8-K
Prologis, Inc. (PLD)
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): April 19, 2022
Prologis, Inc.
Prologis, L.P.
(Exact name of registrant as specified in charter)
| Maryland (Prologis, Inc.)<br>Delaware (Prologis, L.P.)<br>(State or other jurisdiction <br>of Incorporation) | 001-13545 (Prologis, Inc.)<br>001-14245 (Prologis, L.P.)<br>(Commission File Number) | 94-3281941 (Prologis, Inc.)<br>94-3285362 (Prologis, L.P.)<br>(I.R.S. Employer Identification<br>No.) |
|---|---|---|
| Pier 1, Bay 1, San Francisco, California | 94111 | |
| --- | --- | |
| (Address of Principal Executive Offices) | (Zip Code) |
Registrants’ Telephone Number, including Area Code: (415) 394-9000
N/A
(Former name or former address, if changed since last report.)
Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions (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 | |
|---|---|---|---|
| Prologis, Inc. | Common Stock, $0.01 par value | PLD | New York Stock Exchange |
| Prologis, L.P. | 3.000% Notes due 2026 | PLD/26 | New York Stock Exchange |
| Prologis, L.P. | 2.250% Notes due 2029 | PLD/29 | New York Stock Exchange |
Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).
Emerging growth company ☐
If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐
| Item 2.02. | Results of Operations and Financial Condition (Prologis, Inc.) and |
|---|---|
| Item 7.01. | Regulation FD Disclosure (Prologis, Inc. and Prologis, L.P.). |
| --- | --- |
On April 19, 2022, Prologis, Inc., the general partner of Prologis, L.P., issued a press release announcing first quarter 2022 financial results. A copy of the supplemental information as well as the press release is furnished with this report as Exhibit 99.1 and Exhibit 99.2, respectively, and incorporated herein by reference.
The information in this report and the exhibits attached hereto is being furnished, not filed, for purposes of Section 18 of the Securities Exchange Act of 1934, as amended, and pursuant to Items 2.02 and 7.01 of Form 8-K will not be incorporated by reference into any filing under the Securities Act of 1933, as amended, unless specifically identified therein as being incorporated therein by reference.
| Item 9.01. | Financial Statements and Exhibits. |
|---|---|
| (d) | Exhibits |
| --- | --- |
| Exhibit No. | Description |
| --- | --- |
| 99.1 | Supplemental information, dated April 19, 2022. |
| --- | --- |
| 99.2 | Press release, dated April 19, 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 Registrants have duly caused this report to be signed on their behalf by the undersigned hereunto duly authorized.
| PROLOGIS, INC. | ||
|---|---|---|
| April 19, 2022 | By: | /s/ Timothy D. Arndt |
| Name:Timothy D. Arndt | ||
| Title:Chief Financial Officer | ||
| PROLOGIS, L.P., | ||
| --- | --- | --- |
| April 19, 2022 | By: Prologis, Inc., its general partner | |
| By: | /s/ Timothy D. Arndt | |
| Name:Timothy D. Arndt | ||
| Title:Chief Financial Officer |
2
Prologis Supplemental Information First Quarter 2022 Unaudited Prologis Park Osaka 5, Osaka City, Osaka, Japan.
Highlights 1 Company Profile 2 Company Performance 4 Prologis Leading Indicators and Proprietary Metrics 5 Guidance Financial Information 6 Consolidated Balance Sheets 7 Consolidated Statements of Income 8 Reconciliations of Net Earnings to FFO 9 Reconciliations of Net Earnings to Adjusted EBITDA Operations 10 Overview 11 Operating Metrics 13 Operating Portfolio 16 Customer Information Capital Deployment 17 Overview 18 Development Stabilizations 19 Development Starts 20 Development Portfolio 21 Third Party Acquisitions 22 Dispositions and Contributions 23 Land Portfolio Strategic Capital 25 Overview 26 Summary and Financial Highlights 27 Operating and Balance Sheet Information of the Unconsolidated Co-Investment Ventures 28 Non-GAAP Pro-Rata Financial Information Capitalization 29 Overview 30 Debt Components - Consolidated 31 Debt Components - Noncontrolling Interests and Unconsolidated Net Asset Value 32 Components Notes and Definitions 34 Notes and Definitions Contents 1Q 2022 Supplemental
* This is a non-GAAP financial measure. Please see our Notes and Definitions for further explanation. NOI calculation based on Prologis Share of the Operating Portfolio. 1Q 2022 Supplemental Overview Prologis, Inc., is the global leader in logistics real estate with a focus on high-barrier, high-growth markets. As of March 31, 2022, the company owned or had investments in, on a wholly owned basis or through co-investment ventures, properties and development projects expected to total approximately 1.0 billion square feet (93 million square meters) in 19 countries. Prologis leases modern logistics facilities to a diverse base of approximately 5,800 customers principally across two major categories: business-to-business and retail/online fulfillment. 4,675 Buildings 1.0B Square Feet ~$27.8B Build Out of Land (TEI) U.S. 606M SF 81% of NOI*(A) Other Americas 73M SF 5% of NOI*(A) Europe 216M SF 11% of NOI*(A) Asia 106M SF 3% of NOI*(A)
Company Profile * This is a non-GAAP financial measure. Please see our Notes and Definitions for further explanation. 1Q 2022 Prologis Share of NOI of the Operating Portfolio annualized. 1Q 2022 third-party share of asset management fees annualized plus trailing twelve months third-party share of transactional fees and Net Promote Income. Prologis Share of trailing twelve month Estimated Value Creation from development stabilizations. Mexico is included in the U.S. as it is U.S. dollar functional. 1Q 2022 Supplemental Highlights 1
Company Performance * This is a non-GAAP financial measure. Please see our Notes and Definitions for further explanation. 1Q 2022 Supplemental Highlights Core FFO* AFFO* Estimated Value Creation - Stabilizations 2
Core FFO* in millions AFFO* in millions Estimated Value Creation from stabilizations - Prologis Share in millions Dividends and distributions in millions * This is a non-GAAP financial measure. Please see our Notes and Definitions for further explanation. Highlights Company Performance 1Q 2022 Supplemental 3
Lease Proposals in millions of square feet U.s. IBI activity index Lease negotiation Gestation - rolling Avg quarterly trend in days U.S. space utilization *Please see our Notes and Definitions for further explanation. Highlights Prologis Leading Indicators and Proprietary Metrics* 1Q 2022 Supplemental Average 24 4
Guidance (A) * This is a non-GAAP financial measure. Please see our Notes and Definitions for further explanation. Our guidance for 2022 is based on management’s current beliefs and assumptions about our business, the industry and the markets in which we operate. Please refer to “Forward-Looking Statements” and “Risk Factors” referred to in our reports filed with the Securities and Exchange Commission for more information. The difference between Core FFO and Net Earnings predominately relates to real estate depreciation and gains or losses on real estate transactions. See the Notes and Definitions for a reconciliation. We are further adjusting Core FFO to exclude $0.60 of net promote income. 1Q 2022 Supplemental Highlights 5
Consolidated Balance Sheets 1Q 2022 Supplemental Financial Information 6
Consolidated Statements of Income 1Q 2022 Supplemental Financial Information 7
Reconciliations of Net Earnings to FFO* * This is a non-GAAP financial measure. Please see our Notes and Definitions for further explanation. 1Q 2022 Supplemental Financial Information 8
Reconciliations of Net Earnings to Adjusted EBITDA* * This is a non-GAAP financial measure. Please see our Notes and Definitions for further explanation. 1Q 2022 Supplemental Financial Information 9
Occupancy Customer Retention Same Store Change Over Prior Year - Prologis Share* Rent Change - Prologis Share * This is a non-GAAP financial measure. Please see our Notes and Definitions for further explanation. Operations Overview 1Q 2022 Supplemental Trailing four quarters – net effective 10
Operating Metrics – Owned and Managed Amounts exclusive of leases of less than one year, unless otherwise noted. 1Q 2022 Supplemental Operations 11
Operating Metrics – Owned and Managed * This is a non-GAAP financial measure. Please see our Notes and Definitions for further explanation. 1Q 2022 Supplemental Operations CAPITAL EXPENDITURES Thousands, except for percentages SAME STORE INFORMATION Thousands, except for percentages PROPERTY IMPROVEMENTS PER SQUARE FOOT TURNOVER COSTS ON LEASES COMMENCED COMPOSITION OF PORTFOLIO (by Unit Size) Free rent as a % of lease value – trailing four quarters 3.0% 3.2% 3.1% 3.1% 3.0% Occupancy 94.9% 97.6% 99.2% 99.3% Trailing four quarter average Quarterly total As a % of lease value Per square foot ($) 12
Operating Portfolio(A) – Square Feet, Occupied and Leased Data in the Operating Portfolio excludes non-strategic industrial properties acquired from LPT due to our intent not to hold long-term. These properties are classified as Other Real Estate Investments. This data excludes 13 million square feet related to non-strategic industrial properties. 1Q 2022 Supplemental Operations 13
Operating Portfolio – NOI* and Gross Book Value * This is a non-GAAP financial measure. Please see our Notes and Definitions for further explanation. This data excludes $16 million of NOI related to non-strategic industrial properties. 1Q 2022 Supplemental Operations 14
Operating Portfolio – Summary by Division * This is a non-GAAP financial measure. Please see our Notes and Definitions for further explanation. 1Q 2022 Supplemental Operations 15
Customer Information We have signed leases, that were due to expire, totaling 49 million square feet in our owned and managed portfolio (4.5% of total net effective rent) and 28 million square feet on a Prologis share basis (4.3% of total net effective rent). These are excluded from 2022 expirations and are reflected at their respective expiration year. 1Q 2022 Supplemental Operations 16
Development Starts (TEI) in millions Development Stabilizations (TEI) dollars in millions Building Acquisitions and M&A Activity in millions Land Portfolio in millions
The estimated build out includes the land portfolio, Covered Land Plays and the other land that we could develop through options, ground leases, unconsolidated joint ventures and other contractual arrangements. Capital Deployment Overview – Prologis Share 1Q 2022 Supplemental Outside the U.S. U.S. YTD Q1 17
Development Stabilizations 1Q 2022 Supplemental Capital Deployment 18
Development Starts TEI amount includes development starts on yards and parking lots that will be included in Other Real Estate Investments upon completion. 1Q 2022 Supplemental Capital Deployment 19
Development Portfolio TEI amount includes development starts on yards and parking lots that will be included in Other Real Estate Investments upon completion. 1Q 2022 Supplemental Capital Deployment 20
Third Party Acquisitions 1Q 2022 Supplemental Capital Deployment 21
Dispositions and Contributions 1Q 2022 Supplemental Capital Deployment 22
Land Portfolio – Owned and Managed 1Q 2022 Supplemental Capital Deployment 23
Land Portfolio – Summary and Roll Forward Amounts include approximately 2,800 acres that we could develop through options, ground leases, unconsolidated joint ventures and other contractual arrangements. 1Q 2022 Supplemental Capital Deployment 24
Third party aum dollars in billions third Party Fee Related and promote revenues in millions Fee related earnings annualized* in millions Net Promote income dollars in millions * This is a non-GAAP financial measure. Please see our Notes and Definitions for further explanation. Net promote income in 2022 is negative due to $8 million of expense from amortization of stock compensation issued to employees related to promote income recognized in prior periods. Please refer to Highlights for Guidance for 2022 Net Promote Income. Strategic Capital Overview 1Q 2022 Supplemental 87.2% 90.1% 91.4% 94.9% 94.9% % Open end/ Public 29.1 27.9 27.2 21.6 20.6 Trailing 3 year basis points of 3rd party AUM 25
Summary and Financial Highlights * The next promote opportunity is related to the Stabilization of individual development project(s). Values represent the entire venture at 100%, not Prologis’ proportionate share. Values are presented at Prologis’ adjusted basis derived from the ventures’ U.S. GAAP information and may not be comparable to values reflected in the ventures’ stand alone financial statements calculated on a different basis. Throughout this document we use the most recent public information for these co-investment ventures. 1Q 2022 Supplemental Strategic Capital 26
Operating and Balance Sheet Information of the Unconsolidated Co-Investment Ventures (at 100%)(A) * This is a non-GAAP financial measure. Please see our Notes and Definitions for further explanation. Values represent the entire venture at 100%, not Prologis’ proportionate share. Values are presented at Prologis’ adjusted basis derived from the ventures’ U.S. GAAP information and may not be comparable to values reflected in the ventures’ stand alone financial statements calculated on a different basis. 1Q 2022 Supplemental Strategic Capital 27
Non-GAAP Pro-Rata Financial Information(A) * This is a non-GAAP financial measure, please see our Notes and Definitions for further explanation. See our Notes and Definitions for further explanation of how these amounts are calculated. 1Q 2022 Supplemental Strategic Capital 28
Overview * This is a non-GAAP financial measure. Please see our Notes and Definitions for detailed calculation. Mexico is included in the U.S. as it is U.S. dollar functional. The detail calculations are included in the Notes and Definitions section and are not in accordance with the applicable SEC rules. A securities rating is not a recommendation to buy, sell or hold securities and is subject to revision or withdrawal at any time by the rating organization. 1Q 2022 Supplemental Capitalization ASSETS UNDER MANAGEMENT (dollars in millions) Enterprise Value AUM by Geography Market Equity U.S. DOLLAR EXPOSURE (dollars in millions) Enterprise Value Debt U.S. Dollar(A) 18.5% U.S. Dollar (A) 85.4% Outside U.S. 14.6% Outside U.S. 81.5% DEBT BY CURRENCY- PROLOGIS SHARE UNENCUMBERED ASSETS – PROLOGIS SHARE: $63.0B (in billions) AUM by Ownership 29
Debt Components – Consolidated
We manage our exposure to changes in foreign currency exchange rates using foreign currency forward contracts, including those that are accounted for as net investment hedges, to economically reduce our exposure to fluctuations in foreign currency rates. The effect is reflected in the table under Investment Hedges. See also page 29 for our market equity exposure by currency. 1Q 2022 Supplemental Capitalization 30
Debt Components - Noncontrolling Interests and Unconsolidated (A) Refer to Notes and Definitions under Non-GAAP Pro-Rata Financial Information for further explanation on how these amounts are calculated. The maturity of certain unsecured debt (Prologis Share $163 million) is reflected at the extended maturity dates as the extensions are at the entity’s option. We manage our exposure to changes in foreign currency exchange rates using foreign currency forward contracts, including those that are accounted for as net investment hedges, to economically reduce our exposure to fluctuations in foreign currency rates. The effect is reflected in the table under Investment Hedges. See also page 29 for our market equity exposure by currency. 1Q 2022 Supplemental Capitalization 31
Components – Prologis Share * This is a non-GAAP financial measure. Please see our Notes and Definitions for further explanation. 1Q 2022 Supplemental Net Asset Value 32
Components – continued Net promote income in 2022 is negative due to $8 million of expense from amortization of stock compensation issued to employees related to promote income recognized in prior periods. 1Q 2022 Supplemental Net Asset Value 33
Notes and Definitions Prologis Park Venlo, Venlo, the Netherlands 1Q 2022 Supplemental
1Q 2022 Supplemental Notes and Definitions 35
1Q 2022 Supplemental Notes and Definitions (continued) 36
1Q 2022 Supplemental Notes and Definitions (continued) 37
1Q 2022 Supplemental Notes and Definitions (continued) 38
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1Q 2022 Supplemental Notes and Definitions (continued) 41
1Q 2022 Supplemental Notes and Definitions (continued) 42
pld-ex992_6.htm
FOR IMMEDIATE RELEASE
Prologis Reports First Quarter 2022 Earnings Results
SAN FRANCISCO (April 19, 2022) – Prologis, Inc. (NYSE: PLD), the global leader in logistics real estate, today reported results for the first quarter of 2022.
Net earnings per diluted share was $1.54 for the quarter compared with $0.49 for the first quarter of 2021. Core funds from operations (Core FFO)* per diluted share was $1.09 for the quarter compared with $0.97 for the same period in 2021.
“The need for resilience in the supply chain continues to drive record demand despite today’s economic and geopolitical risks,” said Hamid R. Moghadam, co-founder and CEO, Prologis. “With our well-positioned portfolio, irreplaceable land bank, abundant investment capacity and differentiated customer solutions, we expect to continue to outperform while delivering exceptional customer service.”
PROLOGIS TO PARTICIPATE IN FEDERAL SUPPLY CHAIN INITIATIVE
Last month, the Biden Administration asked for Prologis’ participation in its Freight Logistics Optimization Works initiative (FLOW), which is charged with developing a digital sharing network to help improve the flow of goods in the United States. Prologis is part of a public/private working group that is evaluating ways to expand information sharing across the U.S. supply chain. Prologis will leverage its powerful data platform to share insights on industry trends.
OPERATING PERFORMANCE
| Owned & Managed | 1Q22 | Notes |
|---|---|---|
| Average Occupancy | 97.4% | 98.1% leased as of March 31, 2022 |
| Leases Commenced | 52.2MSF | 49.0MSF operating portfolio and 3.2MSF development portfolio |
| Retention | 75.4% | |
| Prologis Share | 1Q22 | Notes |
| --- | --- | --- |
| Net Effective Rent Change | 37.0% | Led by U.S. at 41.5% |
| Cash Rent Change | 19.2% | |
| Cash Same Store NOI* | 8.7% | Led by U.S. at 9.7% |
DEPLOYMENT ACTIVITY
| Prologis Share | 1Q22 |
|---|---|
| Building Acquisitions | $98M |
| Weighted avg stabilized cap rate | 3.7% |
| Development Stabilizations | $212M |
| Estimated weighted avg yield | 6.1% |
| Estimated weighted avg margin | 80.9% |
| Estimated value creation | $172M |
| % Build-to-suit | 48.7% |
| Development Starts | $1,020M |
| Estimated weighted avg yield | 5.6% |
| Estimated weighted avg margin | 43.2% |
| Estimated value creation | $441M |
| % Build-to-suit | 36.6% |
| Total Dispositions and Contributions | $1,533M |
| Weighted avg stabilized cap rate (excluding land and other real estate) | 4.0% |
BALANCE SHEET & LIQUIDITY
During the first quarter, Prologis and its co-investment ventures issued $2.6 billion of debt at a weighted average interest rate of 1.5 percent. This activity includes $1.6 billion in green bond raises. The company has maintained its leading liquidity position with approximately $6.8 billion in cash and availability on its credit facilities.
As of March 31, 2022, debt as a percentage of total market capitalization was 13.5 percent, and the company’s weighted average interest rate on its share of total debt was 1.7 percent with a weighted average term of 10.0 years. The combined investment capacity of Prologis and its open-ended ventures, at levels in line with their current ratings, is approximately $18 billion.
2022 GUIDANCE
“Our lease mark-to-market of 47 percent provides substantial embedded earnings growth for years to come even without any further increase in market rents,” said Timothy D. Arndt, chief financial officer, Prologis. “The long-term growth outlook for our business and balance sheet has never been stronger.”
2022 GUIDANCE
Earnings (per diluted share) Previous Revised Change at M.P.
| Net Earnings | $4.40 to $4.55 | $4.85 to $5.00 | 10.1% |
|---|---|---|---|
| Core FFO* | $5.00 to $5.10 | $5.10 to $5.16 | 1.6% |
| Core FFO, excluding net promote income* | $4.45 to $4.55 | $4.50 to $4.56 | 0.7% |
Operations
| Average occupancy | 96.50% to 97.50% | 96.75% to 97.50% | 12.5 bps |
|---|---|---|---|
| Cash Same Store NOI* - PLD share | 6.00% to 7.00% | 7.25% to 8.00% | 113 bps |
Strategic Capital (in millions)
| Strategic Capital revenue,<br><br><br>excl promote revenue | $540 to $560 | $550 to $565 | 1.4% |
|---|---|---|---|
| Net promote income | $420 | $460 | 9.5% |
G&A (in millions)
| General & administrative expenses | $300 to $315 | $310 to $320 | 2.4% |
|---|
Capital Deployment – Prologis Share (in millions) Previous Revised Change at M.P.
| Development stabilizations | $2,300 to $2,600 | $2,300 to $2,600 | -% |
|---|---|---|---|
| Development starts | $4,500 to $5,000 | $4,500 to $5,000 | -% |
| Building acquisitions | $700 to $1,200 | $700 to $1,200 | -% |
| Building contributions | $1,600 to $1,900 | $1,600 to $1,900 | -% |
| Building and land dispositions | $1,500 to $1,800 | $1,900 to $2,200 | 24.2% |
| Net sources/(uses) | ($2,100) to ($2,500) | ($1,700) to ($2,100) | 17.4% |
| Realized development gains | $700 to $800 | $750 to $850 | 6.7% |
| * | This is a non-GAAP financial measure. See the Notes and Definitions in our supplemental information for further explanation and a reconciliation to the most directly comparable GAAP measure. | ||
| --- | --- |
The earnings guidance described above includes potential gains recognized from real estate transactions but excludes any future or potential foreign currency or derivative gains or losses as our guidance assumes constant foreign currency rates. In reconciling from net earnings to Core FFO*, Prologis makes certain adjustments, including but not limited to real estate depreciation and amortization expense, gains (losses) recognized from real estate transactions and early extinguishment of debt, impairment charges, deferred taxes and unrealized gains or losses on foreign currency or derivative activity. The difference between the company's Core FFO* and net earnings guidance for 2022 relates predominantly to these items. Please refer to our quarterly Supplemental Information, which is available on our Investor Relations website at https://ir.prologis.com and on the SEC’s website at www.sec.gov for a definition of Core FFO* and other non-GAAP measures used by Prologis, along with reconciliations of these items to the closest GAAP measure for our results and guidance.
APRIL 19, 2022, CALL DETAILS The call will take place on Tuesday, April 19, 2022, at 9:00 a.m. PT/12:00 p.m. ET. To access a live broadcast of the call, please dial +1 (888) 330-2502 (toll-free from the United States and Canada) or +1 (240) 789-2713 (from all other countries) and enter conference code 7126328. A live webcast can be accessed from the Investor Relations section of www.prologis.com.
A telephonic replay will be available April 19 - May 3 at +1 (800) 770-2030 (from the United States and Canada) or +1 (647) 362-9199 (from all other countries) using conference code 7126328. The webcast replay will be posted in the Investor Relations section of www.prologis.com under "Events & Presentations."
ABOUT PROLOGIS Prologis, Inc. is the global leader in logistics real estate with a focus on high-barrier, high-growth markets. As of March 31, 2022, the company owned or had investments in, on a wholly owned basis or through co-investment ventures, properties and development projects expected to total approximately 1.0 billion square feet (93 million square meters) in 19 countries. Prologis leases modern logistics facilities to a diverse base of approximately 5,800 customers principally across two major categories: business-to-business and retail/online fulfillment.
FORWARD-LOOKING STATEMENTS
The statements in this document that are not historical facts are 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. These forward-looking statements are based on current expectations, estimates and projections about the industry and markets in which we operate as well as management's beliefs and assumptions. Such statements involve uncertainties that could significantly impact our financial results. Words such as "expects," "anticipates," "intends," "plans," "believes," "seeks," and "estimates," including variations of such words and similar expressions, are intended to identify such forward-looking statements, which generally are not historical in nature. All statements that address operating performance, events or developments that we expect or anticipate will occur in the future—including statements relating to rent and occupancy growth, development activity, contribution and disposition activity, general conditions in the geographic areas where we operate, our debt, capital structure and financial position, our ability to form new co-investment ventures and the availability of capital in existing or new co-investment ventures—are forward-looking statements. These statements are not guarantees of future performance and involve certain risks, uncertainties and assumptions that are difficult to predict. Although we believe the expectations reflected in any forward-looking statements are based on reasonable assumptions, we can give no assurance that our expectations will be attained and, therefore, actual outcomes and results may differ materially from what is expressed or forecasted in such forward-looking statements. Some of the factors that may affect outcomes and results include, but are not limited to: (i) national, international, regional and local economic and political climates; (ii) changes in global financial markets, interest rates and foreign currency exchange rates; (iii) increased or unanticipated competition for our properties; (iv) risks associated with acquisitions, dispositions and development of properties; (v) maintenance of real estate investment trust status, tax structuring and changes in income tax laws and rates; (vi) availability of financing and capital, the levels of debt that we maintain and our credit ratings; (vii) risks related to our investments in our co-investment ventures, including our ability to establish new co-investment ventures; (viii) risks of doing business internationally, including currency risks; (ix) environmental uncertainties, including risks of natural disasters; (x) risks related to the current coronavirus pandemic; and (xi) those additional factors discussed in reports filed with the Securities and Exchange Commission by us under the heading "Risk Factors." We undertake no duty to update any forward-looking statements appearing in this document except as may be required by law.
CONTACTS
Investors: Tracy Ward, +1 (415) 733-9565, tward@prologis.com, San Francisco
Jill Sawyer, +1 (415) 733-9526, jsawyer@prologis.com, San Francisco
Media: Jennifer Nelson, +1 (415) 733-9409, jnelson2@prologis.com, San Francisco
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