Financial Data and Key Metrics Changes - The reported NAREIT FFO per share for Q1 2025 was $1.70, representing almost 4% growth on a per share basis [23] - Revenues increased by 6% year over year, while comparable POI grew by 2.8%, exceeding previous forecasts [23][29] - Comparable base rents rose by 3%, and total revenues were up 4% year over year [24] Business Line Data and Key Metrics Changes - The comparable portfolio ended the quarter at 95.9% leased, a 160 basis point increase from the previous year [16] - Executed 91 retail leases totaling 430,000 square feet, with a modest rent rollover of 6% for the quarter [16][17] - Office leasing showed positive momentum with 118,000 square feet of total leases signed, indicating strong demand [24] Market Data and Key Metrics Changes - Year-over-year foot traffic increased by 6% in the Washington DC MSA and 11% in Boston properties [9] - Consumer behavior remained resilient despite economic uncertainties, with no significant negative impacts observed [9][10] Company Strategy and Development Direction - The company aims to grow through acquisitions and development of retail real estate while also considering stock buybacks when advantageous [14][28] - A focus on tenant diversity and high household income areas is central to the company's strategy to mitigate risks associated with economic fluctuations [10][12] Management's Comments on Operating Environment and Future Outlook - Management noted that the economic environment remains unpredictable, but they have not seen negative impacts on leasing or consumer behavior [9][10] - The company is optimistic about occupancy growth in the second half of 2025, driven by a strong pipeline of leasing activity [29] Other Important Information - The company refinanced a $600 million term loan, extending its maturity and improving liquidity to approximately $1.5 billion [25][26] - A $300 million common share repurchase program was authorized in response to market volatility [28] Q&A Session Summary Question: Clarification on the mix of deals executed in the quarter - Management indicated that the 2% rate on new lease rates was primarily due to timing, with some deals executed after the quarter ended [32][33] Question: Factors driving acceleration of same-store NOI growth - The primary driver for achieving the 3% to 4% guidance range will be continued gains in occupancy throughout the year [37] Question: Insights on concessions and tenant improvements - Elevated tenant improvements were driven by a specific deal with Lifetime Fitness, which was considered a strong addition to the portfolio [40][42] Question: Performance in the DC area - Management noted that while winter was soft, spring brought increased traffic and expected sales growth, emphasizing the resilience of the DC market [50][52] Question: Acquisition pipeline and transaction market changes - The transaction market remains strong, with ongoing deal flow, although some sellers are becoming more cautious due to economic uncertainties [66][68] Question: Impact of consumer downturn on portfolio segments - Management stated that the health of operators and occupancy ratios are more critical than specific segments when assessing potential impacts from economic downturns [86][88]