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CEO David O'Reilly explained that MPC resilience stems from a "flight to quality," with strong demand across all price points insulating their communities from broader market softening. Executive Chairman William Ackman stated that acquiring an insurance operation provides a "running start" and is expected to become a material part of the business in the intermediate term, shifting the focus to long-term intrinsic value growth rather than quarterly earnings.

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CEO David O'Reilly highlighted that the Seaport spin-off frees up significant capital previously used to cover losses ($170 million in 2024), enabling higher-return investments. CFO Carlos Olea noted that disciplined capital deployment would maintain a stable cash position despite lower condo profits in 2025. O'Reilly attributed Summerlin's land price appreciation primarily to high demand for super pads from production homebuilders, driven by the community's superior quality and amenities, which ensures resilient home sales.

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CEO David O'Reilly highlighted that HHH's MPCs have significantly lower new home supply (1 month vs. 2 nationally) and vacant developed lots, driven by a resilient new home construction market. While not providing 2025 guidance, he expressed continued optimism. CFO Carlos Olea explained the MUDs sale was a strategic move to monetize a long-term, illiquid asset for immediate cash, which was used to deleverage and expand their credit facility, enhancing financial flexibility.

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CFO Scott McNeely clarified the power deal is directly between LandBridge and the IPP, though Five Point's PowerBridge could potentially step in if needed. CEO Jason Long added the IPP sees a broad need for power in the region beyond just data centers. On project timing, McNeely explained that lead times vary; water infrastructure can be quick, while power projects are longer. He noted the Devon deal's 2027 start is driven by the customer's long-term planning. He estimated the Speedway project could generate roughly $30 million in cash flow when fully operational.

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Executive Jason Long described an 'all of the above' strategy, focusing on near-term growth from core infrastructure while viewing data centers as a long-term additive opportunity. He stated that while they would consider raising equity for the right deal, maintaining a healthy balance sheet is a priority. Executive Scott McNeely confirmed that both brackish and produced water can be treated for cooling, with the cost borne by the developer, not LandBridge.

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Jason Long (executive) acknowledged the long-term nature of large projects but emphasized that commercial traction is strong and the company expects to generate meaningful double-digit growth. Scott McNeely (executive) clarified that cash flow from projects like the data center begins before full operation, citing the $8 million deposit and construction-phase rent. Regarding windmills, Jason Long stated the company has no revenue from them currently and sees the new administration's stance as constructive for their core business.

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Executive Chairman Alan Gold noted IQHQ has since made significant positive changes to its board, governance, and management. He clarified the ROFO is a protective measure, but IIPR would consider acquiring a high-yielding asset if an attractive opportunity arose. President and CEO Paul Smithers reiterated IIPR's commitment to cannabis, framing the IQHQ deal as an accretive use of capital while cannabis opportunities are limited, not a permanent pivot.

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Executive Chairman Alan Gold attributed the investment lag to industry headwinds, particularly from the illicit market and the lack of federal banking reform, which restricts capital flow. Regarding credit, Mr. Gold defended the focus on MSOs, citing their diversified operations and ability to raise capital as key strengths, but stressed that the ultimate focus is on the operator's expertise. He confirmed that the company is continuously performing 'deep dives' into the creditworthiness of every single tenant in the portfolio.

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Executive Chairman Alan Gold stated that tenant issues are a normal part of the real estate cycle for which the company is compensated with high returns. Chief Investment Officer Ben Regin clarified the ForeFront investment was crucial for a large Illinois facility whose potential justifies the risk despite construction delays. President & CEO Paul Smithers framed the ballot losses as expected challenges in difficult states, not a reversal of momentum, and expressed strong optimism for federal reform like SAFE Banking under the new administration.

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President, CEO & Director Donald Wood explained the shift is a post-COVID, retailer-led initiative. He noted that key tenants encouraged Federal Realty to enter markets with strong demographics but fewer high-quality retail options, where the company's expertise can generate outsized growth.

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EVP & CFO Daniel Guglielmone stated that near-term bankruptcy concerns (Jo-Ann, Party City) have minimal portfolio exposure and the 75-100 bps credit reserve is a prudent, normalized provision for general economic volatility, not for specific tenants. CEO Donald Wood added that in new markets, the strategy is to acquire the top one or two assets, not to go down in quality, and that they can run these assets effectively without needing a large local portfolio.

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CEO Donald Wood explained that the company leverages all its growth avenues—development, redevelopment, and acquisitions—and that they all compete for capital. He noted that new development is likely to be skewed towards residential projects at existing high-quality shopping centers, as construction costs stabilize and rent growth outlooks improve. The final decision on capital allocation is a judgment call based on a risk-adjusted return analysis for each opportunity.

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CEO Jordan Kaplan attributed their strong residential performance to their high-end product in tight Westside submarkets, which differs from broader LA portfolios. Regarding tech, he explained that LA's tech scene is driven by entertainment, not pure AI research. He sees more future growth from local medical research and quantum computing investments by UCLA.

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President and CEO Jordan Kaplan expressed hope that rent freezes would not be implemented, noting the city wants to fast-track reconstruction. He explained that the optimistic absorption outlook reflects new leasing activity, which has a natural lag before it translates into physical occupancy. A widening spread between leased and occupied rates is a positive sign of future occupancy gains.

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President and CEO Jordan Kaplan attributed the guidance raise to strong performance across the board, including robust leasing, expense control, and G&A improvements, which offset the long-planned Warner Bros. move-out. He noted that while the leasing pipeline is strong, particularly for tenants over 10,000 sq. ft., future quarters can be choppy. Kaplan also confirmed the company has been in-office five days a week since summer 2020 and adopted a suit-and-tie policy to reinforce a focused work culture.

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Greg Lehmkuhl, President & CEO, explained that at the time of NAREIT, occupancy was tracking in line with normal seasonality. However, late in the second quarter, the expected seasonal inventory build was delayed and more muted than anticipated. This delayed occupancy uplift, combined with tariff uncertainty and high inventory carrying costs, necessitated the revised, lower outlook.

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CEO W. Lehmkuhl attributed the non-same-store occupancy decline primarily to the impact of a fire at a large Canadian facility last year. Regarding inventory normalization, CFO Rob Crisci and CEO W. Lehmkuhl clarified that Q1 occupancy was in line with their internal expectations and that normal seasonal patterns resumed in Q3 2024 after the destocking concluded, which is reflected in their current results.

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CEO W. Lehmkuhl explained that while inventory levels have fluctuated, actual food throughput in their core holdings has remained stable, changing less than 1% annually. He noted that inventory levels settled in Q3 2024 and have since followed normal seasonal patterns from a historically low base. The company's guidance conservatively assumes no market improvement, meaning any increase in customer promotional activity to drive volume would represent potential upside.

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CEO W. Lehmkuhl confirmed they intentionally paused M&A activity leading up to the IPO but have now 'fired back up' the acquisition engine with a substantial global pipeline. He emphasized a disciplined investment process focused on deals that are most accretive to AFFO per share.

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EVP of Office Leasing Glen Weiss explained the short lease term was an outlier and not a trend. Chairman and CEO Steven Roth declined to discuss Alexander's in detail but hinted at future positive developments. Regarding rents, Mr. Weiss confirmed that while the average is rising into the $100s, individual deals at Penn are being signed well into the $110s, $120s, and $130s per square foot.

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Chairman and CEO Steven Roth explained that Vornado remains patient and will not proceed with a development deal that doesn't meet its high financial return standards, highlighting the company's debt-free position on key PENN assets. He confirmed Vornado will develop some apartments in the PENN District but will remain principally an office company. Roth also clarified the PENN 1 ground lease arbitration, stating the panel set a rent of $15 million, which would increase to $20 million only if Vornado loses a separate, pending litigation, providing a defined outcome either way.

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Michael Franco, President and CFO, explained that the impact of capitalized interest from Penn 2 rolling off is already reflected in consensus estimates. He noted the 350 Park redevelopment will not have a major impact due to capitalized interest. He reiterated that leasing success will begin to flow through in the current year, more materially next year, and 'dramatically' in 2027, providing a clear trajectory for FFO growth.

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Chairman and CEO Steven Roth stated that merging with Alexander's is not a current consideration, citing the difficulty in pricing such a transaction to satisfy both sets of shareholders. President and CFO Michael Franco explained that the FFO impact from leasing up PENN and other vacancies will begin to flow through in the current year, become more material in 2026, and be dramatic in 2027.

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Chairman and CEO Steven Roth defended the B-note purchase, stating Vornado paid par because it saw value and a strategic position in the asset. Roth and President/CFO Michael Franco asserted that the West Side is now an established, booming market, not a 'new frontier.' They emphasized that market demand has broadened, with strong activity across all of Vornado's submarkets, including high-rent areas like Chelsea.

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Chairman & CEO Steven Roth clarified the Bloomberg lease is net, starts at $98/sq ft in 2029, and has a +/- 10% collar around a future market appraisal, with no rent reduction contemplated. President & CFO Michael Franco explained the vacancy impact was not new but a more precise quantification of previously disclosed move-outs. Regarding conversions, Mr. Roth confirmed Vornado is 'looking at it pretty aggressively,' noting target assets would be distressed B/C buildings.

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Chairman, CEO & President David Simon explained that it's not an "either/or" choice, as Simon has the capacity for both. The key metric for both is creating net asset value, emphasizing that "purchase price matters." He expressed skepticism about a "huge wave" of mall transactions but anticipates more trades of 'B' quality properties due to their stability and potential for arbitrage.

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Chairman, CEO & President David Simon explained that Simon has the financial capacity to pursue both internal redevelopments and external acquisitions simultaneously, with both evaluated on their ability to create net asset value. He emphasized that "purchase price matters" and stated he does not foresee a "huge wave" of A-mall transactions, though more B-mall trades are likely.

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CEO David Simon clarified that the main concern is 'all around sales,' which includes consumer sentiment in addition to inventory levels. He characterized the U.S. consumer as 'fine' but 'cautious,' also noting a potential flattening in tourism. In contrast, he described the European and Asian portfolios as 'all very good,' with performance stable and not subject to the same tariff-related uncertainties.

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Chairman and CEO David Simon confirmed the strong outlook is driven by core portfolio growth, guided at 'at least 3%,' and is not reliant on OPI. He clarified the $12.40 to $12.65 FFO guidance excludes the Catalyst venture. The growth stems from fundamental drivers like leasing, operational efficiencies, and redevelopment, reflecting a continuation of recent strong performance.

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David Simon, Chairman, CEO, and President, affirmed this is a significant opportunity. He explained that because there is no new supply in many of these markets and Simon is often the 'only game in town,' reinvesting in these properties can yield substantial improvements. He confirmed that enhancing the performance of this bottom tier of assets is a major focus for 2025.

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Chairman & CEO Ric Campo dismissed concerns about private credit, stating that its high cost (10-13% for mezz loans) acts as a brake on new development. Later, President & CFO Alex Jessett confirmed that the implied Q4 guidance is lower "absolutely as a function of dispositions," which create short-term FFO dilution as older assets are recycled into newer ones.

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President and CFO Alex Jessett detailed that the commercial paper program offers a significant 50 basis point pricing advantage over their credit line and will be used prudently as a substitute, not an addition, to short-term borrowings. On market specifics, Chairman and CEO Ric Campo expressed confidence in Houston's diversified economy, citing corporate relocations and tech growth. An executive added that L.A. properties are performing well with 96% occupancy.

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Chairman and CEO Richard Campo clarified that he anticipates more transaction volume rather than deeply distressed deals on high-quality assets. He explained that merchant builders are motivated to sell to realize profits before their preferred returns erode their gains. While banks extended loans in 2023-2024, a significant amount of debt is coming due in 2025-2026, which will force transactions. Campo concluded that a 'massive wall of capital' looking to enter multifamily will support pricing and prevent a widespread distressed scenario.

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COO Sean Breslin noted minor negative impacts from some migration but stressed that many of AvalonBay's suburban locations are major job centers themselves. CIO Matthew Birenbaum and CFO Kevin O'Shea defended the capitalized costs, stating they are factored into project bases, are covered by deal profitability, and reflect a highly efficient platform managing a ~$7 billion business book.

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COO Sean Breslin explained the Q2 OpEx increase is due to the reversal of a Q1 property tax benefit, higher turn costs, and seasonal maintenance projects. Regarding resident concerns, he characterized it as 'chatter' that has not yet impacted data, noting there is typically a 6-8 month lag before any behavioral changes occur, with an initial tendency for residents to 'hunker down'.

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COO Sean Breslin responded that it depends on the fee; services that offer clear value at a discount, like bulk internet, are viewed favorably, while outlier fees could face resistance. CIO Matthew Birenbaum and CEO Benjamin Schall addressed the portfolio question, stating that while regulatory risk is a key factor in their strategy and the investment bar is higher in such areas, they are not planning a specific, immediate scale-back in Montgomery County, where their presence is already modest.

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COO Sean Breslin responded that while traditional seasonal demand patterns are expected to hold, factors like return-to-office trends and the affordability gap between renting and owning could provide unique support for demand. CIO Matthew Birenbaum stated that for the last 6-7 years, AvalonBay has used a formal, third-party resiliency risk model for every potential site, which assesses risks including flooding, indicating their process has long been mindful of these factors.

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President & CIO Joseph Fisher and Chairman & CEO Thomas Toomey described technology as a crucial offensive and defensive investment in data and customer service that drives NOI and cash flow. On DPE, Fisher stated that while they prefer deals they could potentially own, the shift to recap deals may reduce that. He confirmed the goal is to keep the DPE program's net contribution modest, around 2-2.5% of FFOA, viewing it as an additive but not central part of the business.

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Senior Officer Andrew Cantor stated that the transaction market is very asset- and market-specific. He noted that active buyers are focusing on 2026-2027 fundamentals post-supply wave and on attractive acquisition basis relative to replacement cost, rather than short-term rate volatility. On the Riverside development, CFO Joe Fisher explained that the project, which has been in the works since 2019, was the first in their land pipeline to hit their yield threshold of approximately 6%. He highlighted its good location and basis as key factors for moving forward.

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CFO & CIO Joe Fisher addressed the cannibalization question by highlighting UDR's transparent, all-in pricing model, which he believes residents appreciate. COO Mike Lacy added that many initiatives are 'win-wins' for residents. Regarding the DPE program, Fisher outlined several lessons learned, including pivoting to more cash-paying deals, targeting lower loan-to-cost, using internal analytics to assess supply risk, and running more robust stress-test scenarios.

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Senior Officer Andrew Cantor and CFO Joe Fisher clarified the Queens deal was a strategic choice, not a workout. The partner injected $42M in fresh equity, de-risking UDR's position, making it an attractive, lower-risk investment to remain in. Regarding leases, SVP Mike Lacy and CEO Tom Toomey explained the short-term lease dynamic was slightly more pronounced than usual and its impact was amplified by the current peak supply environment, prompting the detailed explanation for transparency.

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President and CEO A. Bradley Hill stated there are no signs of rent fatigue, pointing to strong wage growth and declining rent-to-income ratios. EVP Timothy Argo added that he does not expect a material amount of supply to slip into next year, attributing slower leasing velocity to market uncertainty rather than construction delays.

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EVP & COO Tim Argo stated that the supply picture is moderating as expected, with a significant drop in deliveries anticipated for 2026. He believes leasing is now a better leading indicator due to improved data transparency, with new lease rates, collections, and move-out reasons providing real-time market insights. Currently, none of these indicators are showing signs of concern.

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Brad Hill, President and CEO, acknowledged that the current period of negative leverage has been unusually long. He observed that buyers are coping by either buying down interest rates or underwriting aggressive rent growth recovery in 2026 and beyond. On ancillary income, he stated it is not a primary driver of underwriting yields, though property-wide WiFi is becoming a more significant component due to strong resident demand and its support for operational initiatives.

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Tim Argo, EVP and COO, clarified that while Austin and Atlanta are the most challenged, most of MAA's markets face elevated supply. Eric Bolton, CEO, emphasized that 10 of their 15 largest markets saw new lease pricing improve in Q3. Robert DelPriore, EVP and General Counsel, explained that hurricane damage is minimized through a combination of site selection, ongoing maintenance like new roofs, and pre-storm preparation.

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CEO John Kite attributed the resilience to retailers' long-term planning horizons, diversified supply chains post-COVID, and the fundamental lack of available high-quality retail space. CFO Heath Fear clarified that the non-cash burn-off from '25 into '26 is expected to be about half of the previous year's $0.05 impact, split between debt and lease marks.

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CEO John Kite attributed strong leasing to a combination of scarce supply and the effectiveness of retailers' physical store strategies. Regarding the dividend, CFO Heath Fear explained that while they are exploring tax-sheltering options, a 1031 exchange is not feasible for this JV transaction. He positioned a potential special dividend as a positive result, returning cash to shareholders while completing a highly accretive deal.

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Chairman and CEO John Kite clarified that Core FFO is being added, not replacing NAREIT FFO, to provide a clearer view of cash-driven operational performance by removing non-cash items like merger accounting. On bankruptcies, he suggested the impact appears larger due to KRG's conservative assumptions on lease resolutions compared to peers, as part of a broader strategy to actively improve portfolio quality and reduce exposure to certain retail boxes.

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CEO John Kite explained that the company's sub-5x leverage provides significant runway to its long-term target in the low-to-mid 5s, affording it the optionality to pursue accretive deals. He emphasized that if no compelling opportunities arise, the company will naturally continue to delever through free cash flow. Regarding multifamily, Kite noted that while there is potential for several thousand more units, KRG is not chasing a specific target and prefers to use partners to manage capital and share risk, as it is doing at One Loudoun.

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President & CIO Ross Cooper confirmed guidance incorporates repayments and new investments, viewing the business as viable long-term. CEO Conor Flynn added that the program provides a 'paid to wait' strategy, securing a right of first refusal on a future acquisition pipeline of desirable assets.

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Conor Flynn, CEO, pointed to strong hard data, including positive foot traffic and robust leasing demand that continued into April. He highlighted the large signed-but-not-open (SNO) pipeline as a 'wide moat' of future cash flow. Glenn Cohen, CFO, added that Q1 results beat budget due to better-than-expected rent from Party City, strong operating metrics, lower costs, and the accretive impact of the stock buyback.

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COO David Jamieson explained that the flat year-over-year small shop occupancy was weighed down by the absorption of the RPT portfolio, which had significantly lower occupancy. He noted that the legacy RPT small shop portfolio grew 50 basis points and that the team is laser-focused on breaking through the current perceived ceiling, with incentives in place to drive small shop leasing.

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CEO Conor Flynn confirmed that both the RPT and Weingarten transactions exceeded underwriting expectations for synergies and NOI, highlighting RPT's 10.3% same-site NOI growth this quarter as evidence of enhancing Kimco's growth profile. CFO Glenn Cohen added that for 2025, the company will address $290 million in remaining maturities, including a Weingarten bond, and has ample liquidity and multiple options to do so.

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CEO Conor Flynn confirmed the RPT portfolio is outperforming on both synergies and NOI assumptions, citing its 10.3% same-site NOI growth for the quarter. CFO Glenn Cohen addressed the debt maturity question, detailing the remaining $290 million for 2025 and stating the company has ample liquidity and multiple options to address it, including its $2 billion revolver.

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President & CEO Angela Kleiman explained that LA's recovery is slow due to the soft macro economy and the prolonged three-year eviction moratorium, but noted future potential from infrastructure spending. EVP & CFO Barb Pak stated the mezzanine book is being reduced from 9% to ~3% of FFO to decrease earnings volatility and reallocate capital to stabilized assets. This move creates a $0.06 FFO headwind in Q4. Ms. Kleiman added that the strategy shift reflects the superior returns currently available in fee-simple acquisitions.

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Executive Angela Kleiman stated that Essex has no control over and does not participate in the data generation for third-party providers. Regarding CEQA reform, she views the legislative discussions as a positive step in the right direction but cautioned that it will take time to see results. She added that legislators seem to be recognizing that regulation has not solved the housing crisis.

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Executive Angela Kleiman clarified that while political talk on urban improvement is positive, implementation is a multi-year process. She noted that recent tech leasing has been concentrated in the suburbs, not downtowns. Regarding L.A. construction, she acknowledged the complexity of dealing with multiple agencies and stated that while there's a desire for efficiency, the process will take time to play out, though she remains optimistic about L.A.'s long-term growth catalysts.

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Executive Angela Kleiman stated that the supply impact in San Jose should be short-lived (Q4-Q1) and quickly absorbed, while Seattle's higher supply is typically met with strong demand. Executive Barb Pak quantified the capital recycling impact, noting they are trading a ~10% yield on preferred equity for a ~5% yield on assets. This will cause the structured finance book's FFO contribution to fall from 5.5% in 2024 to the low-4% range in 2025.

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Michael LaBelle, EVP, CFO & Treasurer, stated that the combination of income-producing and non-income-producing (land) asset sales is not expected to be dilutive to FFO, as the proceeds would be used to reduce company borrowings, offsetting the lost income.

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CFO Michael LaBelle reaffirmed that a significant FFO ramp-up is still expected in the back half of 2025. He pointed to the midpoint of the annual guidance, which implies FFO per share will need to average significantly higher in Q3 and Q4. This growth is driven by revenue commencing from leases already signed or currently in negotiation, which will primarily boost same-store NOI.

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President Douglas Linde affirmed his expectation for meaningful NOI growth from the portfolio in 2026 and 2027. CFO Michael LaBelle identified the primary potential offsets as uncertainty around future short-term and long-term interest rates, which would impact refinancing costs and expenses on the company's floating-rate debt.

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President Douglas Linde stated that due to long lease terms with annual escalations, it's nearly impossible for rents to roll up on a like-for-like basis. However, EVP Jake Stroman added that there is demand from the legal industry for new, high-quality, amenitized product, which could command rents 15-20% higher than existing trophy assets, creating a development opportunity.

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CEO Barry Gosin positioned Newmark's data center business as a center of excellence with a long runway, driven by the early stages of AI, unlike the more mature and oversupplied life science market. CFO Michael Rispoli added that there are also significant untapped opportunities in data center management services. Regarding San Francisco, Mr. Gosin attributed the leasing boom to broad-based activity from AI and other tech companies, highlighting the dynamic and resilient ecosystem of the Bay Area.

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CEO Barry Gosin responded that deals are still proceeding and he has not seen a firm change in decision-making, though the CMBS market has slowed. He added that it's too early to tell the full impact of market uncertainty. CFO Michael Rispoli affirmed he is "really comfortable" with buying back stock, citing the company's clean balance sheet and low net leverage, and indicated a pivot towards buybacks in the second quarter.

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CFO Michael Rispoli confirmed that Mr. Lutnick's departure and any related insurance premium changes are already incorporated into the 2025 guidance. CEO Barry Gosin expressed strong confidence in the data center sector, citing nearly $17 billion in 2024 transactions and fundamental drivers like AI, reshoring, and the CHIPS Act, dismissing the notion of it being a bubble.

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President & CEO Mark Parrell addressed the New York question by noting that much power on rent control rests with the state, not the city, and that EQR has limited exposure. He expressed hope that quality of life remains a priority. EVP & COO Michael Manelis stated that while foreign student move-ins in Boston are tracking slightly below normal for July, the numbers are small and it's too early to draw conclusions for the full student leasing season.

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CEO Mark Parrell acknowledged that forward leasing provides some insight but maintained that housing is a non-discretionary need driven by life events, making it less of a clear leading indicator than other sectors. Regarding California, he expressed optimism, viewing the CEQA reform efforts as a positive 'sea change' in policymakers' attitudes toward encouraging new housing supply, even if the specific bill's passage is uncertain.

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CEO Mark Parrell noted that while the new administration's focus on supply is positive, most key regulatory issues remain at the local level, though potential changes to the GSEs are a federal issue to watch. CIO Alec Brackenridge and CEO Mark Parrell observed that broad investor interest keeps pricing tight across markets, with a recent return of interest to coastal cities like San Francisco, suggesting it's more about which markets are 'open for business' than a clear risk-based pricing spread.

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CFO Bob Garechana described commercial paper as a cheaper, short-term tool for managing transaction-related working capital, distinct from long-term unsecured debt used for the overall capital structure. COO Michael Manelis cited tangible evidence like changing migration patterns, on-the-ground feedback, and increased job postings as reasons for optimism in the West Coast markets.

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CEO David Lukes explained that for convenience retail, property-level attributes like traffic count are more critical than MSA size, making high-quality assets in secondary markets attractive. Regarding Site Centers, he stated the shared service agreement is working well and has a defined termination clause, so an accelerated wind-down would not have a material negative impact. CFO Conor Fennerty added that an early termination would trigger a fee payable to Curbline, offsetting any potential increase in standalone expenses.

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CEO David Lukes attributed their confidence to a steady deal flow of small, 'life event'-driven sales that are less sensitive to market timing. He clarified that the focus on high-income areas is primarily a zoning strategy, as these areas have high barriers to new supply, creating scarcity value and making it easier to re-lease space. CFO Conor Fennerty added that their restaurant exposure is to QSR, not fine dining.

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CEO David Lukes attributed his confidence to the nature of their deal flow, which consists of smaller, non-institutional transactions driven by personal life events, making sellers less sensitive to market timing. He noted that fundamentals remain strong, preventing a wide bid-ask spread for now. Regarding the affluent consumer, Lukes explained that the focus on high household income is less about spending power and more about restrictive local zoning in these areas, which creates a scarcity of retail space, leading to faster and cheaper re-leasing when vacancies occur. CFO Conor Fennerty added that their restaurant exposure is primarily QSR like Five Guys, not fine dining.

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CEO David Lukes estimated the deal pipeline they review is about 10 times what they ultimately buy. Regarding same-store growth, CFO Conor Fennerty and CEO David Lukes clarified that while new leases have strong bumps, the portfolio's average in-place bump is just under 3%. With the same-store pool already highly occupied at 95.1%, the 3% growth guidance is strong on an occupancy-neutral basis, with further upside coming from marking rents to market on renewals.

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CFO Clayton Chun defended the TI exclusion as non-recurring due to its link to a long-term extension, though CEO Lance Parker acknowledged the counter-argument. Chun explained the FFO guidance gap was due to a non-cash straight-line rent adjustment. Parker noted that strong US tourism has more than offset the decline in Japanese and Canadian visitors, keeping overall tourism numbers positive.

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Executive Lance Parker distinguished between 'soft data' (talk and concern) and 'hard data' (leasing activity), stating they see no real-time negative impact on leasing. He defended the guidance, explaining the FFO raise was driven by a land operations beat while core CRE guidance was maintained due to macro uncertainty. Executive Kit Millan clarified the contingency is on a 60,000 sq ft lease at Kaka'ako Commerce Center, where the tenant is already building out the space, giving them confidence the capital obligations will be resolved.

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SVP of Asset Management Kit Millan noted that collections and tenant sales remain strong, with Hawaii retailers like Longs (CFO) showing resilience. CFO Clayton Chun explained that while land operations carrying costs have been significantly reduced, some costs associated with core holdings like Maui Business Park will remain. CEO Lance Parker stated that buyer interest for land is high, but the company is now more strategically focused on developing its core land at Maui Business Park for its own portfolio rather than selling it.

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CFO Clayton Chun described the ATM program as a flexible 'tool in our capital allocation toolkit' to be used opportunistically based on market conditions and stock price, not for recent refinancing needs. Regarding 2025, Chun and CEO Lance Parker declined to give specific guidance but confirmed the Land Operations segment will continue into next year, implying potential for FFO contributions. Parker affirmed that monetizing land to reduce costs and fund growth remains a key priority.

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President and CEO Marshall Loeb expressed optimism, citing two factors. First, there is still significant embedded rent growth from the COVID-era run-up left to capture as leases roll. Second, he anticipates another period of strong rent growth in the next 12-24 months as demand stabilizes against a backdrop of historically low new supply in the shallow bay sector. He believes demand will pick up much more quickly than supply can respond, creating a favorable environment for landlords.

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Executive Marshall Loeb explained the reduction was based on 'expectations' and heightened economic uncertainty from tariff talks, rather than a current, factual slowdown in demand. He characterized it as a precautionary measure, acknowledging a higher probability that some projects might be delayed. He affirmed that the company will ultimately follow market demand and hopes the revised $250 million forecast proves to be conservative.

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Executive Marshall Loeb explained that the development plan is driven by the combination of a multi-year low in new supply and continued low vacancy in their shallow bay sector. He stated that with prospect activity increasing, they anticipate the market will tighten, making the second half of 2025 an opportune time to increase development starts to meet expected future demand.

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CFO Brent Wood agreed that bad debt is not widespread but emphasized it remains an issue, contained to a handful of tenants primarily in California. President and CEO Marshall Loeb concurred, stating that portfolio fundamentals are strong and they have strategically pivoted from slower development leasing to more attractive acquisition opportunities while awaiting a recovery in tenant demand.

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Chairman & CEO Marc Holliday and EVP Steven Durels confirmed the mayoral race has not been a factor in tenant negotiations. CFO Matthew Diliberto explained that the economic benefits of new leases typically commence within 12 months, meaning 2024's leasing volume should increasingly impact NOI through 2025 and be fully apparent in 2026.

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Executive Steven Durels explained that prebuilts are almost mandatory for smaller tenants (under 10,000 sq ft) as they remove cost uncertainty and accelerate move-in timelines, with SL Green's in-house expertise serving as a competitive advantage. Regarding market disruption, Durels stated that their leasing pipeline has actually grown in recent weeks, with no slowdown or pullback observed yet.

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Steven Durels, an executive, attributed the leasing momentum to maturing deals and new requirements, particularly from new tenants. An executive identified as Harry cited strong lender relationships for the debt paydowns, and Matthew Diliberto, an executive, confirmed that guidance includes an assumption for more such gains in 2025.

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Executive Matthew Diliberto explained the servicing business generates substantial fee income, including a modest monthly fee and a more sizable fee upon resolution. Executive Harrison Sitomer added that the business has grown to $5 billion in active assignments with another $6.8 billion named, and is highly scalable with revenues going almost entirely to the bottom line. Regarding the debt fund, Sitomer clarified that the fund will be the primary vehicle for all new DPE investments until its capital, targeted at $1 billion, is fully deployed.

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Doug Healey, SVP of Leasing, clarified the $6 million legal income was a one-time settlement and the $5 million in lease termination fees was primarily from one tenant. He noted the company has sold or has under contract $77 million in land and outparcels against its 2025 target and expects a couple more million in lease termination fees for the balance of the year.

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CFO Daniel Swanstrom stated the current cash level is a comfortable operating range, with near-term cash flow funding development and the potential to use the credit line for timing. President and CEO Jackson Hsieh explained it's difficult to provide a precise near-term FFO impact, reiterating that same-store NOI will be 'roughly flat' for a couple of years before accelerating, and advised focusing on long-term goals over near-term fluctuations.

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CFO Daniel Swanstrom indicated the current cash balance is at a comfortable operating level and that near-term funding needs will be met by free cash flow, the line of credit, or refinancing proceeds. President and CEO Jackson Hsieh stated that providing a precise near-term FFO impact is difficult due to many moving parts, but guided that same-store NOI should be expected to be 'roughly flat' for the next couple of years before dramatically increasing as the plan matures.

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CEO Jim Taylor affirmed that this was a fair assessment, stating that most of the growth from the signed-but-not-commenced pipeline is indeed back-half weighted. President and COO Brian Finnegan added a reminder about normal seasonality in items like percentage rent, which can also affect the quarterly FFO distribution.

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COO Brian Finnegan explained the 200 bp headwind was a tough year-over-year comp, and that bad debt remains at historically low levels. On rent growth, he stated it's driven by both factors: capitalizing on a low in-place rent basis and strong tenant performance from grocers, off-price retailers, and QSRs. CEO Jim Taylor added that recent bankruptcies have proven to be value-add opportunities.

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President & COO Brian Finnegan explained that the 200 bps headwind was a year-over-year comparability issue due to prior-period cash collections in the previous year. He noted that bad debt as a percentage of revenue is currently low at ~60 basis points. CEO James Taylor added that the portfolio's credit quality is fundamentally improving and recent bankruptcies are viewed as value-creation opportunities.

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CFO Conor Fennerty confirmed that Curbline is expected to be a more efficient platform as it scales. CEO David Lukes clarified that the market for Convenience assets is, in fact, very competitive. He explained that SITE Centers has a competitive advantage as a national, unlevered buyer that can execute transactions quickly, making them a preferred buyer for many sellers.

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CEO David Lukes explained that specifics on leadership will be announced closer to the spin date, but some executives will have dual roles while others will be dedicated to one company, with a shared services agreement in place. Regarding tenants, he noted Curbline is heavily tilted towards credit tenants and will likely remain so. CFO Conor Fennerty added that the Curbline tenant roster is highly fragmented, limiting concentration risk, and that full details on structure will be in the Form 10 filing.

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