UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
 

FORM 8-K

CURRENT REPORT
Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

Date of Report (Date of earliest event reported): October 30, 2017


ALEXANDRIA REAL ESTATE EQUITIES, INC.
(Exact name of registrant as specified in its charter)

Maryland
 
1-12993
 
95-4502084
(State or other jurisdiction of
incorporation)
 
(Commission File Number)
 
(I.R.S. Employer Identification No.)




385 East Colorado Boulevard, Suite 299
 
 
Pasadena, California
 
91101
(Address of principal executive offices)
 
(Zip Code)


Registrant’s telephone number, including area code: (626) 578-0777
 

N/A
(Former name or former address, if changed since last report)

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

o               Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)

o               Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)

o               Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))

o               Pre-commencement communications pursuant to Rule 13e-4 (c) under the Exchange Act (17 CFR 240.13e-4 (c))

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).
Emerging growth company o

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. o





Item 2.02.  Results of Operations and Financial Condition.

On October 30, 2017, Alexandria Real Estate Equities, Inc. (the “Company”) issued a press release entitled “Alexandria Real Estate Equities, Inc. Reports Third Quarter Ended September 30, 2017 Financial and Operating Results.”  The press release referred to certain supplemental information that is available on the Company’s website at www.are.com.  A copy of the press release and supplemental information are attached hereto as Exhibit 99.1.

The information contained in this Item 2.02, including the exhibit referenced herein, is being furnished and shall not be deemed “filed” for purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that section.  Such information shall not be incorporated by reference into any filing under the Securities Act of 1933, as amended (the "Securities Act"), or the Exchange Act, whether made before or after the date hereof, regardless of any general incorporation language in such filing.

Item 9.01.  Financial Statements and Exhibits.

(d)  Exhibits.

99.1                Alexandria Real Estate Equities, Inc.’s Earnings Press Release and Supplemental Information for the Third Quarter Ended September 30, 2017.

Forward-looking Statements

This current report on Form 8-K contains forward-looking statements within the meaning of Section 27A of the Securities Act, and Section 21E of the Exchange Act.  These statements include words such as “forecast,” “guidance,” “projects,” “estimates,” “anticipates,” “believes,” “expects,” “intends,” “may,” “plans,” “seeks,” “should,” or “will,” or the negative of these words or similar words.  Forward-looking statements involve certain risks and uncertainties, and actual results may differ materially from those discussed in each such statement.  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 factors described in the Company’s filings with the Securities and Exchange Commission, including the Company’s most recent annual report on Form 10-K and any subsequent quarterly reports on Form 10-Q.  The Company does not undertake any responsibility to update any of these factors or to announce publicly any revisions to any of the forward-looking statements contained in this or any other document, whether as a result of new information, future events, or otherwise.




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 hereunto duly authorized.

 
 
ALEXANDRIA REAL ESTATE EQUITIES, INC.
 
 
 
 
 
 
October 30, 2017
 
By:
/s/ Joel S. Marcus
 
 
 
 
Joel S. Marcus
 
 
 
 
Chairman/Chief Executive Officer
 
 
 
 
(Principal Executive Officer)
 
 
 
 
 
 
 
 
 
By:
/s/ Dean A. Shigenaga
 
 
 
 
Dean A. Shigenaga
 
 
 
 
Chief Financial Officer
 
 
 
 
(Principal Financial Officer)
 




EXHIBIT INDEX

Exhibit
Number        Exhibit Title    
99.1Alexandria Real Estate Equities, Inc.’s Earnings Press Release and Supplemental Information for the Third Quarter Ended September 30, 2017.


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Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2017
 




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Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2017
i



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(1)    Represents annual rental revenue in effect as of September 30, 2017.



 
ii
 
 
 
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Table of Contents
September 30, 2017
 
 

 
 
EARNINGS PRESS RELEASE
Page
SUPPLEMENTAL INFORMATION
Page
Internal Growth
 
 
 
 
SUPPLEMENTAL INFORMATION (CONTINUED)
Page
External Growth / Investments in Real Estate
 
Development and Redevelopment of New Class A Properties:
 
Balance Sheet Management
 
Definitions and Reconciliations
 
This document includes “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. Please see page 6 of this Earnings Press Release for further information.
 
This document is not an offer to sell or a solicitation to buy securities of Alexandria Real Estate Equities, Inc. Any offers to sell or solicitations to buy our securities shall be made only by means of a prospectus approved for that purpose. Unless otherwise indicated, the “Company,” “Alexandria,” “ARE,” “we,” “us,” and “our” refer to Alexandria Real Estate Equities, Inc. and its consolidated subsidiaries.

 
Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2017
iii
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Alexandria Real Estate Equities, Inc.
Reports
Third Quarter Ended September 30, 2017, Financial and Operating Results
Strong Internal and External Growth and
Significant Near-Term Contractual Rent Growth



PASADENA, Calif. – October 30, 2017 – Alexandria Real Estate Equities, Inc. (NYSE:ARE)
announced financial and operating results for the third quarter ended September 30, 2017.

Key highlights

“Green Star” designation from the Global Real Estate Sustainability Benchmark (“GRESB”)
In 3Q17, we were awarded a “Green Star” designation by GRESB and recognized as the top-ranked company in the U.S. in the GRESB Health & Well-being Module for our practices promoting the health, safety, and well-being of our tenants, employees, and partners.

Increased common stock dividend
Common stock dividend for 3Q17 of $0.86 per common share, up 6 cents, or 8%, over 3Q16; continuation of our strategy to share growth in cash flows from operating activities with our stockholders while also retaining a significant portion for reinvestment.

Strong internal growth
•
Total revenues:
•
$285.4 million, up 23.9%, for 3Q17, compared to $230.4 million for 3Q16
•
$829.3 million, up 23.3%, for YTD 3Q17, compared to $672.5 million for YTD 3Q16
•
Continued substantial leasing activity and strong rental rate growth, in light of minimal contractual lease expirations for 2017, and a highly leased value-creation pipeline:
 
 
3Q17
 
YTD 3Q17
Total leasing activity – RSF
 
786,925

 
3,189,483

Lease renewals and re-leasing of space:
 
 
 
 
Rental rate increases
 
24.2%

 
25.2%

Rental rate increases (cash basis)
 
10.0%

 
13.3%

RSF (included in total leasing activity above)
 
448,472

 
1,931,477


•
Executed key leases during 3Q17:
•
199,846 RSF at our development project at 100 Binney Street in our Cambridge submarket, including 130,803 RSF leased to Facebook, Inc.
•
153,203 RSF renewal and expansion at 455 Mission Bay Boulevard South, with Nektar Therapeutics in our Mission Bay/SoMa submarket
•
84,550 RSF at 10300 Campus Point Drive in our University Town Center submarket
•
Same property net operating income growth:
•
2.2% and 7.8% (cash basis) for 3Q17, compared to 3Q16
•
2.3% and 6.2% (cash basis) for YTD 3Q17, compared to YTD 3Q16

 

Strong external growth; disciplined allocation of capital to visible, multiyear, highly leased
value-creation pipeline
•
3Q17 key development projects placed into service, weighted toward the end of the quarter:
•
341,776 RSF, 100% leased to Bristol-Myers Squibb Company and Facebook, Inc. at 100 Binney Street in our Cambridge submarket; expect delivery of the remaining 91,155 RSF, 100% leased in 1Q18; improvements in initial stabilized yield and initial stabilized yield (cash basis) of 50 and 40 bps to 8.2% and 7.4%, respectively, primarily driven by 18% cost savings from (i) redesign of space, (ii) competitive bidding and project management, and (iii) lower amount of office/laboratory space and higher office space; and
•
17,620 RSF leased to ClubCorp Holdings, Inc. at 400 Dexter Avenue North in our Lake Union submarket.
•
81% leased on 1.5 million RSF development and redevelopment projects undergoing construction.
•
Deliveries of new Class A properties drive significant growth in net operating income:
Delivery Date
 
RSF
 
Percentage Leased
 
Incremental Annual Net Operating Income
YTD 3Q17
 
663,672

 
100%
 
 
$51 million
 
 
4Q17
 
651,738

 
95%
 
$38 million to $42 million
 
 

•
Development and redevelopment projects recently placed into service will drive contractual growth in cash rents aggregating $70 million, of which $60 million will commence through 3Q18 ($10 million in 4Q17, $23 million in 1Q18, $14 million in 2Q18, and $13 million in 3Q18).
•
Completed strategic acquisitions of four development and redevelopment properties during 3Q17 for an aggregate purchase price of $110.7 million, consisting of: (i) a future development project aggregating 280,000 RSF in our South San Francisco submarket, (ii) two properties aggregating 203,757 RSF, including 59,173 RSF of space undergoing redevelopment in our Route 128 submarket, and (iii) a redevelopment project consisting of 45,039 RSF in our Rockville submarket.

 
 
 
YTD
Operating results
3Q17
 
3Q16
 
Change
 
3Q17
 
3Q16
 
Change
Net income (loss) attributable to Alexandria’s common stockholders – diluted:
In millions
$
51.3

 
$
5.5

 
N/A

 
$
108.6

 
$
(126.0
)
 
N/A

Per share
$
0.55

 
$
0.07

 
N/A

 
$
1.20

 
$
(1.69
)
 
N/A

 
 
 
 
 
 
 
 
 
 
 
 
Funds from operations attributable to Alexandria’s common stockholders – diluted, as adjusted:
In millions
$
140.8

 
$
107.6

 
30.8
%
 
$
407.5

 
$
305.8

 
33.3
%
Per share
$
1.51

 
$
1.39

 
8.6
%
 
$
4.49

 
$
4.09

 
9.8
%

 
1

 
 
 
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Third Quarter Ended September 30, 2017, Financial and Operating Results (continued)
September 30, 2017
 
 

Items included in net income (loss) attributable to Alexandria’s common stockholders
(amounts are shown after deducting any amounts attributable to noncontrolling interests):
 
 
 
 
 
 
 
 
 
YTD
(In millions, except per share amounts)
3Q17
 
3Q16
 
3Q17
 
3Q16
 
3Q17
 
3Q16
 
3Q17
 
3Q16
Amount
 
Per Share – Diluted
 
Amount
 
Per Share – Diluted
Gain on sales of real estate
$
14.1

 
$
0.1

 
$
0.15

 
$
—

 
$
14.5

 
$
0.1

 
$
0.15

 
$
—

Gain on sales of non-real estate investments
—

 
—

 
—

 
—

 
—

 
4.4

 
—

 
0.06

Impairment of:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Rental properties
—

 
(6.3
)
 
—

 
(0.08
)
 
(0.2
)
 
(94.7
)
 
—

 
(1.27
)
Land parcels
—

 
(1.8
)
 
—

 
(0.02
)
 
—

 
(98.0
)
 
—

 
(1.32
)
Non-real estate investments
—

 
(3.1
)
 
—

 
(0.04
)
 
(4.5
)
 
(3.1
)
 
(0.05
)
 
(0.04
)
Loss on early extinguishment of debt
—

 
(3.2
)
 
—

 
(0.04
)
 
(0.7
)
 
(3.2
)
 
(0.01
)
 
(0.04
)
Preferred stock redemption charge
—

 
(13.1
)
 
—

 
(0.17
)
 
(11.3
)
 
(25.6
)
 
(0.12
)
 
(0.34
)
Total
$
14.1

 
$
(27.4
)
 
$
0.15

 
$
(0.35
)
 
$
(2.2
)
 
$
(220.1
)
 
$
(0.03
)
 
$
(2.95
)
Weighted-average shares of common
stock outstanding – diluted
 
93.3

 
77.4

 
 
 
 
 
90.8

 
74.5


See “Definitions and Reconciliations” on page 50 of our Supplemental Information for additional information.

Core operating metrics and internal growth as of 3Q17
•
Percentage of annual rental revenue in effect from:
•
Investment-grade tenants: 50%
•
Class A properties in AAA locations: 78%
•
Occupancy in North America: 96.1%
•
Operating margin: 71%
•
Adjusted EBITDA margin: 68%
•
Weighted-average remaining lease term of Top 20 tenants: 13.2 years
•
See “Strong internal growth” in the key highlights section on page 1 of this Earnings Press Release for information on our leasing activity, rental rate growth, and net operating income.

External growth
See page 1 of this Earnings Press Release for key highlights.

 
Balance sheet management
Key metrics
 
3Q17
 
Total market capitalization
 
$
16.1
 billion
 
Liquidity
 
$
1.7
 billion
 
 
 
 
 
Net debt to Adjusted EBITDA:
 
 
 
Quarter annualized
 
6.1x

 
Trailing 12 months
 
6.4x

 
 
 
 
 
Fixed-charge coverage ratio:
 
 
 
Quarter annualized
 
4.1x

 
Trailing 12 months
 
4.0x

 
 
 
 
 
Unhedged variable-rate debt as a percentage of total debt
 
12%

 
Current and future value-creation pipeline as a percentage of gross investments in real estate in North America
 
12%

 

Key capital events

•
In August 2017, we entered into an “at the market” common stock offering program (“ATM program”), which allows us to sell up to an aggregate of $750.0 million of our common stock. During 3Q17, we sold an aggregate of 2.1 million shares of common stock for gross proceeds of $249.9 million, or $119.94 per share, and received net proceeds of $245.8 million. As of 3Q17, we had $500.1 million available for future sales of common stock under the ATM program.

Corporate social responsibility and industry leadership

•
48% of total annual rental revenue is expected from Leadership in Energy and Environmental Design (“LEED®”) certified projects upon completion of 13 in-process projects.
•
In 3Q17, we were awarded a “Green Star” designation by GRESB and recognized as the top-ranked company in the U.S. in the GRESB Health & Well-being Module for our practices promoting the health, safety, and well-being of our tenants, employees, and partners. Our GRESB score exceeded that of both the U.S. listed average REIT and the global GRESB average.
•
In 3Q17, we expanded our support of the U.S. military with the kickoff of the future headquarters of The Honor Foundation in San Diego, in partnership with the Navy SEAL Foundation. We will provide 8,000 RSF of collaborative and innovative space at 11055 Roselle Street located in our Sorrento Valley submarket, where the organization will offer programs and events to help transition Navy SEALs and other U.S. Special Operations personnel back into private-sector jobs and careers.


 
2

 
 
Acquisitions
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September 30, 2017
(Dollars in thousands)
 
 


Property
 
Submarket/Market
 
Date of Purchase
 
Number of Properties
 
Anticipated Use
 
Occupancy
 
Square Footage
 
Purchase Price
 
 
 
 
 
Operating
 
Redevelopment
 
Future Development
 
 
 
 
 
 
 
 
 
 
1H17:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
325 Binney Street
 
Cambridge/Greater Boston
 
3/29/17
 
—
 
Office/lab, residential
 
N/A
 
—

 
 
—

 
208,965

 
 
$
80,250

 
88 Bluxome Street
 
Mission Bay/SoMa/San Francisco
 
1/10/17
 
1
 
Office/lab
 
100%
 
232,470

 
 
—

 
1,070,925

 
 
130,000

 
960 Industrial Road
 
Greater Stanford/San Francisco
 
5/17/17
 
1
 
Office/lab
 
100%
 
195,000

 
 
—

 
500,000

 
 
64,959

 
825 and 835 Industrial Road
 
Greater Stanford/San Francisco
 
6/1/17
 
—
 
Office/lab
 
N/A
 
—

 
 
—

 
530,000

 
 
85,000

 
1450 Page Mill Road (1)
 
Greater Stanford/San Francisco
 
6/1/17
 
1
 
Office
 
100%
 
77,634

 
 
—

 
—

 
 
85,300

 
3050 Callan Road and Vista Wateridge
 
Torrey Pines/Sorrento Mesa/
San Diego
 
3/24/17
 
—
 
Office/lab
 
N/A
 
—

 
 
—

 
229,000

 
 
8,250

 
5 Laboratory Drive
 
Research Triangle Park/RTP
 
5/25/17
 
1
 
Office/lab
 
N/A
 
—

 
 
175,000

 
—

 
 
8,750

 
 
 
 
 
 
 
4
 
 
 
 
 
505,104

 
 
175,000

 
2,538,890

 
 
462,509

 
3Q17:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
266 and 275 Second Avenue
 
Route 128/Greater Boston
 
7/11/17
 
2
 
Office/lab
 
100%
 
144,584

 
 
59,173

 
—

 
 
71,000

 
201 Haskins Way
 
South San Francisco/
San Francisco
 
9/11/17
 
1
 
Office/lab
 
100%
 
23,840

 
 
—

 
280,000

 
 
33,000

 
9900 Medical Center Drive
 
Rockville/Maryland
 
8/4/17
 
1
 
Office/lab
 
N/A
 
—

 
 
45,039

 
—

 
 
6,700

 
 
 
 
 
 
 
4
 
 
 
 
 
168,424

 
 
104,212

 
280,000

 
 
110,700

 
Pending:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1455 and 1515 Third Street
(acquisition of remaining 49% interest)
 
Mission Bay/SoMa/San Francisco
 
11/10/16
 
2
 
Ground lease
 
100%
 
422,980

 
 
—

 
—

 
 
37,800

(2) 
Other
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
60,000

 
 
 
 
 
 
 

 
 
 
 
 

 
 
279,212

 
2,818,890

 
 
$
671,009

 

We expect to provide total estimated costs at completion and related yields of development and redevelopment projects in the future.


(1)
Technology office building, subject to a 51-year ground lease, located in Stanford Research Park, a collaborative business community that supports innovative companies in their research and development pursuits. This recently constructed building is 100% leased to Infosys Limited for 12 years, and we expect initial stabilized yields of 7.3% and 5.8% (cash basis).
(2)
Acquisition of the remaining 49% interest in our unconsolidated real estate joint venture with Uber Technologies, Inc. (“Uber”) was completed in November 2016. A portion of the consideration is payable in three equal installments upon Uber’s completion of construction milestones. The first installment of $18.9 million was paid in 2Q17. We expect the second and third installments to be paid in 4Q17 and 1Q18, respectively.


 
3

 
 
Dispositions
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September 30, 2017
(Dollars in thousands)
 
 

Property/Market/Submarket
 
Date of Sale
 
RSF
 
Net Operating
Income (1)
 
Net Operating Income
(Cash Basis) (1)
 
Contractual Sales Price
 
Gain
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
6146 Nancy Ridge Drive/San Diego/Sorrento Mesa
 
1/6/17
 
21,940

 
N/A
 
N/A
 
$
3,000

 
 
$
270

 
1401/1413 Research Boulevard/Maryland/Rockville (2)
 
5/17/17
 
90,000

 
N/A
 
N/A
 
 
7,937

 
 
111

 
360 Longwood Avenue/Greater Boston/Longwood Medical Area (3)
 
7/6/17
 
203,090

 
$
4,313

 
$
4,168

 
 
65,701

 
 
14,106

 
 
 
 
 
 
 
 
 
 
 
$
76,638

 
 
$
14,487

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

(1)
Represents annualized amounts for the quarter ended prior to the date of sale. Net operating income (cash basis) excludes straight-line rent and amortization of acquired below-market leases.
(2)
In May 2017, we completed the sale of a partial interest in our land parcels at 1401/1413 Research Boulevard, located in our Rockville submarket. The sale was executed with a distinguished retail real estate developer for the development of a 90,000 RSF retail shopping center. We contributed the land parcels at a fair value of $7.9 million into a new entity, our partner contributed $3.9 million, and we received a distribution of $0.7 million. In addition, the real estate joint venture obtained a non-recourse secured construction loan with aggregate commitments of $25.0 million, which is expected to fund the remaining construction costs to complete the project, and we do not expect to make additional equity contributions to the real estate joint venture.
(3)
Represents the sale of a condominium interest for 49% of the building RSF, or 203,090 RSF, in our unconsolidated real estate joint venture property. Net operating income, net operating income (cash basis), and contractual sales price represent our 27.5% share related to the sale of the condominium interest. In August 2017, the unconsolidated real estate joint venture entered into a mortgage loan agreement, secured by the remaining interest in the property. During the nine months ended September 30, 2017, we received a cash distribution of $38.8 million from the joint venture, primarily from the condominium sale and loan refinancing.

 
4

 
 
Guidance
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September 30, 2017
(Dollars in millions, except per share amounts)
 
 
 

The following updated guidance is based on our current view of existing market conditions and assumptions for the year ending December 31, 2017. There can be no assurance that actual amounts will be materially higher or lower than these expectations. See our discussion of “forward-looking statements” on page 6 of this Earnings Press Release.
Summary of Key Changes in Guidance
 
As of 10/30/17
 
As of 7/31/17
 
 
Summary of Key Changes in Guidance
 
As of 10/30/17
 
As of 7/31/17
 
EPS, FFO per share, and FFO per share, as adjusted
 
See below
 
See below
 
 
Rental rate increase up 1%
 
20.5% to 23.5%
 
19.5% to 22.5%
 
Key sources and uses of capital
 
See update below
 
 
Rental rate increase (cash basis) up 3%
 
10.5% to 13.5%
 
7.5% to 10.5%
 
Earnings per Share and Funds From Operations per Share Attributable to Alexandria’s
Common Stockholders – Diluted
 
 
 
As of 10/30/17
 
As of 7/31/17
 
Earnings per share
 
$1.57 to $1.59
 
$1.40 to $1.46
 
Depreciation and amortization
 
4.45
 
 
4.45
 
 
Less: our share of gain on sale of real estate from unconsolidated JVs
 
(0.15)
 
 
—
 
 
Allocation to unvested restricted stock awards
 
(0.04)
 
 
(0.04)
 
 
Funds from operations per share
 
$5.83 to $5.85
 
$5.81 to $5.87
 
Add: impairment of non-real estate investments (1)
 
0.05
 
 
0.05
 
 
Add: loss on early extinguishment of debt
 
0.01
 
 
0.01
 
 
Add: preferred stock redemption charge (2)
 
0.12
 
 
0.12
 
 
Funds from operations per share, as adjusted
 
$6.01 to $6.03
 
$5.99 to $6.05
 
Key Assumptions
 
Low
 
High
 
Occupancy percentage in North America as of December 31, 2017
 
96.6%

 
97.2%

 
 
 
 
 
 
 
Lease renewals and re-leasing of space:
 
 
 
 
 
Rental rate increases
 
20.5%

 
23.5%

 
Rental rate increases (cash basis)
 
10.5%

 
13.5%

 
Same property performance:
 
 
 
 
 
Net operating income increase
 
2.0%

 
4.0%

 
Net operating income increase (cash basis)
 
5.5%

 
7.5%

 
 
 
 
 
 
 
Straight-line rent revenue
 
$
107

 
$
112

 
General and administrative expenses (7)
 
$
68

 
$
73

 
Capitalization of interest (7)
 
$
48

 
$
58

 
Interest expense (7)
 
$
131

 
$
141

 
 
Key Credit Metrics
 
As of 10/30/17
 
Net debt to Adjusted EBITDA – 4Q17 annualized
 
5.3x to 5.8x
 
Net debt and preferred stock to Adjusted EBITDA – 4Q17 annualized
 
5.3x to 5.8x
 
Fixed-charge coverage ratio – 4Q17 annualized
 
Greater than 4.0x
 
Value-creation pipeline as a percentage of gross real estate as of
December 31, 2017
 
Less than 10%
 
Key Sources and Uses of Capital
 
Range
 
Midpoint
 
Key Items Remaining after 9/30/17
Sources of capital:
 
 
 
 
 
 
 
 
 
 
Net cash provided by operating activities after dividends
 
$
115

 
$
135

 
$
125

 
 
 
 
Incremental debt
 
388

 
298

 
343

 
 
 
 
Real estate dispositions and common equity
 
1,080

 
1,350

 
1,215

(3) 
 

 
Total sources of capital
 
$
1,583

 
$
1,783

 
$
1,683

 
 
 
 
Uses of capital:
 
 
 
 
 
 
 
 
 
 
Construction
 
$
815

 
$
915

 
$
865

 
 
$
243

 
Acquisitions
 
620

 
720

 
670

(4) 
 
$
79

(5) 
7.00% Series D preferred stock repurchases
 
18

 
18

 
18

(6) 
 


 
6.45% Series E preferred stock redemption
 
130

 
130

 
130

 
 
 
 
Total uses of capital
 
$
1,583

 
$
1,783

 
$
1,683

 
 
 
 
Incremental debt (included above):
 
 
 
 
 
 
 
 
 
 
Issuance of unsecured senior notes payable
 
$
425

 
$
425

 
$
425

 
 
 
 
Borrowings – secured construction loans
 
200

 
250

 
225

 
 
 
 
Repayments of secured notes payable
 
(5
)
 
(10
)
 
(8
)
 
 
 
 
Repayment of unsecured senior bank term loan
 
(200
)
 
(200
)
 
(200
)
 
 
 
 
$1.65 billion unsecured senior line of credit/other
 
(32
)
 
(167
)
 
(99
)
 
 
 
 
Incremental debt
 
$
388

 
$
298

 
$
343

 
 
 
 

(1)
Primarily related to two non-real estate investments in 2Q17.
(2)
Includes charges aggregating $5.8 million related to the repurchases of 501,115 outstanding shares of our Series D Convertible Preferred Stock in 1Q17. Additionally, in March 2017, we announced the redemption of our Series E Redeemable Preferred Stock and recognized a $5.5 million preferred stock redemption charge. We completed the redemption in April 2017. Excludes any charges related to future repurchases of our Series D Convertible Preferred Stock.
(3)
Includes 6.2 million shares of our common stock issued during YTD 3Q17 for net proceeds of $705.4 million, and 4.8 million shares of our common stock subject to forward equity sales agreements, with anticipated aggregate net proceeds of $495.5 million to be settled in 4Q17, subject to adjustments as provided in the forward equity sales agreements. Also includes dispositions completed during YTD 3Q17. See “Dispositions” on page 4 of this Earnings Press Release for additional information.
(4)
Acquisitions guidance increased by $80.0 million from $590.0 million in our July 31, 2017, forecast primarily for the completed acquisition of 201 Haskins Way in September 2017 and one pending acquisition. See “Acquisitions” on page 3 of this Earnings Press Release for additional information.
(5)
Includes the second construction milestone installment payment for the 2016 acquisition of the remaining 49% interest in our unconsolidated real estate joint venture with Uber at 1455 and 1515 Third Street in our Mission Bay/SoMa submarket and one pending acquisition.
(6)
Guidance for repurchases of our 7.00% Series D preferred stock decreased by $77.0 million to reflect actual redemptions through 3Q17.
(7)
We expect to be at the top end of our guidance ranges for general and administrative expenses and capitalization of interest, and the low end of our guidance range for interest expense.

 
5

 
 
 
q317logo2.jpg
Earnings Call Information and About the Company
September 30, 2017
 
 


We will host a conference call on Tuesday, October 31, 2017, at 3:00 p.m. Eastern Time (“ET”)/noon Pacific Time (“PT”), which is open to the general public to discuss our financial and operating results for the third quarter ended September 30, 2017. To participate in this conference call, dial (877) 270-2148 or (412) 902-6510 shortly before 3:00 p.m. ET/noon PT and ask the operator to join the Alexandria Real Estate Equities, Inc. call. The audio webcast can be accessed at www.are.com in the “For Investors” section. A replay of the call will be available for a limited time from 5:00 p.m. ET/2:00 p.m. PT on Tuesday, October 31, 2017. The replay number is (877) 344-7529 or (412) 317-0088, and the confirmation code is 10112246.

Additionally, a copy of this Earnings Press Release and Supplemental Information for the third quarter ended September 30, 2017, is available in the “For Investors” section of our website at www.are.com or by following this link: http://www.are.com/fs/2017q3.pdf.

For any questions, please contact Joel S. Marcus, chairman, chief executive officer, and founder, at (626) 578-9693 or Dean A. Shigenaga, executive vice president, chief financial officer, and treasurer, at (626) 578-0777.

About the Company

Alexandria Real Estate Equities, Inc. (NYSE:ARE), an S&P 500® company, is an urban office real estate investment trust (“REIT”) uniquely focused on collaborative life science and technology campuses in AAA innovation cluster locations, with a total market capitalization of $16.1 billion and an asset base in North America of 28.6 million square feet, as of September 30, 2017. The asset base in North America includes 20.6 million RSF of operating properties, including 1.5 million RSF of development and redevelopment of new Class A properties currently undergoing construction. Additionally, the asset base in North America includes 8.0 million SF of future development projects, including 1.1 million SF of near-term projects undergoing marketing for lease and pre-construction activities and 3.3 million SF of intermediate-term development projects. Founded in 1994, Alexandria pioneered this niche and has since established a significant market presence in key locations, including Greater Boston, San Francisco, New York City, San Diego, Seattle, Maryland, and Research Triangle Park. Alexandria has a longstanding and proven track record of developing Class A properties clustered in urban life science and technology campuses that provide its 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. We believe these advantages result in higher occupancy levels, longer lease terms, higher rental income, higher returns, and greater long-term asset value. For additional information on Alexandria, please visit www.are.com.

***********

This document includes “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. Such forward-looking statements include, without limitation, statements regarding our 2017 earnings per share attributable to Alexandria’s common stockholders – diluted, 2017 funds from operations per share attributable to Alexandria’s common stockholders – diluted, net operating income, and our projected sources and uses of capital. You can identify the forward-looking statements by their use of forward-looking words, such as “forecast,” “guidance,” “projects,” “estimates,” “anticipates,” “believes,” “expects,” “intends,” “may,” “plans,” “seeks,” “should,” or “will,” or the negative of those words or similar words. These forward-looking statements are based on our current expectations, beliefs, projections, future plans and strategies, anticipated events or trends, and similar expressions concerning matters that are not historical facts, as well as a number of assumptions concerning future events. There can be no assurance that actual results will not be materially higher or lower than these expectations. These statements are subject to risks, uncertainties, assumptions, and other important factors that could cause actual results to differ materially from the results discussed in the forward-looking statements. Factors that might cause such a difference include, without limitation, our failure to obtain capital (debt, construction financing, and/or equity) or refinance debt maturities, increased interest rates and operating costs, adverse economic or real estate developments in our markets, our failure to successfully place into service and lease any properties undergoing development or redevelopment and our existing space held for future development or redevelopment (including new properties acquired for that purpose), our failure to successfully operate or lease acquired properties, decreased rental rates, increased vacancy rates or failure to renew or replace expiring leases, defaults on or non-renewal of leases by tenants, adverse general and local economic conditions, an unfavorable capital market environment, decreased leasing activity or lease renewals, and other risks and uncertainties detailed in our filings with the Securities and Exchange Commission (“SEC”). Accordingly, you are cautioned not to place undue reliance on such forward-looking statements. All forward-looking statements are made as of the date of this Earnings Press Release, and unless otherwise stated, we assume no obligation to update this information and expressly disclaim any obligation to update or revise any forward-looking statements, whether as a result of new information, future events, or otherwise. For more discussion relating to risks and uncertainties that could cause actual results to differ materially from those anticipated in our forward-looking statements, and risks to our business in general, please refer to our SEC filings, including our most recent annual report on Form 10-K and any subsequent quarterly reports on Form 10-Q.


 
6

 
 
Consolidated Statements of Income
q317logo2.jpg
September 30, 2017
(In thousands, except per share amounts)
 
 

 
 
Three Months Ended
 
Nine Months Ended
 
 
9/30/17

6/30/17
 
3/31/17
 
12/31/16
 
9/30/16
 
9/30/17
 
9/30/16
Revenues:
 
 

 
 

 
 

 
 

 
 

 
 

 
 

Rental
 
$
216,021

 
$
211,942

 
$
207,193

 
$
187,315

 
$
166,591

 
$
635,156

 
$
486,505

Tenant recoveries
 
67,058

 
60,470

 
61,346

 
58,270

 
58,681

 
188,874

 
165,385

Other income
 
2,291

 
647

 
2,338

 
3,577

 
5,107

 
5,276

 
20,654

Total revenues
 
285,370

 
273,059

 
270,877

 
249,162

 
230,379

 
829,306


672,544

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Expenses:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Rental operations
 
83,469

 
76,980

 
77,087

 
73,244

 
72,002

 
237,536

 
205,164

General and administrative
 
17,636

 
19,234

 
19,229

 
17,458

 
15,854

 
56,099

 
46,426

Interest
 
31,031

 
31,748

 
29,784

 
31,223

 
25,850

 
92,563

 
75,730

Depreciation and amortization
 
107,788

 
104,098

 
97,183

 
95,222

 
77,133

 
309,069

 
218,168

Impairment of real estate
 
—

 
203

 
—

 
16,024

 
8,114

 
203

 
193,237

Loss on early extinguishment of debt
 
—

 
—

 
670

 
—

 
3,230

 
670

 
3,230

Total expenses
 
239,924

 
232,263

 
223,953

 
233,171

 
202,183

 
696,140

 
741,955

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Equity in earnings (losses) of unconsolidated real estate joint ventures
 
14,100

 
589

 
361

 
86

 
273

 
15,050

 
(270
)
Gain on sales of real estate – rental properties
 
—

 
—

 
270

 
3,715

 
—

 
270

 
—

Gain on sales of real estate – land parcels
 
—

 
111

 
—

 
—

 
90

 
111

 
90

Net income (loss)
 
59,546

 
41,496

 
47,555

 
19,792

 
28,559

 
148,597

 
(69,591
)
Net income attributable to noncontrolling interests
 
(5,773
)
 
(7,275
)
 
(5,844
)
 
(4,488
)
 
(4,084
)
 
(18,892
)
 
(11,614
)
Net income (loss) attributable to Alexandria Real Estate Equities, Inc.’s stockholders
 
53,773

 
34,221

 
41,711

 
15,304

 
24,475

 
129,705

 
(81,205
)
Dividends on preferred stock
 
(1,302
)
 
(1,278
)
 
(3,784
)
 
(3,835
)
 
(5,007
)
 
(6,364
)
 
(16,388
)
Preferred stock redemption charge
 
—

 
—

 
(11,279
)
 
(35,653
)
 
(13,095
)
 
(11,279
)
 
(25,614
)
Net income attributable to unvested restricted stock awards
 
(1,198
)
 
(1,313
)
 
(987
)
 
(943
)
 
(921
)
 
(3,498
)
 
(2,807
)
Net income (loss) attributable to Alexandria Real Estate Equities, Inc.’s common stockholders
 
$
51,273

 
$
31,630

 
$
25,661

 
$
(25,127
)
 
$
5,452

 
$
108,564

 
$
(126,014
)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Net income (loss) per share attributable to Alexandria Real Estate Equities, Inc.’s common stockholders – basic and diluted
 
$
0.55

 
$
0.35

 
$
0.29

 
$
(0.31
)
 
$
0.07

 
$
1.20

 
$
(1.69
)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Weighted-average shares of common stock outstanding:
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Basic
 
92,598

 
90,215

 
88,147

 
80,800

 
76,651

 
90,336

 
74,526

Diluted
 
93,296

 
90,745

 
88,200

 
80,800

 
77,402

 
90,766

 
74,526

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Dividends declared per share of common stock
 
$
0.86

 
$
0.86

 
$
0.83

 
$
0.83

 
$
0.80

 
$
2.55

 
$
2.40






 
7

 
 
Consolidated Balance Sheets
q317logo2.jpg
September 30, 2017
(In thousands)
 
 

 
 
9/30/17
 
6/30/17
 
3/31/17
 
12/31/16
 
9/30/16
Assets
 
 
 
 

 
 

 
 

 
 

Investments in real estate
 
$
10,046,521

 
$
9,819,413

 
$
9,470,667

 
$
9,077,972

 
$
7,939,179

Investments in unconsolidated real estate joint ventures
 
33,692

 
58,083

 
50,457

 
50,221

 
133,580

Cash and cash equivalents
 
118,562

 
124,877

 
151,209

 
125,032

 
157,928

Restricted cash
 
27,713

 
20,002

 
18,320

 
16,334

 
16,406

Tenant receivables
 
9,899

 
8,393

 
9,979

 
9,744

 
9,635

Deferred rent
 
402,353

 
383,062

 
364,348

 
335,974

 
318,286

Deferred leasing costs
 
208,265

 
201,908

 
202,613

 
195,937

 
191,765

Investments
 
485,262

 
424,920

 
394,471

 
342,477

 
320,989

Other assets
 
213,056

 
205,009

 
206,562

 
201,197

 
206,133

Total assets
 
$
11,545,323

 
$
11,245,667

 
$
10,868,626

 
$
10,354,888

 
$
9,293,901

 
 
 
 
 
 
 
 
 
 
 
Liabilities, Noncontrolling Interests, and Equity
 
 
 
 
 
 
 
 
 
 
Secured notes payable
 
$
1,153,890

 
$
1,127,348

 
$
1,083,758

 
$
1,011,292

 
$
789,450

Unsecured senior notes payable
 
2,801,290

 
2,800,398

 
2,799,508

 
2,378,262

 
2,377,482

Unsecured senior line of credit
 
314,000

 
300,000

 
—

 
28,000

 
416,000

Unsecured senior bank term loans
 
547,860

 
547,639

 
547,420

 
746,471

 
746,162

Accounts payable, accrued expenses, and tenant security deposits
 
740,070

 
734,189

 
782,637

 
731,671

 
605,181

Dividends payable
 
83,402

 
81,602

 
78,976

 
76,914

 
66,705

Preferred stock redemption liability
 
—

 
—

 
130,000

 
—

 
—

Total liabilities
 
5,640,512

 
5,591,176

 
5,422,299

 
4,972,610

 
5,000,980

 
 
 
 
 
 
 
 
 
 
 
Commitments and contingencies
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Redeemable noncontrolling interests
 
11,418

 
11,410

 
11,320

 
11,307

 
9,012

 
 
 
 
 
 
 
 
 
 
 
Alexandria Real Estate Equities, Inc.’s stockholders’ equity:
 
 
 
 
 
 
 
 
 
 
7.00% Series D cumulative convertible preferred stock
 
74,386

 
74,386

 
74,386

 
86,914

 
161,792

6.45% Series E cumulative redeemable preferred stock
 
—

 
—

 
—

 
130,000

 
130,000

Common stock
 
943

 
921

 
899

 
877

 
768

Additional paid-in capital
 
5,287,777

 
5,059,180

 
4,855,686

 
4,672,650

 
3,649,263

Accumulated other comprehensive income (loss)
 
43,864

 
22,677

 
21,460

 
5,355

 
(31,745
)
Alexandria Real Estate Equities, Inc.’s stockholders’ equity
 
5,406,970

 
5,157,164

 
4,952,431

 
4,895,796

 
3,910,078

Noncontrolling interests
 
486,423

 
485,917

 
482,576

 
475,175

 
373,831

Total equity
 
5,893,393

 
5,643,081

 
5,435,007

 
5,370,971

 
4,283,909

Total liabilities, noncontrolling interests, and equity
 
$
11,545,323

 
$
11,245,667

 
$
10,868,626

 
$
10,354,888

 
$
9,293,901




 
8

 
 
Funds From Operations and Funds From Operations per Share
q317logo2.jpg
September 30, 2017
(In thousands, except per share amounts)
 
 

The following tables present a reconciliation of net income (loss) attributable to Alexandria’s common stockholders, the most directly comparable financial measure presented in accordance with generally accepted accounting principles (“GAAP”), including our share of amounts from consolidated and unconsolidated real estate joint ventures, to funds from operations attributable to Alexandria’s common stockholders – diluted, and funds from operations attributable to Alexandria’s common stockholders – diluted, as adjusted, and related per share amounts. Amounts allocable to unvested restricted stock awards are not material and are not presented separately within the per share table below. Per share amounts may not add due to rounding.
 
 
Three Months Ended
 
Nine Months Ended
 
 
9/30/17
 
6/30/17
 
3/31/17
 
12/31/16
 
9/30/16
 
9/30/17
 
9/30/16
Net income (loss) attributable to Alexandria’s common stockholders
 
$
51,273

 
$
31,630

 
$
25,661

 
$
(25,127
)
 
$
5,452

 
$
108,564

 
$
(126,014
)
Depreciation and amortization
 
107,788

 
104,098

 
97,183

 
95,222

 
77,133

 
309,069

 
218,168

Noncontrolling share of depreciation and amortization from consolidated real estate JVs
 
(3,608
)
 
(3,735
)
 
(3,642
)
 
(2,598
)
 
(2,224
)
 
(10,985
)
 
(6,751
)
Our share of depreciation and amortization from unconsolidated real estate JVs
 
383

 
324

 
412

 
655

 
658

 
1,119

 
2,052

Gain on sales of real estate – rental properties
 
—

 
—

 
(270
)
 
(3,715
)
 
—

 
(270
)
 
—

Our share of gain on sales of real estate from unconsolidated real estate JVs
 
(14,106
)
 
—

 
—

 
—

 
—

 
(14,106
)
 
—

Gain on sales of real estate – land parcels
 
—

 
(111
)
 
—

 
—

 
(90
)
 
(111
)
 
(90
)
Impairment of real estate – rental properties
 
—

 
203

 
—

 
3,506

 
6,293

 
203

 
94,688

Allocation to unvested restricted stock awards
 
(957
)
 
(685
)
 
(561
)
 
—

 
(438
)
 
(2,185
)
 
(14
)
Funds from operations attributable to Alexandria’s common stockholders –
diluted (1)
 
140,773

 
131,724

 
118,783

 
67,943

 
86,784

 
391,298

 
182,039

Non-real estate investment income
 
—

 
—

 
—

 
—

 
—

 
—

 
(4,361
)
Impairment of land parcels and non-real estate investments
 
—

 
4,491

 
—

 
12,511

 
4,886

 
4,491

 
101,028

Loss on early extinguishment of debt
 
—

 
—

 
670

 
—

 
3,230

 
670

 
3,230

Preferred stock redemption charge
 
—

 
—

 
11,279

 
35,653

 
13,095

 
11,279

 
25,614

Allocation to unvested restricted stock awards
 
—

 
(58
)
 
(150
)
 
(605
)
 
(359
)
 
(227
)
 
(1,736
)
Funds from operations attributable to Alexandria’s common stockholders –
diluted, as adjusted
 
$
140,773

 
$
136,157

 
$
130,582

 
$
115,502

 
$
107,636

 
$
407,511

 
$
305,814


Net income (loss) per share attributable to Alexandria’s common stockholders
 
$
0.55

 
$
0.35

 
$
0.29

 
$
(0.31
)
 
$
0.07

 
$
1.20

 
$
(1.69
)
Depreciation and amortization 
 
1.11

 
1.10

 
1.06

 
1.15

 
0.97

 
3.26

 
2.85

Gain on sales of real estate – rental properties
 
—

 
—

 
—

 
(0.05
)
 
—

 
—

 
—

Our share of gain on sales of real estate from unconsolidated real estate JVs
 
(0.15
)
 
—

 
—

 
—

 
—

 
(0.15
)
 
—

Impairment of real estate – rental properties
 
—

 
—

 
—

 
0.05

 
0.08

 
—

 
1.27

Funds from operations per share attributable to Alexandria’s common stockholders – diluted (1)
 
1.51

 
1.45

 
1.35

 
0.84

 
1.12

 
4.31


2.43

Non-real estate investment income
 
—

 
—

 
—

 
—

 
—

 
—

 
(0.06
)
Impairment of land parcels and non-real estate investments
 
—

 
0.05

 
—

 
0.15

 
0.06

 
0.05

 
1.34

Loss on early extinguishment of debt
 
—

 
—

 
0.01

 
—

 
0.04

 
0.01

 
0.04

Preferred stock redemption charge
 
—

 
—

 
0.12

 
0.43

 
0.17

 
0.12

 
0.34

Funds from operations per share attributable to Alexandria’s common stockholders – diluted, as adjusted
 
$
1.51

 
$
1.50

 
$
1.48

 
$
1.42

 
$
1.39

 
$
4.49

 
$
4.09

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Weighted-average shares of common stock outstanding for calculating funds from operations per share and funds from operations, as adjusted, per share – diluted
 
93,296

 
90,745

 
88,200

 
81,280

 
77,402

 
90,766

 
74,778


(1)
Calculated in accordance with standards established by the Advisory Board of Governors of the National Association of Real Estate Investment Trusts (the “NAREIT Board of Governors”) in its April 2002 White Paper and related implementation guidance.


 
9









SUPPLEMENTAL
INFORMATION








 
 
 
q317logo2.jpg
Company Profile
September 30, 2017
 
 

Alexandria Real Estate Equities, Inc. (NYSE:ARE), an S&P 500® company, is an urban office REIT uniquely focused on collaborative life science and technology campuses in AAA innovation cluster locations, with a total market capitalization of $16.1 billion and an asset base in North America of 28.6 million square feet, as of September 30, 2017. The asset base in North America includes 20.6 million RSF of operating properties, including 1.5 million RSF of development and redevelopment of new Class A properties currently undergoing construction. Additionally, the asset base in North America includes 8.0 million SF of future development projects, including 1.1 million SF of near-term projects undergoing marketing for lease and pre-construction activities and 3.3 million SF of intermediate-term development projects. Founded in 1994, Alexandria pioneered this niche and has since established a significant market presence in key locations, including Greater Boston, San Francisco, New York City, San Diego, Seattle, Maryland, and Research Triangle Park. Alexandria has a longstanding and proven track record of developing Class A properties clustered in urban life science and technology campuses that provide its 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. We believe these advantages result in higher occupancy levels, longer lease terms, higher rental income, higher returns, and greater long-term asset value. For additional information on Alexandria, please visit www.are.com.

Tenant base

Alexandria is known for our high-quality and diverse tenant base, with 50% of our annual rental revenue generated from investment-grade tenants. The impressive quality, diversity, breadth, and depth of our significant relationships with our tenants provide Alexandria with high-quality and stable cash flows. Alexandria’s underwriting team and long-term industry relationships positively distinguish us from all other publicly traded REITs and real estate companies.

Executive and senior management team

Alexandria’s executive and senior management team has unique experience and expertise in creating highly dynamic and collaborative campuses in key urban life science and technology cluster locations that inspire innovation. From the development of high-quality, sustainable real estate, to the ongoing cultivation of collaborative environments with unique amenities and events, the Alexandria team has a first-in-class reputation of excellence in its niche. Alexandria’s highly experienced management team also includes regional market directors with leading reputations and longstanding relationships within the life science and technology communities in their respective urban innovation clusters. We believe that our expertise, experience, reputation, and key relationships with the real estate, life science, and technology industries provide Alexandria significant competitive advantages in attracting new business opportunities.
 
Alexandria’s executive and senior management team consists of 29 individuals, averaging 26 years of real estate experience, including more than 13 years with Alexandria. Our executive management team alone averages 18 years of experience with Alexandria.

EXECUTIVE MANAGEMENT TEAM
Joel S. Marcus
Chairman, Chief Executive Officer & Founder
Dean A. Shigenaga
Executive Vice President
Chief Financial Officer & Treasurer
Thomas J. Andrews
Executive Vice President
Regional Market Director – Greater Boston
Jennifer J. Banks
Executive Vice President
General Counsel & Corporate Secretary
Vincent R. Ciruzzi
Chief Development Officer
John H. Cunningham
Executive Vice President
Regional Market Director – New York City
Peter M. Moglia
Chief Investment Officer
Stephen A. Richardson
Chief Operating Officer &
Regional Market Director – San Francisco
Daniel J. Ryan
Executive Vice President
Regional Market Director – San Diego & Strategic Operations

 
11

 
 
 
q317logo2.jpg
Investor Information
September 30, 2017
 
 

Corporate Headquarters
 
New York Stock Exchange Trading Symbols
 
Information Requests
385 East Colorado Boulevard, Suite 299
 
Common stock: ARE
 
Phone:
(626) 396-4828
Pasadena, California 91101
 
7.00% Series D preferred stock: ARE PRD
 
Email:
 
 
 
 
Web:
www.are.com
 
 
 
 
 
 
Equity Research Coverage
Alexandria is currently covered by the following research analysts. This list may not be complete and is subject to change as firms initiate or discontinue coverage of our company. Please note that any opinions, estimates, or forecasts regarding our historical or predicted performance made by these analysts are theirs alone and do not represent opinions, estimates, or forecasts of Alexandria or its management. Alexandria does not by its reference or distribution of the information below imply its endorsement of or concurrence with any opinions, estimates, or forecasts of these analysts. Interested persons may obtain copies of analysts’ reports on their own as we do not distribute these reports. Several of these firms may, from time to time, own our stock and/or hold other long or short positions in our stock and may provide compensated services to us.
Bank of America Merrill Lynch
 
Citigroup Global Markets Inc.
 
J.P. Morgan Securities LLC
 
RBC Capital Markets
Jamie Feldman / Jeffrey Spector
 
Michael Bilerman / Emmanuel Korchman
 
Anthony Paolone
 
Michael Carroll / Brian Hawthorne
(646) 855-5808 / (646) 855-1363
 
(212) 816-1383 / (212) 816-1382
 
(212) 622-6682
 
(440) 715-2649 / (440) 715-2653
 
 
 
 
 
 
 
Barclays Capital Inc.
 
Evercore ISI
 
Mitsubishi UFJ Securities (USA), Inc.
 
Robert W. Baird & Co. Incorporated
Ross Smotrich / Trevor Young
 
Sheila McGrath / Nathan Crossett
 
Karin Ford / Jason Twizell
 
David Rodgers / Richard Schiller
(212) 526-2306 / (212) 526-3098
 
(212) 497-0882 / (212) 497-0870
 
(212) 405-7349 / (212) 405-7160
 
(216) 737-7341 / (312) 609-5485
 
 
 
 
 
 
 
BTIG, LLC
 
Green Street Advisors, Inc.
 
Mizuho Securities USA Inc.
 
UBS Securities LLC
Tom Catherwood / James Sullivan
 
Jed Reagan / Daniel Ismail
 
Richard Anderson / Zachary Silverberg
 
Nick Yulico / Frank Lee
(212) 738-6140 / (212) 738-6139
 
(949) 640-8780 / (949) 640-8780
 
(212) 205-8445 / (212) 205-7855
 
(212) 713-3402 / (415) 352-5679
 
 
 
 
 
 
 
CFRA
 
JMP Securities – JMP Group, Inc.
 
 
 
 
Kenneth Leon
 
Peter Martin / Brian Riley
 
 
 
 
(212) 438-4638
 
(415) 835-8904 / (415) 835-8908
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Fixed Income Coverage
 
Rating Agencies
J.P. Morgan Securities LLC
 
Wells Fargo & Company
 
Moody’s Investors Service
 
S&P Global Ratings
Mark Streeter / Jonathan Rau
 
Thierry Perrein / Kevin McClure
 
Thuy Nguyen / Reed Valutas
 
Fernanda Hernandez / Anita Ogbara
(212) 834-5086 / (212) 834-5237
 
(704) 410-3262 / (704) 410-3252
 
(212) 553-7168 / (212) 553-4169
 
(212) 438-1347 / (212) 438-5077

 
12

 
 
 
q317logo2.jpg
High-Quality, Diverse, and Innovative Tenants
September 30, 2017
 
 



Cash Flows from High-Quality, Diverse, and Innovative Tenants

Investment-Grade Tenants
 
Tenant Mix
 
 
 
 
q317clientmix4s.jpg
 
 
 
 
 
 
 
 
50%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
of ARE’s Total
 
Annual Rental Revenue (1)
 
 
 
 
 
 
 
 
 
 
 
A REIT Industry-Leading Tenant Roster
 
Percentage of ARE’s Annual Rental Revenue (1)







(1)
Represents annual rental revenue in effect as of September 30, 2017.

 
13

 
 
 
q317logo2.jpg
Class A Properties in AAA Locations
September 30, 2017
 
 


High-Quality Cash Flows from Class A Properties in AAA Locations

Class A Properties in
AAA Locations
 
AAA Locations
 
 
 
 
q317realestatemetrics4s.jpg
 
 
 
 
 
 
 
 
78%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
of ARE’s
 
Annual Rental Revenue(1)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Percentage of ARE’s Annual Rental Revenue (1)








(1)
Represents annual rental revenue in effect as of September 30, 2017.

 
14

 
 
 
q317logo2.jpg
Occupancy
September 30, 2017
 
 



Solid Demand for Class A Properties in AAA Locations
Drives Solid Occupancy

Solid Historical Occupancy (1)
 
Occupancy across Key Locations
 
 
 
 
q317occupancy4s.jpg
 
 
 
 
 
 
 
 
95%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Over 10 Years
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Occupancy of Operating Properties
 
 
as of September 30, 2017


(1)
Average occupancy of operating properties in North America as of each December 31 for the last 10 years and as of September 30, 2017.
(2)
In December 2016, Eli Lilly and Company vacated 125,409 RSF, or 3% of RSF in San Diego, at 10300 Campus Point Drive in our University Town Center submarket and relocated and expanded into 305,006 RSF at 10290 Campus Point Drive.

 
15

 
 
Financial and Asset Base Highlights
q317logo2.jpg
September 30, 2017
(Dollars in thousands, except per share amounts)
 
 

 
 
Three Months Ended (unless stated otherwise)
 
 
9/30/17
 
6/30/17
 
3/31/17
 
12/31/16
 
9/30/16
Selected financial data from consolidated financial statements and related information
 
 
 
 
 
 
 
 
 
 
Adjusted EBITDA – quarter annualized
 
$
773,828

 
$
755,048

 
$
723,764

 
$
662,836

 
$
614,668

Adjusted EBITDA – trailing 12 months
 
$
728,869

 
$
689,079

 
$
650,579

 
$
610,839

 
$
591,646

Adjusted EBITDA margins
 
68%

 
68%

 
67%

 
67%

 
67%

Operating margins
 
71%

 
72%

 
72%

 
71%

 
69%

 
 
 
 
 
 
 
 
 
 
 
Net debt at end of period
 
$
4,698,568

 
$
4,660,216

 
$
4,292,773

 
$
4,052,576

 
$
4,186,180

Net debt to Adjusted EBITDA – quarter annualized
 
6.1x

 
6.2x

 
5.9x

 
6.1x

 
6.8x

Net debt to Adjusted EBITDA – trailing 12 months
 
6.4x

 
6.8x

 
6.6x

 
6.6x

 
7.1x

Net debt and preferred stock to Adjusted EBITDA – quarter annualized
 
6.2x

 
6.3x

 
6.0x

 
6.4x

 
7.3x

Net debt and preferred stock to Adjusted EBITDA – trailing 12 months
 
6.5x

 
6.9x

 
6.7x

 
7.0x

 
7.6x

 
 
 
 
 
 
 
 
 
 
 
Fixed-charge coverage ratio – quarter annualized
 
4.1x

 
4.1x

 
4.1x

 
3.8x

 
3.6x

Fixed-charge coverage ratio – trailing 12 months
 
4.0x

 
3.9x

 
3.8x

 
3.6x

 
3.6x

Unencumbered net operating income as a percentage of total net operating income
 
81%

 
81%

 
81%

 
82%

 
87%

 
 
 
 
 
 
 
 
 
 
 
Closing stock price at end of period
 
$
118.97

 
$
120.47

 
$
110.52

 
$
111.13

 
$
108.77

Common shares outstanding (in thousands) at end of period
 
94,325

 
92,098

 
89,884

 
87,666

 
76,824

Total equity capitalization at end of period
 
$
11,328,163

 
$
11,202,668

 
$
10,037,702

 
$
9,991,832

 
$
8,717,246

Total market capitalization at end of period
 
$
16,145,203

 
$
15,978,053

 
$
14,468,388

 
$
14,155,857

 
$
13,046,340

 
 
 
 
 
 
 
 
 
 
 
Dividend per share – quarter/annualized
 
$0.86/$3.44

 
$0.86/$3.44

 
$0.83/$3.32

 
$0.83/$3.32

 
$0.80/$3.20

Dividend payout ratio for the quarter
 
58%

 
58%

 
57%

 
63%

 
57%

Dividend yield – annualized
 
2.9%

 
2.9%

 
3.0%

 
3.0%

 
2.9%

 
 
 
 
 
 
 
 
 
 
 
General and administrative expense as a percentage of total assets – trailing 12 months
 
0.6%

 
0.6%

 
0.6%

 
0.6%

 
0.7%

General and administrative expense as a percentage of total revenues – trailing 12 months
 
6.8%

 
7.0%

 
7.0%

 
6.9%

 
6.9%

 
 
 
 
 
 
 
 
 
 
 
Capitalized interest
 
$
17,092

 
$
15,069

 
$
13,164

 
$
11,659

 
$
14,903

Weighted-average interest rate for capitalization of interest during period
 
3.96%

 
3.98%

 
3.95%

 
3.72%

 
3.78%

 
 
 
 
 
 
 
 
 
 
 
 

 
16

 
 
Financial and Asset Base Highlights (continued)
q317logo2.jpg
September 30, 2017
(Dollars in thousands, except annual rental revenue per occupied RSF amounts)
 
 

 
 
Three Months Ended (unless stated otherwise)
 
 
9/30/17
 
6/30/17
 
3/31/17
 
12/31/16
 
9/30/16
Amounts included in funds from operations and non-revenue-enhancing capital expenditures
 
 
 
 
 
 
 
 
 
 
Straight-line rent revenue
 
$
20,865

 
$
17,905

 
$
35,592

 
$
20,993

 
$
16,111

Amortization of acquired below-market leases
 
$
4,545

 
$
5,004

 
$
5,359

 
$
2,818

 
$
965

Straight-line rent on ground leases
 
$
206

 
$
201

 
$
198

 
$
557

 
$
(1,331
)
Stock compensation expense
 
$
7,893

 
$
5,504

 
$
5,252

 
$
6,426

 
$
7,451

Amortization of loan fees
 
$
2,840

 
$
2,843

 
$
2,895

 
$
3,080

 
$
3,080

Amortization of debt premiums
 
$
652

 
$
625

 
$
596

 
$
383

 
$
5

Non-revenue-enhancing capital expenditures:
 
 
 
 
 
 
 
 
 
 
Building improvements
 
$
2,453

 
$
1,840

 
$
1,138

 
$
2,135

 
$
1,920

Tenant improvements and leasing commissions
 
$
9,976

 
$
9,389

 
$
18,377

 
$
11,614

 
$
10,289

 
 
 
 
 
 
 
 
 
 
 
Operating statistics and related information (at end of period)
 
 
 
 
 
 
 
 
 
 
Number of properties – North America
 
206

 
202

 
199

 
199

 
189

RSF (including development and redevelopment projects under construction) – North America
 
20,642,042

 
20,567,473

 
20,084,195

 
19,869,729

 
18,820,579

Total square feet – North America
 
28,583,747

 
28,351,518

 
28,176,780

 
25,162,360

 
24,499,286

Annual rental revenue per occupied RSF – North America
 
$
47.19

 
$
46.55

 
$
45.94

 
$
45.15

 
$
43.39

Occupancy of operating properties – North America
 
96.1%

 
95.7%

 
95.5%

 
96.6%

 
97.1%

Occupancy of operating and redevelopment properties – North America
 
93.9%

 
94.0%

 
94.7%

 
95.7%

 
94.4%

Weighted average remaining lease term (in years)
 
8.8

 
8.8

 
9.0

 
8.8

 
6.8

 
 
 
 
 
 
 
 
 
 
 
Total leasing activity – RSF
 
786,925

 
1,081,777

 
1,320,781

 
1,501,376

 
683,307

Lease renewals and re-leasing of space – change in average new rental rates over expiring rates:
 
 
 
 
 
 
 
 
 
 
Rental rate increases
 
24.2%


23.2%

 
27.8%

 
25.8%

 
28.2%

Rental rate increases (cash basis)
 
10.0%

 
9.4%

 
17.7%

 
9.5%

 
16.2%

RSF (included in total leasing activity above)
 
448,472

 
604,142

 
878,863

 
671,222

 
592,776

 
 
 
 
 
 
 
 
 
 
 
Same property – percentage change over comparable quarter from prior year:
 
 
 
 
 
 
 
 
 
 
Net operating income increase
 
2.2%

 
1.8%

 
2.6%

 
3.2%

 
5.3%

Net operating income increase (cash basis)
 
7.8%

 
7.0%

 
5.5%

 
4.9%

 
6.1%

 
 
 
 
 
 
 
 
 
 
 
 

 
17

 
 
 
q317logo2.jpg
Key Operating Metrics
September 30, 2017
 
 

Favorable Lease Structure (1)
 
Same Property Net Operating Income Growth
 
 
 
q317sameprop4sa.jpg
q317sameprop4sb.jpg
 
Stable cash flows
 
 
 
 
Percentage of triple
net leases
 
97%
 
 
Increasing cash flows
 
 
 
 
Percentage of leases containing
annual rent escalations
95%
 
 
Lower capex burden
 
 
 
 
Percentage of leases providing for the
recapture of capital expenditures
94%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Margins (2)
 
Rental Rate Growth:
Renewed/Re-Leased Space
 
 
 
 
 
 
 
 
 
q317rentalrate4sa.jpg
q317rentalrate4sb.jpg
 
Adjusted EBITDA
 
 
 
Operating
 
 
68%
 
 
 
71%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
(1)
Percentages calculated based on RSF as of September 30, 2017.
(2)
Represents the three months ended September 30, 2017.

 
18

 
 
Same Property Performance
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 

Same Property Financial Data
 
3Q17
 
YTD 3Q17
 
Same Property Statistical Data
 
3Q17
 
YTD 3Q17
 
Percentage change over comparable period from prior year:
 
 
 
 
 
Number of same properties
 
169
 
166
 
Net operating income increase
 
2.2%
 
2.3%
 
Rentable square feet
 
15,182,829
 
14,419,701
 
Net operating income increase (cash basis)
 
7.8%
 
6.2%
 
Occupancy – current-period average
 
95.9%
 
96.0%
 
Operating margin
 
69%
 
70%
 
Occupancy – same-period prior-year average
 
96.9%
 
97.2%
 

 
 
Three Months Ended September 30,
 
Nine Months Ended September 30,
 
 
 
2017
 
2016
 
$ Change
 
% Change
 
2017
 
2016
 
$ Change
 
% Change
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same properties
 
$
163,817

 
$
159,424

 
$
4,393

 
2.8
%
 
$
457,237

 
$
445,740

 
$
11,497

 
2.6
%
 
Non-same properties
 
52,204

 
7,167

 
45,037

 
628.4

 
177,919

 
40,765

 
137,154

 
336.5

 
Total rental
 
216,021

 
166,591

 
49,430

 
29.7

 
635,156

 
486,505

 
148,651

 
30.6

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same properties
 
58,117

 
56,858

 
1,259

 
2.2

 
155,017

 
151,588

 
3,429

 
2.3

 
Non-same properties
 
8,941

 
1,823

 
7,118

 
390.5

 
33,857

 
13,797

 
20,060

 
145.4

 
Total tenant recoveries
 
67,058

 
58,681

 
8,377

 
14.3

 
188,874

 
165,385

 
23,489

 
14.2

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same properties
 
120

 
16

 
104

 
650.0

 
341

 
77

 
264

 
342.9

 
Non-same properties
 
2,171

 
5,091

 
(2,920
)
 
(57.4
)
 
4,935

 
20,577

 
(15,642
)
 
(76.0
)
 
Total other income
 
2,291

 
5,107

 
(2,816
)
 
(55.1
)
 
5,276

 
20,654

 
(15,378
)
 
(74.5
)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same properties
 
222,054

 
216,298

 
5,756

 
2.7

 
612,595

 
597,405

 
15,190

 
2.5

 
Non-same properties
 
63,316

 
14,081

 
49,235

 
349.7

 
216,711

 
75,139

 
141,572

 
188.4

 
Total revenues
 
285,370

 
230,379

 
54,991

 
23.9

 
829,306

 
672,544

 
156,762

 
23.3

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same properties
 
68,107

 
65,674

 
2,433

 
3.7

 
182,281

 
176,967

 
5,314

 
3.0

 
Non-same properties
 
15,362

 
6,328

 
9,034

 
142.8

 
55,255

 
28,197

 
27,058

 
96.0

 
Total rental operations
 
83,469

 
72,002

 
11,467

 
15.9

 
237,536

 
205,164

 
32,372

 
15.8

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Same properties
 
153,947

 
150,624

 
3,323

 
2.2

 
430,314

 
420,438

 
9,876

 
2.3

 
Non-same properties
 
47,954

 
7,753

 
40,201

 
518.5

 
161,456

 
46,942

 
114,514

 
243.9

 
Net operating income
 
$
201,901

 
$
158,377

 
$
43,524

 
27.5
%
 
$
591,770

 
$
467,380

 
$
124,390

 
26.6
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Net operating income – same properties
 
$
153,947

 
$
150,624

 
$
3,323

 
2.2
%
 
$
430,314

 
$
420,438

 
$
9,876

 
2.3
%
 
Straight-line rent revenue and amortization of acquired below-market leases
 
(5,744
)
 
(13,105
)
 
7,361

 
(56.2
)
 
(13,439
)
 
(28,024
)
 
14,585

 
(52.0
)
 
Net operating income – same properties (cash basis)
 
$
148,203

 
$
137,519

 
$
10,684

 
7.8
%
 
$
416,875

 
$
392,414

 
$
24,461

 
6.2
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 



 
19

 
 
 
q317logo2.jpg
Leasing Activity
September 30, 2017
 
 

 
 
Three Months Ended
 
Nine Months Ended
 
Year Ended
 
 
September 30, 2017
 
September 30, 2017
 
December 31, 2016
(Dollars per RSF)
 
Including
Straight-Line Rent
 
Cash Basis
 
Including
Straight-Line Rent
 
Cash Basis
 
Including
Straight-Line Rent
 
Cash Basis
Leasing activity:
 
 
 
 
 
 
 
 
 
 
 
 
Renewed/re-leased space (1)
 
 
 
 
 
 

 
 

 
 
 
 
Rental rate changes
 
24.2%

 
10.0%

 
25.2%

 
13.3%

 
27.6%

 
12.0%

New rates
 
$
59.84

 
$
57.59

 
$
51.30

 
$
48.24

 
$
48.60

 
$
45.83

Expiring rates
 
$
48.19

 
$
52.37

 
$
40.97

 
$
42.56

 
$
38.09

 
$
40.92

Rentable square footage
 
448,472

 
 
 
1,931,477

 
 
 
2,129,608

 
 
Tenant improvements/leasing commissions
 
$
18.52

 
 
 
$
19.54

(2) 
 
 
$
15.69

 
 
Weighted-average lease term
 
6.4 years

 
 
 
6.2 years

 
 
 
5.5 years

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Developed/redeveloped/previously vacant space leased
 
 
 
 
 
 
 
 
 
 
 
 
New rates
 
$
57.81

 
$
56.65

 
$
36.19

 
$
32.92

 
$
50.24

 
$
38.72

Rentable square footage
 
338,453

 
 
 
1,258,006

 
 
 
1,260,459

 
 
Tenant improvements/leasing commissions
 
$
11.95

 
 
 
$
8.57

 
 
 
$
12.42

 
 
Weighted-average lease term
 
8.0 years

 
 
 
9.5 years

 
 
 
32.6 years

(3) 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Leasing activity summary (totals):
 
 
 
 
 
 
 
 
 
 
 
 
New rates
 
$
58.97

 
$
57.19

 
$
45.34

 
$
42.20

 
$
49.21

 
$
43.19

Rentable square footage
 
786,925

 
 
 
3,189,483

(4) 
 
 
3,390,067

 
 
Tenant improvements/leasing commissions
 
$
15.70

 
 
 
$
15.21

 
 
 
$
14.48

 
 
Weighted-average lease term
 
7.1 years

 
 
 
7.5 years

 
 
 
15.6 years

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Lease expirations: (1)
 
 
 
 
 
 
 
 
 
 
 
 
Expiring rates
 
$
49.19

 
$
53.16

 
$
40.27

 
$
41.75

 
$
36.70

 
$
39.32

Rentable square footage
 
470,165

 
 
 
2,228,871

 
 
 
2,484,169

 
 


Leasing activity includes 100% of results for each property managed by us.

(1)
Excludes 29 month-to-month leases for 51,968 RSF and 20 month-to-month leases for 31,207 RSF as of September 30, 2017, and December 31, 2016, respectively.
(2)
Includes approximately $9.7 million, or $17.40 per RSF, of leasing commissions related to lease renewals and re-leasing space for five leases in our Greater Boston and San Francisco markets with a weighted average lease term of 10 years and rental rate increases of 28.1% and 20.5% (cash basis).
(3)
2016 information includes the 75-year ground lease with Uber at 1455 and 1515 Third Street. The average lease term excluding this ground lease was 10.7 years.
(4)
During YTD 3Q17, we granted tenant concessions/free rent averaging 2.1 months with respect to the 3,189,483 RSF leased. Approximately 70% of the leases executed during YTD 3Q17 did not include concessions for free rent.

 
20

 
 
 
q317logo2.jpg
Contractual Lease Expirations
September 30, 2017
 
 

Year
 
Number of Leases
 
RSF
 
Percentage of
Occupied RSF
 
Annual Rental Revenue
(per RSF)
 
Percentage of Total
Annual Rental Revenue
 
 
2017
(1) 
 
 
12

 
 
 
160,013

 
 
 
0.9
%
 
 
 
$
49.71

 
 
 
0.9
%
 
 
 
2018
 
 
 
105

 
 
 
1,349,740

 
 
 
7.4
%
 
 
 
$
38.46

 
 
 
6.1
%
 
 
 
2019
 
 
 
84

 
 
 
1,419,777

 
 
 
7.7
%
 
 
 
$
41.06

 
 
 
6.9
%
 
 
 
2020
 
 
 
104

 
 
 
1,861,344

 
 
 
10.1
%
 
 
 
$
38.48

 
 
 
8.4
%
 
 
 
2021
 
 
 
85

 
 
 
1,665,047

 
 
 
9.1
%
 
 
 
$
42.01

 
 
 
8.2
%
 
 
 
2022
 
 
 
72

 
 
 
1,325,010

 
 
 
7.2
%
 
 
 
$
44.54

 
 
 
6.9
%
 
 
 
2023
 
 
 
40

 
 
 
1,703,829

 
 
 
9.3
%
 
 
 
$
42.50

 
 
 
8.5
%
 
 
 
2024
 
 
 
29

 
 
 
1,349,860

 
 
 
7.4
%
 
 
 
$
48.49

 
 
 
7.7
%
 
 
 
2025
 
 
 
18

 
 
 
545,918

 
 
 
3.0
%
 
 
 
$
50.38

 
 
 
3.2
%
 
 
 
2026
 
 
 
16

 
 
 
699,825

 
 
 
3.8
%
 
 
 
$
45.68

 
 
 
3.8
%
 
 
Thereafter
 
 
61

 
 
 
6,267,531

 
 
 
34.1
%
 
 
 
$
53.27

 
 
 
39.4
%
 
 

Market
 
2017 Contractual Lease Expirations
 
Annual Rental Revenue
(per RSF)
 
2018 Contractual Lease Expirations

Annual Rental Revenue
(per RSF)
 
 
Leased
 
Negotiating/
Anticipating
 
Targeted for Development/
Redevelopment
 
Remaining
Expiring Leases
 
Total (1)
 
 
Leased

Negotiating/
Anticipating

Targeted for Development/
Redevelopment

Remaining
Expiring Leases
 
Total

 
 
 
 
 
 
 
 



 

 
Greater Boston
 
33,291

 
 
11,894

 
—

 
36,506

 
81,691

 
$
46.78

 
23,419


57,160


—

 

 
209,405

(2) 
 
289,984


$
58.15

 
San Francisco
 
—

 
 
—

 
—

 
—

 
—

 
—

 
35,562


54,569


321,971

(3) 

 
73,502


 
485,604


35.26

 
New York City
 
9,131

 
 
—

 
—

 
—

 
9,131

 
N/A

 
—


—


—

 

 
6,821


 
6,821


 N/A

 
San Diego
 
3,514

 
 
—

 
—

 
24,581


28,095

 
37.79

 
15,741


20,220


—

 
 
 
274,570

(4) 
 
310,531


34.04

 
Seattle
 
—

 
 
—

 
—

 
6,180

 
6,180

 
52.89

 
—


15,264


—

 

 
—


 
15,264


43.66

 
Maryland
 
14,141

 
 
—

 
—

 
—

 
14,141

 
22.27

 
5,104


49,852


—

 

 
31,986


 
86,942


20.45

 
Research Triangle Park
 
—

 
 
—

 
—

 
—

 
—

 
—

 
—


—


—

 

 
62,760


 
62,760


25.94

 
Canada
 
—

 
 
—

 
—

 
—

 
—

 
—

 
—

 
19,992

 
—

 
 
 
60,697

 
 
80,689

 
21.00

 
Non-cluster markets
 
—

 
 
—

 
—

 
20,775

 
20,775

 
24.45

 
—


—


—

 

 
11,145


 
11,145


26.02

 
Total
 
60,077

 
 
11,894

 
—

 
88,042

 
160,013

 
$
49.71

 
79,826


217,057


321,971

 

 
730,886


 
1,349,740


$
38.46

 
Percentage of expiring leases
 
38
%
 
 
7
%
 
—
%
 
55
%
 
100
%
 
 
 
6
%
 
16
%
 
24
%
 
 
 
54
%

 
100
%


 
 

Lease expirations include 100% of RSF for each property managed by us in North America. Annual rental revenue (per RSF) represents amounts in effect as of September 30, 2017.

(1)
Excludes 29 month-to-month leases for 51,968 RSF as of September 30, 2017.
(2)
Includes 186,769 RSF located in our Cambridge submarket for our remaining expiring leases in 2018, of which no single expiring lease is greater than 30,000 RSF. Lease expirations aggregating 46,356 RSF at 161 First Street will remain unoccupied until the completion of the adjacent 50 Rogers Street residential development project.
(3)
Includes 195,000 RSF expiring in 1Q18 at 960 Industrial Road, a recently acquired property located in our Greater Stanford submarket. We are pursuing entitlements aggregating 500,000 RSF for a multi-building development. Also includes 126,971 RSF of office space targeted for redevelopment into office/laboratory space upon expiration of the existing lease in 3Q18, at 681 Gateway Boulevard in our South San Francisco submarket. Concurrent with our redevelopment, we anticipate expanding the building by an additional 15,000 to 30,000 RSF and expect the project to be delivered in 2019.
(4)
The two largest expiring leases in 2018 are 71,510 RSF in January 2018 at 9880 Campus Point Drive in our University Town Center submarket, which is under evaluation for options to renovate the building to create a Class A office/laboratory property, and 56,698 RSF at 6138/6150 Nancy Ridge Drive in our Sorrento Mesa submarket, which we are currently marketing.

 
21

 
 
Top 20 Tenants
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 

77% of Top 20 Annual Rental Revenue from Investment-Grade Tenants
 
 
Tenant
 
Remaining Lease Term in Years (1)
 
Aggregate
RSF
 
Annual Rental Revenue (1)
 
Percentage of Aggregate Annual Rental Revenue (1)
 
Investment-Grade Ratings
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Moody’s
 
S&P
 
1
 
Illumina, Inc.
 
 
12.8

 
 
 
891,495

 
 
$
34,484

 
4.0
%
 
—
 
BBB
 
2
 
Takeda Pharmaceutical Company Ltd.
 
 
12.5

 
 
 
386,111

 
 
30,610

 
3.5

 
A1
 
A-
 
3
 
Eli Lilly and Company
 
 
12.1

 
 
 
469,266

 
 
29,334

 
3.4

 
A2
 
AA-
 
4
 
Bristol-Myers Squibb Company
 
 
10.2

 
 
 
460,050

 
 
28,758

 
3.3

 
A2
 
A+
 
5
 
Novartis AG
 
 
9.1

 
 
 
377,831

 
 
28,627

 
3.3

 
Aa3
 
AA-
 
6
 
Sanofi
 
 
10.5

 
 
 
446,975

 
 
25,205

 
2.9

 
A1
 
AA
 
7
 
Uber Technologies, Inc.
 
 
75.2

(2) 
 
 
422,980

 
 
22,130

 
2.5

 
—
 
—
 
8
 
New York University
 
 
12.9

 
 
 
209,224

 
 
20,651

 
2.4

 
Aa2
 
AA-
 
9
 
bluebird bio, Inc.
 
 
9.3

 
 
 
262,261

 
 
20,101

 
2.3

 
—
 
—
 
10
 
Roche
 
 
4.4

 
 
 
343,861

 
 
17,597

 
2.0

 
A1
 
AA
 
11
 
Amgen Inc.
 
 
6.5

 
 
 
407,369

 
 
16,838

 
1.9

 
Baa1
 
A
 
12
 
Massachusetts Institute of Technology
 
 
7.7

 
 
 
256,126

 
 
16,729

 
1.9

 
Aaa
 
AAA
 
13
 
Celgene Corporation
 
 
5.9

 
 
 
360,014

 
 
15,276

 
1.8

 
Baa2
 
BBB+
 
14
 
United States Government
 
 
7.8

 
 
 
264,358

 
 
15,007

 
1.7

 
Aaa
 
AA+
 
15
 
FibroGen, Inc.
 
 
6.1

 
 
 
234,249

 
 
14,198

 
1.6

 
—
 
—
 
16
 
Biogen Inc.
 
 
11.0

 
 
 
305,212

 
 
13,278

 
1.5

 
Baa1
 
A-
 
17
 
Juno Therapeutics, Inc.
 
 
11.5

 
 
 
241,276

 
 
12,619

 
1.5

 
—
 
—
 
18
 
The Regents of the University of California
 
 
5.9

 
 
 
233,527

 
 
10,733

 
1.2

 
Aa2
 
AA
 
19
 
Merrimack Pharmaceuticals, Inc.
 
 
1.5

(3) 
 
 
141,432

 
 
9,998

 
1.2

 
—
 
—
 
20
 
Foundation Medicine, Inc. (4)
 
 
6.4

 
 
 
171,446

 
 
9,910

 
1.1

 
—
(4) 
—
(4) 
 
 
Total/weighted average
 
 
13.2

(5) 
 
 
6,885,063

 
 
$
392,083

 
45.0
%
 
 
 
 
 

Annual rental revenue and RSF include 100% of each property managed by us in North America.

(1)
Based on percentage of aggregate annual rental revenue in effect as of September 30, 2017.
(2)
Represents a ground lease with Uber at 1455 and 1515 Third Street.
(3)
Tenant added through the acquisition of a nine-building campus at Alexandria Center® at One Kendall Square, located in our Cambridge submarket.
(4)
As of June 30, 2017, Roche (A1/AA) owned approximately 59% of the outstanding stock of Foundation Medicine, Inc.
(5)
Excluding the ground lease to Uber, the weighted-average remaining lease term for our top 20 tenants was 9.4 years as of September 30, 2017.

 
22

 
 
Summary of Properties and Occupancy
q317logo2.jpg
September 30, 2017
(Dollars in thousands, except per RSF amounts)
 
 

Summary of properties
Market
 
RSF
 
Number of Properties
 
Annual Rental Revenue
 
 
Operating
 
Development
 
Redevelopment
 
Total
 
% of Total
 
 
Total
 
% of Total
 
Per RSF
 
Greater Boston
 
6,135,551

 
91,155

 
59,173

 
6,285,879

 
30
%
 
53

 
$
360,005

 
41
%
 
$
61.19

 
San Francisco
 
3,738,400

 
750,930

 
—

 
4,489,330

 
22

 
34

 
171,661

 
20

 
45.92

 
New York City
 
727,674

 
—

 
—

 
727,674

 
4

 
2

 
63,128

 
7

 
86.93

 
San Diego
 
3,892,451

 
170,523

 
163,648

 
4,226,622

 
21

 
52

 
137,174

 
16

 
38.16

 
Seattle
 
1,006,705

 
31,215

 
—

 
1,037,920

 
5

 
11

 
47,671

 
5

 
48.21

 
Maryland
 
2,085,196

 
—

 
45,039

 
2,130,235

 
10

 
29

 
50,706

 
6

 
25.99

 
Research Triangle Park
 
1,043,726

 
—

 
175,000

 
1,218,726

 
6

 
16

 
25,371

 
3

 
24.77

 
Canada
 
256,967

 
—

 
—

 
256,967

 
1

 
3

 
6,562

 
1

 
25.75

 
Non-cluster markets
 
268,689

 
—

 
—

 
268,689

 
1

 
6

 
6,060

 
1

 
25.46

 
North America
 
19,155,359

 
1,043,823

 
442,860

 
20,642,042

 
100
%
 
206

 
$
868,338

 
100
%
 
$
47.19

 

RSF, number of properties, and annual rental revenue include 100% of each property managed by us in North America. Annual rental revenue amounts represent amounts in effect as of September 30, 2017.


Summary of occupancy
 
 
Operating Properties
 
Operating and Redevelopment Properties
Market
 
9/30/17
 
6/30/17
 
9/30/16
 
9/30/17
 
6/30/17
 
9/30/16
Greater Boston
 
95.9
%
 
96.2
%
 
98.3
%
 
95.0
%
 
96.2
%
 
98.3
%
San Francisco
 
100.0

 
99.6

 
99.8

 
100.0

 
99.6

 
99.8

New York City
 
99.8

 
99.3

 
95.0

 
99.8

 
99.3

 
95.0

San Diego
 
92.4

(1) 
91.7

 
93.0

 
88.6

 
88.0

 
81.1

Seattle
 
98.2

 
97.2

 
98.4

 
98.2

 
97.2

 
98.4

Maryland
 
93.6

 
93.0

 
97.4

 
91.6

 
93.0

 
97.4

Research Triangle Park
 
98.1

 
95.9

 
98.7

 
84.0

 
82.1

 
98.7

Subtotal
 
96.1

 
95.7

 
97.3

 
93.9

 
94.0

 
94.4

Canada
 
99.2

 
99.2

 
99.3

 
99.2

 
99.2

 
99.3

Non-cluster markets
 
88.6

 
88.4

 
88.2

 
88.6

 
88.4

 
88.2

North America
 
96.1
%
 
95.7
%
 
97.1
%
 
93.9
%
 
94.0
%
 
94.4
%
Occupancy includes 100% of each property managed by us in North America.

(1)
In December 2016, Eli Lilly and Company vacated 125,409 RSF, or 3% of RSF in San Diego, at 10300 Campus Point Drive in our University Town Center submarket and relocated and expanded into 305,006 RSF at 10290 Campus Point Drive.

 
23

 
 
Property Listing
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 

Market / Submarket / Address
 
RSF 
 
Number of Properties
 
Annual Rental Revenue
 
Occupancy Percentage 
 
 
 
 
 
 
 
 
Operating
 
Operating and Redevelopment
 
Operating
 
Development
 
Redevelopment
 
Total
 
 
 
 
Greater Boston
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Cambridge/Inner Suburbs
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Alexandria Center® at Kendall Square
 
1,990,476

 
91,155

 
—

 
2,081,631

 
9
 
$
133,431

 
98.3
%
 
 
98.3
%
 
 
 
50, 60, 75/125, and 100 Binney Street, 161 First Street, 215 First Street,150 Second Street, 300 Third Street, and 11 Hurley Street
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
225 Binney Street (consolidated joint venture – 30% ownership)
 
305,212

 
—

 
—

 
305,212

 
1
 
13,278

 
100.0

 
 
100.0

 
 
 
Alexandria Technology Square®
 
1,181,635

 
—

 
—

 
1,181,635

 
7
 
86,141

 
99.9

 
 
99.9

 
 
 
100, 200, 300, 400, 500, 600, and 700 Technology Square

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Alexandria Center® at One Kendall Square
 
644,771

 
—

 
—

 
644,771

 
9
 
49,405

 
96.4

 
 
96.4

 
 
 
480 and 500 Arsenal Street
 
234,260

 
—

 
—

 
234,260

 
2
 
10,332

 
100.0

 
 
100.0

 
 
 
640 Memorial Drive
 
225,504

 
—

 
—

 
225,504

 
1
 
13,730

 
100.0

 
 
100.0

 
 
 
780 and 790 Memorial Drive
 
99,658

 
—

 
—

 
99,658

 
2
 
7,405

 
100.0

 
 
100.0

 
 
 
167 Sidney Street and 99 Erie Street
 
54,549

 
—

 
—

 
54,549

 
2
 
3,735

 
100.0

 
 
100.0

 
 
 
79/96 13th Street (Charlestown Navy Yard)
 
25,309

 
—

 
—

 
25,309

 
1
 
620

 
100.0

 
 
100.0

 
 
 
Cambridge/Inner Suburbs
 
4,761,374

 
91,155

 
—

 
4,852,529

 
34
 
318,077

 
98.8

 
 
98.8

 
 
Longwood Medical Area
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
360 Longwood Avenue (unconsolidated joint venture – 27.5% ownership)
 
210,709

 
—

 
—

 
210,709

 
1
 
9,949

 
60.3

 
 
60.3

 
 
Route 128
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Alexandria Park at 128
 
343,882

 
—

 
—

 
343,882

 
8
 
7,724

 
78.5

 
 
78.5

 
 
 
3 and 6/8 Preston Court, 29, 35, and 44 Hartwell Avenue,
35 and 45/47 Wiggins Avenue, and 60 Westview Street
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
225, 266, and 275 Second Avenue
 
258,444

 
—

 
59,173

 
317,617

 
3
 
10,989

 
100.0

 
 
81.4

 
 
 
19 Presidential Way
 
144,892

 
—

 
—

 
144,892

 
1
 
3,907

 
74.4

 
 
74.4

 
 
 
100 Beaver Street
 
82,330

 
—

 
—

 
82,330

 
1
 
3,149

 
100.0

 
 
100.0

 
 
 
285 Bear Hill Road
 
26,270

 
—

 
—

 
26,270

 
1
 
1,167

 
100.0

 
 
100.0

 
 
 
Route 128
 
855,818

 
—

 
59,173

 
914,991

 
14
 
26,936

 
87.0

 
 
81.4

 
 
Route 495
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
111 and 130 Forbes Boulevard
 
155,846

 
—

 
—

 
155,846

 
2
 
1,629

 
100.0

 
 
100.0

 
 
 
20 Walkup Drive
 
91,045

 
—

 
—

 
91,045

 
1
 
649

 
100.0

 
 
100.0

 
 
 
30 Bearfoot Road
 
60,759

 
—

 
—

 
60,759

 
1
 
2,765

 
100.0

 
 
100.0

 
 
 
Route 495
 
307,650

 
—

 
—

 
307,650

 
4
 
5,043

 
100.0

 
 
100.0

 
 
 
Greater Boston
 
6,135,551

 
91,155

 
59,173

 
6,285,879

 
53
 
$
360,005

 
95.9
%
 
 
95.0
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 


RSF, annual rental revenue, and occupancy percentage include 100% of each property managed by us in North America. Annual rental revenue amounts represent amounts in effect as of September 30, 2017.
 

 
24

 
 
Property Listing (continued)
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 

Market / Submarket / Address
 
RSF 
 
Number of Properties
 
Annual Rental Revenue
 
Occupancy Percentage 
 
 
 
 
 
 
 
 
Operating
 
Operating and Redevelopment
 
Operating
 
Development
 
Redevelopment
 
Total
 
 
 
 
San Francisco
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Mission Bay/SoMa
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
409 and 499 Illinois Street (consolidated joint venture – 60% ownership)
 
455,069

 
—

 
—

 
455,069

 
2
 
$
28,589

 
100.0
%
 
 
100.0
%
 
 
 
1455 and 1515 Third Street
 
422,980

 
—

 
—

 
422,980

 
2
 
22,130

 
100.0

 
 
100.0

 
 
 
510 Townsend Street
 
—

 
300,000

 
—

 
300,000

 
1
 
—

 
—

 
 
—

 
 
 
88 Bluxome Street
 
232,470

 
—

 
—

 
232,470

 
1
 
3,813

 
100.0

 
 
100.0

 
 
 
455 Mission Bay Boulevard South
 
210,398

 
—

 
—

 
210,398

 
1
 
11,957

 
100.0

 
 
100.0

 
 
 
1500 Owens Street (consolidated joint venture – 50.1% ownership)
 
158,267

 
—

 
—

 
158,267

 
1
 
7,718

 
100.0

 
 
100.0

 
 
 
1700 Owens Street
 
157,340

 
—

 
—

 
157,340

 
1
 
10,403

 
100.0

 
 
100.0

 
 
 
505 Brannan Street (consolidated joint venture – 99.7% ownership)
 
—

 
150,000

 
—

 
150,000

 
1
 
—

 
—

 
 
—

 
 
 
Mission Bay/SoMa
 
1,636,524

 
450,000

 
—

 
2,086,524

 
10
 
84,610

 
100.0

 
 
100.0

 
 
South San Francisco
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
213, 249, 259, and 269 East Grand Avenue
 
407,369

 
300,930

 
—

 
708,299

 
4
 
16,838

 
100.0

 
 
100.0

 
 
 
Alexandria Technology Center® – Gateway
 
448,175

 
—

 
—

 
448,175

 
6
 
18,132

 
100.0

 
 
100.0

 
 
 
600, 630, 650, 681, 901, and 951 Gateway Boulevard
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
400 and 450 East Jamie Court and 201 Haskins Way
 
186,875

 
—

 
—

 
186,875

 
3
 
7,726

 
100.0

 
 
100.0

 
 
 
500 Forbes Boulevard
 
155,685

 
—

 
—

 
155,685

 
1
 
6,619

 
100.0

 
 
100.0

 
 
 
7000 Shoreline Court
 
136,395

 
—

 
—

 
136,395

 
1
 
5,159

 
100.0

 
 
100.0

 
 
 
341 and 343 Oyster Point Boulevard
 
107,960

 
—

 
—

 
107,960

 
2
 
4,479

 
100.0

 
 
100.0

 
 
 
849/863 Mitten Road/866 Malcolm Road
 
103,857

 
—

 
—

 
103,857

 
1
 
3,400

 
100.0

 
 
100.0

 
 
 
South San Francisco
 
1,546,316

 
300,930

 
—

 
1,847,246

 
18
 
62,353

 
100.0

 
 
100.0

 
 
Greater Stanford
 
 
 
 
 
 
 


 
 
 
 
 
 
 
 
 
 
 
 
960 Industrial Road
 
195,000

 
—

 
—

 
195,000

 
1
 
4,875

 
100.0

 
 
100.0

 
 
 
2425 Garcia Avenue/2400/2450 Bayshore Parkway
 
99,208

 
—

 
—

 
99,208

 
1
 
4,257

 
100.0

 
 
100.0

 
 
 
3165 Porter Drive
 
91,644

 
—

 
—

 
91,644

 
1
 
3,885

 
100.0

 
 
100.0

 
 
 
1450 Page Mill Road
 
77,634

 
—

 
—

 
77,634

 
1
 
8,009

 
100.0

 
 
100.0

 
 
 
3350 West Bayshore Road
 
60,000

 
—

 
—

 
60,000

 
1
 
1,919

 
100.0

 
 
100.0

 
 
 
2625/2627/2631 Hanover Street
 
32,074

 
—

 
—

 
32,074

 
1
 
1,753

 
100.0

 
 
100.0

 
 
 
Greater Stanford
 
555,560

 
—

 
—

 
555,560

 
6
 
24,698

 
100.0

 
 
100.0

 
 
 
San Francisco
 
3,738,400

 
750,930

 
—

 
4,489,330

 
34
 
171,661

 
100.0

 
 
100.0

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
New York City
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Manhattan
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Alexandria Center® for Life Science
 
727,674

 
—

 
—

 
727,674

 
2
 
63,128

 
99.8

 
 
99.8

 
 
 
430 and 450 East 29th Street
 
 
 
 
 
 




 
 
 
 
 
 
 
 
 
 
 
New York City
 
727,674

 
—

 
—

 
727,674

 
2
 
$
63,128

 
99.8
%
 
 
99.8
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
RSF, annual rental revenue, and occupancy percentage include 100% of each property managed by us in North America. Annual rental revenue amounts represent amounts in effect as of September 30, 2017.
 

 
25

 
 
Property Listing (continued)
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 

Market / Submarket / Address
 
RSF 
 
Number of Properties
 
Annual Rental Revenue
 
Occupancy Percentage 
 
 
 
 
 
 
 
 
Operating
 
Operating and Redevelopment
 
Operating
 
Development
 
Redevelopment
 
Total
 
 
 
 
San Diego
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Torrey Pines
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
ARE Spectrum
 
165,938

 
170,523

 
—

 
336,461

 
3
 
$
7,443

 
96.5
%
 
 
96.5
%
 
 
 
3215 Merryfield Row, and 3013 and 3033 Science Park Road
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Torrey Ridge Science Center
 
294,993

 
—

 
—

 
294,993

 
3
 
11,229

 
74.3

 
 
74.3

 
 
 
10578, 10614, and 10628 Science Center Drive
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
ARE Sunrise
 
235,603

 
—

 
—

 
235,603

 
3
 
9,261

 
100.0

 
 
100.0

 
 
 
10931/10933 and 10975 North Torrey Pines Road,
3010 Science Park Road, and 10996 Torreyana Road
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
ARE Nautilus
 
223,751

 
—

 
—

 
223,751

 
4
 
9,851

 
100.0

 
 
100.0

 
 
 
3530 and 3550 John Hopkins Court, and 3535 and 3565 General Atomics Court
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
3545 Cray Court
 
116,556

 
—

 
—

 
116,556

 
1
 
4,827

 
100.0

 
 
100.0

 
 
 
11119 North Torrey Pines Road
 
72,506

 
—

 
—

 
72,506

 
1
 
3,313

 
100.0

 
 
100.0

 
 
 
Torrey Pines
 
1,109,347

 
170,523

 
—

 
1,279,870

 
15
 
45,924

 
92.6

 
 
92.6

 
 
University Town Center
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
5200 Illumina Way
 
792,687

 
—

 
—

 
792,687

 
6
 
28,469

 
100.0

 
 
100.0

 
 
 
Campus Pointe by Alexandria (consolidated joint venture – 55% ownership)
 
754,765

 
—

 
—

 
754,765

 
2
 
28,081

 
84.1

 
 
84.1

 
 
 
10290 and 10300 Campus Point Drive
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
ARE Towne Centre
 
140,398

 
—

 
163,648

 
304,046

 
4
 
3,419

 
100.0

 
 
46.2

 
 
 
9363, 9373, 9393, and 9625 Towne Centre Drive
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
ARE Esplanade
 
241,963

 
—

 
—

 
241,963

 
4
 
10,036

 
100.0

 
 
100.0

 
 
 
4755, 4757, and 4767 Nexus Center Drive, and 4796 Executive Drive
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
9880 Campus Point Drive
 
71,510

 
—

 
—

 
71,510

 
1
 
2,774

 
100.0

 
 
100.0

 
 
 
University Town Center
 
2,001,323

 
—

 
163,648

 
2,164,971

 
17
 
72,779

 
94.0

 
 
86.9

 
 
Sorrento Mesa
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
5810/5820 and 6138/6150 Nancy Ridge Drive
 
138,970

 
—

 
—

 
138,970

 
2
 
3,950

 
100.0

 
 
100.0

 
 
 
ARE Portola
 
105,812

 
—

 
—

 
105,812

 
3
 
2,035

 
69.0

 
 
69.0

 
 
 
6175, 6225, and 6275 Nancy Ridge Drive
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
10121 and 10151 Barnes Canyon Road 
 
102,392

 
—

 
—

 
102,392

 
2
 
1,987

 
100.0

 
 
100.0

 
 
 
7330 Carroll Road
 
66,244

 
—

 
—

 
66,244

 
1
 
2,431

 
100.0

 
 
100.0

 
 
 
5871 Oberlin Drive
 
33,817

 
—

 
—

 
33,817

 
1
 
993

 
100.0

 
 
100.0

 
 
 
Sorrento Mesa
 
447,235

 
—

 
—

 
447,235

 
9
 
11,396

 
92.7

 
 
92.7

 
 
Sorrento Valley
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
11025, 11035, 11045, 11055, 11065, and 11075 Roselle Street
 
121,655

 
—

 
—

 
121,655

 
6
 
2,921

 
92.0

 
 
92.0

 
 
 
3985, 4025, 4031, and 4045 Sorrento Valley Boulevard
 
103,111

 
—

 
—

 
103,111

 
4
 
1,182

 
48.2

 
 
48.2

 
 
 
Sorrento Valley
 
224,766

 
—

 
—

 
224,766

 
10
 
4,103

 
71.9

 
 
71.9

 
 
I-15 Corridor
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
13112 Evening Creek Drive
 
109,780

 
—

 
—

 
109,780

 
1
 
2,972

 
100.0

 
 
100.0

 
 
 
San Diego
 
3,892,451

 
170,523

 
163,648

 
4,226,622

 
52
 
$
137,174

 
92.4
%
 
 
88.6
%
 
RSF, annual rental revenue, and occupancy percentage include 100% of each property managed by us in North America. Annual rental revenue amounts represent amounts in effect as of September 30, 2017.
 

 
26

 
 
Property Listing (continued)
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 

Market / Submarket / Address
 
RSF 
 
Number of Properties
 
Annual Rental Revenue
 
Occupancy Percentage 
 
 
 
 
 
 
 
 
Operating
 
Operating and Redevelopment
 
Operating
 
Development
 
Redevelopment
 
Total
 
 
 
 
Seattle
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Lake Union
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
400 Dexter Avenue North
 
258,896

 
31,215

 
—

 
290,111

 
1
 
$
13,567

 
100.0
%
 
 
100.0
%
 
 
 
1201 and 1208 Eastlake Avenue East
 
203,369

 
—

 
—

 
203,369

 
2
 
8,748

 
100.0

 
 
100.0

 
 
 
1616 Eastlake Avenue East
 
168,708

 
—

 
—

 
168,708

 
1
 
8,422

 
95.6

 
 
95.6

 
 
 
1551 Eastlake Avenue East
 
117,482

 
—

 
—

 
117,482

 
1
 
4,810

 
100.0

 
 
100.0

 
 
 
199 East Blaine Street
 
115,084

 
—

 
—

 
115,084

 
1
 
6,187

 
100.0

 
 
100.0

 
 
 
219 Terry Avenue North
 
30,705

 
—

 
—

 
30,705

 
1
 
1,842

 
100.0

 
 
100.0

 
 
 
1600 Fairview Avenue East
 
27,991

 
—

 
—

 
27,991

 
1
 
1,138

 
100.0

 
 
100.0

 
 
 
Lake Union
 
922,235

 
31,215

 
—

 
953,450

 
8
 
44,714

 
99.2

 
 
99.2

 
 
Elliott Bay
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
3000/3018 Western Avenue
 
47,746

 
—

 
—

 
47,746

 
1
 
1,839

 
100.0

 
 
100.0

 
 
 
410 West Harrison Street and 410 Elliott Avenue West
 
36,724

 
—

 
—

 
36,724

 
2
 
1,118

 
71.8

 
 
71.8

 
 
 
Elliott Bay
 
84,470

 
—

 
—

 
84,470

 
3
 
2,957

 
87.7

 
 
87.7

 
 
 
Seattle
 
1,006,705

 
31,215

 
—

 
1,037,920

 
11
 
47,671

 
98.2

 
 
98.2

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Maryland
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Rockville
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
9800, 9900, and 9920 Medical Center Drive
 
341,169

 
—

 
45,039

 
386,208

 
6
 
13,163

 
100.0

 
 
88.3

 
 
 
1330 Piccard Drive
 
131,511

 
—

 
—

 
131,511

 
1
 
3,032

 
87.5

 
 
87.5

 
 
 
1500 and 1550 East Gude Drive
 
90,489

 
—

 
—

 
90,489

 
2
 
1,681

 
100.0

 
 
100.0

 
 
 
14920 and 15010 Broschart Road
 
86,703

 
—

 
—

 
86,703

 
2
 
2,074

 
100.0

 
 
100.0

 
 
 
1405 Research Boulevard
 
71,669

 
—

 
—

 
71,669

 
1
 
2,088

 
100.0

 
 
100.0

 
 
 
5 Research Place
 
63,852

 
—

 
—

 
63,852

 
1
 
2,396

 
100.0

 
 
100.0

 
 
 
5 Research Court
 
54,906

 
—

 
—

 
54,906

 
1
 
—

 
—

 
 
—

 
 
 
12301 Parklawn Drive
 
49,185

 
—

 
—

 
49,185

 
1
 
1,329

 
100.0

 
 
100.0

 
 
 
Rockville
 
889,484

 
—

 
45,039

 
934,523

 
15
 
25,763

 
92.0

 
 
87.5

 
 
Gaithersburg
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Alexandria Technology Center® – Gaithersburg I
 
377,401

 
—

 
—

 
377,401

 
4
 
7,417

 
84.1

 
 
84.1

 
 
 
9 West Watkins Mill Road and 910, 930, and 940 Clopper Road
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Alexandria Technology Center® – Gaithersburg II
 
237,137

 
—

 
—

 
237,137

 
5
 
6,278

 
100.0

 
 
100.0

 
 
 
708 Quince Orchard Road, 1300 Quince Orchard Boulevard, and
19, 20, and 22 Firstfield Road
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
401 Professional Drive
 
63,154

 
—

 
—

 
63,154

 
1
 
1,350

 
94.9

 
 
94.9

 
 
 
950 Wind River Lane
 
50,000

 
—

 
—

 
50,000

 
1
 
1,082

 
100.0

 
 
100.0

 
 
 
620 Professional Drive
 
27,950

 
—

 
—

 
27,950

 
1
 
1,191

 
100.0

 
 
100.0

 
 
 
Gaithersburg
 
755,642

 
—

 
—

 
755,642

 
12
 
17,318

 
91.7

 
 
91.7

 
 
Beltsville
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
8000/9000/10000 Virginia Manor Road
 
191,884

 
—

 
—

 
191,884

 
1
 
2,487

 
100.0

 
 
100.0

 
 
Northern Virginia
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
14225 Newbrook Drive
 
248,186

 
—

 
—

 
248,186

 
1
 
5,138

 
100.0

 
 
100.0

 
 
 
Maryland
 
2,085,196

 
—

 
45,039

 
2,130,235

 
29
 
$
50,706

 
93.6
%
 
 
91.6
%
 



RSF, annual rental revenue, and occupancy percentage include 100% of each property managed by us in North America. Annual rental revenue amounts represent amounts in effect as of September 30, 2017.
 

 
27

 
 
Property Listing (continued)
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 

Market / Submarket / Address
 
RSF 
 
Number of Properties
 
Annual Rental Revenue
 
Occupancy Percentage 
 
 
 
 
 
 
 
 
Operating
 
Operating and Redevelopment
 
Operating
 
Development
 
Redevelopment
 
Total
 
 
 
 
Research Triangle Park
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Research Triangle Park
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Alexandria Technology Center® – Alston
 
186,870

 
—

 
—

 
186,870

 
3
 
$
3,466

 
93.6
%
 
 
93.6
%
 
 
 
100, 800, and 801 Capitola Drive
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
5 Laboratory Drive
 
—

 
—

 
175,000

 
175,000

 
1
 
—

 
—

 
 
—

 
 
 
108/110/112/114 TW Alexander Drive
 
158,417

 
—

 
—

 
158,417

 
1
 
4,607

 
100.0

 
 
100.0

 
 
 
Alexandria Innovation Center® – Research Triangle Park
 
135,677

 
—

 
—

 
135,677

 
3
 
3,282

 
98.3

 
 
98.3

 
 
 
7010, 7020, and 7030 Kit Creek Road
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
6 Davis Drive
 
100,000

 
—

 
—

 
100,000

 
1
 
1,711

 
94.9

 
 
94.9

 
 
 
7 Triangle Drive
 
96,626

 
—

 
—

 
96,626

 
1
 
3,156

 
100.0

 
 
100.0

 
 
 
2525 East NC Highway 54
 
82,996

 
—

 
—

 
82,996

 
1
 
2,582

 
100.0

 
 
100.0

 
 
 
407 Davis Drive
 
81,956

 
—

 
—

 
81,956

 
1
 
1,644

 
100.0

 
 
100.0

 
 
 
601 Keystone Park Drive
 
77,395

 
—

 
—

 
77,395

 
1
 
1,379

 
100.0

 
 
100.0

 
 
 
6040 George Watts Hill Drive
 
61,547

 
—

 
—

 
61,547

 
1
 
2,148

 
100.0

 
 
100.0

 
 
 
5 Triangle Drive
 
32,120

 
—

 
—

 
32,120

 
1
 
857

 
100.0

 
 
100.0

 
 
 
6101 Quadrangle Drive
 
30,122

 
—

 
—

 
30,122

 
1
 
539

 
100.0

 
 
100.0

 
 
 
Research Triangle Park
 
1,043,726

 
—

 
175,000

 
1,218,726

 
16
 
25,371

 
98.1

 
 
84.0

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Canada
 
256,967

 
—

 
—

 
256,967

 
3
 
6,562

 
99.2

 
 
99.2

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Non-cluster markets
 
268,689

 
—

 
—

 
268,689

 
6
 
6,060

 
88.6

 
 
88.6

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Total – North America
 
19,155,359

 
1,043,823

 
442,860

 
20,642,042

 
206
 
$
868,338

 
96.1
%
 
 
93.9
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
RSF, annual rental revenue, and occupancy percentage include 100% of each property managed by us in North America. Annual rental revenue amounts represent amounts in effect as of September 30, 2017.

 
28

 
 
 
 
Incremental Annual Net Operating Income from Development and Redevelopment of New Class A Properties
q317logo2.jpg
 
 
September 30, 2017
 
 
 







q317incrementalnoi4s.jpg



(1)
RSF and percentage leased represent 100% of each property. Incremental annual net operating income represents incremental annual net operating income upon stabilization of our development and redevelopment of new Class A properties, including only our share of real estate joint venture projects. Deliveries of space within multi-tenant development projects are included in each respective period of delivery.
(2)
Expected deliveries of projects are weighted toward the middle of the quarter. 91,155 RSF at 100 Binney Street in our Cambridge submarket will be placed in service in 1Q18.

 
29

 
 
 
q317logo2.jpg
Disciplined Management of Ground-Up Developments
September 30, 2017
 
 


q317prelease.jpg

 
30

 
 
 
q317logo2.jpg
Sustainability
September 30, 2017
 
 

q317aresustainability.jpg
(1)
Upon completion of 13 projects pursuing LEED® certification.
(2)
Upon completion of one project pursuing Fitwel certification.

 
31

 
 
Investments in Real Estate
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 


 
 
Investments in Real Estate
 
Square Feet
 
 
 
 
Consolidated
 
Unconsolidated (1)
 
Total
 
 
 
 
 
 
 
 
 
 
 
Investments in real estate:
 
 
 
 
 
 
 
 
 
Rental properties
 
$
10,387,875

 
18,944,650

 
210,709

 
19,155,359

 
 
 
 
 
 
 
 
 
 
 
Development and redevelopment of new Class A Properties:
 
 
 
 
 
 
 
 
 
Undergoing construction
 
 
 
 
 
 
 
 
 
Development projects – target delivery in 2017
 
466,047

 
651,738

 
—

 
651,738

 
Development projects – target delivery in 2018 and 2019
 
143,038

 
392,085

 
—

 
392,085

 
 
 
 
 
1,043,823

 
—

 
1,043,823

 
 
 
 
 
 
 
 
 
 
 
Redevelopment projects – target delivery in 2018 and 2019
 
59,224

 
442,860

 
—

 
442,860

 
 
 
 
 
20,431,333

 
210,709

 
20,642,042

 
 
 
 
 
 
 
 
 
 
 
Near-term projects undergoing marketing and pre-construction; target delivery in 2018 and 2019
 
114,954

 
1,148,000

 
—

 
1,148,000

 
Intermediate-term development projects
 
333,870

 
3,263,653

 
—

 
3,263,653

 
Future development projects
 
289,314

 
3,981,362

 
—

 
3,981,362

 
Portion of developable square feet that will replace existing RSF included in rental properties (2)
 
N/A

 
(451,310
)
 
—

 
(451,310
)
 
 
 
 
 
7,941,705

 
—

 
7,941,705

 
 
 
 
 
 
 
 
 
 
 
Gross investments in real estate
 
11,794,322

 
28,373,038

 
210,709

 
28,583,747

 
 
 
 
 
 
 
 
 
 
 
Less: accumulated depreciation
 
(1,785,115
)
 
 
 
 
 
 
 
Net investments in real estate – North America
 
10,009,207

 
 
 
 
 
 
 
Net investments in real estate – Asia
 
37,314

 
 
 
 
 
 
 
Investments in real estate
 
$
10,046,521

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 


(1)
Our share of the cost basis associated with unconsolidated square feet is classified in investments in unconsolidated real estate joint ventures in our consolidated balance sheets.
(2)
See footnotes 2 through 4 on page 39.

 
32

 
 
 
 
Development and Redevelopment of New Class A Properties: Placed into Service in the Last 12 Months
q317logo2.jpg
 
 
September 30, 2017
 
 
 






100 Binney Street
 
360 Longwood Avenue
 
1455 and 1515 Third Street
 
ARE Spectrum
Greater Boston/Cambridge
 
Greater Boston/Longwood Medical Area
 
San Francisco/Mission Bay/SoMa
 
San Diego/Torrey Pines
341,776 RSF
 
413,799 RSF
 
422,980 RSF
 
165,938 RSF
Bristol-Myers Squibb Company
Facebook, Inc.
 
Dana-Farber Cancer Institute, Inc.
The Children’s Hospital Corporation
Brigham and Women’s Hospital
 
Uber Technologies, Inc.
 
The Medicines Company
Celgene Corporation
Wellspring Biosciences LLC
q317binney100c.jpg
 
q317longwood360.jpg
 
q317uber.jpg
 
q317spectrumparking.jpg
10290 Campus Point Drive
 
5200 Illumina Way, Parking Structure
 
4796 Executive Drive
 
400 Dexter Avenue North
San Diego/University Town Center
 
San Diego/University Town Center
 
San Diego/University Town Center
 
Seattle/Lake Union
305,006 RSF
 
N/A
 
61,755 RSF
 
258,896 RSF
Eli Lilly and Company
 
Illumina, Inc.
 
Otonomy, Inc.
 
Juno Therapeutics, Inc.
ClubCorp Holdings, Inc.
q317campuspoint10290.jpg
 
q317illuminawayb.jpg
 
q317executive4796.jpg
 
q317dexter400.jpg

RSF represents the cumulative RSF that have been placed into service.

 
33

 
 
Development and Redevelopment of New Class A Properties: Placed into Service in the Last 12 Months (continued)
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 




Property/Market/Submarket
 
Our Ownership Interest
 
Date Delivered
 
RSF in Service
 
Total Project
 
Unlevered Yields (1)
 
 
 
Prior to 10/1/16
 
Placed into Service
 
Total
 
 
Average Cash
 
Initial Stabilized Cash Basis
 
Initial Stabilized
 
 
 
 
4Q16
 
1Q17
 
2Q17
 
3Q17
 
 
Leased
 
RSF
 
Investment
 
 
 
Consolidated development projects
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
100 Binney Street/Greater Boston/Cambridge
 
100%
 
9/21/17
 
—

 
—

 
—

 
—

 
341,776

 
 
341,776

 
100%
 
432,931

 
 
$
439,000

(2) 
 
 
8.5
%
(2) 
 
 
7.4
%
(2) 
 
 
8.2
%
(2) 
1455 and 1515 Third Street/
San Francisco/Mission Bay/SoMa
 
100%
 
11/10/16
 
—

 
422,980

 
—

 
—

 
—

 
 
422,980

 
100%
 
422,980

 
 
$
155,000

 
 
 
14.5
%
 
 
 
7.0
%
 
 
 
14.4
%
 
ARE Spectrum/San Diego/
Torrey Pines
 
100%
 
Various
 
102,938

 
—

 
31,336

 
31,664

 
—

 
 
165,938

 
98%
 
336,461

 
 
$
278,000

 
 
 
6.9
%
 
 
 
6.1
%
 
 
 
6.4
%
 
5200 Illumina Way, Parking Structure/San Diego/
University Town Center
 
100%
 
5/15/17
 
—

 
—

 
—

 
N/A
 
—

 
 
N/A

 
100%
 
N/A
 
 
$
60,000

 
 
 
7.0
%
 
 
 
7.0
%
 
 
 
7.0
%
 
4796 Executive Drive/
San Diego/
University Town Center
 
100%
 
12/1/16
 
—

 
61,755

 
—

 
—

 
—

 
 
61,755

 
100%
 
61,755

 
 
$
41,000

 
 
 
8.0
%
 
 
 
7.0
%
 
 
 
7.4
%
 
400 Dexter Avenue North/Seattle/
Lake Union
 
100%
 
Various
 
—

 
—

 
241,276

 
—

 
17,620

 
 
258,896

 
89%
 
290,111

 
 
$
232,000

 
 
 
7.3
%
 
 
 
6.9
%
 
 
 
7.2
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Consolidated redevelopment projects
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
10290 Campus Point Drive/
San Diego/
University Town Center
 
55%
 
12/2/16
 
—

 
305,006

 
—

 
—

 
—

 
 
305,006

 
100%
 
305,006

 
 
$
231,000

 
 
 
7.7
%
 
 
 
6.8
%
 
 
 
7.1
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Unconsolidated joint venture development project
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
360 Longwood Avenue/
Greater Boston/
Longwood Medical Area (3)
 
27.5%
 
Various
 
313,407

 
100,392

 
—

 
—

 
—

 
 
413,799

 
80%
 
413,799

(3) 
 
$
108,965

 
 
 
8.2
%
 
 
 
7.3
%
 
 
 
7.8
%
 
Total
 
 
 
 
 
416,345

 
890,133

 
272,612

 
31,664

 
359,396

 
 
1,970,150

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 


Development and redevelopment projects recently placed into service will drive contractual growth in cash rents aggregating $70 million, of which $60 million will commence through 3Q18 ($10 million in 4Q17, $23 million in 1Q18, $14 million in 2Q18, and $13 million in 3Q18).

(1)
Upon stabilization of the property.

(2)
Improvement of our initial yields is due to 18% overall cost savings. Cost savings were driven primarily by: (i) the redesign of space for Bristol-Myers Squibb Company drove 61% of the cost savings, (ii) competitive bidding and project management drove 25% of the cost savings, and (iii) a slightly lower amount of office/laboratory space and higher office space drove 14% of the cost savings. Adjacent is our originally disclosed total project investment and unlevered yields:

(3)
See page 4 for additional information.

 
 
 
 
 
Unlevered Yields
 
 
Investment
 
Average Cash
 
Initial Stabilized Cash Basis
 
Initial Stabilized
 
Final
 
$
439,000

 
8.5
%
 
7.4
%
 
8.2
%
 
Original
 
$
535,000

 
7.9
%
 
7.0
%
 
7.7
%
 

 
34

 
 
Development of New Class A Properties: 2017 Deliveries (Projects Undergoing Construction)
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 

510 Townsend Street
 
505 Brannan Street, Phase I
 
ARE Spectrum
 
400 Dexter Avenue North
San Francisco/Mission Bay/SoMa
 
San Francisco/Mission Bay/SoMa
 
San Diego/Torrey Pines
 
Seattle/Lake Union
300,000 RSF
 
150,000 RSF
 
170,523 RSF
 
31,215 RSF
Stripe, Inc.
 
Pinterest, Inc.
 
Vertex Pharmaceuticals Incorporated
 
Negotiating/Juno Therapeutics, Inc.
q317townsend510.jpg
 
q317brannan505.jpg
 
q317spectrum.jpg
 
q317dexter400.jpg

Property/Market/Submarket
 
Project RSF
 
Percentage
 
Occupancy
 
In Service
 
CIP
 
Total
 
Leased
 
Negotiating
 
Total
 
Initial
 
Stabilized
ARE Spectrum/San Diego/Torrey Pines
 
165,938

 
170,523
 
336,461
 
98
%
 
 
—
%
 
 
98
%
 
1Q17
 
4Q17
 
400 Dexter Avenue North/Seattle/Lake Union
 
258,896

 
31,215
 
290,111
 
89
%
 
 
11
%
 
 
100
%
 
1Q17
 
4Q17
 
510 Townsend Street/San Francisco/Mission Bay/SoMa
 
—

 
300,000
 
300,000
 
100
%
 
 
—
%
 
 
100
%
 
4Q17
 
4Q17
 
505 Brannan Street, Phase I/San Francisco/Mission Bay/SoMa
 
—

 
150,000
 
150,000
 
100
%
 
 
—
%
 
 
100
%
 
4Q17
 
4Q17
 
Total
 
424,834

 
651,738
 
1,076,572
 
97
%
 
 
2
%
 
 
99
%
 
 
 
 
 

Property/Market/Submarket
 
Our Ownership Interest
 
In Service
 
CIP
 
Cost to Complete
 
Total at Completion
 
Unlevered Yields
 
 
 
 
 
 
Average
 Cash
 
Initial Stabilized Cash Basis
 
Initial Stabilized
 
 
 
 
 
 
 
 
ARE Spectrum/San Diego/Torrey Pines
 
100%
 
$
103,170

 
$
143,149

 
$
31,681

 
$
278,000

 
 
6.9
%
 
 
6.1
%
 
 
6.4
%
 
400 Dexter Avenue North/Seattle/Lake Union
 
100%
 
188,919

 
19,243

 
23,838

 
 
232,000

 
 
7.3
%
 
 
6.9
%
 
 
7.2
%
 
510 Townsend Street/San Francisco/Mission Bay/SoMa
 
100%
 
—

 
187,133

 
50,867

 
 
238,000

 
 
7.9
%
 
 
7.0
%
 
 
7.2
%
 
505 Brannan Street, Phase I/San Francisco/Mission Bay/SoMa
 
99.7%
 
—

 
116,522

 
24,478

 
 
141,000

 
 
8.6
%
 
 
7.0
%
 
 
8.2
%
 
Total
 
 
 
$
292,089

 
$
466,047

 
$
130,864

 
$
889,000

 
 
 
 
 
 
 
 
 
 


 
35

 
 
 
 
Development and Redevelopment of New Class A Properties: 2018 and 2019 Deliveries
(Projects Undergoing Construction, and Near-Term Projects Undergoing Marketing and Pre-Construction)
q317logo2.jpg
 
 
September 30, 2017
 
 
 


399 Binney Street
 
266 and 275 Second Avenue
 
1655 and 1715 Third Street
 
213 East Grand Avenue
 
279 East Grand Avenue
Greater Boston/Cambridge
 
Greater Boston/Route 128
 
San Francisco/Mission Bay/SoMa
 
San Francisco/South San Francisco
 
San Francisco/South San Francisco
164,000 SF
 
59,173 RSF
 
580,000 SF
 
300,930 RSF
 
199,000 SF
Multi-Tenant
 
Multi-Tenant
 
Uber Technologies, Inc.
 
Merck & Co., Inc.
 
Multi-Tenant
 
 
 
 

681 Gateway Boulevard
 
9625 Towne Centre Drive
 
1818 Fairview Avenue East
 
9900 Medical Center Drive
 
5 Laboratory Drive
San Francisco/South San Francisco
 
San Diego/University Town Center
 
Seattle/Lake Union
 
Maryland/Rockville
 
Research Triangle Park/RTP
126,971 RSF
 
163,648 RSF
 
205,000 RSF
 
45,039 RSF
 
175,000 RSF
Marketing
 
Takeda Pharmaceuticals
Company Ltd.
 
Multi-Tenant
 
Multi-Tenant
 
Multi-Tenant
 
 
 
 


 
36

Development and Redevelopment of New Class A Properties: 2018 and 2019 Deliveries (Projects Undergoing Construction, and Near-Term Projects Undergoing Marketing and Pre-Construction) (continued)
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 

Property/Market/Submarket
 
Dev/Redev
 
Project RSF
 
Percentage
 
Project
  Start (1)
 
Occupancy (1)
 
 
In Service
 
CIP
 
Total
 
Leased
 
Negotiating
 
Total
 
 
Initial
 
Stabilized
Developments under construction
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
100 Binney Street/Greater Boston/Cambridge
 
Dev
 
341,776

 
91,155

 
432,931

 
100
%
 
 
—
%
 
 
100
%
 
3Q15
 
3Q17
 
1Q18
213 East Grand Avenue/San Francisco/South San Francisco
 
Dev
 
—

 
300,930

 
300,930

 
100
%
 
 
—
%
 
 
100
%
 
2Q17
 
1Q19
 
2019
 
 
 
 
341,776

 
392,085

 
733,861

 
100
%
 
 
—
%
 
 
100
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Redevelopments under construction
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
266 and 275 Second Avenue/Greater Boston/Route 128
 
Redev
 
144,584

 
59,173

 
203,757

 
84
%
 
 
—
%
 
 
84
%
 
3Q17
 
2Q18
 
2018
5 Laboratory Drive/Research Triangle Park/RTP
 
Redev
 
—

 
175,000

 
175,000

 
—
%
 
 
39
%
 
 
39
%
 
2Q17
 
3Q18
 
2019
9625 Towne Centre Drive/San Diego/University Town Center
 
Redev
 
—

 
163,648

 
163,648

 
100
%
 
 
—
%
 
 
100
%
 
3Q15
 
4Q18
 
2018
9900 Medical Center Drive/Maryland/Rockville
 
Redev
 
—

 
45,039

 
45,039

 
—
%
 
 
—
%
 
 
—
%
 
3Q17
 
2Q18
 
2018
 
 
 
 
144,584

 
442,860

 
587,444

 
57
%
 
 
12
%
 
 
69
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Near-term projects undergoing marketing and pre-construction
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
399 Binney Street/Greater Boston/Cambridge
 
Dev
 
—

 
164,000

 
164,000

 
—
%
 
 
73
%
(2) 
 
73
%
 
4Q17
 
4Q18
 
2019
1655 and 1715 Third Street/San Francisco/Mission Bay/SoMa (3)
 
Dev
 
—

 
580,000

 
580,000

 
100
%
(3) 
 
—
%
 
 
100
%
 
2Q18
 
2019
 
2019
279 East Grand Avenue/San Francisco/South San Francisco
 
Dev
 
—

 
199,000

 
199,000

 
TBD
 
TBD
 
2019
 
TBD
1818 Fairview Avenue East/Seattle/Lake Union
 
Dev
 
—

 
205,000

 
205,000

 
 
TBD
 
2019
 
TBD
681 Gateway Boulevard/San Francisco/South San Francisco (4)
 
Redev
 
126,971

 
—

 
126,971

 
 
4Q18
 
2019
 
TBD
 
 
 
 
126,971

 
1,148,000

 
1,274,971

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Our Ownership Interest
 
 
 
 
 
 
 
 
 
Unlevered Yields
Property/Market/Submarket
 
 
In Service
 
CIP
 
Cost to
Complete
 
Total at
Completion
 
Average Cash
 
Initial Stabilized (Cash Basis)
 
Initial Stabilized
 
 
 
 
 
 
 
 
Developments under construction
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
100 Binney Street/Greater Boston/Cambridge
 
100%
 
$
280,163

 
$
70,143

 
$
88,694

 
$
439,000

(5) 
 
 
8.5
%
(5) 
 
 
7.4
%
(5) 
 
 
8.2
%
(5) 
213 East Grand Avenue/San Francisco/South San Francisco
 
100%
 
—

 
72,895

 
 
187,105

 
 
260,000

 
 
 
7.8
%
 
 
 
6.4
%
 
 
 
7.2
%
 
 
 
 
 
$
280,163

 
$
143,038

 
$
275,799

 
$
699,000

 
 
 
8.2
%
 
 
 
7.0
%
 
 
 
7.8
%
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Redevelopments under construction
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
266 and 275 Second Avenue/Greater Boston/Route 128
 
100%
 
$
60,596

 
$
9,646

 
TBD
5 Laboratory Drive/Research Triangle Park/RTP
 
100%
 
—

 
10,461

 
9625 Towne Centre Drive/San Diego/University Town Center
 
100%
 
—

 
31,880

 
 
$
61,120

 
 
$
93,000

 
 
 
7.9
%
 
 
 
7.0
%
 
 
 
7.0
%
 
9900 Medical Center Drive/Maryland/Rockville
 
100%
 
—

 
7,237

 
 
TBD
 
 
TBD
 
 
 
TBD

 
 
 
TBD

 
 
 
TBD

 
 
 
 
 
$
60,596

 
$
59,224

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Near-term projects undergoing marketing and pre-construction (6)
 
Various
 
$
—

 
$
114,954

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

(1)
Anticipated project start dates and initial occupancy dates are subject to leasing and/or market conditions. Stabilized occupancy may vary depending on single tenancy versus multi-tenancy.
(2)
Represents executed letters of intent for three leases under negotiation aggregating 119,389 RSF.
(3)
Executed an agreement to purchase a 10% interest in a joint venture with Uber and the Golden State Warriors. Our initial cash contribution is expected to be in the range of $35 million to $40 million, to be funded at closing of the joint venture in 2018. The joint venture will acquire land with completed below-grade improvements to the building foundation and parking garage and will construct two buildings aggregating 580,000 RSF, which will be 100% leased to Uber upon completion.
(4)
The building is 100% occupied through September 2018, after which we expect to redevelop the building from office to office/laboratory space and expand by an additional 15,000 to 30,000 RSF. We expect the project to be delivered in 2019.
(5)
See page 34 for additional information.
(6)
The design and budget of these projects are in process, and the estimated project costs with related yields will be disclosed at a later date as they become available.

 
37

 
 
Development of New Class A Properties: Intermediate-Term Development Projects
q317logo2.jpg
September 30, 2017
(Dollars in thousands, except per SF amounts)
 
 


325 Binney Street
 
201 Haskins Way
 
960 Industrial Road
 
825 and 835 Industrial Road
 
Alexandria Center® for Life Science
Greater Boston/Cambridge
 
San Francisco/South San Francisco
 
San Francisco/Greater Stanford
 
San Francisco/Greater Stanford
 
New York City/Manhattan
 
 
 
 
5200 Illumina Way
 
Campus Point Drive
 
1150 Eastlake Avenue East
 
9800 Medical Center Drive
San Diego/University Town Center
 
San Diego/University Town Center
 
Seattle/Lake Union
 
Maryland/Rockville
 
 
 
Market
 
Property/Submarket
 
Book Value
 
Project SF
 
Per SF
 
Greater Boston
 
325 Binney Street/Cambridge (1)
 
$
85,518

 
 
208,965

 
 
$
409

 
 
50 Rogers Street/Cambridge
 
6,426

 
 
183,644

(2)
 
35

 
San Francisco
 
960 Industrial Road/Greater Stanford
 
67,902

 
 
500,000

(3)
 
136

 
 
825 and 835 Industrial Road/Greater Stanford
 
90,018

 
 
530,000

 
 
170

 
 
201 Haskins Way/South San Francisco
 
33,950

 
 
280,000

(4)
 
121

 
New York City
 
Alexandria Center® for Life Science/Manhattan
 
—

 
 
420,000

 
 
—

 
San Diego
 
5200 Illumina Way/University Town Center
 
11,239

 
 
386,044

 
 
29

 
 
Campus Point Drive/University Town Center
 
13,395

 
 
315,000

 
 
43

 
Seattle
 
1150 Eastlake Avenue East/Lake Union
 
18,922

 
 
260,000

 
 
73

 
Maryland
 
9800 Medical Center Drive/Rockville
 
6,500

 
 
180,000

 
 
36

 
Total
 
$
333,870

 
 
3,263,653

 
 
$
102

 
 
 
 
 
 
 
 
 
 
 
 
 
(1)
We acquired 325 Binney Street (formerly named 303 Binney Street), a land parcel that is currently entitled for the development of 163,339 RSF for office or office/laboratory space and 45,626 RSF for residential space.
(2)
Represents a multifamily residential development with approximately 130-140 units (adjacent to 161 First Street). As part of our successful efforts to increase the entitlements on our Alexandria Center® at Kendall Square development, we were required to develop two multifamily residential projects, one of which was previously completed and sold. We may market this project for sale.
(3)
The intermediate-term development project undergoing entitlements for 500,000 RSF will replace the existing 195,000 RSF of operating property.
(4)
The intermediate-term development project undergoing entitlements for 280,000 RSF will replace the existing 23,840 RSF of operating property.

 
38

 
 
Development and Redevelopment of New Class A Properties: Summary of Pipeline
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 



Property/Submarket
 
Our
Ownership
Interest
 
Book Value
 
Square Footage
 
 
 
 
Undergoing
Construction
 
Near-Term Projects Undergoing Marketing and Pre-Construction
 
Intermediate
-Term Development
 
Future Development
 
Total (1)
 
Greater Boston
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Undergoing construction
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
100 Binney Street/Cambridge
 
 
100%
 
 
 
$
70,143

 
 
91,155

 
—

 
—

 
 
—

 
 
91,155

 
266 and 275 Second Avenue/Route 128
 
 
100%
 
 
 
9,646

 
 
59,173

 
—

 
—

 
 
—

 
 
59,173

 
Near-term projects undergoing marketing and pre-construction
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
399 Binney (Alexandria Center® at One Kendall Square)
 
 
100%
 
 
 
76,263

 
 
—

 
164,000

 
—

 
 
—

 
 
164,000

 
Intermediate-term development
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
325 Binney Street/Cambridge
 
 
100%
 
 
 
85,518

 
 
—

 
—

 
208,965

 
 
—

 
 
208,965

 
50 Rogers Street/Cambridge
 
 
100%
 
 
 
6,426

 
 
—

 
—

 
183,644

 
 
—

 
 
183,644

 
Future development projects
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Alexandria Technology Square®/Cambridge
 
 
100%
 
 
 
7,787

 
 
—

 
—

 
—

 
 
100,000

 
 
100,000

 
Other future projects
 
 
100%
 
 
 
7,315

 
 
—

 
—

 
—

 
 
221,955

 
 
221,955

 
 
 
 
 
 
 
 
$
263,098

 
 
150,328

 
164,000

 
392,609

 
 
321,955

 
 
1,028,892

 
San Francisco
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Undergoing construction
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
510 Townsend Street/Mission Bay/SoMa
 
 
100%
 
 
 
$
187,133

 
 
300,000

 
—

 
—

 
 
—

 
 
300,000

 
505 Brannan Street, Phase I/Mission Bay/SoMa
 
 
99.7%
 
 
 
116,522

 
 
150,000

 
—

 
—

 
 
—

 
 
150,000

 
213 East Grand Avenue/South San Francisco
 
 
100%
 
 
 
72,895

 
 
300,930

 
—

 
—

 
 
—

 
 
300,930

 
Near-term projects undergoing marketing and pre-construction
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1655 and 1715 Third Street/Mission Bay/SoMa
 
 
10%
 
 
 
—

 
 
—

 
580,000

 
—

 
 
—

 
 
580,000

 
279 East Grand Avenue/South San Francisco
 
 
100%
 
 
 
17,998

 
 
—

 
199,000

 
—

 
 
—

 
 
199,000

 
Intermediate-term development
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
960 Industrial Road/Greater Stanford
 
 
100%
 
 
 
67,902

 
 
—

 
—

 
500,000

(2)
 
—

 
 
500,000

 
825 and 835 Industrial Road/Greater Stanford
 
 
100%
 
 
 
90,018

 
 
—

 
—

 
530,000

 
 
—

 
 
530,000

 
201 Haskins Way/South San Francisco
 
 
100%
 
 
 
33,950

 
 
—

 
—

 
280,000

(3)
 
—

 
 
280,000

 
Future development projects
 
 
 
 
 
 


 
 

 
 
 

 
 

 
 

 
88 Bluxome Street/Mission Bay/SoMa
 
 
100%
 
 
 
160,901

 
 
—

 
—

 
—

 
 
1,070,925

(4)
 
1,070,925

 
505 Brannan Street, Phase II/Mission Bay/SoMa
 
 
99.7%
 
 
 
14,988

 
 
—

 
—

 
—

 
 
165,000

 
 
165,000

 
East Grand Avenue/South San Francisco
 
 
100%
 
 
 
5,988

 
 
—

 
—

 
—

 
 
90,000

 
 
90,000

 
Other future projects
 
 
100%
 
 
 
—

 
 
—

 
—

 
—

 
 
95,620

 
 
95,620

 
 
 
 
 
 
 
 
$
768,295

 
 
750,930

 
779,000

 
1,310,000

 
 
1,421,545

 
 
4,261,475

 
New York City
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Alexandria Center® for Life Science/Manhattan
 
 
100%
 
 
 
$
—

 
 
—

 
—

 
420,000

 
 
—

 
 
420,000

 
 
 
 
 
 
 
 
$
—

 
 
—

 
—

 
420,000

 
 
—

 
 
420,000

 
(1)    Total pipeline SF represents operating RSF plus incremental SF targeted for intermediate-term and future development.
(2)    The intermediate-term development project undergoing entitlements for 500,000 RSF will replace the existing 195,000 RSF of operating property.
(3)    The intermediate-term development project undergoing entitlements for 280,000 RSF will replace the existing 23,840 RSF of operating property.
(4)    The future development project undergoing entitlements for 1,070,925 developable square feet will replace the existing 232,470 RSF operating property.

 
39

 
 
Development and Redevelopment of New Class A Properties: Summary of Pipeline (continued)
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 


Property/Submarket
 
Our
Ownership
Interest
 
Book Value
 
Square Footage
 
 
 
 
Undergoing
Construction
 
Near-Term Projects Undergoing Marketing and Pre-Construction
 
Intermediate
-Term Development
 
Future Development
 
Total (1)
 
San Diego
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Undergoing construction
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
ARE Spectrum/Torrey Pines
 
 
100%
 
 
 
$
143,149

 
 
170,523

 
—

 
—

 
 
—

 
 
170,523

 
9625 Towne Centre Drive/University Town Center
 
 
100%
 
 
 
31,880

 
 
163,648

 
—

 
—

 
 
—

 
 
163,648

 
Intermediate-term development
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
5200 Illumina Way/University Town Center
 
 
100%
 
 
 
11,239

 
 
—

 
—

 
386,044

 
 
—

 
 
386,044

 
Campus Point Drive/University Town Center
 
 
100%
 
 
 
13,395

 
 
—

 
—

 
315,000

 
 
—

 
 
315,000

 
Future development projects
 
 
 
 
 
 


 
 

 
 
 

 
 

 
 

 
Vista Wateridge/Sorrento Mesa
 
 
100%
 
 
 
3,909

 
 
—

 
—

 
—

 
 
163,000

 
 
163,000

 
Other future projects
 
 
100%
 
 
 
33,147

 
 
—

 
—

 
—

 
 
259,895

 
 
259,895

 
 
 
 
 
 
 
 
$
236,719

 
 
334,171

 
—

 
701,044

 
 
422,895

 
 
1,458,110

 
Seattle
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Undergoing construction
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
400 Dexter Avenue North/Lake Union
 
 
100%
 
 
 
$
19,243

 
 
31,215

 
—

 
—

 
 
—

 
 
31,215

 
Near-term projects undergoing marketing and pre-construction
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1818 Fairview Avenue East/Lake Union
 
 
100%
 
 
 
20,693

 
 
—

 
205,000

 
—

 
 
—

 
 
205,000

 
Intermediate-term development
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1150 Eastlake Avenue East/Lake Union
 
 
100%
 
 
 
18,922

 
 
—

 
—

 
260,000

 
 
—

 
 
260,000

 
Future development projects
 
 
 
 
 
 


 
 

 
 
 

 
 

 
 

 
1165/1166 Eastlake Avenue East/Lake Union
 
 
100%
 
 
 
18,631

 
 
—

 
—

 
—

 
—

106,000

 
 
106,000

 
 
 
 
 
 
 
 
$
77,489

 
 
31,215

 
205,000

 
260,000

 
 
106,000

 
 
602,215

 
Maryland
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Undergoing construction
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
9900 Medical Center Drive/Rockville
 
 
100%
 
 
 
$
7,237

 
 
45,039

 
—

 
—

 
 
—

 
 
45,039

 
Intermediate-term development
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
9800 Medical Center Drive/Rockville
 
 
100%
 
 
 
6,500

 
 
—

 
—

 
180,000

 
 
—

 
 
180,000

 
Future development projects
 
 
 
 
 
 


 
 

 
 
 

 
 

 
 

 
Other future projects
 
 
100%
 
 
 
4,035

 
 
—

 
—

 
—

 
 
61,000

 
 
61,000

 
 
 
 
 
 
 
 
$
17,772

 
 
45,039

 
—

 
180,000

 

61,000

 
 
286,039

 
Research Triangle Park
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Undergoing construction
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
5 Laboratory Drive/Research Triangle Park
 
 
100%
 
 
 
$
10,461

 
 
175,000

 
—

 
—

 
 
—

 
 
175,000

 
Future development projects
 
 
 
 
 
 


 
 

 
 
 

 
 

 
 

 
6 Davis Drive/Research Triangle Park
 
 
100%
 
 
 
16,673

 
 
—

 
—

 
—

 
 
1,000,000

 
 
1,000,000

 
Other future projects
 
 
100%
 
 
 
4,149

 
 
—

 
—

 
—

 
 
76,262

 
 
76,262

 
 
 
 
 
 
 
 
$
31,283

 
 
175,000

 
—

 
—

 
 
1,076,262

 
 
1,251,262

 
Non-cluster markets – other future projects
 
 
100%
 
 
 
11,791

 
 
—

 
—

 
—

 
 
571,705

 
 
571,705

 
 
 
 
 
 
 
 
$
1,406,447

 
 
1,486,683

 
1,148,000

 
3,263,653

 
 
3,981,362

 
 
9,879,698

 

(1)
Total pipeline SF represents operating RSF plus incremental SF targeted for intermediate-term and future development.     


 
40

 
 
Construction Spending
q317logo2.jpg
September 30, 2017
(Dollars in thousands, except per RSF amounts)
 
 



Construction Spending
 
Nine Months Ended September 30, 2017
Additions to real estate – consolidated projects
 
$
660,877
 
Investments in unconsolidated real estate joint ventures
 
 
248
 
Construction spending (cash basis) (3)
 
 
661,125
 
Decrease in accrued construction
 
 
(38,767
)
Construction spending
 
$
622,358
 



 
 
 
 
 
Non-Revenue-Enhancing Capital Expenditures(1)
 
Nine Months Ended September 30, 2017
 
Recent Average
per RSF (2)
 
Amount
 
Per RSF
 
Non-revenue-enhancing capital expenditures
 
$
5,431

 
$
0.29

 
 
$
0.41

 
 
 
 
 
 
 
 
Tenant improvements and leasing costs:
 
 
 
 
 
 
 
Re-tenanted space
 
$
15,542

 
$
26.05

 
 
$
18.11

Renewal space
 
22,200

 
16.63

 
 
10.14

Total tenant improvements and leasing costs/weighted average
 
$
37,742

 
$
19.54

(4) 
 
$
12.52




Projected Construction Spending
 
Year Ending
December 31, 2017
Development and redevelopment projects
 
$
203,000
 
Contributions from noncontrolling interests
(consolidated joint ventures)
 
 
(7,000
)
Generic laboratory infrastructure/building improvement projects
 
 
41,000
 
Non-revenue-enhancing capital expenditures and tenant improvements
 
 
6,000
 
Projected construction spending for three months ending December 31, 2017
 
 
243,000
 
Actual construction spending for nine months ended
September 30, 2017
 
 
622,358
 
Guidance range
 
$
815,000
–
915,000
 
 
 
 
 
 
2017 Disciplined Allocation of Capital (5)
88% to Urban Innovation Submarkets



(1)
Excludes amounts that are recoverable from tenants, revenue-enhancing, or related to properties that have undergone redevelopment.
(2)
Represents the average of the five years ended December 31, 2016, and the nine months ended September 30, 2017.
(3)
Includes revenue-enhancing projects and non-revenue-enhancing capital expenditures.
(4)
Includes approximately $9.7 million, or $17.40 per RSF, of leasing commissions related to lease renewals and re-leasing space for five leases in our Greater Boston and San Francisco markets with a weighted average lease term of 10 years and rental rate increases of 28.1% and 20.5% (cash basis).
(5)
Represents the percentage of projected spending by submarket, including completed and projected acquisitions in our sources and uses of capital guidance ranging from $620 million to $720 million, for the year ending December 31, 2017.


 
41

 
 
Joint Venture Financial Information
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 


Consolidated Real Estate Joint Ventures
 
Unconsolidated Real Estate Joint Ventures
Property/Market/Submarket
 
Noncontrolling (1)
Interest Share
 
Property/Market/Submarket
 
Our Share
225 Binney Street/Greater Boston/Cambridge
 
 
70.0%
 
 
360 Longwood Avenue/Greater Boston/Longwood Medical Area
 
 
27.5%
 
1500 Owens Street/San Francisco/Mission Bay/SoMa
 
 
49.9%
 
 
1401/1413 Research Boulevard/Maryland/Rockville
 
 
65.0%
(2) 
409 and 499 Illinois Street/San Francisco/Mission Bay/SoMa
 
 
40.0%
 
 
 
 
 
 
 
10290 and 10300 Campus Point Drive/San Diego/University Town Center
 
 
45.0%
 
 
 
 
 
 
 
Non-recourse secured loans (amounts represent 100% of the loan amounts at the joint venture level):
Unconsolidated Joint Venture
 
Maturity Date
 
Stated Rate
 
Interest Rate (3)
 
Debt Balance (4)
 
Outstanding Principal
 
Remaining Commitments
 
Total
360 Longwood Avenue
 
 
9/1/22
(5) 
 
3.32
%
 
 
 
3.62
%
 
 
$
94,086

 
$
95,000

 
$
—

 
$
95,000

360 Longwood Avenue
 
 
9/1/22
(5) 
 
L+1.85
%
 
 
 
N/A

 
 
$
—

 
$
—

 
$
17,000

 
$
17,000

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
1401/1413 Research Boulevard
 
 
5/17/20
(6) 
 
L+2.50
%
(7) 
 
 
5.07
%
 
 
$
3,699

 
$
3,829

 
$
21,171

 
$
25,000

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
September 30, 2017
 
Noncontrolling Interest Share of Consolidated Real Estate JVs
 
Our Share of Unconsolidated
Real Estate JVs
Investments in real estate
$
476,339

 
 
$
57,340

Cash and cash equivalents
13,957

 
 
4,317

Other assets
29,534

 
 
3,707

Secured notes payable
—

 
 
(28,278
)
Other liabilities
(21,989
)
 
 
(3,394
)
Redeemable noncontrolling interests
(11,418
)
(8) 
 
—

 
$
486,423

 
 
$
33,692

 
 
 
 
 
 
Noncontrolling Interest Share of Consolidated Real Estate JVs
 
Our Share of Unconsolidated
Real Estate JVs
 
3Q17
 
YTD 3Q17
 
3Q17
 
YTD 3Q17
Total revenues
$
13,400

 
 
$
41,022

 
 
$
1,044

 
$
5,849

Rental operations
(4,189
)
 
 
(11,772
)
 
 
(489
)
 
(2,194
)
 
9,211

 
 
29,250

 
 
555

 
3,655

General and administrative
(52
)
 
 
(126
)
 
 
(10
)
 
(40
)
Interest
—

 
 
—

 
 
(168
)
 
(1,552
)
Depreciation and amortization
(3,608
)
 
 
(10,985
)
 
 
(383
)
 
(1,119
)
Gain on sale of real estate
—

 
 
—

 
 
14,106

 
14,106

 
$
5,551

(8) 
 
$
18,139

(8) 
 
$
14,100

 
$
15,050

 
 
 
 
 
 
 
 
 
 

(1)
In addition to the consolidated real estate joint ventures listed, various partners hold insignificant noncontrolling interests in three other properties in North America.
(2)
The joint venture is expected to fund the remaining construction costs of the project with funds from its construction loan shown above, and we expect our ownership interest percentage to remain at 65% at completion of the project. See page 4 for additional information on the contribution of land parcels to the real estate joint venture.
(3)
Represents interest rate including interest expense and amortization of loan fees.
(4)
Represents outstanding principal, net of unamortized deferred financing costs.
(5)
The unconsolidated real estate joint venture has two one-year options to extend the stated maturity date to September 1, 2024, subject to certain conditions. Additionally, the loan commitment balance excludes an earn-out advance provision that allows for incremental borrowings up to $48.0 million, subject to certain conditions.
(6)
The unconsolidated real estate joint venture has an option to extend the stated maturity date to July 1, 2020. In addition, there are two one-year options to convert the construction loan to a permanent loan and extend the stated maturity date to May 17, 2022.
(7)
The outstanding principal bears interest at a floating rate with an interest rate floor equal to 3.15%.
(8)
Redeemable noncontrolling interests in our consolidated real estate project at 213 East Grand Avenue since August 2005, located in our South San Francisco submarket, aggregating 300,930 RSF, which earns a fixed preferred return of 8.4% rather than a variable return based upon their ownership percentage of the joint venture. Operating results information presented above excludes an allocation of results attributable to noncontrolling interests since they earn a fixed preferred return.

 
42

 
 
Investments
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 


Public/Private Mix
(Cost)
 
Tenant/Non-Tenant Mix
(Cost)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Investment
Type
 
Cost
 
Net Unrealized Gains
 
Total
 
Number of Investments
 
 
 
 
259
Public
 
$
55,433

 
$
45,189

 
$
100,622

 
Private
 
384,640

 
—

 
384,640

 
Average Cost
 
 
 
 
$1.7M
Total
 
$
440,073

 
$
45,189

 
$
485,262

 
 
 
 
 
 
 
 
 

 
43

 
 
Key Credit Metrics
q317logo2.jpg
September 30, 2017
(Dollars in millions)
 
 


Net Debt to Adjusted EBITDA (1)
 
Net Debt and Preferred Stock to Adjusted EBITDA (1)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Fixed-Charge Coverage Ratio (1)
 
Liquidity (2)
 
 
 
 
 
 
$1.7B
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Availability under our $1.65 billion unsecured senior line of credit
$
1,336

 
 
Remaining construction loan commitments
156

 
 
Available-for-sale equity securities, at fair value
101

 
 
Cash, cash equivalents, and restricted cash
146

 
 
 
$
1,739

 
 
 
 
 

(1)
Quarter annualized.    
(2)
As of September 30, 2017.

 
44

 
 
 
q317logo2.jpg
Summary of Debt
September 30, 2017
 
 


Debt maturities chart
(Dollars in millions)

Fixed-rate/hedged and unhedged variable-rate debt
(Dollars in thousands)
 
Fixed-Rate/Hedged
Variable-Rate Debt
 
Unhedged
Variable-Rate Debt
 
Total
 
Percentage
 
Weighted-Average
 
 
 
 
 
Interest Rate (1)
 
Remaining Term
(in years)
 
 
 
 
 
 
Secured notes payable
$
902,207

 
$
251,683

 
$
1,153,890

 
24.0
%
 
3.80
%
 
2.8

Unsecured senior notes payable
2,801,290

 
—

 
2,801,290

 
58.2

 
4.16

 
7.0

$1.65 billion unsecured senior line of credit
—

 
314,000

 
314,000

 
6.5

 
2.00

 
4.1

2019 Unsecured Senior Bank Term Loan
199,543

 
—

 
199,543

 
4.1

 
2.84

 
1.3

2021 Unsecured Senior Bank Term Loan
348,317

 
—

 
348,317

 
7.2

 
2.56

 
3.3

Total/weighted average
$
4,251,357

 
$
565,683

 
$
4,817,040

 
100.0
%
 
3.76
%
 
5.3

Percentage of total debt
88
%
 
12
%
 
100
%
 
 
 
 
 
 
 

(1)
Represents the weighted-average interest rate as of the end of the applicable period, including expense/income related to our interest rate hedge agreements, amortization of loan fees, amortization of debt premiums (discounts), and other bank fees.

 
45

 
 
Summary of Debt (continued)
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 


Debt
 
Stated 
Rate
 
Interest
Rate (1)
 
Maturity
Date (2)
 
Principal Payments Remaining for the Periods Ending December 31,
 
Principal
 
Unamortized (Deferred Financing Cost), (Discount)/Premium
 
Total
 
 
 
 
2017
 
2018
 
2019
 
2020
 
2021
 
Thereafter
 
 
 
Secured notes payable
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Greater Boston
 
L+1.35
%
 
 
2.99
%
 
8/23/18
 
 
$
—

 
$
211,940

 
$
—

 
$
—

 
$
—

 
$
—

 
$
211,940

 
$
(660
)
 
$
211,280

Greater Boston
 
L+1.50
%
 
 
3.09

 
1/28/19
(3) 
 
—

 
—

 
317,979

 
—

 
—

 
—

 
317,979

 
(1,595
)
 
316,384

Greater Boston
 
L+2.00
%
 
 
3.89

 
4/20/19
(3) 
 
—

 
—

 
179,764

 
—

 
—

 
—

 
179,764

 
(2,104
)
 
177,660

Greater Boston, San Diego, Seattle, and Maryland
 
7.75
%
 
 
8.17

 
4/1/20
 
 
471

 
1,979

 
2,138

 
104,352

 
—

 
—

 
108,940

 
(835
)
 
108,105

San Diego
 
4.66
%
 
 
5.03

 
1/1/23
 
 
261

 
1,608

 
1,687

 
1,762

 
1,852

 
28,200

 
35,370

 
(345
)
 
35,025

Greater Boston
 
3.93
%
 
 
3.20

 
3/10/23
 
 
—

 
1,091

 
1,505

 
1,566

 
1,628

 
76,210

 
82,000

 
2,957

 
84,957

Greater Boston
 
4.82
%
 
 
3.40

 
2/6/24
 
 
—

 
2,720

 
3,090

 
3,217

 
3,406

 
190,567

 
203,000

 
16,706

 
219,706

San Francisco
 
6.50
%
 
 
6.78

 
7/1/36
 
 
—

 
22

 
23

 
25

 
26

 
677

 
773

 
—

 
773

Secured debt weighted-average interest rate/subtotal
 
3.80
%
 
 
3.80

 
 
 
 
732

 
219,360

 
506,186

 
110,922

 
6,912

 
295,654

 
1,139,766

 
14,124

 
1,153,890

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
2019 Unsecured Senior Bank Term Loan
 
L+1.20
%
 
 
2.84

 
1/3/19
 
 
—

 
—

 
200,000

 
—

 
—

 
—

 
200,000

 
(457
)
 
199,543

2021 Unsecured Senior Bank Term Loan
 
L+1.10
%
 
 
2.56

 
1/15/21
 
 
—

 
—

 
—

 
—

 
350,000

 
—

 
350,000

 
(1,683
)
 
348,317

$1.65 billion unsecured senior line of credit
 
L+1.00
%
 
 
2.00

 
10/29/21
 
 
—

 
—

 
—

 
—

 
314,000

 
—

 
314,000

 
N/A

 
314,000

Unsecured senior notes payable
 
2.75
%
 
 
2.96

 
1/15/20
 
 
—

 
—

 
—

 
400,000

 
—

 
—

 
400,000

 
(1,822
)
 
398,178

Unsecured senior notes payable
 
4.60
%
 
 
4.75

 
4/1/22
 
 
—

 
—

 
—

 
—

 
—

 
550,000

 
550,000

 
(2,922
)
 
547,078

Unsecured senior notes payable
 
3.90
%
 
 
4.04

 
6/15/23
 
 
—

 
—

 
—

 
—

 
—

 
500,000

 
500,000

 
(3,381
)
 
496,619

Unsecured senior notes payable
 
4.30
%
 
 
4.52

 
1/15/26
 
 
—

 
—

 
—

 
—

 
—

 
300,000

 
300,000

 
(3,998
)
 
296,002

Unsecured senior notes payable
 
3.95
%
 
 
4.14

 
1/15/27
 
 
—

 
—

 
—

 
—

 
—

 
350,000

 
350,000

 
(4,638
)
 
345,362

Unsecured senior notes payable
 
3.95
%
 
 
4.09

 
1/15/28
 
 
—

 
—

 
—

 
—

 
—

 
425,000

 
425,000

 
(4,334
)
 
420,666

Unsecured senior notes payable
 
4.50
%
 
 
4.62

 
7/30/29
 
 
—

 
—

 
—

 
—

 
—

 
300,000

 
300,000

 
(2,615
)
 
297,385

Unsecured debt weighted average/subtotal
 
 
 
 
3.75

 
 
 
 
—

 
—

 
200,000

 
400,000

 
664,000

 
2,425,000

 
3,689,000

 
(25,850
)
 
3,663,150

Weighted-average interest rate/total
 
 
 
 
3.76
%
 
 
 
 
$
732

 
$
219,360

 
$
706,186

 
$
510,922

 
$
670,912

 
$
2,720,654

 
$
4,828,766

 
$
(11,726
)
 
$
4,817,040

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Balloon payments
 
 
 
 
 
 
 
 
 
$
—

 
$
211,940

 
$
697,743

 
$
503,979

 
$
664,000

 
$
2,708,417

 
$
4,786,079

 
$
—

 
$
4,786,079

Principal amortization
 
 
 
 
 
 
 
 
 
732

 
7,420

 
8,443

 
6,943

 
6,912

 
12,237

 
42,687

 
(11,726
)
 
30,961

Total debt
 
 
 
 
 
 
 
 
 
$
732

 
$
219,360

 
$
706,186

 
$
510,922

 
$
670,912

 
$
2,720,654

 
$
4,828,766

 
$
(11,726
)
 
$
4,817,040

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Fixed-rate/hedged variable-rate debt
 
 
 
 
 
 
 
 
 
$
732

 
$
157,420

 
$
516,443

 
$
510,922

 
$
356,912

 
$
2,720,654

 
$
4,263,083

 
$
(11,726
)
 
$
4,251,357

Unhedged variable-rate debt
 
 
 
 
 
 
 
 
 
—

 
61,940

 
189,743

 
—

 
314,000

 
—

 
565,683

 
—

 
565,683

Total debt
 
 
 
 
 
 
 
 
 
$
732

 
$
219,360

 
$
706,186

 
$
510,922

 
$
670,912

 
$
2,720,654

 
$
4,828,766

 
$
(11,726
)
 
$
4,817,040

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 

(1)
Represents the weighted-average interest rate as of the end of the applicable period, including expense/income related to our interest rate hedge agreements, amortization of loan fees, amortization of debt premiums (discounts), and other bank fees.
(2)
Reflects any extension options that we control.
(3)
See our table of secured construction loans on the following page regarding options to extend maturity dates.


 
46

 
 
Summary of Debt (continued)
q317logo2.jpg
September 30, 2017
(Dollars in thousands)
 
 


Secured construction loans
Property/Market/Submarket
 
Stated Rate
 
Maturity Date
 
Outstanding
Balance
 
Remaining Commitments
 
Aggregate
Commitments
75/125 Binney Street/Greater Boston/Cambridge
 
 
L+1.35
%
 
 
 
8/23/18
 
 
$
211,940

 
$
—

 
$
211,940

50 and 60 Binney Street/Greater Boston/Cambridge
 
 
L+1.50
%
 
 
 
1/28/19
(1) 
 
317,979

 
32,021

 
350,000

100 Binney Street/Greater Boston/Cambridge
 
 
L+2.00
%
(2) 
 
 
4/20/19
(3) 
 
179,764

 
124,517

 
304,281

 
 
 
 
 
 
 
 
 
 
$
709,683

 
$
156,538

 
$
866,221


(1)
We have two one-year options to extend the stated maturity date to January 28, 2021, subject to certain conditions.
(2)
See the interest rate cap agreements in the table at the bottom of this page.
(3)
We have two one-year options to extend the stated maturity date to April 20, 2021, subject to certain conditions.


Debt covenants
Debt Covenant Ratios (1)
 
Unsecured Senior Notes Payable
 
$1.65 Billion Unsecured Senior Line of Credit and
Unsecured Senior Bank Term Loans
 
Requirement
 
Actual
 
Requirement
 
Actual
Total Debt to Total Assets
 
≤ 60%
 
37%
 
≤ 60.0%
 
30.9%
Secured Debt to Total Assets
 
≤ 40%
 
9%
 
≤ 45.0%
 
7.3%
Consolidated EBITDA to Interest Expense
 
≥ 1.5x
 
6.4x
 
≥ 1.50x
 
3.83x
Unencumbered Total Asset Value to Unsecured Debt
 
≥ 150%
 
272%
 
N/A
 
N/A
Unsecured Leverage Ratio
 
N/A
 
N/A
 
≤ 60.0%
 
32.6%
Unsecured Interest Coverage Ratio
 
N/A
 
N/A
 
≥ 1.50x
 
6.49x

(1)
All covenant ratio titles utilize terms as defined in the respective debt agreements; therefore, EBITDA is not calculated under the definition set forth by the SEC in Exchange Act Release No. 47226.


Interest rate hedge agreements
Interest Rate Hedge Type
 
Effective Date
 
Maturity Date
 
Number of Contracts
 
Weighted-Average Interest Pay Rate/
Cap Rate (1)
 
Fair Value
as of 9/30/17
 
Notional Amount in Effect as of
 
 
 
 
 
 
9/30/17
 
12/31/17
 
12/31/18
 
12/31/19
 
Swap
 
March 31, 2017
 
March 31, 2018
 
4
 
0.78%
 
$
692


 
$
250,000

 
$
250,000

 
$
—

 
$
—

 
Swap
 
March 31, 2017
 
March 31, 2018
 
11
 
1.51%
 
 
(554
)
 
 
650,000

 
650,000

 
—

 
—

 
 Cap
 
July 29, 2016
 
April 20, 2019
 
2
 
2.00%
 
 
66

 
 
108,000

 
126,000

 
150,000

 
—

 
Swap
 
March 29, 2018
 
March 31, 2019
 
8
 
1.16%
 
 
2,975

 
 
—

 
—

 
600,000

 
—

 
Swap
 
March 29, 2019
 
March 31, 2020
 
1
 
1.89%
 
 
(29
)

 
—

 
—

 
—

 
100,000

Total
 
 
 
 
 
 
 
 
 
$
3,150

 
 
$
1,008,000

 
$
1,026,000

 
$
750,000

 
$
100,000


(1)
In addition to the interest pay rate for each swap agreement, interest is payable at an applicable margin over LIBOR for borrowings outstanding as of September 30, 2017, as listed under the column heading “Stated Rate” in our summary table of outstanding indebtedness and respective principal payments on page 46.

 
47

 
 
 
q317logo2.jpg
Definitions and Reconciliations
September 30, 2017
 
 



This section contains additional information for sections throughout this Supplemental Information package, as well as explanations of certain non-GAAP financial measures and the reasons why we use these supplemental measures of performance and believe they provide useful information to investors. Additional detail can be found in our most recent annual report on Form 10-K and subsequent quarterly reports on Form 10-Q, as well as other documents filed with or furnished to the SEC from time to time.

Adjusted EBITDA and Adjusted EBITDA margins
 
The following table reconciles net income, the most directly comparable financial measure calculated and presented in accordance with GAAP, to Adjusted EBITDA:
 
Three Months Ended
(Dollars in thousands)
9/30/17
 
6/30/17
 
3/31/17
 
12/31/16
 
9/30/16
Net income
$
59,546

 
 
$
41,496

 
 
$
47,555

 
$
19,792

 
$
28,559

Interest expense
 
31,031

 
 
 
31,748

 
 
29,784

 
31,223

 
25,850

Income taxes
 
1,305

 
 
 
1,333

 
 
767

 
737

 
355

Depreciation and amortization
 
107,788

 
 
 
104,098

 
 
97,183

 
95,222

 
77,133

Stock compensation expense
 
7,893

 
 
 
5,504

 
 
5,252

 
6,426

 
7,451

Loss on early extinguishment of debt
 
—

 
 
 
—

 
 
670

 
—

 
3,230

Gain on sales of real estate – rental properties
 
—

 
 
 
—

 
 
(270
)
 
(3,715
)
 
—

Our share of gain on sales of real estate from unconsolidated real estate JVs
 
(14,106
)
 
 
 
—

 
 
—

 
—

 
—

Gain on sales of real estate – land parcels
 
—

 
 
 
(111
)
 
 
—

 
—

 
(90
)
Impairment of real estate and non-real estate investments
 
—

 
 
 
4,694

 
 
—

 
16,024

 
11,179

Adjusted EBITDA
$
193,457

 
 
$
188,762

 
 
$
180,941

 
$
165,709

 
$
153,667

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Revenues
$
285,370

 
 
$
277,550

(1) 
 
$
270,877

 
$
249,162

 
$
230,379

 
 
 
 
 
 
 
 
 
 
 
 
 
 
Adjusted EBITDA margins
 
68%

 
 
 
68%

 
 
67%

 
67%

 
67%


(1)
Excludes impairment charges aggregating $4.5 million, primarily related to two non-real estate investments. We believe excluding impairment of non-real estate investments improves the consistency and comparability of the Adjusted EBITDA margins from period to period.

We use Adjusted EBITDA as a supplemental performance measure of our real estate rental operations, for financial and operational decision making, and as a supplemental or additional 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, and impairments. We believe Adjusted EBITDA provides investors relevant and useful information because it allows investors to view income from our real estate rental operations on an unleveraged basis before the effects of interest, taxes, depreciation and amortization, stock compensation expense, gains or losses on early extinguishment of debt, gains or losses on sales of real estate, and impairments.

By excluding interest expense and gains or losses on early extinguishment of debt, Adjusted EBITDA allows investors to measure our performance independent of our capital structure and indebtedness. We believe that excluding charges related to share-based compensation facilitates a comparison of our operations across periods without the variances caused by the volatility of the
 
expense (which depends on market forces outside our control). We believe that adjusting for the effects of impairments and gains or losses on sales of real estate allows investors to evaluate performance from period to period on a consistent basis without having to account for differences recognized because of investment and disposition decisions. Adjusted EBITDA has limitations as a measure of our performance. Adjusted EBITDA does not reflect our historical cash expenditures or future cash requirements for capital expenditures or contractual commitments. While Adjusted EBITDA is a relevant measure of performance, it does not represent net income 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.

Annual rental revenue

Annual rental revenue represents the annualized fixed base rental amount in effect as of the end of the period, related to our operating RSF. Annual rental revenue and measures computed using annual rental revenue are presented at 100% for all properties under our management, including properties held by our consolidated and unconsolidated real estate joint ventures. As of September 30, 2017, approximately 97% of our leases (on an RSF basis) were triple net leases, which require tenants to pay substantially all real estate taxes, insurance, utilities, 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 are classified in tenant recoveries in our consolidated statements of income.

Average cash yield

See definition of initial stabilized yield (unlevered).

Cash interest

Cash interest is equal to interest expense calculated in accordance with GAAP plus capitalized interest, less amortization of loan fees and amortization of debt premiums (discounts). See definition of fixed-charge coverage ratio for a reconciliation of interest expense, the most directly comparable financial measure calculated and presented in accordance with GAAP, to cash interest.

Class A properties and AAA locations

Class 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 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. Such locations are generally characterized by high barriers to entry for new landlords, high barriers to exit for tenants, and a limited supply of available space.


 
48

 
 
 
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Definitions and Reconciliations (continued)
September 30, 2017
 
 


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 properties located in world-class collaborative life science and technology campuses in AAA urban innovation clusters. These projects are focused on providing high-quality, generic, and reusable spaces that meet the real estate requirements of, and are reusable by, a wide range of tenants. Upon completion, each value-creation project is expected to generate a significant increase 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 consist of the ground-up development of generic and reusable facilities. Redevelopment projects consist of the permanent change in use of office, warehouse, and shell space into office/laboratory or tech office space. We generally will not commence new development projects for aboveground construction of new Class A office/laboratory and tech office space without first securing significant pre-leasing for such space, except when there is solid market demand for high-quality Class A properties.

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.

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.
 

Fixed-charge coverage ratio

Fixed-charge coverage ratio is a non-GAAP financial measure representing the ratio of Adjusted EBITDA to fixed charges. We believe 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 amortization of debt premiums (discounts). The fixed-charge coverage ratio calculation below is not directly comparable to the computation of ratio of earnings to fixed charges as defined in Item 503(d) of Regulation S-K and to the computation of “Consolidated Ratio of Earnings to Fixed Charges and Consolidated Ratio of Earnings to Combined Fixed Charges and Preferred Stock Dividends” included in Exhibit 12.1 to our annual report on Form 10-K.

The following table reconciles interest expense, the most directly comparable financial measure calculated and presented in accordance with GAAP, to cash interest and fixed charges:
 
Three Months Ended
(Dollars in thousands)
9/30/17
 
6/30/17
 
3/31/17
 
12/31/16
 
9/30/16
Adjusted EBITDA
$
193,457

 
$
188,762

 
$
180,941

 
$
165,709

 
$
153,667

 
 
 
 
 
 
 
 
 
 
Interest expense
$
31,031

 
$
31,748

 
$
29,784

 
$
31,223

 
$
25,850

Capitalized interest
17,092

 
15,069

 
13,164

 
11,659

 
14,903

Amortization of loan fees
(2,840
)
 
(2,843
)
 
(2,895
)
 
(3,080
)
 
(3,080
)
Amortization of debt premiums
652

 
625

 
596

 
383

 
5

Cash interest
45,935

 
44,599

 
40,649

 
40,185

 
37,678

Dividends on preferred stock
1,302

 
1,278

 
3,784

 
3,835

 
5,007

Fixed charges
$
47,237

 
$
45,877

 
$
44,433

 
$
44,020

 
$
42,685

 
 
 
 
 
 
 
 
 
 
Fixed-charge coverage ratio:
 
 
 
 
 
 
 
 
 
– quarter annualized
4.1x

 
4.1x

 
4.1x

 
3.8x

 
3.6x

– trailing 12 months
4.0x

 
3.9x

 
3.8x

 
3.6x

 
3.6x

 
 
 
 
 
 
 
 
 
 


 
49

 
 
 
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Definitions and Reconciliations (continued)
September 30, 2017
 
 


Funds from operations and funds from operations, as adjusted, attributable to Alexandria’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 investment and disposition decisions, financing decisions, capital structures, and capital market transactions. We compute funds from operations in accordance with standards established by the NAREIT Board of Governors in its April 2002 White Paper and related implementation guidance (the “NAREIT White Paper”). The NAREIT White Paper defines funds from operations as net income (computed in accordance with GAAP), excluding gains (losses) from sales of depreciable real estate and land parcels and impairments of depreciable real estate (excluding land parcels), plus real estate-related depreciation and amortization, 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 less/plus significant gains/losses on the sale of investments, plus losses on early extinguishment of debt, preferred stock redemption charges, impairments of non-depreciable real estate, impairments of non-real estate investments, and deal costs, and the amount of such items that is allocable to our unvested restricted stock awards. 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.

Initial stabilized yield (unlevered)
Initial stabilized yield is calculated as the quotient of the estimated amounts of net operating income at stabilization and our investment in the property. Our initial stabilized yield excludes the benefit of leverage. Our cash rents related to our value-creation projects are expected to increase over time due to contractual annual rent escalations, and our average cash yields are generally expected to be greater than our initial stabilized yields (cash basis). 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.

Average cash yield reflects cash rents, including contractual rent escalations after initial rental concessions have elapsed, calculated on a straight-line basis, and our total cash investment in the property.

 
Items included in net income (loss) attributable to Alexandria’s common stockholders
    
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 this Supplemental Information, our most recent annual report on Form 10-K, and our subsequent quarterly reports on Form 10-Q. We believe this tabular presentation promotes a better understanding of corporate-level decisions and activities that significantly impact comparison of our operating results from period to period. We also believe this tabular presentation will supplement an understanding of our disclosures and real estate operating results. Gains or losses on sales of real estate and impairments for held for sale assets are related to corporate-level decisions to dispose of real estate. Gains or losses on early extinguishment of debt and preferred stock redemption charges are related to corporate-level financing decisions focused on our capital structure strategy. Significant gains or losses for non-real estate investments are not related to the operating performance of our real estate, as they result from strategic, corporate-level non-real estate investment decisions and 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 a non-real estate investment when its fair value declines below its carrying value due to changes in general market or other conditions. Significant items, whether a gain or loss, included in the tabular disclosure for current periods are described in further detail in our Supplemental Information.

Joint venture financial information
    
We present components of balance sheet and operating results information related to our joint ventures, which are not in accordance with, or intended to be presentations 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, 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, 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 joint ventures do not represent our legal claim to those items. The joint venture agreement for each entity that we do not wholly own 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 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 joint venture assets, liabilities, revenues, and expenses included in our consolidated results.

The components of balance sheet and operating results information related to 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 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 income and balance sheets. Joint venture financial information should not be considered an alternative to our consolidated financial statements, which are prepared in accordance with GAAP.


 
50

 
 
 
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Definitions and Reconciliations (continued)
September 30, 2017
 
 


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.

Net debt to Adjusted EBITDA and net debt and preferred stock to Adjusted EBITDA

Net debt to Adjusted EBITDA is a non-GAAP financial measure that we believe is useful to investors as a supplemental measure in evaluating our balance sheet leverage. Net debt is equal to the sum of total consolidated debt less cash, cash equivalents, and restricted cash. Net debt and preferred stock is equal to the sum of net debt, as discussed above, plus preferred stock outstanding as of period end. See “Adjusted EBITDA” for further information on the calculation of Adjusted EBITDA.

The following table reconciles debt to net debt, and to net debt and preferred stock, and computes the ratio of each to Adjusted EBITDA:
(Dollars in thousands)
 
9/30/17
 
6/30/17
 
3/31/17
 
12/31/16
 
9/30/16
Secured notes payable
 
$
1,153,890

 
$
1,127,348

 
$
1,083,758

 
$
1,011,292

 
$
789,450

Unsecured senior notes payable
 
2,801,290

 
2,800,398

 
2,799,508

 
2,378,262

 
2,377,482

Unsecured senior line of credit
 
314,000

 
300,000

 
—

 
28,000

 
416,000

Unsecured senior bank term loans
 
547,860

 
547,639

 
547,420

 
746,471

 
746,162

Unamortized deferred financing costs
 
27,803

 
29,710

 
31,616

 
29,917

 
31,420

Cash and cash equivalents
 
(118,562
)
 
(124,877
)
 
(151,209
)
 
(125,032
)
 
(157,928
)
Restricted cash
 
(27,713
)
 
(20,002
)
 
(18,320
)
 
(16,334
)
 
(16,406
)
Net debt
 
$
4,698,568

 
$
4,660,216

 
$
4,292,773

 
$
4,052,576

 
$
4,186,180

 
 
 
 
 
 
 
 
 
 
 
Net debt
 
$
4,698,568

 
$
4,660,216

 
$
4,292,773

 
$
4,052,576

 
$
4,186,180

7.00% Series D convertible preferred stock
 
74,386

 
74,386

 
74,386

 
86,914

 
161,792

6.45% Series E redeemable preferred stock
 
—

 
—

 
—

 
130,000

 
130,000

Net debt and preferred stock
 
$
4,772,954

 
$
4,734,602

 
$
4,367,159

 
$
4,269,490

 
$
4,477,972

 
 
 
 
 
 
 
 
 
 
 
Adjusted EBITDA:
 
 
 
 
 
 
 
 
 
 
– quarter annualized
 
$
773,828

 
$
755,048

 
$
723,764

 
$
662,836

 
$
614,668

– trailing 12 months
 
$
728,869

 
$
689,079

 
$
650,579

 
$
610,839

 
$
591,646

Net debt to Adjusted EBITDA:
 
 
 
 
 
 
 
 
 
 
– quarter annualized
 
6.1
x
 
6.2
x
 
5.9
x
 
6.1
x
 
6.8
x
– trailing 12 months
 
6.4
x
 
6.8
x
 
6.6
x
 
6.6
x
 
7.1
x
Net debt and preferred stock to Adjusted EBITDA:
 
 
 
 
 
 
 
 
 
 
– quarter annualized
 
6.2
x
 
6.3
x
 
6.0
x
 
6.4
x
 
7.3
x
– trailing 12 months
 
6.5
x
 
6.9
x
 
6.7
x
 
7.0
x
 
7.6
x
 
 
 
 
 
 
 
 
 
 
 

    
 
Net operating income and operating margin

The following table reconciles net income (loss) to total net operating income:
 
 
Three Months Ended
 
Nine Months Ended
(In thousands)
 
9/30/17
 
9/30/16
 
9/30/17
 
9/30/16
Net income (loss)
 
 
$
59,546

 
 
 
$
28,559

 
 
 
$
148,597

 
 
 
$
(69,591
)
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Equity in (earnings) losses of unconsolidated real estate joint ventures
 
 
(14,100
)
 
 
 
(273
)
 
 
 
(15,050
)
 
 
 
270

 
General and administrative expenses
 
 
17,636

 
 
 
15,854

 
 
 
56,099

 
 
 
46,426

 
Interest expense
 
 
31,031

 
 
 
25,850

 
 
 
92,563

 
 
 
75,730

 
Depreciation and amortization
 
 
107,788

 
 
 
77,133

 
 
 
309,069

 
 
 
218,168

 
Impairment of real estate
 
 
—

 
 
 
8,114

 
 
 
203

 
 
 
193,237

 
Loss on early extinguishment of debt
 
 
—

 
 
 
3,230

 
 
 
670

 
 
 
3,230

 
Gain on sales of real estate – rental properties
 
 
—

 
 
 
—

 
 
 
(270
)
 
 
 
—

 
Gain on sales of real estate – land parcels
 
 
—

 
 
 
(90
)
 
 
 
(111
)
 
 
 
(90
)
 
Net operating income
 
 
$
201,901

 
 
 
$
158,377

 
 
 
$
591,770

 
 
 
$
467,380

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Revenues
 
 
$
285,370

 
 
 
$
230,379

 
 
 
$
829,306

 
 
 
$
672,544

 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Operating margin
 
 
71%
 
 
 
69%
 
 
 
71%
 
 
 
69%
 

Net operating income is a non-GAAP financial measure calculated as net income, the most directly comparable financial measure calculated and presented in accordance with GAAP, excluding equity in the earnings (losses) of our unconsolidated real estate joint ventures, general and administrative expenses, interest expense, depreciation and amortization, impairment of real estate, gain or loss on early extinguishment of debt, and gain or loss on sales of real estate. 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 evaluating the operating performance of our 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 the timing differences between the recognition of revenue in accordance with GAAP and the receipt of payments reflected in our consolidated results.

Further, we believe net operating income is useful to investors as a performance measure 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. Net operating income can be used to measure the initial stabilized yields of our properties by calculating the quotient of net operating income generated by a property on a straight-line basis and 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

 
51

 
 
 
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Definitions and Reconciliations (continued)
September 30, 2017
 
 


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 and deterioration in market conditions. Our calculation of net operating income also excludes charges incurred from changes in certain financing decisions, such as loss on early extinguishment of debt, as these charges often relate to corporate strategy. Property operating expenses that are 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, office rent, and office supplies that are incurred as part of corporate office management.

We believe that in order to facilitate a clear understanding of our operating results, net operating income should be examined in conjunction with net income as presented in our consolidated statements of income. Net operating income should not be considered as an alternative to net income as an indication of our performance, nor as an alternative to cash flows as a measure either of liquidity or our ability to make distributions.

Operating statistics

We present certain operating statistics related to our properties, including number of properties, RSF, annual rental revenue, annual rental revenue per occupied RSF, occupancy percentage, leasing activity, rental rates, 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 operating statistics at 100% for all properties managed by us, including properties owned by our consolidated and unconsolidated real estate joint ventures.


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 rental revenues, tenant recoveries, and 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 period, we analyze the operating performance for all properties that were fully operating for the entirety of the comparative periods presented, referred to as same properties. These properties are analyzed separately from properties acquired subsequent to the first day in the earliest comparable period presented, properties that underwent development or redevelopment at any time during the comparative periods, and corporate entities (legal entities performing general and administrative functions), which are excluded from same property results. Additionally, rental revenues from lease termination fees, if any, are excluded from the results of same properties.

 
The following table reconciles the number of same properties to total properties:
Development – under construction
 
Properties
 
505 Brannan Street
 
1

 
510 Townsend Street
 
1

 
ARE Spectrum
 
3

 
213 East Grand Avenue
 
1

 
100 Binney Street
 
1

 
400 Dexter Avenue North
 
1

 
 
 
8

 
 
 
 
 
Development – placed into service after January 1, 2016
 
Properties
 
50 and 60 Binney Street
 
2

 
430 East 29th Street
 
1

 
5200 Illumina Way, Building 6
 
1

 
4796 Executive Drive
 
1

 
360 Longwood Avenue (unconsolidated joint venture)
 
1

 
1455 and 1515 Third Street
 
2

 
 
 
8

 
 
 
 
 
Redevelopment – under construction
 
Properties
 
9625 Towne Centre Drive
 
1

 
5 Laboratory Drive
 
1

 
9900 Medical Center Drive
 
1

 
266 and 275 Second Avenue
 
2

 
 
 
5

 
Redevelopment – placed into service after January 1, 2016
 
Properties
10151 Barnes Canyon Road
 
1

11 Hurley Street
 
1

10290 Campus Point Drive
 
1

 
 
3

 
 
 
Acquisitions after January 1, 2016
 
Properties
Torrey Ridge Science Center
 
3

Alexandria Center® at One Kendall Square
 
9

88 Bluxome Street
 
1

960 Industrial Road
 
1

1450 Page Mill Road
 
1

201 Haskins Way
 
1

 
 
16

Total properties excluded from same properties
 
40

Same properties
 
166

Total properties in North America as of September 30, 2017
 
206

 

Stabilized occupancy date

The stabilized occupancy date represents the estimated date on which the project is expected to reach occupancy of 95% or greater.

Total equity market capitalization
    
Total equity market capitalization is equal to the sum of outstanding shares of 7.00% Series D cumulative convertible preferred stock, 6.45% Series E cumulative redeemable preferred stock, and common stock multiplied by the related closing price of each class of security at the end of each period presented.


 
52

 
 
 
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Definitions and Reconciliations (continued)
September 30, 2017
 
 


Total market capitalization

Total market capitalization is equal to the sum of total equity market 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:
 
Three Months Ended
(Dollars in thousands)
9/30/17
 
6/30/17
 
3/31/17
 
12/31/16
 
9/30/16
Unencumbered net operating income
$
164,291

 
$
158,072

 
$
157,391

 
$
143,570

 
$
137,943

Encumbered net operating income
37,610

 
38,007

 
36,399

 
32,348

 
20,434

Total net operating income
$
201,901

 
$
196,079

 
$
193,790

 
$
175,918

 
$
158,377

Unencumbered net operating income as a percentage of total net operating income
81%

 
81%

 
81%

 
82%

 
87%


Weighted-average interest rate for capitalization of interest

The weighted-average interest rate required for calculating capitalization of interest pursuant to GAAP represents a weighted-average rate based on the rates applicable to borrowings outstanding during the period, including expense/income related to our interest rate hedge agreements, amortization of debt premiums (discounts), amortization of loan fees, and other bank fees. A separate calculation is performed to determine our weighted-average interest rate for capitalization for each month. The rate will vary each month due to changes in variable interest rates, outstanding debt balances, the proportion of variable-rate debt to fixed-rate debt, the amount and terms of interest rate hedge agreements, and the amount of loan fee and premium (discount) amortization.

The following table presents the weighted-average interest rate for capitalization of interest:
 
Three Months Ended
 
9/30/17
 
6/30/17
 
3/31/17
 
12/31/16
 
9/30/16
Weighted-average interest rate for capitalization of interest
3.96%
 
3.98%
 
3.95%
 
3.72%
 
3.78%

 
Weighted-average shares of common stock outstanding – diluted

In March 2017, we entered into agreements to sell an aggregate of 6.9 million shares of our common stock, consisting of an initial issuance of 2.1 million shares and the remaining 4.8 million shares subject to forward equity sales agreements, at a public offering price of $108.55 per share less underwriters’ discount. We issued the initial 2.1 million shares at closing in March 2017 for net proceeds, after underwriters’ discount and issuance costs, of $217.8 million and expect to settle the forward equity sales agreements on the remaining 4.8 million shares of common stock no later than March 2018.

Weighted-average shares of common stock outstanding – diluted for 3Q17 used in the computation of earnings per share – diluted, and funds from operations per share – diluted for 3Q17, include 4.8 million shares related to the forward equity sales agreements using the treasury method of accounting (which assumes an issuance at the contractual price less the assumed repurchase of common shares at the average market price by using the net proceeds of $495.5 million). In July 2016, we entered into similar forward equity sales agreements that were settled in December 2016. The weighted-average shares of common stock outstanding – diluted during each period include the following shares related to our forward equity sales agreements:
 
Three Months Ended
 
Nine Months Ended
(In thousands)
3Q17
 
2Q17
 
1Q17
 
4Q16
 
3Q16
 
3Q17
 
3Q16
Earnings per share – diluted
698

 
530

 
53

 
 
—

 
751

 
430

 
—

Funds from operations – diluted
698

 
530

 
53

 
 
480

 
751

 
430

 
252


 
53