8-K
EASTGROUP PROPERTIES INC (EGP)
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
__________________________
FORM 8-K
CURRENT REPORT
Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934
Date of Report (date of earliest event reported): October 25, 2022
EASTGROUP PROPERTIES, INC.
(Exact Name of Registrant as Specified in its Charter)
| Maryland | 1-07094 | 13-2711135 |
|---|---|---|
| (State or Other Jurisdiction<br>of Incorporation) | (Commission File Number) | (IRS Employer<br>Identification No.) |
400 W. Parkway Place, Suite 100, Ridgeland, MS 39157
(Address of Principal Executive Offices, including zip code)
(601) 354-3555
(Registrant’s telephone number, including area code)
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 (see General Instruction A.2. below):
| ☐ | 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 Act:
| Title of each class | Trading symbol(s) | Name of each exchange on which registered |
|---|---|---|
| Common stock, $0.0001 par value per share | EGP | 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. ☐
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ITEM 2.02 Results of Operations and Financial Condition
On October 25, 2022, EastGroup Properties, Inc. (the "Company") furnished the following documents: (i) a press release relating to its results of operations for the quarter ended September 30, 2022 and related matters; and (ii) quarterly supplemental financial information for the fiscal quarter ended September 30, 2022. A copy of the press release as well as a copy of the supplemental financial information are made available on the Company's website and are attached hereto as Exhibits 99.1 and 99.2, respectively, and are incorporated by reference herein.
The information furnished in this Item 2.02 and in the attached Exhibits 99.1 and 99.2 is deemed to be "furnished" and shall not be deemed to be "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 and shall not be deemed incorporated by reference into any filing under the Exchange Act or the Securities Act of 1933, as amended, regardless of any general incorporation language in such filing.
ITEM 8.01 Other Events
The Company is filing this Current Report on Form 8-K to update its channels of distribution for information disclosed pursuant to Regulation FD. The Company currently announces information about the Company and its business through the Company's website (www.eastgroup.net), including the investor relations website (investor.eastgroup.net), filings with the Securities and Exchange Commission, press releases, public conference calls, and webcasts. Going forward, the Company will also use Facebook (facebook.com/eastgroupproperties), Twitter (twitter.com/eastgroupprop), and LinkedIn (linkedin.com/company/eastgroup-properties-inc). The list of social media channels that the company uses may be updated on its investor relations website from time to time. The information contained on, or that may be accessed through, the Company's website and any of these other Company accounts is not incorporated by reference into, and is not a part of, this document.
ITEM 9.01 Financial Statements and Exhibits
(d) Exhibits.
| Exhibit No. | Description |
|---|---|
| 99.1 | Press Release dated October 25, 2022. |
| 99.2 | Quarterly Supplemental Information for the Quarter Ended September 30, 2022. |
| 104 | Cover Page Interactive Data File (embedded within the Inline XBRL document). |
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.
Date: October 25, 2022
| EASTGROUP PROPERTIES, INC. |
|---|
| By: /s/ BRENT W. WOOD |
| Brent W. Wood<br>Executive Vice President, Chief Financial Officer and Treasurer |
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Document
| Exhibit 99.1 | ||
|---|---|---|
| Contact: | ||
| --- | --- | --- |
| Marshall Loeb, President and CEO | ||
| Brent Wood, CFO | ||
| EastGroup Properties Announces | (601) 354-3555 | |
| Third Quarter 2022 Results |
Third Quarter 2022 Results
•Net Income Attributable to Common Stockholders of $0.87 Per Diluted Share for Third Quarter 2022 Compared to $0.76 Per Diluted Share for Third Quarter 2021
•Funds from Operations of $1.77 Per Share for Third Quarter 2022 Compared to $1.55 Per Share for Third Quarter 2021, an Increase of 14.2%
•Same Property Net Operating Income for the Same Property Pool Excluding Income From Lease Terminations Increased 8.7% on a Cash Basis and 6.6% on a Straight-Line Basis for Third Quarter 2022 Compared to the Same Period in 2021
•Operating Portfolio was 99.0% Leased and 98.5% Occupied as of September 30, 2022; Average Occupancy of Operating Portfolio was 98.3% for Third Quarter 2022
•Rental Rates on New and Renewal Leases Increased an Average of 39.4% on a Straight-Line Basis
•Acquired 299,000 Square Feet of Value-Add Properties for Approximately $21 Million
•Acquired 108.5 Acres of Development Land for Approximately $23 Million
•Started Construction of Four Development Projects Containing 842,000 Square Feet with Projected Total Costs of Approximately $108 Million
•Transferred Six Development Projects Totaling 817,000 Square Feet to the Operating Portfolio, Which Are Collectively 94% Leased
•Development and Value-Add Program Consisted of 27 Projects in 14 Cities (4.9 Million Square Feet) at September 30, 2022 with a Projected Total Investment of Approximately $601 Million
•Declared 171st Consecutive Quarterly Cash Dividend: Increased the Dividend by $0.15 Per Share (13.6%) to $1.25 Per Share
•Closed $125 Million of Senior Unsecured Term Loans During the Quarter with a Weighted Average Effective Fixed Interest Rate of 4.04%
•Agreed to Terms on $150 Million of Unsecured Debt During the Quarter: $75 Million has an 11-Year Term and a Fixed Interest Rate of 4.90% and $75 Million has a 12-Year Term and a Fixed Interest Rate of 4.95%
JACKSON, MISSISSIPPI, October 25, 2022 - EastGroup Properties, Inc. (NYSE: EGP) (the “Company”, “we”, “us” or “EastGroup”) announced today the results of its operations for the three and nine months ended September 30, 2022.
Commenting on EastGroup’s performance, Marshall Loeb, CEO, stated, “Our team continues delivering solid, consistent quarterly results as evidenced by over 14% growth in FFO per share. The day-to-day industrial market remains strong as evidenced by a number of metrics such as our percent leased, percent occupied, quarterly releasing spreads and same store net operating income growth. And while we’re proud of these operational results, we are mindful of the global economic unease. As a result, we’re being very judicious with capital allocation and incremental risk. This type of economic climate is one of the primary reasons we’ve brought our overall leverage and floating rate debt ratios down the past few years. And longer term, I remain bullish on the continued growth prospects for our shallow bay, last mile Sunbelt market portfolio.”
400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 | TEL: 601-354-3555 | FAX: 601-352-1441 | EastGroup.net
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EARNINGS PER SHARE
Three Months Ended September 30, 2022
On a diluted per share basis, earnings per common share (“EPS”) were $0.87 for the three months ended September 30, 2022, compared to $0.76 for the same period of 2021. The Company’s property net operating income (“PNOI”) increased by $15,660,000 ($0.36 per share) for the three months ended September 30, 2022, as compared to the same period of 2021. Depreciation and amortization expense increased by $7,014,000 ($0.16 per share) during the three months ended September 30, 2022, as compared to the same period of 2021.
Nine Months Ended September 30, 2022
Diluted EPS for the nine months ended September 30, 2022 were $3.48 compared to $2.13 for the same period of 2021. PNOI increased by $42,019,000 ($0.99 per share) for the nine months ended September 30, 2022, as compared to the same period of 2021. EastGroup recognized gains on sales of real estate investments of $40,999,000 ($0.97 per share) during the nine months ended September 30, 2022; there were no sales during the same period of 2021. Depreciation and amortization expense increased by $19,154,000 ($0.45 per share) during the nine months ended September 30, 2022, as compared to the same period of 2021.
FUNDS FROM OPERATIONS AND PROPERTY NET OPERATING INCOME
Three Months Ended September 30, 2022
For the three months ended September 30, 2022, funds from operations attributable to common stockholders (“FFO”) were $1.77 per share compared to $1.55 per share during the same period of 2021, an increase of 14.2%.
PNOI increased by $15,660,000, or 20.8%, during the three months ended September 30, 2022, compared to the same period of 2021. PNOI increased $7,139,000 from newly developed and value-add properties, $5,186,000 from 2021 and 2022 acquisitions, and $4,349,000 from same property operations (based on the same property pool); PNOI decreased $867,000 from operating properties sold in 2021 and 2022.
Same PNOI Excluding Income from Lease Terminations increased 6.6% on a straight-line basis for the three months ended September 30, 2022, compared to the same period of 2021; on a cash basis (excluding straight-line rent adjustments and amortization of above/below market rent intangibles), Same PNOI increased 8.7%.
On a straight-line basis, rental rates on new and renewal leases (4.6% of total square footage) increased an average of 39.4% during the three months ended September 30, 2022.
Nine Months Ended September 30, 2022
FFO for the nine months ended September 30, 2022, was $5.18 per share compared to $4.47 per share during the same period of 2021, an increase of 15.9%.
PNOI increased by $42,019,000, or 19.3%, during the nine months ended September 30, 2022, compared to the same period of 2021. PNOI increased $18,916,000 from newly developed and value-add properties, $15,142,000 from same property operations (based on the same property pool), and $10,696,000 from 2021 and 2022 acquisitions; PNOI decreased $2,348,000 from operating properties sold in 2021 and 2022.
Same PNOI Excluding Income from Lease Terminations increased 7.2% on a straight-line basis for the nine months ended September 30, 2022, compared to the same period of 2021; on a cash basis (excluding straight-line rent adjustments and amortization of above/below market rent intangibles), Same PNOI increased 8.9%.
On a straight-line basis, rental rates on new and renewal leases (14.4% of total square footage) increased an average of 36.4% during the nine months ended September 30, 2022.
The same property pool for the three and nine months ended September 30, 2022 includes properties which were included in the operating portfolio for the entire period from January 1, 2021 through September 30, 2022; this pool is comprised of properties containing 43,349,000 square feet.
400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 | TEL: 601-354-3555 | FAX: 601-352-1441 | EastGroup.net
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FFO, PNOI and Same PNOI are non-GAAP financial measures, which are defined under Definitions later in this release. Reconciliations of Net Income to PNOI and Same PNOI, and Net Income Attributable to EastGroup Properties, Inc. Common Stockholders to FFO are presented in the attached schedule “Reconciliations of GAAP to Non-GAAP Measures.”
ACQUISITIONS AND DISPOSITIONS
In July 2022, EastGroup acquired Access Point 3, a recently constructed 299,000 square foot building, for $21,127,000. The property is located in the I-385 South submarket in Greenville, South Carolina, adjacent to the Company’s Access Point 1 and 2 properties, which are 100% leased. Access Point 3 is 50% leased as of October 24, 2022, and is currently in the lease-up phase of the development and value-add portfolio.
Also during the three months ended September 30, 2022, the Company closed on the acquisition of development land in four different markets:
•Eisenhauer Point 10-12 Land – 17.8 acres of land in San Antonio, acquired for $4,894,000 that will accommodate the future development of three buildings containing approximately 225,000 square feet. This land is adjacent to the Company’s existing Eisenhauer Point development, which consists of 958,000 square feet and is 100% leased as of October 24, 2022.
•Hillside 4 Land – 33.2 acres of land in Greenville, acquired for $1,280,000 that will accommodate the future development of one building containing approximately 200,000 square feet. This site is located near 58.7 acres that EastGroup acquired in 2021 and began developing in the first quarter of 2022.
•Braselton 3 Land – 13.1 acres of land in Atlanta, acquired for $1,425,000 that will accommodate the future development of one building containing approximately 115,000 square feet. This land is located next to 43.0 acres acquired by the Company in the second quarter of 2022, known as Braselton 1 & 2 Land. V
•Heritage Grove Land – 44.4 acres of land in Austin, acquired for $15,295,000 that will accommodate the future development of seven buildings totaling approximately 550,000 square feet. This land is located within the Round Rock submarket of Austin where the Company owns other properties totaling 553,500 square feet, which are 100% leased as of October 24, 2022.
In October, subsequent to quarter-end, EastGroup acquired 60.9 acres of development land in Atlanta for approximately $5,600,000. The Company has future plans to construct five buildings totaling approximately 750,000 square feet.
DEVELOPMENT AND VALUE-ADD PROPERTIES
During the third quarter of 2022, EastGroup began construction of four new development projects in Austin, Dallas, Atlanta, and Fort Myers. The buildings will contain a total of 842,000 square feet and have projected total costs of $108,100,000.
400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 | TEL: 601-354-3555 | FAX: 601-352-1441 | EastGroup.net
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The development projects started during the first nine months of 2022 are detailed in the table below:
| Development Projects Started in 2022 | Location | Size | Anticipated Conversion Date | Projected Total Costs | |
|---|---|---|---|---|---|
| (Square feet) | (In thousands) | ||||
| World Houston 47 | Houston, TX | 139,000 | 12/2022 | $ | 19,100 |
| Horizon West 4 | Orlando, FL | 295,000 | 01/2023 | 28,700 | |
| SunCoast 11 | Fort Myers, FL | 79,000 | 01/2023 | 9,900 | |
| Arlington Tech 3 | Fort Worth, TX | 77,000 | 12/2023 | 10,300 | |
| Hillside 1 | Greenville, SC | 122,000 | 12/2023 | 11,600 | |
| Gateway 2 | Miami, FL | 133,000 | 02/2024 | 23,700 | |
| Horizon West 1 | Orlando, FL | 97,000 | 03/2024 | 13,200 | |
| Steele Creek 11 & 12 | Charlotte, NC | 241,000 | 04/2024 | 24,900 | |
| Springwood 1 & 2 | Houston, TX | 292,000 | 05/2024 | 33,300 | |
| Stonefield 35 1-3 | Austin, TX | 274,000 | 06/2024 | 35,300 | |
| SunCoast 10 | Fort Myers, FL | 100,000 | 06/2024 | 13,600 | |
| McKinney 1 & 2 | Dallas, TX | 172,000 | 08/2024 | 27,300 | |
| Cass White 1 & 2 | Atlanta, GA | 296,000 | 10/2024 | 31,900 | |
| Total Development Projects Started | 2,317,000 | $ | 282,800 |
At September 30, 2022, EastGroup’s development and value-add program consisted of 27 projects (4,934,000 square feet) in 14 cities. The projects, which were collectively 48% leased as of October 24, 2022, have a projected total cost of $600,800,000, of which $191,783,000 remained to be funded as of September 30, 2022.
During the third quarter of 2022, EastGroup transferred six projects to the operating portfolio (at the earlier of 90% occupancy or one year after completion). The projects, which are located in Charlotte, Miami, Orlando, Dallas, San Antonio, and El Paso, contain 817,000 square feet and were collectively 94% leased as of October 24, 2022.
The development and value-add properties transferred to the operating portfolio during the first nine months of 2022 are detailed in the table below:
| Development and Value-Add Properties Transferred to the Operating Portfolio in 2022 | Location | Size | Conversion Date | Cumulative Cost as of 9/30/22 | Percent Leased as of 10/24/22 | |
|---|---|---|---|---|---|---|
| (Square feet) | (In thousands) | |||||
| Access Point 1 (1) | Greenville, SC | 156,000 | 01/2022 | $ | 13,018 | 100% |
| Speed Distribution Center | San Diego, CA | 519,000 | 03/2022 | 72,427 | 100% | |
| Access Point 2 (1) | Greenville, SC | 159,000 | 05/2022 | 12,329 | 100% | |
| Grand Oaks 75 3 | Tampa, FL | 136,000 | 06/2022 | 11,641 | 100% | |
| Siempre Viva 3-6 (1) | San Diego, CA | 547,000 | 06/2022 | 133,795 | 100% | |
| Steele Creek 8 | Charlotte, NC | 72,000 | 07/2022 | 8,463 | 100% | |
| CreekView 9 & 10 | Dallas, TX | 145,000 | 08/2022 | 15,975 | 100% | |
| Gateway 3 | Miami, FL | 133,000 | 08/2022 | 18,558 | 100% | |
| Ridgeview 3 | San Antonio, TX | 88,000 | 08/2022 | 9,430 | 100% | |
| Americas Ten 2 | El Paso, TX | 169,000 | 09/2022 | 14,406 | 100% | |
| Horizon West 2 & 3 | Orlando, FL | 210,000 | 09/2022 | 18,801 | 76% | |
| Total Projects Transferred | 2,334,000 | $ | 328,843 | 98% | ||
| Projected Stabilized Yield (2) | 6.6% |
(1) Represents value-add acquisitions.
(2) Weighted average yield based on projected stabilized annual property net operating income on a straight-line basis at 100% occupancy
divided by projected total costs.
400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 | TEL: 601-354-3555 | FAX: 601-352-1441 | EastGroup.net
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Subsequent to quarter-end, EastGroup began construction Basswood 3-5 in Fort Worth, which will contain 351,000 square feet and has a projected total cost of $45,000,000.
DIVIDENDS
EastGroup declared a cash dividend of $1.25 per share in the third quarter of 2022, which represented a 13.6% increase over the previous quarter’s dividend. The third quarter dividend, which was paid on October 14, 2022, was the Company’s 171st consecutive quarterly cash distribution to shareholders. The Company has increased or maintained its dividend for 30 consecutive years and has increased it 27 years over that period, including increases in each of the last 11 years. The annualized dividend rate of $5.00 per share yielded 3.5% on the closing stock price of $144.24 on October 24, 2022.
FINANCIAL STRENGTH AND FLEXIBILITY
EastGroup continues to maintain a strong and flexible balance sheet. Debt-to-total market capitalization was 21.3% at September 30, 2022. The Company’s interest and fixed charge coverage ratio was 8.89x and 9.18x for the three and nine months ended September 30, 2022, respectively. The Company’s ratio of debt to earnings before interest, taxes, depreciation and amortization for real estate (“EBITDAre”) was 4.88x and 5.16x for the three and nine months ended September 30, 2022, respectively. EBITDAre is a non-GAAP financial measure defined under Definitions later in this release. A reconciliation of Net Income to EBITDAre is presented in the attached schedule “Reconciliations of GAAP to Non-GAAP Measures.”
During the third quarter, EastGroup issued and sold 6,368 shares of common stock under its continuous common equity offering program at an average price of $179.18 per share, providing aggregate net proceeds to the Company of approximately $1,010,000. During the nine months ended September 30, 2022, EastGroup issued and sold 391,906 shares of common stock under the continuous common equity offering program at an average price of $194.28 per share, providing aggregate net proceeds to the Company of approximately $75,189,000. EastGroup also issued 1,868,809 shares of the Company’s common stock in connection with the acquisition of real estate during the nine months ended September 30, 2022.
In August 2022, the Company closed a $125,000,000 senior unsecured term loan with interest only payments, bearing interest at the annual rate of SOFR plus an applicable margin based on the Company’s senior unsecured long-term debt rating and consolidated leverage ratio. The loan has a $75,000,000 tranche with a five-year term and a $50,000,000 tranche with a two-year term. The Company also entered into interest rate swap agreements to convert the loan’s SOFR rate component to a fixed interest rate for the entire term of the loan, providing a total effective fixed interest rate of 4.00% and 4.09% on the $75,000,000 and $50,000,000 tranches, respectively.
As previously announced, the Company and a group of lenders agreed to terms on the private placement of two senior unsecured notes totaling $150,000,000. One note for $75,000,000 has an 11-year term and an interest rate of 4.90% with semi-annual interest-only payments. The other $75,000,000 note has a 12-year term and an interest rate of 4.95% with semi-annual interest-only payments. The notes, dated August 16, 2022, were issued and sold on October 12, 2022. The notes will not be and have not been registered under the Securities Act of 1933, as amended, and may not be offered or sold in the United States absent registration or an applicable exemption from the registration requirements.
OUTLOOK FOR 2022
We now estimate that EastGroup’s EPS for 2022 will be in the range of $4.25 to $4.29. Our estimated FFO per share attributable to common stockholders for 2022 is now estimated to be in the range of $6.91 to $6.95. The table below reconciles projected net income attributable to common stockholders to projected FFO. The Company is providing a projection of estimated net income attributable to common stockholders solely to satisfy the disclosure requirements of the U.S. Securities and Exchange Commission.
400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 | TEL: 601-354-3555 | FAX: 601-352-1441 | EastGroup.net
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EastGroup’s projections are based on management’s current beliefs and assumptions about our business, the industry and the markets in which we operate; there are known and unknown risks and uncertainties associated with these projections. We assume no obligation to update publicly any forward-looking statements, including our outlook for 2022, whether as a result of new information, future events or otherwise. Please refer to the “Forward-Looking Statements” disclosures included in this earnings release and “Risk Factors” disclosed in our annual and quarterly reports filed with the Securities and Exchange Commission for more information.
| Low Range | High Range | ||||
|---|---|---|---|---|---|
| Q4 2022 | Y/E 2022 | Q4 2022 | Y/E 2022 | ||
| (In thousands, except per share data) | |||||
| Net income attributable to common stockholders | $ | 34,039 | 181,550 | 35,747 | 183,258 |
| Depreciation and amortization | 41,207 | 154,365 | 41,207 | 154,365 | |
| Gain on sales of real estate investments | — | (40,999) | — | (40,999) | |
| Funds from operations attributable to common stockholders | $ | 75,246 | 294,916 | 76,954 | 296,624 |
| Diluted shares | 43,586 | 42,710 | 43,586 | 42,710 | |
| Per share data (diluted): | |||||
| Net income attributable to common stockholders | $ | 0.78 | 4.25 | 0.82 | 4.29 |
| Funds from operations attributable to common stockholders | 1.73 | 6.91 | 1.77 | 6.95 |
The following assumptions were used for the mid-point:
| Metrics | Revised Guidance for Year 2022 | July Earnings Release Guidance for Year 2022 | Actual for Year 2021 |
|---|---|---|---|
| FFO per share | $6.91 - $6.95 | $6.84 - $6.96 | $6.09 |
| FFO per share increase over prior year | 13.8% | 13.3% | 13.2% |
| Same PNOI growth: cash basis(1) | 8.3% -9.3%(2) | 8.0% -9.0%(2) | 5.7% |
| Average month-end occupancy - operating portfolio | 97.5% - 98.5% | 97.3% - 98.3% | 97.1% |
| Lease termination fee income | $2.5 million | $2.5 million | $1.4 million |
| Recoveries (reserves) of uncollectible rent | ($500,000) | ($675,000) | $475,000 |
| Development starts: | |||
| Square feet | 3.1 million | 3.2 million | 2.8 million |
| Projected total investment | $375 million | $350 million | $341 million |
| Value-add property acquisitions (Projected total investment) | $125 million | $125 million | $178 million |
| Operating property acquisitions | $380 million | $360 million | $108 million |
| Operating property dispositions<br><br>(Potential gains on dispositions are not included in the projections) | $70 million | $70 million | $45 million |
| Unsecured debt closing in period | $525 million at 3.82% weighted<br>average interest rate | $525 million at 3.82% weighted<br>average interest rate | $175 million at 2.40% weighted<br>average interest rate |
| Common stock issuances | $75 million | $75 million | $274 million |
| General and administrative expense | $17.0 million | $16.9 million | $15.7 million |
(1) Excludes straight-line rent adjustments, amortization of market rent intangibles for acquired leases and income from lease terminations.
(2) Includes properties which have been in the operating portfolio since 1/1/21 and are projected to be in the operating portfolio through 12/31/22; includes 43,273,000 square feet.
400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 | TEL: 601-354-3555 | FAX: 601-352-1441 | EastGroup.net
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DEFINITIONS
The Company’s chief decision makers use two primary measures of operating results in making decisions: (1) funds from operations attributable to common stockholders (“FFO”) and (2) property net operating income (“PNOI”), as defined below.
FFO is computed in accordance with standards established by the National Association of Real Estate Investment Trusts, Inc. (“Nareit”). Nareit’s guidance allows preparers an option as it pertains to whether gains or losses on sale, or impairment charges, on real estate assets incidental to a real estate investment trust’s (“REIT’s”) business are excluded from the calculation of FFO. EastGroup has made the election to exclude activity related to such assets that are incidental to our business. FFO is calculated as net income (loss) attributable to common stockholders computed in accordance with U.S. generally accepted accounting principles (“GAAP”), excluding gains and losses from sales of real estate property (including other assets incidental to the Company’s business) and impairment losses, adjusted for real estate related depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures.
PNOI is defined as Income from real estate operations less Expenses from real estate operations (including market-based internal management fee expense) plus the Company’s share of income and property operating expenses from its less-than-wholly-owned real estate investments. EastGroup sometimes refers to PNOI from Same Properties as “Same PNOI” in this press release and the accompanying reconciliation; the Company also presents Same PNOI Excluding Income from Lease Terminations. The Company presents Same PNOI and Same PNOI Excluding Income from Lease Terminations as a property-level supplemental measure of performance used to evaluate the performance of the Company’s investments in real estate assets and its operating results on a same property basis. The Company believes it is useful to evaluate Same PNOI Excluding Income from Lease Terminations on both a straight-line and cash basis. The straight-line basis is calculated by averaging the customers’ rent payments over the lives of the leases; GAAP requires the recognition of rental income on a straight-line basis. The cash basis excludes adjustments for straight-line rent and amortization of market rent intangibles for acquired leases; cash basis is an indicator of the rents charged to customers by the Company during the periods presented and is useful in analyzing the embedded rent growth in the Company’s portfolio. “Same Properties” is defined as operating properties owned during the entire current period and prior year reporting period. Operating properties are stabilized real estate properties (land including building and improvements) that make up the Company’s operating portfolio. Properties developed or acquired are excluded from the same property pool until held in the operating portfolio for both the current and prior year reporting periods. Properties sold during the current or prior year reporting periods are also excluded.
FFO and PNOI are supplemental industry reporting measurements used to evaluate the performance of the Company’s investments in real estate assets and its operating results. The Company believes that the exclusion of depreciation and amortization in the industry’s calculations of PNOI and FFO provides supplemental indicators of the properties’ performance since real estate values have historically risen or fallen with market conditions. PNOI and FFO as calculated by the Company may not be comparable to similarly titled but differently calculated measures for other REITs. Investors should be aware that items excluded from or added back to FFO are significant components in understanding and assessing the Company’s financial performance.
The Company’s chief decision makers also use Earnings Before Interest, Taxes, Depreciation and Amortization for Real Estate (“EBITDAre”) in making decisions. EBITDAre is computed in accordance with standards established by Nareit and defined as Net Income, adjusted for gains and losses from sales of real estate investments, non-operating real estate and other assets incidental to the Company’s business, interest expense, income tax expense, depreciation and amortization. EBITDAre is a non-GAAP financial measure used to measure the Company’s operating performance and its ability to meet interest payment obligations and pay quarterly stock dividends on an unleveraged basis.
400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 | TEL: 601-354-3555 | FAX: 601-352-1441 | EastGroup.net
Page 7
EastGroup’s chief decision makers also use its Debt-to-EBITDAre ratio, a non-GAAP financial measure calculated by dividing the Company’s debt by its EBITDAre, in analyzing the financial condition and operating performance of the Company relative to its leverage.
The Company’s interest and fixed charge coverage ratio is a non-GAAP financial measure calculated by dividing the Company’s EBITDAre by its interest expense. This ratio provides a basis for analysis of the Company’s leverage, operating performance and its ability to service the interest payments due on its debt.
CONFERENCE CALL
EastGroup will host a conference call and webcast to discuss the results of its third quarter, review the Company’s current operations, and present its updated earnings outlook for 2022 on Wednesday, October 26, 2022, at 11:00 a.m. Eastern Time. A live broadcast of the conference call is available by dialing 1-888-346-0688 (conference ID: EastGroup) or by webcast through a link on the Company’s website at www.eastgroup.net. If you are unable to listen to the live conference call, a telephone and webcast replay will be available until Wednesday, November 2, 2022. The telephone replay can be accessed by dialing 1-877-344-7529 (access code 9532337), and the webcast replay can be accessed through a link on the Company’s website at www.eastgroup.net.
SUPPLEMENTAL INFORMATION
Supplemental financial information is available under Quarterly Results in the Investor Relations section of the Company’s website at www.eastgroup.net or upon request by calling the Company at 601-354-3555.
COMPANY INFORMATION
EastGroup Properties, Inc. (NYSE: EGP), a member of the S&P Mid-Cap 400 and Russell 1000 Indexes, is a self-administered equity real estate investment trust focused on the development, acquisition and operation of industrial properties in major Sunbelt markets throughout the United States with an emphasis in the states of Florida, Texas, Arizona, California and North Carolina. The Company’s goal is to maximize shareholder value by being a leading provider in its markets of functional, flexible and quality business distribution space for location sensitive customers (primarily in the 15,000 to 70,000 square foot range). The Company’s strategy for growth is based on ownership of premier distribution facilities generally clustered near major transportation features in supply-constrained submarkets. The Company’s portfolio, including development projects and value-add acquisitions in lease-up and under construction, currently includes approximately 56.0 million square feet. EastGroup Properties, Inc. press releases are available on the Company’s website at www.eastgroup.net.
The Company announces information about the Company and its business to investors and the public using the Company's website (eastgroup.net), including the investor relations website (investor.eastgroup.net), filings with the Securities and Exchange Commission, press releases, public conference calls, and webcasts. The Company also uses social media to communicate with its investors and the public. While not all the information that the Company posts to the Company's website or on the Company's social media channels is of a material nature, some information could be deemed to be material. Therefore, the Company encourages investors, the media, and others interested in the Company to review the information that it posts on the social media channels, including Facebook (facebook.com/eastgroupproperties), Twitter (twitter.com/eastgroupprop), and LinkedIn (linkedin.com/company/eastgroup-properties-inc). The list of social media channels that the company uses may be updated on its investor relations website from time to time. The information contained on, or that may be accessed through, our website or any of our social media channels is not incorporated by reference into, and is not a part of, this document.
FORWARD-LOOKING STATEMENTS
The statements and certain other information contained in this press release, which can be identified by the use of forward-looking terminology such as “may,” “will,” “seek,” “expects,” “anticipates,” “believes,” “targets,” “intends,” “should,” “estimates,” “could,” “continue,” “assume,” “projects,” “goals,” or “plans” and variations of such words or similar expressions or the negative of such words, constitute “forward-looking statements” within the
400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 | TEL: 601-354-3555 | FAX: 601-352-1441 | EastGroup.net
Page 8
meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, and are subject to the safe harbors created thereby. These forward-looking statements reflect the Company’s current views about its plans, intentions, expectations, strategies and prospects, which are based on the information currently available to the Company and on assumptions it has made. Although the Company believes that its plans, intentions, expectations, strategies and prospects as reflected in or suggested by those forward-looking statements are reasonable, the Company can give no assurance that such plans, intentions, expectations or strategies will be attained or achieved. Furthermore, these forward-looking statements should be considered as subject to the many risks and uncertainties that exist in the Company’s operations and business environment. Such risks and uncertainties could cause actual results to differ materially from those projected. These uncertainties include, but are not limited to:
•international, national, regional and local economic conditions;
•disruption in supply and delivery chains;
•construction costs could increase as a result of inflation impacting the costs to develop properties;
•increase in interest rates and ability to raise equity capital on attractive terms;
•financing risks, including the risks that our cash flows from operations may be insufficient to meet required payments of principal and interest, and we may be unable to refinance our existing debt upon maturity or obtain new financing on attractive terms or at all;
•our ability to retain our credit agency ratings;
•our ability to comply with applicable financial covenants;
•the competitive environment in which the Company operates;
•fluctuations of occupancy or rental rates;
•potential defaults (including bankruptcies or insolvency) on or non-renewal of leases by tenants, or our ability to lease space at current or anticipated rents, particularly in light of the significant uncertainty as to the conditions under which current or potential tenants will be able to operate physical locations in the future;
•potential changes in the law or governmental regulations and interpretations of those laws and regulations, including changes in real estate laws or REIT or corporate income tax laws, and potential increases in real property tax rates;
•our ability to maintain our qualification as a REIT;
•acquisition and development risks, including failure of such acquisitions and development projects to perform in accordance with projections;
•natural disasters such as fires, floods, tornadoes, hurricanes and earthquakes;
•pandemics, epidemics or other public health emergencies, such as the coronavirus pandemic;
•the terms of governmental regulations that affect us and interpretations of those regulations, including the costs of compliance with those regulations, changes in real estate and zoning laws and increases in real property tax rates;
•credit risk in the event of non-performance by the counterparties to our interest rate swaps;
•the discontinuation of London Interbank Offered Rate;
•lack of or insufficient amounts of insurance;
•litigation, including costs associated with prosecuting or defending claims and any adverse outcomes;
•our ability to attract and retain key personnel;
•risks related to the failure, inadequacy or interruption of our data security systems and processes;
•potentially catastrophic events such as acts of war, civil unrest and terrorism; and
•environmental liabilities, including costs, fines or penalties that may be incurred due to necessary remediation of contamination of properties presently owned or previously owned by us.
All forward-looking statements should be read in light of the risks identified in Part I, Item 1A. Risk Factors within the Company’s most recent Annual Report on Form 10-K and in its subsequent Quarterly Reports on Form 10-Q.
The Company assumes no obligation to update publicly any forward-looking statements, whether as a result of new information, future events or otherwise.
400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 | TEL: 601-354-3555 | FAX: 601-352-1441 | EastGroup.net
Page 9
| EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES | |||||
|---|---|---|---|---|---|
| CONSOLIDATED STATEMENTS OF INCOME AND COMPREHENSIVE INCOME | |||||
| (IN THOUSANDS, EXCEPT PER SHARE DATA) | |||||
| (UNAUDITED) | |||||
| Three Months Ended | Nine Months Ended | ||||
| September 30, | September 30, | ||||
| 2022 | 2021 | 2022 | 2021 | ||
| REVENUES | |||||
| Income from real estate operations | $ | 125,570 | 104,584 | 357,020 | 302,063 |
| Other revenue | 88 | 13 | 165 | 40 | |
| 125,658 | 104,597 | 357,185 | 302,103 | ||
| EXPENSES | |||||
| Expenses from real estate operations | 35,033 | 29,644 | 98,643 | 85,521 | |
| Depreciation and amortization | 39,277 | 32,263 | 113,079 | 93,925 | |
| General and administrative | 3,967 | 3,559 | 12,503 | 12,081 | |
| Indirect leasing costs | 119 | 133 | 410 | 597 | |
| 78,396 | 65,599 | 224,635 | 192,124 | ||
| OTHER INCOME (EXPENSE) | |||||
| Interest expense | (9,771) | (8,416) | (26,851) | (24,873) | |
| Gain on sales of real estate investments | — | — | 40,999 | — | |
| Other | 326 | 210 | 888 | 621 | |
| NET INCOME | 37,817 | 30,792 | 147,586 | 85,727 | |
| Net income attributable to noncontrolling interest in joint ventures | (25) | (21) | (75) | (59) | |
| NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS | 37,792 | 30,771 | 147,511 | 85,668 | |
| Other comprehensive income - interest rate swaps | 17,157 | 1,325 | 39,826 | 8,276 | |
| TOTAL COMPREHENSIVE INCOME | $ | 54,949 | 32,096 | 187,337 | 93,944 |
| BASIC PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS | |||||
| Net income attributable to common stockholders | $ | 0.87 | 0.76 | 3.49 | 2.14 |
| Weighted average shares outstanding | 43,467 | 40,434 | 42,308 | 40,058 | |
| DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS | |||||
| Net income attributable to common stockholders | $ | 0.87 | 0.76 | 3.48 | 2.13 |
| Weighted average shares outstanding | 43,581 | 40,567 | 42,419 | 40,165 | |
| EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES | |||||
| --- | --- | --- | --- | --- | |
| RECONCILIATIONS OF GAAP TO NON-GAAP MEASURES | |||||
| (IN THOUSANDS, EXCEPT PER SHARE DATA) | |||||
| (UNAUDITED) | |||||
| Nine Months Ended | |||||
| September 30, | |||||
| 2021 | 2022 | 2021 | |||
| NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS | 37,792 | 30,771 | 147,511 | 85,668 | |
| Depreciation and amortization | 32,263 | 113,079 | 93,925 | ||
| Company’s share of depreciation from unconsolidated investment | 34 | 93 | 102 | ||
| Depreciation and amortization from noncontrolling interest | — | (14) | — | ||
| Gain on sales of real estate investments | — | (40,999) | — | ||
| FUNDS FROM OPERATIONS (“FFO”) ATTRIBUTABLE TO COMMON STOCKHOLDERS | 77,095 | 63,068 | 219,670 | 179,695 | |
| NET INCOME | 37,817 | 30,792 | 147,586 | 85,727 | |
| Interest expense (1) | 8,416 | 26,851 | 24,873 | ||
| Depreciation and amortization | 32,263 | 113,079 | 93,925 | ||
| Company’s share of depreciation from unconsolidated investment | 34 | 93 | 102 | ||
| EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION AND AMORTIZATION (“EBITDA”) | 71,505 | 287,609 | 204,627 | ||
| Gain on sales of real estate investments | — | (40,999) | — | ||
| EBITDA FOR REAL ESTATE (“EBITDAre”) | 86,896 | 71,505 | 246,610 | 204,627 | |
| Debt | 1,697,728 | 1,336,615 | 1,697,728 | 1,336,615 | |
| Debt-to-EBITDAre ratio | 4.67 | 5.16 | 4.90 | ||
| DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS | |||||
| Net income attributable to common stockholders | 0.87 | 0.76 | 3.48 | 2.13 | |
| FFO attributable to common stockholders | 1.77 | 1.55 | 5.18 | 4.47 | |
| Weighted average shares outstanding for EPS and FFO purposes | 40,567 | 42,419 | 40,165 | ||
| (1) Net of capitalized interest of 3,572 and 2,292 for the three months ended September 30, 2022 and 2021, respectively; and 8,515 and 6,686 for the nine months ended September 30, 2022 and 2021, respectively. |
All values are in US Dollars.
| EASTGROUP PROPERTIES, INC. AND SUBSIDIARIES | ||||
|---|---|---|---|---|
| RECONCILIATIONS OF GAAP TO NON-GAAP MEASURES (Continued) | ||||
| (IN THOUSANDS) | ||||
| (UNAUDITED) | ||||
| Nine Months Ended | ||||
| September 30, | ||||
| 2021 | 2022 | 2021 | ||
| NET INCOME | 37,817 | 30,792 | 147,586 | 85,727 |
| Gain on sales of real estate investments | — | (40,999) | — | |
| Interest income | (2) | (42) | (6) | |
| Other revenue | (13) | (165) | (40) | |
| Indirect leasing costs | 133 | 410 | 597 | |
| Depreciation and amortization | 32,263 | 113,079 | 93,925 | |
| Company’s share of depreciation from unconsolidated investment | 34 | 93 | 102 | |
| Interest expense (1) | 8,416 | 26,851 | 24,873 | |
| General and administrative expense (2) | 3,559 | 12,503 | 12,081 | |
| Noncontrolling interest in PNOI of consolidated joint ventures | (15) | (84) | (46) | |
| PROPERTY NET OPERATING INCOME (“PNOI”) | 75,167 | 259,232 | 217,213 | |
| PNOI from 2021 and 2022 acquisitions | (702) | (11,434) | (738) | |
| PNOI from 2021 and 2022 development and value-add properties | (2,767) | (25,023) | (6,107) | |
| PNOI from 2021 and 2022 operating property dispositions | (867) | (237) | (2,585) | |
| Other PNOI | (39) | 221 | (166) | |
| SAME PNOI (Straight-Line Basis) | 70,792 | 222,759 | 207,617 | |
| Net lease termination fee income from same properties | (353) | (1,115) | (947) | |
| SAME PNOI EXCLUDING INCOME FROM LEASE TERMINATIONS (Straight-Line Basis) | 70,439 | 221,644 | 206,670 | |
| Straight-line rent adjustments for same properties | (1,824) | (1,564) | (4,413) | |
| Acquired leases - market rent adjustment amortization for same properties | (103) | (331) | (541) | |
| SAME PNOI EXCLUDING INCOME FROM LEASE TERMINATIONS (Cash Basis) | 74,495 | 68,512 | 219,749 | 201,716 |
| (1) Net of capitalized interest of 3,572 and 2,292 for the three months ended September 30, 2022 and 2021, respectively; and 8,515 and 6,686 for the nine months ended September 30, 2022 and 2021, respectively. | ||||
| (2) Net of capitalized development costs of 2,388 and 2,031 for the three months ended September 30, 2022 and 2021, respectively; and 7,474 and 5,311 for the nine months ended September 30, 2022 and 2021, respectively. |
All values are in US Dollars.
supplementalinformation_
Conference Call 888-346-0688 | ID – EastGroup October 26, 2022 11:00 a.m. Eastern Time webcast available at EastGroup.net 400 W. Parkway Place, Suite 100, Ridgeland, MS 39157 | TEL: 601-354-3555 | FAX: 601-352-1441 |
Page 2 of 24 Table of Contents Financial Information: Consolidated Balance Sheets ................................................................................ 3 Consolidated Statements of Income and Comprehensive Income ......................... 4 Reconciliations of GAAP to Non-GAAP Measures ................................................. 5 Consolidated Statements of Cash Flows ................................................................ 7 Same Property Portfolio Analysis ........................................................................... 8 Additional Financial Information ............................................................................. 9 Financial Statistics ................................................................................................. 10 Capital Deployment: Development and Value-Add Properties Summary ................................................ 11 Development and Value-Add Properties Transferred to Real Estate Properties ..... 12 Acquisitions and Dispositions ................................................................................. 13 Real Estate Improvements and Leasing Costs ....................................................... 14 Property Information: Leasing Statistics and Occupancy Summary ......................................................... 15 Core Market Operating Statistics ........................................................................... 16 Lease Expiration Summary .................................................................................... 17 Top 10 Customers by Annualized Base Rent ......................................................... 18 Capitalization: Debt and Equity Market Capitalization ................................................................... 19 Continuous Common Equity Program .................................................................... 20 Debt-to-EBITDAre Ratios ....................................................................................... 21 Other Information: Outlook for 2022 .................................................................................................... 22 Glossary of REIT Terms ........................................................................................ 23 FORWARD-LOOKING STATEMENTS The statements and certain other information contained herein, which can be identified by the use of forward-looking terminology such as “may,” “will,” “seek,” “expects,” “anticipates,” “believes,” “targets,” “intends,” “should,” “estimates,” “could,” “continue,” “assume,” “projects,” “goals” or “plans” and variations of such words or similar expressions or the negative of such words, constitute “forward-looking statements” within the meaning of Section 27A of the Securities Act of 1933, as amended, and Section 21E of the Securities Exchange Act of 1934, as amended, and are subject to the safe harbors created thereby. These forward-looking statements reflect the current views of EastGroup Properties, Inc. (the “Company” or “EastGroup”) about its plans, intentions, expectations, strategies and prospects, which are based on the information currently available to the Company and on assumptions it has made. Although the Company believes that its plans, intentions, expectations, strategies and prospects as reflected in or suggested by those forward-looking statements are reasonable, the Company can give no assurance that such plans, intentions, expectations or strategies will be attained or achieved. Furthermore, these forward-looking statements should be considered as subject to the many risks and uncertainties that exist in the Company’s operations and business environment. Such risks and uncertainties could cause actual results to differ materially from those projected. These uncertainties include, but are not limited to: international, national, regional and local economic conditions; disruption in supply and delivery chains; construction costs could increase as a result of inflation impacting the costs to develop properties; increase in interest rates and ability to raise equity capital on attractive terms; financing risks, including the risks that our cash flows from operations may be insufficient to meet required payments of principal and interest, and we may be unable to refinance our existing debt upon maturity or obtain new financing on attractive terms or at all; our ability to retain our credit agency ratings; our ability to comply with applicable financial covenants; the competitive environment in which the Company operates; fluctuations of occupancy or rental rates; potential defaults (including bankruptcies or insolvency) on or non-renewal of leases by tenants, or our ability to lease space at current or anticipated rents, particularly in light of the significant uncertainty as to the conditions under which current or potential tenants will be able to operate physical locations in the future; potential changes in the law or governmental regulations and interpretations of those laws and regulations, including changes in real estate laws or REIT or corporate income tax laws, and potential increases in real property tax rates; our ability to maintain our qualification as a REIT; acquisition and development risks, including failure of such acquisitions and development projects to perform in accordance with projections; natural disasters such as fires, floods, tornadoes, hurricanes and earthquakes; pandemics, epidemics or other public health emergencies, such as the coronavirus pandemic; the terms of governmental regulations that affect us and interpretations of those regulations, including the costs of compliance with those regulations, changes in real estate and zoning laws and increases in real property tax rates; credit risk in the event of non-performance by the counterparties to our interest rate swaps; the discontinuation of London Interbank Offered Rate; lack of or insufficient amounts of insurance; litigation, including costs associated with prosecuting or defending claims and any adverse outcomes; our ability to attract and retain key personnel; risks related to the failure, inadequacy or interruption of our data security systems and processes; potentially catastrophic events such as acts of war, civil unrest and terrorism; environmental liabilities, including costs, fines or penalties that may be incurred due to necessary remediation of contamination of properties presently owned or previously owned by us. All forward-looking statements should be read in light of the risks identified in Part I, Item 1A. Risk Factors within the Company’s Annual Report on Form 10-K for the year ended December 31, 2021, and in its subsequent Quarterly Reports on Form 10-Q. The Company assumes no obligation to update publicly any forward-looking statements, including its Outlook for 2022, whether as a result of new information, future events or otherwise.
Page 3 of 24 Consolidated Balance Sheets (In thousands, except share and per share data) (Unaudited) September 30, 2022 December 31, 2021 ASSETS Real estate properties 4,251,279$ 3,546,711 Development and value-add properties 578,575 504,614 4,829,854 4,051,325 Less accumulated depreciation (1,121,208) (1,035,617) 3,708,646 3,015,708 Real estate assets held for sale - 5,695 Unconsolidated investment 7,666 7,320 Cash 4,848 4,393 Other assets 241,163 182,220 TOTAL ASSETS 3,962,323$ 3,215,336 LIABILITIES AND EQUITY LIABILITIES Unsecured bank credit facilities, net of debt issuance costs 154,188$ 207,066 Unsecured debt, net of debt issuance costs 1,541,481 1,242,570 Secured debt, net of debt issuance costs 2,059 2,142 Accounts payable and accrued expenses 190,950 109,760 Other liabilities 83,459 82,338 Total Liabilities 1,972,137 1,643,876 EQUITY Stockholders' Equity: Common shares; $0.0001 par value; 70,000,000 shares authorized; 43,573,951 shares issued and outstanding at September 30, 2022 and 41,268,846 at December 31, 2021 4 4 Excess shares; $0.0001 par value; 30,000,000 shares authorized; zero shares issued - - Additional paid-in capital 2,266,831 1,886,820 Distributions in excess of earnings (319,063) (318,056) Accumulated other comprehensive income 41,128 1,302 Total Stockholders' Equity 1,988,900 1,570,070 Noncontrolling interest in joint ventures 1,286 1,390 Total Equity 1,990,186 1,571,460 TOTAL LIABILITIES AND EQUITY 3,962,323$ 3,215,336
Page 4 of 24 Consolidated Statements of Income and Comprehensive Income (In thousands, except per share data) (Unaudited) 2022 2021 2022 2021 REVENUES Income from real estate operations 125,570$ 104,584 357,020 302,063 Other revenue 88 13 165 40 125,658 104,597 357,185 302,103 EXPENSES Expenses from real estate operations 35,033 29,644 98,643 85,521 Depreciation and amortization 39,277 32,263 113,079 93,925 General and administrative 3,967 3,559 12,503 12,081 Indirect leasing costs 119 133 410 597 78,396 65,599 224,635 192,124 OTHER INCOME (EXPENSE) Interest expense (9,771) (8,416) (26,851) (24,873) Gain on sales of real estate investments - - 40,999 - Other 326 210 888 621 NET INCOME 37,817 30,792 147,586 85,727 Net income attributable to noncontrolling interest in joint ventures (25) (21) (75) (59) NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS 37,792 30,771 147,511 85,668 Other comprehensive income - interest rate swaps 17,157 1,325 39,826 8,276 TOTAL COMPREHENSIVE INCOME 54,949$ 32,096 187,337 93,944 BASIC PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS Net income attributable to common stockholders 0.87$ 0.76 3.49 2.14 Weighted average shares outstanding 43,467 40,434 42,308 40,058 DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS Net income attributable to common stockholders 0.87$ 0.76 3.48 2.13 Weighted average shares outstanding 43,581 40,567 42,419 40,165 Nine Months Ended September 30,September 30, Three Months Ended
Page 5 of 24 Reconciliations of GAAP to Non-GAAP Measures (In thousands, except per share data) (Unaudited) 2022 2021 2022 2021 NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS 37,792$ 30,771 147,511 85,668 Depreciation and amortization 39,277 32,263 113,079 93,925 Company's share of depreciation from unconsolidated investment 31 34 93 102 Depreciation and amortization from noncontrolling interest (5) - (14) - Gain on sales of real estate investments - - (40,999) - FUNDS FROM OPERATIONS ("FFO") ATTRIBUTABLE TO COMMON STOCKHOLDERS 77,095$ 63,068 219,670 179,695 NET INCOME 37,817$ 30,792 147,586 85,727 Interest expense (1) 9,771 8,416 26,851 24,873 Depreciation and amortization 39,277 32,263 113,079 93,925 Company's share of depreciation from unconsolidated investment 31 34 93 102 EARNINGS BEFORE INTEREST, TAXES, DEPRECIATION AND AMORTIZATION ("EBITDA") 86,896 71,505 287,609 204,627 Gain on sales of real estate investments - - (40,999) - EBITDA FOR REAL ESTATE ("EBITDAre") 86,896$ 71,505 246,610 204,627 DILUTED PER COMMON SHARE DATA FOR NET INCOME ATTRIBUTABLE TO EASTGROUP PROPERTIES, INC. COMMON STOCKHOLDERS Net income attributable to common stockholders 0.87$ 0.76 3.48 2.13 FFO attributable to common stockholders 1.77$ 1.55 5.18 4.47 Weighted average shares outstanding for EPS and FFO purposes 43,581 40,567 42,419 40,165 September 30, (1) Net of capitalized interest of $3,572 and $2,292 for the three months ended September 30, 2022 and 2021, respectively; and $8,515 and $6,686 for the nine months ended September 30, 2022 and 2021, respectively. Three Months Ended September 30, Nine Months Ended
Page 6 of 24 Reconciliations of GAAP to Non-GAAP Measures (Continued) (In thousands) (Unaudited) 2022 2021 2022 2021 NET INCOME 37,817$ 30,792 147,586 85,727 Gain on sales of real estate investments - - (40,999) - Interest income (36) (2) (42) (6) Other revenue (88) (13) (165) (40) Indirect leasing costs 119 133 410 597 Depreciation and amortization 39,277 32,263 113,079 93,925 Company's share of depreciation from unconsolidated investment 31 34 93 102 Interest expense (1) 9,771 8,416 26,851 24,873 General and administrative expense (2) 3,967 3,559 12,503 12,081 Noncontrolling interest in PNOI of consolidated joint ventures (31) (15) (84) (46) PROPERTY NET OPERATING INCOME ("PNOI") 90,827 75,167 259,232 217,213 PNOI from 2021 and 2022 acquisitions (5,888) (702) (11,434) (738) PNOI from 2021 and 2022 development and value-add properties (9,906) (2,767) (25,023) (6,107) PNOI from 2021 and 2022 operating property dispositions - (867) (237) (2,585) Other PNOI 108 (39) 221 (166) SAME PNOI (Straight-Line Basis) 75,141 70,792 222,759 207,617 Net lease termination fee income from same properties (24) (353) (1,115) (947) SAME PNOI EXCLUDING INCOME FROM LEASE TERMINATIONS (Straight-Line Basis) 75,117 70,439 221,644 206,670 Straight-line rent adjustments for same properties (519) (1,824) (1,564) (4,413) Acquired leases — market rent adjustment amortization for same properties (103) (103) (331) (541) SAME PNOI EXCLUDING INCOME FROM LEASE TERMINATIONS (Cash Basis) 74,495$ 68,512 219,749 201,716 Nine Months Ended September 30, September 30, (1) Net of capitalized interest of $3,572 and $2,292 for the three months ended September 30, 2022 and 2021, respectively; and $8,515 and $6,686 for the nine months ended September 30, 2022 and 2021, respectively. (2) Net of capitalized development costs of $2,388 and $2,031 for the three months ended September 30, 2022 and 2021, respectively; and $7,474 and $5,311 for the nine months ended September 30, 2022 and 2021, respectively. Three Months Ended
Page 7 of 24 Consolidated Statements of Cash Flows (In thousands) (Unaudited) 2022 2021 OPERATING ACTIVITIES Net income 147,586$ 85,727 Adjustments to reconcile net income to net cash provided by operating activities: Depreciation and amortization 113,079 93,925 Stock-based compensation expense 6,530 5,840 Gain on sales of real estate investments (40,999) - Changes in operating assets and liabilities: Accrued income and other assets (2,743) (2,688) Accounts payable, accrued expenses and prepaid rent 52,496 57,099 Other 602 1,263 NET CASH PROVIDED BY OPERATING ACTIVITIES 276,551 241,166 INVESTING ACTIVITIES Development and value-add properties (395,313) (189,955) Purchases of real estate (2,049) (104,006) Real estate improvements (31,043) (26,749) Net proceeds from sales of real estate investments 51,006 - Leasing commissions (26,968) (22,791) Changes in accrued development costs 22,141 22,130 Changes in other assets and other liabilities (3,328) 856 NET CASH USED IN INVESTING ACTIVITIES (385,554) (320,515) FINANCING ACTIVITIES Proceeds from unsecured bank credit facilities 695,726 316,893 Repayments on unsecured bank credit facilities (749,053) (380,877) Proceeds from unsecured debt 375,000 175,000 Repayments on unsecured debt (75,000) (40,000) Repayments on secured debt (60,070) (43,591) Debt issuance costs (1,617) (2,647) Distributions paid to stockholders (not including dividends accrued) (139,597) (95,240) Proceeds from common stock offerings 75,379 154,609 Common stock offering related costs (190) (238) Other (11,120) (4,334) NET CASH PROVIDED BY FINANCING ACTIVITIES 109,458 79,575 INCREASE IN CASH AND CASH EQUIVALENTS 455 226 CASH AND CASH EQUIVALENTS AT BEGINNING OF PERIOD 4,393 21 CASH AND CASH EQUIVALENTS AT END OF PERIOD 4,848$ 247 SUPPLEMENTAL CASH FLOW INFORMATION Cash paid for interest, net of amounts capitalized of $8,515 and $6,686 for 2022 and 2021, respectively 21,550$ 21,599 Cash paid for operating lease liabilities 1,445 1,133 Common stock issued in the purchase of real estate 303,682 - Debt assumed in the purchase of real estate 60,000 - NON-CASH OPERATING ACTIVITY Operating lease liabilities arising from obtaining right of use assets 398$ 13,056 Nine Months Ended September 30,
Page 8 of 24 Same Property Portfolio Analysis (In thousands) (Unaudited) 2022 2021 % Change 2022 2021 % Change Same Property Portfolio (1) Square feet as of period end 43,349 43,349 43,349 43,349 Average occupancy 98.3% 97.8% 0.5% 98.1% 97.3% 0.8% Occupancy as of period end 98.5% 98.2% 0.3% 98.5% 98.2% 0.3% Same Property Portfolio Analysis (Cash Basis) (1) Income from real estate operations 103,445$ 96,679 7.0% 306,405$ 284,273 7.8% Less cash received for lease terminations (24) (396) (1,115) (1,087) Income excluding lease termination income 103,421 96,283 7.4% 305,290 283,186 7.8% Expenses from real estate operations (28,926) (27,771) 4.2% (85,541) (81,470) 5.0% PNOI excluding income from lease terminations 74,495$ 68,512 8.7% 219,749$ 201,716 8.9% Same Property Portfolio Analysis (Straight-Line Basis) (1) Income from real estate operations 104,067$ 98,563 5.6% 308,300$ 289,087 6.6% Less cash received for lease terminations (24) (396) (1,115) (1,087) Add straight-line rent write-offs for lease terminations - 43 - 140 Income excluding lease termination income 104,043 98,210 5.9% 307,185 288,140 6.6% Expenses from real estate operations (28,926) (27,771) 4.2% (85,541) (81,470) 5.0% PNOI excluding income from lease terminations 75,117$ 70,439 6.6% 221,644$ 206,670 7.2% (1) Includes properties which were included in the operating portfolio for the entire period of 1/1/21 through 9/30/22. September 30, September 30, Three Months Ended Nine Months Ended
Page 9 of 24 Additional Financial Information (In thousands) (Unaudited) 2022 2021 2022 2021 Straight-line rent income adjustment 2,764$ 2,542 6,654 6,511 Recoveries (reserves) of uncollectible straight-line rent (188) 183 (153) 445 Net straight-line rent adjustment 2,576 2,725 6,501 6,956 Cash received for lease terminations 24 396 2,397 1,087 Less straight-line rent write-offs - (43) - (140) Net lease termination fee income 24 353 2,397 947 Recoveries (reserves) of uncollectible cash rent (10) 73 25 (99) Stock-based compensation expense (2,210) (1,829) (6,530) (5,840) Debt issuance costs amortization (342) (320) (978) (962) Indirect leasing costs (119) (133) (410) (597) Acquired leases - market rent adjustment amortization 605 230 1,957 704 2022 2021 2022 2021 WEIGHTED AVERAGE COMMON SHARES Weighted average common shares 43,467 40,434 42,308 40,058 BASIC SHARES FOR EARNINGS PER SHARE ("EPS") 43,467 40,434 42,308 40,058 Potential common shares: Unvested restricted stock 114 133 111 107 DILUTED SHARES FOR EPS AND FFO 43,581 40,567 42,419 40,165 (Items below represent increases or (decreases) in FFO) September 30, Three Months Ended Three Months Ended September 30, Nine Months Ended September 30, Nine Months Ended September 30, SELECTED INCOME STATEMENT INFORMATION
Page 10 of 24 Financial Statistics ($ in thousands, except per share data) (Unaudited) Quarter Ended 9/30/2022 2021 2020 2019 2018 ASSETS/MARKET CAPITALIZATION Assets 3,962,509$ 3,215,336 2,720,803 2,546,078 2,131,705 Equity Market Capitalization 6,289,464 9,403,107 5,477,783 5,164,306 3,348,269 Total Market Capitalization (Debt and Equity) (1) 7,992,418 10,859,473 6,791,879 6,350,438 4,458,037 Shares Outstanding - Common 43,573,951 41,268,846 39,676,828 38,925,953 36,501,356 Price per share 144.34$ 227.85 138.06 132.67 91.73 FFO CHANGE FFO per diluted share (2) 1.77$ 6.09 5.38 4.98 4.66 Change compared to same period prior year 14.2% 13.2% 8.0% 6.9% 9.6% COMMON DIVIDEND PAYOUT RATIO Dividend distribution 1.25$ 3.58 3.08 2.94 2.72 FFO per diluted share (2) 1.77 6.09 5.38 4.98 4.66 Dividend payout ratio 71% 59% 57% 59% 58% COMMON DIVIDEND YIELD Dividend distribution 1.25$ 3.58 3.08 2.94 2.72 Price per share 144.34 227.85 138.06 132.67 91.73 Dividend yield 3.46% 1.57% 2.23% 2.22% 2.97% FFO MULTIPLE FFO per diluted share (2) 1.77$ 6.09 5.38 4.98 4.66 Price per share 144.34 227.85 138.06 132.67 91.73 Multiple 20.39 37.41 25.66 26.64 19.68 INTEREST & FIXED CHARGE COVERAGE RATIO EBITDAre 86,896$ 278,959 245,669 221,517 200,788 Interest expense 9,771 32,945 33,927 34,463 35,106 Interest and fixed charge coverage ratio 8.89 8.47 7.24 6.43 5.72 DEBT-TO-EBITDAre RATIO (3) Debt 1,697,728$ 1,451,778 1,310,895 1,182,602 1,105,787 EBITDAre 86,896 278,959 245,669 221,517 200,788 Debt-To-EBITDAre ratio (3) 4.88 5.20 5.34 5.34 5.51 Adjusted debt-to-pro forma EBITDAre ratio (3) 3.72 3.83 4.43 3.92 4.73 DEBT-TO-TOTAL MARKET CAPITALIZATION (1) 21.3% 13.4% 19.3% 18.7% 24.9% ISSUER RATINGS (4) Issuer Rating Outlook Moody's Investors Service Baa2 Stable (1) Before deducting unamortized debt issuance costs. (3) Quarterly calculation: Debt/(EBITDAre for the quarter x 4). Yearly calculation: Debt/(EBITDAre for the 12-month period). (4) A security rating is not a recommendation to buy, sell or hold securities and may be subject to revision or withdrawal at any time by the assigning rating agency. (2) In connection with the Company's adoption of the Nareit Funds from Operations White Paper - 2018 Restatement, the Company now excludes from FFO the gains and losses on sales of non-operating real estate and assets incidental to the Company's business and therefore, adjusted the prior years' results to conform to the updated definition of FFO. Years Ended
Page 11 of 24 Development and Value-Add Properties Summary ($ in thousands) (Unaudited) Anticipated 3rd Qtr Cumulative Projected Conversion % Leased Square Feet (SF) 2022 at 9/30/22 Total Costs Date (1) 10/24/22 Lease-up Mesa Gateway (2) Phoenix, AZ 147,000 152$ 18,636 22,600 11/22 100% Tri-County Crossing 5 San Antonio, TX 106,000 1,749 10,077 11,600 11/22 100% 45 Crossing Austin, TX 177,000 1,502 25,225 26,900 12/22 100% Basswood 1 & 2 Fort Worth, TX 237,000 2,782 22,188 25,100 01/23 100% Cypress Preserve 1 & 2 (2) Houston, TX 516,000 110 54,021 57,800 03/23 50% Zephyr (2) San Francisco, CA 82,000 65 28,863 29,800 04/23 42% Access Point 3 (2) Greenville, SC 299,000 22,472 22,472 24,400 07/23 50% Grand West Crossing 1 Houston, TX 121,000 303 13,012 15,700 07/23 0% Tri-County Crossing 6 San Antonio, TX 124,000 1,064 9,704 10,600 08/23 72% Grand Oaks 75 4 Tampa, FL 185,000 1,152 15,915 17,900 09/23 0% McKinney 3 & 4 Dallas, TX 212,000 2,028 21,241 26,800 09/23 91% Total Lease-up 2,206,000 33,379 241,354 269,200 63% Wgt Avg % Lease-Up: Projected Stabilized Yield (3) 6.1% Under Construction World Houston 47 Houston, TX 139,000 3,594 16,072 19,100 12/22 100% Horizon West 4 Orlando, FL 295,000 4,078 22,499 28,700 01/23 100% SunCoast 11 Fort Myers, FL 79,000 1,169 7,154 9,900 01/23 100% SunCoast 12 Fort Myers, FL 79,000 802 7,940 9,300 01/23 100% LakePort 4 & 5 Dallas, TX 177,000 1,786 17,311 24,000 11/23 83% Arlington Tech 3 Fort Worth, TX 77,000 1,589 7,035 10,300 12/23 0% Hillside 1 Greenville, SC 122,000 4,678 6,562 11,600 12/23 0% I-20 West Business Center Atlanta, GA 155,000 2,090 12,061 15,500 12/23 36% Gateway 2 Miami, FL 133,000 3,946 13,223 23,700 02/24 36% Horizon West 1 Orlando, FL 97,000 2,267 6,449 13,200 03/24 0% Steele Creek 11 & 12 Charlotte, NC 241,000 5,366 9,578 24,900 04/24 26% Springwood 1 & 2 Houston, TX 292,000 10,044 17,691 33,300 05/24 0% Stonefield 35 1-3 Austin, TX 274,000 12,766 12,766 35,300 06/24 19% SunCoast 10 Fort Myers, FL 100,000 2,084 2,084 13,600 06/24 0% McKinney 1 & 2 Dallas, TX 172,000 4,501 4,501 27,300 08/24 0% Cass White 1 & 2 Atlanta, GA 296,000 4,737 4,737 31,900 10/24 0% Total Under Construction 2,728,000 65,497 167,663 331,600 35% Wgt Avg % Under Construction: Projected Stabilized Yield (3) 6.7% 48% Wgt Avg % Development: Projected Stabilized Yield (3) 6.8% Value-Add: Projected Stabilized Yield (3) 5.3% Prospective Development Acres Projected SF Phoenix, AZ 50 655,000 120 15,170 Sacramento, CA 7 93,000 47 3,098 San Francisco, CA 4 65,000 - 3,561 Fort Myers, FL (4) 28 364,000 (1,275) 6,965 Miami, FL 36 510,000 435 23,933 Orlando, FL 75 886,000 209 17,210 Tampa, FL 2 32,000 - 825 Atlanta, GA (4) 82 751,000 (1,629) 8,309 Jackson, MS 3 28,000 - 706 Charlotte, NC 158 1,146,000 424 13,566 Greenville, SC 71 476,000 2,392 5,098 Austin, TX 44 550,000 5,170 15,449 Dallas, TX (4) 12 - (4,119) 4,594 Fort Worth, TX 44 575,000 287 14,806 Houston, TX 108 1,536,000 714 30,253 San Antonio, TX 24 277,000 5,273 6,015 Total Prospective Development 748 7,944,000 8,048 169,558 Total Development and Value-Add Properties 748 12,878,000 106,924$ 578,575 (1) Development properties will transfer to the operating portfolio at the earlier of 90% occupancy or one year after shell completion. Value-add properties will transfer at the earlier of 90% occupancy or one year after acquisition. (2) Represents value-add acquisitions. (3) Weighted average yield based on projected stabilized annual property net operating income on a straight-line basis at 100% occupancy divided by projected total costs. (4) Negative amounts represent land inventory costs transferred to Under Construction. Costs Incurred
Page 12 of 24 Development and Value-Add Properties Transferred to Real Estate Properties ($ in thousands) (Unaudited) 3rd Qtr Cumulative Conversion % Leased Square Feet (SF) 2022 at 9/30/22 Date 10/24/22 1st Quarter Access Point 1 (1) Greenville, SC 156,000 101$ 13,018 01/22 100% Speed Distribution Center San Diego, CA 519,000 (33) 72,427 03/22 100% 675,000 68 85,445 2nd Quarter Access Point 2 (1) Greenville, SC 159,000 24 12,329 05/22 100% Grand Oaks 75 3 Tampa, FL 136,000 125 11,641 06/22 100% Siempre Viva 3-6 (1) San Diego, CA 547,000 380 133,795 06/22 100% 842,000 529 157,765 3rd Quarter Steele Creek 8 Charlotte, NC 72,000 708 8,463 07/22 100% CreekView 9 & 10 Dallas, TX 145,000 571 15,975 08/22 100% Gateway 3 Miami, FL 133,000 533 18,558 08/22 100% Ridgeview 3 San Antonio, TX 88,000 324 9,430 08/22 100% Americas Ten 2 El Paso, TX 169,000 691 14,406 09/22 100% Horizon West 2 & 3 Orlando, FL 210,000 94 18,801 09/22 76% 817,000 2,921 85,633 Total Transferred to Real Estate Properties 2,334,000 3,518$ 328,843 Projected Stabilized Yield (2) 6.6% 98% Wgt Avg % (1) Represents value-add acquisitions. (2) Weighted average yield based on projected stabilized annual property net operating income on a straight-line basis at 100% occupancy divided by projected total costs. Costs Incurred
Page 13 of 24 Acquisitions and Dispositions Through September 30, 2022 ($ in thousands) (Unaudited) Date Property Name Location Size Purchase Price (1) 1st Quarter 02/14/22 Gateway Interchange Land Phoenix, AZ 50.2 Acres 13,588$ 03/28/22 Cypress Preserve 1 & 2 Houston, TX 516,000 SF 54,462 (2) 2nd Quarter Various (3) Cypress Preserve Land Houston, TX 45.7 Acres 14,724 04/08/22 Zephyr Distribution Center San Francisco, CA 82,000 SF 29,017 (2) 04/15/22 Mesa Gateway Commerce Center Phoenix, AZ 147,000 SF 18,315 (2) 04/29/22 Homestead Commerce Park Land Miami, FL 28.1 Acres 15,790 Cebrian Distribution Center and Reed (4) Distribution Center 6th Street Business Center, Benicia Distribution Center 1-5, (4) Ettie Business Center, Laura Alice Business Center, Preston Distribution Center, Sinclair Distribution Center, Transit Distribution Center and Whipple Business Center 06/01/22 Reed Land Sacramento, CA 6.6 Acres 3,040 (4) 06/01/22 Hercules Land San Francisco, CA 3.9 Acres 3,561 (4) 06/30/22 Braselton 1 & 2 Land Atlanta, GA 43.0 Acres 4,048 3rd Quarter 07/12/22 Access Point 3 Greenville, SC 299,000 SF 21,127 (2) 07/20/22 Eisenhauer Point 10-12 Land San Antonio, TX 17.8 Acres 4,894 07/22/22 Hillside 4 Land Greenville, SC 33.2 Acres 1,280 08/04/22 Braselton 3 Land Atlanta, GA 13.1 Acres 1,425 08/24/22 Heritage Grove Land Austin, TX 44.4 Acres 15,295 2,750,000 SF Total Acquisitions 286.0 Acres 559,696$ Date Property Name Location Size Gross Sales Price 1st Quarter 01/06/22 Metro Business Park Phoenix, AZ 189,000 SF 33,510$ 26,971 (5) 03/31/22 Cypress Creek Business Park Fort Lauderdale, FL 56,000 SF 5,600 3,381 (5) 2nd Quarter 05/11/22 World Houston 15 East Houston, TX 42,000 SF 13,300 10,647 (5) 3rd Quarter None Total Dispositions 287,000 SF 52,410$ 40,999 (3) The Cypress Preserve Land was acquired in three separate transactions on various dates in second quarter 2022. (5) Included in Gain on sales of real estate investments on the Consolidated Statements of Income and Comprehensive Income; not included in FFO. 06/01/22 Sacramento, CA 329,000 SF 49,726 06/01/22 San Francisco, CA 1,377,000 SF 309,404 (4) The Company acquired these properties in connection with its acquisition of Tulloch Corporation on June 1, 2022. (2) Value-add property acquisition; included in Development and value-add properties on the Consolidated Balance Sheets. (1) Represents acquisition price plus closing costs. Realized Gain DISPOSITIONS ACQUISITIONS
Page 14 of 24 Real Estate Improvements and Leasing Costs (In thousands) (Unaudited) REAL ESTATE IMPROVEMENTS 2022 2021 2022 2021 Upgrade on acquisitions 126$ 214 458 368 Tenant improvements: New tenants 3,437 3,349 9,775 8,516 Renewal tenants 606 609 2,477 2,793 Other: Building improvements 2,509 1,521 7,926 4,925 Roofs 2,733 1,682 5,665 7,744 Parking lots 373 439 1,598 870 Other 658 160 1,398 853 TOTAL REAL ESTATE IMPROVEMENTS (1) 10,442$ 7,974 29,297 26,069 CAPITALIZED LEASING COSTS (Principally Commissions) Development and value-add 3,654$ 1,369 10,422 8,928 New tenants 2,414 2,073 8,554 9,228 Renewal tenants 2,881 2,956 9,779 6,496 TOTAL CAPITALIZED LEASING COSTS (2)(3) 8,949$ 6,398 28,755 24,652 (1) Reconciliation of Total Real Estate Improvements to Real Estate Improvements on the Consolidated Statements of Cash Flows: 2022 2021 Total Real Estate Improvements 29,297$ 26,069 Change in real estate property payables (1) 535 Change in construction in progress 1,747 145 31,043$ 26,749 (2) Included in Other Assets on the Consolidated Balance Sheets. (3) Reconciliation of Total Capitalized Leasing Costs to Leasing Commissions on the Consolidated Statements of Cash Flows: 2022 2021 Total Capitalized Leasing Costs 28,755$ 24,652 Change in leasing commissions payables (1,787) (1,861) 26,968$ 22,791 Nine Months Ended September 30, Leasing Commissions on the Consolidated Statements of Cash Flows September 30, Real Estate Improvements on the Consolidated Statements of Cash Flows Nine Months Ended September 30, Nine Months EndedThree Months Ended September 30,
Page 15 of 24 Leasing Statistics and Occupancy Summary (Unaudited) Three Months Ended Number of Square Feet Weighted Rental Change Rental Change PSF Tenant PSF Leasing PSF Total September 30, 2022 Leases Signed Signed Average Term Straight-Line Basis Cash Basis Improvement (1) Commission (1) Leasing Cost (1) (In Thousands) (In Years) New Leases (2) 28 604 6.2 44.2% 29.8% 9.20$ 4.22$ 13.42$ Renewal Leases 46 1,732 4.8 37.2% 21.3% 0.75 1.60 2.35 Total/Weighted Average 74 2,336 5.2 39.4% 23.8% 2.94$ 2.27$ 5.21$ Per Year 0.57$ 0.44$ 1.01$ Weighted Average Retention (3) 78.9% Nine Months Ended Number of Square Feet Weighted Rental Change Rental Change PSF Tenant PSF Leasing PSF Total September 30, 2022 Leases Signed Signed Average Term Straight-Line Basis Cash Basis Improvement (1) Commission (1) Leasing Cost (1) (In Thousands) (In Years) New Leases (2) 110 2,394 5.6 38.3% 26.1% 5.16$ 3.59$ 8.75$ Renewal Leases 178 4,910 4.7 35.4% 20.3% 0.74 1.87 2.61 Total/Weighted Average 288 7,304 5.0 36.4% 22.3% 2.19$ 2.43$ 4.62$ Per Year 0.44$ 0.48$ 0.92$ Weighted Average Retention (3) 73.2% 09/30/22 06/30/22 03/31/22 12/31/21 09/30/21 Percentage Leased 99.0% 99.1% 98.8% 98.7% 98.8% Percentage Occupied 98.5% 98.5% 97.9% 97.4% 97.6% (1) Per square foot (PSF) amounts represent total amounts for the life of the lease, except as noted for the Per Year amounts. (2) Does not include leases with terms less than 12 months and leases for first generation space. (3) Calculated as square feet of renewal leases signed during the quarter / square feet of leases expiring during the quarter (not including early terminations or bankruptcies).
Page 16 of 24 Core Market Operating Statistics September 30, 2022 (Unaudited) Total % of Total Square Feet Annualized % % Straight-Line Cash Straight-Line Cash Straight-Line Cash Straight-Line Cash of Properties Base Rent (1) Leased Occupied 2022 (2) 2023 Basis Basis (4) Basis Basis (4) Basis Basis (4) Basis Basis (4) Florida Tampa 4,348,000 7.6% 97.8% 97.8% 121,000 495,000 4.7% 4.4% 3.7% 3.7% 38.6% 28.7% 50.8% 31.8% Orlando 3,895,000 7.0% 98.7% 97.4% 12,000 527,000 0.2% -3.1% 3.0% 3.2% 51.3% 32.3% 38.7% 21.8% Jacksonville 2,273,000 3.5% 100.0% 100.0% 347,000 256,000 11.6% 12.2% 7.5% 7.1% 45.9% 29.9% 40.2% 24.9% Miami/Fort Lauderdale 1,733,000 3.9% 100.0% 100.0% 33,000 218,000 -0.5% 8.7% 4.5% 9.0% 15.9% 3.0% 47.1% 32.4% Fort Myers 626,000 1.5% 100.0% 100.0% 54,000 105,000 0.4% 1.8% -0.2% 1.5% N/A N/A 18.4% 7.7% 12,875,000 23.5% 98.9% 98.5% 567,000 1,601,000 3.3% 3.5% 3.9% 4.6% 47.1% 30.5% 42.5% 25.4% Texas Houston 6,092,000 10.8% 95.5% 95.1% 35,000 788,000 3.7% 8.4% 1.5% 2.6% 17.5% 3.9% 21.9% 6.4% Dallas 4,862,000 9.1% 100.0% 100.0% 85,000 609,000 6.2% 8.8% 5.6% 9.5% 34.7% 27.9% 29.5% 36.5% San Antonio 4,181,000 8.2% 100.0% 97.4% 158,000 609,000 8.7% 8.6% 5.9% 5.9% 37.4% 26.2% 24.6% 14.2% Austin 1,146,000 2.8% 97.4% 94.0% 20,000 89,000 1.3% 2.4% 1.0% 2.4% 150.2% 94.2% 53.2% 33.6% El Paso 1,126,000 1.7% 100.0% 100.0% 50,000 144,000 5.7% 7.1% 4.8% 6.0% N/A N/A 56.7% 39.6% Fort Worth 794,000 1.5% 100.0% 100.0% - 129,000 12.0% 20.1% 21.6% 33.6% 41.2% 24.6% 51.3% 29.0% 18,201,000 34.1% 98.3% 97.4% 348,000 2,368,000 5.8% 8.5% 4.5% 6.4% 32.1% 16.7% 29.4% 18.4% California Los Angeles (5) 2,484,000 7.4% 98.6% 98.6% - 149,000 14.7% 14.9% 20.0% 24.0% N/A N/A 31.3% 18.7% San Francisco 2,421,000 6.7% 100.0% 100.0% 152,000 156,000 12.3% 7.1% 17.8% 16.5% 45.0% 41.2% 93.0% 63.2% San Diego (5) 1,933,000 5.4% 100.0% 99.8% - 123,000 11.9% 67.4% 32.1% 58.4% N/A N/A 27.3% 21.6% Fresno 398,000 0.5% 98.5% 96.4% 92,000 44,000 17.2% 17.7% 16.7% 16.2% 21.3% 11.6% 21.0% 12.9% Sacramento 329,000 0.7% 100.0% 100.0% - - N/A N/A N/A N/A N/A N/A N/A N/A 7,565,000 20.7% 99.5% 99.3% 244,000 472,000 13.6% 20.9% 21.7% 27.4% 28.6% 20.5% 51.8% 35.1% Arizona Phoenix 2,852,000 5.7% 100.0% 100.0% 30,000 391,000 4.4% 12.4% 6.9% 9.5% 55.5% 40.7% 31.4% 19.0% Tucson 848,000 1.5% 100.0% 100.0% - 49,000 0.9% 4.2% 2.5% 9.8% 48.0% 31.5% 45.9% 30.2% 3,700,000 7.2% 100.0% 100.0% 30,000 440,000 3.5% 10.3% 5.8% 9.6% 49.3% 33.1% 35.5% 22.2% Other Core Charlotte 3,642,000 5.9% 100.0% 100.0% 57,000 448,000 9.1% 2.0% 5.4% 1.3% 41.2% 21.6% 32.4% 15.0% Atlanta 1,312,000 2.2% 100.0% 100.0% 13,000 30,000 1.5% 9.7% 4.0% 13.8% N/A N/A 31.4% 25.4% Denver 886,000 2.0% 100.0% 100.0% 14,000 40,000 10.8% 8.8% 8.1% 8.0% 17.9% 11.3% 19.9% 10.9% Las Vegas 754,000 1.9% 100.0% 100.0% 12,000 182,000 14.8% 13.4% 17.9% 19.8% N/A N/A 66.3% 45.6% 6,594,000 12.0% 100.0% 100.0% 96,000 700,000 9.1% 6.1% 7.6% 7.1% 33.7% 18.5% 34.3% 19.1% Total Core Markets 48,935,000 97.5% 99.0% 98.5% 1,285,000 5,581,000 6.6% 8.7% 7.4% 9.1% 39.6% 24.0% 36.7% 22.5% Total Other Markets 1,763,000 2.5% 99.0% 99.0% 11,000 179,000 9.7% 11.6% 2.5% 4.3% 22.5% 12.7% 23.8% 13.2% Total Operating Properties 50,698,000 100.0% 99.0% 98.5% 1,296,000 5,760,000 6.6% 8.7% 7.2% 8.9% 39.4% 23.8% 36.4% 22.3% (1) Based on the Annualized Base Rent as of the reporting period for occupied square feet (without S/L Rent). (2) Square Feet expiring during the remainder of the year, including month-to-month leases. (3) Does not include leases with terms less than 12 months and leases for first generation space. (4) Excludes straight-line rent adjustments and amortization of above/below market rent intangibles. (5) Includes the Company's share of its less-than-wholly-owned real estate investments. YTD Same Property PNOI Change Rental Change (excluding income from lease terminations) New and Renewal Leases (3) in Square Feet Lease Expirations QTR YTD QTR
Page 17 of 24 Lease Expiration Summary - Total Square Feet of Operating Properties Based on Leases Signed Through September 30, 2022 ($ in thousands) (Unaudited) Annualized Current % of Total Base Rent of Base Rent of Square Footage of % of Leases Expiring Leases Expiring LEASE EXPIRATION Leases Expiring Total SF (without S/L Rent) (without S/L Rent) Vacancy 506,000 1.0% -$ 0.0% 2022 - remainder of year (1) 1,296,000 2.6% 8,278 2.3% 2023 5,760,000 11.4% 40,719 11.3% 2024 7,776,000 15.3% 54,245 15.1% 2025 7,594,000 15.0% 55,975 15.6% 2026 8,897,000 17.5% 67,704 18.8% 2027 7,936,000 15.7% 59,563 16.6% 2028 3,206,000 6.3% 21,324 5.9% 2029 2,659,000 5.2% 17,266 4.8% 2030 1,234,000 2.4% 8,367 2.3% 2031 and beyond 3,834,000 7.6% 26,216 7.3% TOTAL 50,698,000 100.0% 359,657$ 100.0% (1) Includes month-to-month leases.
Page 18 of 24 Top 10 Customers by Annualized Base Rent As of September 30, 2022 (Unaudited) % of Total # of % of Total Annualized Customer Leases Location Portfolio Base Rent (1) 1 Amazon 2 San Diego, CA 710,000 1 San Antonio, TX 57,000 1 Tucson, AZ 10,000 1.5% 2.2% 2 REPET, Inc. 1 Los Angeles, CA 300,000 0.6% 0.9% 3 Starship Logistics LLC 1 Los Angeles, CA 262,000 0.5% 0.9% 4 Consolidated Electrical Distributors 2 San Antonio, TX 145,000 2 Orlando, FL 91,000 1 San Francisco, CA 84,000 1 Charlotte, NC 28,000 0.7% 0.8% 5 The Chamberlain Group 2 Tucson, AZ 350,000 1 Charlotte, NC 11,000 0.7% 0.8% 6 FedEx Corp. 1 Dallas, TX 157,000 1 Fort Myers, FL 63,000 1 San Diego, CA 51,000 1 Fort Lauderdale, FL 50,000 1 Jackson, MS 6,000 0.6% 0.8% 7 Novolex Holdings, LLC 1 Los Angeles, CA 286,000 0.6% 0.7% 8 Essendant Co. 1 Orlando, FL 404,000 0.8% 0.6% 9 Kuehne & Nagel, Inc. 2 Houston, TX 172,000 1 Charlotte, NC 71,000 1 San Diego, CA 42,000 0.6% 0.6% 10 Lowes Home Centers LLC 1 Miami, FL 97,000 1 Tampa, FL 75,000 1 Orlando, FL 70,000 1 Pheonix, AZ 59,000 0.6% 0.6% 30 3,651,000 7.2% 8.9% (1) Calculation: Customer Annualized Base Rent as of 9/30/22 (without S/L Rent) / Total Annualized Base Rent (without S/L Rent). Leased Total SF
Page 19 of 24 Debt and Equity Market Capitalization September 30, 2022 ($ in thousands, except per share data) (Unaudited) Remainder of 2022 2023 2024 2025 2026 2027 and Beyond Total Average Years to Maturity Unsecured debt (fixed rate) (1) -$ 115,000 170,000 145,000 140,000 975,000 1,545,000 5.6 Weighted average interest rate - 2.96% 3.65% 3.12% 2.57% 3.09% 3.09% Secured debt (fixed rate) 30 119 122 128 1,672 - 2,071 3.6 Weighted average interest rate 3.85% 3.85% 3.85% 3.85% 3.85% - 3.85% Total unsecured debt and secured debt 30$ 115,119 170,122 145,128 141,672 975,000 1,547,071 5.6 Weighted average interest rate 3.85% 2.96% 3.65% 3.12% 2.58% 3.09% 3.10% Unsecured debt and secured debt (fixed rate) 1,547,071$ Unsecured bank credit facilities (variable rate) $50MM Line - 3.918% - matures 7/30/2025 35,883 $425MM Line - 3.752% - matures 7/30/2025 120,000 Total carrying amount of debt 1,702,954$ Total unamortized debt issuance costs (5,226) Total debt, net of unamortized debt issuance costs 1,697,728$ Equity market capitalization Shares outstanding - common 43,573,951 Price per share at quarter end 144.34$ Total equity market capitalization 6,289,464$ Total market capitalization (debt and equity) (2) 7,992,418$ Total debt / total market capitalization (2) 21.3% (1) These loans have a fixed interest rate or an effectively fixed interest rate due to interest rate swaps. (2) Before deducting unamortized debt issuance costs.
Page 20 of 24 Continuous Common Equity Program Through September 30, 2022 ($ in thousands, except per share data) (Unaudited) Shares Issued and Sold (1) Average Sales Price (Per Share) Gross Proceeds Offering-Related Fees and Expenses Net Proceeds 1st Quarter 385,538 194.53$ 75,000$ (821)$ 74,179$ 2nd Quarter - - - - - 3rd Quarter 6,368 179.18 1,141 (131) 1,010 TOTAL 2022 391,906 194.28$ 76,141$ (952)$ 75,189$ (1) As of October 25, 2022, the Company had common shares with an aggregate gross sales price of $305.7 million authorized and remaining for issuance under its continuous common equity program.
Page 21 of 24 Debt-to-EBITDAre Ratios ($ in thousands) (Unaudited) Quarter Ended Years Ended December 31, (2) September 30, 2022 (1) 2021 2020 2019 2018 EBITDAre 86,896$ 278,959$ 245,669 221,517 200,788 Debt 1,697,728 1,451,778 1,310,895 1,182,602 1,105,787 DEBT-TO-EBITDAre RATIO 4.88 5.20 5.34 5.34 5.51 EBITDAre 86,896$ 278,959$ 245,669 221,517 200,788 Adjust for acquisitions as if owned for entire period - 4,213 1,906 5,590 1,909 Adjust for development and value-add properties in lease-up or under construction (252) (700) (1,327) (2,072) (304) Adjust for properties sold during the period - (1,517) (1,081) (3,812) (474) Pro Forma EBITDAre 86,644$ 280,955$ 245,167 221,223 201,919 Debt 1,697,728$ 1,451,778$ 1,310,895 1,182,602 1,105,787 Subtract development and value-add properties in lease-up or under construction (409,017) (376,611) (225,964) (315,794) (149,860) Adjusted Debt 1,288,711$ 1,075,167$ 1,084,931 866,808 955,927 ADJUSTED DEBT-TO-PRO FORMA EBITDAre RATIO 3.72 3.83 4.43 3.92 4.73 (1) Quarterly calculations use EBITDAre for the quarter x 4. (2) Yearly calculations use EBITDAre for the 12-month period.
Page 22 of 24 Outlook for 2022 (Unaudited) Q4 2022 Y/E 2022 Q4 2022 Y/E 2022 Net income attributable to common stockholders 34,039$ 181,550 35,747 183,258 Depreciation and amortization 41,207 154,365 41,207 154,365 Gain on sales of real estate investments - (40,999) - (40,999) Funds from operations attributable to common stockholders 75,246$ 294,916 76,954 296,624 Diluted shares 43,586 42,710 43,586 42,710 Per share data (diluted): Net income attributable to common stockholders 0.78$ 4.25 0.82 4.29 Funds from operations attributable to common stockholders 1.73 6.91 1.77 6.95 The following assumptions were used for the mid-point: Metrics FFO per share $6.91 - $6.95 $6.84 - $6.96 $6.09 FFO per share increase over prior year 13.8% 13.3% 13.2% Same PNOI growth: cash basis (1) 8.3% - 9.3%(2) 8.0% - 9.0%(2) 5.7% Average month-end occupancy - operating portfolio 97.5% - 98.5% 97.3% - 98.3% 97.1% Lease termination fee income $2.5 million $2.5 million $1.4 million Recoveries (reserves) of uncollectible rent ($500,000) ($675,000) $475,000 Development starts: Square feet 3.1 million 3.2 million 2.8 million Projected total investment $375 million $350 million $341 million Value-add property acquisitions (Projected total investment) $125 million $125 million $178 million Operating property acquisitions $380 million $360 million $108 million Operating property dispositions (Potential gains on dispositions are not included in the projections) $70 million $70 million $45 million Unsecured debt closing in period $525 million at 3.82% weighted average interest rate $525 million at 3.82% weighted average interest rate $175 million at 2.40% weighted average interest rate Common stock issuances $75 million $75 million $274 million General and administrative expense $17.0 million $16.9 million $15.7 million Low Range High Range (In thousands, except per share data) Revised Guidance for Year 2022 July Earnings Release Guidance for Year 2022 Actual for Year 2021 (2) Includes properties which have been in the operating portfolio since 1/1/21 and are projected to be in the operating portfolio through 12/31/22; includes 43,273,000 square feet. (1) Excludes straight-line rent adjustments, amortization of market rent intangibles for acquired leases, and income from lease terminations.
Page 23 of 24 Glossary of REIT Terms Listed below are definitions of commonly used real estate investment trust (“REIT”) industry terms. For additional information on REITs, please see the National Association of Real Estate Investment Trusts (“Nareit”) web site at www.reit.com. Adjusted Debt-to-Pro Forma EBITDAre Ratio: A ratio calculated by dividing a company’s adjusted debt by its pro forma EBITDAre. Debt is adjusted by subtracting the cost of development and value-add properties in lease-up or under construction. EBITDAre is further adjusted by adding an estimate of NOI for significant acquisitions as if the acquired properties were owned for the entire period, and by subtracting NOI from development and value-add properties in lease- up or under construction and from properties sold during the period. The Adjusted Debt-to-Pro Forma EBITDAre Ratio is a non-GAAP financial measure used to analyze the Company’s financial condition and operating performance relative to its leverage, on an adjusted basis, so as to normalize and annualize property changes during the period. Cash Basis: The Company adjusts its GAAP reporting to exclude straight-line rent adjustments and amortization of market rent intangibles for acquired leases. The cash basis is an indicator of the rents charged to customers by the Company during the periods presented and is useful in analyzing the embedded rent growth in the Company’s portfolio. Debt-to-EBITDAre Ratio: A ratio calculated by dividing a company’s debt by its EBITDAre; this non-GAAP measure is used to analyze the Company’s financial condition and operating performance relative to its leverage. Debt-to-Total Market Capitalization Ratio: A ratio calculated by dividing a company’s debt by the total amount of a company’s equity (at market value) and debt. Earnings Before Interest Taxes Depreciation and Amortization for Real Estate (“EBITDAre”): In accordance with standards established by Nareit, EBITDAre is computed as Earnings, defined as Net Income, excluding gains or losses from sales of real estate investments and non-operating real estate, plus interest, taxes, depreciation and amortization. EBITDAre is a non-GAAP financial measure used to measure the Company’s operating performance and its ability to meet interest payment obligations and pay quarterly stock dividends on an unleveraged basis. Funds From Operations (“FFO”): FFO is the most commonly accepted reporting measure of a REIT’s operating performance, and the Company computes FFO in accordance with standards established by Nareit in the Nareit Funds from Operations White Paper — 2018 Restatement. It is equal to a REIT’s net income (loss) attributable to common stockholders computed in accordance with generally accepted accounting principles (“GAAP”), excluding gains and losses from sales of real estate property (including other assets incidental to the Company’s business) and impairment losses, adjusted for real estate related depreciation and amortization, and after adjustments for unconsolidated partnerships and joint ventures. FFO is a non-GAAP financial measure used to evaluate the performance of the Company’s investments in real estate assets and its operating results. FFO Excluding Gain on Casualties and Involuntary Conversion: A reporting measure calculated as FFO (as defined above), adjusted to exclude gain on casualties and involuntary conversion. The Company believes that the exclusion of gain on casualties and involuntary conversion presents a more meaningful comparison of operating performance. Industrial Properties: Generally consisting of four concrete walls tilted up on a slab of concrete. An internal office component is then added. Business uses include warehousing, distribution, light manufacturing and assembly, research and development, showroom, office, or a combination of some or all of the aforementioned. Leases Expiring and Renewal Leases Signed of Expiring Square Feet: Includes renewals during the period with terms commencing during the period and after the end of the period. Operating Land: Land with no buildings or improvements that generates income from leases with tenants; included in Real estate properties on the Consolidated Balance Sheets. Operating Properties: Stabilized real estate properties (land including buildings and improvements) in the Company’s operating portfolio; included in Real estate properties on the Consolidated Balance Sheets. Percentage Leased: The percentage of total leasable square footage for which there is a signed lease, including month- to-month leases, as of the close of the reporting period. Space is considered leased upon execution of the lease.
Page 24 of 24 Glossary of REIT Terms (Continued) Percentage Occupied: The percentage of total leasable square footage for which the lease term has commenced as of the close of the reporting period. Property Net Operating Income (“PNOI”): Income from real estate operations less Expenses from real estate operations (including market-based internal management fee expense) plus the Company’s share of income and property operating expenses from its less-than-wholly-owned real estate investments. PNOI is a non-GAAP, property-level supplemental measure of performance used to evaluate the performance of the Company’s investments in real estate assets and its operating results. Real Estate Investment Trust (“REIT”): A company that owns and, in most cases, operates income-producing real estate such as apartments, shopping centers, offices, hotels and warehouses. Some REITs also engage in financing real estate. The shares of most REITs are freely traded, usually on a major stock exchange. To qualify as a REIT, a company must distribute at least 90 percent of its taxable income to its stockholders annually. A company that qualifies as a REIT is permitted to deduct dividends paid to its stockholders from its corporate taxable income. As a result, most REITs remit at least 100 percent of their taxable income to their stockholders and therefore owe no corporate federal income tax. Taxes are paid by stockholders on the dividends received. Most states honor this federal treatment and also do not require REITs to pay state income tax. Rental changes on new and renewal leases: Rental changes are calculated as the difference, weighted by square feet, of the annualized base rent due the first month of the new lease’s term and the annualized base rent of the rent due the last month of the former lease’s term. If free rent is given, then the first positive full rent value is used. Rental amounts exclude base stop amounts, holdover rent, and premium or discounted rent amounts. This calculation excludes leases with terms less than 12 months and leases for first generation space on properties acquired or developed by EastGroup. Same Properties: Operating properties owned during the entire current and prior year reporting periods. Properties developed or acquired are excluded until held in the operating portfolio for both the current and prior year reporting periods. Properties sold during the current or prior year reporting periods are excluded. The Same Property Pool includes properties which were included in the operating portfolio for the entire period from January 1, 2021 through September 30, 2022. Same Property Net Operating Income (“Same PNOI”): Income from real estate operations less Expenses from real estate operations (including market-based internal management fee expense), plus the Company’s share of income and property operating expenses from its less-than-wholly-owned real estate investments, for the same properties owned by the Company during the entire current and prior year reporting periods. Same PNOI is a non-GAAP, property-level supplemental measure of performance used to evaluate the performance of the Company’s investments in real estate assets and its operating results on a same property basis. Same PNOI Excluding Income from Lease Terminations: Same PNOI (as defined above), adjusted to exclude income from lease terminations. The Company believes it is useful to evaluate Same PNOI Excluding Income from Lease Terminations on both a straight-line and cash basis. The straight-line basis is calculated by averaging the customers’ rent payments over the lives of the leases; GAAP requires the recognition of rental income on the straight-line basis. The cash basis excludes adjustments for straight-line rent and amortization of market rent intangibles for acquired leases; the cash basis is an indicator of the rents charged to customers by the Company during the periods presented and is useful in analyzing the embedded rent growth in the Company’s portfolio. Straight-Lining: The process of averaging the customer’s rent payments over the life of the lease. GAAP requires real estate companies to “straight-line” rents. Total Return: A stock’s dividend income plus capital appreciation/depreciation over a specified period as a percentage of the stock price at the beginning of the period. Value-Add Properties: Properties that are either acquired but not stabilized or can be converted to a higher and better use. Acquired properties meeting either of the following two conditions are considered value-add properties: (1) Less than 75% occupied as of the acquisition date (or will be less than 75% occupied within one year of acquisition date based on near term lease roll), or (2) 20% or greater of the acquisition cost will be spent to redevelop the property.