Company Overview - City Office REIT, Inc. is an internally-managed real estate company focused on acquiring, owning, and operating office properties predominantly in Sun Belt markets, currently owning or having a controlling interest in 4.2 million square feet of office properties [3] Recent Transaction - The company completed the first closing in the sale of its Phoenix portfolio for gross sale proceeds of $266 million, which includes six of the seven properties located in Phoenix [1] - The Pima Center property remains under contract with a gross sales price of $30 million and is expected to close later, pending certain approvals related to the property's ground lease [1] Merger Agreement - The completion of the first closing of the Phoenix portfolio satisfies a closing condition in the merger agreement dated July 23, 2025, between the company and MCME Carell Holdings, LP and MCME Carell Merger Sub, LLC [2]

Financial Data and Key Metrics Changes - For Q2 2025, total revenue was approximately $54 million and cash NOI was approximately $43 million [11] - Net loss attributable to common shareholders was approximately $265 million or $7.22 per share, primarily due to noncash impairments of approximately $286 million [11] - FFO was approximately $23.9 million or $0.60 per share on a fully diluted basis, while core FFO was approximately $23.8 million or $0.60 per share [12] - Same store cash NOI increased by 6.3% overall, with a 9.3% increase in the industrial segment and a 4.7% increase in the office segment [12] - Total liquidity at quarter end was approximately $356 million, with a cash balance of approximately $264 million [13] Business Line Data and Key Metrics Changes - The industrial outdoor storage (iOS) segment saw an increase in ABR by over 25% since the beginning of the year [9] - The office segment now represents 35% of the net book value of real estate assets, down from a higher percentage as the company divests office properties [10] Market Data and Key Metrics Changes - The company sold seven office properties for $158 million through quarter end and an additional two properties for $24 million after quarter end, totaling $216 million year to date [10] - The company recognized a noncash impairment of approximately $286 million related to 18 office properties, reflecting updated expectations for sale pricing [10] Company Strategy and Development Direction - The company is focused on transforming into an industrial REIT, emphasizing growth in the iOS subsector through acquisitions and leasing while divesting remaining office assets [5] - The strategy includes reducing leverage and aligning the portfolio with higher growth opportunities in the industrial sector [17] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the strategy and ability to execute, highlighting the importance of reshaping the portfolio and reallocating capital to higher growth iOS opportunities [17] - The board approved a dividend of 10 cents per common share for Q3, reflecting the ongoing transition to an exclusively industrial strategy [14] Other Important Information - The company has a significant pipeline for acquisitions in the iOS space, with a focus on markets with strong demand growth and supply constraints [46] - The weighted average interest rate on all debt is approximately 5.47% after recent interest rate swaps [14] Q&A Session Summary Question: Can you provide more insight into the Board's thinking around the dividend? - Management indicated that the dividend aligns with the cash flow characteristics of the industrial outdoor storage segment and reflects the transition to an industrial REIT [18] Question: What is the renewal percentage for iOS leases? - Management noted that there is very little rollover, with only 0.4% vacancy in the operating portfolio, and they expect most tenants to renew their leases [20] Question: What are the cap rates for iOS acquisitions and office sales? - Management did not provide individual cap rates but mentioned that aggregated data is available for analysis [25] Question: How will proceeds from office sales be used? - Management stated that they aim to reduce leverage below six times debt to EBITDA while remaining active in the acquisition market [29] Question: Has competition increased in the iOS space? - Management confirmed that the market is active with increased capital for iOS, but their experience and national portfolio provide a competitive advantage [33] Question: What triggered the impairment this quarter? - The impairment was driven by the acceleration of sales and a shorter anticipated hold period, necessitating a fair value calculation [39] Question: What is currently in the iOS pipeline? - Management refrained from disclosing specific details but confirmed a sufficient pipeline with opportunities in markets with strong demand and supply constraints [45]

Financial Data and Key Metrics Changes - Funds from Operations (FFO) per share for Q2 2025 was $0.33, down from $0.36 in Q2 2024, while Core FFO per share was $0.35 compared to $0.36 in the same period [13][14] - Total operating revenues increased to $39.5 million in Q2 2025 from $37.1 million in Q2 2024, while operating expenses decreased to $25.1 million from $26 million [14] - Net assets rose from $1.16 billion to $1.2 billion due to acquisitions made during the quarter [15] Business Line Data and Key Metrics Changes - The company acquired two industrial facilities totaling 519,093 square feet for approximately $79 million, increasing the industrial concentration in the portfolio to 67% of annualized straight-line rents [9][10] - Portfolio occupancy remained high at 98.7% as of June 30, 2025 [9][13] Market Data and Key Metrics Changes - The industrial real estate sector showed steady performance with net absorption of 29.6 million square feet in 2025, while the vacancy rate rose slightly to 7.1% [7][8] - New construction completions declined to the lowest level since 2019, indicating a slowdown in the development pipeline [8] Company Strategy and Development Direction - The company aims to acquire high-quality industrial assets that are mission-critical to tenants while selectively disposing of non-core assets [12] - The focus remains on maintaining a disciplined underwriting approach, emphasizing credit quality, location, and long-term value [11] Management's Comments on Operating Environment and Future Outlook - Management noted continued uncertainty in the economic environment but expressed confidence in the industrial real estate sector's resilience [6][9] - The company anticipates upward pressure on industrial rental rates due to a slowdown in new construction and increasing competition for space [9] Other Important Information - The company maintained a common stock dividend of $0.30 per share per quarter [18] - As of June 30, 2025, the company had $94.4 million in revolver borrowings outstanding and approximately $6 million in cash [17] Q&A Session Summary Question: Can you talk about the acquisition pipeline? - The company currently has six Letters of Intent (LOIs) out and is reviewing around 20 transactions, expecting to finalize a $50 million transaction soon [25][27] Question: Can you provide details on the industrial property sold? - The sold property was located in Georgia, where the tenant exercised a purchase option within the lease [29] Question: How is the incentive fee waiver determined? - The waiver is discussed quarterly with management, considering the alignment with shareholder interests and employee retention [30] Question: What are the plans regarding the revolver borrowings? - The company is considering options such as sales under the ATM program and refinancing discussions with lenders [57] Question: Are you seeing any changes in cap rates? - Management does not expect cap rates to reach the 9% range, with average cap rates projected to be around 8.5% [47][48] Question: How is the company managing tenant quality amid macro uncertainties? - The company has not seen significant impacts on tenant quality and maintains its underwriting criteria [49]

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Financial Data and Key Metrics Changes - FFO per diluted share for Q2 2025 was $0.52, with same store cash NOI approximately flat for the quarter and up 1.4% year to date compared to the prior year [5][15] - The office portfolio ended the quarter 82% leased, with the same store office portfolio at 87% leased [5] - Same store cash NOI for all sectors combined was approximately flat year over year in 2025 compared to the same period in 2024 [16] Business Line Data and Key Metrics Changes - Retail portfolio ended the quarter 98% leased, with same store cash NOI growth of 4.5% [8] - Executed over 220,000 square feet of new and renewal leases in Q2, with spreads increasing over 7% on a cash basis and 22% on a straight line basis [8] - Multifamily portfolio ended the quarter approximately 94% leased, with rent increases of 7% on renewals and 4% on new leases, resulting in a blended rent increase of 6% [10] Market Data and Key Metrics Changes - The San Diego market showed strong demand, with two major real estate firms choosing the company's properties for their new headquarters [7] - The hotel segment in Waikiki experienced a 15% decline in NOI due to lower paid occupancy and RevPAR amid ongoing softness in domestic leisure demand [12] - The Japanese yen remains around $1.47 to the US dollar, impacting tourism demand from Japan [19] Company Strategy and Development Direction - The company aims to maintain balance sheet strength and create long-term value for shareholders while navigating elevated interest rates and inflation [4] - Focus remains on driving occupancy, enhancing tenant experience, and positioning the portfolio to perform well under current utilization patterns [7] - The company is exploring opportunities in multifamily and retail sectors while avoiding office acquisitions for the time being [59][60] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the long-term strength of Hawaii's tourism market despite current challenges [19] - The company is optimistic about the potential recovery in tourism and expects improved performance at the Embassy Suites property [22] - Guidance for full year 2025 was increased to a range of $1.89 to $2.01 per FFO share, reflecting steady momentum across core sectors [20] Other Important Information - The Board approved a quarterly dividend of $0.34 per share for Q3, reflecting confidence in long-term stability and cash flows [13] - The company published its 2024 sustainability report, highlighting progress in environmental, social, and governance initiatives [13] Q&A Session Summary Question: Any changes to the same store NOI growth outlook for the various segments? - Management indicated they are still on track and hope to outperform current guidance, with some segments potentially outperforming while others may underperform [26][27] Question: Discuss the leasing pipeline and interest level for La Jolla Commons 3 and 1 Beach. - Increased touring activity and prospects were noted, with plans to develop parking and amenities to meet demand [28][29] Question: Commentary on the multifamily portfolio and new lease spreads. - Management acknowledged challenges in Portland due to excess supply but noted stability in San Diego, with expectations for growth later this year [44][45] Question: Demand drivers for the hotel in Hawaii and future expectations. - Management highlighted the impact of the Japanese yen on tourism demand and expressed cautious optimism for recovery next year [49][51] Question: Plans for utilizing cash on the balance sheet for acquisitions. - The company is actively looking for opportunities, particularly in multifamily and retail, while maintaining a cautious approach [58][59]

Financial Data and Key Metrics Changes - The company reported core FFO of $14.7 million for the quarter, an increase of $4.3 million compared to $10.3 million in the same quarter of the previous year [15] - Core FFO per share remained consistent at $0.45 despite the increase in total core FFO, primarily due to a reduction in leverage [15] - The company ended the quarter with net debt to EBITDA of 6.9 times, an improvement from 7.5 times a year ago, but an increase from 6.3 times at the beginning of the year [14] Business Line Data and Key Metrics Changes - The company signed approximately 227,000 square feet of new leases, renewals, and extensions during the quarter, with an average cash base rent of $25.43 per square foot [4] - Year to date, the company completed 339,000 square feet of leasing, including 299,000 square feet of comparable leasing at a 27% cash rent spread [4] - The property portfolio was 93.9% leased and 90.2% occupied at the end of the quarter [6] Market Data and Key Metrics Changes - The company is experiencing strong leasing momentum in business-friendly MSAs within the Southeast and Southwest [4] - The signed not open pipeline stands at $4.6 million, representing 4.6% of in-place cash rents, which is expected to provide earnings tailwinds going into 2026 [6] Company Strategy and Development Direction - The company remains disciplined in underwriting property acquisitions and has a healthy pipeline of potential acquisitions [7] - The company is considering recycling some of its stabilized assets to fund future acquisitions [7] - The company is focused on capturing upside in its properties by addressing below-market rents and enhancing tenant quality [8][10] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about ongoing lease negotiations and the potential for additional leases to be announced [5] - The company is not concerned about lease rollover risks, viewing them as opportunities due to low embedded lease rates [36] - Management reaffirmed full-year 2025 guidance for core FFO of $1.80 to $1.86 and AFFO of $1.93 to $1.98, indicating that earnings lift from the leasing pipeline will become more noticeable in the fourth quarter [16] Other Important Information - The company fully settled its 3.875% convertible notes, resulting in an extinguishment of debt charge of approximately $20.4 million [13] - The company ended the quarter with $606.8 million of debt, with only $74 million or 12% subject to floating interest rates [14] Q&A Session Summary Question: Can you provide more details on the Fidelity office property and the State of New Mexico lease? - Management explained that Fidelity is downsizing, and the State of New Mexico is moving in due to high demand for modern space, which is expected to monetize the asset effectively [18][19] Question: Will leverage increase if the shopping center acquisition goes through? - Management indicated that leverage may increase in the near term but plans to recycle some assets to mitigate this [20] Question: Are there any dispositions included in the guidance? - Management confirmed that there are no dispositions in the current guidance [21] Question: Are the Fidelity and State of New Mexico leases second or third quarter leases? - Management clarified that the State of New Mexico lease was signed in the second quarter, while the Fidelity downsizing is still being finalized [26][27] Question: What is the status of leasing activity in the third quarter? - Management stated that they are negotiating leases for the majority of remaining vacancies and expect significant activity in the next sixty days [29] Question: What are the risks associated with the 94% turnover expected next year? - Management expressed confidence in the embedded lease rates and did not foresee significant rollover risks [36] Question: Will there be a lease termination fee from Fidelity? - Management confirmed that Fidelity will make a payment for downsizing, which will be blended into their rent [48] Question: How will the rent change with the new tenants? - Management indicated that there will not be a roll down in rent, although there may be some downtime during the transition [49] Question: Will the term loan financing be related to the shopping center acquisition? - Management noted that the timing of the term loan may not align perfectly with the acquisition but does not foresee any concerns regarding financing [51]

Financial Data and Key Metrics Changes - FFO for the quarter was $1.13 per diluted share, including approximately $0.11 per share of one-time items [10] - Cash same property NOI growth in the second quarter was 4.50%, with one-time items contributing 3.00% [10] - Occupancy at the end of the second quarter was 80.8%, down from 81.4% at the end of the first quarter [10] Business Line Data and Key Metrics Changes - The company is under contract to sell land at 20 Sixth Street in Los Angeles for $41 million, which is approximately $20 million per acre [6] - The sale of 501 Santa Monica was completed for $40 million, slightly over $500 per square foot [7] - A four-building campus in Silicon Valley is under contract for $365 million, with current occupancy at 89% expected to drop to 65% in 2026 [8] Market Data and Key Metrics Changes - The company has seen a resurgence in office demand in San Francisco, which is encouraging for future developments [3] - The spread between leased and occupied space increased to 270 basis points, a 100 basis point improvement year over year [12] - GAAP releasing spreads were negative 11.2% in the second quarter, while cash releasing spreads were negative 15.2% [12] Company Strategy and Development Direction - The company aims to monetize non-income producing land and concentrate investments in areas with robust demand drivers [5] - The Flower Mart project is the largest investment in the future development pipeline, requiring a redesign to maximize value [3] - The company is focused on maintaining flexibility in its development plans to respond to market conditions [4] Management's Comments on Operating Environment and Future Outlook - Management expects a modest decline in occupancy in the third quarter but is optimistic about positive net absorption in the fourth quarter [11] - The company raised its 2025 FFO outlook to a range of $4.05 to $4.15 per share, reflecting updated expectations for capitalization at the Flower Mart [13] - Management acknowledges the impact of AI on office space requirements, noting both job losses and new job creation in the tech sector [42][45] Other Important Information - The company has a total buyback authorization of approximately $400 million, which has not yet been utilized [22] - The company is actively evaluating its future land bank for monetization opportunities [81] Q&A Session Summary Question: Can you talk about the type of buyers and valuation discussions? - Management noted a variety of buyers including institutional and owner-users, with good depth in the bidding pool [17][20] Question: Can you provide more detail on KOP2 activity? - Management reported active lease negotiations for about 100,000 square feet primarily with life science and healthcare tenants [24][25] Question: How do you view the impact of AI on office space? - Management sees AI as a growth strategy for companies, with new job creation expected in markets like San Francisco [42][45] Question: What is the status of the Flower Mart project? - Management is in ongoing discussions with the city for flexibility in entitlements and expects to provide updates in future calls [60][91]

Financial Performance - Net loss attributable to common shareholders was $(116395) thousand for the six months ended June 30, 2025[111] - Funds From Operations (FFO) was $50775 thousand for the six months ended June 30, 2025, or $015 per diluted share for Q2 2025[121] - Cash Available for Distribution (CAD) was $30546 thousand for the six months ended June 30, 2025, with a CAD payout ratio of 1726%[123] - Same Store NOI increased by 10% GAAP and 63% Cash for Q2 2025[12] Leasing and Occupancy - Wholly-owned portfolio occupancy was 886% at the end of Q2 2025, and 911% leased as of July 18, 2025[9] - Total leases executed in the wholly-owned portfolio during Q2 2025 were 233844 square feet[7] - Tenant retention for the core portfolio was 819% in Q2 2025[12] Development and Dispositions - The company recognized aggregate impairment charges of $341 million due to rezoning permit application for residential conversion of two properties within Austin segment[6] - Completed the sale of a wholly-owned office property in Austin, Texas for a gross sales price of $176 million[8] - Construction started on a 120-room luxury boutique hotel in Radnor, Pennsylvania, estimated to cost $595 million[8] Capital Structure - Issued $1500 million of 8875% guaranteed notes due 2029 for net proceeds of $1575 million[8] - Repaid construction loan of $436 million related to 155 King of Prussia Road with cash on-hand[8] - Net debt to total gross assets was 490% as of June 30, 2025[12]

Core Insights - Highwoods Properties (HIW) shares have increased by 14.5% over the past three months, outperforming the industry average rise of 5.5% [1] - The company's portfolio is strategically located in high-growth Sun Belt markets, which are expected to benefit from a rising demand for high-quality office spaces as organizations push for return-to-office mandates [1][4] - The net effective rents for HIW in Q1 2025 were reported to be 20% higher than the average of the previous five quarters, indicating strong demand for its properties [5][7] Financial Performance - Analysts have revised the Zacks Consensus Estimate for HIW's 2025 funds from operations (FFO) per share to $3.39, reflecting a positive outlook [2] - The company has a healthy balance sheet with over $700 million in total available liquidity as of March 31, 2025, and no consolidated debt maturities until Q2 2026 [9] Strategic Initiatives - Highwoods is implementing a disciplined capital-recycling strategy, having completed buyouts worth $3.6 billion and dispositions totaling $3.0 billion from 2010 to 2024 [6] - The company has a development pipeline valued at $474 million, which is 62.8% pre-leased and expected to generate over $40 million in incremental annual net operating income (NOI) upon stabilization [8] Market Trends - The demand for office spaces is anticipated to be driven by inbound migration and significant investments from office occupiers in the Sun Belt regions, alongside hiring plans in the company's markets [4] - The recovery in leasing activity and the return of tenants to offices are expected to support the fundamentals of the office real estate market [4][7]

Core Viewpoint - SL Green Realty (SLG) has experienced a stock price increase of 12.7% over the past three months, contrasting with a 0.1% decline in the industry, driven by strong leasing demand and a high-quality portfolio [1][8]. Group 1: Portfolio and Leasing Activity - The company possesses a high-quality portfolio that is well-positioned for growth due to solid tenant demand for premier office spaces with superior amenities [1]. - In Q1 2025, SL Green signed 45 office leases totaling 0.6 million square feet, benefiting from its well-located assets and high-end amenities [4][8]. - The company has adopted an opportunistic investment policy to enhance portfolio quality, including the recent sale of six Giorgio Armani Residences, generating net proceeds of $93.3 million [6]. Group 2: Revenue Stability and Tenant Diversity - SL Green's long-term leases and diverse tenant base provide assurance of stable rental revenues, with no single tenant accounting for more than 5% of annualized cash rent, except for Paramount Global at 5.4% [5]. - The company maintains a diversified tenant base to mitigate risks associated with dependency on single-industry tenants, ensuring cash flow stability [5][8]. Group 3: Dividend and Financial Position - The company is committed to enhancing shareholder wealth through solid dividend payouts, with a sustainable dividend rate expected due to its strong operating platform and financial position compared to the industry [7]. - SL Green's focus on retaining premium and high-growth assets in Manhattan contributes to its overall financial stability and growth potential [6].