8-K
ALEXANDRIA REAL ESTATE EQUITIES, INC. (ARE)
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): January 31, 2022
ALEXANDRIA REAL ESTATE EQUITIES, INC.
(Exact name of registrant as specified in its charter)
| Maryland | 1-12993 | 95-4502084 |
|---|---|---|
| (State or other jurisdiction of<br>incorporation) | (Commission File Number) | (I.R.S. Employer Identification No.) |
26 North Euclid Avenue, 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:
☐ Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
☐ Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
☐ Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
☐ Pre-commencement communications pursuant to Rule 13e-4 (c) under the Exchange Act (17 CFR 240.13e-4 (c))
Securities registered pursuant to Section 12(b) of the Exchange Act:
| Title of each class | Trading Symbol(s) | Name of each exchange on which registered |
|---|---|---|
| Common Stock, $.01 par value per share | ARE | New York Stock Exchange |
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 ☐
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. ☐
Item 2.02. Results of Operations and Financial Condition.
On January 31, 2022, Alexandria Real Estate Equities, Inc. (the “Company”) issued a press release entitled “Alexandria Real Estate Equities, Inc. Reports Fourth Quarter and Year Ended December 31, 2021 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 Fourth Quarter and Year Ended December 31, 2021
104 Cover Page Interactive Data File (embedded within the Inline XBRL document)
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,” “goals,” “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. | ||
|---|---|---|
| January 31, 2022 | By: | /s/ Joel S. Marcus |
| Joel S. Marcus | ||
| Executive Chairman | ||
| By: | /s/ Stephen A. Richardson | |
| Stephen A. Richardson | ||
| Co-Chief Executive Officer | ||
| By: | /s/ Peter M. Moglia | |
| Peter M. Moglia | ||
| Co-Chief Executive Officer and <br>Co-Chief Investment Officer | ||
| By: | /s/ Dean A. Shigenaga | |
| Dean A. Shigenaga | ||
| President and Chief Financial Officer |
Document
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(1)Represents total equity capitalization for publicly traded U.S. REITs, from Bloomberg Professional Services as of December 31, 2021. Alexandria’s total equity capitalization is calculated using shares outstanding and the closing stock price as of December 31, 2021.
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As of December 31, 2021.
(1)We also expect other projects to commence construction in 2022.
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(1)Liquidity as of December 31, 2021, including our outstanding forward equity sales agreements entered into in January 2022. Refer to “Key credit metrics” of our Supplemental Information for additional details.
(2)As of December 31, 2021.
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(1)Represents credit rating levels from Moody’s Investors Service and S&P Global Ratings for publicly traded U.S. REITs, from Bloomberg Professional Services as of December 31, 2021.
(2)As of the date of this report.
(3)As of December 31, 2021. Refer to “Annual rental revenue” and “Investment-grade or publicly traded large cap tenants” in the “Definitions and reconciliations” of our Supplemental Information for additional details.
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(1)Source: Barron’s, “The 10 Most Sustainable REITs, According to Calvert,” February 19, 2021.
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| Table of Contents | |||||
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| December 31, 2021 | EARNINGS PRESS RELEASE | Page | Page | ||
| --- | --- | --- | --- | ||
| Fourth Quarter and Year Ended December 31, 2021Financial and Operating Results | 1 | Earnings Call Information and About the Company | 9 | ||
| Acquisitions | 4 | Consolidated Statements of Operations | 10 | ||
| Dispositions and Sales of Partial Interest | 6 | Consolidated Balance Sheets | 11 | ||
| Guidance | 8 | Funds From Operations and Funds From Operations per Share | 12 | ||
| SUPPLEMENTAL INFORMATION | Page | Page | |||
| Company Profile | 15 | External Growth / Investments in Real Estate | |||
| Investor Information | 16 | Investments in Real Estate | 34 | ||
| Financial and Asset Base Highlights | 17 | New Class A Development and Redevelopment Properties: | |||
| High-Quality, Diverse, and Innovative Tenants | 19 | Recent Deliveries | 36 | ||
| Class A Properties in AAA Locations | 20 | Current Projects | 39 | ||
| Occupancy | 21 | Summary of Pipeline | 44 | ||
| Internal Growth | Construction Spending | 48 | |||
| Key Operating Metrics | 22 | Joint Venture Financial Information | 49 | ||
| Same Property Performance | 23 | Balance Sheet Management | |||
| Leasing Activity | 24 | Investments | 51 | ||
| Contractual Lease Expirations | 25 | Key Credit Metrics | 52 | ||
| Top 20 Tenants | 26 | Summary of Debt | 53 | ||
| Summary of Properties and Occupancy | 27 | Definitions and Reconciliations | |||
| Property Listing | 28 | Definitions and Reconciliations | 56 |
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 refer to page 9 of this Earnings Press Release and our Supplemental Information 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 our consolidated subsidiaries.
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Alexandria Real Estate Equities, Inc., at the Vanguard of the Life Science Industry,
Providing High-Quality Office/Laboratory Space to Meet Historic-High Demand, Reports:
4Q21 and 2021 Net Income per Share – Diluted of $0.47 and $3.82, respectively;
4Q21 and 2021 FFO per Share – Diluted, As Adjusted, of $1.97 and $7.76, respectively
PASADENA, Calif. – January 31, 2022 – Alexandria Real Estate Equities, Inc. (NYSE:ARE) announced financial and operating results for the fourth quarter and year ended December 31, 2021.
| Key highlights | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|
| Operating results | 4Q21 | 4Q20 | 2021 | 2020 | ||||||
| Total revenues: | ||||||||||
| In millions | $ | 576.9 | $ | 463.7 | $ | 2,114.2 | $ | 1,885.6 | ||
| Growth | 24.4 | % | 12.1 | % | ||||||
| Net income attributable to Alexandria’s common stockholders – diluted | ||||||||||
| In millions | $ | 72.8 | $ | 435.9 | $ | 563.4 | $ | 760.8 | ||
| Per share | $ | 0.47 | $ | 3.26 | $ | 3.82 | $ | 6.01 | ||
| Funds from operations attributable to Alexandria’s common stockholders – diluted, as adjusted | ||||||||||
| In millions | $ | 303.6 | $ | 246.6 | $ | 1,144.9 | $ | 923.8 | ||
| Per share | $ | 1.97 | $ | 1.84 | $ | 7.76 | $ | 7.30 |
Historic leasing volume and rental rate growth
•Historic demand for our high-quality office/laboratory space has translated into record leasing volume and rental rate growth in 2021 for our overall portfolio and our value-creation pipeline.
| 4Q21 | Previous Quarterly Record | 2021 | Previous Annual Record | |||
|---|---|---|---|---|---|---|
| Total leasing activity – RSF | 4,094,174 | (1) | 1,933,838 | 9,516,301 | (1) | 5,062,722 |
| Leasing of development and redevelopment space – RSF | 1,795,633 | (1) | 1,063,951 | 3,867,383 | (1) | 2,258,262 |
| Lease renewals and re-leasing of space: | ||||||
| RSF (included in total leasing activity above) | 1,947,727 | (1) | 1,472,713 | 4,614,040 | (1) | 2,562,178 |
| Rental rate increases | 35.9% | 37.9% | (1) | 37.6% | ||
| Rental rate increases (cash basis) | 22.9% | 22.6% | (1) | 18.3% | ||
| (1)Represents the highest leasing volume and rental rate growth in Company history. |
Continued strong net operating income and internal growth
•Net operating income (cash basis) of $1.4 billion for 4Q21 annualized, up $279.9 million, or 24.2%, compared to 4Q20 annualized.
•95% of our leases contain contractual annual rent escalations approximating 3%.
•Same property net operating income growth:
•5.0% and 7.5% (cash basis) for 4Q21 over 4Q20.
•4.2% and 7.1% (cash basis) for 2021 over 2020.
A REIT industry-leading high-quality tenant roster with high-quality revenues and cash flows, strong margins, and operational excellence; growth of 100 bps in occupancy over 4Q20(1)
| Percentage of total annual rental revenue in effect from investment-grade or publicly traded large cap tenants | 51 | % | |
|---|---|---|---|
| Occupancy of operating properties in North America | 94.0 | % | |
| Occupancy of operating properties in North America (excluding vacancy at recently acquired properties) | 98.7 | % | (1) |
| Operating margin | 70 | % | |
| Adjusted EBITDA margin | 71 | % | |
| Weighted-average remaining lease term: | |||
| All tenants | 7.5 | years | |
| Top 20 tenants | 10.9 | years |
(1)Excludes 1.8 million RSF, or 4.7%, of vacancy at recently acquired properties representing lease-up opportunities that are expected to provide incremental annual rental revenues. Excluding recently acquired vacancies, occupancy was 98.7% as of December 31, 2021, up 100 bps from 97.7% as of December 31, 2020. Refer to “Occupancy” in our Supplemental Information.
Historic high demand drives visibility for future growth aggregating $610 million of incremental annual rental revenue from 7.4 million RSF of value-creation projects that are 83% leased/negotiating
Our highly leased value-creation pipeline of current and near-term projects that are under construction or that will commence construction in the next six quarters is expected to generate greater than $610 million of incremental annual rental revenues, primarily commencing from 1Q22 through 4Q24.
•7.4 million RSF of our value-creation projects are either under construction or expected to commence construction in the next six quarters.
•83% leased/negotiating.
Strong and flexible balance sheet with significant liquidity
•Investment-grade credit ratings ranked in the top 10% among all publicly traded U.S. REITs as of December 31, 2021.
•Net debt and preferred stock to Adjusted EBITDA of 5.2x and fixed-charge coverage ratio of 5.3x for 4Q21 annualized, representing the best ratios in the past 10 years.
•Total debt and preferred stock to gross assets of 26% as of December 31, 2021.
•$5.4 billion liquidity as of December 31, 2021, including our outstanding forward equity sales agreements entered into in January 2022.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 1 | | --- | --- || Fourth Quarter and Year Ended December 31, 2021 Financial and Operating Results (continued) | | --- | | December 31, 2021 |
Strategic value harvesting and asset recycling
During 4Q21, we completed $2.0 billion in dispositions and partial interest sales at an average capitalization rate (cash basis) of 4.2%.
Continued dividend strategy to share growth in cash flows with stockholders
Common stock dividend declared for 4Q21 of $1.15 per common share, aggregating $4.48 per common share for the year ended December 31, 2021, up 24 cents, or 6%, over the year ended December 31, 2020. Our FFO payout ratio of 60% for the three months ended December 31, 2021 allows us to continue to share growth in cash flows from operating activities with our stockholders while also retaining a significant portion for reinvestment.
Key items included in operating results
| Key items included in net income attributable to Alexandria’s common stockholders: | |||||||||||||||||
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| 4Q21 | 4Q20 | 4Q21 | 4Q20 | 2021 | 2020 | 2021 | 2020 | ||||||||||
| (In millions, except per share amounts) | Amount | Per Share – Diluted | Amount | Per Share – Diluted | |||||||||||||
| Unrealized (losses) gains on non-real estate investments | $ | (139.7) | $ | 233.5 | $ | (0.91) | $ | 1.75 | $ | 43.6 | $ | 374.0 | $ | 0.30 | $ | 2.96 | |
| Significant realized gains on non-real estate investments | — | — | — | — | 110.1 | — | 0.75 | — | |||||||||
| Gain on sales of real estate | 124.2 | (1) | 152.5 | 0.80 | 1.14 | 126.6 | 154.1 | 0.86 | 1.22 | ||||||||
| Impairment of real estate | — | (25.2) | — | (0.19) | (52.7) | (55.7) | (0.35) | (0.44) | |||||||||
| Impairment of non-real estate investments | — | — | — | — | — | (24.5) | — | (0.19) | |||||||||
| Loss on early extinguishment of debt | — | (7.9) | — | (0.06) | (67.3) | (60.7) | (0.46) | (0.48) | |||||||||
| Termination fee | — | — | — | — | — | 86.2 | — | 0.68 | |||||||||
| Acceleration of stock compensation expense due to executive officer resignation | — | — | — | — | — | (4.5) | — | (0.04) | |||||||||
| Total | $ | (15.5) | $ | 352.9 | $ | (0.11) | $ | 2.64 | $ | 160.3 | $ | 468.9 | $ | 1.10 | $ | 3.71 | |
| (1)Refer to “Funds from operations and funds from operations per share” of this Earnings Press Release for additional details. |
External growth and investment in real estate
Alexandria at the vanguard of innovation for over 850 tenants, with a focus on accommodating current tenant needs and providing a path for their future growth
•During 4Q21, we completed acquisitions in our key life science cluster submarkets aggregating 4.1 million SF, comprising 3.9 million RSF of future development opportunities and 191,879 RSF of operating space, for an aggregate purchase price of $1.5 billion, including our previously announced acquisition of One Rogers Street in our Cambridge submarket for a purchase price of $849.4 million. These acquisitions are primarily focused on future development or redevelopment opportunities to expand our mega campuses and accommodate the future growth of our tenants.
Delivery and commencement of value-creation projects
•During 4Q21, we placed into service development and redevelopment projects aggregating 600,768 RSF that are 100% leased across multiple submarkets.
•Annual net operating income (cash basis) is expected to increase by $39 million upon the burn-off of initial free rent from recently delivered projects.
•During 4Q21, we commenced construction on four value-creation projects aggregating 1.1 million RSF, including a 403,892 RSF recently acquired redevelopment project at One Rogers Street, which expands our Alexandria Center® at Kendall Square mega campus in Cambridge. We pre-leased the entire building by executing leases aggregating 403,892 RSF prior to the closing of the acquisition in December 2021.
•In January 2022, we completed the acquisition of 202,997 SF additional development entitlements, for an aggregate of 507,997 SF, at our 421 Park Drive future development site in our Alexandria Center® for Life Science – Fenway mega campus in our Fenway submarket.
| Value-creation pipeline of new Class A development and redevelopment projects as a percentage of gross assets | 4Q21 |
|---|---|
| Under construction projects 82% leased/negotiating | 9% |
| Pre-leased/negotiating near-term projects 89% leased/negotiating | 2% |
| Income-producing/potential cash flows/covered land play(1) | 6% |
| Land | 2% |
(1)Includes projects that have existing buildings that are generating or can generate operating cash flows. Also includes development rights associated with existing operating campuses.
Balance sheet management
Credit rating outlook improvement
In October 2021, S&P Global Ratings upgraded our corporate issuer credit rating outlook to BBB+/Positive from BBB+/Stable as a result of our consistently strong operating performance and long-term positive fundamentals.
Key metrics as of December 31, 2021
•$44.0 billion of total market capitalization.
•$35.2 billion of total equity capitalization; represents top 10% in total equity capitalization among all publicly traded U.S. REITs as of December 31, 2021.
•No debt maturities prior to 2024.
•12.1 years weighted-average remaining term of debt as of December 31, 2021.
| 4Q21 | Goal | |||
|---|---|---|---|---|
| Quarter | Trailing | 4Q22 | ||
| Annualized | 12 Months | Annualized | ||
| Net debt and preferred stock to Adjusted EBITDA | 5.2x | (1) | 5.6x | Less than or equal to 5.1x |
| Fixed-charge coverage ratio | 5.3x | (1) | 5.0x | Greater than or equal to 5.1x |
(1)Net debt and preferred stock to adjusted EBITDA and fixed-charge coverage represent the best ratios in the past 10 years.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 2 | | --- | --- || Fourth Quarter and Year Ended December 31, 2021 Financial and Operating Results (continued) | | --- | | December 31, 2021 |
Key capital events
•In December 2021, we entered into a new ATM common stock offering program, which allows us to sell up to an aggregate of $1.0 billion of our common stock. As of January 31, 2022, the full amount remains available for future sales of our common stock.
•In December 2021, we settled the outstanding forward equity sales agreements by issuing 4.6 million shares of common stock and received net proceeds of $770.6 million.
•In January 2022, we entered into new forward equity sales agreements aggregating $1.7 billion to sell 8.1 million shares of our common stock (including the exercise of underwriters’ option) at a public offering price of $210.00 per share, before underwriting discounts and commissions.
Investments
•As of December 31, 2021, our investments aggregated $1.9 billion, including unrealized gains of $797.7 million.
•Investment income of $259.5 million for the year ended December 31, 2021 included $215.8 million in realized gains and $43.6 million in unrealized gains.
Industry and ESG leadership: catalyzing and leading the way for positive change to benefit human health and society
•In January 2022, Alexandria Venture Investments, our strategic venture capital platform, was recognized by Silicon Valley Bank in its “Healthcare Investments and Exits: 2022 Annual Report” as the #1 most active corporate investor in biopharma by new deal volume (2020-2021) for the fifth consecutive year. Alexandria’s venture activity provides us with, among other things, mission-critical data and knowledge on key industry innovations and trends.
•In December 2021, Alexandria established a new social responsibility pillar to address America’s growing mental health crisis, with a focus on helping children cope with the loss of a parent or family member to suicide. By partnering with Camp Kita, a tuition-free summer camp for 8- to 17-year-olds who are impacted by the loss of a family member to suicide, we have enabled the non-profit to have long-term access to 28 acres in Acton, Maine that will serve as the camp’s future home. The dedicated space will allow Camp Kita to expand its programming, advance its mission, and support the mental health of a community of young survivors.
•As a testament to Alexandria’s operational excellence and exceptional team, in November 2021, we were recognized at the 2021 BOMA Boston TOBY (The Outstanding Building of the Year) & Industry Awards for the Laboratory Building of the Year (100 Binney Street) and the Corporate Facility of the Year (200 Technology Square). Five members from our Greater Boston team were also honored for their individual achievements. The TOBY & Industry Awards recognize excellence in property management, building operations, and service in the commercial real estate industry.
•In November 2021, Alexandria’s executive chairman and founder, Joel S. Marcus, joined the National Medal of Honor Museum Foundation at the Dallas Cowboys’ “Salute to Service” game to support the future National Medal of Honor Museum in Arlington, Texas and its mission to inspire visitors with the stories of our country’s Medal of Honor recipients for generations to come. Mr. Marcus has served on the foundation’s board of directors since 2019.
•In October 2021, OneFifteen, an innovative, data-driven non-profit evidence-based healthcare ecosystem dedicated to the full and sustained recovery of people living with addiction, celebrated its second anniversary. Since seeing its first patients in October 2019 at its pioneering campus in Dayton, Ohio, which was designed and developed by Alexandria, OneFifteen has treated over 4,000 patients and conducted over 11,500 telehealth visits.
•In October 2021, STEAM:Coders honored Alexandria with the Corporate Vanguard Award, recognizing our longstanding commitment to the non-profit’s mission to inspire underrepresented and underserved students and their families through science, technology, engineering, art, and math (STEAM) education in preparation for academic and career opportunities.
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| Acquisitions | ||||||||||||||||||||||
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| December 31, 2021 | ||||||||||||||||||||||
| (Dollars in thousands) | Property | Submarket/Market | Date of<br>Purchase | Number of Properties | Operating<br>Occupancy | Square Footage | Purchase Price | |||||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | ||
| Acquisitions With Development/Redevelopment Opportunities(1) | ||||||||||||||||||||||
| Future Development | Active Development/Redevelopment | Operating With Future Development/ Redevelopment | Operating(2) | Operating | Total(3) | |||||||||||||||||
| Completed in YTD 3Q21 | 76 | 93% | 7,946,121 | 1,434,803 | 2,823,087 | 2,801,041 | 238,948 | 14,272,878 | $ | 3,941,902 | ||||||||||||
| Completed in 4Q21: | ||||||||||||||||||||||
| One Rogers Street | Cambridge/Inner Suburbs/<br><br>Greater Boston | 12/30/21 | 1 | 100 | (4) | TBD | 403,892 | — | 4,367 | — | 408,259 | 849,422 | ||||||||||
| 1178 El Camino Real | South San Francisco/San Francisco Bay Area | 11/5/21 | — | N/A | 620,000 | — | — | — | — | 620,000 | 128,000 | |||||||||||
| 3420 and 3440 Hillview Avenue | Greater Stanford/San Francisco Bay Area | 10/5/21 | 2 | 75 | — | — | 185,228 | — | — | 185,228 | 203,800 | |||||||||||
| 888 Bransten Road | Greater Stanford/San Francisco Bay Area | 11/4/21 | — | N/A | 210,830 | — | — | — | — | 210,830 | 55,000 | |||||||||||
| Other | Various | Various | 8 | 75 | 1,888,874 | 144,113 | 489,466 | — | 187,512 | 2,709,965 | 291,030 | |||||||||||
| 11 | 75 | 2,719,704 | 548,005 | 674,694 | (5) | 4,367 | (5) | 187,512 | (5) | 4,134,282 | 1,527,252 | |||||||||||
| 2021 acquisitions | 87 | 91% | 10,665,825 | 1,982,808 | 3,497,781 | 2,805,408 | 426,460 | 18,407,160 | $ | 5,469,154 |
(1)We expect to provide total estimated costs and related yields for development and redevelopment projects in the future, subsequent to the commencement of construction. Refer to “New Class A development and redevelopment properties: current projects” in our Supplemental Information for additional details on active development and redevelopment projects.
(2)Represents the operating component of our value-creation acquisitions that is not expected to undergo development or redevelopment.
(3)Represents total square footage upon completion of development or redevelopment of a new Class A property. Square footage presented includes RSF of buildings currently in operations with future development or redevelopment opportunities. We intend to demolish and develop or to redevelop the existing properties upon expiration of the existing in-place leases. Refer to “Definitions and reconciliations” in our Supplemental Information for additional details on value-creation square feet currently included in rental properties.
(4)We pre-leased the entire building by executing leases aggregating 403,892 RSF prior to closing of the acquisition in December 2021.
(5)We expect the acquisitions completed during the three months ended December 31, 2021 to generate initial annual net operating income of $14.8 million for the twelve months following acquisition. These acquisitions included 11 operating properties with a weighted-average acquisition date of October 19, 2021 (weighted by initial annual net operating income).
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| Acquisitions (continued) | ||||||||||||||||||
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| December 31, 2021 | ||||||||||||||||||
| (Dollars in thousands) | ||||||||||||||||||
| Property | Submarket/Market | Date of<br>Purchase | Number of Properties | Operating<br>Occupancy | Square Footage | |||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | ||
| Acquisitions With Development/Redevelopment Opportunities(1) | ||||||||||||||||||
| Future Development | Active Development/Redevelopment | Operating With Future Development/ Redevelopment | Operating(2) | Operating | Total(3) | |||||||||||||
| Completed in January 2022: | ||||||||||||||||||
| 421 Park Drive(4) | Fenway/Greater Boston | 1/13/22 | — | N/A | 202,997 | (4) | — | — | — | — | 202,997 | $ | 81,119 | |||||
| 225 and 235 Presidential Way | Route 128/Greater Boston | 1/28/22 | 2 | 100% | — | — | 440,130 | — | — | 440,130 | 124,673 | |||||||
| 3301, 3303, 3305, and 3307 Hillview Avenue | Greater Stanford/<br><br>San Francisco Bay Area | 1/6/22 | 4 | 100 | — | — | 292,013 | — | — | 292,013 | 446,000 | |||||||
| Costa Verde by Alexandria | University Town Center/<br><br>San Diego | 1/11/22 | 1 | 100 | 537,000 | — | 8,730 | — | — | 545,730 | 125,000 | |||||||
| Alexandria Center® for Life Science – Durham | Research Triangle/Research Triangle | 1/11/22 | — | N/A | 1,175,000 | — | — | — | — | 1,175,000 | 99,428 | |||||||
| 104 and 108/110/112/114 TW Alexander Drive, 2752 East NC Highway 54, and 10 South Triangle Drive(5) | Research Triangle/Research Triangle | 1/6/22 | 4 | 88 | 750,000 | — | 69,484 | — | — | 819,484 | 80,000 | |||||||
| Other | Various | Various | 7 | 92 | 228,250 | — | 428,097 | 381,760 | — | 1,038,107 | 263,620 | |||||||
| 18 | 96% | 2,893,247 | — | 1,238,454 | 381,760 | — | 4,513,461 | 1,219,840 | ||||||||||
| Pending acquisitions: | ||||||||||||||||||
| Mercer Mega Block | Lake Union/Seattle | February 2022 | — | N/A | 800,000 | — | — | — | — | 800,000 | 143,500 | |||||||
| Intersection Campus | Texas | February 2022 | 9 | 81% | — | — | 998,304 | — | — | 998,304 | 402,000 | |||||||
| 545,500 | ||||||||||||||||||
| Other targeted acquisitions(6) | 1,234,660 | |||||||||||||||||
| 2022 acquisitions (midpoint) | $ | 3,000,000 | ||||||||||||||||
| 2022 guidance range | 2,500,000 – 3,500,000 |
All values are in US Dollars.
(1)We expect to provide total estimated costs and related yields for development and redevelopment projects in the future, subsequent to the commencement of construction.
(2)Represents the operating component of our value-creation acquisitions that is not expected to undergo development or redevelopment.
(3)Represents total square footage upon completion of development or redevelopment of a new Class A property. Square footage presented includes RSF of buildings currently in operation with future development or redevelopment opportunities. We intend to demolish and develop or to redevelop the existing properties upon expiration of the existing in-place leases. Refer to “Definitions and reconciliations” in our Supplemental Information for additional details on value-creation square feet currently included in rental properties.
(4)Represents the incremental purchase price related to the achievement of additional entitlement rights of 202,997 SF at our Alexandria Center® for Life Science – Fenway mega campus.
(5)Represents the acquisition of fee simple interests in the land underlying our recently acquired 108/110/112/114 TW Alexander Drive buildings, which were previously subject to ground leases.
(6)Includes a land parcel aggregating 680,000 RSF of future development opportunity at 1150 El Camino Real in our South San Francisco submarket. The property is a transit-oriented opportunity with a BART station located on premises that will combine with other contiguous land that was recently acquired, including 1122 and 1178 El Camino Real, to create a new mega campus consisting of 2.0 million RSF of future development opportunities.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 5 | ||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Dispositions and Sales of Partial Interest | |||||||||||||||||||||||||
| --- | |||||||||||||||||||||||||
| December 31, 2021 | |||||||||||||||||||||||||
| (Dollars in thousands) | Capitalization Rate<br>(Cash Basis) | Sales Price per RSF | Gain or Consideration in Excess of Book Value | ||||||||||||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | ||
| Property | Submarket/Market | Date of Sale | Interest Sold | RSF | Capitalization Rate | Sales Price(1) | |||||||||||||||||||
| Completed in YTD 3Q21 | 1,011,263 | $ | 663,283 | $ | 201,490 | ||||||||||||||||||||
| Completed in 4Q21: | |||||||||||||||||||||||||
| 50 and 60 Binney Street | Cambridge/Inner Suburbs/<br><br>Greater Boston | 12/15/21 | 66 | % | 532,395 | 4.3 | % | 3.9 | % | 782,259 | $ | 2,226 | 457,529 | (3) | |||||||||||
| 409 and 499 Illinois Street | Mission Bay/San Francisco Bay Area | 10/5/21 | 35 | % | (2) | 455,069 | 5.0 | % | 4.2 | % | 274,681 | $ | 1,366 | 113,756 | (3) | ||||||||||
| 1500 Owens Street | Mission Bay/San Francisco Bay Area | 25.1 | % | (2) | 158,267 | ||||||||||||||||||||
| 455 Mission Bay Boulevard South | Mission Bay/San Francisco Bay Area | 12/16/21 | 75 | % | 228,140 | 4.1 | % | 3.8 | % | 381,355 | $ | 1,295 | 221,868 | (3) | |||||||||||
| 1700 Owens Street | Mission Bay/San Francisco Bay Area | 164,513 | |||||||||||||||||||||||
| Menlo Gateway | Greater Stanford/San Francisco Bay Area | 12/21/21 | (4) | 772,983 | 5.4 | % | 5.1 | % | 397,851 | (5) | $ | 1,430 | 101,050 | (6) | |||||||||||
| 2301 5th Avenue | Lake Union/Seattle | 12/22/21 | 100 | % | 197,135 | 6.3 | % | 4.9 | % | 118,707 | $ | 602 | 23,175 | (6) | |||||||||||
| Other | Various | Various | 100 | % | 79,007 | N/A | N/A | 12,000 | N/A | — | |||||||||||||||
| 2,587,509 | 1,966,853 | 917,378 | |||||||||||||||||||||||
| 2021 dispositions and sales of partial interest | 3,598,772 | $ | 2,630,136 | (7) | $ | 1,118,868 | (8) |
(1)For sales of partial interests; represents the contractual sales price for the percentage interest of the property sold by us.
(2)We recapitalized these consolidated real estate joint ventures and sold: (i) a 35% interest in 409 and 499 Illinois Street and (ii) a 25.1% interest in 1500 Owens Street, resulting in an acquisition by the investor of a 75% ownership interest in each joint venture, including the interest held by our previous joint venture partners.
(3)For each partial interest sale, we retained control over the newly formed real estate joint venture and therefore continued to consolidate this property. We accounted for the difference between the consideration received and the book value of the interest sold as an equity transaction, with no gain or loss recognized in earnings.
(4)We sold our 49.0% interest in Menlo Gateway, which represents our entire equity interest in the unconsolidated real estate joint venture.
(5)Represents a sales price of $541.5 million less our share of the debt held by the unconsolidated real estate joint venture assumed by the buyer aggregating $143.6 million.
(6)We sold our entire interest in this property and recognized the related gain in earnings, classified within gain (loss) on sales of real estate in our consolidated statements of operations.
(7)Represents the highest total volume of dispositions in Company history, at a weighted-average capitalization rate (cash basis) of 4.1%.
(8)We achieved a weighted-average value-creation margin of 75% on our completed dispositions and sales of partial interest.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 6 | ||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Dispositions and Sales of Partial Interest (continued) | |||||||||||||
| --- | |||||||||||||
| December 31, 2021 | |||||||||||||
| (Dollars in thousands) | Property | Market | Date of Sale | Interest Sold | RSF | Sales Price | |||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | |||
| Partial interest sale | Greater Boston | 1Q22 | TBD | TBD | $ | 650,000 | – | $ | 750,000 | ||||
| Other real estate dispositions and partial interest sales | 1Q22 | TBD | TBD | 50,000 | – | 150,000 | |||||||
| Other targeted real estate dispositions and partial interest sales | 600,000 | – | 1,200,000 | ||||||||||
| 2022 guidance range | $ | 1,300,000 | – | $ | 2,100,000 | Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 7 | ||||||
| --- | --- | ||||||||||||
| Guidance | |||||||||||||
| --- | |||||||||||||
| December 31, 2021 | |||||||||||||
| (Dollars in millions, except per share amounts) |
The following guidance is based on our current view of existing market conditions and assumptions for the year ending December 31, 2022. There can be no assurance that actual amounts will not be materially higher or lower than these expectations. Also, refer to our discussion of “forward-looking statements” on page 9 of this Earnings Press Release for additional details.
| Projected 2022 Earnings per Share and Funds From Operations per Share Attributable to Alexandria’s Common Stockholders – Diluted | |
|---|---|
| Earnings per share(1) | 2.65 to 2.85 |
| Depreciation and amortization of real estate assets | |
| Allocation to unvested restricted stock awards | |
| Funds from operations per share(2) | 8.26 to 8.46 |
| Midpoint | 8.36 |
All values are in US Dollars.
| Key Assumptions | Low | High | |||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| Occupancy percentage in North America as of December 31, 2022 | 95.2% | 95.8% | |||||||||
| Lease renewals and re-leasing of space: | |||||||||||
| Rental rate increases | 30.0% | 35.0% | |||||||||
| Rental rate increases (cash basis) | 18.0% | 23.0% | |||||||||
| Same property performance: | |||||||||||
| Net operating income increase | 5.5% | 7.5% | |||||||||
| Net operating income increase (cash basis) | 6.5% | 8.5% | |||||||||
| Straight-line rent revenue | $ | 150 | $ | 160 | |||||||
| General and administrative expenses | $ | 168 | $ | 176 | |||||||
| Capitalization of interest | $ | 269 | $ | 279 | |||||||
| Interest expense | $ | 90 | $ | 100 | |||||||
| Key Credit Metrics | 2022 Guidance | ||||||||||
| --- | --- | ||||||||||
| Net debt and preferred stock to Adjusted EBITDA – 4Q22 annualized | Less than or equal to 5.1x | ||||||||||
| Fixed-charge coverage ratio – 4Q22 annualized | Greater than or equal to 5.1x | Key Sources and Uses of Capital | Range | Midpoint | Certain<br>Completed Items | ||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | |||
| Sources of capital: | |||||||||||
| Net cash provided by operating activities after dividends | $ | 275 | $ | 325 | $ | 300 | |||||
| Incremental debt | 1,375 | 1,025 | 1,200 | ||||||||
| Real estate dispositions and partial interest sales (refer to page 7) | 1,300 | 2,100 | 1,700 | ||||||||
| Common equity | 2,250 | 3,250 | 2,750 | $ | 1,691 | ||||||
| Total sources of capital | $ | 5,200 | $ | 6,700 | $ | 5,950 | |||||
| Uses of capital: | |||||||||||
| Construction (refer to page 48) | $ | 2,700 | $ | 3,200 | $ | 2,950 | |||||
| Acquisitions (refer to page 5) | 2,500 | 3,500 | 3,000 | $ | 1,220 | ||||||
| Total uses of capital | $ | 5,200 | $ | 6,700 | $ | 5,950 | |||||
| Incremental debt (included above): | |||||||||||
| Issuance of unsecured senior notes payable | $ | 1,200 | $ | 1,700 | $ | 1,450 | |||||
| Unsecured senior line of credit, commercial paper, and other | 175 | (675) | (250) | ||||||||
| Incremental debt | $ | 1,375 | $ | 1,025 | $ | 1,200 |
(1)Excludes unrealized gains or losses after December 31, 2021 that are required to be recognized in earnings and are excluded from funds from operations per share, as adjusted.
(2)Refer to “Funds from operations and funds from operations, as adjusted, attributable to Alexandria’s common stockholders” in the “Definitions and reconciliations” of our Supplemental Information for additional details.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 8 |
|---|---|
| Earnings Call Information and About the Company | |
| --- | |
| December 31, 2021 |
We will host a conference call on Tuesday, February 1, 2022, 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 fourth quarter and year ended December 31, 2021. To participate in this conference call, dial (833) 366-1125 or (412) 902-6738 shortly before 3:00 p.m. ET/noon PT and ask the operator to join the call for Alexandria Real Estate Equities, Inc. 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, February 1, 2022. The replay number is (877) 344-7529 or (412) 317-0088, and the access code is 10161869.
Additionally, a copy of this Earnings Press Release and Supplemental Information for the fourth quarter and year ended December 31, 2021, is available in the “For Investors” section of our website at www.are.com or by following this link: http://www.are.com/fs/2021q4.pdf.
For any questions, please contact Joel S. Marcus, executive chairman and founder; Stephen A. Richardson, co-chief executive officer; Peter M. Moglia, co-chief executive officer and co-chief investment officer; Dean A. Shigenaga, president and chief financial officer; Paula Schwartz, managing director of Rx Communications Group, at (917) 322-2216; or Sara M. Kabakoff, vice president – communications, at (626) 578-0777.
About the Company
Alexandria Real Estate Equities, Inc. (NYSE:ARE), an S&P 500® urban office real estate investment trust (“REIT”), is the first, longest-tenured, and pioneering owner, operator, and developer uniquely focused on collaborative life science, agtech, and technology campuses in AAA innovation cluster locations, with a total market capitalization of $44.0 billion as of December 31, 2021, and an asset base in North America of 67.0 million square feet (“SF”). The asset base in North America includes 38.8 million RSF of operating properties and 4.8 million RSF of Class A properties undergoing construction, 8.7 million RSF of near-term and intermediate-term development and redevelopment projects, and 14.7 million SF of future development projects. Founded in 1994, Alexandria pioneered this niche and has since established a significant market presence in key locations, including Greater Boston, the San Francisco Bay Area, New York City, San Diego, Seattle, Maryland, and Research Triangle. Alexandria has a longstanding and proven track record of developing Class A properties clustered in urban life science, agtech, and technology campuses that provide our innovative tenants with highly dynamic and collaborative environments that enhance their ability to successfully recruit and retain world-class talent and inspire productivity, efficiency, creativity, and success. Alexandria also provides strategic capital to transformative life science, agtech, and technology companies through our venture capital platform. We believe our unique business model and diligent underwriting ensure a high-quality and diverse tenant base that results in higher occupancy levels, longer lease terms, higher rental income, higher returns, and greater long-term asset value. 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 2022 earnings per share attributable to Alexandria’s common stockholders – diluted, 2022 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,” “goals,” “projects,” “estimates,” “anticipates,” “believes,” “expects,” “intends,” “may,” “plans,” “seeks,” “should,” “targets,” 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, lower than expected yields, 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, failure to obtain LEED and other healthy building certifications and efficiencies, 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 Supplemental Information, 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.
Alexandria®, Lighthouse Design® logo, Building the Future of Life-Changing Innovation™, That’s What’s in Our DNA®, Labspace®, Alexandria Center®, Alexandria Technology Square®, Alexandria Technology Center®, and Alexandria Innovation Center® are copyrights and trademarks of Alexandria Real Estate Equities, Inc. All other company names, trademarks, and logos referenced herein are the property of their respective owners.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 9 | |||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Consolidated Statements of Operations | ||||||||||||||||||
| --- | ||||||||||||||||||
| December 31, 2021 | ||||||||||||||||||
| (Dollars in thousands, except per share amounts) | Three Months Ended | Year Ended | ||||||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | ||
| 12/31/21 | 9/30/21 | 6/30/21 | 3/31/21 | 12/31/20 | 12/31/21 | 12/31/20 | ||||||||||||
| Revenues: | ||||||||||||||||||
| Income from rentals | $ | 574,656 | $ | 546,527 | $ | 508,371 | $ | 478,695 | $ | 461,335 | $ | 2,108,249 | $ | 1,878,208 | ||||
| Other income | 2,267 | 1,232 | 1,248 | 1,154 | 2,385 | 5,901 | 7,429 | |||||||||||
| Total revenues | 576,923 | 547,759 | 509,619 | 479,849 | 463,720 | 2,114,150 | 1,885,637 | |||||||||||
| Expenses: | ||||||||||||||||||
| Rental operations | 175,717 | 165,995 | 143,955 | 137,888 | 136,767 | 623,555 | 530,224 | |||||||||||
| General and administrative | 41,654 | 37,931 | 37,880 | 33,996 | 32,690 | 151,461 | 133,341 | |||||||||||
| Interest | 34,862 | 35,678 | 35,158 | 36,467 | 37,538 | 142,165 | 171,609 | |||||||||||
| Depreciation and amortization | 239,254 | 210,842 | 190,052 | 180,913 | 177,750 | 821,061 | 698,104 | |||||||||||
| Impairment of real estate | — | 42,620 | 4,926 | 5,129 | 25,177 | 52,675 | 48,078 | |||||||||||
| Loss on early extinguishment of debt | — | — | — | 67,253 | 7,898 | 67,253 | 60,668 | |||||||||||
| Total expenses | 491,487 | 493,066 | 411,971 | 461,646 | 417,820 | 1,858,170 | 1,642,024 | |||||||||||
| Equity in earnings of unconsolidated real estate joint ventures | 3,018 | 3,091 | 2,609 | 3,537 | 3,593 | 12,255 | 8,148 | |||||||||||
| Investment (loss) income | (112,884) | 67,084 | 304,263 | 1,014 | 255,137 | 259,477 | 421,321 | |||||||||||
| Gain (loss) on sales of real estate | 124,226 | (1) | (435) | — | 2,779 | 152,503 | 126,570 | (1) | 154,089 | |||||||||
| Net income | 99,796 | 124,433 | 404,520 | 25,533 | 457,133 | 654,282 | 827,171 | |||||||||||
| Net income attributable to noncontrolling interests | (24,901) | (21,286) | (19,436) | (17,412) | (15,649) | (83,035) | (56,212) | |||||||||||
| Net income attributable to Alexandria Real Estate Equities, Inc.’s stockholders | 74,895 | 103,147 | 385,084 | 8,121 | 441,484 | 571,247 | 770,959 | |||||||||||
| Net income attributable to unvested restricted stock awards | (2,098) | (1,883) | (4,521) | (2,014) | (5,561) | (7,848) | (10,168) | |||||||||||
| Net income attributable to Alexandria Real Estate Equities, Inc.’s common stockholders | $ | 72,797 | $ | 101,264 | $ | 380,563 | $ | 6,107 | $ | 435,923 | $ | 563,399 | $ | 760,791 | ||||
| Net income per share attributable to Alexandria Real Estate Equities, Inc.’s common stockholders: | ||||||||||||||||||
| Basic | $ | 0.47 | $ | 0.67 | $ | 2.61 | $ | 0.04 | $ | 3.26 | $ | 3.83 | $ | 6.03 | ||||
| Diluted | $ | 0.47 | $ | 0.67 | $ | 2.61 | $ | 0.04 | $ | 3.26 | $ | 3.82 | $ | 6.01 | ||||
| Weighted-average shares of common stock outstanding: | ||||||||||||||||||
| Basic | 153,464 | 150,854 | 145,825 | 137,319 | 133,688 | 146,921 | 126,106 | |||||||||||
| Diluted | 154,307 | 151,561 | 146,058 | 137,688 | 133,827 | 147,460 | 126,490 | |||||||||||
| Dividends declared per share of common stock | $ | 1.15 | $ | 1.12 | $ | 1.12 | $ | 1.09 | $ | 1.09 | $ | 4.48 | $ | 4.24 |
(1)Refer to “Funds from operations and funds from operations per share” of this Earnings Press Release for additional details.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 10 | |||||||||
|---|---|---|---|---|---|---|---|---|---|---|
| Consolidated Balance Sheets | ||||||||||
| --- | ||||||||||
| December 31, 2021 | ||||||||||
| (In thousands) | ||||||||||
| 12/31/21 | 9/30/21 | 6/30/21 | 3/31/21 | 12/31/20 | ||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| Assets | ||||||||||
| Investments in real estate | $ | 24,980,669 | $ | 23,071,514 | $ | 21,692,385 | $ | 20,253,418 | $ | 18,092,372 |
| Investments in unconsolidated real estate joint ventures | 38,483 | 321,737 | 323,622 | 325,928 | 332,349 | |||||
| Cash and cash equivalents | 361,348 | 325,872 | 323,876 | 492,184 | 568,532 | |||||
| Restricted cash | 53,879 | 42,182 | 33,697 | 42,219 | 29,173 | |||||
| Tenant receivables | 7,379 | 7,749 | 6,710 | 7,556 | 7,333 | |||||
| Deferred rent | 839,335 | 816,219 | 781,600 | 751,967 | 722,751 | |||||
| Deferred leasing costs | 402,898 | 329,952 | 321,005 | 294,328 | 272,673 | |||||
| Investments | 1,876,564 | 2,046,878 | 1,999,283 | 1,641,811 | 1,611,114 | |||||
| Other assets | 1,658,818 | 1,596,615 | 1,536,672 | 1,424,935 | 1,191,581 | |||||
| Total assets | $ | 30,219,373 | $ | 28,558,718 | $ | 27,018,850 | $ | 25,234,346 | $ | 22,827,878 |
| Liabilities, Noncontrolling Interests, and Equity | ||||||||||
| Secured notes payable | $ | 205,198 | $ | 198,758 | $ | 227,984 | $ | 229,406 | $ | 230,925 |
| Unsecured senior notes payable | 8,316,678 | 8,314,851 | 8,313,025 | 8,311,512 | 7,232,370 | |||||
| Unsecured senior line of credit and commercial paper | 269,990 | 749,978 | 299,990 | — | 99,991 | |||||
| Accounts payable, accrued expenses, and other liabilities | 2,210,410 | 2,149,450 | 1,825,387 | 1,750,687 | 1,669,832 | |||||
| Dividends payable | 183,847 | 173,560 | 170,647 | 160,779 | 150,982 | |||||
| Total liabilities | 11,186,123 | 11,586,597 | 10,837,033 | 10,452,384 | 9,384,100 | |||||
| Commitments and contingencies | ||||||||||
| Redeemable noncontrolling interests | 9,612 | 11,681 | 11,567 | 11,454 | 11,342 | |||||
| Alexandria Real Estate Equities, Inc.’s stockholders’ equity: | ||||||||||
| Common stock | 1,580 | 1,532 | 1,507 | 1,457 | 1,367 | |||||
| Additional paid-in capital | 16,195,256 | 14,727,735 | 14,194,023 | 12,994,748 | 11,730,970 | |||||
| Accumulated other comprehensive loss | (7,294) | (6,029) | (4,508) | (5,799) | (6,625) | |||||
| Alexandria Real Estate Equities, Inc.’s stockholders’ equity | 16,189,542 | 14,723,238 | 14,191,022 | 12,990,406 | 11,725,712 | |||||
| Noncontrolling interests | 2,834,096 | 2,237,202 | 1,979,228 | 1,780,102 | 1,706,724 | |||||
| Total equity | 19,023,638 | 16,960,440 | 16,170,250 | 14,770,508 | 13,432,436 | |||||
| Total liabilities, noncontrolling interests, and equity | $ | 30,219,373 | $ | 28,558,718 | $ | 27,018,850 | $ | 25,234,346 | $ | 22,827,878 |
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 11 | |||||||||
| --- | --- | |||||||||
| Funds From Operations and Funds From Operations per Share | ||||||||||
| --- | ||||||||||
| December 31, 2021 | ||||||||||
| (In thousands) |
The following table presents a reconciliation of net income (loss) attributable to Alexandria’s common stockholders, the most directly comparable financial measure presented in accordance with U.S. 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, for the periods below:
| Three Months Ended | Year Ended | |||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 12/31/21 | 9/30/21 | 6/30/21 | 3/31/21 | 12/31/20 | 12/31/21 | 12/31/20 | ||||||||||
| Net income attributable to Alexandria’s common stockholders | $ | 72,797 | $ | 101,264 | $ | 380,563 | $ | 6,107 | $ | 435,923 | $ | 563,399 | $ | 760,791 | ||
| Depreciation and amortization of real estate assets | 234,979 | 205,436 | 186,498 | 177,720 | 173,392 | 804,633 | 684,682 | |||||||||
| Noncontrolling share of depreciation and amortization from consolidated real estate JVs | (21,265) | (17,871) | (16,301) | (15,443) | (15,032) | (70,880) | (61,933) | |||||||||
| Our share of depreciation and amortization from unconsolidated real estate JVs | 3,058 | 3,465 | 4,135 | 3,076 | 2,976 | 13,734 | 11,413 | |||||||||
| (Gain) loss on sales of real estate | (124,226) | (1) | 435 | — | (2,779) | (152,503) | (126,570) | (1) | (154,089) | |||||||
| Impairment of real estate – rental properties | — | 18,602 | 1,754 | 5,129 | 25,177 | 25,485 | 40,501 | |||||||||
| Allocation to unvested restricted stock awards | — | (1,472) | (2,191) | (201) | (420) | (6,315) | (7,018) | |||||||||
| Funds from operations attributable to Alexandria’s common stockholders – diluted(2) | 165,343 | 309,859 | 554,458 | 173,609 | 469,513 | 1,203,486 | 1,274,347 | |||||||||
| Unrealized losses (gains) on non-real estate investments | 139,716 | 14,432 | (244,031) | 46,251 | (233,538) | (43,632) | (374,033) | |||||||||
| Significant realized gains on non-real estate investments | — | (52,427) | (34,773) | (22,919) | — | (110,119) | — | |||||||||
| Impairment of non-real estate investments | — | — | — | — | — | — | 24,482 | |||||||||
| Impairment of real estate | — | 24,018 | 3,172 | — | — | 27,190 | 15,221 | |||||||||
| Loss on early extinguishment of debt | — | — | — | 67,253 | 7,898 | 67,253 | 60,668 | |||||||||
| Termination fee | — | — | — | — | — | — | (86,179) | |||||||||
| Acceleration of stock compensation expense due to executive officer resignation | — | — | — | — | — | — | 4,499 | |||||||||
| Allocation to unvested restricted stock awards | (1,432) | 149 | 3,428 | (1,208) | 2,774 | 710 | 4,790 | |||||||||
| Funds from operations attributable to Alexandria’s common stockholders – diluted, as adjusted | $ | 303,627 | $ | 296,031 | $ | 282,254 | $ | 262,986 | $ | 246,647 | $ | 1,144,888 | $ | 923,795 |
(1)Includes $101.1 million related to the sale of our entire 49.0% interest in the unconsolidated real estate joint venture at Menlo Gateway.
(2)Calculated in accordance with standards established by the Nareit Board of Governors.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 12 |
|---|---|
| Funds From Operations and Funds From Operations per Share (continued) | |
| --- | |
| December 31, 2021 | |
| (In thousands, except per share amounts) |
The following table presents a reconciliation of net income (loss) per share attributable to Alexandria’s common stockholders, the most directly comparable financial measure presented in accordance with GAAP, including our share of amounts from consolidated and unconsolidated real estate joint ventures, to funds from operations per share attributable to Alexandria’s common stockholders – diluted, and funds from operations per share attributable to Alexandria’s common stockholders – diluted, as adjusted, for the periods below. Per share amounts may not add due to rounding.
| Three Months Ended | Year Ended | |||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 12/31/21 | 9/30/21 | 6/30/21 | 3/31/21 | 12/31/20 | 12/31/21 | 12/31/20 | ||||||||
| Net income per share attributable to Alexandria’s common stockholders – diluted | $ | 0.47 | $ | 0.67 | $ | 2.61 | $ | 0.04 | $ | 3.26 | $ | 3.82 | $ | 6.01 |
| Depreciation and amortization of real estate assets | 1.40 | 1.26 | 1.19 | 1.20 | 1.21 | 5.07 | 5.01 | |||||||
| (Gain) loss on sales of real estate | (0.80) | — | — | (0.02) | (1.14) | (0.86) | (1.22) | |||||||
| Impairment of real estate – rental properties | — | 0.12 | 0.01 | 0.04 | 0.19 | 0.17 | 0.32 | |||||||
| Allocation to unvested restricted stock awards | — | (0.01) | (0.01) | — | (0.01) | (0.04) | (0.05) | |||||||
| Funds from operations per share attributable to Alexandria’s common stockholders – diluted | 1.07 | 2.04 | 3.80 | 1.26 | 3.51 | 8.16 | 10.07 | |||||||
| Unrealized losses (gains) on non-real estate investments | 0.91 | 0.10 | (1.67) | 0.34 | (1.75) | (0.30) | (2.96) | |||||||
| Significant realized gains on non-real estate investments | — | (0.35) | (0.24) | (0.17) | — | (0.75) | — | |||||||
| Impairment of non-real estate investments | — | — | — | — | — | — | 0.19 | |||||||
| Impairment of real estate | — | 0.16 | 0.02 | — | — | 0.18 | 0.12 | |||||||
| Loss on early extinguishment of debt | — | — | — | 0.49 | 0.06 | 0.46 | 0.48 | |||||||
| Termination fee | — | — | — | — | — | — | (0.68) | |||||||
| Acceleration of stock compensation expense due to executive officer resignation | — | — | — | — | — | — | 0.04 | |||||||
| Allocation to unvested restricted stock awards | (0.01) | — | 0.02 | (0.01) | 0.02 | 0.01 | 0.04 | |||||||
| Funds from operations per share attributable to Alexandria’s common stockholders – diluted, as adjusted | $ | 1.97 | $ | 1.95 | $ | 1.93 | $ | 1.91 | $ | 1.84 | $ | 7.76 | $ | 7.30 |
| Weighted-average shares of common stock outstanding – diluted | 154,307 | 151,561 | 146,058 | 137,688 | 133,827 | 147,460 | 126,490 | |||||||
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 13 | |||||||||||||
| --- | --- |
SUPPLEMENTAL
INFORMATION
| Company Profile |
|---|
| December 31, 2021 |
Alexandria Real Estate Equities, Inc. (NYSE:ARE), an S&P 500® urban office REIT, is the first, longest-tenured, and pioneering owner, operator, and developer uniquely focused on collaborative life science, agtech, and technology campuses in AAA innovation cluster locations, with a total market capitalization of $44.0 billion as of December 31, 2021, and an asset base in North America of 67.0 million SF. The asset base in North America includes 38.8 million RSF of operating properties and 4.8 million RSF of Class A properties undergoing construction, 8.7 million RSF of near-term and intermediate-term development and redevelopment projects, and 14.7 million SF of future development projects. Founded in 1994, Alexandria pioneered this niche and has since established a significant market presence in key locations, including Greater Boston, the San Francisco Bay Area, New York City, San Diego, Seattle, Maryland, and Research Triangle. Alexandria has a longstanding and proven track record of developing Class A properties clustered in urban life science, agtech, and technology campuses that provide our innovative tenants with highly dynamic and collaborative environments that enhance their ability to successfully recruit and retain world-class talent and inspire productivity, efficiency, creativity, and success. Alexandria also provides strategic capital to transformative life science, agtech, and technology companies through our venture capital platform. We believe our unique business model and diligent underwriting ensure a high-quality and diverse tenant base that results in higher occupancy levels, longer lease terms, higher rental income, higher returns, and greater long-term asset value. For additional information on Alexandria, please visit www.are.com.
Tenant base
Alexandria is known for our high-quality and diverse tenant base, with 51% of our total annual rental revenue generated from tenants that are investment-grade rated or publicly traded large cap companies. The 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, owning, and operating highly dynamic and collaborative campuses in key urban life science, agtech, 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 our niche. Alexandria’s highly experienced management team also includes regional market directors with leading reputations and longstanding relationships within the life science, agtech, and technology communities in their respective innovation clusters. We believe that our expertise, experience, reputation, and key relationships in the real estate, life science, agtech, and technology sectors provide Alexandria significant competitive advantages in attracting new business opportunities.
Alexandria’s executive and senior management team consists of 53 individuals, averaging 25 years of real estate experience, including 12 years with Alexandria. Our executive management team alone averages 18 years of experience with Alexandria.
| EXECUTIVE MANAGEMENT TEAM | ||||||
|---|---|---|---|---|---|---|
| Joel S. Marcus | Stephen A. Richardson | |||||
| Executive Chairman & Founder | Co-Chief Executive Officer | |||||
| Dean A. Shigenaga | Peter M. Moglia | |||||
| President & Chief Financial Officer | Co-Chief Executive Officer & <br>Co-Chief Investment Officer | |||||
| Daniel J. Ryan | Lawrence J. Diamond | |||||
| Co-Chief Investment Officer & Regional Market Director – San Diego | Co-Chief Operating Officer & Regional Market Director – Maryland | |||||
| Vincent R. Ciruzzi | John H. Cunningham | |||||
| Chief Development Officer | Executive Vice President – Regional Market Director – New York City | |||||
| Hunter L. Kass | Jackie B. Clem | |||||
| Executive Vice President – Regional Market Director – Greater Boston | General Counsel & Secretary | |||||
| Joseph Hakman | Terezia C. Nemeth | |||||
| Co-Chief Operating Officer & <br>Chief Strategic Transactions Officer | Executive Vice President – Regional Market Director – San Francisco <br>Bay Area | |||||
| Marc E. Binda | Andres R. Gavinet | |||||
| Executive Vice President – <br>Finance & Treasurer | Chief Accounting Officer | |||||
| Gary D. Dean | ||||||
| Executive Vice President – <br>Real Estate Legal Affairs | ||||||
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 15 | |||||
| --- | --- | |||||
| Investor Information | ||||||
| --- | ||||||
| December 31, 2021 | Corporate Headquarters | New York Stock Exchange Trading Symbol | Information Requests | |||
| --- | --- | --- | --- | |||
| 26 North Euclid Avenue | Common stock: ARE | Phone: | (626) 578-0777 | |||
| Pasadena, California 91101 | Email: | corporateinformation@are.com | ||||
| Website: | www.are.com | Equity Research Coverage | ||||
| --- | Alexandria is currently covered by the following research analysts. This list may be incomplete 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 our management. Alexandria does not by our reference or distribution of the information below imply our 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. | JMP Securities | RBC Capital Markets | |||
| --- | --- | --- | --- | |||
| Jamie Feldman | Michael Bilerman / Emmanuel Korchman | Aaron Hecht | Michael Carroll / Jason Idoine | |||
| (646) 855-5808 | (212) 816-1383 / (212) 816-1382 | (415) 835-3963 | (440) 715-2649 / (440) 715-2651 | |||
| Berenberg Capital Markets | Evercore ISI | J.P. Morgan Securities LLC | Robert W. Baird & Co. Incorporated | |||
| Connor Siversky / Nate Crossett | Sheila McGrath / Wendy Ma | Anthony Paolone / Ray Zhong | David Rodgers / Nicholas Thillman | |||
| (646) 949-9037 / (646) 949-9030 | (212) 497-0882 / (212) 497-0870 | (212) 622-6682 / (212) 622-5411 | (216) 737-7341 / (414) 298-5053 | |||
| BTIG, LLC | Green Street | Mizuho Securities USA LLC | SMBC Nikko Securities America, Inc. | |||
| Tom Catherwood / John Nickodemus | Daniel Ismail / Dylan Burzinski | Vikram Malhotra / Lydia Jiang | Richard Anderson / Jay Kornreich | |||
| (212) 738-6140 / (212) 738-6050 | (949) 640-8780 / (949) 640-8780 | (212) 282-3827 / (212) 209-9379 | (646) 521-2351 / (646) 424-3202 | |||
| CFRA | ||||||
| Kenneth Leon | ||||||
| (646) 517-2552 | ||||||
| Fixed Income Coverage | Rating Agencies | |||||
| Barclays Capital Inc. | Stifel Financial Corp. | Moody’s Investors Service | S&P Global Ratings | |||
| Srinjoy Banerjee / Devon Zhou | Thierry Perrein | (212) 553-0376 | Fernanda Hernandez / Michael Souers | |||
| (212) 526-3521 / (212) 526-6961 | (646) 376-5303 | (212) 438-1347 / (212) 438-2508 | ||||
| J.P. Morgan Securities LLC | ||||||
| Mark Streeter / Ian Snyder | ||||||
| (212) 834-5086 / (212) 834-3798 | Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 16 | ||||
| --- | --- | |||||
| Financial and Asset Base Highlights | ||||||
| --- | ||||||
| December 31, 2021 | ||||||
| (Dollars in thousands, except per share amounts) | ||||||
| Three Months Ended (unless stated otherwise) | ||||||
| --- | --- | --- | --- | --- | --- | |
| 12/31/21 | 9/30/21 | 6/30/21 | 3/31/21 | 12/31/20 | ||
| Selected financial data from consolidated financial statements and related information | ||||||
| Rental revenues | ||||||
| Tenant recoveries | ||||||
| General and administrative expenses | ||||||
| General and administrative expenses as a percentage of net operating income –<br><br>trailing 12 months | 10.2% | 10.1% | 9.8% | 9.8% | 9.8% | |
| Operating margin | 70% | 70% | 72% | 71% | 71% | |
| Adjusted EBITDA margin | 71% | 71% | 73% | 73% | 72% | |
| Adjusted EBITDA – quarter annualized | ||||||
| Adjusted EBITDA – trailing 12 months | ||||||
| Net debt at end of period | ||||||
| Net debt and preferred stock to Adjusted EBITDA – quarter annualized | 5.2x | 5.8x | 5.8x | 5.8x | 5.3x | |
| Net debt and preferred stock to Adjusted EBITDA – trailing 12 months | 5.6x | 6.2x | 6.2x | 6.1x | 5.5x | |
| Total debt and preferred stock at end of period | ||||||
| Gross assets at end of period | ||||||
| Total debt and preferred stock to gross assets at end of period | 26% | 29% | 29% | 30% | 29% | |
| Fixed-charge coverage ratio – quarter annualized | 5.3x | 5.1x | 4.9x | 4.7x | 4.6x | |
| Fixed-charge coverage ratio – trailing 12 months | 5.0x | 4.8x | 4.6x | 4.4x | 4.4x | |
| Unencumbered net operating income as a percentage of total net operating income | 97% | 97% | 97% | 97% | 97% | |
| Closing stock price at end of period | ||||||
| Common shares outstanding (in thousands) at end of period | 158,044 | 153,284 | 150,708 | 145,656 | 136,690 | |
| Total equity capitalization at end of period | ||||||
| Total market capitalization at end of period | ||||||
| Dividend per share – quarter/annualized | 1.15/4.60 | 1.12/4.48 | 1.12/4.48 | 1.09/4.36 | 1.09/4.36 | |
| Dividend payout ratio for the quarter | 60% | 58% | 60% | 60% | 60% | |
| Dividend yield – annualized | 2.1% | 2.3% | 2.5% | 2.7% | 2.4% | |
| Amounts related to operating leases: | ||||||
| Operating lease liabilities at end of period | ||||||
| Rent expense | ||||||
| Capitalized interest | ||||||
| Weighted-average interest rate for capitalization of interest during the period | 3.22% | 3.30% | 3.47% | 3.44% | 3.66% |
All values are in US Dollars.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 17 | | --- | --- || Financial and Asset Base Highlights (continued) | | --- | | December 31, 2021 | | (Dollars in thousands, except annual rental revenue per occupied RSF amounts) || | Three Months Ended (unless stated otherwise) | | | | | | | | | | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | | 12/31/21 | | | 9/30/21 | | 6/30/21 | | 3/31/21 | | 12/31/20 | | | Amounts included in funds from operations and non-revenue-enhancing capital expenditures | | | | | | | | | | | | | Straight-line rent revenue | $ | 25,942 | | $ | 33,918 | $ | 27,903 | $ | 27,382 | $ | 23,890 | | Amortization of acquired below-market leases | $ | 15,737 | | $ | 13,664 | $ | 13,267 | $ | 12,112 | $ | 13,514 | | Straight-line rent expense on ground leases | $ | 301 | | $ | 58 | $ | 248 | $ | 290 | $ | 348 | | Stock compensation expense | $ | 14,253 | | $ | 9,728 | $ | 12,242 | $ | 12,446 | $ | 11,394 | | Amortization of loan fees | $ | 2,911 | | $ | 2,854 | $ | 2,859 | $ | 2,817 | $ | 2,905 | | Amortization of debt premiums | $ | 502 | | $ | 498 | $ | 465 | $ | 576 | $ | 869 | | Non-revenue-enhancing capital expenditures: | | | | | | | | | | | | | Building improvements | $ | 4,027 | | $ | 3,901 | $ | 3,669 | $ | 3,760 | $ | 3,466 | | Tenant improvements and leasing commissions | $ | 109,516 | (1) | $ | 16,409 | $ | 47,439 | $ | 16,035 | $ | 31,235 | | Operating statistics and related information (at end of period) | | | | | | | | | | | | | Number of properties – North America | 414 | | | 407 | | 381 | | 360 | | 338 | | | RSF – North America (including development and redevelopment projects under construction) | 43,670,737 | | | 43,044,195 | | 40,076,883 | | 37,916,882 | | 35,163,572 | | | Total square feet – North America | 66,970,705 | | | 63,858,780 | | 58,108,390 | | 52,591,039 | | 49,712,701 | | | Annual rental revenue per occupied RSF – North America | $ | 48.65 | (2) | $ | 47.73 | $ | 48.65 | $ | 49.58 | $ | 49.08 | | Occupancy of operating properties – North America | 94.0% | | | 94.4% | | 94.3% | | 94.5% | | 94.6% | | | Occupancy of operating properties – North America (excluding vacancy at recently acquired properties) | 98.7% | | (3) | 98.5% | | 98.1% | | 98.0% | | 97.7% | | | Occupancy of operating and redevelopment properties – North America | 88.5% | | | 89.6% | | 90.1% | | 89.2% | | 90.0% | | | Weighted-average remaining lease term (in years) | 7.5 | | | 7.4 | | 7.5 | | 7.6 | | 7.6 | | | Total leasing activity – RSF | 4,094,174 | | | 1,810,630 | | 1,933,838 | | 1,677,659 | | 1,369,599 | | | Lease renewals and re-leasing of space – change in average new rental rates over expiring rates: | | | | | | | | | | | | | Rental rate increases | 35.9% | | | 35.3% | | 42.4% | | 36.2% | | 29.8% | | | Rental rate increases (cash basis) | 22.9% | | | 19.3% | | 25.4% | | 17.4% | | 10.7% | | | RSF (included in total leasing activity above) | 1,947,727 | | | 671,775 | | 1,472,713 | | 521,825 | | 699,916 | | | Same property – percentage change over comparable quarter from prior year: | | | | | | | | | | | | | Net operating income increase | 5.0% | | | 3.0% | | 3.7% | | 4.4% | | 2.7% | | | Net operating income increase (cash basis) | 7.5% | | | 7.1% | | 7.8% | | 6.1% | | 5.0% | |
(1)Refer to “Leasing activity” in this Supplemental Information for additional details.
(2)The decrease in weighted-average annual rental revenue per occupied RSF during the quarters ended in 2021 compared to 2020 is related to our properties acquired during 2021 with 5.9 million RSF occupied primarily under in-place leases with weighted-average annual rental revenue per occupied RSF of $31.50. Excluding 2021 acquisitions, weighted average annual rental revenue per occupied RSF was $51.99, up $2.91 or 5.9% from $49.08 in effect as of December 31, 2020.
(3)Refer to “Occupancy” in this Supplemental Information for additional details.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 18 |
|---|---|
| High-Quality, Diverse, and Innovative Tenants | |
| --- | |
| December 31, 2021 |
Long-Duration Cash Flows From High-Quality, Diverse, and
Innovative Tenants
| Investment-Grade or<br>Publicly Traded Large Cap Tenants | Industry Mix of 850+ Tenants | |
|---|---|---|
| 51% | ||
| of ARE’s Total Annual Rental Revenue(1) | ||
| Long-Duration Lease Terms | ||
| 7.5 Years | ||
| Weighted-Average Remaining Term(2) | ||
| Percentage of ARE’s Annual Rental Revenue(1) |
(1)Represents annual rental revenue in effect as of December 31, 2021.
(2)Based on aggregate annual rental revenue in effect as of December 31, 2021. Refer to “Annual rental revenue” in the “Definitions and reconciliations” of this Supplemental Information for additional details about our methodology on annual rental revenue from unconsolidated real estate joint ventures.
(3)Represents annual rental revenue currently generated from office space that is targeted for a future change in use. The weighted-average remaining term of these leases is 3.8 years.
(4)Our other tenants, aggregating 5.0% of our annual rental revenue, comprise 4.0% of annual rental revenue from technology, professional services, finance, telecommunications, and construction/real estate companies and only 1.0% from retail-related tenants.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 19 |
|---|---|
| Class A Properties in AAA Locations | |
| --- | |
| December 31, 2021 |
High-Quality Cash Flows From High-Quality Tenants and
Class A Properties in AAA Locations
| Industry-Leading<br>Tenant Roster | AAA Locations |
|---|---|
| 88% | |
| of ARE’s Top 20 Tenants’ | |
| Annual Rental Revenue(1) | |
| Is From Investment-Grade | |
| or Publicly Traded Large Cap Tenants | |
| Percentage of ARE’s Annual Rental Revenue(1) |
(1)Represents annual rental revenue in effect as of December 31, 2021.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 20 | ||
|---|---|---|---|
| Occupancy | |||
| --- | |||
| December 31, 2021 | Solid Historical Occupancy(1) | Occupancy Across Key Locations(2) | |
| --- | --- | ||
| 96% | |||
| Over 10 Years |
(1)Represents average occupancy of operating properties in North America as of each December 31 for the last 10 years.
(2)As of December 31, 2021.
(3)Excludes 1.8 million RSF, or 4.7%, of vacancy at recently acquired properties (noted below) representing lease-up opportunities that are expected to generate incremental annual rental revenues. This vacancy also includes 20% of various spaces, spread across multiple recently acquired properties, that are expected to be converted to laboratory/office space in the future. Approximately 48% of the vacant 1.8 million RSF is currently leased/negotiating, with occupancy expected primarily over the next two quarters. Excluding recently acquired vacancies, occupancy of operating properties in North America was 98.7% as of December 31, 2021, up 100 bps from 97.7% as of December 31, 2020. The following table provides vacancy detail for our recent acquisitions:
| As of December 31, 2021 | Percentage of Vacancy Leased/Negotiating | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| Vacant | Occupancy Impact | ||||||||||
| Property | Market/Submarket | RSF | Region | Consolidated | |||||||
| 601, 611, and 651 Gateway Boulevard | San Francisco Bay Area/South San Francisco | 318,119 | 4.0 | % | 0.8 | % | 44 | % | |||
| Alexandria Center® for Life Science – Durham | Research Triangle/Research Triangle | 150,337 | 4.5 | % | 0.4 | 99 | |||||
| 275 Grove Street | Greater Boston/Route 128 | 134,889 | 1.3 | % | 0.3 | 48 | |||||
| SD Tech by Alexandria | San Diego/Sorrento Mesa | 93,494 | 1.2 | % | 0.2 | 8 | |||||
| Other | Greater Boston/Other | 94,849 | 0.9 | % | 0.2 | 94 | |||||
| Alexandria Center® for Life Science – Fenway | Greater Boston/Fenway | 81,831 | 0.8 | % | 0.2 | 32 | |||||
| Other acquisitions | Various | 937,043 | N/A | 2.6 | 42 | ||||||
| 1,810,562 | 4.7 | % | 48 | % | Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 21 | |||||
| --- | --- | ||||||||||
| Key Operating Metrics | |||||||||||
| --- | |||||||||||
| December 31, 2021 | Historical Same Property<br>Net Operating Income Growth | Favorable Lease Structure(1) | |||||||||
| --- | --- | --- | --- | --- | --- | ||||||
 |
Strategic Lease Structure by Owner and Operator of Collaborative <br>Life Science, Agtech, and Technology Campuses | ||||||||||
| Increasing cash flows | |||||||||||
| Percentage of leases containing<br><br>annual rent escalations | 95% | ||||||||||
| Stable cash flows | |||||||||||
| Percentage of triple<br><br>net leases | 91% | (2) | |||||||||
| Lower capex burden | |||||||||||
| Percentage of leases providing for the<br><br>recapture of capital expenditures | 94% | ||||||||||
| Historical Rental Rate Growth: <br>Renewed/Re-Leased Space | Margins(3) | ||||||||||
| Operating | Adjusted EBITDA | ||||||||||
| 70% | 71% |
(1)Percentages calculated based on RSF as of December 31, 2021.
(2)Decline to 91% from 94% as of December 31, 2020 is primarily related to non-triple net leases in place at operating properties with future development or redevelopment opportunities acquired during the year ended December 31, 2021. We expect to transition these properties to our triple net lease structure in conjunction with our future development or redevelopment activities.
(3)Represents percentages for the three months ended December 31, 2021.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 22 | |||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Same Property Performance | ||||||||||||||
| --- | ||||||||||||||
| December 31, 2021 | ||||||||||||||
| (Dollars in thousands) | December 31, 2021 | December 31, 2021 | ||||||||||||
| --- | --- | --- | --- | --- | --- | |||||||||
| Same Property Financial Data | Three Months Ended | Year Ended | Same Property Statistical Data | Three Months Ended | Year Ended | |||||||||
| Percentage change over comparable period from prior year: | Number of same properties | 275 | 247 | |||||||||||
| Net operating income increase | 5.0% | 4.2% | Rentable square feet | 27,398,046 | 23,490,412 | |||||||||
| Net operating income increase (cash basis) | 7.5% | 7.1% | Occupancy – current-period average | 94.9% | 96.6% | |||||||||
| Operating margin | 71% | 72% | Occupancy – same-period prior-year average | 94.7% | 96.3% | |||||||||
| Three Months Ended December 31, | Year Ended December 31, | |||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| 2021 | 2020 | Change | % Change | 2021 | 2020 | Change | % Change | |||||||
| Income from rentals: | ||||||||||||||
| Same properties | $ | 342,992 | $ | 324,436 | 5.7 | % | $ | 1,220,160 | $ | 1,171,595 | 4.1 | % | ||
| Non-same properties | 92,645 | 29,514 | 63,131 | 213.9 | 398,432 | 300,245 | 98,187 | 32.7 | ||||||
| Rental revenues | 435,637 | 353,950 | 81,687 | 23.1 | 1,618,592 | 1,471,840 | 146,752 | 10.0 | ||||||
| Same properties | 115,697 | 101,394 | 14,303 | 14.1 | 406,162 | 370,895 | 35,267 | 9.5 | ||||||
| Non-same properties | 23,322 | 5,991 | 17,331 | 289.3 | 83,495 | 35,473 | 48,022 | 135.4 | ||||||
| Tenant recoveries | 139,019 | 107,385 | 31,634 | 29.5 | 489,657 | 406,368 | 83,289 | 20.5 | ||||||
| Income from rentals | 574,656 | 461,335 | 113,321 | 24.6 | 2,108,249 | 1,878,208 | 230,041 | 12.2 | ||||||
| Same properties | 93 | 131 | (38) | (29.0) | 475 | 366 | 109 | 29.8 | ||||||
| Non-same properties | 2,174 | 2,254 | (80) | (3.5) | 5,426 | 7,063 | (1,637) | (23.2) | ||||||
| Other income | 2,267 | 2,385 | (118) | (4.9) | 5,901 | 7,429 | (1,528) | (20.6) | ||||||
| Same properties | 458,782 | 425,961 | 32,821 | 7.7 | 1,626,797 | 1,542,856 | 83,941 | 5.4 | ||||||
| Non-same properties | 118,141 | 37,759 | 80,382 | 212.9 | 487,353 | 342,781 | 144,572 | 42.2 | ||||||
| Total revenues | 576,923 | 463,720 | 113,203 | 24.4 | 2,114,150 | 1,885,637 | 228,513 | 12.1 | ||||||
| Same properties | 134,401 | 117,069 | 17,332 | 14.8 | 456,705 | 420,264 | 36,441 | 8.7 | ||||||
| Non-same properties | 41,316 | 19,698 | 21,618 | 109.7 | 166,850 | 109,960 | 56,890 | 51.7 | ||||||
| Rental operations | 175,717 | 136,767 | 38,950 | 28.5 | 623,555 | 530,224 | 93,331 | 17.6 | ||||||
| Same properties | 324,381 | 308,892 | 15,489 | 5.0 | 1,170,092 | 1,122,592 | 47,500 | 4.2 | ||||||
| Non-same properties | 76,825 | 18,061 | 58,764 | 325.4 | 320,503 | 232,821 | 87,682 | 37.7 | ||||||
| Net operating income | $ | 401,206 | $ | 326,953 | 22.7 | % | $ | 1,490,595 | $ | 1,355,413 | 10.0 | % | ||
| Net operating income – same properties | $ | 324,381 | $ | 308,892 | 5.0 | % | $ | 1,170,092 | $ | 1,122,592 | 4.2 | % | ||
| Straight-line rent revenue | (16,332) | (21,396) | 5,064 | (23.7) | (60,157) | (82,681) | 22,524 | (27.2) | ||||||
| Amortization of acquired below-market leases | (7,632) | (8,142) | 510 | (6.3) | (12,357) | (15,348) | 2,991 | (19.5) | ||||||
| Net operating income – same properties (cash basis) | $ | 300,417 | $ | 279,354 | 7.5 | % | $ | 1,097,578 | $ | 1,024,563 | 7.1 | % |
All values are in US Dollars.
Refer to “Same property comparisons” in the “Definitions and reconciliations” of this Supplemental Information for a reconciliation of same properties to total properties. “Definitions and reconciliations” also contains definitions of “Tenant recoveries” and “Net operating income” and their respective reconciliations from the most directly comparable financial measures presented in accordance with GAAP.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 23 | |||||||||
|---|---|---|---|---|---|---|---|---|---|---|
| Leasing Activity | ||||||||||
| --- | ||||||||||
| December 31, 2021 | ||||||||||
| (Dollars per RSF) | ||||||||||
| Three Months Ended | Year Ended | Year Ended | ||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| December 31, 2021 | December 31, 2021 | December 31, 2020 | ||||||||
| Including <br>Straight-Line Rent | Cash Basis | Cash Basis | Including <br>Straight-Line Rent | |||||||
| Leasing activity: | ||||||||||
| Renewed/re-leased space(1) | ||||||||||
| Rental rate changes | 35.9% | 22.9% | 37.9% | 22.6% | 37.6% | 18.3% | ||||
| New rates | 61.09 | 56.29 | 59.00 | 55.60 | 49.51 | $46.53 | ||||
| Expiring rates | 44.95 | 45.79 | 42.80 | 45.36 | 35.99 | $39.32 | ||||
| RSF | 1,947,727 | 4,614,040 | 2,556,833 | |||||||
| Tenant improvements/leasing commissions | 55.76 | 41.05 | 35.08 | |||||||
| Weighted-average lease term | 7.3 years | 6.3 years | 6.0 years | |||||||
| Developed/redeveloped/previously vacant space leased(5) | ||||||||||
| New rates | 85.69 | 75.52 | 78.52 | 69.42 | 56.67 | $53.61 | ||||
| RSF | 2,146,447 | 4,902,261 | 1,802,013 | |||||||
| Weighted-average lease term | 12.2 years | 11.2 years | 9.0 years | |||||||
| Leasing activity summary (totals): | ||||||||||
| New rates | 73.99 | 66.37 | 69.05 | 62.72 | 52.47 | $49.46 | ||||
| RSF | 4,094,174 | 9,516,301 | 4,358,846 | |||||||
| Weighted-average lease term | 9.8 years | 8.8 years | 7.3 years | |||||||
| Lease expirations(1) | ||||||||||
| Expiring rates | 43.38 | 44.63 | 41.53 | 43.70 | 36.03 | $39.01 | ||||
| RSF | 2,427,571 | 5,747,192 | 3,560,188 |
All values are in US Dollars.
Leasing activity includes 100% of results for each property in which we have an investment in North America.
(1)Excludes month-to-month leases aggregating 110,180 RSF and 96,383 RSF as of December 31, 2021 and 2020, respectively.
(2)Represents the highest annual rental rate growth in Company history.
(3)Represents the highest quarterly and annual leasing volumes in Company history.
(4)Includes tenant improvements and leasing commissions averaging $78.91 per RSF related to long-term lease extensions aggregating 938,004 RSF with two tenants in Greater Boston. The weighted-average lease term of these extensions was 8.0 years, with a weighted-average increase of 50% in net effective rents from the existing leases. Excluding these leases, new tenant improvements and leasing commissions for renewed/re-leased space was $34.27 and $31.39 per RSF during the three months and year ended December 31, 2021, respectively.
(5)Refer to “New Class A development and redevelopment properties: summary of pipeline” of this Supplemental Information for additional information on total project costs.
(6)During the year ended December 31, 2021, we granted tenant concessions/free rent averaging 2.4 months with respect to the 9,516,301 RSF leased. Approximately 54% of the leases executed during the year ended December 31, 2021 did not include concessions for free rent.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 24 | |||||||||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Contractual Lease Expirations | ||||||||||||||||||||||||||||||||||
| --- | ||||||||||||||||||||||||||||||||||
| December 31, 2021 | Year | RSF | Percentage of<br>Occupied RSF | Annual Rental Revenue (per RSF)(1) | Percentage of Total<br>Annual Rental Revenue | |||||||||||||||||||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | |||||||||||||||||||||
| 2022 | (2) | 2,793,222 | 7.7 | % | $ | 40.58 | 6.5 | % | ||||||||||||||||||||||||||
| 2023 | 3,827,027 | 10.5 | % | $ | 40.73 | 8.9 | % | |||||||||||||||||||||||||||
| 2024 | 3,166,324 | 8.7 | % | $ | 43.36 | 7.9 | % | |||||||||||||||||||||||||||
| 2025 | 2,978,305 | 8.2 | % | $ | 50.41 | 8.6 | % | |||||||||||||||||||||||||||
| 2026 | 2,267,304 | 6.2 | % | $ | 47.63 | 6.2 | % | |||||||||||||||||||||||||||
| 2027 | 2,135,473 | 5.9 | % | $ | 45.41 | 5.6 | % | |||||||||||||||||||||||||||
| 2028 | 3,322,877 | 9.1 | % | $ | 52.67 | 10.0 | % | |||||||||||||||||||||||||||
| 2029 | 2,089,274 | 5.7 | % | $ | 56.45 | 6.8 | % | |||||||||||||||||||||||||||
| 2030 | 2,186,023 | 6.0 | % | $ | 57.85 | 7.2 | % | |||||||||||||||||||||||||||
| 2031 | 2,617,681 | 7.2 | % | $ | 59.61 | 8.9 | % | |||||||||||||||||||||||||||
| Thereafter | 9,000,095 | 24.8 | % | $ | 45.39 | 23.4 | % | |||||||||||||||||||||||||||
| Market | 2022 Contractual Lease Expirations (in RSF) | Annual Rental Revenue<br><br>(per RSF)(1) | 2023 Contractual Lease Expirations (in RSF) | Annual Rental Revenue<br><br>(per RSF)(1) | ||||||||||||||||||||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| Leased | Negotiating/<br>Anticipating | Targeted for<br><br>Development/<br><br>Redevelopment(3) | Remaining<br><br>Expiring<br><br>Leases(4) | Total(2) | Leased | Negotiating/<br>Anticipating | Targeted for<br>Development/<br>Redevelopment | Remaining<br>Expiring Leases | Total | |||||||||||||||||||||||||
| Greater Boston | 112,267 | 188,384 | — | 295,070 | 595,721 | $ | 56.30 | 66,361 | 14,857 | 312,845 | 751,245 | 1,145,308 | $ | 49.57 | ||||||||||||||||||||
| San Francisco Bay Area | 57,726 | 60,906 | 490,127 | 90,111 | 698,870 | 49.09 | — | — | — | 431,620 | (6) | 431,620 | 66.57 | |||||||||||||||||||||
| New York City | 14,891 | 6,918 | — | 5,085 | 26,894 | N/A | — | — | — | 52,724 | 52,724 | N/A | ||||||||||||||||||||||
| San Diego | 123,522 | 52,652 | 305,034 | (5) | 155,646 | 636,854 | 35.85 | — | 269,053 | 269,048 | 744,404 | 1,282,505 | 34.12 | |||||||||||||||||||||
| Seattle | — | 26,177 | 51,255 | 123,760 | 201,192 | 25.94 | — | — | 84,782 | 227,636 | 312,418 | 21.95 | ||||||||||||||||||||||
| Maryland | 70,933 | — | — | 88,187 | 159,120 | 21.08 | — | 144,051 | — | 207,761 | 351,812 | 26.19 | ||||||||||||||||||||||
| Research Triangle | 40,884 | — | 62,490 | 106,172 | 209,546 | 23.24 | — | — | — | 219,521 | 219,521 | 31.18 | ||||||||||||||||||||||
| Canada | 26,426 | — | — | 2,197 | 28,623 | 20.18 | — | 13,224 | — | — | 13,224 | 30.65 | ||||||||||||||||||||||
| Non-cluster/other markets | — | 65,188 | 70,700 | 100,514 | 236,402 | 21.84 | — | — | — | 17,895 | 17,895 | 68.01 | ||||||||||||||||||||||
| Total | 446,649 | 400,225 | 979,606 | 966,742 | 2,793,222 | $ | 40.58 | 66,361 | 441,185 | 666,675 | 2,652,806 | 3,827,027 | $ | 40.73 | ||||||||||||||||||||
| Percentage of expiring leases | 16 | % | 14 | % | 35 | % | 35 | % | 100 | % | 2 | % | 12 | % | 17 | % | 69 | % | 100 | % |
(1)Represents amounts in effect as of December 31, 2021.
(2)Excludes month-to-month leases aggregating 110,180 RSF as of December 31, 2021.
(3)Represents RSF targeted for development or redevelopment upon expiration of existing in-place leases primarily related to recently acquired properties with an average contractual lease expiration date, weighted by annual rental revenue, of May 2, 2022. Refer to “Investments in real estate” in the “Definitions and reconciliations” of this Supplemental Information for additional details on value-creation square feet currently included in rental properties.
(4)The largest remaining contractual expiration is 113,555 RSF in our Cambridge/Inner Suburbs submarket.
(5)Includes 139,135 RSF at 11255 and 11355 North Torrey Pines Road in our Torrey Pines submarket which we plan to develop into two buildings totaling 309,094 RSF that are fully leased.
(6)Includes 76,752 RSF at 3412 Hillview Avenue in our Greater Stanford submarket which is under evaluation to be redeveloped, subject to market conditions.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 25 |
|---|---|
| Top 20 Tenants | |
| --- | |
| December 31, 2021 | |
| (Dollars in thousands, except average market cap amounts) |
88% of Top 20 Annual Rental Revenue From Investment-Grade
or Publicly Traded Large Cap Tenants(1)
| Tenant | Remaining Lease Term(1) (in years) | Aggregate <br>RSF | Annual Rental Revenue(1) | Percentage of Aggregate Annual Rental Revenue(1) | Investment-Grade <br>Credit Ratings | Average Market Cap(1)<br><br>(in billions) | |||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Moody’s | S&P | ||||||||||||||||
| 1 | Bristol-Myers Squibb Company | 6.7 | 916,234 | $ | 53,085 | 3.0 | % | A2 | A+ | $ | 140.6 | ||||||
| 2 | Moderna, Inc. | 15.1 | 855,458 | 52,709 | 3.0 | — | — | $ | 99.2 | ||||||||
| 3 | Eli Lilly and Company | 7.5 | 645,178 | 40,846 | 2.3 | A2 | A+ | $ | 214.9 | ||||||||
| 4 | Sanofi | 6.8 | 589,464 | 40,808 | 2.3 | A1 | AA | $ | 126.5 | ||||||||
| 5 | Takeda Pharmaceutical Company Ltd. | 7.6 | 606,249 | 39,416 | 2.3 | Baa2 | BBB+ | $ | 51.9 | ||||||||
| 6 | Illumina, Inc. | 8.6 | 891,495 | 36,141 | 2.1 | Baa3 | BBB | $ | 63.4 | ||||||||
| 7 | 2seventy bio, Inc.(2) | 11.7 | 312,805 | 33,558 | 1.9 | — | — | $ | 0.7 | ||||||||
| 8 | Novartis AG | 6.6 | 447,820 | 30,582 | 1.8 | A1 | AA- | $ | 215.8 | ||||||||
| 9 | Roche | 5.8 | 561,883 | 30,149 | 1.7 | Aa3 | AA | $ | 322.0 | ||||||||
| 10 | Uber Technologies, Inc. | 61.0 | (3) | 1,009,188 | 27,488 | 1.6 | — | — | $ | 91.5 | |||||||
| 11 | Merck & Co., Inc. | 10.8 | 349,429 | 22,276 | 1.3 | A1 | A+ | $ | 196.1 | ||||||||
| 12 | Maxar Technologies | 3.7 | (4) | 478,000 | 21,803 | 1.2 | — | — | $ | 2.4 | |||||||
| 13 | Massachusetts Institute of Technology | 7.0 | 257,626 | 21,165 | 1.2 | Aaa | AAA | $ | — | ||||||||
| 14 | United States Government | 13.2 | 918,516 | 20,697 | 1.2 | Aaa | AA+ | $ | — | ||||||||
| 15 | The Children's Hospital Corporation | 14.8 | 269,816 | 20,066 | 1.1 | Aa2 | AA | $ | — | ||||||||
| 16 | New York University | 9.9 | 203,500 | 19,241 | 1.1 | Aa2 | AA- | $ | — | ||||||||
| 17 | Pfizer Inc. | 3.2 | 416,996 | 17,799 | 1.0 | A2 | A+ | $ | 235.8 | ||||||||
| 18 | SAP | 3.2 | 211,293 | 17,479 | 1.0 | A2 | A | $ | 169.2 | ||||||||
| 19 | FibroGen, Inc. | 6.9 | 234,249 | 16,896 | 1.0 | — | — | $ | 2.1 | ||||||||
| 20 | Amgen Inc. | 2.3 | 407,369 | 16,838 | 1.0 | Baa1 | A- | $ | 132.5 | ||||||||
| Total/weighted-average | 10.9 | (3) | 10,582,568 | $ | 579,042 | 33.1 | % |
(1)Based on aggregate annual rental revenue in effect as of December 31, 2021. Refer to “Annual rental revenue” and “Investment-grade or publicly traded large cap tenants” in the “Definitions and reconciliations” of this Supplemental Information for additional details about our methodology on annual rental revenue from unconsolidated real estate joint ventures and average daily market capitalization.
(2)2seventy bio, Inc. is a publicly-traded, commercial-stage cell therapy company developing a pipeline of engineered T cells to better treat cancer. 2seventy bio, Inc. was formerly the oncology division of bluebird bio, Inc. and spun out from bluebird in November 2021.
(3)Includes (i) ground leases for land at 1455 and 1515 Third Street (two buildings aggregating 422,980 RSF) and (ii) leases at 1655 and 1725 Third Street (two buildings aggregating 586,208 RSF) owned by our unconsolidated real estate joint venture in which we have an ownership interest of 10%. Annual rental revenue is presented using 100% of the annual rental revenue of our consolidated properties and our share of annual rental revenue for our unconsolidated real estate joint ventures. Refer to footnote 1 for additional details. Excluding the ground leases, the weighted-average remaining lease term for our top 20 tenants was 8.4 years as of December 31, 2021.
(4)Represents remaining lease term at two recently acquired properties with future redevelopment and development opportunities. The leases with this tenant were in place when we acquired the properties in 2019.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 26 |
|---|---|
| Summary of Properties and Occupancy | |
| --- | |
| December 31, 2021 | |
| (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 | 9,992,631 | 972,216 | 1,440,756 | 12,405,603 | 28 | % | 84 | $ | 621,025 | 36 | % | $ | 65.30 | |||||||
| San Francisco Bay Area | 8,041,015 | 332,821 | 34,604 | 8,408,440 | 19 | 67 | 424,836 | 24 | 61.09 | |||||||||||
| New York City | 1,174,016 | — | 96,003 | 1,270,019 | 3 | 5 | 85,099 | 5 | 73.67 | |||||||||||
| San Diego | 7,889,614 | 486,004 | 121,662 | 8,497,280 | 19 | 103 | 286,784 | 16 | 39.04 | |||||||||||
| Seattle | 2,639,312 | 311,631 | 213,976 | 3,164,919 | 7 | 44 | 100,497 | 6 | 39.82 | |||||||||||
| Maryland | 3,961,376 | 84,264 | 157,428 | 4,203,068 | 10 | 52 | 106,786 | 6 | 27.48 | |||||||||||
| Research Triangle | 3,308,463 | 257,644 | 325,936 | 3,892,043 | 9 | 36 | 81,706 | 5 | 26.10 | |||||||||||
| Canada | 552,018 | — | — | 552,018 | 1 | 6 | 10,070 | 1 | 23.20 | |||||||||||
| Non-cluster/other markets | 1,277,347 | — | — | 1,277,347 | 4 | 17 | 29,777 | 1 | 31.05 | |||||||||||
| North America | 38,835,792 | 2,444,580 | 2,390,365 | 43,670,737 | 100 | % | 414 | $ | 1,746,580 | 100 | % | $ | 48.65 | |||||||
| 4,834,945 |
Summary of occupancy
| Operating Properties | Operating and Redevelopment Properties | ||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Market | 12/31/21 | 9/30/21 | 12/31/20 | 12/31/21 | 9/30/21 | 12/31/20 | |||||||
| Greater Boston | 95.2 | % | (1) | 94.3 | % | 98.1 | % | 83.2 | % | 86.7 | % | 94.8 | % |
| San Francisco Bay Area | 93.0 | (1) | 94.5 | 95.8 | 92.6 | 94.0 | 94.7 | ||||||
| New York City | 98.4 | 98.3 | 97.3 | 91.0 | 90.2 | 87.8 | |||||||
| San Diego | 93.1 | (1) | 93.9 | 93.5 | 91.7 | 92.5 | 92.4 | ||||||
| Seattle | 95.6 | 96.2 | 96.0 | 88.5 | 89.2 | 85.5 | |||||||
| Maryland | 99.8 | 99.7 | 96.1 | 96.0 | 91.0 | 90.6 | |||||||
| Research Triangle | 94.6 | (1) | 94.1 | 89.6 | 86.1 | 85.4 | 72.7 | ||||||
| Subtotal | 94.9 | 95.0 | 95.5 | 89.1 | 90.1 | 90.7 | |||||||
| Canada | 78.6 | 82.8 | 81.8 | 78.6 | 82.8 | 81.8 | |||||||
| Non-cluster/other markets | 75.1 | 76.2 | 52.7 | 75.1 | 76.2 | 52.7 | |||||||
| North America | 94.0 | % | (1) | 94.4 | % | 94.6 | % | 88.5 | % | 89.6 | % | 90.0 | % |
(1)Refer to “Occupancy” of this Supplemental Information for additional details on vacancy at recently acquired properties.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 27 |
|---|---|
| Property Listing | |
| --- | |
| December 31, 2021 | |
| (Dollars in thousands) |
Mega Campuses Encompass 63% of Our Operating Property RSF(1)
| 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 | |||||||||||||||||||||
| Mega Campus: Alexandria Center® at Kendall Square | 2,369,854 | — | 403,892 | 2,773,746 | 11 | $ | 182,839 | 98.9 | % | 84.5 | % | ||||||||||
| 50(2), 60(2), 75/125(2), 100, and 225(2) Binney Street, 161 and 215 First Street, 150 Second Street, 300 Third Street, 11 Hurley Street, and One Rogers Street | |||||||||||||||||||||
| Mega Campus: Alexandria Center® at One Kendall Square | 814,779 | 462,100 | — | 1,276,879 | 11 | 69,341 | 96.6 | 96.6 | |||||||||||||
| One Kendall Square – Buildings 100, 200, 300, 400, 500, 600/700, 1400, 1800, and 2000, and 325 and 399 Binney Street | |||||||||||||||||||||
| Mega Campus: Alexandria Technology Square® | 1,181,635 | — | — | 1,181,635 | 7 | 114,713 | 99.8 | 99.8 | |||||||||||||
| 100, 200, 300, 400, 500, 600, and 700 Technology Square | |||||||||||||||||||||
| Mega Campus: The Arsenal on the Charles | 622,098 | — | 250,567 | 872,665 | 11 | 30,432 | 93.8 | 66.9 | |||||||||||||
| 311, 321, and 343 Arsenal Street, 300 and 400 North Beacon Street,<br> 1, 2, and 3 Kingsbury Avenue, and 100, 200, and 400 Talcott Avenue | |||||||||||||||||||||
| Mega Campus: 480 Arsenal Way and 500 and 550 Arsenal Street | 495,127 | — | — | 495,127 | 3 | 21,227 | 98.3 | 98.3 | |||||||||||||
| 640 Memorial Drive | 225,504 | — | — | 225,504 | 1 | 14,431 | 100.0 | 100.0 | |||||||||||||
| 780 and 790 Memorial Drive | 99,658 | — | — | 99,658 | 2 | 8,786 | 100.0 | 100.0 | |||||||||||||
| 167 Sidney Street and 99 Erie Street | 54,549 | — | — | 54,549 | 2 | 4,027 | 100.0 | 100.0 | |||||||||||||
| 79/96 13th Street (Charlestown Navy Yard) | 25,309 | — | — | 25,309 | 1 | 797 | 100.0 | 100.0 | |||||||||||||
| Cambridge/Inner Suburbs | 5,888,513 | 462,100 | 654,459 | 7,005,072 | 49 | 446,593 | 98.2 | 88.4 | |||||||||||||
| Fenway | |||||||||||||||||||||
| Mega Campus: Alexandria Center® for Life Science – Fenway | 927,499 | 510,116 | — | 1,437,615 | 2 | 59,023 | 91.2 | 91.2 | |||||||||||||
| 401 Park Drive and 201 Brookline Avenue(2) | |||||||||||||||||||||
| Seaport Innovation District | |||||||||||||||||||||
| Mega Campus: 380 and 420 E Street | 195,506 | — | — | 195,506 | 2 | 4,209 | 100.0 | 100.0 | |||||||||||||
| 5 Necco Street | 87,163 | — | — | 87,163 | 1 | 5,888 | 86.6 | 86.6 | |||||||||||||
| Seaport Innovation District | 282,669 | — | — | 282,669 | 3 | 10,097 | 95.9 | 95.9 | |||||||||||||
| Route 128 | |||||||||||||||||||||
| Mega Campus: One Upland Road, 100 Tech Drive, and One Investors Way | 706,988 | — | — | 706,988 | 4 | 29,189 | 96.7 | 96.7 | |||||||||||||
| Reservoir Woods | 312,845 | — | 202,428 | 515,273 | 3 | 15,469 | 100.0 | 60.7 | |||||||||||||
| 40, 50, and 60 Sylvan Road | |||||||||||||||||||||
| 275 Grove Street | 509,702 | — | — | 509,702 | 1 | 15,649 | 73.5 | 73.5 | |||||||||||||
| Alexandria Park at 128 | 343,882 | — | — | 343,882 | 8 | 12,949 | 100.0 | 100.0 | |||||||||||||
| 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 | 316,865 | — | — | 316,865 | 3 | 15,479 | 90.8 | 90.8 | |||||||||||||
| 840 Winter Street | 30,009 | — | 130,000 | 160,009 | 1 | 1,239 | 95.1 | 17.8 | |||||||||||||
| 19 Presidential Way | 144,892 | — | — | 144,892 | 1 | 5,362 | 99.8 | 99.8 | |||||||||||||
| 100 Beaver Street | 82,330 | — | — | 82,330 | 1 | 4,941 | 100.0 | 100.0 | |||||||||||||
| 285 Bear Hill Road | 26,270 | — | — | 26,270 | 1 | 1,167 | 100.0 | 100.0 | |||||||||||||
| Route 128 | 2,473,783 | — | 332,428 | 2,806,211 | 23 | $ | 101,444 | 92.3 | % | 81.4 | % | ||||||||||
| (1)As of December 31, 2021. Mega campuses are cluster campuses that consist of approximately 1 million or more RSF, including operating, active development/redevelopment, and land RSF less operating RSF expected to be demolished. Refer to the “Summary of pipeline” and “Definitions and reconciliations” of this Supplemental Information for additional details.<br><br>(2)We own a partial interest in this property through a real estate joint venture. Refer to “Joint venture financial information” of this Supplemental Information for additional details. | Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 28 | |||||||||||||||||||
| --- | --- | Property Listing (continued) | |||||||||||||||||||
| --- | |||||||||||||||||||||
| December 31, 2021 | |||||||||||||||||||||
| (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 (continued) | |||||||||||||||||||||
| Route 495 | |||||||||||||||||||||
| 111 and 130 Forbes Boulevard | 155,846 | — | — | 155,846 | 2 | $ | 1,826 | 100.0 | % | 100.0 | % | ||||||||||
| 20 Walkup Drive | 91,045 | — | — | 91,045 | 1 | 649 | 100.0 | 100.0 | |||||||||||||
| Route 495 | 246,891 | — | — | 246,891 | 3 | 2,475 | 100.0 | 100.0 | |||||||||||||
| Other | 173,276 | — | 453,869 | 627,145 | 4 | 1,393 | 44.9 | 12.4 | |||||||||||||
| Greater Boston | 9,992,631 | 972,216 | 1,440,756 | 12,405,603 | 84 | 621,025 | 95.2 | 83.2 | |||||||||||||
| San Francisco Bay Area | |||||||||||||||||||||
| Mission Bay | |||||||||||||||||||||
| Mega Campus: Alexandria Center® for Science and Technology –<br><br>Mission Bay(1) | 2,015,177 | — | — | 2,015,177 | 9 | 97,216 | 98.7 | 98.7 | |||||||||||||
| 1455(2), 1515(2), 1655, and 1725 Third Street, 409 and 499 Illinois Street, 1500 and 1700 Owens Street, and 455 Mission Bay Boulevard South | |||||||||||||||||||||
| Mission Bay | 2,015,177 | — | — | 2,015,177 | 9 | 97,216 | 98.7 | 98.7 | |||||||||||||
| South San Francisco | |||||||||||||||||||||
| Mega Campus: Alexandria Technology Center® – Gateway(1) | 1,415,175 | 230,592 | — | 1,645,767 | 12 | 56,712 | 76.5 | 76.5 | |||||||||||||
| 600(2), 601, 611, 630(2), 650(2), 651, 681, 685, 701, 751, 901(2), and 951(2)<br><br>Gateway Boulevard | |||||||||||||||||||||
| Mega Campus: 213(1), 249, 259, 269, and 279 East Grand Avenue | 919,704 | — | — | 919,704 | 5 | 48,951 | 100.0 | 100.0 | |||||||||||||
| Alexandria Center® for Life Science – South San Francisco | 443,447 | 52,311 | — | 495,758 | 3 | 26,509 | 84.6 | 84.6 | |||||||||||||
| 201 Haskins Way and 400 and 450 East Jamie Court | |||||||||||||||||||||
| Mega Campus: 1122 El Camino Real | 223,232 | — | — | 223,232 | 1 | 3,102 | 100.0 | 100.0 | |||||||||||||
| 500 Forbes Boulevard(1) | 155,685 | — | — | 155,685 | 1 | 10,680 | 100.0 | 100.0 | |||||||||||||
| 7000 Shoreline Court | 139,709 | — | — | 139,709 | 1 | 8,632 | 100.0 | 100.0 | |||||||||||||
| 341 and 343 Oyster Point Boulevard | 108,208 | — | — | 108,208 | 2 | 6,578 | 100.0 | 100.0 | |||||||||||||
| 849/863 Mitten Road/866 Malcolm Road | 103,857 | — | — | 103,857 | 1 | 4,716 | 100.0 | 100.0 | |||||||||||||
| South San Francisco | 3,509,017 | 282,903 | — | 3,791,920 | 26 | 165,880 | 88.6 | 88.6 | |||||||||||||
| Greater Stanford | |||||||||||||||||||||
| Mega Campus: Alexandria Center® for Life Science – San Carlos | 689,274 | 49,918 | — | 739,192 | 9 | 43,398 | 95.3 | 95.3 | |||||||||||||
| 825, 835, 960, and 1501-1599 Industrial Road | |||||||||||||||||||||
| 3825 and 3875 Fabian Way | 478,000 | — | — | 478,000 | 2 | 21,802 | 100.0 | 100.0 | |||||||||||||
| Alexandria Stanford Life Science District | 347,381 | — | 34,604 | 381,985 | 4 | 29,597 | 100.0 | 90.9 | |||||||||||||
| 3160, 3165, 3170, and 3181 Porter Drive | |||||||||||||||||||||
| 3330, 3412, 3420, 3440, 3450, and 3460 Hillview Avenue | 368,495 | — | — | 368,495 | 6 | 26,779 | 87.4 | 87.4 | |||||||||||||
| Alexandria PARC | 197,498 | — | — | 197,498 | 4 | 9,302 | 78.0 | 78.0 | |||||||||||||
| 2100, 2200, 2300, and 2400 Geng Road | |||||||||||||||||||||
| 2475 and 2625/2627/2631 Hanover Street | 116,869 | — | — | 116,869 | 2 | 9,972 | 100.0 | 100.0 | |||||||||||||
| 2425 Garcia Avenue/2400/2450 Bayshore Parkway | 99,208 | — | — | 99,208 | 1 | $ | 4,257 | 100.0 | % | 100.0 | % | ||||||||||
| Mega campuses are cluster campuses that consist of approximately 1 million or more RSF, including operating, active development/redevelopment, and land RSF less operating RSF expected to be demolished. Refer to the “Summary of pipeline” and “Definitions and reconciliations” of this Supplemental Information for additional details.<br><br><br><br>(1)We own a partial interest in this property through a real estate joint venture. Refer to “Joint venture financial information” of this Supplemental Information for additional details.<br><br>(2)We own 100% of this property. | Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 29 | |||||||||||||||||||
| --- | --- | Property Listing (continued) | |||||||||||||||||||
| --- | |||||||||||||||||||||
| December 31, 2021 | |||||||||||||||||||||
| (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 Bay Area (continued) | |||||||||||||||||||||
| Greater Stanford (continued) | |||||||||||||||||||||
| Shoreway Science Center | 82,462 | — | — | 82,462 | 2 | $ | 5,220 | 100.0 | % | 100.0 | % | ||||||||||
| 75 and 125 Shoreway Road | |||||||||||||||||||||
| 1450 Page Mill Road | 77,634 | — | — | 77,634 | 1 | 8,009 | 100.0 | 100.0 | |||||||||||||
| 3350 West Bayshore Road | 60,000 | — | — | 60,000 | 1 | 3,404 | 83.3 | 83.3 | |||||||||||||
| Greater Stanford | 2,516,821 | 49,918 | 34,604 | 2,601,343 | 32 | 161,740 | 94.7 | 93.5 | |||||||||||||
| San Francisco Bay Area | 8,041,015 | 332,821 | 34,604 | 8,408,440 | 67 | 424,836 | 93.0 | 92.6 | |||||||||||||
| New York City | |||||||||||||||||||||
| New York City | |||||||||||||||||||||
| Mega Campus: Alexandria Center® for Life Science – New York City | 740,972 | — | — | 740,972 | 3 | 67,283 | 97.5 | 97.5 | |||||||||||||
| 430 and 450 East 29th Street | |||||||||||||||||||||
| 219 East 42nd Street | 349,947 | — | — | 349,947 | 1 | 14,006 | 100.0 | 100.0 | |||||||||||||
| Alexandria Center® for Life Science – Long Island City | 83,097 | — | 96,003 | 179,100 | 1 | 3,810 | 100.0 | 46.4 | |||||||||||||
| 30-02 48th Avenue | |||||||||||||||||||||
| New York City | 1,174,016 | — | 96,003 | 1,270,019 | 5 | 85,099 | 98.4 | 91.0 | |||||||||||||
| San Diego | |||||||||||||||||||||
| Torrey Pines | |||||||||||||||||||||
| Mega Campus: One Alexandria Square | 987,791 | 146,456 | — | 1,134,247 | 13 | 40,730 | 92.4 | 92.4 | |||||||||||||
| 3115 and 3215 Merryfield Row, 3010, 3013, and 3033 Science Park Road, 10931/10933, 10975, 11119, 11255, and 11355 North Torrey Pines Road, 10975, 10995, and 10996 Torreyana Road, and 3545 Cray Court | |||||||||||||||||||||
| ARE Torrey Ridge | 298,863 | — | — | 298,863 | 3 | 15,570 | 99.3 | 99.3 | |||||||||||||
| 10578, 10618, and 10628 Science Center Drive | |||||||||||||||||||||
| ARE Nautilus | 213,900 | — | — | 213,900 | 4 | 12,323 | 100.0 | 100.0 | |||||||||||||
| 3530 and 3550 John Hopkins Court and 3535 and 3565 General Atomics Court | |||||||||||||||||||||
| Torrey Pines | 1,500,554 | 146,456 | — | 1,647,010 | 20 | 68,623 | 94.9 | 94.9 | |||||||||||||
| University Town Center | |||||||||||||||||||||
| Mega Campus: Alexandria Point(1) | 1,435,916 | — | — | 1,435,916 | 8 | 65,221 | 96.4 | 96.4 | |||||||||||||
| 9880(2), 10210, 10260, 10290, and 10300 Campus Point Drive and 4161, 4224, and 4242 Campus Point Court | |||||||||||||||||||||
| Mega Campus: 5200 Illumina Way(1) | 792,687 | — | — | 792,687 | 6 | 29,978 | 100.0 | 100.0 | |||||||||||||
| Mega Campus: University District | 406,732 | — | — | 406,732 | 5 | 17,616 | 100.0 | 100.0 | |||||||||||||
| 9625 Towne Centre Drive(1), 4755, 4757, and 4767 Nexus Center Drive, and 4796 Executive Drive | |||||||||||||||||||||
| University Town Center | 2,635,335 | — | — | 2,635,335 | 19 | $ | 112,815 | 98.1 | % | 98.1 | % | ||||||||||
| Mega campuses are cluster campuses that consist of approximately 1 million or more RSF, including operating, active development/redevelopment, and land RSF less operating RSF expected to be demolished. Refer to the “Summary of pipeline” and “Definitions and reconciliations” of this Supplemental Information for additional details.<br><br><br><br>(1)We own a partial interest in this property through a real estate joint venture. Refer to “Joint venture financial information” of this Supplemental Information for additional details.<br><br>(2)We own 100% of this property. | Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 30 | |||||||||||||||||||
| --- | --- | Property Listing (continued) | |||||||||||||||||||
| --- | |||||||||||||||||||||
| December 31, 2021 | |||||||||||||||||||||
| (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 (continued) | |||||||||||||||||||||
| Sorrento Mesa | |||||||||||||||||||||
| Mega Campus: SD Tech by Alexandria(1) | 810,517 | 195,435 | 51,621 | 1,057,573 | 14 | $ | 25,338 | 85.3 | % | 80.2 | % | ||||||||||
| 9605, 9645, 9675, 9685, 9725, 9735, 9808, 9855, and 9868 Scranton Road, 5505 Morehouse Drive(2), and 10055, 10065, 10121(2), and 10151(2) Barnes Canyon Road | |||||||||||||||||||||
| Mega Campus: Sequence District by Alexandria | 805,223 | — | — | 805,223 | 7 | 26,544 | 92.5 | 92.5 | |||||||||||||
| 6260, 6290, 6310, 6340, 6350, 6420, and 6450 Sequence Drive | |||||||||||||||||||||
| Pacific Technology Park(1) | 632,732 | — | — | 632,732 | 6 | 9,088 | 88.1 | 88.1 | |||||||||||||
| 9389, 9393, 9401, 9444, 9455, and 9477 Waples Street | |||||||||||||||||||||
| Summers Ridge Science Park | 316,531 | — | — | 316,531 | 4 | 11,077 | 100.0 | 100.0 | |||||||||||||
| 9965, 9975, 9985, and 9995 Summers Ridge Road | |||||||||||||||||||||
| ARE Portola | 101,857 | — | — | 101,857 | 3 | 3,603 | 100.0 | 100.0 | |||||||||||||
| 6175, 6225, and 6275 Nancy Ridge Drive | |||||||||||||||||||||
| 7330 and 7360 Carroll Road | 84,441 | — | — | 84,441 | 2 | 2,643 | 85.7 | 85.7 | |||||||||||||
| 5810/5820 Nancy Ridge Drive | 83,354 | — | — | 83,354 | 1 | 1,042 | 40.9 | 40.9 | |||||||||||||
| 9877 Waples Street | 63,774 | — | — | 63,774 | 1 | 2,374 | 100.0 | 100.0 | |||||||||||||
| 5871 Oberlin Drive | 33,842 | — | — | 33,842 | 1 | 815 | 50.1 | 50.1 | |||||||||||||
| Sorrento Mesa | 2,932,271 | 195,435 | 51,621 | 3,179,327 | 39 | 82,524 | 88.6 | 87.1 | |||||||||||||
| Sorrento Valley | |||||||||||||||||||||
| 3911, 3931, 3985, 4025, 4031, and 4045 Sorrento Valley Boulevard | 151,406 | — | — | 151,406 | 6 | 5,401 | 100.0 | 100.0 | |||||||||||||
| 11025, 11035, 11045, 11055, 11065, and 11075 Roselle Street | 121,655 | — | — | 121,655 | 6 | 3,290 | 95.0 | 95.0 | |||||||||||||
| Sorrento Valley | 273,061 | — | — | 273,061 | 12 | 8,691 | 97.8 | 97.8 | |||||||||||||
| Other | 548,393 | 144,113 | 70,041 | 762,547 | 13 | 14,131 | 86.0 | 76.3 | |||||||||||||
| San Diego | 7,889,614 | 486,004 | 121,662 | 8,497,280 | 103 | 286,784 | 93.1 | 91.7 | |||||||||||||
| Seattle | |||||||||||||||||||||
| Lake Union | |||||||||||||||||||||
| Mega Campus: The Eastlake Life Science Campus by Alexandria | 937,290 | 311,631 | — | 1,248,921 | 9 | 54,997 | 99.5 | 99.5 | |||||||||||||
| 1150, 1165, 1201(1), 1208(1), 1551, and 1616 Eastlake Avenue East, 188 and 199(1) East Blaine Street, and 1600 Fairview Avenue East | |||||||||||||||||||||
| Mega Campus: Alexandria Center® for Life Science – South Lake Union | |||||||||||||||||||||
| 400(1) and 601 Dexter Avenue North | 308,791 | — | — | 308,791 | 2 | 15,130 | 100.0 | 100.0 | |||||||||||||
| 219 Terry Avenue North | 30,705 | — | — | 30,705 | 1 | 1,853 | 100.0 | 100.0 | |||||||||||||
| Lake Union | 1,276,786 | 311,631 | — | 1,588,417 | 12 | 71,980 | 99.6 | 99.6 | |||||||||||||
| SoDo | |||||||||||||||||||||
| 830 4th Avenue South | 42,380 | — | — | 42,380 | 1 | 1,576 | 70.5 | 70.5 | |||||||||||||
| 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 | 36,849 | — | — | 36,849 | 2 | 1,395 | 100.0 | 100.0 | |||||||||||||
| Elliott Bay | 84,595 | — | — | 84,595 | 3 | $ | 3,234 | 100.0 | % | 100.0 | % | ||||||||||
| Mega campuses are cluster campuses that consist of approximately 1 million or more RSF, including operating, active development/redevelopment, and land RSF less operating RSF expected to be demolished. Refer to the “Summary of pipeline” and “Definitions and reconciliations” of this Supplemental Information for additional details.<br><br><br><br>(1)We own a partial interest in this property through a real estate joint venture. Refer to “Joint venture financial information” of this Supplemental Information for additional details.<br><br>(2)We own 100% of this property. | Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 31 | |||||||||||||||||||
| --- | --- | Property Listing (continued) | |||||||||||||||||||
| --- | |||||||||||||||||||||
| December 31, 2021 | |||||||||||||||||||||
| (Dollars in thousands) | Market / Submarket / Address | RSF | Number of Properties | Annual Rental Revenue | Occupancy Percentage | ||||||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | |||
| Operating | Operating and Redevelopment | ||||||||||||||||||||
| Operating | Development | Redevelopment | Total | ||||||||||||||||||
| Seattle (continued) | |||||||||||||||||||||
| Bothell | |||||||||||||||||||||
| Mega Campus: Alexandria Center® for Advanced Technologies – Canyon Park | 886,467 | — | — | 886,467 | 20 | $ | 17,827 | 90.9 | % | 90.9 | % | ||||||||||
| 22121 and 22125 17th Avenue Southeast, 22021, 22025, 22026, 22030, 22118, and 22122 20th Avenue Southeast, 22333, 22422, 22515, 22522, 22722, and 22745 29th Drive Southeast, 21540 30th Drive Southeast, and 1629, 1631, 1725, 1916, and 1930 220th Street Southeast | |||||||||||||||||||||
| Alexandria Center® for Advanced Technologies – Monte Villa Parkway | 246,647 | — | 213,976 | 460,623 | 6 | 4,817 | 95.4 | 51.1 | |||||||||||||
| 3301, 3303, 3305, 3307, 3555, and 3755 Monte Villa Parkway | |||||||||||||||||||||
| Bothell | 1,133,114 | — | 213,976 | 1,347,090 | 26 | 22,644 | 91.9 | 77.3 | |||||||||||||
| Other | 102,437 | — | — | 102,437 | 2 | 1,063 | 93.7 | 93.7 | |||||||||||||
| Seattle | 2,639,312 | 311,631 | 213,976 | 3,164,919 | 44 | 100,497 | 95.6 | 88.5 | |||||||||||||
| Maryland | |||||||||||||||||||||
| Rockville | |||||||||||||||||||||
| Mega Campus: Alexandria Center® for Life Science – Shady Grove | 1,642,741 | 84,264 | 76,878 | 1,803,883 | 21 | 42,720 | 100.0 | 95.5 | |||||||||||||
| 9601, 9603, 9605, 9609, 9613, 9615, 9704, 9708, 9712, 9714, 9800, 9804, 9900, 9920, and 9950 Medical Center Drive, 14920 and 15010 Broschart Road, and 9920 Belward Campus Drive | |||||||||||||||||||||
| 1330 Piccard Drive | 131,511 | — | — | 131,511 | 1 | 4,021 | 100.0 | 100.0 | |||||||||||||
| 1405 and 1450(1) Research Boulevard | 114,849 | — | — | 114,849 | 2 | 2,947 | 100.0 | 100.0 | |||||||||||||
| 1500 and 1550 East Gude Drive | 91,359 | — | — | 91,359 | 2 | 1,844 | 100.0 | 100.0 | |||||||||||||
| 5 Research Place | 63,852 | — | — | 63,852 | 1 | 2,950 | 100.0 | 100.0 | |||||||||||||
| 5 Research Court | 51,520 | — | — | 51,520 | 1 | 1,788 | 100.0 | 100.0 | |||||||||||||
| 12301 Parklawn Drive | 49,185 | — | — | 49,185 | 1 | 1,530 | 100.0 | 100.0 | |||||||||||||
| Rockville | 2,145,017 | 84,264 | 76,878 | 2,306,159 | 29 | 57,800 | 100.0 | 96.5 | |||||||||||||
| Gaithersburg | |||||||||||||||||||||
| Alexandria Technology Center® – Gaithersburg I | 613,438 | — | — | 613,438 | 9 | 17,384 | 100.0 | 100.0 | |||||||||||||
| 9, 25, 35, 45, 50, and 55 West Watkins Mill Road and 910, 930, and 940 Clopper Road | |||||||||||||||||||||
| Alexandria Technology Center® – Gaithersburg II | 486,324 | — | — | 486,324 | 7 | 17,637 | 100.0 | 100.0 | |||||||||||||
| 700, 704, and 708 Quince Orchard Road and 19, 20, 21, and 22 Firstfield Road | |||||||||||||||||||||
| 20400 Century Boulevard | — | — | 80,550 | 80,550 | 1 | — | N/A | — | |||||||||||||
| 401 Professional Drive | 63,154 | — | — | 63,154 | 1 | 1,911 | 100.0 | 100.0 | |||||||||||||
| 950 Wind River Lane | 50,000 | — | — | 50,000 | 1 | 1,004 | 100.0 | 100.0 | |||||||||||||
| 620 Professional Drive | 27,950 | — | — | 27,950 | 1 | 1,207 | 100.0 | 100.0 | |||||||||||||
| Gaithersburg | 1,240,866 | — | 80,550 | 1,321,416 | 20 | $ | 39,143 | 100.0 | % | 93.9 | % | ||||||||||
| Mega campuses are cluster campuses that consist of approximately 1 million or more RSF, including operating, active development/redevelopment, and land RSF less operating RSF expected to be demolished. Refer to the “Summary of pipeline” and “Definitions and reconciliations” of this Supplemental Information for additional details.<br><br><br><br>(1)We own a partial interest in this property through a real estate joint venture. Refer to “Joint venture financial information” of this Supplemental Information for additional details. | Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 32 | |||||||||||||||||||
| --- | --- | Property Listing (continued) | |||||||||||||||||||
| --- | |||||||||||||||||||||
| December 31, 2021 | |||||||||||||||||||||
| (Dollars in thousands) | Market / Submarket / Address | RSF | Number of Properties | Annual Rental Revenue | Occupancy Percentage | ||||||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | |||
| Operating | Operating and Redevelopment | ||||||||||||||||||||
| Operating | Development | Redevelopment | Total | ||||||||||||||||||
| Maryland (continued) | |||||||||||||||||||||
| Beltsville | |||||||||||||||||||||
| 8000/9000/10000 Virginia Manor Road | 191,884 | — | — | 191,884 | 1 | $ | 2,768 | 96.7 | % | 96.7 | % | ||||||||||
| 101 West Dickman Street(1) | 135,423 | — | — | 135,423 | 1 | 948 | 100.0 | 100.0 | |||||||||||||
| Beltsville | 327,307 | — | — | 327,307 | 2 | 3,716 | 98.0 | 98.0 | |||||||||||||
| Northern Virginia | |||||||||||||||||||||
| 14225 Newbrook Drive | 248,186 | — | — | 248,186 | 1 | 6,127 | 100.0 | 100.0 | |||||||||||||
| Maryland | 3,961,376 | 84,264 | 157,428 | 4,203,068 | 52 | 106,786 | 99.8 | 96.0 | |||||||||||||
| Research Triangle | |||||||||||||||||||||
| Research Triangle | |||||||||||||||||||||
| Mega Campus: Alexandria Center® for Life Science – Durham | 1,912,211 | — | 325,936 | 2,238,147 | 16 | 36,948 | 92.1 | 78.7 | |||||||||||||
| 6, 8, 10, 12, 14, 40, 41, 42, and 65 Moore Drive, 21, 25, 27, 29, and 31<br><br>Parmer Way, 2400 Ellis Road, and 14 TW Alexander Drive | |||||||||||||||||||||
| Mega Campus: Alexandria Center® for Advanced Technologies | 182,487 | 184,753 | — | 367,240 | 4 | 6,089 | 90.6 | 90.6 | |||||||||||||
| 6, 8, 10, and 12 Davis Drive | |||||||||||||||||||||
| Alexandria Center® for AgTech | 267,509 | 72,891 | — | 340,400 | 2 | 11,064 | 100.0 | 100.0 | |||||||||||||
| 5 and 9 Laboratory Drive | |||||||||||||||||||||
| Alexandria Technology Center® – Alston | 186,870 | — | — | 186,870 | 3 | 4,405 | 96.7 | 96.7 | |||||||||||||
| 100, 800, and 801 Capitola Drive | |||||||||||||||||||||
| 108/110/112/114 TW Alexander Drive | 158,417 | — | — | 158,417 | 1 | 5,196 | 97.4 | 97.4 | |||||||||||||
| Alexandria Innovation Center® – Research Triangle | 136,729 | — | — | 136,729 | 3 | 4,155 | 100.0 | 100.0 | |||||||||||||
| 7010, 7020, and 7030 Kit Creek Road | |||||||||||||||||||||
| 7 Triangle Drive | 96,626 | — | — | 96,626 | 1 | 3,156 | 100.0 | 100.0 | |||||||||||||
| 2525 East NC Highway 54 | 82,996 | — | — | 82,996 | 1 | 3,651 | 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 | 1,375 | 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 | 1,147 | 100.0 | 100.0 | |||||||||||||
| 6101 Quadrangle Drive | 31,600 | — | — | 31,600 | 1 | 728 | 100.0 | 100.0 | |||||||||||||
| Research Triangle | 3,308,463 | 257,644 | 325,936 | 3,892,043 | 36 | 81,706 | 94.6 | 86.1 | |||||||||||||
| Canada | 552,018 | — | — | 552,018 | 6 | 10,070 | 78.6 | 78.6 | |||||||||||||
| Non-cluster/other markets | 1,277,347 | — | — | 1,277,347 | 17 | 29,777 | 75.1 | 75.1 | |||||||||||||
| Total – North America | 38,835,792 | 2,444,580 | 2,390,365 | 43,670,737 | 414 | $ | 1,746,580 | 94.0 | % | 88.5 | % |
Mega campuses are cluster campuses that consist of approximately 1 million or more RSF, including operating, active development/redevelopment, and land RSF less operating RSF expected to be demolished. Refer to the “Summary of pipeline” and “Definitions and reconciliations” of this Supplemental Information for additional details.
(1)We own a partial interest in this property through a real estate joint venture. Refer to “Joint venture financial information” of this Supplemental Information for additional details.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 33 |
|---|---|
| Investments in Real Estate | |
| --- | |
| December 31, 2021 |
Demand for our value-creation development and redevelopment projects of high-quality office/laboratory space and our continued operational excellence at our world-class, sophisticated laboratory facilities and strong execution by our team has translated into record leasing activity.
| Projects Either Under Construction or<br><br>Expected to Commence Construction in the Next Six Quarters |
|---|
| >$610 Million<br><br>Projected Incremental Annual Rental Revenues<br><br>Primarily commencing from 1Q22 through 4Q24 |
| 7.4 million RSF(1) |
| 83% Leased/Negotiating |
As of December 31, 2021.
(1)Includes 4.8 million RSF under construction and 2.6 million RSF expected to commence construction in the next six quarters.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 34 | ||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Investments in Real Estate | |||||||||||||||
| --- | |||||||||||||||
| December 31, 2021 | |||||||||||||||
| (Dollars in thousands) | |||||||||||||||
| Development and Redevelopment | |||||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| Operating | Under Construction | Near<br>Term | Intermediate<br>Term | Future | Subtotal | Total | |||||||||
| Investments in real estate | |||||||||||||||
| Book value as of December 31, 2021(1) | $ | 22,204,468 | $ | 3,168,442 | $ | 1,147,726 | $ | 738,464 | $ | 1,474,008 | $ | 6,528,640 | $ | 28,733,108 | |
| Square footage | |||||||||||||||
| Operating | 38,835,792 | — | — | — | — | — | 38,835,792 | ||||||||
| New Class A development and redevelopment properties | — | 4,834,945 | 6,209,111 | (2) | 3,855,608 | 17,620,857 | 32,520,521 | 32,520,521 | |||||||
| Value-creation square feet currently included in rental properties(3) | — | — | (1,250,525) | (122,991) | (3,012,092) | (4,385,608) | (4,385,608) | ||||||||
| Total square footage | 38,835,792 | 4,834,945 | 4,958,586 | 3,732,617 | 14,608,765 | 28,134,913 | 66,970,705 |
(1)Balances exclude depreciation and our share of the cost basis associated with our properties held by our unconsolidated real estate joint ventures, which is classified as investments in unconsolidated real estate joint ventures in our consolidated balance sheets. Refer to “Investments in real estate” in the “Definitions and reconciliations” of this Supplemental Information for reconciliation detail of investments in real estate.
(2)Includes 2,565,808 RSF currently 89% leased/negotiating expected to commence construction in the next six quarters. Refer to “New Class A development and redevelopment properties: current projects” for additional details.
(3)Refer to “Investments in real estate” in the “Definitions and reconciliations” of this Supplemental Information for additional details on value-creation square feet currently included in rental properties.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 35 | |||||
|---|---|---|---|---|---|---|
| New Class A Development and Redevelopment Properties: Recent Deliveries | ||||||
| --- | ||||||
| December 31, 2021 | The Arsenal on the Charles | 201 Haskins Way | 825 and 835 Industrial Road | |||
| --- | --- | --- | ||||
| Greater Boston/<br>Cambridge/Inner Suburbs | San Francisco Bay Area/<br>South San Francisco | San Francisco Bay Area/<br>Greater Stanford | ||||
| 137,111 RSF | 270,879 RSF | 476,211 RSF | ||||
| 100% Occupancy | 100% Occupancy | 100% Occupancy | 3160 Porter Drive | 30-02 48th Avenue | 5505 Morehouse Drive | |
| --- | --- | --- | ||||
| San Francisco Bay Area/<br>Greater Stanford | New York City/New York City | San Diego/Sorrento Mesa | ||||
| 57,696 RSF | 41,848 RSF | 28,324 RSF | ||||
| 100% Occupancy | 100% Occupancy | 100% Occupancy | ||||
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 36 | |||||
| --- | --- | New Class A Development and Redevelopment Properties: Recent Deliveries (continued) | ||||
| --- | ||||||
| December 31, 2021 | ||||||
| 1165 Eastlake Avenue East | 9601 and 9603 Medical Center Drive | 9804 Medical Center Drive | ||||
| --- | --- | --- | ||||
| Seattle/Lake Union | Maryland/Rockville | Maryland/Rockville | ||||
| 100,086 RSF | 17,378 RSF | 176,832 RSF | ||||
| 100% Occupancy | 100% Occupancy | 100% Occupancy | ||||
| 700 Quince Orchard Road | 2400 Ellis Road, 40 Moore Drive, and<br><br>14 TW Alexander Drive(1) | 5 and 9 Laboratory Drive(2) | 8 and 10 Davis Drive(3) | |||
| --- | --- | --- | --- | |||
| Maryland/Gaithersburg | Research Triangle/Research Triangle | Research Triangle/Research Triangle | Research Triangle/Research Triangle | |||
| 171,239 RSF | 326,445 RSF | 87,109 RSF | 65,247 RSF | |||
| 100% Occupancy | 100% Occupancy | 100% Occupancy | 100% Occupancy |
(1)Image represents 2400 Ellis Road in our Alexandria Center® for Life Science – Durham mega campus.
(2)Image represents 9 Laboratory Drive in our Alexandria Center® for AgTech campus.
(3)Image represents 10 Davis Drive in our Alexandria Center® for Advanced Technologies mega campus.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 37 | | --- | --- || New Class A Development and Redevelopment Properties: Recent Deliveries (continued) | | --- | | December 31, 2021 | | (Dollars in thousands) | | Property/Market/Submarket | | | Our Ownership Interest | | RSF Placed in Service | | | | | | | | | | | | | Occupancy Percentage(2) | | Total Project | | | | Unlevered Yields | | | | | | | | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | | | 4Q21 Delivery Date(1) | | | Prior to 1/1/21 | | 1Q21 | | 2Q21 | | 3Q21 | | | 4Q21 | | Total | | | | Initial Stabilized | | Initial Stabilized (Cash Basis) | | | | | | | | | | | | | | | | | RSF | | | | Investment | | | | Development projects | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | 201 Haskins Way/San Francisco Bay Area/South San Francisco | | 11/1/21 | 100% | | — | | — | | 171,042 | | 55,358 | | | 44,479 | | | 270,879 | | 100% | 323,190 | | $ | 370,000 | | 6.4 | % | | 6.2 | % | | | 825 and 835 Industrial Road/San Francisco Bay Area/Greater Stanford | | 10/22/21 | 100% | | 96,463 | | 99,557 | | 114,157 | | 6,369 | | | 159,665 | | | 476,211 | | 100% | 526,129 | | 630,000 | | | 6.4 | | | 6.1 | | | | 1165 Eastlake Avenue East/Seattle/<br><br>Lake Union | | N/A | 100% | | — | | 100,086 | | — | | — | | | — | | | 100,086 | | 100% | 100,086 | | 138,000 | | | 6.3 | | (3) | 6.4 | | (3) | | 9804 Medical Center Drive/Maryland/Rockville | | N/A | 100% | | — | | 176,832 | | — | | — | | | — | | | 176,832 | | 100% | 176,832 | | 89,300 | | | 8.3 | | | 8.0 | | | | 5 and 9 Laboratory Drive/Research Triangle/Research Triangle | | 11/27/21 | 100% | | — | | — | | — | | 25,812 | | | 61,297 | | | 87,109 | | 100% | 340,400 | | 193,000 | | | 7.1 | | | 7.0 | | | | 8 and 10 Davis Drive/Research Triangle/Research Triangle | | 10/24/21 | 100% | | — | | — | | — | | 20,500 | | | 44,747 | | | 65,247 | | 100% | 250,000 | | 151,000 | | | 7.5 | | | 7.3 | | | | Redevelopment projects | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | The Arsenal on the Charles/Greater Boston/Cambridge/Inner Suburbs | | 12/27/21 | 100% | | — | | — | | — | | 86,546 | | | 50,565 | | | 137,111 | | 100% | 872,665 | | 772,000 | | | 6.2 | | | 5.5 | | | | 3160 Porter Drive/San Francisco Bay Area/Greater Stanford | | 10/15/21 | 100% | | — | | — | | — | | 43,578 | | | 14,118 | | | 57,696 | | 100% | 92,300 | | 107,000 | | | 5.2 | | | 5.0 | | | | 30-02 48th Avenue/New York City/<br><br>New York City | | 12/1/21 | 100% | | 17,716 | | — | | 15,176 | | — | | | 8,956 | | | 41,848 | | 100% | 179,100 | | 224,000 | | | 5.8 | | | 5.8 | | | | 5505 Morehouse Drive/San Diego/<br> Sorrento Mesa | | 11/19/21 | 100% | | — | | — | | — | | — | | | 28,324 | | | 28,324 | | 100% | 79,945 | | 67,000 | | | 6.9 | | | 7.0 | | | | Other/San Diego | | N/A | 100% | | — | | — | | 128,745 | | — | | | — | | | 128,745 | | 100% | 128,745 | | 47,000 | | | 8.0 | | (4) | 8.0 | | (4) | | 9601 and 9603 Medical Center Drive/Maryland/Rockville | | 12/1/21 | 100% | | — | | — | | — | | — | | | 17,378 | | | 17,378 | | 100% | 94,256 | | 54,000 | | | 8.4 | | | 7.1 | | | | 700 Quince Orchard Road/Maryland/Rockville | | 11/1/21 | 100% | | — | | — | | — | | — | | | 171,239 | | | 171,239 | | 100% | 171,239 | | 79,000 | | | 8.8 | | | 7.4 | | | | 2400 Ellis Road, 40 Moore Drive, and 14 TW Alexander Drive/Research Triangle/Research Triangle | | N/A | 100% | | — | | — | | 326,445 | | — | | | — | | | 326,445 | | 100% | 652,381 | | 245,000 | | | 7.5 | | | 6.7 | | | | Total | | 11/5/21 | | | 114,179 | | 376,475 | | 755,565 | | 238,163 | | | 600,768 | | | 2,085,150 | | | 3,987,268 | | $ | 3,166,300 | | 6.6 | % | | 6.2 | % | |
Refer to “New Class A development and redevelopment properties: current projects” of this Supplemental Information for details on the RSF in service and under construction, if applicable.
(1)Represents the average delivery date for deliveries that occurred during the current quarter, weighted by annual rental revenue.
(2)Relates to total operating RSF placed in service as of the most recent delivery.
(3)Unlevered yields represent aggregate returns for 1165 Eastlake Avenue East, an amenity-rich research headquarters for Adaptive Biotechnologies Corporation, and 1208 Eastlake Avenue East, an adjacent multi-tenant office/laboratory building.
(4)We achieved yields greater than 8.0%.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 38 | |||||
|---|---|---|---|---|---|---|
| New Class A Development and Redevelopment Properties: Current Projects | ||||||
| --- | ||||||
| December 31, 2021 | ||||||
| 325 Binney Street | One Rogers Street | The Arsenal on the Charles | 201 Brookline Avenue | 40, 50, and 60 Sylvan Road | ||
| --- | --- | --- | --- | --- | ||
| Greater Boston/<br>Cambridge/Inner Suburbs | Greater Boston/<br>Cambridge/Inner Suburbs | Greater Boston/<br>Cambridge/Inner Suburbs | Greater Boston/Fenway | Greater Boston/Route 128 | ||
| 462,100 RSF | 403,892 RSF | 250,567 RSF | 510,116 RSF | 202,428 RSF | ||
| 100% Leased | 100% Leased | 94% Leased/Negotiating | 96% Leased/Negotiating | 61% Leased/Negotiating | ||
| 840 Winter Street | 201 Haskins Way | 751 Gateway Boulevard | 825 and 835 Industrial Road | 3160 Porter Drive | ||
| --- | --- | --- | --- | --- | ||
| Greater Boston/Route 128 | San Francisco Bay Area/<br>South San Francisco | San Francisco Bay Area/<br>South San Francisco | San Francisco Bay Area/<br>Greater Stanford | San Francisco Bay Area/<br>Greater Stanford | ||
| 130,000 RSF | 52,311 RSF | 230,592 RSF | 49,918 RSF | 34,604 RSF | ||
| 99% Leased/Negotiating | 100% Leased | 100% Leased | 100% Leased | 97% Leased/Negotiating | ||
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 39 | |||||
| --- | --- | New Class A Development and Redevelopment Properties: Current Projects (continued) | ||||
| --- | ||||||
| December 31, 2021 | 30-02 48th Avenue | 3115 Merryfield Row | 10055 Barnes Canyon Road | 1150 Eastlake Avenue East | 9601 and 9603 Medical Center Drive | |
| --- | --- | --- | --- | --- | ||
| New York City/New York City | San Diego/Torrey Pines | San Diego/Sorrento Mesa | Seattle/Lake Union | Maryland/Rockville | ||
| 96,003 RSF | 146,456 RSF | 195,435 RSF | 311,631 RSF | 76,878 RSF | ||
| 69% Leased/Negotiating | 100% Leased | 100% Leased | 62% Leased/Negotiating | 100% Leased/Negotiating | ||
| 9950 Medical Center Drive | 20400 Century Boulevard | 2400 Ellis Road, 40 Moore Drive, and 14 TW Alexander Drive(1) | 5 and 9 Laboratory Drive(2) | 8 and 10 Davis Drive(3) | ||
| --- | --- | --- | --- | --- | ||
| Maryland/Rockville | Maryland/Gaithersburg | Research Triangle/Research Triangle | Research Triangle/Research Triangle | Research Triangle/Research Triangle | ||
| 84,264 RSF | 80,550 RSF | 325,936 RSF | 72,891 RSF | 184,753 RSF | ||
| 100% Leased | 40% Leased/Negotiating | 80% Leased/Negotiating | 95% Leased/Negotiating | 94% Leased/Negotiating |
(1)Image represents 14 TW Alexander Drive in our Alexandria Center® for Life Science – Durham mega campus.
(2)Image represents 9 Laboratory Drive in our Alexandria Center® for AgTech campus.
(3)Image represents 10 Davis Drive in our Alexandria Center® for Advanced Technologies mega campus.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 40 | ||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| New Class A Development and Redevelopment Properties: Current Projects (continued) | |||||||||||||||||||||||||
| --- | |||||||||||||||||||||||||
| December 31, 2021 | Market<br><br>Property/Submarket | Square Footage | Percentage | Occupancy(1) | |||||||||||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | |||
| Dev/Redev | In Service | CIP | Total | Leased | Leased/Negotiating | Initial | Stabilized | ||||||||||||||||||
| Under construction | |||||||||||||||||||||||||
| Greater Boston | |||||||||||||||||||||||||
| 325 Binney Street/Cambridge/Inner Suburbs | Dev | — | 462,100 | 462,100 | 100 | % | 100 | % | 2023 | 2024 | |||||||||||||||
| One Rogers Street/Cambridge/Inner Suburbs | Redev | 4,367 | 403,892 | 408,259 | 100 | 100 | 2023 | 2023 | |||||||||||||||||
| The Arsenal on the Charles/Cambridge/Inner Suburbs | Redev | 622,098 | 250,567 | 872,665 | 83 | 94 | 3Q21 | 2022 | |||||||||||||||||
| 201 Brookline Avenue/Fenway | Dev | — | 510,116 | 510,116 | 88 | 96 | 2022 | 2023 | |||||||||||||||||
| 40, 50, and 60 Sylvan Road/Route 128 | Redev | 312,845 | 202,428 | 515,273 | 61 | 61 | 2023 | 2024 | |||||||||||||||||
| 840 Winter Street/Route 128 | Redev | 30,009 | 130,000 | 160,009 | 18 | 99 | 2023 | 2024 | |||||||||||||||||
| Other | Redev | — | 453,869 | 453,869 | — | — | 2023 | TBD | |||||||||||||||||
| San Francisco Bay Area | |||||||||||||||||||||||||
| 201 Haskins Way/South San Francisco | Dev | 270,879 | 52,311 | 323,190 | 100 | 100 | 2Q21 | 2022 | |||||||||||||||||
| 751 Gateway Boulevard/South San Francisco | Dev | — | 230,592 | 230,592 | 100 | 100 | 2023 | 2023 | |||||||||||||||||
| 825 and 835 Industrial Road/Greater Stanford | Dev | 476,211 | 49,918 | 526,129 | 100 | 100 | 4Q20 | 2022 | |||||||||||||||||
| 3160 Porter Drive/Greater Stanford | Redev | 57,696 | 34,604 | 92,300 | 89 | 97 | 3Q21 | 2022 | |||||||||||||||||
| New York City | |||||||||||||||||||||||||
| 30-02 48th Avenue/New York City | Redev | 83,097 | 96,003 | 179,100 | 60 | 69 | 4Q20 | 2022 | |||||||||||||||||
| San Diego | |||||||||||||||||||||||||
| 3115 Merryfield Row/Torrey Pines | Dev | — | 146,456 | 146,456 | 100 | 100 | 2022 | 2022 | |||||||||||||||||
| 10055 Barnes Canyon Road/Sorrento Mesa | Dev | — | 195,435 | 195,435 | 100 | 100 | 2022 | 2022 | |||||||||||||||||
| 5505 Morehouse Drive/Sorrento Mesa | Redev | 28,324 | 51,621 | 79,945 | 100 | 100 | 4Q21 | 2022 | |||||||||||||||||
| 10102 Hoyt Park Drive/Other | Dev | — | 144,113 | 144,113 | 100 | 100 | 2023 | 2023 | |||||||||||||||||
| 10277 Scripps Ranch Boulevard/Other | Redev | — | 70,041 | 70,041 | — | — | 2023 | TBD | |||||||||||||||||
| Seattle | |||||||||||||||||||||||||
| 1150 Eastlake Avenue East/Lake Union | Dev | — | 311,631 | 311,631 | 32 | 62 | 2023 | TBD | |||||||||||||||||
| 3301, 3555, and 3755 Monte Villa Parkway/Bothell | Redev | 246,647 | 213,976 | 460,623 | 53 | 53 | 2022 | 2023 | |||||||||||||||||
| Maryland | |||||||||||||||||||||||||
| 9601 and 9603 Medical Center Drive/Rockville | Redev | 17,378 | 76,878 | 94,256 | 51 | 100 | 4Q21 | 2023 | |||||||||||||||||
| 9950 Medical Center Drive/Rockville | Dev | — | 84,264 | 84,264 | 100 | 100 | 1H22 | 2022 | |||||||||||||||||
| 20400 Century Boulevard/Gaithersburg | Redev | — | 80,550 | 80,550 | 40 | 40 | 2022 | 2023 | |||||||||||||||||
| Research Triangle | |||||||||||||||||||||||||
| 2400 Ellis Road, 40 Moore Drive, and 14 TW Alexander Drive/Research Triangle | Redev | 326,445 | 325,936 | 652,381 | 77 | 80 | 2Q21 | 2022 | |||||||||||||||||
| 5 and 9 Laboratory Drive/Research Triangle | Redev/Dev | 267,509 | 72,891 | 340,400 | 93 | 95 | 3Q21 | 2022 | |||||||||||||||||
| 8 and 10 Davis Drive/Research Triangle | Dev | 65,247 | 184,753 | 250,000 | (2) | 83 | (2) | 94 | (2) | 3Q21 | 2022 | ||||||||||||||
| 2,808,752 | 4,834,945 | 7,643,697 | 75 | % | 82 | % | |||||||||||||||||||
| (1)Initial occupancy dates are subject to leasing and/or market conditions. Multi-tenant projects may have occupancy by tenants over a period of time. Stabilized occupancy may vary depending on single tenancy versus multi-tenancy.<br><br>(2)Represents 150,000 RSF that is 90% leased/negotiating at 8 Davis Drive and 100,000 RSF that is 100% leased at 10 Davis Drive. | Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 41 | |||||||||||||||||||||||
| --- | --- | ||||||||||||||||||||||||
| New Class A Development and Redevelopment Properties: Current Projects (continued) | |||||||||||||||||||||||||
| --- | |||||||||||||||||||||||||
| December 31, 2021 | |||||||||||||||||||||||||
| Market<br><br>Property/Submarket | Square Footage | Percentage | |||||||||||||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | |||||||||||
| Dev/Redev | In Service | CIP | Total | Leased | Leased/Negotiating | ||||||||||||||||||||
| Pre-leased/negotiating near-term projects expected to commence construction in the next six quarters | |||||||||||||||||||||||||
| Greater Boston | |||||||||||||||||||||||||
| 99 Coolidge Avenue/Cambridge/Inner Suburbs | Dev | — | 275,000 | 275,000 | — | % | 34 | % | |||||||||||||||||
| The Arsenal on the Charles, Phase I/Cambridge/Inner Suburbs | Dev | — | 120,454 | 120,454 | 84 | 84 | |||||||||||||||||||
| The Arsenal on the Charles, Phase II/Cambridge/Inner Suburbs | Dev | — | 100,000 | 100,000 | — | 88 | |||||||||||||||||||
| 15 Necco Street/Seaport Innovation District | Dev | — | 350,000 | 350,000 | — | 97 | |||||||||||||||||||
| San Diego | |||||||||||||||||||||||||
| 11255 and 11355 North Torrey Pines Road/Torrey Pines | Dev | — | 309,094 | 309,094 | 100 | 100 | |||||||||||||||||||
| 10931 and 10933 North Torrey Pines Road/Torrey Pines | Dev | — | 299,158 | 299,158 | 100 | 100 | |||||||||||||||||||
| Alexandria Point, Phase II/University Town Center | Dev | — | 409,000 | 409,000 | — | 100 | |||||||||||||||||||
| Alexandria Point, Phase I/University Town Center | Dev | — | 171,102 | 171,102 | 100 | 100 | |||||||||||||||||||
| Maryland | |||||||||||||||||||||||||
| 9820 Darnestown Road/Rockville | Dev | — | 250,000 | 250,000 | — | 100 | |||||||||||||||||||
| 9810 Darnestown Road/Rockville | Dev | — | 192,000 | 192,000 | 100 | 100 | |||||||||||||||||||
| 9808 Medical Center Drive/Rockville | Dev | — | 90,000 | 90,000 | 29 | 29 | |||||||||||||||||||
| — | 2,565,808 | 2,565,808 | 43 | 89 | |||||||||||||||||||||
| 2,808,752 | 7,400,753 | 10,209,505 | 67 | % | 83 | % | Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 42 | |||||||||||||||||
| --- | --- | New Class A Development and Redevelopment Properties: Current Projects (continued) | |||||||||||||||||||||||
| --- | |||||||||||||||||||||||||
| December 31, 2021 | |||||||||||||||||||||||||
| (Dollars in thousands) | Our Ownership Interest | Unlevered Yields | |||||||||||||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | ||||
| Market<br><br>Property/Submarket | In Service | CIP | Cost to Complete | Total at<br>Completion | Initial Stabilized | Initial Stabilized (Cash Basis) | |||||||||||||||||||
| Under construction | |||||||||||||||||||||||||
| Greater Boston | |||||||||||||||||||||||||
| 325 Binney Street/Cambridge/Inner Suburbs | 100 | % | $ | — | $ | 240,287 | $ | 540,713 | $ | 781,000 | 8.6 | % | 7.2 | % | |||||||||||
| One Rogers Street/Cambridge/Inner Suburbs | 100 | % | 10,844 | 847,262 | 347,894 | 1,206,000 | 5.2 | % | 4.2 | % | |||||||||||||||
| The Arsenal on the Charles/Cambridge/Inner Suburbs | 100 | % | 500,636 | 226,128 | 45,236 | 772,000 | 6.2 | % | 5.5 | % | |||||||||||||||
| 201 Brookline Avenue/Fenway | 98.3 | % | — | 476,012 | 257,988 | 734,000 | 7.2 | % | (1) | 6.2 | % | (1) | |||||||||||||
| 40, 50, and 60 Sylvan Road/Route 128 | 100 | % | 173,595 | 92,461 | TBD | ||||||||||||||||||||
| 840 Winter Street/Route 128 | 100 | % | 14,013 | 66,142 | |||||||||||||||||||||
| Other | 100 | % | — | 115,214 | |||||||||||||||||||||
| San Francisco Bay Area | |||||||||||||||||||||||||
| 201 Haskins Way/South San Francisco | 100 | % | 304,606 | 49,710 | 15,684 | 370,000 | 6.4 | % | 6.2 | % | |||||||||||||||
| 751 Gateway Boulevard/South San Francisco | 49.9 | % | — | 78,007 | 211,993 | 290,000 | 6.5 | % | 6.3 | % | |||||||||||||||
| 825 and 835 Industrial Road/Greater Stanford | 100 | % | 565,335 | 46,072 | 18,593 | 630,000 | 6.4 | % | 6.1 | % | |||||||||||||||
| 3160 Porter Drive/Greater Stanford | 100 | % | 62,893 | 38,826 | 5,281 | 107,000 | 5.2 | % | 5.0 | % | |||||||||||||||
| New York City | |||||||||||||||||||||||||
| 30-02 48th Avenue/New York City | 100 | % | 75,062 | 108,037 | 40,901 | 224,000 | 5.8 | % | 5.8 | % | |||||||||||||||
| San Diego | |||||||||||||||||||||||||
| 3115 Merryfield Row/Torrey Pines | 100 | % | — | 124,372 | 27,628 | 152,000 | 6.2 | % | 6.2 | % | |||||||||||||||
| 10055 Barnes Canyon Road/Sorrento Mesa | 50.0 | % | — | 88,400 | 92,600 | 181,000 | 7.2 | % | 6.6 | % | |||||||||||||||
| 5505 Morehouse Drive/Sorrento Mesa | 100 | % | 17,909 | 37,074 | 12,017 | 67,000 | 6.9 | % | 7.0 | % | |||||||||||||||
| 10102 Hoyt Park Drive/Other | 100 | % | — | 42,713 | 71,287 | 114,000 | 7.4 | % | 6.5 | % | |||||||||||||||
| 10277 Scripps Ranch Boulevard/Other | 100 | % | — | 25,966 | TBD | ||||||||||||||||||||
| Seattle | |||||||||||||||||||||||||
| 1150 Eastlake Avenue East/Lake Union | 100 | % | — | 117,929 | 287,071 | 405,000 | 6.4 | % | 6.2 | % | |||||||||||||||
| 3301, 3555, and 3755 Monte Villa Parkway/Bothell | 100 | % | 55,198 | 72,233 | TBD | ||||||||||||||||||||
| Maryland | |||||||||||||||||||||||||
| 9601 and 9603 Medical Center Drive/Rockville | 100 | % | 6,124 | 24,179 | 23,697 | 54,000 | 8.4 | % | 7.1 | % | |||||||||||||||
| 9950 Medical Center Drive/Rockville | 100 | % | — | 42,673 | 16,927 | 59,600 | 8.6 | % | 7.7 | % | |||||||||||||||
| 20400 Century Boulevard/Gaithersburg | 100 | % | — | 16,217 | 18,783 | 35,000 | 8.5 | % | 8.6 | % | |||||||||||||||
| Research Triangle | |||||||||||||||||||||||||
| 2400 Ellis Road, 40 Moore Drive, and 14 TW Alexander Drive/Research Triangle | 100 | % | 92,403 | 77,021 | 75,576 | 245,000 | 7.5 | % | 6.7 | % | |||||||||||||||
| 5 and 9 Laboratory Drive/Research Triangle | 100 | % | 148,582 | 39,347 | 5,071 | 193,000 | 7.1 | % | 7.0 | % | |||||||||||||||
| 8 and 10 Davis Drive/Research Triangle | 100 | % | 30,252 | 76,160 | 44,588 | 151,000 | 7.5 | % | 7.3 | % | |||||||||||||||
| $ | 2,057,452 | $ | 3,168,442 | $ | 3,070,000 | (2)(3) | $ | 8,290,000 | (2) |
(1)We expect to achieve initial stabilized yields of 7.2% and 6.2% (cash basis), which represent improvements of 40 bps and 20 bps, from the respective initial stabilized yields disclosed on October 25, 2021. The increase is primarily attributable to higher rental rates.
(2)Amounts rounded to the nearest $10 million.
(3)Based on the expected incremental EBITDA generated upon stabilization of these projects over the period of 2022 to 2024 and our 4Q22 annualized target of net debt and preferred stock to adjusted EBITDA of less than or equal to 5.1x, we expect $1.1 billion of incremental equity funding on a leverage neutral basis to complete our projects under construction aggregating 4.8 million RSF as of December 31, 2021. The balance of the remaining cost to complete is expected to be funded with $2.0 billion of debt. Refer to the key sources and uses of capital within “Guidance” of this Earnings Press Release for additional details. Actual debt and equity capital funding until stabilization of these projects may vary from these estimates.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 43 | ||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| New Class A Development and Redevelopment Properties: Summary of Pipeline | |||||||||||||||||
| --- | |||||||||||||||||
| December 31, 2021 | |||||||||||||||||
| (Dollars in thousands) | |||||||||||||||||
| Market<br><br>Property/Submarket | Our Ownership Interest | Book Value | Square Footage | ||||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | |||
| Development and Redevelopment | |||||||||||||||||
| Under Construction | Near<br>Term | Intermediate<br>Term | Future | Total(1) | |||||||||||||
| Greater Boston | |||||||||||||||||
| Mega Campus: Alexandria Center® at One Kendall Square/Cambridge/<br><br>Inner Suburbs | 100 | % | $ | 240,287 | 462,100 | — | — | — | 462,100 | ||||||||
| 325 Binney Street | |||||||||||||||||
| Mega Campus: Alexandria Center® at Kendall Square/Cambridge/<br><br>Inner Suburbs | 100 | % | 847,262 | 403,892 | — | — | — | 403,892 | |||||||||
| One Rogers Street | |||||||||||||||||
| Mega Campus: The Arsenal on the Charles/Cambridge/Inner Suburbs | 100 | % | 267,261 | 250,567 | 220,454 | — | 34,157 | 505,178 | |||||||||
| 311 Arsenal Street, 300 and 400 North Beacon Street, and 100 and 200 Talcott Avenue | |||||||||||||||||
| Mega Campus: Alexandria Center® for Life Science – Fenway/Fenway | (2) | 719,937 | 510,116 | — | 507,997 | — | 1,018,113 | ||||||||||
| 201 Brookline Avenue and 421 Park Drive | |||||||||||||||||
| Reservoir Woods/Route 128 | 100 | % | 140,723 | 202,428 | 312,845 | — | 440,000 | 955,273 | |||||||||
| 40, 50, and 60 Sylvan Road | |||||||||||||||||
| 840 Winter Street/Route 128 | 100 | % | 66,142 | 130,000 | — | — | — | 130,000 | |||||||||
| 99 Coolidge Avenue/Cambridge/Inner Suburbs | 75.0 | % | 66,124 | — | 275,000 | — | — | 275,000 | |||||||||
| 15 Necco Street/Seaport Innovation District | 90.0 | % | 227,051 | — | 350,000 | — | — | 350,000 | |||||||||
| 10 Necco Street/Seaport Innovation District | 100 | % | 94,490 | — | — | 175,000 | — | 175,000 | |||||||||
| 215 Presidential Way/Route 128 | 100 | % | 6,808 | — | — | 112,000 | — | 112,000 | |||||||||
| Mega Campus: Alexandria Technology Square®/Cambridge/Inner Suburbs | 100 | % | 7,881 | — | — | — | 100,000 | 100,000 | |||||||||
| Mega Campus: 480 Arsenal Way and 500 and 550 Arsenal Street/Cambridge/Inner Suburbs | 100 | % | 55,680 | — | — | — | 775,000 | 775,000 | |||||||||
| Mega Campus: 380 and 420 E Street/Seaport Innovation District | 100 | % | 120,865 | — | — | — | 1,000,000 | 1,000,000 | |||||||||
| 99 A Street/Seaport Innovation District | 100 | % | 47,139 | — | — | — | 235,000 | 235,000 | |||||||||
| Mega Campus: One Upland Road, 100 Tech Drive, and One Investors Way/Route 128 | 100 | % | 22,861 | — | — | — | 1,100,000 | 1,100,000 | |||||||||
| Other value-creation projects | 100 | % | 165,496 | 453,869 | 190,992 | — | 466,504 | 1,111,365 | |||||||||
| $ | 3,096,007 | 2,412,972 | 1,349,291 | 794,997 | 4,150,661 | 8,707,921 | |||||||||||
| (1)Represents total square footage upon completion of development or redevelopment of a new Class A property. Square footage presented includes RSF of buildings currently in operation at properties that also have inherent future development or redevelopment opportunities. Upon expiration of existing in-place leases, we have the intent to demolish or redevelop the existing property and commence future construction. Refer to “Definitions and reconciliations” of this Supplemental Information for additional details on value-creation square feet currently included in rental properties.<br><br>(2)We have a 98.3% ownership interest in 201 Brookline Avenue aggregating 510,116 RSF, which is currently under construction. We have a 100% ownership interest in the intermediate-term development project at 421 Park Drive aggregating 507,997 SF. | Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 44 | |||||||||||||||
| --- | --- | ||||||||||||||||
| New Class A Development and Redevelopment Properties: Summary of Pipeline (continued) | |||||||||||||||||
| --- | |||||||||||||||||
| December 31, 2021 | |||||||||||||||||
| (Dollars in thousands) | |||||||||||||||||
| Market<br><br>Property/Submarket | Our Ownership Interest | Book Value | Square Footage | ||||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | |||
| Development and Redevelopment | |||||||||||||||||
| Under Construction | Near<br>Term | Intermediate<br>Term | Future | Total(1) | |||||||||||||
| San Francisco Bay Area | |||||||||||||||||
| Mega Campus: Alexandria Technology Center® – Gateway/<br><br>South San Francisco | 49.9 | % | $ | 100,575 | 230,592 | 300,010 | — | 291,000 | 821,602 | ||||||||
| 651 and 751 Gateway Boulevard | |||||||||||||||||
| Alexandria Center® for Life Science – South San Francisco/<br><br>South San Francisco | 100 | % | 49,710 | 52,311 | — | — | — | 52,311 | |||||||||
| 201 Haskins Way | |||||||||||||||||
| Mega Campus: Alexandria Center® for Life Science – San Carlos/Greater Stanford | 100 | % | 391,038 | 49,918 | — | 700,000 | 797,830 | 1,547,748 | |||||||||
| 825, 835, and 960 Industrial Road, 987 and 1075 Commercial Street, and 888 Bransten Road | |||||||||||||||||
| 3160 Porter Drive/Greater Stanford | 100 | % | 38,826 | 34,604 | — | — | — | 34,604 | |||||||||
| Mega Campus: Alexandria Center® for Science and Technology – Mission Bay/Mission Bay | 100 | % | 53,408 | — | 191,000 | — | — | 191,000 | |||||||||
| 1450 Owens Street | |||||||||||||||||
| 3825 and 3875 Fabian Way/Greater Stanford | 100 | % | — | — | 250,000 | — | 228,000 | 478,000 | |||||||||
| 901 California Avenue/Greater Stanford | 100 | % | 3,797 | — | 56,924 | — | — | 56,924 | |||||||||
| 3450 and 3460 Hillview Avenue/Greater Stanford | 100 | % | — | — | 42,340 | 34,611 | — | 76,951 | |||||||||
| Mega Campus: 88 Bluxome Street/SoMa | 100 | % | 323,680 | — | 1,070,925 | — | — | 1,070,925 | |||||||||
| Mega Campus: 1122 and 1178 El Camino Real/South San Francisco | 100 | % | 235,985 | — | — | — | 1,320,000 | 1,320,000 | |||||||||
| Mega Campus: 213, 249, 259, 269, and 279 East Grand Avenue/<br><br>South San Francisco | 30.0 | % | 6,352 | — | — | — | 90,000 | 90,000 | |||||||||
| 2475 Hanover Street/Greater Stanford | 100 | % | — | — | — | — | 83,980 | 83,980 | |||||||||
| Other value-creation projects | (2) | 54,275 | — | — | — | 303,407 | 303,407 | ||||||||||
| 1,257,646 | 367,425 | 1,911,199 | 734,611 | 3,114,217 | 6,127,452 | ||||||||||||
| New York City | |||||||||||||||||
| Alexandria Center® for Life Science – Long Island City/New York City | 100 | % | 138,631 | 96,003 | 135,938 | — | — | 231,941 | |||||||||
| 30-02 48th Avenue and 47-50 30th Street | |||||||||||||||||
| Mega Campus: Alexandria Center® for Life Science – New York City/<br><br>New York City | 100 | % | 79,961 | — | — | 550,000 | (3) | — | 550,000 | ||||||||
| 219 East 42nd Street/New York City | 100 | % | — | — | — | — | 579,947 | 579,947 | |||||||||
| $ | 218,592 | 96,003 | 135,938 | 550,000 | 579,947 | 1,361,888 | |||||||||||
| (1)Represents total square footage upon completion of development or redevelopment of a new Class A property. Square footage presented includes RSF of buildings currently in operation at properties that also have inherent future development or redevelopment opportunities. Upon expiration of existing in-place leases, we have the intent to demolish or redevelop the existing property and commence future construction. Refer to “Definitions and reconciliations” of this Supplemental Information for additional details on value-creation square feet currently included in rental properties.<br><br>(2)Includes a future development project aggregating 278,407 RSF at Alexandria Center® for Life Science – Millbrae Station, where we have a 40.3% ownership interest.<br><br>(3)Pursuant to an option agreement, we are currently negotiating a long-term ground lease with the City of New York for the future site of a new building approximating 550,000 RSF. | Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 45 | |||||||||||||||
| --- | --- | ||||||||||||||||
| New Class A Development and Redevelopment Properties: Summary of Pipeline (continued) | |||||||||||||||||
| --- | |||||||||||||||||
| December 31, 2021 | |||||||||||||||||
| (Dollars in thousands) | |||||||||||||||||
| Market<br><br>Property/Submarket | Our Ownership Interest | Book Value | Square Footage | ||||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | |||
| Development and Redevelopment | |||||||||||||||||
| Under Construction | Near<br>Term | Intermediate<br>Term | Future | Total(1) | |||||||||||||
| San Diego | |||||||||||||||||
| Mega Campus: One Alexandria Square/Torrey Pines | 100 | % | $ | 287,221 | 146,456 | 608,252 | — | 125,280 | 879,988 | ||||||||
| 3115 Merryfield Row, 10931, 10933, 11255, and 11355 North Torrey Pines Road, and 10975 and 10995 Torreyana Road | |||||||||||||||||
| Mega Campus: SD Tech by Alexandria/Sorrento Mesa | 50.0 | % | 215,498 | 247,056 | 190,074 | 160,000 | 333,845 | 930,975 | |||||||||
| 9805 Scranton Road, 5505 Morehouse Drive(2), and 10055 and 10075 Barnes Canyon Road | |||||||||||||||||
| 10102 Hoyt Park Drive/Other | 100 | % | 42,713 | 144,113 | — | — | — | 144,113 | |||||||||
| 10277 Scripps Ranch Boulevard/Other | 100 | % | 25,966 | 70,041 | — | — | — | 70,041 | |||||||||
| Mega Campus: Alexandria Point/University Town Center | 55.0 | % | 117,757 | — | 580,102 | — | 324,445 | 904,547 | |||||||||
| 10260 Campus Point Drive and 4110, 4150, and 4160 Campus Point Court | |||||||||||||||||
| Mega Campus: Sequence District by Alexandria/Sorrento Mesa | 100 | % | 40,142 | — | 200,000 | 509,000 | 1,089,915 | 1,798,915 | |||||||||
| 6260, 6290, 6310, 6340, 6350, and 6450 Sequence Drive | |||||||||||||||||
| Mega Campus: University District/University Town Center | 100 | % | 68,817 | — | — | 600,000 | — | 600,000 | |||||||||
| 9363, 9373, 9393 Towne Centre Drive, and 4555 Executive Drive | |||||||||||||||||
| 9444 Waples Street/Sorrento Mesa | 50.0 | % | 19,062 | — | — | 149,000 | — | 149,000 | |||||||||
| Mega Campus: 5200 Illumina Way/University Town Center | 51.0 | % | 13,524 | — | — | — | 451,832 | 451,832 | |||||||||
| 4025, 4031, 4045, and 4075 Sorrento Valley Boulevard/Sorrento Valley | 100 | % | 14,710 | — | — | — | 247,000 | 247,000 | |||||||||
| Other value-creation projects | 100 | % | 14,162 | — | 54,000 | — | 114,235 | 168,235 | |||||||||
| 859,572 | 607,666 | 1,632,428 | 1,418,000 | 2,686,552 | 6,344,646 | ||||||||||||
| Seattle | |||||||||||||||||
| Mega Campus: The Eastlake Life Science Company by Alexandria/<br><br>Lake Union | 100 | % | 117,929 | 311,631 | — | — | — | 311,631 | |||||||||
| 1150 Eastlake Avenue East | |||||||||||||||||
| Mega Campus: Alexandria Center® for Life Science – South Lake Union/<br><br>Lake Union | 100 | % | 114,210 | — | 217,000 | — | 188,400 | 405,400 | |||||||||
| 601 and 701 Dexter Avenue North | |||||||||||||||||
| Alexandria Center® for Advanced Technologies – Monte Villa Parkway/Bothell | 100 | % | 72,233 | 213,976 | 51,255 | — | — | 265,231 | |||||||||
| 3301, 3555, and 3755 Monte Villa Parkway | |||||||||||||||||
| 1010 4th Avenue South/SoDo | 100 | % | 51,395 | — | — | — | 544,825 | 544,825 | |||||||||
| 830 4th Avenue South/SoDo | 100 | % | — | — | — | — | 52,488 | 52,488 | |||||||||
| Mega Campus: Alexandria Center® for Advanced Technologies – Canyon Park/Bothell | 100 | % | 12,835 | — | — | — | 230,000 | 230,000 | |||||||||
| 21660 20th Avenue Southeast | |||||||||||||||||
| Other value-creation projects | 100 | % | 77,484 | — | — | — | 691,000 | 691,000 | |||||||||
| $ | 446,086 | 525,607 | 268,255 | — | 1,706,713 | 2,500,575 | |||||||||||
| (1)Represents total square footage upon completion of development or redevelopment of a new Class A property. Square footage presented includes RSF of buildings currently in operation at properties that also have inherent future development or redevelopment opportunities. Upon expiration of existing in-place leases, we have the intent to demolish or redevelop the existing property and commence future construction. Refer to “Definitions and reconciliations” of this Supplemental Information for additional details on value-creation square feet currently included in rental properties.<br><br>(2)We own 100% of this property. | Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 46 | |||||||||||||||
| --- | --- | ||||||||||||||||
| New Class A Development and Redevelopment Properties: Summary of Pipeline (continued) | |||||||||||||||||
| --- | |||||||||||||||||
| December 31, 2021 | |||||||||||||||||
| (Dollars in thousands) | |||||||||||||||||
| Market<br><br>Property/Submarket | Our Ownership Interest | Book Value | Square Footage | ||||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | ||
| Development and Redevelopment | |||||||||||||||||
| Under Construction | Near<br>Term | Intermediate<br>Term | Future | Total(1) | |||||||||||||
| Maryland | |||||||||||||||||
| Mega Campus: Alexandria Center® for Life Science – Shady Grove/Rockville | 100 | % | $ | 135,795 | 161,142 | 532,000 | 258,000 | 38,000 | 989,142 | ||||||||
| 9601, 9603, and 9950 Medical Center Drive and 9810, 9820, and 9830 Darnestown Road | |||||||||||||||||
| 20400 Century Boulevard/Gaithersburg | 100 | % | 16,217 | 80,550 | — | — | — | 80,550 | |||||||||
| 152,012 | 241,692 | 532,000 | 258,000 | 38,000 | 1,069,692 | ||||||||||||
| Research Triangle | |||||||||||||||||
| Mega Campus: Alexandria Center® for Life Science – Durham/<br><br>Research Triangle | 100 | % | 120,888 | 325,936 | 100,000 | — | 885,000 | 1,310,936 | |||||||||
| 40 and 41 Moore Drive and 14 TW Alexander Drive | |||||||||||||||||
| Mega Campus: Alexandria Center® for Advanced Technologies/<br><br>Research Triangle | 100 | % | 121,663 | 184,753 | 180,000 | — | 990,000 | 1,354,753 | |||||||||
| 4, 8, and 10 Davis Drive | |||||||||||||||||
| Alexandria Center® for AgTech/Research Triangle | 100 | % | 39,347 | 72,891 | — | — | — | 72,891 | |||||||||
| 9 Laboratory Drive | |||||||||||||||||
| Mega Campus: Alexandria Center® for NextGen Medicines/<br><br>Research Triangle | 100 | % | 96,056 | — | 100,000 | 100,000 | 855,000 | 1,055,000 | |||||||||
| 3029 East Cornwallis Road | |||||||||||||||||
| Other value-creation projects | 100 | % | 4,185 | — | — | — | 76,262 | 76,262 | |||||||||
| 382,139 | 583,580 | 380,000 | 100,000 | 2,806,262 | 3,869,842 | ||||||||||||
| Other value-creation projects | 100 | % | 116,586 | — | — | — | 2,538,505 | 2,538,505 | |||||||||
| Total pipeline as of December 31, 2021 | $ | 6,528,640 | (2) | 4,834,945 | 6,209,111 | 3,855,608 | 17,620,857 | 32,520,521 | (1) | ||||||||
| Key pending acquisition | |||||||||||||||||
| Mega Campus: Alexandria Center® for Life Science – South Lake Union/<br><br>Lake Union | — | 800,000 | — | — | 800,000 | ||||||||||||
| 800 Mercer Street | |||||||||||||||||
| 4,834,945 | 7,009,111 | 3,855,608 | 17,620,857 | 33,320,521 |
(1)Total square footage includes 4,385,608 RSF of buildings currently in operation that will be redeveloped or replaced with new development RSF upon commencement of future construction. Refer to “Definitions and reconciliations” of this Supplemental Information for additional details on value-creation square feet currently included in rental properties.
(2)Total book value includes $3.2 billion of projects currently under construction that are 82% leased/negotiating. We also expect to commence construction on pre-leased/negotiating near-term projects aggregating $570.5 million in the next six quarters that are 89% leased/negotiating.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 47 | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| Construction Spending | |||||||||||
| --- | |||||||||||
| December 31, 2021 | |||||||||||
| (In thousands) | |||||||||||
| Year Ended | |||||||||||
| --- | --- | --- | |||||||||
| Construction Spending | December 31, 2021 | ||||||||||
| Additions to real estate – consolidated projects | $ | 2,089,849 | |||||||||
| Investments in unconsolidated real estate joint ventures | 13,666 | ||||||||||
| Contributions from noncontrolling interests | (94,285) | ||||||||||
| Construction spending (cash basis) | 2,009,230 | ||||||||||
| Change in accrued construction | 149,939 | ||||||||||
| Construction spending | $ | 2,159,169 | Year Ending | ||||||||
| --- | --- | --- | |||||||||
| Projected Construction Spending | December 31, 2022 | ||||||||||
| Development, redevelopment, and pre-construction projects | $ | 2,990,000 | |||||||||
| Contributions from noncontrolling interests (consolidated real estate joint ventures) | (220,000) | ||||||||||
| Revenue-enhancing and repositioning capital expenditures | 98,000 | ||||||||||
| Non-revenue-enhancing capital expenditures | 82,000 | ||||||||||
| Guidance midpoint | $ | 2,950,000 | |||||||||
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 48 | ||||||||||
| --- | --- | ||||||||||
| Joint Venture Financial Information | |||||||||||
| --- | |||||||||||
| December 31, 2021 | Consolidated Real Estate Joint Ventures | ||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | ||
| Property | Market | Submarket | Noncontrolling<br><br>Interest Share(1) | Operating RSF<br><br>at 100% | |||||||
| 50 and 60 Binney Street | Greater Boston | Cambridge/Inner Suburbs | 66.0% | 532,395 | |||||||
| 75/125 Binney Street | Greater Boston | Cambridge/Inner Suburbs | 60.0% | 388,270 | |||||||
| 225 Binney Street | Greater Boston | Cambridge/Inner Suburbs | 70.0% | 305,212 | |||||||
| 99 Coolidge Avenue | Greater Boston | Cambridge/Inner Suburbs | 25.0% | — | (2) | ||||||
| 409 and 499 Illinois Street | San Francisco Bay Area | Mission Bay | 75.0% | 455,069 | |||||||
| 1500 Owens Street | San Francisco Bay Area | Mission Bay | 75.0% | 158,267 | |||||||
| 1700 Owens Street | San Francisco Bay Area | Mission Bay | 75.0% | 164,513 | |||||||
| 455 Mission Bay Boulevard South | San Francisco Bay Area | Mission Bay | 75.0% | 228,140 | |||||||
| Alexandria Technology Center® – Gateway(3) | San Francisco Bay Area | South San Francisco | 50.1% | 1,089,852 | |||||||
| 213 East Grand Avenue | San Francisco Bay Area | South San Francisco | 70.0% | 300,930 | |||||||
| 500 Forbes Boulevard | San Francisco Bay Area | South San Francisco | 90.0% | 155,685 | |||||||
| Alexandria Center® for Life Science – Millbrae Station | San Francisco Bay Area | South San Francisco | 59.7% | — | |||||||
| Alexandria Point(4) | San Diego | University Town Center | 45.0% | 1,337,916 | |||||||
| 5200 Illumina Way | San Diego | University Town Center | 49.0% | 792,687 | |||||||
| 9625 Towne Centre Drive | San Diego | University Town Center | 49.9% | 163,648 | |||||||
| SD Tech by Alexandria(5) | San Diego | Sorrento Mesa | 50.0% | 679,801 | |||||||
| Pacific Technology Park | San Diego | Sorrento Mesa | 50.0% | 632,732 | |||||||
| 1201 and 1208 Eastlake Avenue East and 199 East Blaine Street | Seattle | Lake Union | 70.0% | 321,218 | |||||||
| 400 Dexter Avenue North | Seattle | Lake Union | 70.0% | 290,111 | |||||||
| Unconsolidated Real Estate Joint Ventures | |||||||||||
| Property | Market | Submarket | Our Ownership Share(6) | Operating RSF<br><br>at 100% | |||||||
| 1655 and 1725 Third Street | San Francisco Bay Area | Mission Bay | 10.0 | % | 586,208 | ||||||
| 1401/1413 Research Boulevard | Maryland | Rockville | 65.0 | % | (7) | (8) | |||||
| 1450 Research Boulevard | Maryland | Rockville | 73.2 | % | (9) | 42,679 | |||||
| 101 West Dickman Street | Maryland | Beltsville | 57.9 | % | (9) | 135,423 |
(1)In addition to the consolidated real estate joint ventures listed, various partners hold insignificant noncontrolling interests in three other real estate joint ventures in North America.
(2)We expect to commence vertical construction of 275,000 RSF during 2022.
(3)Includes 601, 611, 651, 681, 685, 701, and 751 Gateway Boulevard in our South San Francisco submarket. Noncontrolling interest share is anticipated to be 49% as we make further contributions into the joint venture over time.
(4)Includes 10210, 10260, 10290, and 10300 Campus Point Drive and 4161, 4224, and 4242 Campus Point Court in our University Town Center submarket.
(5)Includes 9605, 9645, 9675, 9685, 9725, 9735, 9808, 9855, and 9868 Scranton Road and 10055 and 10065 Barnes Canyon Road in our Sorrento Mesa submarket.
(6)In addition to the unconsolidated real estate joint ventures listed, we hold an interest in one other insignificant unconsolidated real estate joint venture in North America.
(7)Represents our ownership interest; our voting interest is limited to 50%.
(8)Represents a joint venture with a distinguished retail real estate developer for an approximate 90,000 RSF retail shopping center.
(9)Represent joint ventures with local real estate operators. Each of these joint ventures operates one office property which are expected to be redeveloped into office/lab. Our investments into 101 West Dickman Street and 1450 Research Boulevard joint ventures were $8.3 million and $4.0 million, respectively. The joint ventures each have a construction loan in place which is expected to fund future redevelopment cost; therefore, we expect minimal equity contributions to be required in the future. Our partners manage the day-to-day activities that most significantly affect the economic performance of each joint venture; therefore, we account for these investments under the equity method of accounting.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 49 | |||||||
|---|---|---|---|---|---|---|---|---|
| Joint Venture Financial Information (continued) | ||||||||
| --- | ||||||||
| December 31, 2021 | ||||||||
| (Dollars in thousands) | ||||||||
| As of December 31, 2021 | ||||||||
| --- | --- | --- | --- | --- | ||||
| Noncontrolling Interest <br>Share of Consolidated <br>Real Estate JVs | Our Share of <br>Unconsolidated Real <br>Estate JVs | |||||||
| Investments in real estate | $ | 2,580,819 | $ | 110,432 | ||||
| Cash, cash equivalents, and restricted cash | 92,703 | 4,993 | ||||||
| Other assets | 290,389 | 10,168 | ||||||
| Secured notes payable (refer to page 54) | (1,998) | (83,910) | ||||||
| Other liabilities | (118,205) | (3,200) | ||||||
| Redeemable noncontrolling interests | (9,612) | — | ||||||
| $ | 2,834,096 | $ | 38,483 | |||||
| Noncontrolling Interest Share of <br>Consolidated Real Estate JVs | Our Share of Unconsolidated <br>Real Estate JVs | |||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| December 31, 2021 | December 31, 2021 | |||||||
| Three Months Ended | Year Ended | Three Months Ended | Year Ended | |||||
| Total revenues | $ | 64,273 | $ | 211,807 | $ | 9,962 | $ | 43,557 |
| Rental operations | (18,278) | (58,123) | (1,469) | (7,079) | ||||
| 45,995 | 153,684 | 8,493 | 36,478 | |||||
| General and administrative | (36) | (635) | (113) | (298) | ||||
| Interest | — | — | (2,304) | (10,191) | ||||
| Depreciation and amortization | (21,265) | (70,880) | (3,058) | (13,734) | ||||
| Fixed returns allocated to redeemable noncontrolling interests(1) | 207 | 866 | — | — | ||||
| $ | 24,901 | $ | 83,035 | $ | 3,018 | $ | 12,255 | |
| Straight-line rent and below-market lease revenue | $ | 1,859 | $ | 5,318 | $ | 170 | $ | 3,094 |
| Funds from operations(2) | $ | 46,166 | $ | 153,915 | $ | 6,076 | $ | 25,989 |
(1)Represents an allocation of joint venture earnings to redeemable noncontrolling interests primarily in one property in our South San Francisco submarket. These redeemable noncontrolling interests earn a fixed return on their investment rather than participate in the operating results of the property.
(2)Refer to “Funds from operations and funds from operations per share” in our Earnings Press Release and “Funds from operations and funds from operations, as adjusted, attributable to Alexandria’s common stockholders” in the “Definitions and reconciliations” of this Supplemental Information for the definition and reconciliation from the most directly comparable financial measure presented in accordance with GAAP.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 50 |
|---|---|
| Investments | |
| --- | |
| December 31, 2021 | |
| (Dollars in thousands) |
We hold investments in publicly traded companies and privately held entities primarily involved in the life science, agtech, and technology industries. The tables below summarize components of our non-real estate investments and investment income. For additional details, refer to “Investments” in the “Definitions and reconciliations” of this Supplemental Information.
| December 31, 2021 | ||||||||
|---|---|---|---|---|---|---|---|---|
| Three Months Ended | Year Ended | Year Ended December 31, 2020 | ||||||
| Realized gains | $ | 26,832 | $ | 215,845 | (1) | $ | 47,288 | (2) |
| Unrealized (losses) gains | (139,716) | 43,632 | 374,033 | |||||
| Investment (loss) income | $ | (112,884) | $ | 259,477 | $ | 421,321 | ||
| December 31, 2021 | ||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- |
| Investments | Cost | Unrealized<br>Gains | Carrying Amount | |||||
| Publicly traded companies | $ | 203,290 | $ | 280,527 | (3) | $ | 483,817 | |
| Entities that report NAV | 385,692 | 444,172 | 829,864 | |||||
| Entities that do not report NAV: | ||||||||
| Entities with observable price changes | 56,257 | 72,974 | 129,231 | |||||
| Entities without observable price changes | 362,064 | — | 362,064 | |||||
| Investments accounted for under the equity method of accounting | N/A | N/A | 71,588 | |||||
| December 31, 2021 | $ | 1,007,303 | (4) | $ | 797,673 | 1,876,564 | ||
| December 31, 2020 | $ | 835,438 | $ | 775,676 | $ | 1,611,114 |
(1)Includes six separate significant realized gains aggregating $110.1 million related to the following transactions: (i) the sales of investments in three publicly traded biotechnology companies, (ii) a distribution received from a limited partnership investment, and (iii) the acquisition of two of our privately held non-real estate investments in a biopharmaceutical company and biotechnology company.
(2)Includes impairments of $24.5 million related to investments in privately held entities that do not report NAV.
(3)Includes gross unrealized gains and losses of $310.0 million and $29.5 million, respectively, as of December 31, 2021.
(4)Represents 3.0% of gross assets as of December 31, 2021.
| Public/Private<br>Mix (Cost) | ||
|---|---|---|
| Tenant/Non-Tenant<br>Mix (Cost) | ||
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 51 | |
| --- | --- | |
| Key Credit Metrics | ||
| --- | ||
| December 31, 2021 | ||
| Liquidity | Minimal Outstanding Borrowings and Significant Availability on Unsecured Senior Line of Credit | |
| --- | --- | --- |
| (in millions) | ||
| 5.4B |  |
|
| (in millions) | ||
| Availability under our unsecured senior line of credit, net of amounts outstanding under our commercial paper program | 2,730 | |
| Remaining construction loan commitments | ||
| Cash, cash equivalents, and restricted cash | ||
| Investments in publicly traded companies | ||
| Liquidity as of December 31, 2021 | ||
| Outstanding forward equity sales agreements(1) | ||
| Total | 5,435 | |
| Net Debt and Preferred Stock to Adjusted EBITDA(2) | Fixed-Charge Coverage Ratio(2) |
All values are in US Dollars.
(1)Represents expected net proceeds from the future settlement of 8.1 million shares of forward equity sales agreements entered into in January 2022.
(2)Quarter annualized. Refer to “Fixed-charge coverage ratio” and “Net debt and preferred stock to Adjusted EBITDA” in the “Definitions and reconciliations” of this Supplemental Information for additional details.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 52 |
|---|---|
| Summary of Debt | |
| --- | |
| December 31, 2021 | |
| (in millions) |
Weighted-Average Remaining Term of 12.1 Years
(1)Refer to footnote 2 on the next page under “Fixed-rate and variable-rate debt” for additional details.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 53 | ||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Summary of Debt (continued) | |||||||||||||||||
| --- | |||||||||||||||||
| December 31, 2021 | |||||||||||||||||
| (Dollars in thousands) | |||||||||||||||||
| Fixed-rate and variable-rate debt | Fixed-Rate<br>Debt | Variable-Rate Debt | Total | Percentage | Weighted-Average | ||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| Interest Rate(1) | Remaining Term<br>(in years) | ||||||||||||||||
| Secured notes payable | $ | 195,196 | $ | 10,002 | $ | 205,198 | 2.3 | % | 3.40 | % | 2.2 | ||||||
| Unsecured senior notes payable | 8,316,678 | — | 8,316,678 | 94.6 | 3.54 | 12.6 | |||||||||||
| Unsecured senior line of credit | — | — | — | — | N/A | 4.0 | |||||||||||
| Commercial paper program | — | 269,990 | 269,990 | 3.1 | 0.29 | (2) | |||||||||||
| Total/weighted average | $ | 8,511,874 | $ | 279,992 | $ | 8,791,866 | 100.0 | % | 3.44 | % | 12.1 | (2) | |||||
| Percentage of total debt | 97 | % | 3 | % | 100 | % |
(1)Represents the weighted-average interest rate as of the end of the applicable period, including expense/income related to the amortization of loan fees, amortization of debt premiums (discounts), and other bank fees.
(2)The commercial paper notes bear interest at short-term fixed rates and can generally be issued with a maturity of 30 days or less and with a maximum maturity of 397 days from the date of issuance. Borrowings under the program are used to fund short-term capital needs and are backed by our unsecured senior line of credit. The commercial paper outstanding as of December 31, 2021, matured on January 18, 2022. In the event we are unable to issue commercial paper notes or refinance outstanding borrowings under terms equal to or more favorable than those under our unsecured senior line of credit, we expect to borrow under the unsecured senior line of credit at L+0.815%. As such, we calculate the weighted-average remaining term of our commercial paper by using the maturity date of our unsecured senior line of credit. Using the maturity date of our outstanding commercial paper, the consolidated weighted-average maturity of our debt is 11.9 years. The commercial paper notes sold during the three months ended December 31, 2021, were issued at a weighted-average yield to maturity of 0.24% and had a weighted-average maturity term of 12 days.
| Debt covenants | Unsecured Senior Notes Payable | Unsecured Senior Line of Credit | ||
|---|---|---|---|---|
| Debt Covenant Ratios(1) | Requirement | December 31, 2021 | Requirement | December 31, 2021 |
| Total Debt to Total Assets | ≤ 60% | 28% | ≤ 60.0% | 26.7% |
| Secured Debt to Total Assets | ≤ 40% | 1% | ≤ 45.0% | 0.6% |
| Consolidated EBITDA to Interest Expense | ≥ 1.5x | 11.4x | ≥ 1.50x | 4.51x |
| Unencumbered Total Asset Value to Unsecured Debt | ≥ 150% | 343% | N/A | N/A |
| Unsecured Interest Coverage Ratio | N/A | N/A | ≥ 1.75x | 9.16x |
(1)All covenant ratio titles utilize terms as defined in the respective debt and credit agreements. The calculation of consolidated EBITDA is based on the definitions contained in our loan agreements and is not directly comparable to the computation of EBITDA as described in Exchange Act Release No. 47226.
| Unconsolidated real estate joint ventures’ debt | At 100% | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|
| Unconsolidated Joint Venture | Our Share | Maturity Date | Stated Rate | Interest Rate(1) | Aggregate Commitment | Debt Balance(2) | |||||
| 1401/1413 Research Boulevard | 65.0% | 12/23/24 | 2.70% | 3.14% | $ | 28,500 | $ | 28,124 | |||
| 1655 and 1725 Third Street | 10.0% | 3/10/25 | 4.50% | 4.57% | 600,000 | 598,657 | |||||
| 101 West Dickman Street | 57.9% | 11/10/26 | SOFR + 1.95% | (3) | 2.81% | 26,750 | 9,947 | ||||
| 1450 Research Boulevard | 73.2% | 12/10/26 | SOFR + 1.95% | (3) | N/A | 13,000 | — | ||||
| $ | 668,250 | $ | 636,728 |
(1)Includes interest expense and amortization of loan fees.
(2)Represents outstanding principal, net of unamortized deferred financing costs, as of December 31, 2021.
(3)This loan is subject to a fixed SOFR floor rate of 0.75%.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 54 | ||||||||||||||||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Summary of Debt (continued) | |||||||||||||||||||||||||||
| --- | |||||||||||||||||||||||||||
| December 31, 2021 | |||||||||||||||||||||||||||
| (Dollars in thousands) | |||||||||||||||||||||||||||
| Debt | Stated <br>Rate | Interest<br><br>Rate(1) | Maturity<br><br>Date(2) | Principal Payments Remaining for the Periods Ending December 31, | Principal | Unamortized (Deferred Financing Cost), (Discount)/Premium | Total | ||||||||||||||||||||
| --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- | --- |
| 2022 | 2023 | 2024 | 2025 | 2026 | Thereafter | ||||||||||||||||||||||
| Secured notes payable | |||||||||||||||||||||||||||
| Greater Boston | 4.82 | % | 3.40 | % | 2/6/24 | $ | 3,564 | $ | 3,742 | $ | 183,527 | $ | — | $ | — | $ | — | $ | 190,833 | $ | 5,696 | $ | 196,529 | ||||
| Greater Boston(3) | SOFR + 2.70 | % | 3.10 | 11/19/26 | — | — | — | — | 10,002 | — | 10,002 | (2,011) | 7,991 | ||||||||||||||
| San Francisco Bay Area | 6.50 | % | 6.50 | 7/1/36 | 28 | 30 | 32 | 34 | 36 | 518 | 678 | — | 678 | ||||||||||||||
| Secured debt weighted-average interest rate/subtotal | 4.74 | % | 3.40 | 3,592 | 3,772 | 183,559 | 34 | 10,038 | 518 | 201,513 | 3,685 | 205,198 | |||||||||||||||
| Commercial paper program(4) | 0.29 | % | (4) | 0.29 | (4) | (4) | (4) | — | — | — | 270,000 | (4) | — | 270,000 | (10) | 269,990 | |||||||||||
| Unsecured senior line of credit | L+0.815 | % | (5) | N/A | 1/6/26 | — | — | — | — | — | — | — | — | — | |||||||||||||
| Unsecured senior notes payable | 3.45 | % | 3.62 | 4/30/25 | — | — | — | 600,000 | — | — | 600,000 | (2,934) | 597,066 | ||||||||||||||
| Unsecured senior notes payable | 4.30 | % | 4.50 | 1/15/26 | — | — | — | — | 300,000 | — | 300,000 | (1,987) | 298,013 | ||||||||||||||
| Unsecured senior notes payable – green bond | 3.80 | % | 3.96 | 4/15/26 | — | — | — | — | 350,000 | — | 350,000 | (2,116) | 347,884 | ||||||||||||||
| Unsecured senior notes payable | 3.95 | % | 4.13 | 1/15/27 | — | — | — | — | — | 350,000 | 350,000 | (2,570) | 347,430 | ||||||||||||||
| Unsecured senior notes payable | 3.95 | % | 4.07 | 1/15/28 | — | — | — | — | — | 425,000 | 425,000 | (2,569) | 422,431 | ||||||||||||||
| Unsecured senior notes payable | 4.50 | % | 4.60 | 7/30/29 | — | — | — | — | — | 300,000 | 300,000 | (1,689) | 298,311 | ||||||||||||||
| Unsecured senior notes payable | 2.75 | % | 2.87 | 12/15/29 | — | — | — | — | — | 400,000 | 400,000 | (3,284) | 396,716 | ||||||||||||||
| Unsecured senior notes payable | 4.70 | % | 4.81 | 7/1/30 | — | — | — | — | — | 450,000 | 450,000 | (3,167) | 446,833 | ||||||||||||||
| Unsecured senior notes payable | 4.90 | % | 5.05 | 12/15/30 | — | — | — | — | — | 700,000 | 700,000 | (7,067) | 692,933 | ||||||||||||||
| Unsecured senior notes payable | 3.375 | % | 3.48 | 8/15/31 | — | — | — | — | — | 750,000 | 750,000 | (6,264) | 743,736 | ||||||||||||||
| Unsecured senior notes payable – green bond | 2.00 | % | 2.12 | 5/18/32 | — | — | — | — | — | 900,000 | 900,000 | (9,712) | 890,288 | ||||||||||||||
| Unsecured senior notes payable | 1.875 | % | 1.97 | 2/1/33 | — | — | — | — | — | 1,000,000 | 1,000,000 | (9,701) | 990,299 | ||||||||||||||
| Unsecured senior notes payable | 4.85 | % | 4.93 | 4/15/49 | — | — | — | — | — | 300,000 | 300,000 | (3,217) | 296,783 | ||||||||||||||
| Unsecured senior notes payable | 4.00 | % | 3.91 | 2/1/50 | — | — | — | — | — | 700,000 | 700,000 | 10,320 | 710,320 | ||||||||||||||
| Unsecured senior notes payable | 3.00 | % | 3.08 | 5/18/51 | — | — | — | — | — | 850,000 | 850,000 | (12,365) | 837,635 | ||||||||||||||
| Unsecured debt weighted average/subtotal | 3.44 | — | — | — | 600,000 | 920,000 | 7,125,000 | 8,645,000 | (58,332) | 8,586,668 | |||||||||||||||||
| Weighted-average interest rate/total | 3.44 | % | $ | 3,592 | $ | 3,772 | $ | 183,559 | $ | 600,034 | $ | 930,038 | $ | 7,125,518 | $ | 8,846,513 | $ | (54,647) | $ | 8,791,866 | |||||||
| Balloon payments | $ | — | $ | — | $ | 183,221 | $ | 600,000 | $ | 930,002 | $ | 7,125,068 | $ | 8,838,291 | $ | — | $ | 8,838,291 | |||||||||
| Principal amortization | 3,592 | 3,772 | 338 | 34 | 36 | 450 | 8,222 | (54,647) | (46,425) | ||||||||||||||||||
| Total debt | $ | 3,592 | $ | 3,772 | $ | 183,559 | $ | 600,034 | $ | 930,038 | $ | 7,125,518 | $ | 8,846,513 | $ | (54,647) | $ | 8,791,866 | |||||||||
| Fixed-rate debt | $ | 3,592 | $ | 3,772 | $ | 183,559 | $ | 600,034 | $ | 650,036 | $ | 7,125,518 | $ | 8,566,511 | $ | (54,637) | $ | 8,511,874 | |||||||||
| Variable-rate debt | — | — | — | — | 280,002 | — | 280,002 | (10) | 279,992 | ||||||||||||||||||
| Total debt | $ | 3,592 | $ | 3,772 | $ | 183,559 | $ | 600,034 | $ | 930,038 | $ | 7,125,518 | $ | 8,846,513 | $ | (54,647) | $ | 8,791,866 | |||||||||
| Weighted-average stated rate on maturing debt | N/A | N/A | 4.82% | 3.45% | 2.93% | 3.38% |
(1)Represents the weighted-average interest rate as of the end of the applicable period, including amortization of loan fees, amortization of debt premiums (discounts), and other bank fees.
(2)Reflects any extension options that we control.
(3)Relates to our real estate joint venture at 99 Coolidge Avenue, of which we own 75.0%. As of December 31, 2021, this joint venture has a $185.3 million availability under the existing lender commitments. The interest rate shall be reduced from SOFR+2.70% to SOFR+2.10% over time upon the completion of certain leasing, construction, and financial covenant milestones.
(4)Refer to footnote 2 on the prior page under “Fixed-rate and variable-rate debt.”
(5)During the year ended December 31, 2020, we achieved certain sustainability measures, as described in our unsecured senior line of credit agreement, which reduced the borrowing rate by one basis point for a one-year period.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 55 |
|---|---|
| Definitions and Reconciliations | |
| --- | |
| December 31, 2021 |
This section contains additional details for sections throughout this Supplemental Information and the accompanying Earnings Press Release, as well as explanations and reconciliations 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 margin
The following table reconciles net income (loss) and revenues, the most directly comparable financial measures calculated and presented in accordance with GAAP, to Adjusted EBITDA and calculates the Adjusted EBITDA margin:
| Three Months Ended | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|
| (Dollars in thousands) | 12/31/21 | 9/30/21 | 6/30/21 | 3/31/21 | 12/31/20 | |||||
| Net income | $ | 99,796 | $ | 124,433 | $ | 404,520 | $ | 25,533 | $ | 457,133 |
| Interest expense | 34,862 | 35,678 | 35,158 | 36,467 | 37,538 | |||||
| Income taxes | 4,156 | 3,672 | 2,800 | 1,426 | 2,053 | |||||
| Depreciation and amortization | 239,254 | 210,842 | 190,052 | 180,913 | 177,750 | |||||
| Stock compensation expense | 14,253 | 9,728 | 12,242 | 12,446 | 11,394 | |||||
| Loss on early extinguishment of debt | — | — | — | 67,253 | 7,898 | |||||
| (Gain) loss on sales of real estate | (124,226) | 435 | — | (2,779) | (152,503) | |||||
| Significant realized gains on non-real estate investments | — | (52,427) | (34,773) | (22,919) | — | |||||
| Unrealized losses (gains) on non-real estate investments | 139,716 | 14,432 | (244,031) | 46,251 | (233,538) | |||||
| Impairment of real estate | — | 42,620 | 4,926 | 5,129 | 25,177 | |||||
| Adjusted EBITDA | $ | 407,811 | $ | 389,413 | $ | 370,894 | $ | 349,720 | $ | 332,902 |
| Total revenues | $ | 576,923 | $ | 547,759 | $ | 509,619 | $ | 479,849 | $ | 463,720 |
| Adjusted EBITDA margin | 71% | 71% | 73% | 73% | 72% |
We use Adjusted EBITDA as a supplemental performance measure of our operations, for financial and operational decision-making, and as a supplemental means of evaluating period-to-period comparisons on a consistent basis. Adjusted EBITDA is calculated as earnings before interest, taxes, depreciation, and amortization (“EBITDA”), excluding stock compensation expense, gains or losses on early extinguishment of debt, gains or losses on sales of real estate, impairments of real estate, and significant termination fees. Adjusted EBITDA also excludes unrealized gains or losses and significant realized gains or losses and impairments that result from our non-real estate investments. These non-real estate investment amounts are classified in our consolidated statements of operations outside of total revenues.
We believe Adjusted EBITDA provides investors with relevant and useful information as it allows investors to evaluate the operating performance of our business activities without having to account for differences recognized because of investing and financing decisions related to our real estate and non-real estate investments, our capital structure, capital market transactions, and variances resulting from the volatility of market conditions outside of our control. For example, we exclude gains or losses on the early extinguishment of debt to allow investors to measure our performance independent of our indebtedness and capital structure. We believe that adjusting for the effects of impairments and gains or losses on sales of real estate, significant impairments and realized gains or losses on non-real estate investments, and significant termination fees allows investors to evaluate performance from period to period on a consistent basis without having to account for differences recognized because of investing and financing decisions related to our real estate and non-real estate investments or other corporate activities that may not be representative of the operating performance of our properties.
In addition, we believe that excluding charges related to stock compensation and unrealized gains or losses facilitates for investors a comparison of our business activities across periods without the volatility resulting from market forces outside of our control. Adjusted EBITDA has limitations as a measure of our performance. Adjusted EBITDA does not reflect our historical expenditures or future requirements for capital expenditures or contractual commitments. While Adjusted EBITDA is a relevant measure of performance, it does not represent net income (loss) or cash flows from operations calculated and presented in accordance with GAAP, and it should not be considered as an alternative to those indicators in evaluating performance or liquidity.
In order to calculate the Adjusted EBITDA margin, we divide Adjusted EBITDA by total revenue as presented in our consolidated statements of operations. We believe this supplemental performance measure provides investors with additional useful information regarding the profitability of our operating activities.
Annual rental revenue
Annual rental revenue represents the annualized fixed base rental obligations, calculated in accordance with GAAP, for leases in effect as of the end of the period, related to our operating RSF. Annual rental revenue is presented using 100% of the annual rental revenue of our consolidated properties and our share of annual rental revenue for our unconsolidated real estate joint ventures. Annual rental revenue per RSF is computed by dividing annual rental revenue by the sum of 100% of the RSF of our consolidated properties and our share of the RSF of properties held in unconsolidated real estate joint ventures. As of December 31, 2021, approximately 91% of our leases (on an RSF basis) were triple net leases, which require tenants to pay substantially all real estate taxes, insurance, utilities, repairs and maintenance, common area expenses, and other operating expenses (including increases thereto) in addition to base rent. Annual rental revenue excludes these operating expenses recovered from our tenants. Amounts recovered from our tenants related to these operating expenses, along with base rent, are classified in income from rentals in our consolidated statements of operations.
Capitalization Rates
Capitalization rates are calculated based upon net operating income and net operating income (cash basis) annualized for the quarter preceding the date on which the property is sold, or near term prospective net operating income.
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Cash interest
Cash interest is equal to interest expense calculated in accordance with GAAP plus capitalized interest, less amortization of loan fees and debt premiums (discounts). Refer to the 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.
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, and property enhancements identified during the underwriting of certain acquired properties, located in collaborative life science, agtech, and technology campuses in AAA innovation clusters. These projects are generally focused on providing high-quality, generic, and reusable spaces that meet the real estate requirements of, 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 generally 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, agtech, or tech office space. We generally will not commence new development projects for aboveground construction of new Class A office/laboratory, agtech, 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.
Development, redevelopment, and pre-construction spending also includes the following costs: (i) certain tenant improvements and renovations that will be reimbursed, (ii) amounts to bring certain acquired properties up to market standard and/or other costs identified during the acquisition process (generally within two years of acquisition), and (iii) permanent conversion of space for highly flexible, move-in-ready office/laboratory space to foster the growth of promising early- and growth-stage life science companies.
Revenue-enhancing and repositioning capital expenditures represent spending to reposition or significantly change the use of a property, including through improvement in the asset quality from Class B to Class A.
Non-revenue-enhancing capital expenditures represent costs required to maintain the current revenues of a stabilized property, including the associated costs for renewed and re-leased space.
Dividend payout ratio (common stock)
Dividend payout ratio (common stock) is the ratio of the absolute dollar amount of dividends on our common stock (shares of common stock outstanding on the respective record dates multiplied by the related dividend per share) to funds from operations attributable to Alexandria’s common stockholders – diluted, as adjusted.
Dividend yield
Dividend yield for the quarter represents the annualized quarter dividend divided by the closing common stock price at the end of the quarter.
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 debt premiums (discounts).
The following table reconciles interest expense, the most directly comparable financial measure calculated and presented in accordance with GAAP, to cash interest and fixed charges:
| Three Months Ended | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|
| (Dollars in thousands) | 12/31/21 | 9/30/21 | 6/30/21 | 3/31/21 | 12/31/20 | |||||
| Adjusted EBITDA | $ | 407,811 | $ | 389,413 | $ | 370,894 | $ | 349,720 | $ | 332,902 |
| Interest expense | $ | 34,862 | $ | 35,678 | $ | 35,158 | $ | 36,467 | $ | 37,538 |
| Capitalized interest | 44,078 | 43,185 | 43,492 | 39,886 | 37,589 | |||||
| Amortization of loan fees | (2,911) | (2,854) | (2,859) | (2,817) | (2,905) | |||||
| Amortization of debt premiums | 502 | 498 | 465 | 576 | 869 | |||||
| Cash interest and fixed charges | $ | 76,531 | $ | 76,507 | $ | 76,256 | $ | 74,112 | $ | 73,091 |
| Fixed-charge coverage ratio: | ||||||||||
| – quarter annualized | 5.3x | 5.1x | 4.9x | 4.7x | 4.6x | |||||
| – trailing 12 months | 5.0x | 4.8x | 4.6x | 4.4x | 4.4x | |||||
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| December 31, 2021 |
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 real estate acquisition and disposition decisions, financing decisions, capital structure, capital market transactions, variances resulting from the volatility of market conditions outside of our control, or other corporate activities that may not be representative of the operating performance of our properties.
The 2018 White Paper published by the Nareit Board of Governors (the “Nareit White Paper”) defines funds from operations as net income (computed in accordance with GAAP), excluding gains or losses on sales of real estate, and impairments of real estate, plus depreciation and amortization of operating real estate assets, and after adjustments for our share of consolidated and unconsolidated partnerships and real estate joint ventures. Impairments represent the write-down of assets when fair value over the recoverability period is less than the carrying value due to changes in general market conditions and do not necessarily reflect the operating performance of the properties during the corresponding period.
We compute funds from operations, as adjusted, as funds from operations calculated in accordance with the Nareit White Paper, excluding significant gains, losses, and impairments realized on non-real estate investments, unrealized gains or losses on non-real estate investments, gains or losses on early extinguishment of debt, significant termination fees, acceleration of stock compensation expense due to the resignation of an executive officer, deal costs, the income tax effect related to such items, and the amount of such items that is allocable to our unvested restricted stock awards. Neither funds from operations nor funds from operations, as adjusted, should be considered as alternatives to net income (determined in accordance with GAAP) as indications of financial performance, or to cash flows from operating activities (determined in accordance with GAAP) as measures of liquidity, nor are they indicative of the availability of funds for our cash needs, including our ability to make distributions.
The following table reconciles net income to funds from operations for the share of consolidated real estate joint ventures attributable to noncontrolling interests and our share of unconsolidated real estate joint ventures:
| (In thousands) | Noncontrolling Interest Share of Consolidated Real Estate JVs | Our Share of Unconsolidated <br>Real Estate JVs | ||||||
|---|---|---|---|---|---|---|---|---|
| December 31, 2021 | December 31, 2021 | |||||||
| Three Months Ended | Year Ended | Three Months Ended | Year Ended | |||||
| Net income | $ | 24,901 | $ | 83,035 | $ | 3,018 | $ | 12,255 |
| Depreciation and amortization | 21,265 | 70,880 | 3,058 | 13,734 | ||||
| Funds from operations | $ | 46,166 | $ | 153,915 | $ | 6,076 | $ | 25,989 |
Gross assets
Gross assets is calculated as total assets plus accumulated depreciation:
| (in thousands) | 12/31/21 | 9/30/21 | 6/30/21 | 3/31/21 | 12/31/20 | |||||
|---|---|---|---|---|---|---|---|---|---|---|
| Total assets | $ | 30,219,373 | $ | 28,558,718 | $ | 27,018,850 | $ | 25,234,346 | $ | 22,827,878 |
| Accumulated depreciation | 3,771,241 | 3,614,440 | 3,461,780 | 3,319,597 | 3,182,438 | |||||
| Gross assets | $ | 33,990,614 | $ | 32,173,158 | $ | 30,480,630 | $ | 28,553,943 | $ | 26,010,316 |
Initial stabilized yield (unlevered)
Initial stabilized yield is calculated as the estimated amounts of net operating income at stabilization divided by our investment in the property. Our initial stabilized yield excludes the benefit of leverage. Our cash rents related to our value-creation projects are generally expected to increase over time due to contractual annual rent escalations. Our estimates for initial stabilized yields, initial stabilized yields (cash basis), and total costs at completion represent our initial estimates at the commencement of the project. We expect to update this information upon completion of the project, or sooner if there are significant changes to the expected project yields or costs.
•Initial stabilized yield reflects rental income, including contractual rent escalations and any rent concessions over the term(s) of the lease(s), calculated on a straight-line basis.
•Initial stabilized yield (cash basis) reflects cash rents at the stabilization date after initial rental concessions, if any, have elapsed and our total cash investment in the property.
Investment-grade or publicly traded large cap tenants
Investment-grade or publicly traded large cap tenants represent tenants that are investment-grade rated or publicly traded companies with an average daily market capitalization greater than $10 billion for the twelve months ended December 31, 2021, as reported by Bloomberg Professional Services. Credit ratings from Moody’s Investors Service and S&P Global Ratings reflect credit ratings of the tenant’s parent entity, and there can be no assurance that a tenant’s parent entity will satisfy the tenant’s lease obligation upon such tenant’s default. We monitor the credit quality and related material changes of our tenants. Material changes that cause a tenant’s market capitalization to decrease below $10 billion, which are not immediately reflected in the twelve-month average, may result in their exclusion from this measure.
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| --- | --- | Definitions and Reconciliations (continued) | |
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| December 31, 2021 |
Investments
We hold investments in publicly traded companies and privately held entities primarily
involved in the life science, agtech, and technology industries. We recognize, measure, present, and
disclose these investments as follows:
| Statements of Operations | |||
|---|---|---|---|
| Balance Sheet | Gains and Losses | ||
| Carrying Amount | Unrealized | Realized | |
| Difference between proceeds received upon disposition and historical cost | |||
| Publicly traded companies | Fair value | Changes in fair value | |
| Privately held entities without readily determinable fair values that: | |||
| Report NAV | Fair value, using NAV as a practical expedient | Changes in NAV, as a practical expedient to fair value | |
| Do not report NAV | Cost, adjusted for observable price changes and impairments(1) | Observable price changes(1) | Impairments to reduce costs to fair value, which result in an adjusted cost basis and the differences between proceeds received upon disposition and adjusted or historical cost |
| Equity method investments | Contributions, adjusted for our share of the investee’s earnings or losses, less distributions received, reduced by other-than-temporary impairments | Our share of unrealized gains or losses reported by the investee | Our share of realized gains or losses reported by the investee, and other-than-temporary impairments |
(1)An observable price is a price observed in an orderly transaction for an identical or similar investment of the same issuer. Observable price changes result from, among other things, equity transactions for the same issuer with similar rights and obligations executed during the reporting period, including subsequent equity offerings or other reported equity transactions related to the same issuer.
Investments in real estate
The following table reconciles our investments in real estate as of December 31, 2021:
| (In thousands) | Investments in <br>Real Estate | |
|---|---|---|
| Gross investments in real estate | $ | 28,733,108 |
| Less: accumulated depreciation | (3,766,758) | |
| Net investments in real estate – North America | 24,966,350 | |
| Net investments in real estate – Asia | 14,319 | |
| Investments in real estate | $ | 24,980,669 |
The square footage presented in the table below includes RSF of buildings in operation as of December 31, 2021, primarily representing lease expirations at recently acquired properties that also have inherent future development or redevelopment opportunities, for which we have the intent to demolish or redevelop the existing property upon expiration of the existing in-place leases and commencement of future construction:
| Dev/<br>Redev | RSF of Lease Expirations Targeted for<br>Development and Redevelopment | |||||||||
|---|---|---|---|---|---|---|---|---|---|---|
| Property/Submarket | 2022 | 2023 | Thereafter | Total | ||||||
| Near-term projects: | ||||||||||
| 40 Sylvan Road/Route 128 | Redev | — | 312,845 | — | 312,845 | |||||
| 651 Gateway Boulevard/South San Francisco | Redev | 197,787 | — | 102,223 | (1) | 300,010 | ||||
| 3825 Fabian Way/Greater Stanford | Redev | 250,000 | — | — | 250,000 | |||||
| 3450 Hillview Avenue/Greater Stanford | Redev | 42,340 | — | — | 42,340 | |||||
| 11255 and 11355 North Torrey Pines Road/<br> Torrey Pines | Dev | 139,135 | — | — | 139,135 | |||||
| 10931 and 10933 North Torrey Pines Road/<br> Torrey Pines | Dev | 92,450 | — | — | 92,450 | |||||
| 3301 Monte Villa Parkway/Bothell | Redev | 51,255 | — | — | 51,255 | |||||
| 41 Moore Drive/Research Triangle | Redev | 62,490 | — | — | 62,490 | |||||
| 835,457 | 312,845 | 102,223 | 1,250,525 | |||||||
| Intermediate-term projects: | ||||||||||
| 3460 Hillview Avenue/Greater Stanford | Redev | — | — | 34,611 | 34,611 | |||||
| 9444 Waples Street/Sorrento Mesa | Dev | 30,855 | — | 57,525 | (1) | 88,380 | ||||
| 30,855 | — | 92,136 | 122,991 | |||||||
| Future projects: | ||||||||||
| 550 Arsenal Street/Cambridge/Inner Suburbs | Dev | — | — | 260,867 | 260,867 | |||||
| 380 and 420 E Street/Seaport Innovation District | Dev | — | — | 195,506 | 195,506 | |||||
| Other/Greater Boston | Redev | — | — | 167,549 | (1) | 167,549 | ||||
| 1122 El Camino Real/South San Francisco | Dev | — | — | 223,232 | 223,232 | |||||
| 3875 Fabian Way/Greater Stanford | Redev | — | — | 228,000 | 228,000 | |||||
| 960 Industrial Road/Greater Stanford | Dev | — | — | 110,000 | 110,000 | |||||
| 2475 Hanover Street/Greater Stanford | Redev | — | — | 83,980 | 83,980 | |||||
| 219 East 42nd Street/New York City | Dev | — | — | 349,947 | 349,947 | |||||
| 10975 and 10995 Torreyana Road/Torrey Pines | Dev | — | — | 84,829 | 84,829 | |||||
| 4161 Campus Point Court/University Town Center | Dev | — | 159,884 | — | 159,884 | |||||
| 10260 Campus Point Drive/University Town Center | Dev | — | 109,164 | — | 109,164 | |||||
| Sequence District by Alexandria/Sorrento Mesa | Dev/Redev | — | — | 689,938 | 689,938 | |||||
| 4025, 4031, and 4045 Sorrento Valley Boulevard/Sorrento Valley | Dev | 42,594 | — | — | 42,594 | |||||
| 601 Dexter Avenue North/Lake Union | Dev | — | — | 18,680 | 18,680 | |||||
| 830 4th Avenue South/SoDo | Dev | — | — | 42,380 | 42,380 | |||||
| Other/Seattle | Dev | — | 84,782 | 17,655 | (1) | 102,437 | ||||
| Other | TBD | 70,700 | — | 72,405 | (1) | 143,105 | ||||
| 113,294 | 353,830 | 2,544,968 | 3,012,092 | |||||||
| 979,606 | 666,675 | 2,739,327 | 4,385,608 |
(1)Includes vacant square footage as of December 31, 2021.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 59 | | --- | --- || Definitions and Reconciliations (continued) | | --- | | December 31, 2021 |
Joint venture financial information
We present components of balance sheet and operating results information related to our real estate joint ventures, which are not presented, or intended to be presented, in accordance with GAAP. We present the proportionate share of certain financial line items as follows: (i) for each real estate joint venture that we consolidate in our financial statements, which are controlled by us through contractual rights or majority voting rights, but of which we own less than 100%, we apply the noncontrolling interest economic ownership percentage to each financial item to arrive at the amount of such cumulative noncontrolling interest share of each component presented; and (ii) for each real estate joint venture that we do not control and do not consolidate, and are instead controlled jointly or by our joint venture partners through contractual rights or majority voting rights, we apply our economic ownership percentage to each financial item to arrive at our proportionate share of each component presented.
The components of balance sheet and operating results information related to our real estate joint ventures do not represent our legal claim to those items. For each entity that we do not wholly own, the joint venture agreement generally determines what equity holders can receive upon capital events, such as sales or refinancing, or in the event of a liquidation. Equity holders are normally entitled to their respective legal ownership of any residual cash from a joint venture only after all liabilities, priority distributions, and claims have been repaid or satisfied.
We believe this information can help investors estimate the balance sheet and operating results information related to our partially owned entities. Presenting this information provides a perspective not immediately available from consolidated financial statements and one that can supplement an understanding of the joint venture assets, liabilities, revenues, and expenses included in our consolidated results.
The components of balance sheet and operating results information related to our real estate joint ventures are limited as an analytical tool as the overall economic ownership interest does not represent our legal claim to each of our joint ventures’ assets, liabilities, or results of operations. In addition, joint venture financial information may include financial information related to the unconsolidated real estate joint ventures that we do not control. We believe that in order to facilitate for investors a clear understanding of our operating results and our total assets and liabilities, joint venture financial information should be examined in conjunction with our consolidated statements of operations and balance sheets. Joint venture financial information should not be considered an alternative to our consolidated financial statements, which are presented and prepared in accordance with GAAP.
Key items included in net income 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 such tabular presentation promotes a better understanding for investors of the corporate-level decisions made and activities performed that significantly affect comparison of our operating results from period to period. We also believe this tabular presentation will supplement for investors an understanding of our disclosures and real estate operating results. Gains or losses on sales of real estate and impairments of held for sale assets are related to corporate-level decisions to dispose of real estate. Gains or losses on early extinguishment of debt are related to corporate-level financing decisions focused on our capital structure strategy. Significant realized and unrealized gains or losses on non-real estate investments and impairments of real estate and non-real estate investments are not related to the operating performance of our real estate assets as they result from strategic, corporate-level non-real estate investment decisions and external market conditions. Impairments of non-real estate investments are not related to the operating performance of our real estate as they represent the write-down of non-real estate investments when their fair values decrease below their respective
carrying values due to changes in general market or other conditions outside of our control. Significant items, whether a gain or loss, included in the tabular disclosure for current periods are described in further detail in this Supplemental Information and accompanying Earnings Press Release.
Mega campus
Mega campuses are cluster campuses that consist of approximately 1 million or more RSF, including operating, active development/redevelopment, and land RSF less operating RSF expected to be demolished. The following table reconciles our operating RSF as of December 31, 2021:
| Operating RSF | ||
|---|---|---|
| Mega campus | 24,599,149 | |
| Non-mega campus | 14,236,643 | |
| Total | 38,835,792 | |
| Mega campus RSF as a percentage of total operating property RSF | 63 | % |
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.
| Space Intentionally Blank | |||
|---|---|---|---|
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| --- | --- | Definitions and Reconciliations (continued) | |
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| December 31, 2021 |
Net debt and preferred stock to Adjusted EBITDA
Net debt and preferred stock to Adjusted EBITDA is a non-GAAP financial measure that we believe is useful to investors as a supplemental measure of evaluating our balance sheet leverage. Net debt and preferred stock is equal to the sum of total consolidated debt less cash, cash equivalents, and restricted cash, plus preferred stock outstanding as of the end of the period. Refer to the definition of Adjusted EBITDA and Adjusted EBITDA margin for further information on the calculation of Adjusted EBITDA.
The following table reconciles debt to net debt and preferred stock and computes the ratio to Adjusted EBITDA:
| (Dollars in thousands) | 12/31/21 | 9/30/21 | 6/30/21 | 3/31/21 | 12/31/20 | ||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Secured notes payable | $ | 205,198 | $ | 198,758 | $ | 227,984 | $ | 229,406 | $ | 230,925 | |||||
| Unsecured senior notes payable | 8,316,678 | 8,314,851 | 8,313,025 | 8,311,512 | 7,232,370 | ||||||||||
| Unsecured senior line of credit and commercial paper | 269,990 | 749,978 | 299,990 | — | 99,991 | ||||||||||
| Unamortized deferred financing costs | 65,476 | 65,112 | 66,913 | 68,293 | 56,312 | ||||||||||
| Cash and cash equivalents | (361,348) | (325,872) | (323,876) | (492,184) | (568,532) | ||||||||||
| Restricted cash | (53,879) | (42,182) | (33,697) | (42,219) | (29,173) | ||||||||||
| Preferred stock | — | — | — | — | — | ||||||||||
| Net debt and preferred stock | $ | 8,442,115 | $ | 8,960,645 | $ | 8,550,339 | $ | 8,074,808 | $ | 7,021,893 | |||||
| Adjusted EBITDA: | |||||||||||||||
| – quarter annualized | $ | 1,631,244 | $ | 1,557,652 | $ | 1,483,576 | $ | 1,398,880 | $ | 1,331,608 | |||||
| – trailing 12 months | $ | 1,517,838 | $ | 1,442,929 | $ | 1,371,586 | $ | 1,314,153 | $ | 1,274,187 | |||||
| Net debt and preferred stock to Adjusted EBITDA: | |||||||||||||||
| – quarter annualized | 5.2 | x | 5.8 | x | 5.8 | x | 5.8 | x | 5.3 | x | |||||
| – trailing 12 months | 5.6 | x | 6.2 | x | 6.2 | x | 6.1 | x | 5.5 | x |
Net operating income, net operating income (cash basis), and operating margin
The following table reconciles net income to net operating income and to net operating income (cash basis):
| Three Months Ended | Year Ended | |||||||
|---|---|---|---|---|---|---|---|---|
| (Dollars in thousands) | 12/31/21 | 12/31/20 | 12/31/21 | 12/31/20 | ||||
| Net income | $ | 99,796 | $ | 457,133 | $ | 654,282 | $ | 827,171 |
| Equity in earnings of unconsolidated real estate joint ventures | (3,018) | (3,593) | (12,255) | (8,148) | ||||
| General and administrative expenses | 41,654 | 32,690 | 151,461 | 133,341 | ||||
| Interest expense | 34,862 | 37,538 | 142,165 | 171,609 | ||||
| Depreciation and amortization | 239,254 | 177,750 | 821,061 | 698,104 | ||||
| Impairment of real estate | — | 25,177 | 52,675 | 48,078 | ||||
| Loss on early extinguishment of debt | — | 7,898 | 67,253 | 60,668 | ||||
| Gain on sales of real estate | (124,226) | (152,503) | (126,570) | (154,089) | ||||
| Investment loss (income) | 112,884 | (255,137) | (259,477) | (421,321) | ||||
| Net operating income | 401,206 | 326,953 | 1,490,595 | 1,355,413 | ||||
| Straight-line rent revenue | (25,942) | (23,890) | (115,145) | (96,676) | ||||
| Amortization of acquired below-market leases | (15,737) | (13,514) | (54,780) | (57,244) | ||||
| Net operating income (cash basis) | $ | 359,527 | $ | 289,549 | $ | 1,320,670 | $ | 1,201,493 |
| Net operating income (cash basis) – annualized | $ | 1,438,108 | $ | 1,158,196 | $ | 1,320,670 | $ | 1,201,493 |
| Net operating income (from above) | $ | 401,206 | $ | 326,953 | $ | 1,490,595 | $ | 1,355,413 |
| Total revenues | $ | 576,923 | $ | 463,720 | $ | 2,114,150 | $ | 1,885,637 |
| Operating margin | 70% | 71% | 71% | 72% |
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 of our unconsolidated real estate joint ventures, general and administrative expenses, interest expense, depreciation and amortization, impairments of real estate, gains or losses on early extinguishment of debt, gains or losses on sales of real estate, and investment income or loss. We believe net operating income provides useful information to investors regarding our financial condition and results of operations because it primarily reflects those income and expense items that are incurred at the property level. Therefore, we believe net operating income is a useful measure for investors to evaluate the operating performance of our consolidated real estate assets. Net operating income on a cash basis is net operating income adjusted to exclude the effect of straight-line rent and amortization of acquired above- and below-market lease revenue adjustments required by GAAP. We believe that net operating income on a cash basis is helpful to investors as an additional measure of operating performance because it eliminates straight-line rent revenue and the amortization of acquired above- and below-market leases.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 61 | | --- | --- || Definitions and Reconciliations (continued) | | --- | | December 31, 2021 |
Furthermore, we believe net operating income is useful to investors as a performance measure of our consolidated properties because, when compared across periods, net operating income reflects trends in occupancy rates, rental rates, and operating costs, which provide a perspective not immediately apparent from net income or loss. Net operating income can be used to measure the initial stabilized yields of our properties by calculating net operating income generated by a property divided by our investment in the property. Net operating income excludes certain components from net income in order to provide results that are more closely related to the results of operations of our properties. For example, interest expense is not necessarily linked to the operating performance of a real estate asset and is often incurred at the corporate level rather than at the property level. In addition, depreciation and amortization, because of historical cost accounting and useful life estimates, may distort comparability of operating performance at the property level. Impairments of real estate have been excluded in deriving net operating income because we do not consider impairments of real estate to be property-level operating expenses. Impairments of real estate relate to changes in the values of our assets and do not reflect the current operating performance with respect to related revenues or expenses. Our impairments of real estate represent the write-down in the value of the assets to the estimated fair value less cost to sell. These impairments result from investing decisions or a deterioration in market conditions. We also exclude realized and unrealized investment gain or loss, which results from investment decisions that occur at the corporate level related to non-real estate investments in publicly traded companies and certain privately held entities. Therefore, we do not consider these activities to be an indication of operating performance of our real estate assets at the property level. Our calculation of net operating income also excludes charges incurred from changes in certain financing decisions, such as losses on early extinguishment of debt, as these charges often relate to corporate strategy. Property operating expenses included in determining net operating income primarily consist of costs that are related to our operating properties, such as utilities, repairs, and maintenance; rental expense related to ground leases; contracted services, such as janitorial, engineering, and landscaping; property taxes and insurance; and property-level salaries. General and administrative expenses consist primarily of accounting and corporate compensation, corporate insurance, professional fees, office rent, and office supplies that are incurred as part of corporate office management. We calculate operating margin as net operating income divided by total revenues.
We believe that in order to facilitate for investors a clear understanding of our operating results, net operating income should be examined in conjunction with net income or loss as presented in our consolidated statements of operations. Net operating income should not be considered as an alternative to net income or loss as an indication of our performance, nor as an alternative to cash flows as a measure of our liquidity or our ability to make distributions.
Operating statistics
We present certain operating statistics related to our properties, including number of properties, RSF, occupancy percentage, leasing activity, and contractual lease expirations as of the end of the period. We believe these measures are useful to investors because they facilitate an understanding of certain trends for our properties. We compute the number of properties, RSF, occupancy percentage, leasing activity, and contractual lease expirations at 100% for all properties in which we have an investment, including properties owned by our consolidated and unconsolidated real estate joint ventures. For operating metrics based on annual rental revenue, refer to our discussion of annual rental revenue herein.
Same property comparisons
As a result of changes within our total property portfolio during the comparative periods presented, including changes from assets acquired or sold, properties placed into development or redevelopment, and development or redevelopment properties recently placed into service, the consolidated total income from rentals, as well as rental operating expenses in our operating results, can show significant changes from period to period. In order to supplement an evaluation of our results of operations over a given quarterly or annual period, we analyze the operating performance for all consolidated properties that were fully operating for the entirety of the comparative periods presented, referred to as same properties. We separately present quarterly and year-to-date same property results to align with the interim financial information required by the SEC in our management’s discussion and analysis of our financial condition and results of operations. These same properties are analyzed separately from properties acquired subsequent to the first day in the earliest comparable quarterly or year-to-date period presented, properties that underwent development or redevelopment at any time during the comparative periods, unconsolidated real estate joint ventures, properties classified as held for sale, and corporate entities (legal entities performing general and administrative functions), which are excluded from same property results. Additionally, termination fees, if any, are excluded from the results of same properties.
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| --- | --- | Definitions and Reconciliations (continued) | |
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| December 31, 2021 |
The following table reconciles the number of same properties to total properties for the year ended December 31, 2021:
| Development – under construction | Properties | Acquisitions after January 1, 2020 | Properties | |||
|---|---|---|---|---|---|---|
| 9950 Medical Center Drive | 1 | 3181 Porter Drive | 1 | |||
| 825 and 835 Industrial Road | 2 | 275 Grove Street | 1 | |||
| 3115 Merryfield Row | 1 | 601, 611, and 651 Gateway Boulevard | 3 | |||
| 201 Haskins Way | 1 | 3330, 3412, 3420, 3440, 3450, and 3460 Hillview Avenue | 6 | |||
| 5 and 9 Laboratory Drive | 2 | |||||
| 8 and 10 Davis Drive | 2 | 9605, 9609, 9613, and 9615 Medical Center Drive | 4 | |||
| 201 Brookline Avenue | 1 | |||||
| 10055 Barnes Canyon Road | 1 | 9808 and 9868 Scranton Road | 2 | |||
| 751 Gateway Boulevard | 1 | Alexandria Center® for Life Science – Durham | ||||
| 325 Binney Street | 1 | 13 | ||||
| 1150 Eastlake Avenue East | 1 | One Upland Road | 1 | |||
| 10102 Hoyt Park Drive | 1 | 830 4th Avenue South | 1 | |||
| 15 | 11255 and 11355 North Torrey Pines Road | 2 | ||||
| Development – placed into | ||||||
| service after January 1, 2020 | Properties | Sequence District by Alexandria | 7 | |||
| 9804 Medical Center Drive | 1 | 380 and 420 E Street | 2 | |||
| 1165 Eastlake Avenue East | 1 | Alexandria Center® for Life Science – Fenway | 1 | |||
| 2 | ||||||
| Redevelopment – under construction | Properties | 550 Arsenal Street | 1 | |||
| 5505 Morehouse Drive | 1 | 1501-1599 Industrial Road | 6 | |||
| 30-02 48th Avenue | 1 | One Investors Way | 2 | |||
| 3160 Porter Drive | 1 | 2475 Hanover Street | 1 | |||
| The Arsenal on the Charles | 11 | 10975 and 10995 Torreyana Road | 2 | |||
| 2400 Ellis Road, 40 Moore Drive, and 14 TW Alexander Drive | 3 | Pacific Technology Park | 6 | |||
| 1122 El Camino Real | 1 | |||||
| 840 Winter Street | 1 | 12 Davis Drive | 1 | |||
| 20400 Century Boulevard | 1 | 7360 Carroll Road | 1 | |||
| 10277 Scripps Ranch Boulevard | 1 | 3303, 3305, and 3307 Monte Villa Parkway | 3 | |||
| 9601 and 9603 Medical Center Drive | 2 | |||||
| One Rogers Street | 1 | Other | 44 | |||
| 40, 50, and 60 Sylvan Road | 3 | 112 | ||||
| 3301, 3555, and 3755 Monte Villa Parkway | 3 | Unconsolidated real estate JVs | 4 | |||
| Properties held for sale | — | |||||
| Other | 2 | |||||
| 31 | Total properties excluded from same properties | 167 | ||||
| Redevelopment – placed into | ||||||
| service after January 1, 2020 | Properties | Same properties | 247 | |||
| 9877 Waples Street | 1 | Total properties in North America as of December 31, 2021 | 414 | |||
| 700 Quince Orchard Road | 1 | |||||
| Other | 1 | |||||
| 3 |
Stabilized occupancy date
The stabilized occupancy date represents the estimated date on which the project is expected to reach occupancy of 95% or greater.
Tenant recoveries
Tenant recoveries represent revenues comprising reimbursement of real estate taxes, insurance, utilities, repairs and maintenance, common area expenses, and other operating expenses and earned in the period during which the applicable expenses are incurred and the tenant’s obligation to reimburse us arises.
We classify rental revenues and tenant recoveries generated through the leasing of real estate assets within revenue in income from rentals in our consolidated statements of operations. We provide investors with a separate presentation of rental revenues and tenant recoveries in “Same Property Performance” of this Supplemental Information because we believe it promotes investors’ understanding of our operating results. We believe that the presentation of tenant recoveries is useful to investors as a supplemental measure of our ability to recover operating expenses under our triple net leases, including recoveries of utilities, repairs and maintenance, insurance, property taxes, common area expenses, and other operating expenses, and of our ability to mitigate the effect to net income for any significant variability to components of our operating expenses.
The following table reconciles income from rentals to tenant recoveries:
| Three Months Ended | Year Ended | |||||||||||||
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| (In thousands) | 12/31/21 | 9/30/21 | 6/30/21 | 3/31/21 | 12/31/20 | 12/31/21 | 12/31/20 | |||||||
| Income from rentals | $ | 574,656 | $ | 546,527 | $ | 508,371 | $ | 478,695 | $ | 461,335 | $ | 2,108,249 | $ | 1,878,208 |
| Rental revenues | (435,637) | (415,918) | (396,804) | (370,233) | (353,950) | (1,618,592) | (1,471,840) | |||||||
| Tenant recoveries | $ | 139,019 | $ | 130,609 | $ | 111,567 | $ | 108,462 | $ | 107,385 | $ | 489,657 | $ | 406,368 |
Total equity capitalization
Total equity capitalization is equal to the outstanding shares of common stock multiplied by the closing price on the last trading day at the end of each period presented.
Total market capitalization
Total market capitalization is equal to the sum of total equity capitalization and total debt.
| Alexandria Real Estate Equities, Inc. All Rights Reserved. © 2022 | 63 | | --- | --- || Definitions and Reconciliations (continued) | | --- | | December 31, 2021 |
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) | 12/31/21 | 9/30/21 | 6/30/21 | 3/31/21 | 12/31/20 | |||||
| Unencumbered net operating income | $ | 390,017 | $ | 371,026 | $ | 353,104 | $ | 330,160 | $ | 315,586 |
| Encumbered net operating income | 11,189 | 10,738 | 12,560 | 11,801 | 11,367 | |||||
| Total net operating income | $ | 401,206 | $ | 381,764 | $ | 365,664 | $ | 341,961 | $ | 326,953 |
| Unencumbered net operating income as a percentage of total net operating income | 97% | 97% | 97% | 97% | 97% |
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 interest rate hedge agreements, amortization of loan fees, amortization of debt premiums (discounts), 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.
Weighted-average shares of common stock outstanding – diluted
From time to time, we enter into capital market transactions, including forward equity sales agreements (“Forward Agreements”), to fund acquisitions, to fund construction of our highly leased development and redevelopment projects, and for general working capital purposes. We are required to consider the potential dilutive effect of our forward equity sales agreements under the treasury stock method while the forward equity sales agreements are outstanding. As of December 31, 2021, we had no Forward Agreements outstanding.
The weighted-average shares of common stock outstanding used in calculating EPS – diluted, FFO per share – diluted, and FFO per share – diluted, as adjusted, during each period are calculated as follows:
| Three Months Ended | Year Ended | ||||||
|---|---|---|---|---|---|---|---|
| (In thousands) | 12/31/21 | 9/30/21 | 6/30/21 | 3/31/21 | 12/31/20 | 12/31/21 | 12/31/20 |
| Weighted-average of common stock outstanding – basic | 153,464 | 150,854 | 145,825 | 137,319 | 133,688 | 146,921 | 126,106 |
| Forward Agreements | 843 | 707 | 233 | 369 | 139 | 539 | 384 |
| Weighted-average of common stock outstanding – diluted | 154,307 | 151,561 | 146,058 | 137,688 | 133,827 | 147,460 | 126,490 |
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