Prologis(US:PLD)2025-10-15 17:00Financial Data and Key Metrics Changes - Core FFO, including net promote expense, was $1.49 per share, and excluding net promotes was $1.50 per share, both exceeding forecasts [7] - Occupancy increased to 95.3%, up 20 basis points from the previous quarter [7] - Rent change was 49% on a net effective basis and 29% on cash, indicating strong lease mark-to-market durability [8] - Same store growth for net effective and cash was 3.9% and 5.2% respectively [8] Business Line Data and Key Metrics Changes - Record leasing quarter with nearly 62 million square feet signed, indicating a positive trend in leasing velocity and customer sentiment [5] - Data center business saw an additional 1.5 gigawatts of capacity moved to advanced stages, totaling 5.2 gigawatts secured or in advanced stages [6] - Nine build-to-suit projects signed this quarter, totaling 21 for the year, with expected investment of $1.6 billion [9] Market Data and Key Metrics Changes - U.S. market absorption was estimated at 47 million square feet for the third quarter, maintaining market vacancy at 7.5% [13] - Construction pipeline is depleting, with starts below pre-COVID levels, leading to a slowdown in market rent declines [14] - Strongest markets in the U.S. include the Southeast and Texas, with notable absorption in Houston, Dallas, and Atlanta [14] Company Strategy and Development Direction - The company is focused on disciplined growth and operational excellence, with a strong emphasis on build-to-suit projects and data centers [20] - Exploration of additional capitalization strategies for the data center business to fully capture growth opportunities [6] - The company aims to integrate solar storage and off-grid energy solutions with real estate, enhancing value creation [10] Management's Comments on Operating Environment and Future Outlook - Management noted improved customer sentiment and decision-making, with larger occupiers pursuing reconfiguration strategies [12] - The company expects market conditions to improve, with occupancy and rents bottoming out, leading to a potential recovery [19] - Guidance for same store NOI growth has increased to a range of 4.25% to 4.75% on a net effective basis [19] Other Important Information - The company closed on $2.3 billion in financing activity, maintaining a strong balance sheet with an in-place cost of debt at 3.2% [11] - The CEO's last earnings call was acknowledged, highlighting his significant contributions to the company [22][23] Q&A Session Summary Question: Can you elaborate on the additional capitalization strategies for data centers? - Management is exploring various opportunities in the data center business, including building a dedicated team and leveraging operational synergies [28][30] Question: What is the outlook for net absorption and sustainable demand? - Net absorption of 47 million square feet indicates a clear turning point in demand, with expectations for a normal quarterly velocity of around 60 million square feet [35][38] Question: How do you view the supply-demand balance in the market? - The company believes demand is strengthening while supply remains low, indicating a potential equilibrium in the near future [41][42] Question: What are the expectations for market rent growth? - Management anticipates that market vacancy rates will stabilize and improve over time, leading to potential rent growth [72] Question: How is customer sentiment evolving in the current environment? - Customers are becoming more desensitized to short-term volatility and are making long-term decisions, indicating a positive shift in sentiment [80] Question: What is the company's approach to credit risk and portfolio health? - The company has improved the overall credit health of its portfolio, with bad debt expense remaining below historical crisis levels [84] Question: Can you discuss the transaction market and acquisition opportunities? - The transaction market has shown resilience, with a 25% year-over-year increase in activity, and cap rates remain stable [95] Question: What is the pace of spec development leasing? - Spec development leasing is improving, with lease-up times returning to historical norms [99]