Core Viewpoint - American Assets Trust, Inc. reported its financial results for the second quarter ended June 30, 2025, showing a decrease in net income and funds from operations (FFO) compared to the same periods in 2024, while providing an updated guidance for FFO per diluted share for 2025 [2][4][18]. Financial Results - Net income available to common stockholders was $5.5 million for the three months and $48.0 million for the six months ended June 30, 2025, translating to $0.09 and $0.79 per diluted share, respectively [5][24]. - FFO excluding lease termination fees and litigation income was $0.51 and $1.03 per diluted share for the three and six months ended June 30, 2025, compared to $0.60 and $1.19 for the same periods in 2024 [5][26]. - The company reported a $21.3 million increase in net income for the six months ended June 30, 2025, primarily due to a $44.5 million gain on the sale of Del Monte Center [4][7]. Leasing Activity - The company leased approximately 69,000 office square feet with an average straight-line rent increase of 10% and a cash-basis rent decrease of 2% during the second quarter [5][10]. - For retail, approximately 213,000 square feet were leased with a straight-line rent increase of 22% and a cash-basis increase of 7% [5][10]. - The portfolio leased status as of June 30, 2025, showed office occupancy at 82.0%, retail at 97.7%, and multifamily at 88.1% [9]. Guidance - The company increased its 2025 FFO per diluted share guidance to a range of $1.89 to $2.01, with a midpoint of $1.95, reflecting an approximate 1% increase over prior guidance [2][18]. Balance Sheet and Liquidity - As of June 30, 2025, the company had gross real estate assets of $3.7 billion and liquidity of $543.7 million, consisting of $143.7 million in cash and $400.0 million available on its line of credit [16][23]. Dividends - The company declared dividends of $0.340 per share for the second quarter of 2025, with a similar dividend declared for the third quarter to be paid on September 18, 2025 [17].

Core Insights - CoStar Group reported $781.3 million in revenue for Q2 2025, a year-over-year increase of 15.3% and an EPS of $0.17, up from $0.15 a year ago [1] - The revenue exceeded the Zacks Consensus Estimate of $771.67 million by 1.25%, while the EPS surpassed the consensus estimate of $0.14 by 21.43% [1] Revenue Breakdown - Total Revenues: $270.9 million, exceeding the estimated $267.89 million by analysts, representing a 7.1% increase year-over-year [4] - Information Services Revenues: $39.3 million, surpassing the estimated $36.74 million, reflecting a 17.7% year-over-year increase [4] - Other Marketplaces Revenues: $74.7 million, significantly higher than the estimated $50.2 million, marking a 139.4% year-over-year change [4] - LoopNet Revenues: $75.7 million, slightly above the estimated $74.65 million, with an 8.5% increase year-over-year [4] - Residential Revenues: $28.4 million, below the estimated $31.02 million, but still showing an 8.4% year-over-year increase [4] - Multifamily Revenues: $292.3 million, slightly below the estimated $293.26 million, with a 10.6% year-over-year increase [4] Stock Performance - CoStar's shares have returned +6.2% over the past month, outperforming the Zacks S&P 500 composite's +5.9% 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]

Company Overview and Strategy - American Assets Trust (AAT) was founded by Ernest Rady and has a 58+ year history[8] - Adam Wyll was named the new CEO in 2025[8] - The company successfully raised $489 million through a follow-on equity offering[8] Financial Performance and Growth - Total revenue in 2025 is estimated to be $432 million[8] - Funds From Operations (FFO) per share in 2025 is estimated to be $194[8] - Net Operating Income (NOI) grew at a CAGR of 67% from IPO to 2024[8] - Total Revenue grew at a CAGR of 63% from IPO to 2024[8] - Dividends grew at a CAGR of 62% from 2011 to 2024[8] - FFO per share grew at a CAGR of 40% from IPO to 2024[8] Portfolio Composition - The portfolio consists of 41 million square feet of retail space and 25 million square feet of office space[11] - The portfolio includes 2302 multifamily units and 369 hotel suites[11] - By sector, Cash NOI is comprised of 52% Office, 26% Retail, 14% Multifamily, and 8% Mixed-Use[11] - By region/state, Cash NOI is comprised of 47% Southern California, 13% Northern California, 13% Hawaii, 12% Washington, 9% Oregon, and 6% Texas[11] Liquidity and Debt Profile - The company has approximately $144 million in cash on hand[16] - The company has $400 million available on its line of credit[16] - The company's total liquidity is approximately $544 million[16] - The company's total weighted average fixed interest rate is 45%[17] - The weighted average term to maturity is 59 years[17]

Financial Data and Key Metrics Changes - The company reported FFO per diluted share of $0.52 for Q1 2025, a decrease of approximately $0.03 compared to Q4 2024, primarily due to the impact of the Del Monte Center disposition [16] - Same store cash NOI increased by 3.1% year over year in Q1 2025, with all sectors reporting positive growth except for the mixed-use sector [16][17] - The company ended Q1 with liquidity of approximately $544 million, including $144 million in cash and cash equivalents [20] Business Line Data and Key Metrics Changes - The office portfolio's same store NOI increased by 5.4% in Q1 2025, driven by the expiration of a rent abatement [17] - The retail portfolio's same store NOI also increased by 5.4%, supported by new leases and contractual rent escalations [17] - The multifamily portfolio's NOI was flat year over year, primarily due to lower rental income in Portland, while San Diego properties showed growth [17][12] - The mixed-use portfolio's NOI declined by approximately 11.6%, mainly due to lower occupancy at the Embassy Suites Waikiki [18] Market Data and Key Metrics Changes - The office portfolio ended Q1 at 85.5% leased, with an increase in average base rents and an 8% increase in cash basis spreads [8] - The retail portfolio ended the quarter 97% leased, with strong collections and an all-time high average base rent [10] - The San Diego multifamily properties ended the quarter approximately 95% leased, with a blended rent increase of 2% [12] Company Strategy and Development Direction - The company focuses on thoughtful capital allocation, operational discipline, and enhancing asset quality to ensure long-term stability [5][6] - The strategy includes pursuing organic growth through leasing and value-add improvements while maintaining strong liquidity [6][14] - Recent capital recycling includes the sale of Del Monte Center and the acquisition of Genesee Parks Apartments, aligning with the strategy to concentrate on core markets [13][14] Management's Comments on Operating Environment and Future Outlook - Management acknowledges the complex operating environment, including inflation, interest rate volatility, and geopolitical uncertainty, but sees opportunities for growth [4][5] - The company remains cautiously optimistic about the office sector's recovery, particularly in high barrier coastal markets [9] - Management reaffirms full-year 2025 guidance of $1.87 to $2.10 per FFO share, reflecting confidence in the portfolio's strength [21][22] Other Important Information - The Board approved a quarterly dividend of $0.34 per share for Q2, reflecting confidence in the company's outlook [14][15] - The company is closely monitoring economic conditions and tenant performance, particularly in the multifamily and retail segments [23] Q&A Session Summary Question: Update on Bellevue assets and occupancy outlook - Management highlighted recent leasing activity, including a 29,000 square foot lease at Timber Ridge, bringing it to 97% leased, and ongoing negotiations for additional leases [27][28] Question: Impact of Proposition 1A on tenant interest in Downtown Seattle - Management noted increased inbound tenant inquiries in Bellevue, partly due to the proposition, indicating a positive trend [30] Question: Plans for redeploying proceeds from Del Monte Center sale - Management confirmed they are actively looking for additional acquisitions but are also comfortable holding cash for liquidity during economic uncertainty [32][33] Question: Update on leasing pipeline and market conditions in La Jolla - Management reported a tight submarket with a direct vacancy of 7.4%, and ongoing efforts to enhance leasing activity through new amenities and spec suites [34][38]

Financial Data and Key Metrics Changes - The company reported FFO per diluted share of $0.52 for Q1 2025, a decrease of approximately $0.03 compared to Q4 2024, primarily due to the impact of the Del Monte Center disposition [16] - Same store cash NOI increased by 3.1% year over year in Q1 2025, with all sectors reporting positive growth except for the mixed-use sector [16][17] - The company ended Q1 with liquidity of approximately $544 million, including $144 million in cash and cash equivalents [20] Business Line Data and Key Metrics Changes - The office portfolio's same store NOI increased by 5.4% in Q1 2025, driven by the expiration of a rent abatement [17] - The retail portfolio's same store NOI also increased by 5.4%, supported by new leases and contractual rent escalations [17] - The multifamily portfolio's NOI was flat year over year, primarily due to lower rental income in Portland, while San Diego properties showed growth [17][12] - The mixed-use portfolio's NOI declined by approximately 11.6%, mainly due to lower occupancy at the Embassy Suites Waikiki [17] Market Data and Key Metrics Changes - The office portfolio ended Q1 at 85.5% leased, with an increase in average base rents [8] - The retail portfolio ended the quarter 97% leased, with strong collections and an all-time high average base rent [10] - The San Diego multifamily properties ended the quarter approximately 95% leased, with a blended rent increase of 2% [12] Company Strategy and Development Direction - The company focuses on thoughtful capital allocation, operational discipline, and enhancing asset quality to ensure long-term stability [4][5] - The strategy includes pursuing organic growth through leasing and value-add improvements while maintaining strong liquidity [6] - Recent capital recycling includes the sale of Del Monte Center and the acquisition of Genesee Parks Apartments, aligning with the strategy to concentrate on core markets [13][14] Management's Comments on Operating Environment and Future Outlook - Management acknowledges the complex operating environment, including inflation, interest rate volatility, and geopolitical uncertainty, but sees opportunities for growth [5] - The company remains cautiously optimistic about the office sector's recovery, particularly in high barrier coastal markets [9] - Management reaffirms full-year 2025 guidance of $1.87 to $2.10 per FFO share, reflecting confidence in the portfolio's strength [21][22] Other Important Information - The Board approved a quarterly dividend of $0.34 per share for Q2, reflecting confidence in the company's outlook [14][15] - The company aims to maintain a long-term net debt to EBITDA ratio of 5.5 times or below [20] Q&A Session Summary Question: Update on Bellevue assets and occupancy - Management noted significant leasing activity in Bellevue, with recent leases bringing properties closer to market vacancy rates [26][28] Question: Impact of Proposition 1A on tenant interest in Downtown Seattle - Increased inbound tenant inquiries were noted, with Bellevue outperforming in the current market [30] Question: Plans for redeploying proceeds from Del Monte Center sale - The company is actively looking for additional acquisitions but is also comfortable holding cash for liquidity during economic uncertainty [32][33] Question: Update on leasing pipeline at La Jolla - The UTC submarket remains tight, with ongoing leasing efforts and new amenities expected to drive activity [34][38]