Financial Data and Key Metrics Changes - Funds from operations (FFO) were $2.21 per share, up 7.8% for the quarter compared to the prior year, excluding involuntary conversions [6][13] - Quarter-end leasing was 97.1% with occupancy at 96%, while average quarterly occupancy was 95.9%, down 110 basis points from Q2 2024 [6][7] - Cash same store NOI rose 6.4% for the quarter despite lower occupancy [7] - The debt to total market capitalization was 14.2%, with an unadjusted debt to EBITDA ratio of 3.0 times and interest and fixed charge coverage increased to 16 times [14] Business Line Data and Key Metrics Changes - Quarterly re-leasing spreads were 44% GAAP and 30% cash, with year-to-date results at 46% GAAP and 31% cash respectively [6] - The company has the most diversified rent roll in its sector, with the top 10 tenants accounting for only 6.9% of rents, down 90 basis points from last year [7] Market Data and Key Metrics Changes - The market has bifurcated, with smaller spaces (50,000 square feet and below) seeing continued conversions, while larger spaces are experiencing elongated decision-making times [9][24] - The company expects new starts to be re-forecasted to $215 million for 2025, leaning towards the back end of the year due to current demand levels [10] Company Strategy and Development Direction - The company is focusing on leasing to maintain occupancy and is making quick leasing decisions to adapt to market conditions [8] - The strategy includes targeting geographic and revenue diversity to stabilize earnings regardless of economic conditions [7] - The company aims to capitalize on development opportunities earlier than private peers, leveraging its balance sheet strength and existing tenant expansion needs [12] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about the portfolio benefiting from long-term trends such as population migration and evolving logistics chains [17] - The management team is navigating through periods of uncertainty and is focused on driving FFO per share growth and raising portfolio quality [16] - There is an expectation that limited availability of modern facilities will put upward pressure on rents as demand stabilizes [12] Other Important Information - The company has invested $61 million in two new properties, increasing its market ownership in Raleigh to approximately 600,000 square feet [8] - Tenant collections remain healthy, with uncollectible rents estimated to be in the 35 to 45 basis point range as a percentage of revenues [15] Q&A Session Summary Question: Can you talk about the cadence of leasing through the second quarter and any color you can provide for July? - Management noted that leasing activity was strong in the first quarter and tail end of last year, but the tariff news has caused some hesitation among tenants, leading to slower decision-making [21][22] Question: Can you discuss the expected downside to average month-end occupancy in the third quarter? - Management clarified that the decrease in occupancy is primarily due to under-leased development properties coming online, impacting overall portfolio occupancy [30][32] Question: How is the company focusing on occupancy and what mechanisms are being used? - The company is focusing on getting deals done without significant concessions, although some markets like Los Angeles are seeing aggressive rent and free rent offers due to negative absorption [38][40] Question: What are the expectations for rent growth over the next twelve to twenty-four months? - Management anticipates continued rent growth, particularly in infill locations, as demand is expected to pick up faster than supply due to low construction levels [62][63] Question: How does the company view its land bank and development activity? - The company is actively looking to supplement its land bank but faces challenges in finding suitable land due to zoning issues and market dynamics [83][85]

Core Viewpoint - EastGroup Properties reported strong Q2 2025 results, exceeding revenue and FFO estimates, but showed early signs of caution in certain markets despite continued demand for logistics assets [1][5][9]. Financial Performance - GAAP revenue for Q2 2025 was $177.3 million, surpassing estimates of $175.19 million, and up 11.4% from $159.1 million in Q2 2024 [2]. - Non-GAAP FFO per share reached $2.21, exceeding analyst expectations and reflecting a 7.8% increase from $2.05 in the same quarter last year [2][5]. - Same property net operating income increased by 6.4% on a cash basis, reaching $113.2 million [2][5]. Portfolio and Occupancy - The operating portfolio average occupancy was 95.9%, down 1.1 percentage points from the previous year [2][6]. - The portfolio remained 97.1% leased and 96.0% physically occupied as of June 30, 2025, indicating strong demand despite slight occupancy decline [6]. Development and Strategic Focus - The company has a measured approach to development, with only two new projects totaling 469,000 square feet started in Q2 2025, while four projects totaling 785,000 square feet transitioned to operations [7]. - A significant development pipeline exists, with 18 projects underway across 13 markets, although management has adopted a cautious stance due to economic uncertainties [7][14]. Financial Discipline - EastGroup maintained conservative leverage ratios, with a debt-to-total market capitalization of 14.2% and a fixed charge coverage ratio of 16.1 times [8]. - Recent equity raises of $74.1 million in Q2 2025 and $117.1 million post-quarter end enhanced liquidity [8]. Dividend Consistency - The company declared its 182nd consecutive quarterly dividend of $1.40 per share, translating to a $5.60 annualized rate and a 3.3% yield [10]. Market Context and Risks - The company emphasized tenant diversification, with no single tenant accounting for more than 1.6% of annualized base rent [4]. - Market-specific challenges were noted, particularly in Los Angeles, where rent growth and absorption lagged behind other regions [9][13]. Future Guidance - For FY2025, management maintained GAAP EPS guidance of $4.76 to $4.90 and adjusted FFO per share guidance to $8.89 to $9.03 [15]. - The outlook for same property net operating income growth was revised upward to 6.0%–7.0% for FY2025, with average operating portfolio occupancy expected to be in the 95.6%–96.4% range [15].

Company Overview - EastGroup Properties focuses on industrial properties in high-growth US markets, particularly Florida, Texas, Arizona, California, and North Carolina[8] - The company targets functional, flexible business distribution space, primarily in the 20,000 to 100,000 square foot range[8] - EastGroup's portfolio includes approximately 63.9 million square feet, including development projects and value-add acquisitions[8] Market and Property Focus - EastGroup's markets are growing faster than the US average, with a 5-year GDP growth rate 58% greater than the US average from 2020-2024[18] - The company emphasizes multi-tenant, infill sites in supply-constrained submarkets, focusing on last-mile e-commerce locations and shallow bay industrial properties[23] - 75% of revenue is generated from tenants that lease under 100,000 square feet[36] Geographic Allocation - Texas accounts for 35% of the company's annualized base rent[20] - Florida accounts for 25% of the company's annualized base rent[20] - California accounts for 16% of the company's annualized base rent[20] - Arizona accounts for 8% of the company's annualized base rent[20] - North Carolina accounts for 5% of the company's annualized base rent[20] Financial Performance - As of June 30, 2025, the company's capitalization includes $8.82 billion in shareholders' market equity, representing 86% of the total[62] - Fixed-rate debt is $1.5 billion with an average rate of 3.38%, representing 14% of the total capitalization[62] - Leased percentage at June 30, 2025 was 97.1%[60]

Financial Data and Key Metrics Changes - Core FFO for the second quarter was $0.59 per share, a $0.01 increase over the prior quarter when excluding one-time termination revenue [10] - The company reaffirmed its full-year 2025 core FFO outlook of $2.37 to $2.41 per share [10] - The balance sheet ended the quarter with over $1.8 billion of liquidity, including $560 million of cash, and a net debt to EBITDA ratio of four times [12] Business Line Data and Key Metrics Changes - Executed 1.7 million square feet of leases in the quarter, with net effective and cash leasing spreads for comparable leases at 218% [4] - Same property occupancy increased to 96.1%, up 40 basis points sequentially, with positive net absorption of 220,000 square feet [5] - Market rents across the portfolio declined approximately 3.5% sequentially and 12.8% year over year [7] Market Data and Key Metrics Changes - Leasing activity on approximately 80% of vacant spaces, up from 60% a year ago [8] - The company sold two properties totaling $82 million, bringing year-to-date dispositions to $134 million at a weighted average cap rate in the low 4% range [8] Company Strategy and Development Direction - The company remains focused on its value creation strategy through repositioning and redevelopment projects, with a total of over $195 million of incremental cash NOI representing growth of 28% [11] - The company is actively pursuing potential near-term opportunities to recycle disposition proceeds into accretive acquisitions [9] Management's Comments on Operating Environment and Future Outlook - Management noted that while leasing activity remains steady, macroeconomic and tariff uncertainties are impacting tenant decision-making, putting pressure on overall demand [6] - The company expressed confidence in its Southern California portfolio benefiting from persistent supply constraints and strong demand [9] Other Important Information - The company achieved a 7.4% unlevered stabilized yield on total investment from seven stabilized repositioning and redevelopment projects year to date [8] - The cash mark to market for the portfolio stands at 3%, contributing about $20 million of incremental NOI to the embedded growth profile [12] Q&A Session Summary Question: Future repositioning and redevelopment starts - Management indicated that the pipeline is somewhat fluid, with the Hertz asset being a significant driver for future NOI changes [18][20] Question: Cash mark to market trends - Management noted that the cash mark to market is currently at 3%, and future growth will depend on market rent growth and the mix of units rolling [24][28] Question: Capital allocation and acquisition opportunities - Management stated that they are evaluating acquisition opportunities that meet stringent underwriting criteria and are focused on capital allocation that drives cash flow accretion [30][32] Question: Delays in rent commencements - Management acknowledged that lease-up timing has been pushed out by about one month on average due to current market dynamics, but they remain confident in their projections [35][38] Question: Tenant behavior and lease terms - Management reported that lease terms have held steady, with strong renewal activity and an increase in early renewals, indicating tenant strength [42][44] Question: Market rent growth and trends - Management confirmed a decline in market rents due to tariff volatility impacting tenant decision-making, but noted continued leasing activity [48][50] Question: Cap rates and user purchases - Management highlighted that user sales have influenced cap rates, with current market cap rates in the low 5% range [55] Question: Occupancy outlook for the second half of the year - Management expects some deceleration in occupancy due to planned move-outs, with guidance set at 95.5% to 96% [58] Question: Activity on vacant properties - Management confirmed that the 80% leasing activity is unique and not double-counted, with strong demand for smaller spaces [76][78]

Financial Performance - The company maintained its 2025 outlook, with Q2 performance aligning with expectations[12] - Core FFO/Share for Q2 2025 was $0.59, reflecting a (1.7%) growth[18] - Year-to-date 2025 Core FFO/Share was $1.21, a 3.4% increase[18] - The company projects incremental NOI of $195 million, representing 28% growth[14] Portfolio Performance - Total Portfolio Cash NOI Growth for Q2 2025 was 5.7%[18] - Total Portfolio Net Effective NOI Growth for Q2 2025 was 2.9%[18] - Same Property Cash NOI Growth for Q2 2025 was 3.9%[18] - Same Property Net Effective NOI Growth for Q2 2025 was 1.1%[18] Strategic Capital Allocation - The company executed over 900,000 SF of leasing year-to-date and stabilized 7 projects year-to-date at a 7.4% unlevered yield[12] - The company completed dispositions of 209,000 SF in Q2 2025, generating $82 million in total sales price and an 12.8% unlevered IRR[24] Balance Sheet and Liquidity - The company has a strong balance sheet with 4.0x Net Debt/EBITDAre and $1.8 billion of liquidity[12]

Financial Data and Key Metrics Changes - Funds from operations (FFO) for Q2 2025 were $0.76 per fully diluted share, an increase from $0.66 per share in Q2 2024, reflecting strong performance [16] - Cash same store net operating income (NOI) growth for the quarter was 8.7%, driven by increases in rental rates and new and renewal leasing [16] - In-service occupancy at the end of the quarter was 94.2%, down 110 basis points from the previous quarter [17] Business Line Data and Key Metrics Changes - Overall cash rental rate increase for new and renewal leasing was 33%, with a 38% increase when excluding a large fixed-rate renewal in Central Pennsylvania [11] - Approximately 2,500,000 square feet of leases commenced during the quarter, with 400,000 being new leases and 2,100,000 being renewals [17] Market Data and Key Metrics Changes - Vacancy in Tier one U.S. markets was 6.3% at the end of Q2, up 30 basis points compared to the prior quarter [10] - Nationally, net absorption year-to-date totaled 16,000,000 square feet, with 5,000,000 square feet in target markets [10] - New construction start volume was 62,000,000 square feet in Q2, down from 66,000,000 in Q1 2025 and 72% lower than the peak in Q3 2022 [10] Company Strategy and Development Direction - The company remains focused on securing and serving existing and new customers to drive long-term cash flow growth [23] - The company is executing new starts in markets with good fundamentals and unmet demand [26] - The company plans to maximize value from its Camelback project and is considering various strategies for its remaining land [40] Management's Comments on Operating Environment and Future Outlook - Management noted that uncertainty around tariffs continues to dampen decision-making momentum [7] - There is a positive outlook for improved confidence and investment in new growth initiatives once the tariff situation becomes clearer [23] - Management expressed that the demand side is a key issue, with tenants needing the right fit at the right time [53] Other Important Information - The company was upgraded by Fitch to BBB+ and launched a $450,000,000 public bond offering at a coupon rate of 5.25% [14] - Guidance for NAREIT FFO for the year remains at $2.92 per share at the midpoint, with a range narrowed to $2.88 to $2.96 per share [19] Q&A Session Summary Question: How attractive are incremental development starts today compared to three or six months ago? - Management indicated that more consistent development lease signings are needed to deepen new starts, with strong gross leasing activity in the first half of the year [25] Question: Any abnormal or non-recurring items in the second quarter FFO? - Management noted that higher interest expense in the second half of the year would slightly drag down FFO due to funding the development pipeline and the recent bond offering [30] Question: Can you clarify the new lease that was not in the $1,600,000 target? - Management confirmed that the new lease announced has positively impacted the guidance, and the $0.02 per share impact is now $0.00 [36] Question: What is the plan for the Camelback lease? - The plan is to maximize value, with various options being considered for the remaining land [40] Question: How are private industrial developers behaving in the current environment? - Developers are cautious, with some offering elevated concession packages due to increased tenant choices [71] Question: What is the outlook for specific markets? - Nashville is performing strongly, with good demand and little new supply, while certain submarkets in Dallas and Houston are also doing well [106][107]

Financial Data and Key Metrics Changes - Funds from operations (FFO) for Q2 2025 were $0.76 per fully diluted share, an increase from $0.66 per share in Q2 2024 [12] - Cash same store net operating income (NOI) growth for the quarter was 8.7%, driven by rental rate increases and new and renewal leasing [12][13] - In-service occupancy at the end of the quarter was 94.2%, down 110 basis points from the previous quarter [13] Business Line Data and Key Metrics Changes - Overall cash rental rate increase for new and renewal leasing was 33%, and 38% when excluding a large fixed-rate renewal in Central Pennsylvania [8] - Approximately 2,500,000 square feet of leases commenced during the quarter, with 400,000 being new leases and 2,100,000 being renewals [13] Market Data and Key Metrics Changes - Vacancy in Tier one U.S. markets was 6.3% at the end of Q2, up 30 basis points from the prior quarter [6] - Year-to-date net absorption nationally totaled 16,000,000 square feet, with 5,000,000 square feet in target markets [7] - New construction start volume was 62,000,000 square feet in Q2, down from 66,000,000 square feet in Q1 2025 and 72% lower than the peak in Q3 2022 [7] Company Strategy and Development Direction - The company is focused on securing and serving existing and new customers to drive long-term cash flow growth [17] - The company plans to continue executing new starts in markets with good fundamentals and unmet demand [21] - The company remains cautious about new development starts due to the need for more consistent development lease signings [21] Management's Comments on Operating Environment and Future Outlook - Management noted that uncertainty around tariffs continues to dampen decision-making momentum [5] - There is an expectation for improved confidence and timely decision-making once the tariff situation becomes clearer [17] - The company anticipates a higher interest expense in the second half of the year due to funding its development pipeline and the recent bond offering [24] Other Important Information - The company was upgraded by Fitch to BBB+ in early May, which facilitated a public bond offering of $450,000,000 at a coupon rate of 5.25% [11] - The guidance range for NAREIT FFO for the year remains at $2.92 per share at the midpoint, with a narrowed range of $2.88 to $2.96 per share [14] Q&A Session Summary Question: How attractive are incremental development starts today compared to three or six months ago? - Management indicated that they would like to see more consistent development lease signings before increasing new starts [20] Question: Is there anything abnormal in the second quarter FFO? - Management noted that higher interest expense in the second half is expected due to funding the development pipeline and the recent bond offering being slightly dilutive [24] Question: Can you clarify the new lease that was not in the $1,600,000 target? - Management confirmed that the new lease announced has positively impacted their guidance, reducing the expected drag on FFO [31] Question: What is the current demand for build-to-suit projects? - Management stated that while they do execute on build-to-suit projects, their platform is more targeted towards speculative development [51] Question: How are private industrial developers behaving in the current environment? - Management observed that where there are more choices, concessions have increased, but there is no material difference across the landscape for developers [67] Question: What is the outlook for specific markets? - Nashville and certain submarkets in Dallas and Houston are performing well, while Southern California saw a 5% decline in market rents from Q1 to Q2 [99][103]

Financial Performance - For the three months ended June 30, 2025, lease revenue was $177468 thousand, compared to $162075 thousand for the same period in 2024[14] - Net income available to common stockholders for the three months ended June 30, 2025, was $55185 thousand, compared to $51318 thousand for the same period in 2024[14] - Funds From Operations (FFO) allocable to common stockholders and unitholders for the three months ended June 30, 2025, was $102800 thousand, compared to $89647 thousand for the same period in 2024[15] - Adjusted Funds From Operations (AFFO) for the three months ended June 30, 2025, was $84160 thousand, compared to $74139 thousand for the same period in 2024[15] Portfolio Composition - As of June 30, 2025, the total number of in-service properties was 414, with a gross leasable area of 68044707 square feet and an occupancy rate of 942%[33] - Same Store NOI Cash Basis (Less Termination Fees) increased by 87% for the three months ended June 30, 2025, compared to the same period in 2024, reaching $121947 thousand[34] Debt Analysis - The total weighted average interest rate on debt outstanding was 410% as of June 30, 2025, compared to 416% as of June 30, 2024[21] - Fixed-rate debt accounted for $2379774 thousand of the total debt outstanding as of June 30, 2025[21] Leasing Activity - For the three months ended June 30, 2025, new leases commenced totaled 411 thousand square feet with a cash basis rent growth of 405%[36] - Tenant retention by square feet was 710% for the three months ended June 30, 2025[36] Outlook - The company estimates Funds From Operations - FFO (NAREIT) to be between $288 and $296 per share/unit for 2025[68]

Core Insights - Rexford Industrial (REXR) reported revenue of $249.51 million for the quarter ended June 2025, reflecting a 5% increase year-over-year and a surprise of +1.96% over the Zacks Consensus Estimate of $244.72 million [1] - The earnings per share (EPS) for the quarter was $0.59, compared to $0.37 in the same quarter last year, resulting in an EPS surprise of +1.72% against the consensus estimate of $0.58 [1] Revenue Breakdown - Rental revenues amounted to $241.57 million, exceeding the three-analyst average estimate of $239.56 million, with a year-over-year change of +3.7% [4] - Management and leasing services generated $0.13 million, slightly below the three-analyst average estimate of $0.14 million, showing a year-over-year decline of -15.4% [4] - Interest income reached $7.81 million, surpassing the average estimate of $5.32 million from three analysts, marking a significant year-over-year increase of +75.7% [4] Stock Performance - Over the past month, shares of Rexford Industrial have returned -0.4%, in contrast to the Zacks S&P 500 composite's +4.5% change [3] - The stock currently holds a Zacks Rank 3 (Hold), indicating potential performance in line with the broader market in the near term [3]

Core Viewpoint - Rexford Industrial Realty, Inc. reported strong financial and operational performance in Q2 2025, highlighting the resilience of its business model in a dynamic market environment, driven by favorable supply and demand dynamics in infill Southern California [3][4]. Financial Results - The company reported net income attributable to common stockholders of $113.4 million, or $0.48 per diluted share, compared to $79.8 million, or $0.37 per diluted share, for the same quarter last year [4][9]. - For the first half of 2025, net income attributable to common stockholders was $181.8 million, or $0.78 per diluted share, up from $138.4 million, or $0.64 per diluted share, in the prior year [4][9]. - Core FFO for Q2 2025 was $139.7 million, a 7.8% increase from $129.6 million in the prior year quarter, while Core FFO per diluted share decreased by 1.7% to $0.59 [5][9]. - Total portfolio NOI increased by 2.9% to $186.3 million, and Same Property Portfolio NOI increased by 1.1% [6][9]. Operational Highlights - The company executed 99 leases totaling 1.7 million rentable square feet in Q2 2025, with new leases showing a net effective cash releasing spread of 20.9% [8][9]. - The Same Property Portfolio occupancy rate was 96.1%, reflecting a 0.4% increase from the previous quarter [9][10]. Transaction Activity - In Q2 2025, the company sold two properties for a total of $81.6 million, generating a 12.8% unlevered IRR [14][15]. - Year-to-date, the company has disposed of three properties totaling 336,385 square feet for $134.0 million, achieving an 11.9% unlevered IRR [15]. Balance Sheet - As of June 30, 2025, the company had total liquidity of $1.8 billion, including $431.1 million in unrestricted cash [17]. - The company ended the quarter with a low-leverage balance sheet, with a Net Debt to Enterprise Value ratio of 25.0% and Net Debt to Adjusted EBITDAre of 4.0x [9][21]. Dividends - The Board of Directors authorized a dividend of $0.43 per share for Q3 2025, payable on October 15, 2025 [23]. Guidance - The company updated its full-year 2025 guidance, projecting net income attributable to common stockholders per diluted share between $1.38 and $1.42, and Core FFO per diluted share between $2.37 and $2.41 [26].