COPT Defense Properties - Q1 2024

Transcript

Operator (participant)

Welcome to the COPT Defense Properties First Quarter 2024 Results Conference Call. As a reminder, today's call is being recorded. At this time, I will turn the call over to Venkat Kommineni, COPT Defense's Vice President of Investor Relations. Mr. Kommineni, please go ahead.

Venkat Kommineni (VP of Investor Relations)

Thank you, Lateef. Good afternoon, and welcome to the COPT Defense Properties' conference call to discuss first quarter results. With me today are Steve Budorick, President and CEO, Britt Snider, Executive Vice President and COO, and Anthony Mifsud, Executive Vice President and CFO. Reconciliations of GAAP and non-GAAP financial measures that management discusses are available on our website in the results, press release and presentation, and their supplemental information package. As a reminder, forward-looking statements made during today's call are subject to risks and uncertainties, which are discussed in our SEC filings. Actual events and results can differ materially from these forward-looking statements, and the company does not undertake a duty to update them. Steve?

Steve Budorick (President and CEO)

Good afternoon, and thank you for joining us. We're off to a great start in 2024. We reported FFO per share of $0.62 for the first quarter, which was $0.02 above the midpoint of guidance. Same property cash NOI increased 6.1% year-over-year. The strong performance is driven by our high tenant retention, contractual rent escalations, revenue growth from vacancy leasing achieved last year, strong property operations, and to a lesser extent, new properties added to the same property pool in January. The 2023 same property pool on a standalone basis generated 4.8% growth.

We completed 721,000 sq ft of total leasing volume, which consisted of 551,000 sq ft of renewal leasing, with a 78% retention rate, 160,000 sq ft of vacancy leasing, which amounts to 40% of our full year target, and 10,000 sq ft of development leasing. We committed $91 million of capital to new investments, which includes two development starts that will provide much needed inventory in our highest occupancy markets, the National Business Park and Redstone Gateway, where we literally have no comparable space left to lease. Our active development pipeline now totals roughly 960,000 sq ft. It is 74% pre-lease, with a total cost of $381 million, which is a nearly $60 million increase from last quarter.

Excluding the three inventory buildings, the pipeline is 100% pre-leased. We placed 73,000 sq ft of development space in the service that were 100% leased in Huntsville. In mid-March, we acquired a 202,000 sq ft building in Columbia Gateway for $15 million, which I will discuss in more detail in a moment. Our business continues to generate increasing FFO, and our dividend payout ratio remains strong, coming in at 57% for the quarter. Finally, based on our performance and expectations for continued growth, in February, our board of trustees approved a 3.5% increase to our dividend, which marks our second consecutive annual increase, following the 3.6% raise in 2023.

We are the only REIT in our sector to raise the dividend year to date, which demonstrates the confidence we have in the strength and durability of our FFO and AFFO growth profile. Now, turning to guidance. We increased the midpoint of 2024 FFO per share guidance by $0.03 to $2.54, which implies 5% year-over-year FFO growth. In contrast, over 2/3 of the NAREIT defined office REITs are expected to see FFO per share decline in 2024. Between 2019 and the midpoint of our new 2024 guidance, we expect to generate 25% FFO per share growth, which amounts to a 4.6% compound annual growth rate.

This is the second highest growth rate among our peer set, comparable to the median growth for the triple nets sector and stronger than the multifamily segment over the same period. Our differentiated strategy has and will continue to produce differentiated results. Turning to the worldview. Over the past few months, the conflicts between Iran, its proxies in Israel, as well as Russia and Ukraine, continue to escalate, while China remains an ever present and growing threat. On March 20th, the FY was signed into law. [audio distortion] A $30 billion dollar, or a 4% increase over last year. This is actually larger than the 3.3% increase in the approved NDAA submitted in December and $4 billion higher than the president's initial budget request.

The FY 2024 budget and appropriations are separate from the $95 billion in supplemental funding for Ukraine, Israel, and Taiwan, which passed the House and Senate with bipartisan support and was signed into law on Wednesday. In a time where the global security environment is becoming increasingly complicated, we continue to have a high level of confidence that Congress will continue to work in a bipartisan manner, as they just did, to fund national security interests and support our allies around the world. I'll conclude my remarks by discussing our recent acquisition. In March, we acquired Franklin Center in Columbia Gateway for $15 million, which marks our first acquisition in nine years.

Franklin Center is a 202,000 sq ft Class A office building, which sits less than a mile from our headquarters and is 56% leased to a leading defense contractor. This building, constructed in 2008, is the second newest development in the park, is LEED Gold certified and well amenitized. We saw an opportunity to acquire an asset at a [audio distortion] to create shareholder value. [audio distortion], and the first is the mission. The property must be proximate to a priority knowledge base, national defense mission that has permanence. The second, the market. The market must have fundamentals that attract defense IT tenants serving the mission. Third, the property.

We look for attributes that would lead to high tenant retention, such as high efficiency in planning and operations, and/or significant tenant co-investment in specialized improvements such as SCIF. And fourth, the return. The initial cash yield needs to meet or exceed what we earn on our developments, and Franklin Center checked all four of these boxes. The strategic rationale behind the deal is quite simple. This value-add opportunity was significant occupancy upside. We acquired it at a substantial discount to replacement cost. It enhances our relationship with a top 10 U.S. defense contractor. It solidifies our position as the dominant owner in Columbia Gateway, and it provides much needed inventory as our Columbia Gateway portfolio is nearly 95% leased, excluding this acquisition.

We already have a strong leasing pipeline for the asset, with a leasing activity ratio of 200%, which means we have 180,000 sq ft of demand for the 90,000 sq ft of vacancy we acquired. Our entire 2.5 million sq ft Columbia Gateway portfolio, the activity ratio is 190%, with roughly 445,000 sq ft of demand for the 235,000 sq ft of vacancy. I am highly confident we can unlock value in this asset, as roughly 80% of the defense IT tenancy in the entire Columbia Gateway chooses COPT Defense as their landlord. With that, I'll hand it over to Britt.

Britt Snider (EVP and COO)

Thank you, Steve. Our business remains strong as the federal government and contractors rise to meet the current challenges that we're all witnessing around the world. The need for secure space continues to grow, and that demand is becoming more and more immediate. This strong demand has benefited us as we've been able to achieve stronger leasing economics by reducing concessions, principally by lowering or eliminating rent abatements in our defense IT portfolio. Our leasing activity ratio for available space strengthened over the quarter to 85% for the total portfolio, despite executing 160,000 sq ft of vacancy leasing and adding 90,000 sq ft of inventory during the quarter.

The activity ratio is even higher in our Defense IT portfolio at 108%, as we only have 770,000 sq ft of inventory available out of 22 million sq ft. Looking into our markets, the NBP remains the strongest component of the portfolio, with continued demand from our largest customers, while cyber-related businesses continue to both enter and grow within our Columbia Gateway submarket. Missile defense-related businesses and support for other missions at Redstone Arsenal continue to thrive at Redstone Gateway, where we're also seeing increased interest in R&D, testing, and lab space. Lastly, with the completion of the fiscal year 2024 budget, we're pleased to see increased activity in all three of our Navy support locations. In our other segment, we're making leasing progress in those competitive environments, with success defined in the 5,000-15,000 sq ft increments.

At 2100 L Street in D.C., we actually signed a lease yesterday for 16,000 sq ft, which stabilizes that building at 92% lease. We are currently in our other segment and expect to have additional good news on the leasing front in the coming months. Our portfolio occupancy ended the quarter at 93.6%, with our defense IT portfolio at 95.6%. The 60 basis points quarter-over-quarter decline for both figures was driven by, one, the acquisition of Franklin Center, which had 90,000 sq ft of vacancy, and two, the known non-renewals we discussed last quarter. In terms of vacancy leasing, we executed 160,000 sq ft during the quarter, and we are well positioned to meet our full year target of 400,000 sq ft.

Vacancy leasing as a percentage of available space at year-end was over 14% in our total portfolio and over 18% in our Defense IT portfolio. Half of the leasing volume was signed in the Fort Meade/BW Corridor segment, with Columbia Gateway a particular standout at 40,000 sq ft, or 25% of the total. I'd like to share some key leasing stats with you. Roughly 105,000 sq ft of vacancy leasing was with defense contractor tenants. Importantly, we actually fifty thousand square feet in our Other segment, half of which occurred at Pinnacle Towers in Northern Virginia, where we increased the lease rate by nearly 700 basis points sequentially. Roughly 60,000 sq ft, or nearly 40% of the total, was tied to cyber activity.

Nearly 70% of combined vacancy and development leasing was repeat business with existing tenants. Cash rent spreads on the 551,000 sq ft of renewals were down 2.5%, while GAAP rent spreads were up 3.7%, driven by annual rent increases of 2.4%, with a weighted average lease term of 4.1 years. On page 26 of our flip book, we provide detail on two larger renewals that negatively impacted the change in cash rent. These renewals consisted of a 110,000 sq ft lease in our Defense IT segment in Northern Virginia, and a 30,000 sq ft renewal in our other segment at 100 Light Street in Baltimore.

The Northern Virginia renewal was the largest lease signed during that quarter in that market, with starting cash rent on the above grade space at $40 a foot, which, despite the rent roll down, is actually still 8% above other deals executed in both the submarket and all of Northern Virginia. Excluding the impact of these two renewals, cash rent spreads were flat, while GAAP rent spreads were up 8.1%. We continue to expect cash rent spreads to be flat for the full year at the midpoint, and retention in the 75%-85% range. The 2.5% cash rent roll down during the quarter equates to only $450,000 in annual rental revenue, or only 0.1% of the total, in which we anticipate making up over the course of the year.

In addition, this impact is inconsequential when compared to the annualized revenue contribution from vacancy leasing achieved in the quarter of approximately $4.8 million. As shown on page 25 of the flip book, we continue to expect the retention on our large leases through year-end 2025 to be over 95%. Now turning to development. As you recall, one key aspect of our development strategy is to always maintain some level of inventory at locations where we see strong demand, and when nearing fully leased, we will commence a new project to create inventory. The Redstone Arsenal is 98.6% leased and 97.4% occupied across that 2.4 million sq ft park. 20 of the 24 properties are 100% leased, with less than 35,000 sq ft of unleased space at quarter end in the operating portfolio.

We have 8,100 Rideout Road under construction to create office inventory at Redstone Gateway. The project is 42% pre-leased, with a leasing activity ratio of 135%, with 100,000 sq ft of demand on the 75,000 sq ft of vacancy. During the quarter, we also started 9,700 Advanced Gateway, a high bay R&D and testing facility. This 50,000 sq ft project has a total cost of $11 million and is 20% leased, pre-leased to a defense IT firm headquartered in Huntsville. We have a leasing activity ratio of 150%, with 60,000 sq ft of demand on the 40,000 sq ft of vacancy. Similarly, the National Business Park is 99.1% leased and occupied across that 4.3 million sq ft park.

29 of the 34 properties are 100% leased, with only 37,000 sq ft of unleased space at quarter end. Accordingly, we started NBP 400 during the quarter, which is a 138,000 sq ft, $65 million office project. We have a leasing activity of 150%, with over 200,000 sq ft of demand for that project. Our development leasing pipeline, which we define as opportunities we consider 50% likely or better to win within two years or less, currently stands at over 500,000 sq ft. Beyond that, we're tracking over 1 million sq ft of potential future development opportunities, which should allow us to maintain a solid development pipeline in the near and medium term.

I'll conclude my remarks by highlighting the increased importance of Columbia Gateway as a cyber, defense, and IT hub, with a combination of government tenants and a rich concentration of cyber innovators that grow their businesses and space requirements with us. There are four factors that contribute to Columbia Gateway's success. First, an easily commutable location. Located midway between Baltimore and Washington, D.C., it provides tenants the ability to attract young, educated workers from both cities. Second, it's only seven miles to Fort Meade, which is home to a large intelligence agency, US Cyber Command, and over 100 federal agencies and military commands. Third, growth in cyber funding. Cyber funding increased over $2 billion this year, which is over a 40% increase over the past four years, and the DoD has requested another $1 billion increase for 2025. And finally, our life cycle landlord proposition.

We have a unique ability to attract early to mid-stage defense contractors, given our expertise and ability to scale with them at mission-critical locations. Our variety of product types, office suites, fosters growth among contractors as they mature, win contracts, and expand their businesses. Columbia Gateway was 94.8% leased and 92.9% occupied at quarter end, excluding our Franklin Center acquisition. After reserving inventory for our high probability prospects, we had only 40,000 sq ft remaining to lease in the park, with the largest remaining suite at 9,000 sq ft. While we often discuss the strength of the NBP and Redstone markets, this acquisition of Franklin Center provides a great opportunity to spotlight our Columbia Gateway portfolio and provides much needed inventory to allow us to continue to solidify our dominant market position and meet the needs of our Defense IT customers. With that, I'll hand it over to Anthony.

Anthony Mifsud (EVP and CFO)

Thank you, Britt. We reported first quarter FFO per share as adjusted for comparability of $0.62, which was $0.02 above the midpoint of our guidance. The quarter benefited from lower net operating expenses, primarily due to favorable weather conditions, increased interest income on our cash balances, and slightly lower net G&A and venture expenses. During the quarter, property NOI was 1% of our portfolio, and 7.6% for our Defense IT portfolio. This strong performance was a combination of the 2023 same property pool, increasing 4.8%, with the Defense IT portion of that portfolio increasing 6.3%, plus the impact of properties that were added to the 2024 pool.

We increased the midpoint of our same-property cash NOI guidance by 50 basis points to 6.5%, driven by lower than expected free rent concessions on renewals and better operating margins. Same-property occupancy ended the quarter at 93.5%, which is down 30 basis points sequentially from last quarter, but up 90 basis points year-over-year. As previously discussed, the decline was driven primarily by two downsizes, totaling 72,000 sq ft. First, a 100,000 sq ft contractor downsized to 60,000 sq ft. We are tracking a great opportunity to backfill the majority of that space with a government tenant. And second, the downsize of a law firm in our other segment. We expect same-property occupancy to remain relatively stable throughout the remainder of the year.

Our balance sheet continues to be strong and well positioned to navigate the higher for much longer interest rate environment the market is currently anticipating. We have no significant debt maturities until March 2026. Our unencumbered portfolio represents 95% of total NOI from real estate operations. At the end of the quarter, we had over 85% of the capacity on our line of credit available and over $120 million of cash on hand. We currently have no variable rate debt exposure. In February 2023, we entered into interest rate swaps that fixed SOFR at 3.75% for three years on our $125 million term loan and $75 million of the line of credit.

The swap rate is over 150 basis points lower than the current one-month term SOFR, and has and will continue to provide significant protection in this prolonged elevated rate environment. Thus far, these swaps have generated over $3 million of interest expense savings, and based on the current SOFR curve, they're expected to remain in the money through the maturity in 2026. We expect 100% of our debt will be at fixed rates late into 2024, as the equity component of our capital investments will be funded from cash from operations after the dividend, and the debt component from our existing cash balance and subsequently from our line of credit. Turning to our recent acquisition, the initial cash yield on Franklin Center is 11.2%.

In 2024, the transaction is roughly half a penny accretive to FFO per share and a full penny accretive to AFFO per share. The $15 million acquisition was funded with cash on hand, and there was no impact to leverage. With respect to guidance, we increased 2024 FFO per share guidance by $0.03 at the midpoint, implying 5% growth over 2023's results. The guidance increase is driven by the first quarter's strong performance, the acceleration of commencement dates on some executed leases, and the acquisition of Franklin Center. In addition, given the higher for longer rate environment, we expect slightly higher interest income on cash balances, but are protected against higher variable interest expense because of the previously discussed swaps. Finally, we are establishing second quarter guidance for FFO per share, as adjusted for comparability in a range of $0.62-$0.64. With that, I'll turn the call back to Steve.

Steve Budorick (President and CEO)

Thank you. I'll close by summarizing our key messages. We're off to a great start in 2024, with first quarter FFO per share $0.02 above the midpoint of guidance. Our defense IT segment is 96.8% leased, which is well ahead of our peers. We reported same property cash NOI growth of 6.1% in our total portfolio and 7.6% in our defense IT portfolio. We increased the midpoint of 2024 same property cash NOI growth by 50 basis points to 6.5% at the midpoint. We executed 160,000 sq ft of vacancy leasing, which puts us in a good position to achieve our full year target of 400,000 sq ft.

Our $381 million of active developments, which are 74% pre-lease, provide a solid trajectory for our external NOI growth over the next few years. We purchased Franklin Center, a modern, LEED Gold certified office building in Columbia Gateway, for $15 million at a double-digit initial cash yield. Our liquidity is very strong, and we continue to expect to self-fund the equity component of our expected capital investment going forward. We raised our dividend 3.5% in February, which marks our second consecutive annual increase. We increased the midpoint of that 2024 FFO per share guidance by $0.03 to $2.54, which implies 5% year-over-year FFO growth.

And finally, looking forward, we continue to expect compound annual FFO per share growth of roughly 4% between 2023 and 2026, based on the midpoint of our initial 2023 guidance. And with that, operator, please open up the call for questions.

Operator (participant)

Thank you, Mr. Budorick. As a reminder, to ask a question, you will need to press star one, one on your telephone. To remove yourself from the queue, you may press star one, one again. Please stand by while we compile the Q&A roster. Our first question comes from the line of Michael Griffin of Citi. Your question, please, Michael.

Michael Griffin (Senior Equity Research Analyst)

Great, thanks. Yeah, great, thanks. Maybe you could give a little more color or context about the Franklin Center acquisition. I mean, are, are we going to see other assets like this trade in, in Columbia Gateway? Was this sort of a, a one-off, you know, special to this building? And can you give us any sense on kind of the going-in and, and stabilized cap rate?

Steve Budorick (President and CEO)

Yeah, so we gave you the going-in cap rate. That's 11.2%. Our flip book reports a conservative 12% cash yield after we stabilize. I guess that's a better way to look at it than cap rate. The acquisition—I don't consider this indicative of the value of property in Columbia Gateway. This particular building was bought as a 100% leased asset years ago by a Triple Net investor. And when the current tenant contracted several years back, I don't think they really had the platform to compete against our franchise in our backyard. And I think their leasing languished, and eventually, they. I believe they're redeploying capital to more strategic assets, which created a great opportunity for us to step in and add this building to our franchise, which is a double win for our shareholders.

Michael Griffin (Senior Equity Research Analyst)

Maybe just to follow up on that, with the lease expiring in 2026, would you say the probability is high of the tenant renewing, or would you expect that space to be re-leased?

Steve Budorick (President and CEO)

I would say it's exceptionally high they will renew. Remember, we know the tenant. We know the mission they conduct in that building. They have significant tenant co-investment, have some very valuable improvements in that building. It would have to be an extraordinary loss of business for that tenant to depart the building.

Michael Griffin (Senior Equity Research Analyst)

Gotcha, that's helpful. And then maybe lastly, just on renewal leasing for the quarter, I saw cash rents declined about 2.5%, mainly driven by one large tenant in Nova. Would you consider that more a one-off, or would you expect we could see cash rents decline, you know, continuing throughout the year?

Steve Budorick (President and CEO)

It's a one-off. I think our comments address that. As we've finished the three quarters of leasing, you'll see the overall statistics trend back to where we expected them to be in our guidance.

Michael Griffin (Senior Equity Research Analyst)

Great. That's it for me. Thanks for the time.

Steve Budorick (President and CEO)

Thanks, Michael.

Operator (participant)

Thank you. Our next question comes from the line of Blaine Heck of Wells Fargo. Please go ahead, Blaine.

Blaine Heck (Executive Director and Senior Equity Research Analyst)

Great, thanks. Good afternoon. There were some audio issues on my side, so I'm sorry if I missed anything related to my questions. But, you know, first one, great to see the new investment on both the development and the acquisition sides. But just a few questions on that subject. First, can you just talk about the decision to add those two new development projects and what you're seeing that kind of makes you comfortable with the additional speculative leasing, just given that overall development leasing was relatively soft this quarter?

Steve Budorick (President and CEO)

Well, you know, development leasing kind of ebbs and flows. It can be lumpy. Several of the prospects for the projects we started and the one we are under construction on, RG 8100 in Huntsville, are awaiting the approval of the NDAA to proceed, which just happened in the last couple of weeks. So we expect that leasing activity to pick up through the year on the development side. With regard to the decision to start, at the NBP, we are 99.1% leased and occupied. We have less than 30,000 sq ft in the whole park. We expect no space to non-renew in the near term, and we have, you know, a couple hundred thousand square feet of demand that we're working with tenants on now.

It's absolutely a no-brainer and a smart, defensive move on our part to create inventory to support the ecosystem that we enjoy supporting Fort Meade. We have every expectation that'll be very successful. And then similarly, in Redstone Gateway, we have quite a bit of demand developing for high bay R&D and testing, and we decided to build a building with a 20% pre-lease to satisfy that demand, we expect it to lease up pretty quickly. And we think that could be a, not huge, but an important additional product type that we might want to develop into going forward.

Blaine Heck (Executive Director and Senior Equity Research Analyst)

Great. Thanks, Steve. Just to kind of follow up on that last part. So can you talk specifically about tenant prospects at 8100 Rideout? It's 42% leased. You completed it last year. Operational date is third quarter this year. I guess, just talk about more about your prospects there, whether you think you can have that stabilized by the third quarter. And then just maybe for Anthony, just remind us of your capitalized interest policies, and I guess, confirm that you'd stop capitalizing on anything on leased in the third quarter this year.

Steve Budorick (President and CEO)

So I'll deal with the easy part. Our activity ratio is over 100% on the vacancy. Whether we get it completely full by the third quarter, I hate to predict timing. Our industry moves pretty methodically, but we are working with tenants and anticipate some pretty high value leasing opportunities that'll get done this year. If we're so confident we're going to fill the building, we're in advance planning on the next one we need to build.

Anthony Mifsud (EVP and CFO)

And then, Blaine, on capitalized interest, you're correct. So we placed the first tenant into service in the first quarter. So capitalized interest on that portion of the building stopped in the first quarter. And then, on any unleased component of the building, or unoccupied portion of the building, in the third quarter, capitalized interest would stop.

Blaine Heck (Executive Director and Senior Equity Research Analyst)

Perfect. Thanks. Last one for me. You guys bumped your expectation for FFO growth year in 2024, but I believe you kept the same expectation for 4% CAGR from 2023 to 2026 unchanged. You know, does that imply some growth was pulled forward or maybe just some conservatism with respect to kind of changing that longer-term target?

Steve Budorick (President and CEO)

We got to save some news for later, Blaine. No, we put out that benchmark on the 23-26, you know, almost two years ago. We want to see that fulfilled, and then we'll, we'll update our forward thinking. But, it doesn't imply a meaningful change to what we think will happen next year.

Blaine Heck (Executive Director and Senior Equity Research Analyst)

Great. Thanks, guys.

Operator (participant)

Thank you. Our next question... Please stand by. Our next question comes from the line of Camille Bonnel of Bank of America. Your question please, Camille.

Camille Bonnel (Analyst)

Hi, everyone. I wanted to pick up on some of the drivers of the increasing guidance, particularly the comment of accelerating lease commencement dates. Can you help us understand how much of that was driven by the efforts of your operations team being able to deliver the space ahead of schedule, budget outcomes that Steve highlighted in his opening remarks, or just simply, is it the tenants requesting to move in sooner?

Anthony Mifsud (EVP and CFO)

It's really the second item that you mentioned. So our team's been able to execute our portion of the required investment in the space sooner than we had anticipated, which allows the tenant to take control of the space and for our leases to commence.

Camille Bonnel (Analyst)

Okay. I'll have to go back through the transcript. There's a—the sound's cutting out a bit. But just to follow up, for the last few quarters, your same store NOI has benefited from lower than expected free rent concessions. Would you call this a trend? And what's driving this when we're hearing in other sectors that concessions continue to rise?

Britt Snider (EVP and COO)

Yeah, this is Britt. Yeah, I mean, it's it is something that it's obviously a helpful trend that we're seeing and something we're pushing our asset managers and leasing folks are pushing for the lower abatement because the demand is especially near-term demand is just incredibly strong. And that's how tenants are prioritizing what their space needs are. It's hard for them. It actually relates to the development leasing a little bit because they're looking at what they need now. The demands that are coming out for secure space are incredibly high. And so we feel like we have a very strong position in that regard, given that we can provide that kind of space and drive some of those concessions, in particular, free rent down. So it's something we're actively pushing.

Camille Bonnel (Analyst)

Could you quantify that in terms of, like, percent abatement that you're giving per lease term, and what that compares to pre-pandemic, for example?

Britt Snider (EVP and COO)

I don't have that offhand, but we can certainly go through our data and get that for you. I mean, I'll say it's definitely something that we've seen, I would say, over the past couple of quarters. It's a trend that we're pushing on, but we can work to quantify that and get that to you.

Camille Bonnel (Analyst)

Okay, thanks.

Operator (participant)

Thank you. Our next question comes from the line of Tom Catherwood of BTIG. Please go ahead, Tom.

Tom Catherwood (Managing Director and BTIG REIT Analyst)

Thank you, and good afternoon, everybody. Maybe, Britt, you know, if I'm not mistaken, I think a lot of your activity in the Columbia Gateway market in the last maybe 12-18 months has been small to mid-sized tenants, a lot of overflow coming from NBP. But with this now 90,000 sq ft contiguous block of space, does this allow you to target a different set of tenants? Can you be more selective, kind of given the activity you already have on the space? What's the kind of leasing strategies you think of that space?

Britt Snider (EVP and COO)

Yeah, I mean, and it's a good question. I mean, as more and more, but I have in my remarks, we are seeing a steady increased demand here from cyber tenants. And yes, they are generally smaller in size, but we're also seeing, you know, tenants that come in at 5,000 sq ft and have turned into 70,000 sq ft because of the cyber hub and the ecosystem that we've created here. So we see that as something that has a very nice trajectory for Columbia Gateway. And yeah, it's becoming much more of a cyber IT hub.

Tom Catherwood (Managing Director and BTIG REIT Analyst)

Got it. And then also following up on something else you mentioned in your prepared remarks, Brit, you talked about the defense budget approval benefiting the Navy support portfolio. Can you provide more detail on that comment and maybe what you're seeing in terms of, of tenant activity in that, in that grouping?

Britt Snider (EVP and COO)

Yeah, I mean, we are seeing—I mean, the Navy support demand driver is something that ebbs and flows a little bit, but it is something that we are seeing of late, where more contract dollars are coming out, and whether it's the Navy directly or through their contractors, I certainly can't speak to exactly what's driving it except for what we see in the defense budget. But we're definitely seeing an increased activity level there, and a lot of phone calls coming in, asking if we have, you know, additional space, in particular, secure space. So we're very pleased to see that demand increasing.

Tom Catherwood (Managing Director and BTIG REIT Analyst)

Got it. And then final one for me, maybe Steve, you know, again, great to see the acquisition of Franklin Center, and I know, acquisitions, you know, can be opportunistic, it can be kind of one-offs. But what are you seeing as far as product potentially coming to market? I know there had been some talk of maybe in the like Route 28 South Corridor in Northern Virginia, with some buildings potentially coming up that might fit into your portfolio. In a deeper sense of, could there be other opportunities out for COP this year in the market?

Steve Budorick (President and CEO)

There have been a couple, three opportunities in Northern Virginia. Some of them have been deferred, and a couple resolved, where another investor was willing to pay more than we would. Like I said, we painfully went through our criteria, and we're extremely disciplined. If we can't beat our development yield on an acquisition, then we're not gonna buy.

Tom Catherwood (Managing Director and BTIG REIT Analyst)

Got it. That's it for me. Thanks, everyone.

Britt Snider (EVP and COO)

Thanks.

Operator (participant)

Thank you. Our next question comes from the line of Ray Zhong of JPMorgan. Please go ahead, Ray.

Ray Zhong (VP of REIT Equity Research)

Hi, thanks for taking my question. My first question is on Franklin Center. You guys, sounds like there's no more dollar to be put into the asset itself. It's just a matter of leasing up. Is that the right way to think about that?

Steve Budorick (President and CEO)

Yeah, we-- Well, generally, yes. The building was very well cared for, and it's one of the, like we said, second newest building in the park. It's really quite prominent. We budgeted $2 million for some, you know, public accommodation, enhancement, punching up elevators and, you know, kind of the initial arrival experience. But I personally [audio distortion].

Ray Zhong (VP of REIT Equity Research)

Gotcha. And then the second part of Franklin Center is, you guys provide a going in cash yield and stabilized cash yield, and also mentioned most likely it's a renewal for the existing tenant, but there's still some vacancy. Just curious to know, within that stabilized yield that you provided, is that under the assumption of just current tenant renewing or, you know, assuming it's gonna lease up to more like a 90% or, or so? So just trying to think about upside and downside on that yield.

Steve Budorick (President and CEO)

Yeah, there's much more upside than downside. That 12% stabilized cash yield was established to cover absolutely every bad thing that could ever possibly happen. Concurrently, I think we're gonna blow that away.

Ray Zhong (VP of REIT Equity Research)

Got it. And then any mark-to-market you can give on that? Because I noticed, you know, on GAAP basis, I think the rent is a little lower than cash basis. Just curious on the mark-to-market there.

Anthony Mifsud (EVP and CFO)

The value of the mark-to-market over the remaining lease term was just under $1.5 million. It was, I think, $4 per foot.

Ray Zhong (VP of REIT Equity Research)

Higher than market?

Anthony Mifsud (EVP and CFO)

Correct.

Ray Zhong (VP of REIT Equity Research)

Gotcha.

Anthony Mifsud (EVP and CFO)

Correct.

Ray Zhong (VP of REIT Equity Research)

And then my second question is on data center. I noticed there's another expiration later this year. Any color you can provide on mark-to-market? I notice that the rent is a little bit on the higher side versus the one that just got renewed. Just wanna get a sense on market there.

Anthony Mifsud (EVP and CFO)

The negotiations with the tenant are being finalized now. We expect a strong mark-to-market on that lease, despite the fact that its current rent is a bit higher than where our renewal last year ended. So wouldn't wanna put a percentage out there right now since we're still in discussions with our tenant.

Ray Zhong (VP of REIT Equity Research)

Gotcha. That's it for me. Thank you.

Operator (participant)

Thank you. Our next question comes from the line of Peter Abramowitz of Jefferies. Your line is open, Peter.

Peter Abramowitz (SVP of Equity Research)

Yes, thank you. So just another one on the yield at Franklin Center. So I think, Steve, you just mentioned you would expect some upside to that. Just looking... Assuming you get to, say, kind of 90% stabilized occupancy, if you're at 11%, which is 56% occupancy today, just trying to quantify that upside, is it fair to say you could get kinda into the mid to high teens if you're getting to 90% stabilized occupancy?

Steve Budorick (President and CEO)

Yes.

Peter Abramowitz (SVP of Equity Research)

Gotcha. That's helpful. And then just another one on the development side. Could you just kind of touch on you talked about the two new projects that you have and are looking to lease up in Redstone. Could you just talk about the depth of pipeline for demand on the build-to-suit side, and just kind of what you're seeing there, what you expect for the rest of the year?

Steve Budorick (President and CEO)

Yeah. So our overall development leasing pipeline is at a little over 500,000 sq ft right now, and that includes several possibilities for build-to-suits, and then leasing up what we've started and what we're under construction in.

Peter Abramowitz (SVP of Equity Research)

Gotcha. I guess, is that something?

Steve Budorick (President and CEO)

I won't tell you who or where.

Peter Abramowitz (SVP of Equity Research)

That's all right. We'll wait to hear. Is that something you think could pick up just on the back of some of the strong growth in the defense budget? I would imagine that 2023 demand is kind of coming through right now.

Steve Budorick (President and CEO)

Well, you know, it's my belief that, or feeling, that all companies are feeling the pressure of the cost of capital right now. And I think even our customers with good business opportunity and growth are being very prudent about major investment decisions. So I think we get the must-have developments, and I think there's a wait and see on the wanna-haves. So, I actually believe over the next few years, if the rates are being proved, that our development opportunities will increase from where they are today. But we still see good opportunity to meet our financial objectives in this environment.

Peter Abramowitz (SVP of Equity Research)

Got it. Thank you.

Operator (participant)

Thank you. Our next question comes from the line of Richard Anderson of Wedbush Securities. Please go ahead, Richard.

Richard Anderson (Managing Director)

I think you said me. Rich Anderson here. Yeah, it's been a little in and out, interference, so if I missed anything, I apologize. You might wanna check your Wi-Fi account, make sure it's up to speed. Just kidding. Franklin Center, does the yield projection assume? I ... Again, I think I might have missed this, a roll down on the existing tenant in 2026?

Steve Budorick (President and CEO)

So Rich, we put out a very conservative future cash yield, which kind of embodies anything that could go wrong, going wrong concurrently. So the yield would absorb a rent roll down. It would absorb more investment in the common area and the structure of the building than we plan to spend, and it would absorb higher TIs than we typically give. This is a very conservative number in a forward-looking, publicly disclosed environment, where we never want to be overstating our opportunity. As I said to an earlier caller, you might have missed, I expect to beat that target, and potentially very handily.

Richard Anderson (Managing Director)

Okay. You, you described the building as very well cared for, but, yet still unable to compete with the engine of, of CDP, in the, in the vicinity. What, what would, what would have stopped a, a tenant to move over to a very well-cared-for building in the proximity, of everything else? It just, it just seems odd to me that, you know, if, if it's a nice building, it looks nice, the pictures look nice, you know, why wouldn't it have been more competitive versus your, you know, 97% occupancy, you know, vicinity?

Steve Budorick (President and CEO)

It's a hard thing for me to answer that with specificity, but, you know, to kinda get you comfortable with it, 80% of the defense contractor business in Columbia Gateway is with us, and we've been a defense IT landlord in this market for, you know, over 25 years, so we've been public. We've got great relationships, and we have relationships with most of the tenants that are in the market somewhere else. So we just tend to dominate in this business part.

Britt Snider (EVP and COO)

I would just add to that, I mean, you know, we have an additional 200,000 sq ft we're seeing since we took over. So again, that just shows what Steve is saying, which is, you know, the relationships that we have do draw tenants to our assets here.

Steve Budorick (President and CEO)

And one last comment. The prior owner from another part of the country, different structure, a triple net lease investor, no particular operating presence on the East Coast, and they have to rely on the fee management crowd. And, you know, hypothetically, they, that service component of the business doesn't bring the relationships that we have, where we do that primarily directly.

Richard Anderson (Managing Director)

Okay. Made progress on L Street. I think you said fully stabilized now. I know there was some leasing in Baltimore. How are you closing in on some of these other, quote, unquote, "other asset sales"? Could it be a this year event, or is that not a likely outcome at this point?

Steve Budorick (President and CEO)

I don't see it this year, Rich. What transactions that have happened in DC are very optimistic from the buyer's standpoint. They don't represent cap rates that we would accept with a asset that valuable for the sense of timing. And then outside of that, in Tysons Corner in Baltimore, I just don't think you have the depth of capital to make a market on those assets. It's gonna take some time.

Richard Anderson (Managing Director)

Okay. Last question for me. You've heard the 4% CAGR through 2026 on FFO. What does that assume on a same-store cash NOI growth? I know you're doing 6.5% this year. That's probably not sustainable at that level, I'm guessing. You know, what's the right way to sort of set expectations from an internal growth perspective for people like us?

Steve Budorick (President and CEO)

I'm not sure I can answer that question. We haven't really run math on it in that way. And do you recall, we put that target out several years ago, and we're gonna continue to report against that target till we hit it, and then we'll consider our... Our new benchmark that we've put forward, the intent is to convey our confidence of continuing to produce growth in a challenging financial environment, and to convey the strength of our business that we continue to prove quarter in and quarter out.

Richard Anderson (Managing Director)

Okay. Fair enough. Thanks very much.

Operator (participant)

Thank you. Our next question comes from the line of Dylan Burzinski of Green Street. Your question, please, Dylan.

Dylan Burzinski (Analyst)

I actually don't have any more questions. Sorry. Thanks, guys.

Steve Budorick (President and CEO)

Good to talk to you, though, Dylan.

Dylan Burzinski (Analyst)

Good talking to you guys, too.

Steve Budorick (President and CEO)

We'll see you soon.

Operator (participant)

Thank you. I will now turn the call back to Mr. Budorick for closing remarks.

Steve Budorick (President and CEO)

Well, thank you all for joining our call today and the enriching questions that we got to discuss. We are in our offices all afternoon, so please coordinate through Venkat if you'd like follow-up call or talk about something we mentioned in more detail. Thank you.

Operator (participant)

Thank you for your participation today in the COPT Defense Properties First Quarter 2024 Results Conference Call. This concludes the presentation. You may now disconnect. Good day.