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 [22] - Revenues increased by 6% year over year, while POI rose nearly 5% [22] - Comparable POI growth, excluding prior period rents and term fees, was 2.8%, better than the mid-two percent range forecasted [22][29] - Comparable base rents increased by 3%, and total revenues were up 4% year over year [22] Business Line Data and Key Metrics Changes - The comparable portfolio ended the quarter at 95.9% leased, 160 basis points higher than the previous year [16] - Executed 91 retail leases representing 430,000 square feet for the quarter, with a rent rollover rate of 6% [16][17] - Contractual bumps for the quarter were 2.4%, indicating strong demand for retail space [18] Market Data and Key Metrics Changes - Year-over-year foot traffic increased by 6% in the Washington DC MSA, 3% at Santana Row, and 11% in Boston [8] - The company has minimal exposure to retail bankruptcies, indicating resilience in its tenant base [16] Company Strategy and Development Direction - The company aims to grow through acquisitions and development of retail real estate while also considering stock buybacks when the spread between investment opportunities widens [14][28] - The focus remains on maintaining a diverse tenant base to insulate against economic fluctuations [10][12] Management's Comments on Operating Environment and Future Outlook - Management noted that there has been no negative impact on property leasing or consumer behavior due to recent economic uncertainties [8] - The company is optimistic about continued growth, expecting occupancy levels to increase in the second half of 2025 [29] Other Important Information - The company refinanced a $600 million term loan, extending its maturity and improving liquidity to approximately $1.5 billion [25] - The board authorized a $300 million common share repurchase program 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 [32][34] 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, not indicative of a broader trend [39][40] Question: Performance in the DC area - Management expressed confidence in the DC market, noting strong foot traffic and expected sales growth as spring arrived [50][54] Question: Acquisition pipeline and transaction market changes - The transaction market remains strong, with ongoing deal flow, although some sellers are cautious due to recent economic uncertainties [66] Question: Capital allocation strategy between acquisitions and share buybacks - Management emphasized the importance of long-term growth and IRR when considering capital allocation, rather than just immediate yields [78]