American Assets Trust, Inc. Reports First Quarter 2024 Financial Results

Net income available to common stockholders of $19.3 million for the first quarter, or $0.32 per diluted share.

Funds from Operations ("FFO") per diluted share increased 8% year-over-year for the first quarter to $0.71 per diluted share.

Increased 2024 FFO per diluted share guidance to a range of $2.24 to $2.34 with a midpoint of $2.29, a 1% increase over prior guidance.

SAN DIEGO, April 30, 2024 (GLOBE NEWSWIRE) -- American Assets Trust, Inc. (NYSE: AAT) (the “company”) today reported financial results for its first quarter ended March 31, 2024.

First Quarter Highlights

• Net income available to common stockholders of $19.3 million for the first quarter, or $0.32 per diluted share.
• FFO increased 8% year-over-year to $0.71 per diluted share for the first quarter.
• Same-store cash Net Operating Income ("NOI") increased 1.5% year-over-year for the first quarter. However, excluding a write-off of $0.5 million in the first quarter for non-recurring costs incurred in prior periods relating to construction in progress for then-prospective construction within our retail segment, same-store cash NOI increased 2.3% year-over-year for the first quarter.
• Increased 2024 FFO per diluted share guidance to a range of $2.24 to $2.34 with a midpoint of $2.29, a 1% increase over the initial 2024 guidance midpoint of $2.26.
• Leased approximately 80,000 comparable office square feet at an average straight-line basis and cash-basis contractual rent increase of 11% and 8%, respectively, during the first quarter.
• Leased approximately 103,000 comparable retail square feet at an average straight-line basis and cash-basis contractual rent increase of 22% and 2%, respectively, during the first quarter.

Financial Results

(Unaudited, amounts in thousands, except per share data)	Three Months Ended March 31
		2024				2023
Net income attributable to American Assets Trust, Inc. stockholders	$	19,260			$	16,136
Basic and diluted income attributable to common stockholders per share	$	0.32			$	0.27
FFO attributable to common stock and common units	$	54,648			$	50,380
FFO per diluted share and unit	$	0.71			$	0.66

Net income attributable to common stockholders increased $3.1 million for the three months ended March 31, 2024 compared to the same period in 2023, primarily due to (i) a $10 million settlement payment received during the first quarter relating to building specifications for one of the existing buildings at our office project in University Town Center (San Diego) and (ii) a $0.7 million net increase in our office segment primarily due to higher annualized base rents at Torrey Reserve Campus and Solana Crossing, a one-time tax refund at First & Main and lease settlement fees received at Torrey Reserve Campus. These increases were offset by (i) a $6.3 million net settlement payment received on January 3, 2023 related to certain building systems at our Hassalo on Eighth property, (ii) $0.5 million in non-recurring costs incurred in prior periods relating to construction in progress for then-prospective construction within our retail segment and (iii) higher net interest expense of approximately $0.5 million primarily due to the $225 million Amended and Restated Term Loan Agreement

FFO increased $4.3 million for the three months ended March 31, 2024 compared to the same period in 2023, primarily due to an increase in net settlement payments received during the first quarter of 2024, an increase in our office segment due to higher annualized base rents and an increase at Waikiki Beach Walk - Embassy Suites due to higher average occupancy and revenue per available room. These increases were offset by the non-recurring costs related to construction in progress written off in the first quarter and higher interest expense as described above.

FFO is a non-GAAP supplemental earnings measure which the company considers meaningful in measuring its operating performance. A reconciliation of net income to FFO is attached to this press release.

Leasing

The portfolio leased status as of the end of the indicated quarter was as follows:

	March 31, 2024	December 31, 2023	March 31, 2023
Total Portfolio
Office	86.4%	86.0%	88.1%
Retail	94.4%	94.3%	93.8%
Multifamily	92.8%	92.3%	91.8%
Mixed-Use:
Retail	95.4%	95.1%	95.0%
Hotel	89.8%	85.2%	81.9%
Same-Store Portfolio
Office (1)	88.6%	88.2%	90.3%
Retail	94.4%	94.3%	93.8%
Multifamily	92.8%	92.3%	91.8%
Mixed-Use:
Retail	95.4%	95.1%	95.0%
Hotel	89.8%	85.2%	81.9%
(1) Same-store office leased percentages exclude One Beach Street due to significant redevelopment activity and land held for development.

During the first quarter of 2024, the company signed 48 leases for approximately 234,000 square feet of office and retail space, as well as 326 multifamily apartment leases. Renewals accounted for 75% of the comparable office leases, 92% of the comparable retail leases, and 51% of the residential leases.

Office and Retail

The annualized base rent per leased square foot as of the end of the indicated quarter was as follows:

		2nd Quarter 2023	3rd Quarter 2023	4th Quarter 2023	1st Quarter 2024
Office	Weighted Average Portfolio	$54.97	$55.54	$56.27	$55.72
Retail	Weighted Average Portfolio	$26.28	$26.34	$26.44	$26.65

On a comparable basis (i.e., leases for which there was a former tenant) our office and retail leasing spreads as of the end of the indicated quarter are shown below:

		2nd Quarter 2023	3rd Quarter 2023	4th Quarter 2023	1st Quarter 2024
Office	Cash Basis % Change Over Prior Rent	(3.5)%	7.0%	22.4%	7.9%
	Straight-Line Basis % Change Over Prior Rent	4.5%	13.5%	30.1%	10.9%
Retail	Cash Basis % Change Over Prior Rent	2.9%	8.2%	6.8%	1.9%
	Straight-Line Basis % Change Over Prior Rent	2.1%	18.7%	12.8%	22.3%

On a comparable basis (i.e., leases for which there was a former tenant) during the first quarter of 2024 and trailing four quarters ended March 31, 2024, our office and retail leasing spreads are shown below:

		Number of Leases Signed	Comparable Leased Sq. Ft.	Average Cash Basis % Change Over Prior Rent	Average Cash Contractual Rent Per Sq. Ft.	Prior Average Cash Contractual Rent Per Sq. Ft.	Straight-Line Basis % Change Over Prior Rent
Office	Q1 2024	12	80,000	7.9%	$59.57	$55.23	10.9%
	Last 4 Quarters	38	286,000	2.4%	$68.92	$67.31	9.1%
Retail	Q1 2024	26	103,000	1.9%	$38.03	$37.30	22.3%
	Last 4 Quarters	89	440,000	5.0%	$34.22	$32.44	16.6%

Multifamily

The average monthly base rent per leased unit as of the end of the indicated quarter was as follows:

	2nd Quarter 2023			3rd Quarter 2023			4th Quarter 2023			1st Quarter 2024
Average Monthly Base Rent per Leased Unit	$	2,526		$	2,667		$	2,619		$	2,685

Same-Store Cash Net Operating Income

For the three months ended March 31, 2024, same-store cash NOI increased 1.5%, compared to the three months ended March 31, 2023. The same-store cash NOI by segment was as follows (in thousands):

	Three Months Ended (1)
	March 31,
		2024				2023			Change
Cash Basis:
Office	$	33,515			$	33,515			—		%
Retail		17,681				17,699			(0.1	)
Multifamily		9,513				9,055			5.1
Mixed-Use		6,066				5,495			10.4
Same-store Cash NOI	$	66,775			$	65,764			1.5		%
(1) Same-store office portfolio excludes One Beach Street due to significant redevelopment activity and land held for development.

Same-Store Cash Net Operating Income - Excluding Construction in Progress Write-off

In the first quarter, the company wrote off $0.5 million in non-recurring costs incurred in prior periods relating to construction in progress for then-prospective construction within our retail segment. Excluding such non-recurring costs, same-store cash NOI increased 2.3% for the three months ended March 31, 2024, and same-store cash NOI by segment was as follows (in thousands):

	Three Months Ended (1)
	March 31,
		2024				2023			Change
Cash Basis
Office	$	33,515			$	33,515			—		%
Retail		18,204				17,699			2.9
Multifamily		9,513				9,055			5.1
Mixed-Use		6,066				5,495			10.4
Same-store Cash NOI - Excluding Construction in Progress Write-off	$	67,298			$	65,764			2.3		%

Office same-store cash NOI was flat for the three months ended March 31, 2024, compared to the three months ended March 31, 2023, primarily due to rent abatements at The Landmark at One Market.

Same-store cash NOI is a non-GAAP supplemental earnings measure which the company considers meaningful in measuring its operating performance. A reconciliation of same-store cash NOI to net income is attached to this press release.

Balance Sheet and Liquidity

At March 31, 2024, the company had gross real estate assets of $3.8 billion and liquidity of $498.6 million, comprised of cash and cash equivalents of $98.6 million and $400.0 million of availability on its line of credit. At March 31, 2024, the company had only 1 out of 31 assets encumbered by a mortgage.

Dividends

The company declared dividends on its shares of common stock of $0.335 per share for the first quarter of 2024. The dividends were paid on March 21, 2024.

In addition, the company has declared a dividend on its common stock of $0.335 per share for the second quarter of 2024. The dividend will be paid in cash on June 20, 2024 to stockholders of record on June 6, 2024.

Guidance

The company increased its 2024 FFO per diluted share guidance to a range of $2.24 to $2.34 per share, an increase of 1% at midpoint from the prior 2024 FFO per diluted share guidance range of $2.19 to $2.33 per share.

Management will discuss the company's revised guidance in more detail during tomorrow's earnings call. Except as discussed during the call, the company's revised guidance excludes any impact from future acquisitions, dispositions, equity issuances or repurchases, debt financing or repayments. The foregoing estimates are forward-looking and reflect management's view of current and future market conditions, including certain assumptions with respect to leasing activity, rental rates, occupancy levels, interest rates, credit spreads and the amount and timing of acquisition and development activities. The company's actual results may differ materially from these estimates.

Conference Call

The company will hold a conference call to discuss the results for the first quarter of 2024 on Wednesday, May 1, 2024 at 8:00 a.m. Pacific Time (“PT”). To participate in the event by telephone, please dial 1-833-816-1162 and ask to join the American Assets Trust, Inc. conference call. A live on-demand audio webcast of the conference call will be available on the company's website at www.americanassetstrust.com. A replay of the call will also be available on the company's website.

Supplemental Information

Supplemental financial information regarding the company's first quarter 2024 results may be found on the "Financial Reporting" tab of the “Investors” page of the company's website at www.americanassetstrust.com. This supplemental information provides additional detail on items such as property occupancy, financial performance by property and debt maturity schedules.

Financial Information
American Assets Trust, Inc.
Consolidated Balance Sheets
(In Thousands, Except Share Data)

	March 31, 2024				December 31, 2023
Assets	(unaudited)
Real estate, at cost
Operating real estate	$	3,516,354			$	3,502,251
Construction in progress		235,719				239,030
Held for development		487				487
		3,752,560				3,741,768
Accumulated depreciation		(1,061,670	)			(1,036,453	)
Real estate, net		2,690,890				2,705,315
Cash and cash equivalents		98,553				82,888
Accounts receivable, net		7,606				7,624
Deferred rent receivables, net		90,884				89,210
Other assets, net		100,266				99,644
Total assets	$	2,988,199			$	2,984,681
Liabilities and equity
Liabilities:
Secured notes payable, net	$	74,691			$	74,669
Unsecured notes payable, net		1,615,608				1,614,958
Accounts payable and accrued expenses		65,292				61,312
Security deposits payable		8,862				8,880
Other liabilities and deferred credits, net		68,358				71,187
Total liabilities		1,832,811				1,831,006
Commitments and contingencies
Equity:
American Assets Trust, Inc. stockholders' equity
Common stock, $0.01 par value, 490,000,000 shares authorized, 60,894,491 and 60,895,786 shares issued and outstanding at March 31, 2024 and December 31, 2023, respectively		609				609
Additional paid-in capital		1,470,823				1,469,206
Accumulated dividends in excess of net income		(281,183	)			(280,239	)
Accumulated other comprehensive income		9,304				8,282
Total American Assets Trust, Inc. stockholders' equity		1,199,553				1,197,858
Noncontrolling interests		(44,165	)			(44,183	)
Total equity		1,155,388				1,153,675
Total liabilities and equity	$	2,988,199			$	2,984,681

American Assets Trust, Inc.
Unaudited Consolidated Statements of Operations
(In Thousands, Except Shares and Per Share Data)

	Three Months Ended March 31,
		2024				2023
Revenue:
Rental income	$	105,021			$	102,710
Other property income		5,674				5,044
Total revenue		110,695				107,754
Expenses:
Rental expenses		29,841				27,506
Real estate taxes		11,246				11,632
General and administrative		8,842				8,999
Depreciation and amortization		30,217				29,901
Total operating expenses		80,146				78,038
Operating income		30,549				29,716
Interest expense, net		(16,255	)			(15,729	)
Other income, net		10,329				6,679
Net income		24,623				20,666
Net income attributable to restricted shares		(196	)			(189	)
Net income attributable to unitholders in the Operating Partnership		(5,167	)			(4,341	)
Net income attributable to American Assets Trust, Inc. stockholders	$	19,260			$	16,136
Net income per share
Basic income attributable to common stockholders per share	$	0.32			$	0.27
Weighted average shares of common stock outstanding - basic		60,309,921				60,144,609
Diluted income attributable to common stockholders per share	$	0.32			$	0.27
Weighted average shares of common stock outstanding - diluted		76,491,458				76,326,146
Dividends declared per common share	$	0.335			$	0.330

Reconciliation of Net Income to Funds From Operations
The company's FFO attributable to common stockholders and operating partnership unitholders and reconciliation to net income is as follows (in thousands except shares and per share data, unaudited):

	Three Months Ended
	March 31, 2024
Funds From Operations (FFO)
Net income	$	24,623
Depreciation and amortization of real estate assets		30,217
FFO, as defined by NAREIT	$	54,840
Less: Nonforfeitable dividends on restricted stock awards		(192	)
FFO attributable to common stock and units	$	54,648
FFO per diluted share/unit	$	0.71
Weighted average number of common shares and units, diluted		76,500,185

Reconciliation of Same-Store Cash NOI to Net Income
The company's reconciliation of Same-Store Cash NOI to Net Income is as follows (in thousands, unaudited):

	Three Months Ended (1)
	March 31,
		2024				2023
Same-store cash NOI - Excluding construction in progress write-off	$	67,298			$	65,764
Construction in progress write-off (2)		(523	)			—
Same-store cash NOI		66,775				65,764
Non-same-store cash NOI		(296	)			(237	)
Tenant improvement reimbursements (3)		135				141
Cash NOI	$	66,614			$	65,668
Non-cash revenue and other operating expenses (4)		2,994				2,948
General and administrative		(8,842	)			(8,999	)
Depreciation and amortization		(30,217	)			(29,901	)
Interest expense, net		(16,255	)			(15,729	)
Other income (expense), net		10,329				6,679
Net income	$	24,623			$	20,666
Number of properties included in same-store analysis		30				29

(1)	Same-store office portfolio excludes One Beach Street due to significant redevelopment activity and land held for development.
(2)	The company wrote off $0.5 million in non-recurring costs incurred in prior periods relating to construction in progress for then-prospective construction within our retail segment.
(3)	Tenant improvement reimbursements are excluded from same-store cash NOI to provide a more accurate measure of operating performance.
(4)	Represents adjustments related to the straight-line rent income recognized during the period offset by cash received during the period and the provision for bad debts recorded for deferred rent receivable balances, the amortization of above (below) market rents, the amortization of lease incentives paid to tenants, the amortization of other lease intangibles, and straight-line rent expense for our lease of the Annex at The Landmark at One Market.

Reported results are preliminary and not final until the filing of the company's Form 10-Q with the Securities and Exchange Commission and, therefore, remain subject to adjustment.

Use of Non-GAAP Information
Funds from Operations
The company calculates FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts ("NAREIT"). FFO represents net income (computed in accordance with GAAP), excluding gains (or losses) from sales of depreciable operating property, impairment losses, real estate related depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated partnerships and joint ventures.

FFO is a supplemental non-GAAP financial measure. Management uses FFO as a supplemental performance measure because it believes that FFO is beneficial to investors as a starting point in measuring the company's operational performance. Specifically, in excluding real estate related depreciation and amortization and gains and losses from property dispositions, which do not relate to or are not indicative of operating performance, FFO provides a performance measure that, when compared year-over-year, captures trends in occupancy rates, rental rates and operating costs. The company also believes that, as a widely recognized measure of the performance of REITs, FFO will be used by investors as a basis to compare the company's operating performance with that of other REITs. However, because FFO excludes depreciation and amortization and captures neither the changes in the value of the company's properties that result from use or market conditions nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of the company's properties, all of which have real economic effects and could materially impact the company's results from operations, the utility of FFO as a measure of the company's performance is limited. In addition, other equity REITs may not calculate FFO in accordance with the NAREIT definition as the company does, and, accordingly, the company's FFO may not be comparable to such other REITs' FFO. Accordingly, FFO should be considered only as a supplement to net income as a measure of the company's performance. FFO should not be used as a measure of the company's liquidity, nor is it indicative of funds available to fund the company's cash needs, including the company's ability to pay dividends or service indebtedness. FFO also should not be used as a supplement to or substitute for cash flow from operating activities computed in accordance with GAAP.

Cash Net Operating Income
The company uses NOI internally to evaluate and compare the operating performance of the company's properties. The company believes cash NOI provides useful information to investors regarding the company's financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level, and when compared across periods, can be used to determine trends in earnings of the company's properties as this measure is not affected by (1) the non-cash revenue and expense recognition items, (2) the cost of funds of the property owner, (3) the impact of depreciation and amortization expenses as well as gains or losses from the sale of operating real estate assets that are included in net income computed in accordance with GAAP or (4) general and administrative expenses and other gains and losses that are specific to the property owner. The company believes the exclusion of these items from net income is useful because the resulting measure captures the actual revenue generated and actual expenses incurred in operating the company's properties as well as trends in occupancy rates, rental rates and operating costs. Cash NOI is a measure of the operating performance of the company's properties but does not measure the company's performance as a whole. Cash NOI is therefore not a substitute for net income as computed in accordance with GAAP.

Cash NOI is a non-GAAP financial measure of performance. The company defines cash NOI as operating revenues (rental income, tenant reimbursements, lease termination fees, ground lease rental income and other property income) less property and related expenses (property expenses, ground lease expense, property marketing costs, real estate taxes and insurance), adjusted for non-cash revenue and operating expense items such as straight-line rent, amortization of lease intangibles, amortization of lease incentives and other adjustments. Cash NOI also excludes general and administrative expenses, depreciation and amortization, interest expense, other nonproperty income and losses, acquisition-related expense, gains and losses from property dispositions, extraordinary items, tenant improvements, and leasing commissions. Other REITs may use different methodologies for calculating cash NOI, and accordingly, the company's cash NOI may not be comparable to the cash NOIs of other REITs.

About American Assets Trust, Inc.
American Assets Trust, Inc. is a full service, vertically integrated and self-administered real estate investment trust ("REIT"), headquartered in San Diego, California. The company has over 55 years of experience in acquiring, improving, developing and managing premier office, retail, and residential properties throughout the United States in some of the nation’s most dynamic, high-barrier-to-entry markets primarily in Southern California, Northern California, Washington, Oregon, Texas and Hawaii.  The company's office portfolio comprises approximately 4.1 million rentable square feet, and its retail portfolio comprises approximately 3.1 million rentable square feet. In addition, the company owns one mixed-use property (including approximately 94,000 rentable square feet of retail space and a 369-room all-suite hotel) and 2,110 multifamily units. In 2011, the company was formed to succeed to the real estate business of American Assets, Inc., a privately held corporation founded in 1967 and, as such, has significant experience, long-standing relationships and extensive knowledge of its core markets, submarkets and asset classes. For additional information, please visit www.americanassetstrust.com.

Forward Looking Statements
This press release may contain forward-looking statements within the meaning of the federal securities laws, which are based on current expectations, forecasts and assumptions that involve risks and uncertainties that could cause actual outcomes and results to differ materially. Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In some cases, you can identify forward-looking statements by the use of forward-looking terminology such as “may,” “will,” “should,” “expects,” “intends,” “plans,” “anticipates,” “believes,” “estimates,” “predicts,” or “potential” or the negative of these words and phrases or similar words or phrases which are predictions of or indicate future events or trends and which do not relate solely to historical matters. The following factors, among others, could cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking statements: adverse economic or real estate developments in our markets; defaults on, early terminations of or non-renewal of leases by tenants, including significant tenants; decreased rental rates or increased vacancy rates; our failure to generate sufficient cash flows to service our outstanding indebtedness; fluctuations in interest rates and increased operating costs; our failure to obtain necessary outside financing; our inability to develop or redevelop our properties due to market conditions; investment returns from our developed properties may be less than anticipated; general economic conditions; financial market fluctuations; risks that affect the general office, retail, multifamily and mixed-use environment; the competitive environment in which we operate; system failures or security incidents through cyber attacks; the impact of epidemics, pandemics, or other outbreaks of illness, disease or virus (such as the outbreak of COVID-19 and its variants) and the actions taken by government authorities and others related thereto, including the ability of our company, our properties and our tenants to operate; difficulties in identifying properties to acquire and completing acquisitions; our failure to successfully operate acquired properties and operations; risks related to joint venture arrangements; on-going and/or potential litigation; difficulties in completing dispositions; conflicts of interests with our officers or directors; lack or insufficient amounts of insurance; environmental uncertainties and risks related to adverse weather conditions and natural disasters; other factors affecting the real estate industry generally; limitations imposed on our business and our ability to satisfy complex rules in order for American Assets Trust, Inc. to continue to qualify as a REIT, for U.S. federal income tax purposes; and changes in governmental regulations or interpretations thereof, such as real estate and zoning laws and increases in real property tax rates and taxation of REITs. While forward-looking statements reflect the company's good faith beliefs, assumptions and expectations, they are not guarantees of future performance. For a further discussion of these and other factors that could cause the company's future results to differ materially from any forward-looking statements, see the section entitled “Risk Factors” in the company's most recent annual report on Form 10-K, and other risks described in documents subsequently filed by the company from time to time with the Securities and Exchange Commission. The company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes.

Source: American Assets Trust, Inc.

Investor and Media Contact:
American Assets Trust
Robert F. Barton
Executive Vice President and Chief Financial Officer
858-350-2607