Q2 2025 Kilroy Realty Corp Earnings Call

Unknown Executive: 2nd Quarter 2025 Earnings Conference Call.

Unknown Executive: My name is Emily and I'll be coordinating your call today. After the presentation you will have the opportunity to ask any questions, which you can do so by pressing star followed by the number 1 on your telephone keypad.

Hello everyone, and a warm welcome to the Kilroy Realty Corporation second quarter 2025 earnings conference call.

My name is Emily, and I'll be coordinating your call today.

Doug Butterworth: I would now like to hand the call over to Doug Butterworth, Vice President, Corporate Finance. Please go ahead.

After the presentation, you will have the opportunity to ask any questions, which you can do by pressing star, followed by the number 1 on your telephone keypad.

I would now like to hand the call over to Doug Butterworth, Vice President of Corporate Finance. Please go ahead.

Doug Butterworth: Good morning, everyone. Thank you for joining us.

Doug Butterworth: On the call with me today are Angela Aman, CEO, Jeffrey Kuehling, EVP, CFO and Treasurer, and Eliott Trencher, EVP, CIO.

Doug Butterworth: In addition, Justin Smart, President, and Rob Perott, EVP, Chief Policing Officer, will be available for Q&A. Please note that some of this information that we will be discussing during this call is forward-looking in nature. Please refer to our supplemental package for a statement regarding the forward-looking information on this call in the supplemental.

Good morning, everyone. Thank you for joining us on the call. With me today are Angela Aman, CEO; Jeffrey Kuehling, EVP, CFO, and Treasurer; and Eliott Trencher, EVP, CIO. In addition, Justin Smart, President, and Rob Parrott, EVP, Chief Lending Officer, will be available for Q&A.

Doug Butterworth: This call is being webcast live on our website and will be available for replay for the next eight days.

Please note that some of this information that we will be discussing during this call is forward-looking in nature. Please refer to our supplemental package for a statement regarding the forward-looking information on this call and in the supplemental.

Doug Butterworth: Our earnings release and supplemental package have been filed on a Form 8K with the SEC and both are also available on our website.

Angela Aman: Angela will start the call with a strategic overview and quarterly highlights.

Eliott Trencher: Eliott will provide an update on our recent transaction activity and Jeffrey will discuss our financial results and provide you with updated 2025 guidance.

Doug Butterworth: Ben will be happy to take your questions. Angela?

Angela Aman: Thanks, Doug, and thank you all for joining today's call.

This call is being webcast live on our website and will be available for replay for the next 8 days. Our earnings release and supplemental package have been filed in a Form 8-K with the SEC, and both are also available on our website. Angela will start the call with the strategic overview and quarterly highlights. Elliott will provide an update on our recent transaction activities in Jeopardy. We'll discuss our financial results and provide you with updated 2025 guidance, and we'll be happy to take your questions. Angela.

Angela Aman: Before we begin, I want to take a moment to acknowledge the tragic events that played out last night in New York City. We're thinking about the victims, their families, and everyone who was directly impacted by the traumatic events as they unfolded. Our hearts go out to everyone impacted.

Thanks, Doug, and thank you all for joining today's call.

Before we begin, I want to take a moment to acknowledge the tragic events that played out last night in New York City.

We're thinking about the victims, their families, and everyone who is directly impacted by the traumatic events as they unfolded. Our hearts go out to everyone impacted.

Angela Aman: Turning to last night's release, I'm pleased to report on a strong quarter of execution across every discipline within our company, as West Coast Office fundamentals continue to solidify. During the quarter, we signed over 400,000 square feet of new and renewal leases, a material improvement both sequentially and year over year, as a pickup in tenant sentiment and ongoing flight-to-quality dynamics in the office market uniquely position our premium portfolio to capture accelerating tenant demand. In parallel, we're seeing early indications of an improvement in the transaction environment, as both buyers and sellers appear more prepared to execute, an encouraging signal that market participants have greater conviction in the continued path of the West Coast Office recovery.

Continue to solidify.

During the quarter, we signed over 400,000 square feet of new and renewal leases, a material improvement both sequentially and year-over-year. This reflects a pickup in tenant sentiment and ongoing flight-to-quality dynamics in the office market that uniquely position our premium portfolio to capture accelerating tenant demand.

Angela Aman: From a leasing perspective, we saw significant strength this quarter in both San Francisco and San Diego, with the recent inflection and activity in the city of San Francisco being particularly notable. Active tenant demand in the city has nearly doubled since 2023, now totaling approximately 7 million square feet, despite a significant increase in recent execution velocity. We appear to be at the tail end of major space givebacks by big tech companies, and the market can now benefit from the substantial growth and expansion of companies in the AI space. In addition, positive trends in public safety and downtown revitalization efforts by the city's new administration have given tenants the confidence to expand their search parameters outside of the financial district and into the South of Market or SOMA sub-market, where our assets have seen 110% year-over-year increase into our activity.

In parallel, we're seeing early indications of an improvement in the transaction environment, as both buyers and sellers appear more prepared to execute—an encouraging signal. Market participants have greater conviction in the continued path of the West Coast office recovery.

From a leasing perspective, we saw significant strength this quarter in both San Francisco and San Diego, with the recent inflection and activity. In the city of San Francisco, particularly notable is the active tenant demand, which has nearly doubled since 2023, now totaling approximately 7 million square feet. Despite a significant increase in recent execution velocity,

We appear to be at the tail end of major space givebacks by big tech companies, and the market can now benefit from the substantial growth and expansion of companies in the AI space.

Angela Aman: A clear example of these dynamics is the 93,000-square-foot lease we signed in the second quarter with an AI tenant at our 201 3rd Street asset in Selma. This large transaction marks the second consecutive quarter of major leasing at this property and underscores the ability of our leasing team to understand the specific needs of rapidly scaling AI tenants, many of whom are actively prioritizing landlords who can accommodate their anticipated growth trajectories and provide flexibility that will allow them to grow incrementally over time. We're excited about the turnaround we're seeing play out in San Francisco and are well positioned to capitalize on the accelerating momentum.

In addition, positive trends in public safety in downtown, revitalization efforts by the city's new administration have given tenants the confidence to expand their search parameters outside of the Financial District and into the South of Market or SoMa submarkets, where our assets have seen a 110% year-over-year increase in our activity.

A clear example of these dynamics is the 93,000 square foot lease we signed in the second quarter with an AI tenant at our 2013 Street asset in SOMA. This large transaction marks the second consecutive quarter of major leasing at this property and underscores the ability of our leasing team to understand the specific needs of rapidly scaling AI tenants, many of whom are actively prioritizing landlords who can accommodate their anticipated growth trajectories and provide flexibility that will allow them to grow incrementally over time.

We're excited about the turnaround we're seeing play out in San Francisco and are well positioned to capitalize on the accelerating momentum.

Angela Aman: In San Diego, which has been a consistently strong market for some time, we experienced broad-based activity in the second quarter across all sub-markets. In Del Mar Heights, we signed a renewal and expansion at one paseo at the highest rate ever recorded for an office lease in San Diego County. In Little Italy, we signed a 24,000 square foot lease at our recently developed 2100 Kettner asset, continuing the accretive lease up of some of the highest quality vacancy in our portfolio. And in UTC, we signed a 25,000 square foot lease at our 4690 Executive Drive redevelopment project with a leading research and healthcare institute.

In San Diego, which has been a consistently strong market for some time, we experience broad-based activity. In the second quarter across all submarkets in Del Mar Heights, we signed a renewal and expansion at 1 PA at the highest rate ever recorded for an office lease in San Diego County.

And in Little Italy, we signed a 24,000 square foot lease at our recently developed 2100 Kentner assets, continuing the accretion of lease-up of some of the highest quality vacancies in our portfolio.

And in UTC.

Angela Aman: As it relates to development leasing at Kilroy-Oyster Point, our premier development project in the heart of the South San Francisco life science ecosystem, we're pleased to report that we have advanced to active lease negotiations on multiple transactions, totaling approximately 100,000 square feet, and we anticipate lease execution with these life science and health care tenants during the third and fourth quarters. As we progress deals that have been in the pipeline for some time, we've also continued to see meaningful engagement from new prospects as well. Tour activities during the second quarter accelerated meaningfully and highlights the degree to which the quality and scale of Kilroy Oyster Point continues to resonate with high-caliber growth-oriented tenants seeking purpose-built infrastructure in a primary innovation cluster, even against the backdrop of a more challenging life science ecosystem.

We signed a 25,000 square foot lease at our 4690 Executive Drive redevelopment project with a leading research and healthcare institute.

As it relates to development leasing at Kilroy Oyster Point, our premier development project in the heart of the South San Francisco life science ecosystem, we're pleased to report that we have advanced to active lease negotiations on multiple transactions totaling approximately 100,000 square feet. We anticipate lease executions with these life science and healthcare tenants during the third and fourth quarters.

As we progress deals that have been in the pipeline for some time, we've also continued to see meaningful engagement from new prospects as well.

Angela Aman: Turning to capital allocations, we'll remain active and disciplined as we recycle capital with a focus on long-term cash flow growth and value creation, being responsive to evolving dynamics in the office and life science sectors, and changes in the relative attractiveness of the various submarkets in which we operate. As we look forward, we believe that continued portfolio rotation executed thoughtfully and strategically will be key to unlocking value in today's environment. Our investments team has been very active over the last several quarters on teeing up dispositions and underwriting acquisitions that fit with our long-term objectives.

To our activity. During the second quarter, it accelerated meaningfully and highlights the degree to which the quality and scale of Kilroy Oyster points continue to resonate with high-caliber, growth-oriented tenants seeking purpose-built infrastructure in a primary innovation cluster, even against the backdrop of a more challenging life science ecosystem.

Turning to capital, allocation will remain active and disciplined as we recycle capital with a focus on long-term cash flow growth and value creation, being responsive to evolving dynamics in the office and life science sector.

And changes in the relative attractiveness of the various submarkets in which we operate.

As we look forward, we believe that continued portfolio rotation.

Executing thoughtfully and strategically will be key to unlocking value in today's environment.

Angela Aman: Accordingly, last night, we announced the disposition of an operating property in downtown Santa Monica and the execution of a contract to sell a four-building campus in Silicon Valley, which is expected to close at the end of the third quarter. These dispositions, at attractive valuations, have allowed us to efficiently monetize several lower growth assets that we believe would have required outsized reinvestment capital over the coming year. As proceeds are realized, we'll pursue a balanced mix of selective reinvestment opportunities and debt repayment with a focus on optimizing portfolio returns and maintaining a strong and flexible capital structure.

Our investments team has been very active over the last several quarters on teeing up these positions and underwriting acquisitions that fit with our long-term objectives.

Accordingly, last night we announced the disposition of an operating property in downtown Santa Monica and the execution of a contract to sell a four-building campus in Silicon Valley, which is expected to close at the end of Q3.

These dispositions detract from the evaluation of monetization, several lower growth assets that we believe would require outside reinvestment capital over the coming years.

Angela Aman: We're pleased to see the pipeline of actionable, value-accretive opportunities in some of the highest performing submarkets on the West Coast and in Austin continue to grow. And as always, we'll be evaluating such opportunities relative to all of our reinvestment options, including leveraged neutral stock buybacks.

These proceeds are realized, we'll pursue a balanced mix of selective reinvestment opportunities and debt repayment, with a focus on optimizing portfolio returns and maintaining a strong and flexible capital structure. We're pleased to see the pipeline of actionable value-creative opportunities in some of the highest performing submarkets on the West Coast and in Austin continue to grow. And as always, we'll be evaluating such opportunities relative to all of our reinvestment options, including leverage and neutral stock buybacks.

Angela Aman: As it relates to our future development pipeline, we've made further progress on monetizing land parcels that have a highest and best use outside of the company's core competencies. As discussed last quarter, in April, we signed an agreement to sell a portion of our Santa Fe Summit site in San Diego, and last night, we announced an agreement to sell the land parcel at 26th Street in Los Angeles. These announced transactions, which aggregate total expected gross proceeds of $79 million, represent over half of our stated goal of realizing $150 million from the monetization of the future pipeline, with proceeds to be realized over the next several years as re-entitlement efforts are completed.

As it relates to our future development pipeline, we've made further progress on monetizing land—parcels that have the highest and best use outside of the company's core competencies.

As discussed last quarter.

In April, we signed an agreement to sell a portion of our Santa Fe Summit site in San Diego. Last night, we announced an agreement to sell the land parcel at 26th Street in Los Angeles.

These announced transactions, which aggregate total expected growth proceeds of $79 million, represent over half of our stated goal of realizing $150 million from the monetization of the future pipeline, with proceeds to be realized over the next several years as our entitlement efforts are completed.

Angela Aman: The Flower Mart project, which consists of a seven-acre development site in the central SOMA submarket of San Francisco, remains our single largest investment in the future development pipeline. As discussed on the last several conference calls, long-term value maximization at the flower mart will require the creation of significant additional flexibility and optionality as it relates to both the ultimate mix of uses on site and the phasing of development execution. Over the course of the last six months, our development team has worked diligently on a significant redesign and reimagining of the Flower Mart project that will allow us to be responsive to market conditions as they continue to evolve.

The Flower Mart project, which consists of a 7-acre development site in the central Selma submarket of San Francisco, remains our single largest investment in the future development pipeline.

As discussed on the last several conference calls, long-term value maximization at The Flower Mart will require the creation of significant additional flexibility and optionality as it relates to both the ultimate mix of uses on site and the phasing of development execution.

Angela Aman: As you may remember, we're currently entitled for a 2.3 million square foot primarily office project. And while we remain very encouraged by the resurgence in office demand in San Francisco, we also remain convicted that maximizing value on the site will require a broader mix of uses than originally contemplated, which may allow for the development of certain components of the project earlier than otherwise anticipated. We've recently had constructive and encouraging conversations with the city regarding our proposed modifications to the program. While these discussions are still ongoing, we've gained greater clarity around both the approval process and the timeline required to secure the flexibility we're working towards.

Over the course of the last 6 months, our development team has worked diligently on a significant redesign and reimagining of the Flower Mark project that will allow us to be responsive to market conditions as they continue to evolve.

As you may remember, we're currently entitled for a 2.3 million square foot, primarily office project. While we remain very encouraged by the resurgence in office demand in San Francisco, we also remain convicted that maximizing value on this site will require a broader mix of uses than originally contemplated, which may allow for the development of certain components of the project earlier than otherwise anticipated.

We have recently had constructive and encouraging conversations with the city regarding our proposed modifications to the program.

Angela Aman: As a result, based on the best information we have available today, we expect interest and other expense capitalization at the Flower Mart to cease at the end of 2025. Well, we will update this assumption as appropriate. We're not currently assuming any capitalization of the project in 2020.

While these discussions are still ongoing, we've gained greater clarity around both the approval process and the timeline required to secure the flexibility. We're working towards...

As a result, based on the best information we have available today, we expect interest and other expense capitalization at The Flower Mart to cease at the end of 2025.

We will update this assumption as appropriate. We're not currently assuming any capitalization of the project in 2026.

Angela Aman: I want to conclude by thanking the entire Kilroy team for another outstanding quarter of execution across all fronts. The pace of work has accelerated across the company as leasing and transaction activity has increased, and I'm grateful for the way the entire organization has responded. At the same time, this team's willingness to innovate and embrace change is creating additional value for our stakeholders each and every day and positioning us for continued success in the quarters ahead.

I want to conclude by thanking the entire Kilroy team for another outstanding quarter of execution across all fronts.

The pace of work is accelerated across the company as leasing and transaction activity has increased, and I'm grateful for the way the entire organization has responded. At the same time, this team's willingness to innovate and embrace change is creating additional value for our stakeholders each and every day and positioning us for continued success in the quarters ahead. Elliott.

Eliott Trencher: Thanks, Angela.

Eliott Trencher: Before getting into the specifics on the transactions we announced last night, I want to expand on the long-term objectives of our capital allocation strategy that Angela referenced, highlighting three primary goals. First is something we have discussed on prior calls, monetize non-income producing lands that has a higher and better use beyond office or life science. Second, sell operating properties that are valued at favorable levels relative to our expectations for fundamentals. Third, concentrate investments in areas of conviction, specifically submarkets with diverse and robust demand drivers, high barriers to entry, and a track record of significant and consistent rent growth.

Thanks Angela.

Before getting into the specifics on the transactions we announced last night, I want to expand on the long-term objectives of our capital allocation strategy that Angela referenced, highlighting three primary goals.

First is something we have discussed on prior calls: monetize non-income producing lands that have a higher and better use beyond office or life science.

Second cell, operating properties that are valued at favorable levels relative to our expectations for fundamentals.

Eliott Trencher: These goals have guided our actions to date, and as we continue to execute, we are confident that we will further distinguish the Kilroy portfolio and better position the company for outsized cash flow growth. With that said, we're thrilled to have two land sites and two operating properties in various stages of completion. In total, these four transactions will raise over $480 million of gross proceeds. First on the land sales, we're under contract to sell the land at 26th Street in our Los Angeles region to a residential developer for $41 million or roughly $20 million per acre.

Third, concentrate investments in areas of conviction specifically, submarkets with diverse and robust demand drivers, high barriers to entry, and a track record of significant and consistent rent growth.

These goals have guided our actions to date, and as we continue to execute, we are confident that we will further distinguish the Kilroy portfolio and better position the company for outsized cash flow growth.

With that said, we're thrilled to have 2 land sites and 2 operating properties in various stages of completion.

In total, these four transactions will raise over $480 million of gross proceeds.

Eliott Trencher: Similar to our sale of a portion of Santa Fe Summit, 26th Street has a path to residential entitlements that does not require a full change of We expect the transaction to close upon receipt of entitlements, which we estimate to be in 2020. Next, at the very end of the quarter, we completed the sale of 501 Santa Monica in downtown Santa Monica to an institutional owner for $40 million or slightly over $500 per square foot. The building is one of our older properties and requires a substantial amount of capital due to both base building needs and leases rolling over in the coming years.

First, on the land sales, we're under contract to sell the land at 26th Street in our Los Angeles region to a residential developer for $41 million, or roughly $20 million per acre.

Similar to our sale of a portion of Santa Fe Summit, 26th Street has a path to residential entitlements that does not require a full change of use.

We expect the transaction to close upon receipt of entitlements, which we estimate to be in 2026.

Next, at the very end of the quarter, we completed the sale of 501 Santa Monica in downtown Santa Monica to an institutional owner for $40 million, or slightly over $500 per square foot.

Eliott Trencher: In our view, the capital requirement was outsized compared to the growth prospects for the property, making this a logical disposition candidate. Additionally, we are under contract to sell a four-building campus in Silicon Valley for $365 million or $550 per square foot. This campus is 89% leased today, going down to 65% leased in 2026, when two of the four buildings will be fully vacant. One of the vacant buildings is 25 years old and requires both base building capital and leasing capital. The other has been leased by a single tenant and requires leasing capital, all of which adds up to a significant spend in a market that has seen pressure on rents in recent years.

The building is one of our older properties and requires a substantial amount of capital due to both base building needs and leases rolling over in the coming years.

In our view, the capital requirement was outsized compared to the growth prospects for the property, making this a logical disposition candidate.

Additionally, we are under contract to sell a four-building campus in Silicon Valley for $365 million, or $550 per square foot.

One of the vacant buildings is 25 years old and requires both base building capital and leasing capital.

Eliott Trencher: As we evaluated all alternatives, we concluded that selling at this value generated the best risk-adjusted return for shareholders.

The other has been leased by a single tenant and requires leasing capital, all of which adds up to a significant spend in a market that has seen pressure on rents in recent years.

As we evaluated all alternatives, we concluded that selling at this value generated the best risk-adjusted return for shareholders.

Eliott Trencher: Finally, touching on acquisitions, we continue to diligently underwrite a variety of deals across all our existing markets.

Eliott Trencher: We do not have anything to announce at this time, but the opportunity set has improved in recent months in terms of both quantity and quality. We're optimistic that we will find investments that meet our criteria, generate little to no dilution in the short term, and produce materially better cash flow growth in the medium and long term.

Finally touching on acquisitions, we continue to diligently underwrite a variety of deals with all our existing markets.

We do not have anything to announce at this time, but the opportunity said has improved in recent months in terms of both quantity and quality.

Jeffrey Kuehling: With that, I will turn the call over to Jeffrey. Additional one-time items include approximately $6.9 million, or $0.06 per share, largely related to bad debt reversals and net real estate refund benefits, tax refunds. Cash, same property, NOI growth, and the second quarter was $450,000. with the previously mentioned one-time items on a cash basis contributing $300 basis. Turning to occupancy, we ended the second quarter at 80.8% down from 81.4% at the end of the first quarter. As previously communicated, this decline was expected and reflects the right sizing and renewal by Dermtech, along with the early vacate related to the 23andMe bank.

We're optimistic that we will find investments that meet our criteria, generate little to no dilution in the short term, and produce materially better cash flow growth in the medium and long term.

With that, I will turn the call over to Jeffrey. Thanks, Elliot, for the quarter. Our diluted share was $1.13.

This includes approximately $0.11 per share of one-time items, including, most notably, a $10.7 million lease termination fee, which contributed $0.05 per share to FFO, net of non-controlling interest.

Additional one-time items include approximately $6.9 million or $0.06 per share, largely related to bad debt resources and net real estate refund benefits. Tax refund benefits.

Cash, same property. NOI growth. And the second quarter was 450 basis points. With the previously mentioned one-time items on a cash basis, contributing 300 basis points.

Jeffrey Kuehling: It's worth noting that the second quarter occupancy statistics now exclude both the 89% leased four-building campus designated as held for sale and 501 Santa Monica, which was sold during the second quarter. Accordingly, we make conforming updates to our lease expiration schedules to reflect the removal of expiration sites. These assets. While their removal negatively impacted occupancy by 20 base points, we were able to maintain the midpoint of our occupancy guidance range due to the team's continued success in accelerating lease commencement dates across the portfolio. Looking ahead, we continue to expect a modest decline in occupancy in the third quarter, primarily due to the addition of two redevelopment projects entering the stabilized portfolio during the period.

To occupancy, we ended the second quarter at 80.8%, down from 81.4% at the end of the first quarter. As previously communicated, this decline was expected and reflects the right sizing and renewal by DermTech, along with the early vacate related to the 23andMe bankruptcy.

It's worth noting that the second quarter occupancy statistics now exclude both the 89% leased for the building campus designated as held for sale in 501 Santa Monica, which was sold during the second quarter. Accordingly, we made conforming updates to our lease expiration schedules to reflect the removal of expirations associated with these assets.

While their removal negatively impacted OXY by 20 basis points, we were able to maintain the midpoint of our occupancy guidance range due to the team's continued success and accelerating lease commencement dates across the portfolio.

Looking ahead, we continue to expect a modest decline in occupancy in the third quarter, primarily due to the addition of 2 redevelopment projects entering the stabilized portfolio during the period.

Jeffrey Kuehling: That said, we also remain optimistic that we will see positive net absorption in the fourth quarter, supported by significant lease commencement from previously executed leases. It's important to note that the spread between leased and occupied space increased to 270 basis points this quarter, a 100 basis point improvement year over year, representing significant built in growth that will materialize in the portfolio throughout the second half of 2025 and into 2026. Gap releasing spreads were negative 11.2% in the second quarter and cash releasing spreads were negative 15.2%. both of which were largely impacted by single large lease in San Francisco.

That said, we also remain optimistic that we'll see positive net absorption in the fourth quarter, supported by significant lease commencements from previously executed leases.

It's important to note that the spread between lease and occupied space increases to 270 basis points. This quarter represents a 100 basis point improvement year-over-year, indicating significant growth that will materialize in the portfolio throughout the second half of 2025 and into 2026.

Jeffrey Kuehling: While this lease was completed at lower base rents, it required limited capital and produced strong net effective rent. Notably, the lease term, which is under three years, will provide us with a valuable near-term occupancy while maintaining our ability to reprice the space as the market continues to improve. Excluding this one transaction, cash-releasing spreads would have been approximately positive 1%, representing a meaningful improvement relative to the prior quarter.

Gap. Releasing spreads were negative 11.2% in the second quarter, and cash releasing spreads were negative 15.2%. Both of which were largely impacted by a single large lease in San Francisco.

While this lease was completed at lower base rents, it required limited capital and produced strong net effective rent. Notably, the lease term, which is under 3 years, will provide us with valuable near-term occupancy while maintaining our ability to reprice the space as the market continues to improve. Excluding this one transaction, cash releasing spreads would have been approximately positive 1%, representing a meaningful improvement relative to the prior quarter.

Jeffrey Kuehling: Turning to guidance, we raised our 2025 FFO outlook to a range of 405 to 415 per share, a 15 cent increase at the midpoint. This revised guidance reflects our updated expectations for capitalization at the flower market accounting for $0.08 per share at the midpoint, the significant termination fee recognized in the second quarter representing $0.05 per share, and our updated same property NOI guidance representing $0.04 per share, all of which were partially offset by the anticipated net impact of announced capital recycling activity. Same property, NOI growth is now expected to range from negative 1% to negative 2%, a 75 basis point improvement at the mid-period.

Turning to the guidance, we raised our 2025 FFO outlook to a range of $405 to $415 per share, reflecting a 15% increase at the midpoint.

This revised guidance reflects our updated expectations for capitalization at the flower. Mark accounting for $0.08 per share at the midpoint, the significant termination fee recognized in the second quarter representing $0.05 per share, and our updated same property NOI guidance representing $0.04 per share, all of which were partially offset by the anticipated net impact of announced capital recycling activities.

Jeffrey Kuehling: Our updated guidance range implies a deceleration in same-property NOI growth throughout the second half of the year, largely due to the previously discussed impact of one-time items in the second quarter of this year.

Same property NY growth is now expected to range from negative 1% to negative 2%, the 75 basis point improvement at the midpoint.

Jeffrey Kuehling: In addition, we recognize significant restoration in settlement fee income in the fourth quarter of 2024, which will create a difficult comparison for the fourth quarter of 2025. As Angela previously mentioned, we have updated our capitalization assumptions for the flower mart. When we initiated 2025 guidance in February, the range of possible outcomes reflected the uncertainty inherent in the process, with the cessation of capitalization ranging from as early as June to as late as December. Given the progress we have made to date, we have updated our default assumptions for the cessation of interest and other expense capitalization to year-end.

Our updated guidance range implies a deceleration in the same property NOI growth throughout the second half of the year, largely due to the previously discussed impact of one-time items in the second quarter of this year.

In addition, we recognize significant restoration and settlement fee income in the fourth quarter of 2024, which will create a difficult comparison for the fourth quarter of 2025.

Jeffrey Kuehling: We will update this assumption as appropriate, but as previously mentioned, we are not currently assuming any capitalization of the product in 2027.

We have updated our capitalization assumptions for the flower market. When we initiated 2025 guidance in February, the range of possible outcomes reflected the uncertainty inherent in the process, with the cessation of capitalization ranging from as early as June to as late as December. Given the progress we've made today, we have updated our default options for the cessation of interest and other expense capitalization to year-end.

We will update this discussion as appropriate, but as previously mentioned, we are not currently assuming any capitalization of the product in 2026.

Jeffrey Kuehling: Relative to sources and uses for the BAC Hex this year, we expect to utilize the proceeds from the announced dispositions for a combination of reinvestment opportunities and debt repayment. As we approach our remaining 2025 bond maturity, we will evaluate the capital markets for an opportunistic execution window. Our balance sheet is well-positioned to support growth with a well-lettered maturity schedule and strong liquidity, which will provide valuable flexibility as opportunities present themselves.

Unknown Executive: With that, we are happy to take your questions.

Relative to sources and uses for the back tax this year, we expect to utilize the proceeds from the announced dispositions for a combination of reinvestment opportunities and debt repayment as we approach our remaining 2025 bond maturity. We will evaluate the capital markets for an opportunistic execution window. Our balance sheet is well-positioned for growth, with a well-laddered maturity schedule and strong liquidity, which will provide valuable flexibility as opportunities present themselves.

With that, we're happy to take your questions, operator.

Unknown Executive: Thank you. We will now begin the question and answer session.

Unknown Executive: As a reminder, if you would like to ask a question today, please do so now by pressing star followed by the number one on your telephone keypad. If you change your mind or you feel like your question has already been answered, you can press star followed by two to withdraw yourself from the queue.

Thank you. We will now begin the question and answer session.

As a reminder, if you would like to ask a question today, please do so by pressing star, followed by the number 1 on your telephone keypad.

If you change your mind, or you feel like your question has already been answered, you can press Start followed by 2 to withdraw yourself from the kids.

Jayna Gellin: Our first question today comes from the line of Jayna Gellin at Woodbank of America. Please go ahead. Thank you. And congrats on the leasing and transactions this quarter.

Our first question today comes from the line of Jana Gallon with Bank of America.

Please go ahead.

Eliott Trencher: Can you talk a little bit about the type of buyers out there, the breadth of the bidding pool, and whether you're seeing some owner occupants, and then just discussions on valuation, whether it's more of a price per square foot discussion, or cap rates, and whether it's different in San Francisco versus LA? Hey, Yana, it's Eliott. So every transaction is going to be different. And we touched on this a little bit last quarter with the different types of groups that we've seen out there. And there's everything from institutional buyers to high net worth to owner users.

Thank you, and congrats on the leasing and transactions this quarter.

Um, can you talk a little bit about the type of buyers out there, the breadth of the bidding pool? And whether you're seeing some owner-occupants and then just discussions on valuation, whether it's more of a price per square foot discussion or cap rates? And whether it's different in San Francisco versus L.A.

Eliott Trencher: And each group is going to think about it a little bit differently depending on the profile of the asset. So it's a little bit hard to kind of generalize. But what we've seen with the transactions that we completed were pretty good depth, frankly, across all these different types of opportunities. And each group is very different.

Angela Aman: 26th Street, as an example, since that was going to a residential developer, had a very different set of folks that showed up relative to 501 Santa Monica. So we've been pretty methodical with how we've tried to approach the disposition market. And now that we're seeing some depth there, that kind of gave us confidence early in the year to start testing. And we liked what we saw, which is why we executed. Yeah, I mean, I just add to that. I agree with everything Eliott said. I do think you're seeing a widening out of the types of players that are evaluating particularly operating office assets in our core markets across the West Coast.

Hey ya, it's Elliot. So um, every transaction is going to be different and we we touched on this a little bit last quarter with the different types of groups that, um, we've seen out there. Uh, and there's everything from institutional buyers to high, net worth, to owner users, and each group's going to think about it a little bit differently, depending on the profile of the asset. So, um, it's, it's a little bit hard to kind of generalize, but what we've seen with the transactions that we, um, completed were pretty good depth frankly across all the, these different types of opportunities. Um, and each group is very different, uh, 26 Street as an example. Um, since that was going to a residential developer had a very different set of, uh, folks that showed up relative to to 501 Santa Monica. So, um, we we've been pretty methodical

Angela Aman: As I mentioned in my prepared remarks, I think it really speaks to growing conviction in the continued path of the West Coast office recovery, which is a very encouraging sign. A lot more institutional buyers than what we would have seen six or nine months ago.

With how we've tried to approach the disposition market, and now that we're seeing some depth there, that kind of gave us confidence early in the year to start testing. And, you know, we liked what we saw, which is why we executed. Yeah, I mean, I just add to that, I agree with everything Elliot said. I do think you're seeing a widening out of the types of players that are evaluating particularly operating office assets in our core markets across the West Coast. As I mentioned in my prepared remarks, I think it really speaks to growing conviction in the continued path of the West Coast office recovery, which is a very encouraging sign— a lot more institutional buyers than we would have seen, you know, 6 or 9 months ago.

Jayna Gellin: Great, thank you.

Jayna Gellin: And then on kind of the use of proceeds, you mentioned reinvestment and debt repayment, but also leveraging neutral share buybacks.

Eliott Trencher: Can you remind us kind of what your authorized authorization is now on the buyback? Yeah, I think I think the total authorization size is about $400 million. So we've got capacity, we have re-upped that program, I think around the time that I started, so we haven't used it. So we've got almost full authorization under that program.

Great, thank you. And then on kind of the use of proceeds. Uh, you mentioned reinvestment and debt repayment, but also leveraging, neutral, share BuyBacks. Uh, can you remind us kind of what you're authorized? Authorization is now on the BuyBacks.

Yeah, I think the total authorization size is about $400 million. So we've got capacity. We had re-ups on that program, I think, around the time that I started, so we haven't used it. We've got almost full authorization under that program.

Jayna Gellin: Thank you.

Steve Sakwa: Our next question comes from Steve Sakwa with Evercore ISI. Please go ahead. Yeah, thanks. Good morning.

Thank you. Our next question comes from Steve Essay with Evercore ISI.

Please go ahead.

Angela Aman: Maybe Angela, could you just provide a little bit more detail on KOP2, the activity? I think you said 100,000 feet. Is it life science? Is it traditional office?

Yeah, thanks. Good morning. Uh, maybe, Angela, could you just provide a little bit more detail on?

Angela Aman: And can you maybe just broadly talk about the economics and how those deals may stack up to your original underwriting?

Kop 2, the activity. I think you said 100,000 feet. Um, is it life science? Is it traditional office? And can you maybe just broadly talk about the economics and how those deals may stack up to your original underwriting?

Angela Aman: Yeah, thanks, Steve. We're really very encouraged by the activity we've seen and continue to see at KOP. We've been talking about the kind of growing pipeline there for some time and the amount of tour activity that that asset has seen. And we feel like the project that we delivered late last year is just really hitting the mark in terms of tenants that are looking for high quality, purpose-built life science product, highly amenitized and in that core life science ecosystem. So the amount of activity we're seeing has been really, really encouraging, as I mentioned in my remarks, even despite, you know, sort of some headwinds from a life science broader ecosystem perspective.

Angela Aman: What we did say on the call is we've moved to active lease negotiations with about 100,000 feet of primarily healthcare and life science tenants. So they're all more traditional life science healthcare uses. We do think that the project retains broad-based appeal to a wide range of potential tenants that are in the market, including more tech uses, people that would have demand for dry labs, more office-specific uses. But we do think this first 100,000 square feet will execute are more life science and healthcare oriented. So that's exciting for the project and bodes well for future growth and future phases as well.

Uh, highly amenitiz and in that core life science ecosystem. So the amount of activity we're seeing has been really, really encouraging. Um, as I mentioned in my remarks even despite, you know, sort of some headwinds, uh, from a a life science, broader, ecosystem perspective. Uh, what we did say, on the call is we've moved to active lease. Negotiations with about a 100,000 feet of primarily, um, Healthcare and and life science tenants. So they're all, uh, more traditional life science. Um, Healthcare uses, we do think that the project retains broad-based appeal to a, a wide range of potential tenants that are in the market including, um,

Angela Aman: I think it's too early to talk more specifically about the economics. I think rents have held up pretty well. There's certainly, you know, just given what's happened to the broader ecosystem overall, there is more capital going into certain of these deals. But we think relative to the way this project was originally underwritten, we feel really good about the activity and how it's stacking up. But as we get leased assigned, we can probably update more specifically.

More tech uses people that would have demand for dry labs, um, more, you know, office-specific uses. But we do think this first 100,000 square feet will execute, or more, life science and healthcare oriented. So, uh, that's exciting for the project and bodes well for future growth and future phases as well. I think it's too early to talk more specifically about the economics. I think rents, um, have held up pretty well; there are certain, you know, just given what's happened to the broader ecosystem? Overall, there is more capital going into certain of these deals, uh, but we think relative to the way this project was originally underwritten, we feel really good about the activity and how it's stacking up. But as we get at least a sign, we can probably update more specifically.

Okay, and then, secondly, I know it's a bit early to, to Really Turn your eye to 26. But, uh, you know, the lease expiration schedule does remain a bit elevated. Even though, uh, you know, you were able to kind of remove, I think a large, uh, expiration with, depending sale, uh, in Silicon Valley but just, you know, how are you thinking about, I guess, retention for next year? And I guess. Do you have a, a thought on? Kind of when occupancy in the portfolio May bottom.

Jeffrey Kuehling: Yeah, I mean, let me take that in two pieces. One, just to talk about the occupancy trajectory for 2025. And then I'll sort of touch on your broader question for 2026. 2025, and this is consistent with what we've been saying for the last couple quarters, the Q2 decline was fully expected. We had a downsize of a tenant that had gone bankrupt and was bought by another entity. We did a downsize in the second quarter. We also had a vacate related to the 23andMe bankruptcy. So those we saw coming and it communicated about them on the last call.

Yeah, I mean, let me take that in in two pieces. Uh, one, just to talk about the occupancy trajectory for 2025, and then I'll sort of touch on your broader question for 2026.

Jeffrey Kuehling: As we look out to the third quarter, I still think we're somewhat negative net absorption in Q3. But you are going to see a bigger occupancy impact due to the two redevelopment assets coming into the pool in Q3. So we should all be expecting that. The signed but not commenced pool has now grown to 270 basis points, which represents a significant source of growth as we look into the second half of 2025 and into 2026. We've got pretty significant lease commencements coming out of that pool in the fourth quarter. So I fully expect that fourth quarter of this year, we're positive net absorption.

Uh, 2025, and this is consistent with what we've been saying for the last couple quarters, uh, the Q2 decline was fully expected. We had a, a downsize of a, a tenant that had gone bankrupt and was bought by another entity. We did a downsize in the second quarter. Uh, we also had a vacate related to the 23 and me bankruptcy. So those we saw coming and it communicated them about them on the the last call. As we look out to the third quarter, I still think we're we're somewhat negative net absorption in Q3. Um, but you are going to see a bigger occupancy impact to due to the 2, red element assets coming into the pool in Q3. So we should all be expecting that. Um, the sign, but not commenced pool has now grown to 270 basis points, which represents a significant source of growth as we look into the second half of 2025, and into 2026. We've got pretty significant lease commencements coming out of that pool in the fourth quarter. So, I

Jeffrey Kuehling: As we look into 2026, a few things to note. One, KOP comes into the pool in January of next year. And despite the fact that we're making really good progress, I think, on leasing activity at that property, nothing's going to be built occupancy at the time it comes into the pool. So it's going to set us back from a reported occupancy perspective, not necessarily a like for like occupancy perspective, but something we should all be prepared for. As we look at the expiration schedule for next year, obviously, we've been really diligently working on addressing those expirations.

Fully expect that fourth quarter of this year, we're positive net absorption. Um, as we look into 2026, a few things to Note, 1 KS into the pool in January of next year and despite the fact that we're making really good progress, I think on leasing activity at that property, nothing's going to be billed occupancy at the time. It comes into the pool. So it's going to set us back from a, a reported occupancy perspective. Not necessarily A like, for like occupancy perspective, but something we should all be prepared for

Jeffrey Kuehling: And the sale of the four building campus in Silicon Valley certainly addresses a significant portion of what we believed was going to be a vacate in 2026. The lease expiration schedule is relatively first half weighted, especially in Q2. I think if you look at the lease expiration disclosure in the queue, the leasing team's working diligently across that entire pipeline to work with tenants to understand their needs for next year and address those as much as we can. But I do expect that we're going to see some larger vacates in the first half of the year.

Jeffrey Kuehling: So we'll know more as we get into the next quarter or two, but I do think retention that continues to be somewhat below our historical average is likely in 2026. It's hard to talk more specifically about the timing of an occupancy trough next year, as we feel this leasing momentum across the portfolio, both the operating portfolio and the development portfolio building. So I think we need another quarter or so to be able to give more specifics about the timing of occupancy or the trajectory of occupancy within 2026. But I think those are all important considerations as you think about next year.

As we look at the expiration schedule for next year, obviously, we've been really diligently working on addressing those expirations. And, uh, the sale of the 4 building campus in Silicon Valley, um, certainly addresses a significant portion of what we believed was going to be a vacate. Um, in in 2026, the lease expiration schedule is relatively first half, waited. Um, especially in Q2, I think if you look at the lease expiration disclosure in the queue, the leasing teams working diligently across that entire pipeline, um, to work with tenants to, uh, understand their needs for next year and and, and address those as as much as we can. But I do expect that we're going to see some larger vacates in the first half of the year. Um, so we'll know more as we get into the next quarter or 2, but I I do think uh, retention that continues to be somewhat below our historical average is likely in 2026.

It's hard to talk more specifically about the timing of an occupancy. Through next year, as we feel this leasing momentum across the portfolio—both the operating portfolio and the development portfolio building—I think we need another quarter or so to be able to give more specifics about the timing of occupancy or the trajectory of occupancy within 2026. But I think those are all important considerations as you think about next year.

Unknown Executive: Thank you.

Mick Yulico: Our next question comes from Mick Yulico with Scotiabank.

Mick Yulico: Please go ahead. Thanks.

Thank you. Our next question comes from Nick Ulo with Scotiabank.

Please go ahead.

Mick Yulico: I guess first question is just following up on, you know, the activity you cited at KOP-2. Can you just talk about if that would be for, you know, some of the spec suites where, you know, commencement of, you know, NOI could be sooner, if it's related to that space? One of the transactions, we mentioned working on multiple transactions, one of the multiple transactions we're working on would be for a spec suite user. We also think within the tour activity that's building at the project or is accelerated, there's additional spec suite users that again, you know, even if we sign the Q3 or Q4 of this year, could potentially be first half next year occupancy.

Uh, thanks. I guess my first question is just following up on, um, you know, the activity you cited at KOP 2. Can you just talk about if that would be for, you know, some of the spec suites where, you know, commencement of, uh, you know, NOI could be, uh, sooner if it's related to that space?

Multiple transactions, one of the multiple transactions. We're working on would be a Perspect Suite user. We also think, within the tour activity that's building at the project or as accelerated, there are additional Spectra users that, again, you know, even if we sign in Q3 or Q4 of this year, could potentially be first half next year occupancy.

Mick Yulico: Okay, great. Thanks.

Mick Yulico: And then just second question is going back to the, you know, the campus that's in the works to sell. I mean, I know you gave some metrics on it. Is there any way to maybe talk a little bit more about how you're thinking about the pricing? And you said that, you know, you thought it was it was a good price relative to, you know, if you had to release the asset, I know there was some leasing activity going on, but any more of just sort of a cap rate type impact, stabilize yield on cost, how to sort of think about that transaction pricing?

Okay, great. Thanks. And then um, just second question is going back to the, you know, the campus that uh in the works to sell. I mean, I know you gave some metrics on is is there any way to um, maybe talk a little bit more about how how you thinking about the pricing? And you you said that you know you thought it was it was a good price relative to to uh you know if you had to release the asset I know there was some leasing activity going on but any more of just sort of like a a cap rate type impact uh stabilized yield on cost. How how how to sort of think about uh that transaction pricing? Thanks.

Hey Nick. It's Elliot. So we're we're somewhat, um, Bound by an NDA. So we can't get into too many specifics on the transaction but kind of talk about how we think about all of our dispositions um is that we evaluate essentially. What do we think the what are the proceeds that we're going to get and what is our forward-looking outlook for the cash flows at that particular project and that's going to factor in whatever leasing needs to be done. Whatever Capital needs to be spent, and what our view of what the the rent Outlook is and as we evaluate those, if we think that the uh, forward-looking return,

Turn is not all that great, uh, at at a particular value. Then that makes sense as something we should sell and conversely, uh, We've looked at some where we think the, the, the value um, is pretty attractive and so that is something that we wind up holding. So we essentially do a whole sell analysis for, for any potential disposition.

Mick Yulico: Okay, thank you. Thank you.

Okay, thank you.

Blaine Heck: Our next question comes from Blaine Heck with Wells Fargo. Please go ahead. Great, thanks. Good afternoon.

Thank you. Our next question comes from Blaine. Heck with Wells Fargo.

Please go ahead.

Blaine Heck: One of the most common questions and concerns about the market that we hear is how to think about the net impact of AI with respect to office space requirements and leasing. You know, clearly the AI companies are taking space, but we've seen some of the additional layoffs from big tech companies that seem to be related to AI displacement. So just wanted to see if you had any thoughts on that net impact of AI.

I agree. Thanks. Good afternoon. Um, one of the most common questions and concerns about the market that we hear is how to think about the net impact of AI with respect to office space requirements and leasing. You know, clearly the AI companies are taking space, but we've seen some of the additional layoffs from big tech companies that seem to be related to AI displacement. So, I just wanted to see if you have any thoughts on that and the impact of AI.

Blaine Heck: Yeah, thanks, Blaine. I think this is an important topic to continue to watch and evaluate. I think, as we look specifically at our markets, you've got a couple different dynamics that I think are difficult to peel apart. I think it's easy to look at some of the job losses that have been created, particularly coming out of the traditional tech sector, and some of the language that's been used by some of the leaders of those companies to blame AI solely for those job losses. But I'd also remind everybody that we're coming off of a period where there was certainly some excess hiring that happened in the early days of the pandemic.

Yeah, thanks, Blaine. I think this is important.

Um, as we look specifically at our markets, you've got a couple different dynamics that I think are difficult to peel apart. I think it's easy to look at some of the job losses that have been created, particularly coming out of the traditional tech sector. And some of the language that's been used by some of the leaders of those companies to blame a.

Blaine Heck: And so I think it's difficult to disaggregate those things. I think the more encouraging thing we're seeing is really companies, not just in the tech space, but across broader corporate America, really beginning, and I think we're at the very early stages of this, to talk about AI, not just as an efficiency strategy, but as a growth strategy and an opportunity. And while it's easy, potentially in some places and some parts of certain organizations, to think about jobs that might be automated, as a result of what's happening with AI, it's much more difficult for any of us to really think about or get our arms around all the jobs that are going to be created as a result of what's happening.

Angela Aman: I'm really pleased with our market positioning as we all sort of begin to watch some of these trends play out and think about how different markets are going to be impacted. It's clear that markets for us, like San Francisco, obviously most significantly, but including Seattle and including San Diego and to some degree in LA, are really beginning to benefit from some of the momentum we're seeing being created by new jobs, new industries, new growth avenues that are coming as a result of AI. So it's certainly something to watch. It's something we need to be very mindful of as it relates to our longer term capital allocation strategy.

I solely for those job losses, but I'd also remind everybody that we're coming off of a period where there was certainly some excess hiring that happened in the early days of the pandemic and so I think it's difficult to disaggregate those things. I think the more encouraging thing we're seeing um is is really companies not just in the tech space but across broader Corporate America really beginning. And I think we're at the very early stages of this to talk about AI not just as an efficiency strategy but as a growth strategy and an opportunity and while it's easy potentially in some places and some parts of certain organizations to think about jobs, that might be uh, automated as a result of what's happening with AI. It's much more difficult for any of us to really think about or get our arms around all the jobs that are going to be created as a result of what's Happening. Uh, I'm really pleased with our Market positioning as we as we all sort of begin to watch some of these Trends play out, and think about how different markets are going to be impacted. It's clear that markets for us like like San Francisco. Obviously, most significantly.

Angela Aman: But it's also something that I think this portfolio will benefit from in the near to medium term.

But including Seattle, and including San Diego into some degree and in LA are really beginning to benefit from some of the momentum we're seeing being created by new jobs, new Industries. Um, you know, New Growth avenues that are coming as a result of AI. So it's certainly something to watch. It's something we need to be very mindful of as it results, as it relates to our longer term, Capital allocation strategy but it's also something that I think this portfolio will benefit from in the near to medium term.

Blaine Heck: Okay, great. That's very helpful.

Blaine Heck: And then just my second question, just touching back on dispositions, I guess, how would you characterize the size of, you know, the portfolio you'd consider as non core within the KRC portfolio? And are there any specific characteristics you're looking to get away from whether that's by market or asset quality or otherwise?

Okay, great. That's very helpful. Um, and then just my second question. Just touching back on dispositions. I guess, how would you characterize this? The size of, you know, the portfolio, you'd consider as non-core within the the KRC portfolio. And are there any specific characteristics? You're looking to get away from whether that's by market or asset quality or or otherwise.

Angela Aman: Yeah, I'll start and then I'll turn it over to Elliott to elaborate a little bit more. I think when we think about dispositions across the portfolio, I just start by reiterating, we'd like all of the markets, you know, we're operating in and see, you know, potential incremental growth in a number of our markets, including, you know, Pacific Northwest, Bellevue and Seattle, including San Diego, and obviously, including Austin as well. So we see some real growth opportunities in those markets. We do within San Francisco and LA, you know, we're thinking about how to make sure that our portfolios in those markets are optimally positioned.

Yeah, I'll start and then I'll turn it over to Elliot to elaborate a little bit more. I think, when we think about dispositions across the portfolio, I just start by reiterating, we'd like all of the markets, you know, we're operating in and see, you know, potential incremental growth and and a number of our markets, including you know, Pacific, Northwest, Bellevue and and Seattle, uh, including San Diego and and obviously, including Austin as well. So we see some real growth opportunities in those markets.

Angela Aman: Right. And so we alluded to some of that on the call in terms of making sure that we are exposed to the highest performing sub markets within those core markets. And that will be a major part of how we think about capital allocation going forward. At the end of the day, however, you know, all of that market commentary aside, it still comes back to what Elliott mentioned earlier, which is an asset by asset underwriting and trying to make sure that every dollar of capital we have invested in the portfolio today is going to, from this point forward, earn a return in excess of our cost of capital.

Eliott Trencher: And so there there is a broader portfolio construction and strategy thought process here, and making sure we're allocated to sub markets and can deliver the kind of durability and growth we're looking for in the cash flow stream. But we also, you know, have to have to really think about individual asset pricing, and where we can or should harvest capital to redeploy into other places.

Eliott Trencher: Yeah, not much to add to that. But we touched on this a little bit last quarter, we're essentially looking at where our fundamental outlook overlays with where there's capital. And so if we see a good match between where our outlook is a little bit more pessimistic, but there is capital that is taking the the other perspective, that makes a good disposition candidate for us. Thank you.

Um we do within uh, San Francisco and La. You know we're thinking about how to make sure that our portfolio is in those markets are optimally positioned, right? And so we alluded to some of that on the call in terms of making sure that we are exposed to the highest performing submarkets within those core markets and that will be uh a major part of how we think about Capital allocation going forward at the end of the day. However you know all of that market commentary aside. It still comes back to what Elliott mentioned earlier, which is an asset by asset underwriting and trying to make sure that every dollar of capital we have invested in the portfolio. Today is going to from this point forward earn a return in excess of our cost of capital. And so there there is a broader portfolio construction and strategy thought process here and making sure we're allocated to sub-markets and can deliver the kind of durability and growth. We're looking for in the cash flow stream. But we also um you know, have to have to really think about individual uh asset pricing and where we can or should Harvest Capital to redeploy in other places. Uh yeah.

And not much to add to that. But, uh, we touched on this a little bit last quarter. We're essentially looking at where our fundamental outlook overlays with where there's capital. And so, if we see a good match between where our outlook is a little bit more pessimistic, but there is capital that is taking the other perspective, that makes a good disposition candidate for us.

Seth Berge: Our next question comes from Seth Berge with Citigroup. Please go ahead. Hi, thank you for taking my question.

Thank you. Our next question comes from Seth Bergie with Citi Group.

Please go ahead.

Seth Berge: And, you know, in the prepared remarks, you mentioned that we're kind of getting to the end of some of the larger space givebacks, just kind of on the leasing pipeline. Could you give me more color on the types of tenants in the pipeline? Is it predominantly smaller to medium sized tenants? Are you starting to see a turn of larger tenants coming back into the market?

Hi. Thank you for taking my question. In the prepared remarks, you mentioned that we were kind of giving to the end of some of the larger space givebacks, just kind of on the leasing pipeline. Could you give me more color on the types of tenants in the pipeline? Are they predominantly smaller to medium-sized tenants, or are you starting to see a turn of larger tenants coming back into the market?

Rob Perott: Hi, it's Rob Perott. I think it's sort of across the board. You know, we have larger tenants that we're talking to in different submarkets. And we also have, you know, the typical deal size in a market like San Francisco, excluding the big deals is probably in the 25 to 30,000 foot range. And there's a lot of activity in that range. In San Diego, where we are in North County, and in Little deals, again, tend to be on the, you know, 20, 30, 40,000 foot size range. But, you know, if you go to some of the, you know, really stellar markets like Bellevue, where we're operating deals are over 100,000 feet.

Hi, it's Rob herat. Um, I think it's sort of across the board. Uh, you know, we have larger tenants that we're talking to, um, in different sub-markets and we also have, you know, the typical deal size, uh, in a market like San Francisco. Excluding the big deals is probably in the 25 to 30,000 foot range, and there's a lot of activity in that range in San Diego, uh, where we are in North County and in Little Italy deals, again, tend to be on the, you know, 20, 30 40,000 foot size range.

Rob Perott: So as the recovery takes hold, you're seeing a pretty wide variety of transaction sizes and types of users. So using San Francisco as an example, everyone's focused on AI. But law firms, crypto, and banks have been quite active in that market. So you've got a blend of fire category, mixed with technology. Yeah, I mean, I think just to just to add on to that, as Rob said, we're seeing broad based demand, right, and all sort of size ranges. The one dynamic I'd sort of reemphasize, and we've talked about this on prior calls, is kind of what's happening with some of these tenants that might look like small deals in the San Francisco market, but are actually second, third, fourth expansions of AI tenants that are just growing really rapidly.

But you know if you go to some of the, you know, really stellar markets like Belgium where we're operating, deals are over 100,000 ft. So as the recovery takes hold, you're seeing a pretty wide variety of transaction sizes and types of users. So using San Francisco as an example, everyone's focused on AI, but law firms, crypto, and banks have been quite active in that market. So you've got a blend of fire category mixed with technology. Yeah, I mean, I think just to add on to that, as Rob said, we're seeing broad-based demand, right? And all sort of size ranges. So one dynamic, I'd...

Rob Perott: And when those leases come up for lease renewal, or they're looking at evaluating the market again in a few years, those are going to be pretty substantial companies. There's a different question between what's the size of execution, what's the size of company in the market today, those are sort of disconnected in the market like San Francisco, because of this dynamic with AI companies, taking the space they need today, but then growing incrementally over time pretty quickly. So it's an interesting dynamic to watch and to see play out.

Um, I’d sort of re-emphasize, and we’ve talked about this on prior calls, it’s kind of what’s happening with some of these tenants that might look like small deals in the San Francisco market, but are actually second, third, or fourth expansions of AI tenants that are just growing really rapidly. And when those leases come up for renewal, or they’re looking at evaluating the market again in a few years, those are going to be pretty substantial companies. There’s a different question between what the size of execution is, what the size of the company is, and the market today. Those are sort of disconnected in a market like San Francisco because of this dynamic with AI companies taking the space they need today, but then growing incrementally over time pretty quickly. So it’s an interesting dynamic to watch and to see play out.

Seth Berge: Great, thank you.

Seth Berge: And then, you know, I know you don't have direct studio exposure, but just in terms of LA demand, are you seeing any impact there from the tax incentives for that market? Not just yet. I mean, I think we've seen some encouraging data on, you know, productions that might be slated to come back to the market over the next couple of years. But it's been too early to see that impact, you know, I think near term demand just yet. Thank you.

All right, thank you. And then, you know, I know you don't have direct visibility because those are, but just in terms of demand, are you seeing any impact there from the tax incentives for that market?

Not just yet. Um, I mean, I think we've seen some encouraging data on, uh, you know, productions that might be slated to come back to the market over the next couple of years, but it's been too early to see that impact, you know. I think near-term demands, uh, just yet.

Caitlin Burrows: Our next question comes from Caitlin Burrows with Goldman Sachs. Please go ahead. Hi, good morning, everyone.

Thank you. Our next question comes from Caitlyn Borrows with Goldman Sachs.

Go ahead.

Caitlin Burrows: Maybe just back to Flower Mart. I was wondering if you could go through some of the types of conversations that you're having with the city. And I guess the thought is then what's the chance that they go beyond December 31st and to the extent you don't want to specifically comment on that, just kind of what's taken it from a potential of June 30th to now December 31st and what's left in that potential timing that's left. Yeah, I mean, there's still a lot of variables at play here. And so what we're trying to do is provide as much transparency we can when we can provide it.

Hi, uh, good morning, everyone. Uh, maybe just back to Flower Mart. I was wondering if you could go through some of the types of conversations that you're having with the city. Um, and I guess the thought is then, uh, what's the chance that they go beyond December 31st? And to the extent you don't want to specifically comment on that, just kind of what's taken it from a potential of June 30th now to December 31st? And like, kind of what's left in that potential timing that's left.

Angela Aman: And that's what we did when we initiated guidance this year, there were so many different paths this project could have taken, including we could have had, you know, the city really shut down sort of our, our hopes at getting greater flexibility and optionality on the site. So what we now know that we didn't know at the beginning of the year is that the city has been very receptive to working with us on a revised program that would allow us hopefully, and what we're asking for is to maintain a lot of the entitlements we have in place, which is for a very high density plan that has tremendous amounts of value in the right kind of market, while also getting flexibility to, to, to change that plan or to modify that plan in a way that's responsive to what the community and the, and the market needs in Central Florida.

Angela Aman: Selma now, and hopefully can allow us to phase the development. So we can see development in Central Selma market earlier than you might have. Otherwise, the city has been receptive. We've had conversations with them over the last.

Angela Aman: A couple of quarters, but including some pretty recent conversations, we expect that there will be there additional steps we're going to take here in the back half of the year, and we'll know more and be able to provide additional updates on next quarter's call. But for right now, our current assumption is that some of these efforts are completed by your end, and we're not assuming any additional capitalization next year, but we will continue to update. Thank you.

Couple of quarters, but including some pretty recent conversations. Uh, we expect that there will be, there are additional steps. We're going to take here in the the back half of the year and we'll know more and be able to provide additional updates on next quarter's call. But for right now, our current assumption is that some of these efforts are completed by year end? And we're not assuming any additional capitalization next year, but we will continue to update.

Got it and then, um, Rob I know, you talked in 1 of the, either the last question or the 1. Before that about the varying uh, sizes of leases that you're seeing in like San Francisco versus San Diego. I guess I do think about, um, some of the differences of San Francisco versus San Diego but probably La even more important. Um, I guess how would you compare? And contrast San Francisco versus those other markets and like what's driving those differences today?

Yeah, hi Caitlyn. I think the, you know, the primary driver in San Francisco is, you know, sort of starts with the VC funding that's been directed to the city of San Francisco specifically for AI. And when you couple that with the talent base that's in San Francisco, it just makes a great combination that's creating that demand. Um, we also think that that demand is going to increase in Seattle. We've all, you know, we've already seen Nvidia and Databricks in our portfolio, and there's no reason that can't continue because that same talent pool is in Seattle/Bellevue. Um, you know, Los Angeles is really a bifurcated market again. And, you know, we'd like...

To see more activity on the left side. And it it to me personally, it doesn't make sense why it's been slower, but if you look at, you know, the winning submarkets in in LA right now, there are Century City in Beverly Hills both of which are doing quite well. Um, you know, Culver City is a third place, uh, sort of active Market when you look at Apple as completing their 500,000 foot campus, that's going to mean continued, uh, content production which I would attribute to sort of related to Hollywood adjacent to Hollywood. Um, so those are the drivers and I think it's, you know, uh you know again San Francisco Seattle or innovation on the technology side in San Diego and again, sort of distinguishing our products from, you know, I'll just say typical downtown, San Diego, older high-rise products. You know, we're dealing with companies that have thought leaders that are really developing um, you know, new and better ways to think. And so you see private uh, private banking

Um, you see, uh, you know, Boston Consulting Group, JP Morgan, some of the big companies that have expanded in our portfolio are doing that because, again, of the talent base. And then, you know, I'd be remiss to not mention that there's a really robust life science market in San Diego, particularly in UTC and Torrey Pines and Del Mar. So, um, that innovation, although a little bit different than San Francisco because it's life science, is.

You know, the San Diego benefits from and I would suspect in the future, you'll see some defense. Um, you know, benefits depends spending benefits that that trickle into San Diego because it's always been a strong, uh, defense Market.

John Kim: Our next question comes from John Kim with BMO. Please go ahead. Thank you.

Thank you.

John Kim: On KLT2, I was wondering if you could provide some color on whether or not these tenants are moving into South San Francisco, or if they're just expanding or moving around within the sub market. And if you could provide any update on development yields, I think historically, we were looking at this at an 8% plus. I was wondering if that's still on the table.

Thank you on KOT2. I was wondering if you could provide some color on whether or not these tenants are moving in South San Francisco, or if they're just expanding or moving around within the submarket. And if you could provide any update on development yield, I think historically we were looking at this at an 8% plus.

I was wondering if that’s still on the table.

Rob Perott: Hey, John. I won't answer the second one. And I'll address the first one. It's Rob. You know, there is a variety, again, some are in South San Francisco, some are new to market. And all I would say is the most active, if you look at the Bay Area as a whole, in terms of life science, the most active sub market or sub portion of the market is South San Francisco, and the peninsula, which is directly adjacent. So, again, you know, we'll be able to give you a lot more color when we sign these, but it's a pretty broad spectrum.

Eliott Trencher: Yeah, I'll just, again, on the return point, I addressed this somewhat earlier, I think, you know, let us get some of these deals signed, and we can give, you know, some better updates on how deals are coming together and how things are looking. I think I'd emphasize the project was underwritten pretty conservatively. I think rents look pretty good, but there's certainly more capital in some of these deals than originally contemplated, which reflects not really this project, but what's happened more broadly in life science. So let us continue to get some of this leasing done, and we can provide more updates.

Hey John. Um I won't answer the second 1 and I'll address the first 1. It's Rob. Um, you know there it's a variety. Again, some are in South San Francisco. Uh, some are new to Market and all I would say is the most active. If you look at the Bay Area, as a whole in terms of life science, the most active, submarket or subportion of the market is South San Francisco and the peninsula, which is directly adjacent. So again, um, you know, we'll be able to give you a lot more color when we sign these but um it's it's a pretty broad spectrum. Yeah, I'll just again, on the return point and I I address this somewhat earlier, I think, you know, let us get some of these deals signed and

We can give, you know, some better updates on how deals are coming together and how things are looking. I think I'd emphasize the project was underwritten pretty conservatively. I think rents look pretty good, but there's certainly more capital in some of these deals than originally contemplated, which reflects not really this project, but what's happened more broadly in life science. So let us continue to get some of this leasing done, and we can provide more updates.

John Kim: Okay, fair enough.

John Kim: On the Matilda campus sale, can you discuss the alternatives for the campus? I know, Eliott, you mentioned that the CapEx requirement most likely, but was there a direct lease with the subtenant? Was that an option for you? And how you weighed that versus selling the assets? And also, if you could confirm what the cap rate was, that back of the envelope, we get to like a low 8% cap rate, but I'm wondering. What your perspective was.

on the, um,

On the Matilda campus sale, can you discuss the alternatives for the campus? I know Elliott, you mentioned that the CapEx requirement is most likely, but was there a direct lease with the subtenant with that, uh, an option for you?

Um and how you weigh that versus selling the assets. And also if you could confirm what the cap rate was but back at it I'm a little bit. Get to like a low 8% cap rate but I'm wondering uh

What your perspective was.

Eliott Trencher: Hey, John. So as I mentioned earlier, like we're on a pretty tight NDA, so we're somewhat restricted in what we could talk about here. But I think that you hit on an important point, which we sort of tried to touch on in the prepared remarks, which is the campus today is a little bit more occupied. And as we look forward, it's not going to have that same level of occupancy. So then the question becomes, what does that look like to try to lease it off? And we evaluated a few different scenarios on what that would potentially look like.

Eliott Trencher: And in all of those different scenarios, we kind of concluded that to get the $365 million was more advantageous than trying to lease it up, spend the capital, and get the kind of rents that we we deem as market. So based on all of that, that's kind of how we we came to the decision that this was a transaction worth pursuing.

Hey, John. So uh, as I mentioned earlier, like, we're on a pretty tight NDA. So we're somewhat restricted and what we could talk about here, um, but I think that you you hit on an important point, which we sort of tried to touch on in the prepared remarks, which is the campus today is is a little bit more occupied and as we look forward it's not going to have that same level of occupancy. So then the question becomes, what does that look like to try to lease it up and we evaluated a few different scenarios on what that would potentially look like and in all of those different scenarios. Um, we kind of concluded that to get the 365 million was more advantageous than trying to lease it up. Send the capital and get the kind of rents that we we deem as market. So, um, based on all of that, that's kind of how we we came to the decision that this was a transaction worth pursuing.

Unknown Executive: Thank you.

Brendan Lynch: Our next question comes from Brendan Lynch with Barclays.

Brendan Lynch: Please go ahead. It sounds like there could be more demand at KOP2 coming behind the 100,000 square feet you referenced. I'm going to provide some color on the prospects that are in the earlier phases of touring. Yeah, I think it continues to run the gamut, in terms of lots of life science and healthcare adjacent uses, both, you know, sort of biomedical institutional uses, public biotech, private biotech, really kind of across the spectrum. And as I mentioned earlier, we're seeing also good, strong demand for more traditional tech uses, some AI uses that have needs of dry lab space, it's really, it really kind of runs the gamut.

Thank you. Our next question comes from Brendan Lynch with Barclays. Please go ahead.

Taking my question, um, Angela. It sounds like there could be more demand at KB2 coming behind the 100,000 square feet of reference. Can you provide some color on the prospects that are in the earlier phases of touring and planning?

Brendan Lynch: So there was definitely a meaningful increase in tour activity. And I think, you know, some of the deals that we're working now are building some real momentum into campus.

Brendan Lynch: So we're really encouraged by what's coming behind it, but also very focused on getting this first 100,000 square feet signed and executed. I think I've heard you guys in the past discuss kind of touring. Design Planning, is there any other prospects that are in the design? Yeah, certainly, I think we're working with a number of different tenants on space planning behind the ones that are in active lease negotiation. Now, we've got we've got sort of prospects from initial tour stage all the way now through lease drafting and negotiation. So, we're pleased by how the activity continues to shape up.

Yeah, I think it it continues to run the gamut, um, in terms of lots of life science and Healthcare adjacent uses, um, both, you know, sort of biomedical institutional uses public biotech, private biotech, really kind of across the Spectrum. And, as I mentioned earlier, we're seeing also, uh, good strong demand for more, traditional Tech uses some AI uses that have needs of of dry lab space. It's really it really kind of runs the gamut. So, there was definitely a meaningful increase in to our activity and, uh, I think, you know, some of the the deals that we're working now, are building some real momentum at the campus. So we're really encouraged by what's coming behind it, but also very focused on getting this first 100,000 square feet, signed and executed.

I think I've heard you guys in the past discuss, uh, kind of touring moving into kind of design planning. Is there any other, uh, prospects that are in the design planning phase now?

Brendan Lynch: We're excited to feel a degree of confidence in this project that we can communicate. We expect at least 100,000 square feet of lease executions in the 2nd half of this year. And we'll continue to work at converting the pipeline that continues to grow at KLP into active leases as we move forward.

Uh, yeah. Certainly I think we're working with a number of different tenants on Space planning behind the ones that are inactive lease negotiation. Now, we've got, we've got sort of prospects from initial Tour stage all the way now through uh lease Drafting and negotiation. So we're pleased by how the activity continues to shape up. We're excited to feel a degree of confidence in this project that we can communicate. We expect at least 100,000 square feet of lease executions in the second half of this year and we'll continue to work at converting. Uh, the pipeline that continues to grow at KP into active leases as we move forward.

Upal Rana: Thank you. Our next question comes from Upal Rana with Quay Corp. Please go ahead. Great, thank you. Angela, you mentioned the $150 million monetization goal, which you're about halfway there. Given the state of the transaction market, do you anticipate there could be some upside to monetizing more land?

Thank you. Our next question comes from Aana with KOP.

Please go ahead.

Great, thank you, Angela. You mentioned the $150 million monetization goal, which you're about halfway there. You're giving the state of the transaction market. Do you anticipate there could be some upside to monetizing more land?

Angela Aman: Yeah, look, I think everything, and I've been pretty clear about this, I think, certainly internally and externally, since I started, we are really working hard at evaluating highest and best uses for every single parcel within the future land bank. We've got some parcels at KOP, where we're again excited about what we're seeing and the potential for future growth there. It's clear to us as we talk to tenants existing at that project today, and tenants that are looking at phase two, that the growth and scalability of the campus is a key consideration and a key benefit and competitive advantage that KOP has.

Yeah, look I think everything and and I've been pretty clear about this. I think certainly internally and externally since I started we are really working hard at evaluating highest and best uses for every single parcel within the uh future future Land Bank. Uh we've got, you know, some parcels at at kop where we're again, excited about what we're seeing and the the potential for future growth there. It's clear to us as we talked to tenants existing, um, at that project today and tenants that are looking at Phase 2. That the growth and scalability of the campus is a key.

Angela Aman: We've talked about the flower mart at length. That's the biggest component of the future land bank. And obviously, we believe the path to value maximizing, value maximization there is continuing to do what we're doing in terms of expanding or providing more flexibility under the entitlements and creating a program that would allow us to phase execution in a responsible way. So we're working on that. So those are two pieces of the future land bank that I would say, you know, I'd sort of put to the side and evaluate differently. Everything else, I think we're actively looking, thinking about working on trying to make sure we understand highest and best use.

Angela Aman: And where that highest and best use is not within our core competencies, we're certainly looking at monetizing those parcels. So there's certainly potential for more. Let us get through the first hundred and fifty, and we'll continue to update and and keep you posted on that. But I think we've been really proactive as it relates to addressing that future land bank and acknowledging that in certain circumstances and submarkets, the world has changed and where there's higher and best uses, we should respond accordingly. Okay, great.

Use is not within our core competencies, we're certainly looking at monetizing those Parcels. Um, so there's there's certainly potential for more. Let us get through the first 150 and we'll continue to update and um, uh, and keep you posted on that. But I think we've been really proactive as a as it relates to addressing that future land bank and acknowledging that in certain circumstances and submarkets the world has changed and uh where there's higher and best uses we should respond accordingly.

Angela Aman: That was helpful. And then, you know, on the increase in demand you're seeing in San Francisco, is there an impact of companies who had moved out of the area during the pandemic that are now coming back? Or would you say it's more homegrown demand? A little bit less of the former in terms of, you know, companies that moved out that are coming back. I mean, there have been some headlines about that. But a lot of, you know, a lot of the demand is new company formation or company expansion. When you look at, this is a Q1 transaction, but if you look at JP Morgan renewing and expanding in south of market, that's a really important happening, I think, in terms of just confidence in the market and confidence in the business opportunities for a bank like that.

Okay, great. That was helpful. And then, you know, on the increase in demand you're seeing in San Francisco, is there an impact of companies who had moved out of the area during the pandemic that are now coming back? Or would you say it's more homegrown demand?

Its.

Angela Aman: So it's across the board. And I just think, you know, companies are going for the talent. They're also going for the quality space that's in the market. And there's a real bifurcation in the vacancy rate that you see where there's, you know, what I call leasable vacancy versus vacancy that's obsolete. And companies that are going to grow, like the AI company that we did the deal with at 201 Third, are going to look for that ability to grow. They want a quality building. They want amenities. And that's going to be the attraction for companies coming to the city or those that are already in.

Um a little bit less of the former, in terms of, you know, companies that moved out that are coming back. I mean there have been some headlines about that but a lot of you know, a lot of the demand is new company formation or a company expansion when you look at. This is a q1 transaction that if you look at JP Morgan. Um, renewing and expanding uh, in south of Market. That's a really important um, happening. I think in terms of just confidence in the market and confidence in the business opportunities for a bank like that. So it's, it's across the board and I just think, you know, companies are going for the talent, they're also going for the quality space that's in the market. And there's a real bifurcation in the vacancy rate that you see where there's, you know,

Angela Aman: And keep in mind, they're all bringing their employees back to work. So they need that type of space. Thank you.

What I call leasable vacancy versus vacancy that's Obsolete and companies that are going to grow, um, like the AI company that we did. The deal with the 2013 are going to look for that ability to grow. They want a quality building, they want amenities. And that's going to be the that's going to be the attraction for companies, coming to the city or those that are already in. And keep in mind, they're all bringing their employees back to work. So they need that type of space.

Irma Ocasonia: Our next question comes from Irma Ocasonia with Deutsche Bank. Please go ahead. Yes, good afternoon. I just wanted to go back to Caitlin's question around Flower Mart. And again, I guess I'm still struggling to understand the change in capitalization.

Thank you. Our next question comes from Omo Okasa with Deutsche Bank. Please go ahead.

Angela Aman: Unknown Executive, Jing Bonnel, Upal Rana, Taylor Friend, Jeffrey Kuehling, Doug Butterworth, Does not kind of suggest that you keep capitalizing in 2016 because you are going to probably continue with development along those lines. Hey, Theo, thanks for the question. I go back to sort of how we started communicating about this when we when we came out with original guidance. And if you remember, what we talked about is, is knowing that we wanted to pursue more flexible entitlements and to allow the flexibility on site to be able to phase development differently. And at that time, it was not perfectly known whether or not that is something that would be palatable to the city or not.

Uh, yes, uh, good afternoon. I just wanted to go back to Kaitlyn's question around, uh, Flower Mart. Uh, and again, I guess I'm still struggling to understand the change in capitalization—exactly what is really driving that? Uh, and then second of all, if you do end up, you know, with the local government kind of, you know, really rethinking the project and you kind of get what you want, doesn't that kind of suggest you keep capitalizing in 2016 because you're going to probably continue with development along those lines?

Hey, thanks for the question. Um, I go back to sort of how we started communicating with this when we came out with the original guidance.

Angela Aman: And as we've continued, and so there was a path, which we communicated, I think, pretty clearly when we came out with original guidance. Where that wasn't palatable to all the different people involved and all the different constituencies, and we probably were pencils down by June 30th and so that was what was embedded in the low end of guidance right? That we didn't capitalize for the entire 2nd, half of the year where we stand today is that we do think the city has been, we've had encouraging conversations with the city. Those conversations are continuing. We continue to work on an active redesign and re, imagining of the flower mark project.

Angela Aman: There are some additional steps. We need to take in the 2nd, half of the year, which we can be more clear about as we take them and those things become public. But at this point, we believe that many of those activities will be done by your end. And we'll need to stop capitalizing to your point. There's a path under which we get flexibility in the title entitlement and it doesn't it still doesn't make sense for us to commence a project at that point. And that's if we're not doing additional design work, or we're not doing any of the development work associated with continuing that project per accounting guidance, we'll have to stop capitalizing.

And if you remember what we talked about is, is knowing that we wanted to pursue more flexible entitlements and to, uh, allow the flexibility on site to be able to phase development differently. And at that time, um, it was not perfectly known whether or not that is something that would be palatable to the city or not. And as we've and so there was a, a, a path, which we communicated, I think pretty clearly when we came out with original guidance, where that wasn't palatable to all the different people involved, and all the different constituencies and we probably were pencils down by June 30th. And so that was what was embedded in the low end of guidance, right? That we didn't capitalize for the entire second, half of the Year, where we stand today is that we do think the city has been, uh, we've had encouraging conversations with the city. Those conversations are continuing. We continue to work on an active redesign and reimagining of the flower Mark project. There are some additional steps we need to take in the second half of the year, which we can be more clear about as, as we take them and those things become public. But

At this point, we believe that many of those activities will be done by your end.

Angela Aman: If those activities continue, we'll be able to continue capitalizing. But that is a pretty black and white decision that relates to the substance of the activities. We're taking a flower at that point in time at your end. And we're sitting here today in July. It's still uncertain exactly where we'll be at your end. And that's why we're committing to transparency here and continuing to communicate clearly about it on next quarter's call. And as we move forward, that's kind of the best we can do today based on all the information we have available right now. Fair enough.

And we'll need to stop capitalizing to your point. There's a path under which we get flexibility in the title entitlements. And it doesn't, it still doesn't make sense for us to commence a project at that point. And that's if we're not doing additional design work or we're not doing any of the development work associated with continuing that project per accounting. Guidance will have to stop capitalizing. If those activities continue, will be able to continue capitalizing but that is a pretty black and white decision that relates to the substance of the activities. We're taking at The Flower Mart at that point in time at year end. And we're sitting here today in July, it's still uncertain. Exactly. Where we'll be at your end and that's why we're committing to transparency here and continuing to communicate clearly about it. Our next quarter's call and as we move forward, that's kind of the best we can do today, based on all the information we have available right now.

Angela Aman: Appreciate the explanation. Thank you. You bet. Thanks. Thank you.

You bet, thanks.

Michael Carroll: Our next question comes from Michael Carroll with RBC. Please go ahead. Yeah, thanks. I have a quick follow up on FlowerMart. And I know that was a very detailed explanation. So that that was pretty helpful. But how soon do you think you could be willing to start a new development? Like you've got your new entitlement projects? Would there be a scenario where you could start a new development, especially if it's a non-office build? Or is that something that Kilroy would be willing to do? Or would you want to bring a partner to kind of do that if it's like a different use, like a resi-use type thing?

Thank you. Our next question comes from Michael Carroll with RBC.

Please go ahead.

Yeah, thanks. Um, I have a quick follow-up on Flower Martin, and I know that was a very detailed explanation, so that was pretty helpful. Um, but how soon do you think you could be willing to start a new development? Like, if you got your new entitlement projects, would there be a scenario where you could start a new development specialist? If it's a non-office build, or is that something that Kilroy would be willing to do, or would you want to bring a partner to kind of do that, if it's like a different use, like a resi use type thing?

Angela Aman: There are so many questions embedded in that one question. I think it's really, it's a really insightful and good question. I don't, we're going to have to evaluate as we move forward. We're going to have to better understand how the site lays out in totality, how interconnected any residential piece might be with a future office development project, whether or not we feel like it sort of stands alone, and there are control issues across the balance of the site that selling that parcel would impair the office development, or whether or not we can just monetize it entirely.

Angela Aman: Those are all questions that we'll have to sort through as we continue on the redesign and reimagining of the total plan. So it's just too early at this point, I think, to answer with any greater clarity, but I appreciate the question. And again, I'm committed to being as transparent as we can as we move forward.

There are so many questions embedded in that 1 question. I think it's really um, it's it's a really insightful and good question. I don't. Well, we're going to have to evaluate it. As we move forward, we're going to have to better understand how the sites lays out in totality how in are connected and a residential piece might be with a future office development projects, whether or not, we feel like it's sort of stands alone and there aren't control issues across the balance of the site. That selling that parcel would impair the office development, uh, or whether or not, we can just monetize it entirely. Those are all questions. That we'll have to sort through as we continue on the redesign and reimagining of the total plan. So it's just too early at this point. I think to answer with any greater Clarity, but I appreciate the question. And, again, I'm committed to being a transparent as we can as we move forward.

Okay, now that that's great. That's helpful. And then just lastly, I know in the prepared remarks that you mentioned that there are selective reinvestment opportunities that the company is pursuing after you kind of get these assets out proceeds. I mean, should we think about this as new real estate type of investments? I mean, if that's the case, is this kind of like acquisition and development opportunities, or what do those selective reinvestment opportunities look like?

Eliott Trencher: Hey, Michael, it's Elliott. So they're kind of all over the board, but not drastically different from the things that we've looked at historically, we're probably less inclined to do spec development. But I think outside of that, you know, any kind of acquisition that has some sort of value add component, or maybe it's a little bit more of a core plus type opportunity, something where we think we can bring some sort of expertise, whether that's leasing expertise, or whether that's capital expertise in a market that we think we we know well, or we think has pretty good growth prospects.

Eliott Trencher: And as we sort of alluded to in our remarks, we're, there are a bunch of those that we're evaluating over several different markets and sub markets, and we'll kind of see how they play out.

Hey Michael, uh, it's Elliot. So they're kind of all over the board, but not drastically different from the things that we've looked at historically. Um, we're probably less inclined to do spec development, um, but I think outside of that, you know, any kind of acquisition that has some sort of value, add component, or maybe it's a little bit more of a, a core Plus type opportunity something where we think we can bring some sort of expertise, whether that's leasing expertise or whether that's, um, uh, Capital expertise, um, in a market that we think we, we know. Well, um, or we think has has pretty good growth prospects and as we sort of, uh, alluded to, in our remarks, we're there are a bunch of those that we're evaluating over several different markets and submarkets and what kind of see how they play out.

Unknown Executive: Thank you.

Dylan Burzinski: Our next question comes from Dylan Burzinski with Green Street Advisors. Please go ahead. Hi, thanks for taking the question and appreciate all the comments that you guys have made related to sort of the demand pipeline, touring activity and whatnot. But I guess just just 1 quick 1 as it relates to sort of new leasing, obviously a very strong quarter in 2Q. I mean, do you guys get the sense for that sort of being a good annualized runway to call it new leasing of a million square foot on an annualized basis? Or was it maybe 1 or 2 large leases that sort of drove that higher this quarter?

Thank you. Our next question comes from Dillon Berzinski with Green Street Advisors.

Please go ahead.

Dylan Burzinski: Can you guys just talk about sort of expectations on the new leasing front?

Hi. Thanks for taking the question and appreciate all the comments that you guys have made related to sort of the the demand pipeline touring activity and whatnot. But I guess just just 1 quick 1 as it relates to sort of new leasing obviously a very strong quarter in in 2q. I mean do you guys get this sense for that? Sort of being a good annualized, Runway to call it new leasing of of a million square foot on on an annualized basis or was there maybe 1 or 2 large leases that sort of drove that higher this quarter can you guys just talked about sort of expectations on the new leasing front?

Angela Aman: Yeah, thanks, Dylan. I appreciate it. I do think we obviously talked about a growing pipeline and some excitement we have around the acceleration of development portfolio leasing. So we feel really good about that. As it relates to the balance of the operating portfolio, I think the team is doing an excellent job really across markets at driving new leasing and really focusing on expirations we have in the back half of 2025 and into 2026. So I think there's lots of good activity building. I'm hesitant to commit to any specific number, but I think I'm more encouraged than I've been at any point over the last year and a half in terms of how leasing is shaping up and the sustainability of the types of demand we're seeing across our core markets.

Dylan Burzinski: So definitely encouraged. And now we have to put our heads down and execute. Great. That's helpful, Angela. Thank you so much. That's it for me. Thanks, Don. Thank you.

Yeah, uh, thanks Dylan. I appreciate it. I do think we obviously talked about a growing pipeline and some excitement we have around development, the acceleration of development portfolio leasing. So we feel really good about that as it relates to the balance of the operating portfolio. I think the team is doing an excellent job, really across markets, at driving new leasing and, uh, really focusing on expirations we have in the back half of 2025 and into 2026. So, I think there's lots of good activity building. Um, I'm hesitant to commit to any specific number, but I think I'm more encouraged than I've been at any point over the last year and a half in terms of how leasing is shaping up and the sustainability of the types of demand we're seeing across our core markets. So definitely encouraged, and you know, now we have to put our heads down and execute.

Great, that's helpful. Angela, thank you so much. That's it from me.

Nicholas Yulico: Next we have a follow-up question from Nick Yulico with Scotiabank.

Nicholas Yulico: Please go ahead. Thanks. I just wanted to turn back to the 2026 expirations. I think at one point you talked about like a 200,000 square foot expiration and it was a large tent that you thought would stay, but they could downsize. I just want to see if you had any update on that or any of the other expirations next year. Yeah, no update specifically on that at this point. What I did mention earlier is that, you know, we're very focused, especially on those expirations in the first half of 2026, where many of our 2026 expirations are pretty weighted, particularly in the second quarter, I do expect that we're going to have a few larger vacates or significant downsizes in that first half of the year timeframe.

Okay, next, we have a follow-up question from Mickey, Leo with Scotia Bank. Please go ahead.

I just wanted to turn back to the 2026 expirations. At one point, you talked about a 200,000 square foot expiration, which was a large tenant, but you thought it would stay, though it could downsize. I just want to see if you have any updates on that or any of the other expirations next year.

Angela Aman: But we're actively working on discussions with many of those tenants now, it's just too early to say with with finality.

Um, what I did mention earlier is that, you know, we're very focused especially on those expirations in the first half of 2026, where many of our 2026 expirations are pretty weighted, particularly in the second quarter. I do expect that we're going to have a few larger vacates or significant downsizes in that first half of the year time frame. But we're actively working on discussions with many of those tenants. Now, it's just too early to say, with, with finale.

Unknown Executive: Thank you.

Jamie Feldman: Our final question today comes from Jamie Feldman with Wells Fargo. Jamie, please go ahead. Yeah, sure, Jamie. Again, there's sort of a spectrum, the younger AI companies are going to look for pre built space that's ready to move into, and they're going to look for adjacency in that space, meaning space they can expand into, because they're, you know, continuing to get funding, they're growing, and all that the power needs are generally along the lines of what office users use, because we're not, you know, most, most of our tenants that are AI in the company aren't, you know, aren't actually, you know, Using the power per se on site, you know, a lot of that's generated off site, or it's not R&D type space that we're leasing.

Thank you. Our final question today comes from Jamie Feldman with Wells Fargo.

Jamie, please go ahead.

Great. Uh, thank you for taking the follow-up from our team. So, Rob, you may have answered this in a prior response to the question, but I guess on AI specifically, given that it sounds like it's a decent amount of the pipeline, can you talk more about the exact types of buildings and locations—urban versus suburban?

Floor size is power, needs amenities and buildout. We might see for those types of tenants, is it any different from, you know, what you see from a typical tenant in the market?

Yeah, sure Jamie. Um, again, this is sort of the spectrum. The younger AI companies are going to look for pre-built space that's ready to move into and they're going to look for adjacency in that space, meaning space they can expand into because they are continuing to get funding. They're growing and all that. The power needs are generally along the lines of what.

Office users use our spaces because we're not, you know, most of our tenants that are AI in the company aren't um.

aren't actually, uh, you know,

Rob Perott: And I think, you know, the typical size, if you're looking in San Francisco, you know, having a 30,000 foot floor plate like we have at 201 3rd is really important, I think.

Rob Perott: We're not at the point yet where tenants are wanting these 70 or 100,000 foot floor plates, they wanted in the last cycle. But 30,000 feet, that's a very clean floor. These companies are no nonsense. So they want, they like a rectangle, they like a central core. They, you know, want to have a lot of open space. And, you know, the amenities that are important are the same as with any other tenant. It's outdoor space, it's usable, it's restaurants, food, beverage, it's fitness, either in the building or adjacent to, you know, some of our, whatever you want, you know, business centers and things like that.

Uh, using the power per se on-site. You know, a lot of that's generated off-site or it's not R&D type space that we're leasing. Um, and I think, you know, the typical size, if you're looking in San Francisco, having a 30,000-foot floor plate like we have at 2013 is really important, I think.

Rob Perott: These are extremely popular and a big draw. In fact, at 201 3rd, we have some of all of those pieces that become attractive to a tenant. And keep in mind, with a younger company, having those amenities on site means that they don't have to build in food service, for example, or, you know, a conference center or what have you. So it's quite similar to other tech that we've leased to, you know, they are, they tend to be a little more dense in their use of space, which as they grow is going to be a good thing for us and other landlords.

We're not at the point yet, where tenants are wanting these 70 or 100,000 foot floor plates, they want it in the last cycle. Um, but 30,000 feet, that's a very clean floor. Uh, these companies are No Nonsense so they want they like a rectangle. They like a central core. They, um, you know, want to have a lot of open space and I, you know, the amenities that are important are the same as with any other tenant, its outdoor space that's usable, it's restaurants food beverage, um, it's Fitness either in the building or adjacent to, uh, you know, some of our, um, whatever you want, you know, business centers and things like that are extremely popular and, and a big draw. In fact, at 2113. We have some of all those pieces that become attractive to a tenant and keep in mind with the younger company. Having those amenities on site means that they don't have to build in food service for example, or uh, you know, a conference center or what have you. So it it's quite similar to other Tech that we've

Angela Aman: Yeah, I mean, the biggest dynamic, in addition to everything Rob just said that we continue to point out is that these tenants are really looking for flexibility. They're growing very quickly and they're looking for landlords that will work with them to accommodate that future growth where possible. And so that's been a key focus in terms of how Rob and the team have really gotten to understand exactly what they're looking for. We're also working really hard, whether it's our spec suite program, or in some recent examples, using existing build outs in space that might have been vacated pretty recently, because these tenants are really focused on taking many of them, very focused on taking occupancy as quickly as possible.

Angela Aman: Those are all really encouraging dynamics for us as a landlord in a market like San Francisco and at this stage of the recovery. So we've really been leaning in and figuring out how to meet those needs as well as we can. Thank you.

We used to um, you know, they are uh, they tend to be a little more dense than their use of space which as they grow is going to be a good thing for us and other landlords. Yeah, I mean the biggest Dynamic Addition to everything Rob just said that we continue to point out is that these tenants are really looking for flexibility. They're growing very quickly and they're looking for landlords that will work with them to accommodate that future growth where possible. And so that's been a key focus in terms of how robbing the team have really gotten to understand exactly what they're looking for. We're also working really hard, whether it's our spec Suite program or in in some recent examples using existing build outs in space, that might have been vacated pretty recently because these tenants are really focused on taking many of them. Very focused on taking occupancy as quickly as possible. So those are all really encouraging Dynamics for us as a landlord and a market like San Francisco and at this stage of the recovery. So, we've really been leaning in and figuring out how to meet those needs as as well as we can.

Unknown Executive: We have no further questions and so this concludes our call. Thank you all for your participation. You may now disconnect your lines.

Thank you. We have no further questions, and so this concludes our call. Thank you all for your participation. You may now disconnect your lines.