
(8) In addition to the unconsolidated real estate joint ventures listed, we hold an interest in one other insignificant unconsolidated real estate joint venture in North America.
(9) Represents a joint venture with a local real estate operator in which our joint venture partner manages the day-to-day activities that significantly affect the economic
performance of the joint venture.
(10) Represents a joint venture with a distinguished retail real estate developer for a retail shopping center aggregating 84,837 RSF.
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The following table presents key terms related to our unconsolidated real estate joint ventures’ secured loans as of June 30,
2024 (dollars in thousands):
| Stated Rate | Interest Rate (1) | At 100% | Our Share | |||||
|---|---|---|---|---|---|---|---|---|
| Unconsolidated Joint Venture | Aggregate Commitment | Debt Balance (2) | ||||||
| 1401/1413 Research Boulevard | 12/23/24 | 2.70% | 3.31% | $ 28,500 | $ 28,417 | 65.0% | ||
| 1655 and 1725 Third Street | 3/10/25 | (3) | 4.50% | 4.57% | 600,000 | 599,718 | 10.0% | |
| 101 West Dickman Street | 11/10/26 | SOFR+1.95% | (4) | 7.39% | 26,750 | 18,558 | 58.2% | |
| 1450 Research Boulevard | 12/10/26 | SOFR+1.95% | (4) | 7.45% | 13,000 | 8,598 | 73.2% | |
| $ 668,250 | $ 655,291 |
(1) Includes interest expense and amortization of loan fees.
(2) Represents outstanding principal, net of unamortized deferred financing costs, as of June 30, 2024 .
(3) The unconsolidated joint venture is early in the process of working with prospective lenders to refinance this secured non-recourse loan. In the event that all or a portion
of the debt cannot be refinanced, we may consider contributing additional equity into this unconsolidated joint venture. As of June 30, 2024 , our investment in this
unconsolidated real estate joint venture was $11.2 million .
(4) This loan is subject to a fixed SOFR floor of 0.75%.
The following tables present information related to the operating results and financial positions of our consolidated and
unconsolidated real estate joint ventures as of and for the three and six months ended June 30, 2024 (in thousands):
| Noncontrolling Interest Share of Consolidated Real Estate Joint Ventures — June 30, 2024 | Our Share of Unconsolidated Real Estate Joint Ventures — June 30, 2024 | |||
|---|---|---|---|---|
| Three Months Ended | Six Months Ended | Three Months Ended | Six Months Ended | |
| Total revenues | $ 111,210 | $ 222,307 | $ 3,156 | $ 6,331 |
| Rental operations | (31,443) | (62,312) | (995) | (2,019) |
| 79,767 | 159,995 | 2,161 | 4,312 | |
| General and administrative | (1,004) | (1,682) | (30) | (70) |
| Interest | (253) | (469) | (933) | (1,855) |
| Depreciation and amortization of real estate assets | (31,364) | (62,268) | (1,068) | (2,102) |
| Fixed returns allocated to redeemable noncontrolling interests (1) | 201 | 402 | — | — |
| $ 47,347 | $ 95,978 | $ 130 | $ 285 | |
| Straight-line rent and below-market lease revenue | $ 6,225 | $ 15,534 | $ 248 | $ 530 |
| Funds from operations (2) | $ 78,711 | $ 158,246 | $ 1,198 | $ 2,387 |
Refer to “Joint venture financial information” under “Definitions and reconciliations” in Item 2 for additional details.
(1) Represents an allocation of joint venture earnings to redeemable noncontrolling interests primarily in one property in our South San Francisco submarket. These
redeemable noncontrolling interests earn a fixed return on their investment rather than participate in the operating results of the property.
(2) Refer to “ Funds from operations and funds from operations, as adjusted, attributable to Alexandria Real Estate Equities, Inc.’s common stockholders ” under “ Definitions
and reconciliations ” in Item 2 for the definition and its reconciliation from the most directly comparable financial measure presented in accordance with GAAP.
| As of June 30, 2024 — Noncontrolling Interest Share of Consolidated Real Estate Joint Ventures | Our Share of Unconsolidated Real Estate Joint Ventures | |
|---|---|---|
| Investments in real estate | $ 4,157,101 | $ 124,994 |
| Cash, cash equivalents, and restricted cash | 132,692 | 4,128 |
| Other assets | 431,584 | 12,752 |
| Secured notes payable | (33,581) | (95,547) |
| Other liabilities | (279,550) | (5,792) |
| Redeemable noncontrolling interests | (16,440) | — |
| $ 4,391,806 | $ 40,535 |
During the six months ended June 30, 2024 and 2023 , our consolidated real estate joint ventures distributed an aggregate of
$119.9 million and $134.6 million , respectively, to our joint venture partners. Refer to our consolidated statements of cash flows and
Note 4 – “Consolidated and unconsolidated real estate joint ventures” to our unaudited consolidated financial statements in Item 1 for
additional information.
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Investments
We hold investments in publicly traded companies and privately held entities primarily involved in the life science industry. The
tables below summarize components of our investment income (loss) and non-real estate investments (in thousands). Refer to Note 7 –
“Investments” to our unaudited consolidated financial statements in Item 1 for additional information.
| June 30, 2024 | Year Ended December 31, 2023 | |||||
|---|---|---|---|---|---|---|
| Three Months Ended | Six Months Ended | |||||
| Realized gains | $ 20,578 | (1) | $ 34,704 | (1) | $ 6,078 | (2) |
| Unrealized losses | (64,238) | (3) | (35,080) | (4) | (201,475) | (5) |
| Investment loss | $ (43,660) | $ (376) | $ (195,397) |
| Investments | June 30, 2024 — Cost | Unrealized Gains | Unrealized Losses | Carrying Amount | December 31, 2023 — Carrying Amount | |
|---|---|---|---|---|---|---|
| Publicly traded companies | $ 201,321 | $ 42,052 | $ (90,182) | $ 153,191 | $ 159,566 | |
| Entities that report NAV | 510,335 | 162,559 | (33,254) | 639,640 | 671,532 | |
| Entities that do not report NAV: | ||||||
| Entities with observable price changes | 94,509 | 79,609 | (1,007) | 173,111 | 174,268 | |
| Entities without observable price changes | 389,124 | — | — | 389,124 | 368,654 | |
| Investments accounted for under the equity method | N/A | N/A | N/A | 139,282 | 75,498 | |
| June 30, 2024 | $ 1,195,289 | (6) | $ 284,220 | $ (124,443) | $ 1,494,348 | $ 1,449,518 |
| December 31, 2023 | $ 1,177,072 | $ 320,445 | $ (123,497) | $ 1,449,518 |
Public/Private Mix (Cost) Tenant/Non-Tenant Mix (Cost)
85%
Private
15%
Public
29%
Tenant
71%
Non-Tenant
(1) Consists of realized gains of $33.4 million and $62.2 million , partially offset by impairment charges of $12.8 million and $27.5 million during the three and six months
ended June 30, 2024 , respectively .
(2) Consists of realized gains of $80.6 million , offset by impairment charges of $74.6 million during the year ended December 31, 2023.
(3) C onsists of unrealized losses of $20.2 million primarily resulting from the decrease in fair values of our investments in publicly traded entities and $44.1 million resulting
from accounting reclassifications of unrealized gains recognized in prior periods into realized gains upon our realization of investments during the three months ended
June 30, 2024 .
(4) Primarily relates to the accounting reclassifications of unrealized gains recognized in prior periods into realized gains upon our realization of investments during the six
months ended June 30, 2024 .
(5) Consists of unrealized losses of $111.6 million primarily resulting from the decrease in the fair value of our investments in privately held entities that report NAV and
$89.9 million resulting from accounting reclassifications of unrealized gains recognized in prior periods into realized gains upon our sales of investments, during the year
ended December 31, 2023 .
(6) Represents 2.8% of gross assets as of June 30, 2024 . Refer to the definition of “ Gross assets ” under “ Definitions and reconciliations ” in Item 2 for additional details.
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Liquidity
| Liquidity | |
|---|---|
| $5.6B | (in millions) |
| ● | |
| (In millions) | |
| Availability under our unsecured senior line of credit, net of amounts outstanding under our commercial paper program | $ 4,800 |
| Outstanding forward equity sales agreements (1) | 27 |
| Cash, cash equivalents, and restricted cash | 566 |
| Availability under our secured construction loan | 61 |
| Investments in publicly traded companies | 153 |
| Liquidity as of June 30, 2024 | $ 5,607 |
(1) Represents expected net proceeds from the future settlement of 230 thousand shares of common stock under forward equity sales agreements after underwriter
discounts.
We expect to meet certain long-term liquidity requirements, such as requirements for development, redevelopment, other
construction projects, capital improvements, tenant improvements, property acquisitions, leasing costs, non-revenue-enhancing capital
expenditures, scheduled debt maturities, distributions to noncontrolling interests, and payment of dividends through net cash provided
by operating activities, periodic asset sales, strategic real estate joint ventures, long-term secured and unsecured indebtedness,
borrowings under our unsecured senior line of credit, issuances under our commercial paper program, and issuances of additional debt
and/or equity securities.
We also expect to continue meeting our short-term liquidity and capital requirements, as further detailed in this section,
generally through our working capital and net cash provided by operating activities. We believe that the net cash provided by operating
activities will continue to be sufficient to enable us to make the distributions necessary to continue qualifying as a REIT.
For additional information on our liquidity requirements related to our contractual obligations and commitments, refer to
Note 5 – “Leases” and Note 10 – “Secured and unsecured senior debt” to our unaudited consolidated financial statements in Item 1.
Over the next several years, our balance sheet, capital structure, and liquidity objectives are as follows:
• Retain cash flows from operating activities after payment of dividends and distributions to noncontrolling interests for
investment in development and redevelopment projects and/or acquisitions;
• Maintain significant balance sheet liquidity;
• Improve credit profile and relative long-term cost of capital;
• Maintain diverse sources of capital, including sources from net cash provided by operating activities, unsecured debt,
secured debt, selective real estate asset sales, strategic real estate joint ventures, non-real estate investment sales, and
common stock;
• Maintain commitment to long-term capital to fund growth;
• Maintain prudent laddering of debt maturities;
• Maintain solid credit metrics;
• Prudently manage variable-rate debt exposure;
• Maintain a large, unencumbered asset pool to provide financial flexibility;
• Fund common stock dividends and distributions to noncontrolling interests from net cash provided by operating activities;
• Manage a disciplined level of value-creation projects as a percentage of our gross real estate assets; and
• Maintain high levels of pre-leasing and percentage leased in value-creation projects.
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The following table presents the availability under our unsecured senior line of credit, net of amounts outstanding under our
commercial paper program; outstanding forward equity sales agreements; cash, cash equivalents, and restricted cash; availability
under our secured construction loan; and investments in publicly traded companies as of June 30, 2024 (in thousands):
| Description | Stated Rate | Aggregate Commitments | Outstanding Balance (1) | Remaining Commitments/ Liquidity |
|---|---|---|---|---|
| Availability under our unsecured senior line of credit, net of amounts outstanding under our commercial paper program | SOFR+0.855% | $ 5,000,000 | $ 199,552 | $ 4,800,000 |
| Outstanding forward equity sales agreements (2) | 27,488 | |||
| Cash, cash equivalents, and restricted cash | 565,853 | |||
| Construction loan | SOFR+2.70% | $ 195,300 | $ 134,323 | 60,652 |
| Investments in publicly traded companies | 153,191 | |||
| Liquidity as of June 30, 2024 | $ 5,607,184 |
(1) Represents outstanding principal, net of unamortized deferred financing costs, as of June 30, 2024 .
(2) Represents expected net proceeds from the future settlement o f 230 thousand shares of common stock under forward equity sales agreement s after underwriter
discounts.
Cash, cash equivalents, and restricted cash
As of June 30, 2024 and December 31, 2023 , we had $565.9 million and $660.8 million , respectively, of cash, cash
equivalents, and restricted cash. We expect existing cash, cash equivalents, and restricted cash, net cash provided by operating
activities, proceeds from real estate asset sales, sales of partial interests, strategic real estate joint ventures, non-real estate investment
sales, borrowings under our unsecured senior line of credit, issuances under our commercial paper program, issuances of unsecured
senior notes payable, borrowings under our secured construction loans, and issuances of common stock to continue to be sufficient to
fund our operating activities and cash commitments for investing and financing activities, such as regular quarterly dividends,
distributions to noncontrolling interests, scheduled debt repayments, acquisitions, and certain capital expenditures, including
expenditures related to construction activities.
Cash flows
We report and analyze our cash flows based on operating activities, investing activities, and financing activities. The following
table summarizes changes in our cash flows for the six months ended June 30, 2024 and 2023 (in thousands):
| Six Months Ended June 30, — 2024 | 2023 | Change | |
|---|---|---|---|
| Net cash provided by operating activities | $ 752,954 | $ 784,043 | $ (31,089) |
| Net cash used in investing activities | $ (1,468,479) | $ (1,434,101) | $ (34,378) |
| Net cash provided by financing activities | $ 620,460 | $ 752,558 | $ (132,098) |
Operating activities
Cash flows provided by operating activities are primarily dependent upon the occupancy level of our asset base, the rental
rates of our leases, the collectibility of rent and recovery of operating expenses from our tenants, the timing of completion of
development and redevelopment projects, and the timing of acquisitions and dispositions of operating properties. Net cash provided by
operating activities for the six months ended June 30, 2024 decreased by $31.1 million to $753.0 million , compared to $784.0 million for
the six months ended June 30, 2023 , primarily as a result of fluctuations in working capital due to timing differences.
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Investing activities
Cash used in investing activities for the six months ended June 30, 2024 and 2023 consisted of the following (in thousands):
| Six Months Ended June 30, — 2024 | 2023 | Increase (Decrease) | |
|---|---|---|---|
| Sources of cash from investing activities: | |||
| Proceeds from sales of real estate | $ 16,670 | $ 592,630 | $ (575,960) |
| Sales of and distributions from non-real estate investments | 86,008 | 109,335 | (23,327) |
| Change in escrow deposits | — | 13,663 | (13,663) |
| 102,678 | 715,628 | (612,950) | |
| Uses of cash for investing activities: | |||
| Purchases of real estate | 201,049 | 233,317 | (32,268) |
| Additions to real estate | 1,241,214 | 1,812,241 | (571,027) |
| Change in escrow deposits | 2,473 | — | 2,473 |
| Investments in unconsolidated real estate joint ventures | 3,713 | 332 | 3,381 |
| Additions to non-real estate investments | 122,708 | 103,839 | 18,869 |
| 1,571,157 | 2,149,729 | (578,572) | |
| Net cash used in investing activities | $ 1,468,479 | $ 1,434,101 | $ 34,378 |
The increase in net cash used in investing activities for the six months ended June 30, 2024 , compared to the six months
ended June 30, 2023 , was primarily due to a decrease in cash used for real estate purchases and additions, partially offset by lower
proceeds from sales of real estate. Refer to Note 3 – “Investments in real estate” to our unaudited consolidated financial statements in
Item 1 for additional information.
Financing activities
Cash flows provided by financing activities for the six months ended June 30, 2024 and 2023 consisted of the following
(in thousands):
| Six Months Ended June 30, — 2024 | 2023 | Change | |
|---|---|---|---|
| Borrowings under secured notes payable | $ 14,974 | $ 32,550 | $ (17,576) |
| Proceeds from issuance of unsecured senior notes payable | 998,806 | 996,205 | 2,601 |
| Borrowings under unsecured senior line of credit | — | 375,000 | (375,000) |
| Repayments of borrowings under unsecured senior line of credit | — | (375,000) | 375,000 |
| Proceeds from issuances under commercial paper program | 5,006,950 | 1,705,000 | 3,301,950 |
| Repayments of borrowings under commercial paper program | (4,906,950) | (1,705,000) | (3,201,950) |
| Payments of loan fees | (10,118) | (10,113) | (5) |
| Changes related to debt | 1,103,662 | 1,018,642 | 85,020 |
| Contributions from and sales of noncontrolling interests | 159,644 | 299,531 | (139,887) |
| Distributions to and purchases of noncontrolling interests | (171,871) | (134,617) | (37,254) |
| Dividends on common stock | (443,958) | (418,477) | (25,481) |
| Taxes paid related to net settlement of equity awards | (27,017) | (12,521) | (14,496) |
| Net cash provided by financing activities | $ 620,460 | $ 752,558 | $ (132,098) |
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Capital resources
We expect that our principal liquidity needs for the year ending December 31, 2024 will be satisfied by the following multiple
sources of capital, as shown in the table below. There can be no assurance that our sources and uses of capital will not be materially
higher or lower than these expectations.
| Key Sources and Uses of Capital (In millions) | 2024 Guidance | Certain Completed Items | |||
|---|---|---|---|---|---|
| Range | Midpoint | ||||
| Sources of capital: | |||||
| Incremental debt | $ 885 | $ 885 | $ 885 | See below | |
| Net cash provided by operating activities after dividends | 400 | 500 | 450 | ||
| Dispositions, sales of partial interests, and common equity (1) | 1,050 | 2,050 | 1,550 | (1) | |
| Total sources of capital | $ 2,335 | $ 3,435 | $ 2,885 | ||
| Uses of capital: | |||||
| Construction | $ 1,950 | $ 2,550 | $ 2,250 | ||
| Acquisitions | 250 | 750 | 500 | $ 202 | |
| Ground lease prepayment (2) | 135 | 135 | 135 | ||
| Total uses of capital | $ 2,335 | $ 3,435 | $ 2,885 | ||
| Incremental debt (included above): | |||||
| Issuance of unsecured senior notes payable (3) | $ 1,000 | $ 1,000 | $ 1,000 | $ 1,000 | (3) |
| Unsecured senior line of credit, commercial paper program, and other | (115) | (115) | (115) | ||
| Incremental debt | $ 885 | $ 885 | $ 885 |
(1) Refer to “Dispositions and sales of partial interests” in Item 2 for additional detail. We expect to continue pursuing our strategy to fund a significant portion of our capital
requirements for the year ending December 31, 2024 with dispositions and sales of partial interests in properties not integral to our mega campus strategy and are
actively pursuing several dispositions and partial interest sale opportunities. As of the date of this report, we completed dispositions aggregating $77.2 million , have
additional pending transactions subject to letters of intent or purchase and sale agreement negotiations aggregating $806.7 million , and entered into new forward equity
sales agreements aggregating $27.8 million , which, in aggregate, represents 59% of the $1.55 billion midpoin t of our guidance range.
(2) Refer to Note 16 – “Subsequent events” to our unaudited consolidated financial statements in Item 1 for additional information.
(3) Represents $1.0 billion of unsecured senior notes payable issued in February 2024. Subject to market conditions, we may seek additional opportunities in 2024 to fund
the repayment of our $600.0 million of 3.45% unsecured senior notes payable due on April 30, 2025 through issuance of additional unsecured senior notes payable,
which is not assumed in our current 2024 guidance.
The key assumptions behind the sources and uses of capital in the table above include a favorable real estate transaction and
capital market environments, performance of our core operating properties, lease-up and delivery of current and future development
and redevelopment projects, and leasing activity. Our expected sources and uses of capital are subject to a number of variables and
uncertainties, including those discussed as “Forward-looking statements” under Part I; “Item 1A. Risk factors”; and “Item 7.
Management’s discussion and analysis of financial condition and results of operations” of our annual report on Form 10-K for the year
ended December 31, 2023 ; as well as in “Item 1A. Risk factors” within “Part II – Other information” of this quarterly report on Form 10-
Q. We expect to update our forecast for key sources and uses of capital on a quarterly basis.
88
Sources of capital
Net cash provided by operating activities after dividends
We expect to retain $400 million to $500 million of net cash flows from operating activities after payment of common stock
dividends, and distributions to noncontrolling interests for the year ending December 31, 2024 . For purposes of this calculation,
changes in operating assets and liabilities are excluded as they represent timing differences. For the year ending December 31, 2024 ,
we expect our recently delivered projects, our highly pre-leased value-creation projects expected to be delivered, contributions from
Same Properties, and recently acquired income-producing properties to contribute increases in income from rentals, net operating
income, and cash flows. We anticipate contractual near-term growth in annual net operating income (cash basis) of $80 million related
to the commencement of contractual rents on the projects recently placed into service that are near the end of their initial free rent
period. Refer to “ Cash flows ” in Item 2 for a discussion of cash flows provided by operating activities for the six months ended
June 30, 2024 .
Debt
We expect to fund a portion of our capital needs for 2024 from issuances under our commercial paper program, issuances of
unsecured senior notes payable, borrowings under our unsecured senior line of credit, and borrowings under our secured construction
loan.
As of June 30, 2024 , our unsecured senior line of credit had aggregate commitments of $5.0 billion and bore an interest rate of
SOFR plus 0.855% . In addition to the cost of borrowing, the unsecured senior line of credit is subject to an annual facility fee of 0.145%
based on the aggregate commitments outstanding. Based upon our ability to achieve certain annual sustainability targets, the interest
rate and facility fee rate are also subject to upward or downward adjustments of up to four basis points with respect to the interest rate
and up to one basis point with respect to the facility fee rate.
Based on certain sustainability metrics achieved in accordance with the terms of our unsecured senior line of credit
agreement, the borrowing rate was reduced for a one-year period by two basis points to SOFR plus 0.855% , from SOFR plus 0.875% ,
and the facility fee was reduced by 0.5 basis point to 0.145% from 0.15% . As of June 30, 2024 , we had no outstanding balance on our
unsecured line of credit.
In July 2024, we executed an agreement with the lender group to amend and restate our unsecured senior line of credit to,
among other changes, extend the maturity date from January 22, 2028 to January 22, 2030 , including extension options that we control .
We expect that the amendment and restatement will become effective in September 2024 upon the satisfaction of certain conditions.
Our commercial paper program provides us with the ability to issue up to $2.5 billion of commercial paper note s with a maturity
of generally 30 days or less and with a maximum maturity of 397 days from the date of issuance . Our commercial paper program is
backed by our unsecured senior line of credit, and at all times we expect to retain a minimum undrawn amount of borrowing capacity
under our unsecured senior line of credit equal to any outstanding balance under our commercial paper program. We use borrowings
under the program to fund short-term capital needs. The notes issued under our commercial paper program are sold under customary
terms in the commercial paper market. They are typically issued at a discount to par, representing a yield to maturity dictated by market
conditions at the time of issuance. In the event we are unable to issue commercial paper notes or refinance outstanding commercial
paper notes under terms equal to or more favorable than those under the unsecured senior line of credit, we expect to borrow under the
unsecured senior line of credit. The commercial paper notes sold during the six months ended June 30, 2024 were issued at a
weighted-average yield to maturity o f 5.59% . As of June 30, 2024 , we had an outstanding balance of $199.6 million under our
commercial paper program with a weighted-average interest rate of 5.57% .
In February 2024, we issued $1.0 billion of unsecured senior notes payable with a weighted-average interest rate of 5.48%
and a weighted-average maturity of 23.1 years . The unsecured senior notes consisted o f $400.0 million of 5.25% unsecured senior
notes due 2036 and $600.0 million of 5.625% unsecured senior notes due 2054 .
89
The following table presents our average debt outstanding and weighted-average interest rates during the three and six
months ended June 30, 2024 (dollars in thousands):
| Average Debt Outstanding — June 30, 2024 | Weighted-Average Interest Rate — June 30, 2024 | |||
|---|---|---|---|---|
| Three Months Ended | Six Months Ended | Three Months Ended | Six Months Ended | |
| Long-term fixed-rate debt | $ 12,171,633 | $ 11,927,318 | 3.79% | 3.75% |
| Short-term variable-rate unsecured senior line of credit and commercial paper program debt | 335,917 | 433,681 | 5.56 | 5.61 |
| Blended average interest rate | 12,507,550 | 12,360,999 | 3.84 | 3.82 |
| Loan fee amortization and annual facility fee related to unsecured senior line of credit | N/A | N/A | 0.12 | 0.12 |
| Total/weighted average | $ 12,507,550 | $ 12,360,999 | 3.96% | 3.94% |
Real estate dispositions, sales of partial interests, and issuances of common equity
We expect to continue to focus on the disciplined execution of select sales of real estate. Future sales will provide an important
source of capital to fund a portion of pending and recently completed acquisitions and our highly leased value-creation development
and redevelopment projects, and also provide significant capital for growth. In addition, we may also consider additional sales of partial
interests in core Class A/A+ properties and/or development projects. For the year ending December 31, 2024 , we expect real estate
dispositions, sales of partial interests, and issuances of common equity to range from $1.1 billion t o $2.1 billion . The amount of asset
sales necessary to meet our forecasted sources of capital will vary depending upon the amount of EBITDA associated with the assets
sold.
Refer to Note 3 – “Investments in real estate,” Note 4 – “Consolidated and unconsolidated real estate joint ventures,” and
Note 13 – “Stockholders’ equity” to our unaudited consolidated financial statements in Item 1 and to “Dispositions and sales of partial
interests” in Item 2 for additional information on our real estate dispositions and sales of partial interests.
As a REIT, we are generally subject to a 100% tax on the net income from real estate asset sales that the IRS characterizes as
“prohibited transactions.” We do not expect our sales will be categorized as prohibited transactions. However, unless we meet certain
“safe harbor” requirements, whether a real estate asset sale is a “prohibited transaction” will be based on the facts and circumstances
of the sale. Our real estate asset sales may not always meet such “safe harbor” requirements. Refer to “Item 1A. Risk factors” of our
annual report on Form 10-K for the year ended December 31, 2023 for additional information about the “prohibited transaction” tax.
Common equity transactions
During the three months ended June 30, 2024 , we entered into new forward equity sales agreements aggregating
$27.8 million to sell 230 thousand shares of common stock under our ATM program at an average price of $122.32 (before underwriting
discounts) . We expect to settle these forward equity sales agreements in 2024. As of June 30, 2024 , the remaining aggregate amount
available under our ATM program for future sales of common stock was $1.47 billion .
Other sources
As a well-known seasoned issuer, we may, from time to time, issue securities at our discretion based on our needs and market
conditions, including, as necessary, to balance our use of incremental debt capital.
Additionally, we, together with joint venture partners, hold interests in real estate joint ventures that we consolidate in our
financial statements. These existing joint ventures provide significant equity capital to fund a portion of our future construction spend,
and our joint venture partners may also contribute equity into these entities for financing-related activities. F rom July 1, 2024 through
December 31, 2027 , we expect to receive capital contributions aggregating $1.1 billion from existing consolidated real estate joint
venture partners to fund construction. During the year ending December 31, 2024 , contributions from noncontrolling interests from
existing joint venture partners are expected to aggregate $430.0 million .
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Uses of capital
Summary of capital expenditures
One of our primary uses of capital relates to the development, redevelopment, pre-construction, and construction of properties.
We currently have projects in our value-creation pipeline aggregating 5.3 million RSF of Class A/A+ properties undergoing construction
and one committed near-term project expected to commence construction in the next two years , and 2.4 million RSF of priority
anticipated development and redevelopment projects . We incur capitalized construction costs related to development, redevelopment,
pre-construction, and other construction activities. We also incur additional capitalized project costs, including interest, property taxes,
insurance, and other costs directly related and essential to the development, redevelopment, pre-construction, or construction of a
project, during periods when activities necessary to prepare an asset for its intended use are in progress. Refer to “New Class A/A+
development and redevelopment properties: current projects” and “ Summary of capital expenditures ” in Item 2 for more information on
our capital expenditures.
We capitalize interest cost as a cost of the project only during the period in which activities necessary to prepare an asset for
its intended use are ongoing, provided that expenditures for the asset have been made and interest cost has been incurred. Capitalized
interest for the six months ended June 30, 2024 and 2023 of $162.9 million and $178.7 million , respectively, was classified in
investments in real estate in our consolidated balance sheets. The decrease in capitalized interest was related to a lower weighted-
average capitalized cost basis of $8.0 billion for the six months ended June 30, 2024 , as compared to $9.4 billion for the six months
ended June 30, 2023 , partially offset by an increase in weighted-average interest rate used to capitalize interest to 3.94% for the six
months ended June 30, 2024 from 3.73% for the six months ended June 30, 2023 .
Property taxes, insurance on real estate, and indirect project costs, such as construction, administration, legal fees, and office
costs that clearly relate to projects under development or construction, are capitalized as incurred during the period an asset is
undergoing activities to prepare it for its intended use. We capitalized payroll and other indirect costs related to development,
redevelopment, pre-construction, and construction projects, aggregating $52.1 million and $50.3 million , and property taxes, insurance
on real estate, and indirect project costs aggregating $63.0 million and $63.0 million during the six months ended June 30, 2024 and
2023 , respectively.
Our capitalized costs for the six months ended June 30, 2024 , compared to the same period in 2023 , were consistent primarily
due to relative consistency in the size of our value-creation pipeline during these periods. Pre-construction activities include
entitlements, permitting, design, site work, and other activities preceding commencement of construction of aboveground building
improvements. The advancement of pre-construction efforts is focused on reducing the time required to deliver projects to prospective
tenants. These critical activities add significant value for future ground-up development and are required for the vertical construction of
buildings. Should we cease activities necessary to prepare an asset for its intended use, the interest, taxes, insurance, and certain
other direct and indirect project costs related to the asset would be expensed as incurred. Expenditures for repairs and maintenance
are expensed as incurred.
Fluctuations in our development, redevelopment, and construction activities could result in significant changes to total
expenses and net income. For example, had we experienced a 10% reduction in development, redevelopment, and construction
activities without a corresponding decrease in indirect project costs, including interest and payroll, total expenses would have increased
by approximately $27.8 million for the six months ended June 30, 2024 .
We use third-party brokers to assist in our leasing activity, who are paid on a contingent basis upon successful leasing. We are
required to capitalize initial direct costs related to successful leasing transactions that result directly from and are essential to the lease
transaction and would not have been incurred had that lease transaction not been successfully executed. During the six months ended
June 30, 2024 , we capitalized total initial direct leasing costs of $47.0 million . Costs that we incur to negotiate or arrange a lease
regardless of its outcome, such as fixed employee compensation, tax, or legal advice to negotiate lease terms, and other costs, are
expensed as incurred.
Acquisitions
During the six months ended June 30, 2024 , the purchase price of our completed acquisitions aggregated $201.8 million . As of
June 30, 2024 , the total purchase price of our pending acquisitions under executed letters of intent or purchase and sale agreements
that are expected to be completed in 2024 aggregated $47.6 million . For the year ending December 31, 2024 , we expect real estate
acquisitions to range from $250 million to $750 million .
Refer to “ Acquisitions ” in Note 3 – “Investments in real estate” and to Note 4 – “Consolidated and unconsolidated real estate
joint ventures” to our unaudited consolidated financial statements in Item 1, and “ Acquisitions ” in Item 2 for information on our
acquisitions.
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Dividends
During the six months ended June 30, 2024 and 2023 , we paid common stock dividends of $444.0 million and $418.5 million ,
respectively. The increase of $25.5 million in dividends paid on our common stock during the six months ended June 30, 2024 ,
compared to the six months ended June 30, 2023 , was primarily due to an increase in the number of common shares outstanding
subsequent to January 1, 2023 as a result of settled forward equity sales agreements, and an increase in the related dividends paid to
$2.54 per common share during the six months ended June 30, 2024 from $2.42 per common share during the six months ended June
30, 2023 .
Secured notes payable
Secured notes payable as of June 30, 2024 consisted of three notes secured by two properties . Our secured notes payable
typically require monthly payments of principal and interest and had a weighted-average interest rate of approximately 8.13% . As of
June 30, 2024 , the total book value of our investments in real estate securing debt was approximately $356.9 million . As of June 30,
2024 , our secured notes payable, including unamortized discounts and deferred financing costs, comprised approximately
$619 thousand and $134.3 million of fixed-rate debt and unhedged variable-rate debt, respectively.
As of June 30, 2024 , our unconsolidated real estate joint venture, in which we hold a 10% ownership interest, located at 1655
and 1725 Third Street in our Mission Bay submarket, has a $600.0 million secured loan outstanding maturing on March 10, 2025 . The
unconsolidated real estate joint venture is early in the process of working with prospective lenders to refinance this debt. In the event
that all or a portion of the debt cannot be refinanced, we may consider contributing additional equity into this unconsolidated real estate
joint venture .
Unsecured senior notes payable and unsecured senior line of credit
The requirements of, and our actual performance with respect to, the key financial covenants under our unsecured senior
notes payable as of June 30, 2024 were as follows:
| Covenant Ratios (1) | Requirement | June 30, 2024 |
|---|---|---|
| Total Debt to Total Assets | Less than or equal to 60% | 30% |
| Secured Debt to Total Assets | Less than or equal to 40% | 0.3% |
| Consolidated EBITDA (2) to Interest Expense | Greater than or equal to 1.5x | 13.2x |
| Unencumbered Total Asset Value to Unsecured Debt | Greater than or equal to 150% | 328% |
(1) All covenant ratio titles utilize terms as defined in the respective debt agreements.
(2) The calculation of consolidated EBITDA is based on the definitions contained in our loan agreements and is not directly comparable to the computation of EBITDA as
described in Exchange Act Release No. 47226.
In addition, the terms of the indentures, among other things, limit the ability of the Company, Alexandria Real Estate Equities,
L.P., and the Company’s subsidiaries to (i) consummate a merger, or consolidate or sell all or substantially all of the Company’s assets,
and (ii) incur certain secured or unsecured indebtedness.
The requirements of, and our actual performance with respect to, the key financial covenants under our unsecured senior line
of credit as of June 30, 2024 were as follows:
| Covenant Ratios (1) | Requirement | June 30, 2024 |
|---|---|---|
| Leverage Ratio | Less than or equal to 60.0% | 29.2% |
| Secured Debt Ratio | Less than or equal to 45.0% | 0.2% |
| Fixed-Charge Coverage Ratio | Greater than or equal to 1.50x | 4.01x |
| Unsecured Interest Coverage Ratio | Greater than or equal to 1.75x | 15.84x |
(1) All covenant ratio titles utilize terms as defined in the credit agreement.
Estimated interest payments
Estimated interest payments on our fixed-rate debt are calculated based upon contractual interest rates, including interest
payment dates and scheduled maturity dates. As of June 30, 2024 , 97.3% of our debt was fixed-rate deb t. For additional information
regarding our debt, refer to Note 10 – “Secured and unsecured senior debt” to our unaudited consolidated financial statements in
Item 1.
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Ground lease obligations
Ground lease obligations as of June 30, 2024 included leases for 36 of our properties and accounted for approximately 9% of
our total number of properties.
Among these 36 properties, 17 properties are subject to ground leases with a weighted-average remaining lease term of
42 years, including extension options that we are reasonably certain to exercise. These leases are with a single lessor in our Greater
Stanford submarket, with whom we have extended three ground leases over the past 10 years.
Our remaining 19 properties subject to ground leases are located across multiple submarkets and have remaining lease terms
ranging from approximately 41 to 98 years. The weighted-average remaining lease term of these ground leases is 69 years, including
extension options that we are reasonably certain to exercise.
In many cases, we seek to extend our ground leases well ahead of their scheduled contractual expirations. If we are
successful in extending ground leases, we could see significant up-front or increased recurring future payments to the ground lessor
and/or increased ground lease expense, which may require us to increase our capital funding needs.
Operating lease agreements
As of June 30, 2024 , the remaining contractual payments under ground and office lease agreements in which we are the
lessee aggregated $811.0 million and $26.1 million , respectively. We are required to recognize a right-of-use asset and a related liability
to account for our future obligations under operating lease arrangements in which we are the lessee. The operating lease liability is
measured based on the present value of the remaining lease payments, including payments during the term under our extension
options that we are reasonably certain to exercise. The right-of-use asset is equal to the corresponding operating lease liability, adjusted
for the initial direct leasing cost and any other consideration exchanged with the landlord prior to the commencement of the lease, as
well as adjustments to reflect favorable or unfavorable terms of an acquired lease when compared with market terms at the time of
acquisition. As of June 30, 2024 , the present value of the remaining contractual payments aggregating $837.1 million under our
operating lease agreements, including our extension options that we are reasonably certain to exercise, was $379.2 million , which was
classified in accounts payable, accrued expenses, and other liabilities in our consolidated balance sheets. As of June 30, 2024 , the
weighted-average remaining lease term of operating leases in which we are the lessee was approximately 41 years , including extension
options that we are reasonably certain to exercise, and the weighted-average discount rate was 4.6% . Our corresponding operating
lease right-of-use assets, adjusted for initial direct leasing costs and other consideration exchanged with the landlord prior to the
commencement of the lease, aggregated $510.1 million . We classify the right-of-use asset in other assets in our consolidated balance
sheets. Refer to “ Lease accounting ” in Note 2 – “Summary of significant accounting policies” to our unaudited consolidated financial
statements in Item 1 for additional information.
In July 2024, we executed an amendment to our existing ground lease agreement at the Alexandria Technology Square ® mega
campus aggregating 1.2 million RSF in our Cambridge submarket to extend the term by 24 years from January 1, 2065 to
December 31, 2088 . The amendment requires that we prepay our entire rent obligation for the extended lease term aggregating $270.0
million in two equal installments during the fourth quarter of 2024 and the first quarter of 2025. This amount will be amortized on a
straight-line basis over the remaining lease term from July 2024 through December 2088, and the amended operating lease will result
in an incremental annual rent expense of approximately $3.6 million .
Alexandria Technology Square ® is a foundational mega campus in the heart of the global life science ecosystem in Cambridge
and is the Greater Boston base of operations of key strategic tenants such as Novartis AG, GlaxoSmithKline plc, Massachusetts
Institute of Technology, and Mass General Brigham. Securing this ground lease through December 2088 significantly enhances the
long-term value of our investment in this critical mega campus.
Commitments
As of June 30, 2024 , remaining aggregate costs under contract for the construction of properties undergoing development,
redevelopment, and improvements under the terms of leases approximated $1.5 billion . In addition, we may be required to incur
construction costs associated with future development projects aggregating 643,331 RSF pursuant to an agreement whereby our
counterparty may elect to execute future lease agreements on mutually agreeable terms. We expect payments for these obligations to
occur over one to three years, subject to capital planning adjustments from time to time. We may have the ability to cease the
construction of certain projects, which would result in the reduction of our commitments.
As of June 30, 2024 , the purchase price of pending acquisitions expected to be completed in 2024, which are under executed
letters of intent or purchase and sale agreements, aggregated $47.6 million . In addition, we have letters of credit and performance
obligations aggregating $29.5 million primarily related to our development and redevelopment projects.
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We are committed to funding approximately $432.3 million related to our non-real estate investments. These funding
commitments are primarily associated with our investments in privately held entities that report NAV and expire at various dates over
the next 12 years , with a weighted-average expiration of 8.3 years as of June 30, 2024 .
Exposure to environmental liabilities
In connection with the acquisition of all of our properties, we have obtained Phase I environmental assessments to ascertain
the existence of any environmental liabilities or other issues. The Phase I environmental assessments of our properties have not
revealed any environmental liabilities that we believe would have a material adverse effect on our financial condition or results of
operations taken as a whole, nor are we aware of any material environmental liabilities that have occurred since the Phase I
environmental assessments were completed. In addition, we carry a policy of pollution legal liability insurance covering exposure to
certain environmental losses at substantially all of our properties.
Foreign currency translation gains and losses
The following table presents the change in accumulated other comprehensive loss attributable to Alexandria Real Estate
Equities, Inc.’s stockholders during the six months ended June 30, 2024 primarily due to the changes in the foreign exchange rates for
our real estate investments in Canada (in thousands). We reclassify unrealized foreign currency translation gains and losses into net
income as we dispose of these holdings.
| Total | |
|---|---|
| Balance as of December 31, 2023 | $ (15,896) |
| Other comprehensive loss before reclassifications | (11,814) |
| Net other comprehensive loss | (11,814) |
| Balance as of June 30, 2024 | $ (27,710) |
Inflation
As of June 30, 2024 , approximately 94% of our leases (on an annual rental revenue basis) were triple net leases, which
require tenants to pay substantially all real estate taxes, insurance, utilities, repairs and maintenance, common area expenses, and
other operating expenses (including increases thereto) in addition to base rent. Approximately 96% of our leases (on an annual rental
revenue basis) contained effective annual rent escalations that were either fixed (generally ranging from 3.0% to 3.5% ) or indexed
based on a consumer price index or other indices. Accordingly, we do not believe that our cash flows or earnings from real estate
operations are subject to significant risks from inflation. A period of inflation, however, could cause an increase in the cost of our
variable-rate borrowings, including borrowings under our unsecured senior line of credit and commercial paper program, issuances of
unsecured senior notes payable, and borrowings under our secured construction loans, and secured loans held by our unconsolidated
real estate joint ventures.
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Issuer and guarantor subsidiary summarized financial information
Alexandria Real Estate Equities, Inc. (the “Issuer”) has sold certain debt securities registered under the Securities Act of 1933,
as amended, that are fully and unconditionally guaranteed by Alexandria Real Estate Equities, L.P. (the “LP” or the “Guarantor
Subsidiary”), an indirectly 100% owned subsidiary of the Issuer. The Issuer’s other subsidiaries, including, but not limited to, the
subsidiaries that own substantially all of its real estate (collectively, the “Combined Non-Guarantor Subsidiaries”), will not provide a
guarantee of such securities, including the subsidiaries that are partially or 100% owned by the LP. The following summarized financial
information presents, on a combined basis, balance sheet information as of June 30, 2024 and December 31, 2023 , and results of
operations and comprehensive income for the six months ended June 30, 2024 and year ended December 31, 2023 for the Issuer and
the Guarantor Subsidiary. The information presented below excludes eliminations necessary to arrive at the information on a
consolidated basis. In presenting the summarized financial statements, the equity method of accounting has been applied to (i) the
Issuer’s interests in the Guarantor Subsidiary, (ii) the Guarantor Subsidiary’s interests in the Combined Non-Guarantor Subsidiaries,
and (iii) the Combined Non-Guarantor Subsidiaries’ interests in the Guarantor Subsidiary, where applicable, even though all such
subsidiaries meet the requirements to be consolidated under GAAP. All assets and liabilities have been allocated to the Issuer and the
Guarantor Subsidiary generally based on legal entity ownership.
The following tables present combined summarized financial information as of June 30, 2024 and December 31, 2023 and for
the six months ended June 30, 2024 and year ended December 31, 2023 for the Issuer and Guarantor Subsidiary. Amounts provided
do not represent our total consolidated amounts (in thousands):
| June 30, 2024 | December 31, 2023 | |
|---|---|---|
| Assets: | ||
| Cash, cash equivalents, and restricted cash | $ 181,951 | $ 210,755 |
| Other assets | 123,797 | 115,373 |
| Total assets | $ 305,748 | $ 326,128 |
| Liabilities: | ||
| Unsecured senior notes payable | $ 12,089,561 | $ 11,096,028 |
| Unsecured senior line of credit and commercial paper | 199,552 | 99,952 |
| Other liabilities | 531,118 | 504,659 |
| Total liabilities | $ 12,820,231 | $ 11,700,639 |
| Six Months Ended June 30, 2024 | Year Ended December 31, 2023 | |
|---|---|---|
| Total revenues | $ 30,900 | $ 54,230 |
| Total expenses | (176,987) | (273,990) |
| Net loss | (146,087) | (219,760) |
| Net income attributable to unvested restricted stock awards | (7,444) | (11,195) |
| Net loss attributable to Alexandria Real Estate Equities, Inc.’s common stockholders | $ (153,531) | $ (230,955) |
As of June 30, 2024 , 393 of our 408 properties were held indirectly by the REIT’s wholly owned consolidated subsidiary,
Alexandria Real Estate Equities, L.P.
Critical accounting estimates
Refer to our annual report on Form 10-K for the year ended December 31, 2023 for a discussion of our critical accounting
estimates related to recognition of real estate acquired, impairment of long-lived assets, impairment of non-real estate investments, and
monitoring of tenant credit quality.
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Definitions and reconciliations
This section contains additional information on certain non-GAAP financial measures, including reconciliations to the most
directly comparable financial measure calculated and presented in accordance with GAAP and the reasons why we use these
supplemental measures of performance and believe they provide useful information to investors, as well as the definitions of other
terms used in this report.
Funds from operations and funds from operations, as adjusted, attributable to Alexandria Real Estate Equities, Inc.’s common
stockholders
GAAP-basis accounting for real estate assets utilizes historical cost accounting and assumes that real estate values diminish
over time. In an effort to overcome the difference between real estate values and historical cost accounting for real estate assets, the
Nareit Board of Governors established funds from operations as an improved measurement tool. Since its introduction, funds from
operations has become a widely used non-GAAP financial measure among equity REITs. We believe that funds from operations is
helpful to investors as an additional measure of the performance of an equity REIT. Moreover, we believe that funds from operations, as
adjusted, allows investors to compare our performance to the performance of other real estate companies on a consistent basis, without
having to account for differences recognized because of real estate acquisition and disposition decisions, financing decisions, capital
structure, capital market transactions, variances resulting from the volatility of market conditions outside of our control, or other
corporate activities that may not be representative of the operating performance of our properties.
The 2018 White Paper published by the Nareit Board of Governors (the “Nareit White Paper”) defines funds from operations as
net income (computed in accordance with GAAP), excluding gains or losses on sales of real estate, and impairments of real estate, plus
depreciation and amortization of operating real estate assets, and after adjustments for our share of consolidated and unconsolidated
partnerships and real estate joint ventures. Impairments represent the write-down of assets when fair value over the recoverability
period is less than the carrying value due to changes in general market conditions and do not necessarily reflect the operating
performance of the properties during the corresponding period.
We compute funds from operations, as adjusted, as funds from operations calculated in accordance with the Nareit White
Paper, excluding significant gains, losses, and impairments realized on non-real estate investments, unrealized gains or losses on non-
real estate investments, impairment of real estate primarily consisting of pre-acquisition costs incurred in connection with acquisitions
we decided to no longer pursue, gains or losses on early extinguishment of debt, significant termination fees, acceleration of stock
compensation expense due to the resignations of executive officers, deal costs, the income tax effect related to such items, and the
amount of such items that is allocable to our unvested restricted stock awards. We compute the amount that is allocable to our
unvested restricted stock awards using the two-class method. Under the two-class method, we allocate net income (after amounts
attributable to noncontrolling interests) to common stockholders and to unvested restricted stock awards by applying the respective
weighted-average shares outstanding during each quarter-to-date and year-to-date period. This may result in a difference of the
summation of the quarter-to-date and year-to-date amounts. Neither funds from operations nor funds from operations, as adjusted,
should be considered as alternatives to net income (determined in accordance with GAAP) as indications of financial performance, or to
cash flows from operating activities (determined in accordance with GAAP) as measures of liquidity, nor are they indicative of the
availability of funds for our cash needs, including our ability to make distributions.
The following table reconciles net income to funds from operations for the share of consolidated real estate joint ventures
attributable to noncontrolling interests and our share of unconsolidated real estate joint ventures for the three and six months ended
June 30, 2024 (in thousands):
| Noncontrolling Interest Share of Consolidated Real Estate Joint Ventures — June 30, 2024 | Our Share of Unconsolidated Real Estate Joint Ventures — June 30, 2024 | |||
|---|---|---|---|---|
| Three Months Ended | Six Months Ended | Three Months Ended | Six Months Ended | |
| Net income | $ 47,347 | $ 95,978 | $ 130 | $ 285 |
| Depreciation and amortization of real estate assets | 31,364 | 62,268 | 1,068 | 2,102 |
| Funds from operations | $ 78,711 | $ 158,246 | $ 1,198 | $ 2,387 |
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The following tables present a reconciliation of net income attributable to Alexandria Real Estate Equities, Inc.’s common
stockholders, the most directly comparable financial measure presented in accordance with GAAP, including our share of amounts from
consolidated and unconsolidated real estate joint ventures, to funds from operations attributable to Alexandria Real Estate Equities,
Inc.’s common stockholders – diluted, and funds from operations attributable to Alexandria Real Estate Equities, Inc.’s common
stockholders – diluted, as adjusted, and the related per share amounts for the three and six months ended June 30, 2024 and 2023 (in
thousands, except per share amounts). Per share amounts may not add due to rounding.
| Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | ||
|---|---|---|---|---|---|
| Net income attributable to Alexandria Real Estate Equities, Inc.’s common stockholders – basic and diluted | $ 42,917 | $ 87,260 | $ 209,803 | $ 162,516 | |
| Depreciation and amortization of real estate assets | 288,118 | 270,026 | 573,068 | 532,150 | |
| Noncontrolling share of depreciation and amortization from consolidated real estate JVs | (31,364) | (28,220) | (62,268) | (56,398) | |
| Our share of depreciation and amortization from unconsolidated real estate JVs | 1,068 | 855 | 2,102 | 1,714 | |
| Gain on sales of real estate | — | (214,810) | (392) | (214,810) | |
| Impairment of real estate – rental properties and land | 2,182 | 166,602 | 2,182 | 166,602 | |
| Allocation to unvested restricted stock awards | (1,305) | (872) | (4,736) | (2,220) | |
| Funds from operations attributable to Alexandria Real Estate Equities, Inc.’s common stockholders – diluted (1) | 301,616 | 280,841 | 719,759 | 589,554 | |
| Unrealized losses on non-real estate investments | 64,238 | 77,897 | 35,080 | 143,752 | |
| Impairment of non-real estate investments | 12,788 | (2) | 22,953 | 27,486 | 22,953 |
| Impairment of real estate | 28,581 | (3) | 1,973 | 28,581 | 1,973 |
| Allocation to unvested restricted stock awards | (1,738) | (1,285) | (1,528) | (2,164) | |
| Funds from operations attributable to Alexandria Real Estate Equities, Inc.’s common stockholders – diluted, as adjusted | $ 405,485 | $ 382,379 | $ 809,378 | $ 756,068 |
(1) Calculated in accordance with standards established by the Nareit Board of Governors.
(2) Related to non-real estate investments in privately held entities that do not report NAV. Refer to Note 7 – “Investments” to our unaudited consolidated financial
statements in Item 1 for additional information.
(3) Refer to “Sales of real estate assets and impairment charges” in Note 3 – “Investments in real estate” to our unaudited consolidated financial statements in Item 1 for
additional information.
| (Per share) | Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 |
|---|---|---|---|---|
| Net income per share attributable to Alexandria Real Estate Equities, Inc.’s common stockholders – diluted | $ 0.25 | $ 0.51 | $ 1.22 | $ 0.95 |
| Depreciation and amortization of real estate assets | 1.50 | 1.42 | 2.98 | 2.80 |
| Gain on sales of real estate | — | (1.26) | — | (1.26) |
| Impairment of real estate – rental properties and land | 0.01 | 0.98 | 0.01 | 0.98 |
| Allocation to unvested restricted stock awards | (0.01) | (0.01) | (0.02) | (0.02) |
| Funds from operations per share attributable to Alexandria Real Estate Equities, Inc.’s common stockholders – diluted | 1.75 | 1.64 | 4.19 | 3.45 |
| Unrealized losses on non-real estate investments | 0.37 | 0.46 | 0.20 | 0.84 |
| Impairment of non-real estate investments | 0.08 | 0.13 | 0.16 | 0.13 |
| Impairment of real estate | 0.17 | 0.02 | 0.17 | 0.02 |
| Allocation to unvested restricted stock awards | (0.01) | (0.01) | (0.01) | (0.01) |
| Funds from operations per share attributable to Alexandria Real Estate Equities, Inc.’s common stockholders – diluted, as adjusted | $ 2.36 | $ 2.24 | $ 4.71 | $ 4.43 |
| Weighted-average shares of common stock outstanding – diluted (1) | 172,013 | 170,864 | 171,981 | 170,824 |
(1) Refer to “ Weighted-average shares of common stock outstanding – diluted ” in this section for additional information.
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Adjusted EBITDA and Adjusted EBITDA margin
We use Adjusted EBITDA as a supplemental performance measure of our operations, for financial and operational decision-
making, and as a supplemental means of evaluating period-to-period comparisons on a consistent basis. Adjusted EBITDA is calculated
as earnings before interest, taxes, depreciation, and amortization (“EBITDA”), excluding stock compensation expense, gains or losses
on early extinguishment of debt, gains or losses on sales of real estate, impairments of real estate, and significant termination fees.
Adjusted EBITDA also excludes unrealized gains or losses and significant realized gains or losses and impairments that result from our
non-real estate investments. These non-real estate investment amounts are classified in our consolidated statements of operations
outside of total revenues.
We believe Adjusted EBITDA provides investors with relevant and useful information as it allows investors to evaluate the
operating performance of our business activities without having to account for differences recognized because of investing and
financing decisions related to our real estate and non-real estate investments, our capital structure, capital market transactions, and
variances resulting from the volatility of market conditions outside of our control. For example, we exclude gains or losses on the early
extinguishment of debt to allow investors to measure our performance independent of our indebtedness and capital structure. We
believe that adjusting for the effects of impairments and gains or losses on sales of real estate, significant impairments and realized
gains or losses on non-real estate investments, and significant termination fees allows investors to evaluate performance from period to
period on a consistent basis without having to account for differences recognized because of investing and financing decisions related
to our real estate and non-real estate investments or other corporate activities that may not be representative of the operating
performance of our properties.
In addition, we believe that excluding charges related to stock compensation and unrealized gains or losses facilitates for
investors a comparison of our business activities across periods without the volatility resulting from market forces outside of our control.
Adjusted EBITDA has limitations as a measure of our performance. Adjusted EBITDA does not reflect our historical expenditures or
future requirements for capital expenditures or contractual commitments. While Adjusted EBITDA is a relevant measure of performance,
it does not represent net income (loss) or cash flows from operations calculated and presented in accordance with GAAP, and it should
not be considered as an alternative to those indicators in evaluating performance or liquidity.
In order to calculate the Adjusted EBITDA margin, we divide Adjusted EBITDA by total revenues as presented in our
consolidated statements of operations. We believe that this supplemental performance measure provides investors with additional
useful information regarding the profitability of our operating activities.
We are not able to forecast fourth quarter net income without unreasonable effort and therefore do not provide a reconciliation
for Adjusted EBITDA on a forward-looking basis. This is due to the inherent difficulty of forecasting the timing and/or amount of items
that depend on market conditions outside of our control, including the timing of dispositions, capital events, and financing decisions, as
well as quarterly components such as gain on sales of real estate, unrealized gains or losses on non-real estate investments,
impairment of real estate, and impairment of non-real estate investments. Our attempt to predict these amounts may produce significant
but inaccurate estimates, which would be potentially misleading for our investors.
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The following table reconciles net income (loss), the most directly comparable financial measure calculated and presented in
accordance with GAAP, to Adjusted EBITDA and calculates the Adjusted EBITDA margin for the three and six months ended June 30,
2024 and 2023 (dollars in thousands):
| Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | |
|---|---|---|---|---|
| Net income | $ 94,049 | $ 133,705 | $ 313,225 | $ 255,398 |
| Interest expense | 45,789 | 17,072 | 86,629 | 30,826 |
| Income taxes | 1,182 | 2,251 | 2,946 | 3,382 |
| Depreciation and amortization | 290,720 | 273,555 | 578,274 | 538,857 |
| Stock compensation expense | 14,507 | 15,492 | 31,632 | 31,978 |
| Gain on sales of real estate | — | (214,810) | (392) | (214,810) |
| Unrealized losses on non-real estate investments | 64,238 | 77,897 | 35,080 | 143,752 |
| Impairment of real estate | 30,763 | 168,575 | 30,763 | 168,575 |
| Impairment of non-real estate investments | 12,788 | 22,953 | 27,486 | 22,953 |
| Adjusted EBITDA | $ 554,036 | $ 496,690 | $ 1,105,643 | $ 980,911 |
| Total revenues | $ 766,734 | $ 713,900 | $ 1,535,842 | $ 1,414,695 |
| Adjusted EBITDA margin | 72% | 70% | 72% | 69% |
Annual rental revenue
Annual rental revenue represents the annualized fixed base rental obligations, calculated in accordance with GAAP, for leases
in effect as of the end of the period, related to our operating RSF. Annual rental revenue is presented using 100% of the annual rental
revenue from our consolidated properties and our share of annual rental revenue for our unconsolidated real estate joint ventures.
Annual rental revenue per RSF is computed by dividing annual rental revenue by the sum of 100% of the RSF of our consolidated
properties and our share of the RSF of properties held in unconsolidated real estate joint ventures. As of June 30, 2024 , approximately
94% of our leases (on an annual rental revenue basis) were triple net leases, which require tenants to pay substantially all real estate
taxes, insurance, utilities, repairs and maintenance, common area expenses, and other operating expenses (including increases
thereto) in addition to base rent. Annual rental revenue excludes these operating expenses recovered from our tenants. Amounts
recovered from our tenants related to these operating expenses, along with base rent, are classified in income from rentals in our
consolidated statements of operations.
Capitalization rates
Capitalization rates are calculated based on net operating income and net operating income (cash basis) annualized,
excluding lease termination fees, on stabilized operating assets for the quarter preceding the date on which the property is sold, or
near-term prospective net operating income.
Capitalized interest
We capitalize interest cost as a cost of a project during periods for which activities necessary to develop, redevelop, or
reposition a project for its intended use are ongoing, provided that expenditures for the asset have been made and interest cost has
been incurred. Activities necessary to develop, redevelop, or reposition a project include pre-construction activities such as
entitlements, permitting, design, site work, and other activities preceding commencement of construction of aboveground building
improvements. The advancement of pre-construction efforts is focused on reducing the time required to deliver projects to prospective
tenants. These critical activities add significant value for future ground-up development and are required for the vertical construction of
buildings. If we cease activities necessary to prepare a project for its intended use, interest costs related to such project are expensed
as incurred.
Cash interest
Cash interest is equal to interest expense calculated in accordance with GAAP plus capitalized interest, less amortization of
loan fees and debt premiums (discounts). Refer to “ Fixed-charge coverage ratio ” in this section for a reconciliation of interest expense,
the most directly comparable financial measure calculated and presented in accordance with GAAP, to cash interest.
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Class A/A+ properties and AAA locations
Class A/A+ properties are properties clustered in AAA locations that provide innovative tenants with highly dynamic and
collaborative environments that enhance their ability to successfully recruit and retain world-class talent and inspire productivity,
efficiency, creativity, and success. Class A/A+ properties generally command higher annual rental rates than other classes of similar
properties. AAA locations are in close proximity to concentrations of specialized skills, knowledge, institutions, and related businesses.
Development, redevelopment, and pre-construction
A key component of our business model is our disciplined allocation of capital to the development and redevelopment of new
Class A/A+ properties, and property enhancements identified during the underwriting of certain acquired properties, located in
collaborative life science mega campuses in AAA innovation clusters. These projects are generally focused on providing high-quality,
generic, and reusable spaces that meet the real estate requirements of a wide range of tenants. Upon completion, each value-creation
project is expected to generate increases in rental income, net operating income, and cash flows. Our development and redevelopment
projects are generally in locations that are highly desirable to high-quality entities, which we believe results in higher occupancy levels,
longer lease terms, higher rental income, higher returns, and greater long-term asset value.
Development projects generally consist of the ground-up development of generic and reusable laboratory facilities.
Redevelopment projects consist of the permanent change in use of acquired office, warehouse, or shell space into laboratory space.
We generally will not commence new development projects for aboveground construction of new Class A/A+ laboratory space without
first securing significant pre-leasing for such space, except when there is solid market demand for high-quality Class A/A+ properties.
Priority anticipated projects are those most likely to commence future ground-up development or first-time conversion from
non-laboratory space to laboratory space prior to our other future projects, pending market conditions and leasing negotiations.
Pre-construction activities include entitlements, permitting, design, site work, and other activities preceding commencement of
construction of aboveground building improvements. The advancement of pre-construction efforts is focused on reducing the time
required to deliver projects to prospective tenants. These critical activities add significant value for future ground-up development and
are required for the vertical construction of buildings. Ultimately, these projects will provide high-quality facilities and are expected to
generate significant revenue and cash flows.
Development, redevelopment, and pre-construction spending also includes the following costs: (i) amounts to bring certain
acquired properties up to market standard and/or other costs identified during the acquisition process (generally within two years of
acquisition) and (ii) permanent conversion of space for highly flexible, move-in-ready laboratory space to foster the growth of promising
early- and growth-stage life science companies.
Revenue-enhancing and repositioning capital expenditures represent spending to reposition or significantly change the use of
a property, including through improvement in the asset quality from Class B to Class A/A+.
Non-revenue-enhancing capital expenditures represent costs required to maintain the current revenues of a stabilized
property, including the associated costs for renewed and re-leased space.
Dividend payout ratio (common stock)
Dividend payout ratio (common stock) is the ratio of the absolute dollar amount of dividends on our common stock (shares of
common stock outstanding on the respective record dates multiplied by the related dividend per share) to funds from operations
attributable to Alexandria’s common stockholders – diluted, as adjusted.
Dividend yield
Dividend yield for the quarter represents the annualized quarter dividend divided by the closing common stock price at the end
of the quarter.
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Fixed-charge coverage ratio
Fixed-charge coverage ratio is a non-GAAP financial measure representing the ratio of Adjusted EBITDA to cash interest and
fixed charges. We believe that this ratio is useful to investors as a supplemental measure of our ability to satisfy fixed financing
obligations and preferred stock dividends. Cash interest is equal to interest expense calculated in accordance with GAAP plus
capitalized interest, less amortization of loan fees and debt premiums (discounts).
The following table reconciles interest expense, the most directly comparable financial measure calculated and presented in
accordance with GAAP, to cash interest and computes fixed-charge coverage ratio for the three and six months ended June 30, 2024
and 2023 (dollars in thousands):
| Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | |
|---|---|---|---|---|
| Adjusted EBITDA | $ 554,036 | $ 496,690 | $ 1,105,643 | $ 980,911 |
| Interest expense | $ 45,789 | $ 17,072 | $ 86,629 | $ 30,826 |
| Capitalized interest | 81,039 | 91,674 | 162,879 | 178,744 |
| Amortization of loan fees | (4,146) | (3,729) | (8,288) | (7,368) |
| Amortization of debt discounts | (328) | (304) | (646) | (592) |
| Cash interest and fixed charges | $ 122,354 | $ 104,713 | $ 240,574 | $ 201,610 |
| Fixed-charge coverage ratio: | ||||
| – quarter annualized | 4.5x | 4.7x | 4.6x | 4.9x |
| – trailing 12 months | 4.6x | 4.9x | 4.6x | 4.9x |
We are not able to forecast fourth quarter net income without unreasonable effort and therefore do not provide a reconciliation
for fixed-charge coverage ratio on a forward-looking basis. This is due to the inherent difficulty of forecasting the timing and/or amount
of items that depend on market conditions outside of our control, including the timing of dispositions, capital events, and financing
decisions, as well as quarterly components such as gain on sales of real estate, unrealized gains or losses on non-real estate
investments, impairment of real estate, and impairment of non-real estate investments. Our attempt to predict these amounts may
produce significant but inaccurate estimates, which would be potentially misleading for our investors.
Gross assets
Gross assets are calculated as total assets plus accumulated depreciation as of June 30, 2024 and December 31, 2023 (in
thousands):
| June 30, 2024 | December 31, 2023 | |
|---|---|---|
| Total assets | $ 37,847,865 | $ 36,771,402 |
| Accumulated depreciation | 5,457,414 | 4,985,019 |
| Gross assets | $ 43,305,279 | $ 41,756,421 |
Initial stabilized yield (unlevered)
Initial stabilized yield is calculated as the estimated amounts of net operating income at stabilization divided by our investment
in the property. Our initial stabilized yield excludes the benefit of leverage. Our cash rents related to our value-creation projects are
generally expected to increase over time due to contractual annual rent escalations. Our estimates for initial stabilized yields, initial
stabilized yields (cash basis), and total costs at completion represent our initial estimates at the commencement of the project. We
expect to update this information upon completion of the project, or sooner if there are significant changes to the expected project yields
or costs.
• Initial stabilized yield reflects rental income, including contractual rent escalations and any rent concessions over the
term(s) of the lease(s), calculated on a straight-line basis.
• Initial stabilized yield (cash basis) reflects cash rents at the stabilization date after initial rental concessions, if any, have
elapsed and our total cash investment in the property.
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Investment-grade or publicly traded large cap tenants
Investment-grade or publicly traded large cap tenants represent tenants that are investment-grade rated or publicly traded
companies with an average daily market capitalization greater than $10 billion for the twelve months ended June 30, 2024 , as reported
by Bloomberg Professional Services. Credit ratings from Moody’s Investors Service and S&P Global Ratings reflect credit ratings of the
tenant’s parent entity, and there can be no assurance that a tenant’s parent entity will satisfy the tenant’s lease obligation upon such
tenant’s default. We monitor the credit quality and related material changes of our tenants. Material changes that cause a tenant’s
market capitalization to decrease below $10 billion, which are not immediately reflected in the twelve-month average, may result in their
exclusion from this measure.
Investments in real estate
The following table presents our value-creation pipeline of new Class A/A+ development and redevelopment projects,
excluding properties held for sale, as a percentage of gross assets as of June 30, 2024 :
| Under construction projects and one committed near-term project expected to commence construction in the next two years ( 61% leased/negotiating) | 9% |
|---|---|
| Income-producing/potential cash flows/covered land play (1) | 7% |
| Land | 5% |
(1) Includes projects with existing buildings that are generating or can generate operating cash flows. Also includes development rights associated with existing operating
campuses. These projects aggregated 1.0% of annual rental revenue as of June 30, 2024 and are included in our industry mix chart as targeted for a future change in
use . Refer to “High-quality and diverse client base” in Item 2 for additional information.
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The square footage presented in the table below is classified as operating as of June 30, 2024 . These lease expirations or
vacant space at recently acquired properties represent future opportunities for which we have the intent, subject to market conditions
and leasing, to commence first-time conversion from non-laboratory space to laboratory space, or to commence future ground-up
development:
| Property/Submarket | Dev/Redev | RSF of Lease Expirations Targeted for Development and Redevelopment — 2024 | 2025 | Thereafter (1) | Total |
|---|---|---|---|---|---|
| Committed near-term project: | |||||
| 4161 Campus Point Court/University Town Center | Dev | — | 159,884 | — | 159,884 |
| Priority anticipated projects: | |||||
| 311 Arsenal Street/Cambridge/Inner Suburbs | Redev | — | 25,312 | — | 25,312 |
| 269 East Grand Avenue/South San Francisco | Redev | 107,250 | — | — | 107,250 |
| 3301 Monte Villa Parkway/Bothell | Redev | — | 50,552 | — | 50,552 |
| 1020 Red River Street/Austin | Redev | — | 126,034 | — | 126,034 |
| 107,250 | 201,898 | — | 309,148 | ||
| Future projects: | |||||
| 100 Edwin H. Land Boulevard/Cambridge | Dev | 104,500 | — | — | 104,500 |
| 446, 458, 500, and 550 Arsenal Street/Cambridge/Inner Suburbs | Dev | — | — | 376,698 | 376,698 |
| Other/Greater Boston | Redev | — | — | 167,549 | 167,549 |
| 1122 and 1150 El Camino Real/South San Francisco | Dev | — | — | 375,232 | 375,232 |
| 3875 Fabian Way/Greater Stanford | Dev | — | — | 228,000 | 228,000 |
| 2100, 2200, and 2400 Geng Road/Greater Stanford | Dev | — | — | 78,501 | 78,501 |
| 960 Industrial Road/Greater Stanford | Dev | — | — | 112,590 | 112,590 |
| Campus Point by Alexandria/University Town Center | Dev | 226,144 | 109,164 | — | 335,308 |
| Sequence District by Alexandria/Sorrento Mesa | Dev/Redev | — | — | 686,290 | 686,290 |
| 830 4th Avenue South/SoDo | Dev | — | — | 42,380 | 42,380 |
| Other/Seattle | Dev | — | — | 76,559 | 76,559 |
| 100 Capitola Drive/Research Triangle | Dev | — | — | 34,527 | 34,527 |
| 1001 Trinity Street/Austin | Dev | — | 72,938 | — | 72,938 |
| Canada | Redev | — | — | 247,743 | 247,743 |
| 330,644 | 182,102 | 2,426,069 | 2,938,815 | ||
| 437,894 | 543,884 | 2,426,069 | 3,407,847 |
(1) Includes vacant square footage as of June 30, 2024 .
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Joint venture financial information
We present components of balance sheet and operating results information related to our real estate joint ventures, which are
not presented, or intended to be presented, in accordance with GAAP. We present the proportionate share of certain financial line items
as follows: (i) for each real estate joint venture that we consolidate in our financial statements, which are controlled by us through
contractual rights or majority voting rights, but of which we own less than 100%, we apply the noncontrolling interest economic
ownership percentage to each financial item to arrive at the amount of such cumulative noncontrolling interest share of each component
presented; and (ii) for each real estate joint venture that we do not control and do not consolidate, and are instead controlled jointly or
by our joint venture partners through contractual rights or majority voting rights, we apply our economic ownership percentage to each
financial item to arrive at our proportionate share of each component presented.
The components of balance sheet and operating results information related to our real estate joint ventures do not represent
our legal claim to those items. For each entity that we do not wholly own, the joint venture agreement generally determines what equity
holders can receive upon capital events, such as sales or refinancing, or in the event of a liquidation. Equity holders are normally
entitled to their respective legal ownership of any residual cash from a joint venture only after all liabilities, priority distributions, and
claims have been repaid or satisfied.
We believe that this information can help investors estimate the balance sheet and operating results information related to our
partially owned entities. Presenting this information provides a perspective not immediately available from consolidated financial
statements and one that can supplement an understanding of the joint venture assets, liabilities, revenues, and expenses included in
our consolidated results.
The components of balance sheet and operating results information related to our real estate joint ventures are limited as an
analytical tool as the overall economic ownership interest does not represent our legal claim to each of our joint ventures’ assets,
liabilities, or results of operations. In addition, joint venture financial information may include financial information related to the
unconsolidated real estate joint ventures that we do not control. We believe that in order to facilitate for investors a clear understanding
of our operating results and our total assets and liabilities, joint venture financial information should be examined in conjunction with our
consolidated statements of operations and balance sheets. Joint venture financial information should not be considered an alternative
to our consolidated financial statements, which are presented and prepared in accordance with GAAP.
Mega campus
Mega campuses are cluster campuses that consist of approximately 1 million RSF or more, including operating, active
development/redevelopment, and land RSF less operating RSF expected to be demolished. The following table reconciles our annual
rental revenue and value-creation pipeline RSF as of June 30, 2024 (dollars in thousands):
| Annual Rental Revenue | Value-Creation Pipeline RSF | |
|---|---|---|
| Mega campus | $ 1,649,514 | 21,944,200 |
| Non-mega campus | 567,461 | 10,013,556 |
| Total | $ 2,216,975 | 31,957,756 |
| Mega campus as a percentage of annual rental revenue and of total value-creation pipeline RSF | 74% | 69% |
Net cash provided by operating activities after dividends
Net cash provided by operating activities after dividends includes the deduction for distributions to noncontrolling interests. For
purposes of this calculation, changes in operating assets and liabilities are excluded as they represent timing differences.
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Net debt and preferred stock to Adjusted EBITDA
Net debt and preferred stock to Adjusted EBITDA is a non-GAAP financial measure that we believe is useful to investors as a
supplemental measure of evaluating our balance sheet leverage. Net debt and preferred stock is equal to the sum of total consolidated
debt less cash, cash equivalents, and restricted cash, plus preferred stock outstanding as of the end of the period. Refer to “ Adjusted
EBITDA and Adjusted EBITDA margin ” in this section for further information on the calculation of Adjusted EBITDA.
We are not able to forecast fourth quarter net income without unreasonable effort and therefore do not provide a reconciliation
for net debt and preferred stock to Adjusted EBITDA on a forward-looking basis. This is due to the inherent difficulty of forecasting the
timing and/or amount of items that depend on market conditions outside of our control, including the timing of dispositions, capital
events, and financing decisions, as well as quarterly components such as gain on sales of real estate, unrealized gains or losses on
non-real estate investments, impairment of real estate, and impairment of non-real estate investments. Our attempt to predict these
amounts may produce significant but inaccurate estimates, which would be potentially misleading for our investors.
The following table reconciles debt to net debt and preferred stock and computes the ratio to Adjusted EBITDA as of June 30,
2024 and December 31, 2023 (dollars in thousands):
| June 30, 2024 | December 31, 2023 | |
|---|---|---|
| Secured notes payable | $ 134,942 | $ 119,662 |
| Unsecured senior notes payable | 12,089,561 | 11,096,028 |
| Unsecured senior line of credit and commercial paper | 199,552 | 99,952 |
| Unamortized deferred financing costs | 81,942 | 76,329 |
| Cash and cash equivalents | (561,021) | (618,190) |
| Restricted cash | (4,832) | (42,581) |
| Preferred stock | — | — |
| Net debt and preferred stock | $ 11,940,144 | $ 10,731,200 |
| Adjusted EBITDA: | ||
| – quarter annualized | $ 2,216,144 | $ 2,094,988 |
| – trailing 12 months | $ 2,122,250 | $ 1,997,518 |
| Net debt and preferred stock to Adjusted EBITDA: | ||
| – quarter annualized | 5.4x | 5.1x |
| – trailing 12 months | 5.6x | 5.4x |
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Net operating income, net operating income (cash basis), and operating margin
The following table reconciles net income to net operating income and net operating income (cash basis) and computes
operating margin for the three and six months ended June 30, 2024 and 2023 (dollars in thousands):
| Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | |
|---|---|---|---|---|
| Net income | $ 94,049 | $ 133,705 | $ 313,225 | $ 255,398 |
| Equity in earnings of unconsolidated real estate joint ventures | (130) | (181) | (285) | (375) |
| General and administrative expenses | 44,629 | 45,882 | 91,684 | 94,078 |
| Interest expense | 45,789 | 17,072 | 86,629 | 30,826 |
| Depreciation and amortization | 290,720 | 273,555 | 578,274 | 538,857 |
| Impairment of real estate | 30,763 | 168,575 | 30,763 | 168,575 |
| Gain on sales of real estate | — | (214,810) | (392) | (214,810) |
| Investment loss | 43,660 | 78,268 | 376 | 123,379 |
| Net operating income | 549,480 | 502,066 | 1,100,274 | 995,928 |
| Straight-line rent revenue | (48,338) | (29,335) | (96,589) | (62,526) |
| Amortization of acquired below-market leases | (22,515) | (24,789) | (52,855) | (46,425) |
| Net operating income (cash basis) | $ 478,627 | $ 447,942 | $ 950,830 | $ 886,977 |
| Net operating income (cash basis) – annualized | $ 1,914,508 | $ 1,791,768 | $ 1,901,660 | $ 1,773,954 |
| Net operating income (from above) | $ 549,480 | $ 502,066 | $ 1,100,274 | $ 995,928 |
| Total revenues | $ 766,734 | $ 713,900 | $ 1,535,842 | $ 1,414,695 |
| Operating margin | 72% | 70% | 72% | 70% |
Net operating income is a non-GAAP financial measure calculated as net income (loss), the most directly comparable financial
measure calculated and presented in accordance with GAAP, excluding equity in the earnings of our unconsolidated real estate joint
ventures, general and administrative expenses, interest expense, depreciation and amortization, impairments of real estate, gains or
losses on early extinguishment of debt, gains or losses on sales of real estate, and investment income or loss. We believe net operating
income provides useful information to investors regarding our financial condition and results of operations because it primarily reflects
those income and expense items that are incurred at the property level. Therefore, we believe net operating income is a useful measure
for investors to evaluate the operating performance of our consolidated real estate assets. Net operating income on a cash basis is net
operating income adjusted to exclude the effect of straight-line rent and amortization of acquired above- and below-market lease
revenue adjustments required by GAAP. We believe that net operating income on a cash basis is helpful to investors as an additional
measure of operating performance because it eliminates straight-line rent revenue and the amortization of acquired above- and below-
market leases.
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Furthermore, we believe net operating income is useful to investors as a performance measure of our consolidated properties
because, when compared across periods, net operating income reflects trends in occupancy rates, rental rates, and operating costs,
which provide a perspective not immediately apparent from net income or loss. Net operating income can be used to measure the initial
stabilized yields of our properties by calculating net operating income generated by a property divided by our investment in the property.
Net operating income excludes certain components from net income in order to provide results that are more closely related to the
results of operations of our properties. For example, interest expense is not necessarily linked to the operating performance of a real
estate asset and is often incurred at the corporate level rather than at the property level. In addition, depreciation and amortization,
because of historical cost accounting and useful life estimates, may distort comparability of operating performance at the property level.
Impairments of real estate have been excluded in deriving net operating income because we do not consider impairments of real estate
to be property-level operating expenses. Impairments of real estate relate to changes in the values of our assets and do not reflect the
current operating performance with respect to related revenues or expenses. Our impairments of real estate represent the write-down in
the value of the assets to the estimated fair value less cost to sell. These impairments result from investing decisions or a deterioration
in market conditions. We also exclude realized and unrealized investment gain or loss, which results from investment decisions that
occur at the corporate level related to non-real estate investments in publicly traded companies and certain privately held entities.
Therefore, we do not consider these activities to be an indication of operating performance of our real estate assets at the property
level. Our calculation of net operating income also excludes charges incurred from changes in certain financing decisions, such as
losses on early extinguishment of debt, as these charges often relate to corporate strategy. Property operating expenses included in
determining net operating income primarily consist of costs that are related to our operating properties, such as utilities, repairs, and
maintenance; rental expense related to ground leases; contracted services, such as janitorial, engineering, and landscaping; property
taxes and insurance; and property-level salaries. General and administrative expenses consist primarily of accounting and corporate
compensation, corporate insurance, professional fees, rent, and supplies that are incurred as part of corporate office management. We
calculate operating margin as net operating income divided by total revenues.
We believe that in order to facilitate for investors a clear understanding of our operating results, net operating income should
be examined in conjunction with net income or loss as presented in our consolidated statements of operations. Net operating income
should not be considered as an alternative to net income or loss as an indication of our performance, nor as an alternative to cash flows
as a measure of our liquidity or our ability to make distributions.
Operating statistics
We present certain operating statistics related to our properties, including number of properties, RSF, occupancy percentage,
leasing activity, and contractual lease expirations as of the end of the period. We believe these measures are useful to investors
because they facilitate an understanding of certain trends for our properties. We compute the number of properties, RSF, occupancy
percentage, leasing activity, and contractual lease expirations at 100% for all properties in which we have an investment, including
properties owned by our consolidated and unconsolidated real estate joint ventures. For operating metrics based on annual rental
revenue, refer to “ Annual rental revenue ” in this section.
Same property comparisons
As a result of changes within our total property portfolio during the comparative periods presented, including changes from
assets acquired or sold, properties placed into development or redevelopment, and development or redevelopment properties recently
placed into service, the consolidated total income from rentals, as well as rental operating expenses in our operating results, can show
significant changes from period to period. In order to supplement an evaluation of our results of operations over a given quarterly or
annual period, we analyze the operating performance for all consolidated properties that were fully operating for the entirety of the
comparative periods presented, referred to as same properties. We separately present quarterly and year-to-date same property results
to align with the interim financial information required by the SEC in our management’s discussion and analysis of our financial
condition and results of operations. These same properties are analyzed separately from properties acquired subsequent to the first day
in the earliest comparable quarterly or year-to-date period presented, properties that underwent development or redevelopment at any
time during the comparative periods, unconsolidated real estate joint ventures, properties classified as held for sale, and corporate
entities (legal entities performing general and administrative functions), which are excluded from same property results. Additionally,
termination fees, if any, are excluded from the results of same properties. Refer to “ Same properties ” in Item 2 for additional information.
Stabilized occupancy date
The stabilized occupancy date represents the estimated date on which the project is expected to reach occupancy of 95% or
greater.
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Tenant recoveries
Tenant recoveries represent revenues comprising reimbursement of real estate taxes, insurance, utilities, repairs and
maintenance, common area expenses, and other operating expenses and earned in the period during which the applicable expenses
are incurred and the tenant’s obligation to reimburse us arises.
We classify rental revenues and tenant recoveries generated through the leasing of real estate assets within revenues in
income from rentals in our consolidated statements of operations. We provide investors with a separate presentation of rental revenues
and tenant recoveries in “ Results of operations ” in Item 2 because we believe it promotes investors’ understanding of our operating
results. We believe that the presentation of tenant recoveries is useful to investors as a supplemental measure of our ability to recover
operating expenses under our triple net leases, including recoveries of utilities, repairs and maintenance, insurance, property taxes,
common area expenses, and other operating expenses, and of our ability to mitigate the effect to net income for any significant
variability to components of our operating expenses.
The following table reconciles income from rentals to tenant recoveries for the three and six months ended June 30, 2024 and
2023 (in thousands):
| Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | |
|---|---|---|---|---|
| Income from rentals | $ 755,162 | $ 704,339 | $ 1,510,713 | $ 1,392,288 |
| Rental revenues | (576,835) | (537,889) | (1,158,235) | (1,056,191) |
| Tenant recoveries | $ 178,327 | $ 166,450 | $ 352,478 | $ 336,097 |
Total equity capitalization
Total equity capitalization is equal to the outstanding shares of common stock multiplied by the closing price on the last trading
day at the end of each period presented.
Total market capitalization
Total market capitalization is equal to the sum of total equity capitalization and total debt.
Unencumbered net operating income as a percentage of total net operating income
Unencumbered net operating income as a percentage of total net operating income is a non-GAAP financial measure that we
believe is useful to investors as a performance measure of the results of operations of our unencumbered real estate assets as it
reflects those income and expense items that are incurred at the unencumbered property level. Unencumbered net operating income is
derived from assets classified in continuing operations, which are not subject to any mortgage, deed of trust, lien, or other security
interest, as of the period for which income is presented.
The following table summarizes unencumbered net operating income as a percentage of total net operating income for the
three and six months ended June 30, 2024 and 2023 (dollars in thousands):
| Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | |
|---|---|---|---|---|
| Unencumbered net operating income | $ 544,268 | $ 500,923 | $ 1,091,098 | $ 993,783 |
| Encumbered net operating income | 5,212 | 1,143 | 9,176 | 2,145 |
| Total net operating income | $ 549,480 | $ 502,066 | $ 1,100,274 | $ 995,928 |
| Unencumbered net operating income as a percentage of total net operating income | 99.1% | 99.8% | 99.2% | 99.8% |
Weighted-average shares of common stock outstanding – diluted
From time to time, we enter into capital market transactions, including forward equity sales agreements (“Forward
Agreements”), to fund acquisitions, to fund construction of our highly leased development and redevelopment projects, and for general
working capital purposes. We are required to consider the potential dilutive effect of our Forward Agreements under the treasury stock
method while the Forward Agreements are outstanding. As of June 30, 2024 , we had Forward Agreements outstanding to sell an
aggregate of 230 thousand shares of common stock . Refer to Note 13 – “Stockholders’ equity” to our unaudited consolidated financial
statements in Item 1 for additional information.
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The weighted-average shares of common stock outstanding used in calculating EPS – diluted, funds from operations per
share – diluted, and funds from operations per share – diluted, as adjusted, for the three and six months ended June 30, 2024 and 2023
are calculated as follows. Also shown are the weighted-average unvested shares associated with restricted stock awards used in
calculating the amounts allocable to unvested stock award holders for each of the respective periods presented below (in thousands):
| Three Months Ended June 30, — 2024 | 2023 | Six Months Ended June 30, — 2024 | 2023 | |
|---|---|---|---|---|
| Basic shares for earnings per share | 172,013 | 170,864 | 171,981 | 170,824 |
| Forward Agreements | — | — | — | — |
| Diluted shares for earnings per share | 172,013 | 170,864 | 171,981 | 170,824 |
| Basic shares for funds from operations per share and funds from operations per share, as adjusted | 172,013 | 170,864 | 171,981 | 170,824 |
| Forward Agreements | — | — | — | — |
| Diluted shares for funds from operations per share and funds from operations per share, as adjusted | 172,013 | 170,864 | 171,981 | 170,824 |
| Weighted-average unvested restricted shares used in calculating the allocations of net income, funds from operations, and funds from operations, as adjusted | 2,878 | 2,163 | 2,933 | 2,219 |
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ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
Interest rate risk
The primary market risk to which we believe we may be exposed is interest rate risk, which may result from many factors,
including government monetary and tax policies, domestic and international economic and political considerations, and other factors
that are beyond our control.
In order to modify and manage the interest rate characteristics of our outstanding debt and to limit the effects of interest rate
risks on our operations, we may utilize a variety of financial instruments, including interest rate hedge agreements, caps, floors, and
other interest rate exchange contracts. The use of these types of instruments to hedge a portion of our exposure to changes in interest
rates may carry additional risks, such as counterparty credit risk and the legal enforceability of hedge agreements. As of June 30, 2024 ,
we did not have any outstanding interest rate hedge agreements.
Our future earnings and fair values relating to our outstanding debt are primarily dependent upon prevalent market rates of
interest. The following tables illustrate the effect of a 1% change in interest rates, assuming a zero percent interest rate floor, on our
fixed- and variable-rate debt as of June 30, 2024 (in thousands):
| Annualized effect on future earnings due to variable-rate debt: | |
|---|---|
| Rate increase of 1% | $ (653) |
| Rate decrease of 1% | $ 653 |
| Effect on fair value of total consolidated debt: | |
| Rate increase of 1% | $ (774,018) |
| Rate decrease of 1% | $ 885,119 |
These amounts are determined by considering the effect of the hypothetical interest rates on our borrowings as of June 30,
2024 . These analyses do not consider the effects of the reduced level of overall economic activity that could exist in such an
environment. Furthermore, in the event of a change of such magnitude, we would consider taking actions to further mitigate our
exposure to the change. Because of the uncertainty of the specific actions that would be taken and their possible effects, the sensitivity
analyses assume no changes in our capital structure.
Equity price risk
We have exposure to equity price market risk because we hold equity investments in publicly traded companies and privately
held entities. All of our investments in actively traded public companies are reflected in our consolidated balance sheets at fair value.
Our investments in privately held entities that report NAV per share are measured at fair value using NAV as a practical expedient to fair
value. Our equity investments in privately held entities that do not report NAV per share are measured at cost less impairments,
adjusted for observable price changes during the period. Changes in fair value of public investments, changes in NAV per share
reported by privately held entities, and observable price changes of privately held entities that do not report NAV per share are
classified as investment income in our consolidated statements of operations. There is no assurance that future declines in value will
not have a material adverse effect on our future results of operations. The following table illustrates the effect that a 10% change in the
value of our equity investments would have on earnings as of June 30, 2024 (in thousands):
| Equity price risk: | |
|---|---|
| Fair value increase of 10% | $ 149,435 |
| Fair value decrease of 10% | $ (149,435) |
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Foreign currency exchange rate risk
We have exposure to foreign currency exchange rate risk related to our subsidiaries operating in Canada. The functional
currencies of our foreign subsidiaries are the local currencies in each respective country. Gains or losses resulting from the translation
of our foreign subsidiaries’ balance sheets and statements of operations are classified in accumulated other comprehensive income
(loss) as a separate component of total equity and are excluded from net income (loss). Gains or losses will be reflected in our
consolidated statements of operations when there is a sale or partial sale of our investment in these operations or upon a complete or
substantially complete liquidation of the investment. The following tables illustrate the effect that a 10% change in foreign currency rates
relative to the U.S. dollar would have on our potential future earnings and on the fair value of our net investment in foreign subsidiaries
based on our current operating assets outside the U.S. as of June 30, 2024 (in thousands):
| Effect on potential future earnings due to foreign currency exchange rate: | |
|---|---|
| Rate increase of 10% | $ 71 |
| Rate decrease of 10% | $ (71) |
| Effect on the fair value of net investment in foreign subsidiaries due to foreign currency exchange rate: | |
| Rate increase of 10% | $ 39,090 |
| Rate decrease of 10% | $ (39,090) |
The sensitivity analyses assume a parallel shift of all foreign currency exchange rates with respect to the U.S. dollar; however,
foreign currency exchange rates do not typically move in such a manner, and actual results may differ materially.
Our exposure to market risk elements for the six months ended June 30, 2024 was consistent with the risk elements presented
above, including the effects of changes in interest rates, equity prices, and foreign currency exchange rates.
ITEM 4. CONTROLS AND PROCEDURES
Evaluation of disclosure controls and procedures
As of June 30, 2024 , we had performed an evaluation, under the supervision of our principal executive officers and principal
financial officer, of the effectiveness of the design and operation of our disclosure controls and procedures. These controls and
procedures have been designed to ensure that information required for disclosure is recorded, processed, summarized, and reported
within the requisite time periods. Based on our evaluation, the principal executive officers and principal financial officer concluded that
our disclosure controls and procedures were effective as of June 30, 2024 .
Changes in internal control over financial reporting
There has not been any change in our internal control over financial reporting during the three months ended June 30, 2024
that has materially affected, or is reasonably likely to materially affect, our internal control over financial reporting.
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PART II – OTHER INFORMATION
ITEM 1A. RISK FACTORS
In addition to the information set forth in this quarterly report on Form 10-Q , one should also carefully review and consider the
information contained in the other reports and periodic filings that we make with the SEC, including, without limitation, the information
contained under the caption “Item 1A. Risk factors” in our annual report on Form 10-K for the year ended December 31, 2023 . Those
risk factors could materially affect our business, financial condition, and results of operations. The risks that we describe in our public
filings are not the only risks that we face. Additional risks and uncertainties not currently known to us, or that we presently deem to be
immaterial, also may materially adversely affect our business, financial condition, and results of operations.
There have been no material changes in our risk factors from those disclosed under the caption “Item 1A. Risk factors” in our
annual report on Form 10-K for the year ended December 31, 2023 , except for the following updates:
The use of artificial intelligence presents risks and challenges that may adversely impact our business and
operating results or that of our tenants and vendors or may adversely impact the requirements and demand for life
science laboratory space as a whole.
We may adopt and integrate generative artificial intelligence and machine learning (collectively, “AI”) tools into our
operations to enhance efficiencies and streamline existing systems. However, the deployment and maintenance of AI tools
may entail substantial risks. While these tools hold promise in optimizing processes and driving efficiencies, as with many
technological innovations, they also pose inherent risks. These include, but are not limited to, the potential for inaccuracy, bias,
intellectual property infringement, or misappropriation, as well as concerns regarding data privacy and cybersecurity.
Moreover, the use of AI may introduce errors or inadequacies that are not easily detectable. Deficiencies,
inaccuracies, or biases in the data used for AI training, or in the content, analyses, or recommendations generated by AI
applications, may adversely affect our business, financial condition, and results of operations. The legal landscape surrounding
AI is evolving and remains uncertain. It is unknown how the development of laws in this area could impact our business and
our ability to enforce our proprietary rights or protect against infringement of those rights.
Potential risks from the use of AI by our tenants
The integration of AI technologies in the life science industry presents both significant opportunities and inherent
risks. AI predictive models have the potential to enhance the accuracy and usefulness of simulation models and be utilized
broadly across various stages of drug development. However, the adoption of AI also introduces a complex risk landscape
similar to those described above that must be navigated with caution.
Moreover, the adoption of AI by our tenants may lead to infrastructure requirements that our buildings currently do not
accommodate, such as increased power needs due to high-performance computing. Infrastructure upgrades may necessitate
substantial capital expenditures and could potentially impact the environmental footprint of our building operations.
Potential risks from the use of AI by our investors, analysts, and other market participants
The increasing use of AI by investors, analysts, and other market participants for processing, summarizing, and
interpreting financial and other information, including that in our annual reports on Form 10-K, quarterly reports on Form 10-Q,
and other public disclosures, poses potential risks. While AI could improve efficiencies in data analysis, AI could also
inaccurately interpret or summarize information due to algorithmic limitations or misinterpretation of complex financial
concepts. These misinterpretations could be further exacerbated by the potential for AI to overlook additional disclosures in
various report sections, such as the Management's Discussion and Analysis of Financial Condition and Results of Operations
or Risk Factors section within our annual reports on Form 10-K and/or quarterly reports on Form 10-Q.
Our status as a REIT introduces unique financial metrics, such as funds from operations and fund from operations, as
adjusted, which represent widely used non-GAAP financial performance measures of equity REITs. Inadequate AI training on
the aspects unique to our industry could lead to inaccurate interpretations of these financial measures, particularly when
comparing our performance against non-REIT entities. Furthermore, rules and regulations requiring REITs to distribute at least
90% of REIT taxable income to stockholders result in a substantial reliance on debt and equity financing by REITs. Without
adequate training, these unique aspects might not be properly accounted for by AI and could lead to misinterpretations of our
financial metrics, such as net debt and preferred stock to Adjusted EBITDA, resulting in inaccurate conclusions and misleading
investment recommendations.
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Additionally, current inconsistencies in the use, calculation, and presentation of non-GAAP measures among public
companies may lead to AI’s inaccurate interpretations and comparisons of these measures. Without appropriate adjustments
for these divergences, AI may generate erroneous comparisons with peer companies, distorting the view of our operational
performance and profitability, which could lead to misguided investor conclusions about our competitive position among other
companies.
Other challenges associated with AI use may include:
• Inadequate interpretation of real estate market nuances, including geographic and property-type differences, and
property quality.
• Overemphasis on quantitative data, which overlooks qualitative factors like management’s expertise, background,
and tenure; and company strategy, credit rating, track record, and market reputation.
• Reliance on historical data, which may not reliably predict future performance in the dynamic real estate sector.
• Current limited capability of AI in making nuanced judgments, particularly in understanding market trends,
uncertainties, and investor sentiment.
We are committed to the highest levels of transparency, integrity, and accountability in our public disclosures.
However, we have no control over the processing or interpretation of this information by third-party AI tools. Incorrect AI
interpretations could significantly impact investment decisions, which may adversely affect our stock price, investor confidence,
and our reputation. Additionally, the time and resources needed to address and remediate public misconceptions could distract
from our business activities, which may further exacerbate the potential negative impact.
Potential risks of use of AI by vendors
Our vendors may incorporate AI tools into their products or services without our knowledge, and the providers of
these tools may not meet existing or rapidly evolving regulatory or industry standards with respect to privacy and data
protection. Consequently, this may inhibit our or our vendors’ ability to uphold an appropriate level of service, data privacy, and
overall experience. Bad actors around the world use increasingly sophisticated methods, including the use of AI, to engage in
illegal activities involving the theft and misuse of personal information, confidential information, and intellectual property. If we,
our vendors, or other third parties with which we conduct business experience an actual or perceived breach of privacy or
security incident due to the use of AI, we may be adversely impacted, lose valuable intellectual property or confidential
information, and incur harm to our reputation and the public perception of the effectiveness of our security measures.
Potential risk of use of AI by cybercriminals
As AI technologies become more advanced, cybercriminals may develop more sophisticated attack methods. Such
methods may include the use of AI to automate and enhance phishing schemes, advance malware, and carry out more
effective cyberattacks. The AI-driven cyber threats could be harder to detect and counteract, which may pose significant risks
to our data security and the integrity of our systems. If such AI-enhanced cyberattacks are successful, they could lead to
substantial data breaches, loss of sensitive information, and significant financial and reputational damage.
The realization of any of the aforementioned risks could have a material adverse impact on our revenues, net operating
income; our results of operations, funds from operations, operating margins, occupancy, EPS, FFO per share; our overall business; and
the market value of our common stock. Any of the outcomes described above could cause damage to us, our tenants, and vendors and
adversely impact our business or that of our tenants and vendors. Furthermore, these risks, combined with an uncertain regulatory
environment, may result in reputational harm, legal liability, governmental or regulatory scrutiny, or other adverse consequences to our
business operations.
ITEM 5. OTHER INFORMATION
Disclosure of 10b5-1 plans
None of our officers or directors had any contract, instruction, or written plan for the purchase or sale of our securities that was
intended to satisfy the affirmative defense conditions of Rule 10b5-1(c) or any “non-Rule 10b5-1 trading arrangement” in effect at any
time during the three months ended June 30, 2024 .
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ITEM 6. EXHIBITS
| Exhibit Number | Exhibit Title | Incorporated by Reference to: | Date Filed |
|---|---|---|---|
| 3.1* | Articles of Amendment and Restatement of the Company, dated May 21, 1997 | Form 10-Q | August 14, 1997 |
| 3.2* | Certificate of Correction of the Company, dated June 20, 1997 | Form 10-Q | August 14, 1997 |
| 3.3* | Articles of Amendment of the Company, effective as of May 10, 2017 | Form 8-K | May 12, 2017 |
| 3.4* | Articles of Amendment of the Company, effective as of May 18, 2022 | Form 8-K | May 19, 2022 |
| 3.5* | Articles Supplementary, dated June 9, 1999, relating to the 9.50% Series A Cumulative Redeemable Preferred Stock | Form 10-Q | August 13, 1999 |
| 3.6* | Articles Supplementary, dated February 10, 2000, relating to the election to be subject to Subtitle 8 of Title 3 of the Maryland General Corporation Law | Form 8-K | February 10, 2000 |
| 3.7* | Articles Supplementary, dated February 10, 2000, relating to the Series A Junior Participating Preferred Stock | Form 8-K | February 10, 2000 |
| 3.8* | Articles Supplementary, dated January 18, 2002, relating to the 9.10% Series B Cumulative Redeemable Preferred Stock | Form 8-A | January 18, 2002 |
| 3.9* | Articles Supplementary, dated June 22, 2004, relating to the 8.375% Series C Cumulative Redeemable Preferred Stock | Form 8-A | June 28, 2004 |
| 3.10* | Articles Supplementary, dated March 25, 2008, relating to the 7.00% Series D Cumulative Convertible Preferred Stock | Form 8-K | March 25, 2008 |
| 3.11* | Articles Supplementary, dated March 12, 2012, relating to the 6.45% Series E Cumulative Redeemable Preferred Stock | Form 8-K | March 14, 2012 |
| 3.12* | Articles Supplementary, effective as of May 10, 2017, relating to Reclassified Preferred Stock | Form 8-K | May 12, 2017 |
| 3.13* | Amended and Restated Bylaws of the Company (Amended September 21, 2023) | Form 8-K | September 21, 2023 |
| 10.1* | Amended and Restated 1997 Stock Award and Incentive Plan of the Company | Form 8-K | May 16, 2024 |
| 22.1 | List of Guarantor Subsidiaries of the Company | N/A | Filed herewith |
| 31.1 | Certification of Principal Executive Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 | N/A | Filed herewith |
| 31.2 | Certification of Principal Executive Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 | N/A | Filed herewith |
| 31.3 | Certification of Principal Financial Officer Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 | N/A | Filed herewith |
| 32.0 | Certification of Principal Executive Officers and Principal Financial Officer Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 | N/A | Filed herewith |
| 101.1 | The following materials from the Company’s quarterly report on Form 10-Q for the quarterly period ended June 30, 2024, formatted in iXBRL (Inline eXtensible Business Reporting Language): (i) Consolidated Balance Sheets as of June 30, 2024 and December 31, 2023 (unaudited), (ii) Consolidated Statements of Operations for the three and six months ended June 30, 2024 and 2023 (unaudited), (iii) Consolidated Statements of Comprehensive Income for the three and six months ended June 30, 2024 and 2023 (unaudited), (iv) Consolidated Statements of Changes in Stockholders’ Equity and Noncontrolling Interests for the three and six months ended June 30, 2024 and 2023 (unaudited), (v) Consolidated Statements of Cash Flows for the six months ended June 30, 2024 and 2023 (unaudited), and (vi) Notes to Consolidated Financial Statements (unaudited) | N/A | Filed herewith |
| 104 | Cover Page Interactive Data File – the cover page from this Quarterly Report on Form 10-Q for the quarter ended June 30, 2024 is formatted in Inline XBRL and contained in Exhibit 101.1 | N/A | Filed herewith |
(*) Incorporated by reference.
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SIGNATURES
Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed
on its behalf by the undersigned, thereunto duly authorized, on July 22, 2024 .
| ALEXANDRIA REAL ESTATE EQUITIES, INC. |
|---|
| /s/ Joel S. Marcus |
| Joel S. Marcus Executive Chairman (Principal Executive Officer) |
| /s/ Peter M. Moglia |
| Peter M. Moglia Chief Executive Officer and Chief Investment Officer (Principal Executive Officer) |
| /s/ Marc E. Binda |
| Marc E. Binda Chief Financial Officer and Treasurer (Principal Financial Officer) |
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