COPT Defense Properties - Earnings Call - Q2 2025

Executive Summary

• Q2 2025 delivered solid growth and an estimate beat: revenue $189.9M vs consensus $184.4M, Adjusted EBITDA $104.7M vs consensus $97.4M, and diluted EPS $0.34 vs $0.336; management raised FY 2025 EPS and FFOPS guidance midpoints and set Q3 guidance (*S&P Global estimates).
• Same-property cash NOI rose 2.2% YoY in Q2 and 4.6% YTD; occupancies improved with the total portfolio 94.0% occupied/95.6% leased and Defense/IT 95.6% occupied/96.8% leased.
• Leasing momentum remained strong: 724k SF in Q2 (477k renewals, 233k vacancy, 14k investment) with 89.7% retention; vacancy-leasing target increased to 450k SF for 2025 (raised).
• Call catalysts: earlier-than-forecast rent commencements, lower net operating expenses, and a large defense budget tailwind (One Big Beautiful Bill) with potential incremental demand tied to intelligence, cybersecurity, and missile defense priorities.

What Went Well and What Went Wrong

What Went Well

• Strong leasing and retention: 724k SF executed in Q2 with 90% retention; YTD tenant retention 82% and vacancy leasing 353k SF, prompting an increase in annual targets.
• Estimate and guidance beats: Q2 FFOPS (as adjusted) $0.68 and EPS $0.34 came in above guidance midpoints; FY 2025 EPS/FFOPS midpoints raised; Q3 guidance set.
• Defense budget tailwinds: management highlighted the enacted “One Big Beautiful Bill” adding $150B over several years (incl. $113B to FY26), supporting missions in intelligence, cybersecurity, and missile defense likely to drive demand; quote: “We expect this increase in defense spending will continue to support our strong vacancy leasing volumes… and drive earnings growth”.

What Went Wrong

• Cash rent spreads dipped: renewal cash rents down 3.1% in Q2, driven by two leases (Leidos roll-down and Pandora early renewal); excluding these, spreads were down only 0.4%.
• Delay in pre-leased data center shell commencement (MP3) by one quarter due to permitting timing, modestly impacting Q3 outlook.
• Non-recurring tax refunds and small known non-renewals will moderate same-property NOI growth in H2, and year-end same-property occupancy expected to tick down slightly from Q2 levels.

Transcript

Operator (participant)

Welcome to the COPT Defense Properties second quarter 2025 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 Properties' Vice President of Investor Relations. Mr. Kommineni, please go ahead.

Venkat Kommineni (VP of Investor Relations)

Thank you.

Good afternoon and welcome to COPT Defense Properties' conference call to discuss second quarter results. With me today are Stephen E. 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 in our 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 duty to update them.

Steve,

Stephen Budorick (President and CEO)

hello, thank you for joining us. The Company delivered another strong performance in the second quarter, continuing our 30 quarter streak of achieving or outperforming our FFO per share guidance and allowing us to increase our outlook on several performance metrics. Moreover, the recent defense budget appropriation sets forth a record increase in defense spending, which provides a strong backdrop for future strength in our business. Turning to results for the quarter, FFO per share as adjusted for comparability was $0.68, $0.02 above the midpoint of guidance and a 6.3% increase year over year. Same property cash NOI for the quarter increased 2.2% year over year and 4.6% during the first half of the year. We've generated excellent results on the leasing front.

We signed 353,000 square feet of vacancy leasing during the first half of the year, which is 88% of our initial full year target and represents 30% of the unleased space we had at the beginning of the year. Tenant retention was incredibly strong, 90% during the quarter and 82% year to date. A key metric that illustrates the strength of our strategy and performance is that our total portfolio is 95.6% leased, which is the highest level in nearly 20 years. Turning to guidance, based on our strong performance during the first half of the year, we increased the midpoint of FFO per share by $0.01, we increased the midpoint of same property cash NOI growth by 50 basis points, we increased the midpoint for tenant retention to 82.5%, and we increased the full year target for vacancy leasing by 50,000 square feet.

Britt and Anthony will provide more details on these increases. Now I'd like to discuss the defense budget outlook. The One Big Beautiful Bill act, which was signed into law on July 4, appropriates an additional $150 billion to defense spending over four years, the majority of which, or $113 billion, is allocated to 2026. The president's 2026 budget request plus the appropriated funding in the Big Beautiful Bill amounts to a defense budget of nearly $950 billion, or a 13% year over year increase. This is equivalent on a percentage basis to the restorative increase we experienced in 2018 and is the largest nominal increase in at least 25 years. The 2026 budget request allocates $116 billion to intelligence. That's a $14 billion, or 14%, increase year over year. As a reminder, intelligence, surveillance, and reconnaissance are key demand drivers for our Northern Virginia, Fort Meade, and BWI portfolios.

The request also includes over $16 billion for cybersecurity. That's a $2 billion increase or 14%. Recall, cybersecurity is a key demand driver for our Fort Meade BWI sub segment. A new priority for the Trump Administration is the development of Golden Dome, a next generation missile defense shield for the United States. The total projected cost is $175 billion, with a $25 billion down payment appropriated for 2026 in the One Big Beautiful Bill, and the system is expected to be operational by 2029. The $150 billion of remaining costs to complete the project implies a significant ramp up in funding over the next three years. Redstone Arsenal in Huntsville is the center of excellence of our country's missile and defense technology development, and we expect a significant increase in activity at the arsenal to develop and deploy Golden Dome.

Recall that Redstone Arsenal has a 75-year history of rocket missile research, development, testing, and evaluation, and is supported by a well-established defense contractor ecosystem. The arsenal is home to the Missile Defense Agency, the Missile and Space Intelligence Center, Army Aviation and Missile Command, and the NASA Marshall Space Flight Center. These missions, among others, serve as the demand drivers for our Redstone Gateway portfolio, and the expected activity to create Golden Dome should present strong incremental opportunities. During the prior administration, our portfolio performed well given bipartisan support for defense spending as we produced FFO per share growth of 21% between 2020 and 2024. Looking forward, the current administration is significantly increasing defense investment to strengthen capability, capacity, and lethality to realize its foreign policy objective of peace through strength.

We view this as an inflection point for defense spending overall, but more importantly for the priority missions we support, which include intelligence, surveillance, and reconnaissance, cybersecurity, missile defense, naval fleet and aviation activity, and unmanned autonomous vehicles, among others. The Administration's massive recommitment to defense investment should provide opportunities for us to create facility solutions for new and expanded missions in the near to medium term following appropriations of contract awards, providing a runway to continue our highly successful record of creating shareholder value. With that, I'll turn the call over to Britt.

Britt Snider (EVP and COO)

Thank you, Steve. Overall, the company is executing its strategy and current year plan at very high levels, which is evidenced by the incredibly strong leasing performance in the first half of the year as well as our sector-leading retention. We finished the quarter with continued strong occupancy at 94% in our total portfolio, which increased 40 basis points over last quarter, and 95.6% in our Defense IT portfolio, which increased 30 basis points over last quarter. Our Northern Virginia Defense IT properties were a standout at 94% leased and 93% occupied, the highest levels for that portfolio in over a decade. Importantly, over 80% of the vacancy leasing over the past five years in Northern Virginia has been with Defense IT tenants, many of which have invested in the construction of SCIF facilities for priority missions, strengthening the retention posture of this portfolio.

We outpaced our expected timing for vacancy leasing as we leased 233,000 square feet during the second quarter and 353,000 square feet during the first half of the year. Looking forward, we have another 120,000 square feet of deals in advanced negotiations, which led us to raise our full year target from 400,000 square feet to 450,000 square feet. We do expect volume to moderate in the back half of the year as the 2025 defense budget was just appropriated a few weeks ago, which has delayed the contract award process and many of the opportunities we're working on are awaiting those contract awards. Now that the 2025 budget has been appropriated, we expect enhanced leasing activity will resume in 2026.

For context, since the appropriation of the 2024 defense budget in March of 2024, we've executed nearly 750,000 square feet of vacancy and investment leasing and in our Defense IT portfolio, over half a million of which was vacancy leasing. Our leasing activity was distributed throughout our Defense IT markets and we had notable success in our other segment in which we leased 94,000 square feet of vacancy during the quarter and 105,000 square feet during the first half of the year. This activity is important as this segment accounted for over 35% of the unleased space in our total portfolio at the beginning of the year and represents a significant rent growth opportunity. Over the past year at these properties, we have increased the occupancy rate by over 300 basis points to 76% and increased the leased rate by nearly 450 basis points to 81%.

Following this success, the bulk of our other segment vacancy is concentrated in a single property, 100 Light Street in Baltimore. With nearly 170,000 square feet, excluding 100 Light, this segment is 86% leased and 100 Light accounts for 15% of the unleased space in our entire 24 million square foot portfolio. We still have wood to chop in this segment, but we are laser focused on continuing this momentum to drive occupancy and eventually position these assets for sale. Moving on to renewal leasing, we executed 477,000 square feet in the second quarter, achieving a phenomenal tenant retention rate of 90%. We narrowed the range and increased the midpoint of full year retention by 250 basis points to 82.5%. On slide 18 of the flipbook, we provided additional detail on our lease expirations for the remainder of 2025.

We have 2.2 million square feet expiring in our Defense IT portfolio over the next two quarters. One and a half million square feet, or nearly 70% of these expirations, are in secure full building leases to the U.S. government and we expect 100% retention on these leases. Our retention rate guidance assumes that we renew 735,000 square feet of this U.S. government space by year end and renew the remaining 750,000 square feet in 2026. As a reminder, each year we have a certain number of U.S. government leases where the renewal process is delayed and when this occurs we sign a standstill agreement with the government, which requires rent payments to continue at the current rate until a formal lease renewal is signed and rents are reconciled for the delay.

Turning to large leases expiring through 2026, as shown on slide 19 of the flipbook, we renewed 4 large leases in the quarter totaling 270,000 square feet at a 91% retention rate caused by a small contraction by Leidos, which I'll touch on in just a moment. Over the last four quarters, we've renewed 1.3 million square feet of large leases at a 96% retention rate. That leaves 2.6 million square feet of large leases expiring over the next six quarters and we continue to expect a 95% retention rate on the full set of large lease expirations. Now, stepping back, over the past three years we've renewed 34 large leases totaling 3.4 million square feet at a 98% retention rate. Importantly, we have renewed every single tenant with only three small downsizes totaling 75,000 square feet.

I want to address our cash rent spreads during the quarter and illustrate how this statistic is not the best indicator of an economic outcome in our business. Cash rent spreads on renewal leasing were down 3.1% during the quarter, influenced primarily by just two leases. First, we executed an early renewal and small downsize with Leidos at Franklin Center. We acquired the building last spring and it was generating an 11.2% initial cash NOI yield from a 110,000 square foot lease to Leidos, which was nearing the end of its 10-year term. We underwrote a rent roll down and contraction upon expiration of the single lease in the property. This quarter, we executed an early renewal of 84,000 square feet and extended the lease term to 2033 with rent rolling down by nearly 8%. The rent achieved is still one of the strongest rental rates attained in this market.

Importantly, both the roll down and the 26,000 square foot contraction were more favorable than our underwriting. Since the acquisition, we've invested capital to reposition the building and executed a 48,000 square foot lease with a top 20 defense contractor. Following this activity, the cash NOI yield still remains at a very strong 11% with 45,000 square feet still left to lease. We have a great opportunity to drive that yield even higher as we fill the building. Second, our initial forecast assumed that Pandora, which moved its U.S. headquarters to New York, would vacate their last 18,000 square feet at 250 West Pratt in Baltimore. In our other segment, upon expiration of their 11-year lease, we were able to early renew the lease for two years with cash rent rolling down 25%.

This was also a better than expected outcome as we ended up with 75% of the rent instead of zero and were collecting almost $1 million of rent over the renewal period, which we had not anticipated. Excluding these two leases, cash rent spreads were only down 40 basis points during the quarter and 70 basis points during the first half of the year. We expect cash rent spreads will improve in the back half of the year and are maintaining our full year guidance range of down 1% to up 1%. Turning to new opportunities, we're maintaining our full year guidance for capital commitment to new investments at $200 million-$250 million. In the first quarter, we commenced development of 8500 Advanced Gateway, which is a $52 million project in Huntsville.

Additionally, we are in the advanced stages of negotiations on multiple build-to-suit opportunities, and we expect to execute several leases over the next 12 months. Supporting this capital commitment guidance is our 1.3 million square foot development leasing pipeline, which we define as opportunities we consider 50% likely to win or better within two years or less. Beyond that, we're tracking another 1.1 million square feet of potential development opportunities. 100% of this 2.4 million square feet of development demand is at our Defense IT locations. Looking forward, we are well positioned to capture additional leasing demand and capitalize on external growth opportunities given the strong growth outlook for defense spending, which Steve outlined, and with that I'll turn it.

Over to Anthony.

Anthony Mifsud (VP and CFO)

Thank you, Britt. We reported second quarter FFO per share as adjusted for comparability of $0.68, which was $0.02 above the midpoint of guidance and represents a year over year increase of 6.3%. The outperformance versus the midpoint of our guidance was driven by the commencement of rent earlier than forecasted on several leases and the benefit from lower than anticipated net operating expenses. During the quarter, our same property cash NOI increased 2.2%. This growth was driven primarily by the benefit from the 50 basis point increase in average occupancy in the same property portfolio. The impact of the items that resulted in the outperformance in FFO per share combined with the burn off of free grant on development leases placed into service in 2023 and on leases that commenced later in 2024.

These favorable items were partially offset by the net impact of over $1 million of nonrecurring real estate tax refunds in the second quarter of 2024. We are increasing the midpoint of our full year guidance for same property cash NOI by 50 basis points to 3.25%. This is based on our achievement year to date with 4.6% growth during the first half of the year and our expectation that growth will moderate during the back half of the year due to two factors. The first relates to the nonrecurring receipt of nearly $2 million of real estate tax refunds in the second half of last year. For the full year, the refunds from successful appeals will approximate the amount received in 2024 and therefore have no impact on full year growth but does impact quarterly noise from timing differences.

The second relates to a decline in NOI from a few known nonrenewals in the fourth quarter in the Fort Meade BWI corridor, all of which are under 30,000 square feet. These nonrenewals will also slightly impact same property occupancy at year end. Same property occupancy ended the quarter at 94.5% and is expected to stay relatively flat during the third quarter but then tick down during the fourth quarter as a result of these expected nonrenewals. Our line of sight on year end occupancy is pretty clear at this point, which led us to narrow the guidance range for year end same property occupancy by 25 basis points at the low and high end and maintain the midpoint at 94%. Our balance sheet remains strong and well positioned to take advantage of investment opportunities, and at quarter end, 97% of our debt remained at fixed rates.

We have been funding and expect to continue to fund the equity component of our investments with cash flow from operations after the dividend on a leverage neutral basis, and we'll continue to draw on the line of credit to fund the debt component. With respect to debt maturities, we continue to plan on pre-funding the capital required to refinance our $400 million 2.25% bond, which matures in March of 2026. Our guidance continues to assume a $400 million bond issuance in the fourth quarter in the public fixed income market, where our bonds continue to trade at one of the tightest spreads to Treasuries of any equal or higher rated office peer. We plan on using the proceeds to temporarily pay down the outstanding balance on our line of credit and hold the excess proceeds as cash until the March maturity.

With respect to guidance, we are increasing the midpoint of 2025 FFO per share by $0.01-$2.67 while narrowing the overall range. This increase is the result of our improved same property cash NOI growth outlook, partially offset by the expected delay in the commencement of one of our pre-leased data center shells. From Q3 to Q4, we are establishing third quarter guidance for FFO per share as adjusted for comparability in a range of $0.66-$0.68. With that, I'll turn the call back to Steve.

Stephen Budorick (President and CEO)

Thanks. I'll close by summarizing our key accomplishments and messages. We achieved excellent results in the second quarter, highlighted by our strong leasing. We delivered FFO per share growth of 6.3% year over year, marking our 20th consecutive quarter of year over year growth. We expect 2025 to be our seventh consecutive year of FFO per share growth, and our revised guidance implies an annual increase of 3.9%. We increased the midpoint of 2025 guidance for four key metrics. We completed 103,000 square feet of investment leasing year to date, and we expect strong activity during the second half of the year. We continue to anticipate compound annual FFO per share growth of 4% between 2023 and 2026.

Lastly, the President's 2026 defense budget request, combined with the appropriated funding in the One Big Beautiful Bill, represents the largest year over year increase in recent history and demonstrates the substantial recommitment by this administration to achieve peace through strength. Our demand typically lags appropriation by up to 12 to 18 months, which sets up a strong tailwind for our business.

In the years ahead.

We are well on track to deliver another successful year, and with that, Operator, please open the call for questions.

Operator (participant)

Thank you, Mr. Budorick. At this time, if you would like to ask a question, please press 11 on your telephone. You will then hear an automated message advising your hand is raised. If you would like to remove yourself from the queue, please press star one one again. We also ask that you please wait for your name and company to be announced before proceeding with your question. One moment while we compile the Q&A roster. Our first question today will be coming from the line of Manis Ebeki of Evacor. Your line is open.

Yeah, thanks for taking the question. You talked about multiple build-to-suit opportunities that you are in negotiations with tenants that are ongoing. Can you talk maybe a little bit more on which type of submarkets maybe are contemplated, what kind of returns you're solving for there, and just kind of like how those discussions are trending with tenants right now? That would be super helpful.

Stephen Budorick (President and CEO)

We have multiple discussions that are ongoing. They're in three separate submarkets or subsegments. They include Alabama and several locations in the BWI corridor, and one more that I won't mention. Discussions are going very well. Returns are targeted in our usual range, which is at this point in time, 8.5% cash yield on initial development costs. We expect to have some good news in the second half of the year.

That's great. Could you talk maybe about immediate on the ground impacts that you felt already from the new legislation passing? After that bill has passed, have you seen more optimism from your tenant side in terms of wanting to expand the footprint or is it still too early for that? I'm just trying to size up how much of an immediate impact you've already felt with the tenants and discussions that you're having and just maybe share the sentiment that the tenants had as a reaction to that legislation being passed?

Frankly, we felt an increase in optimism and activity after the election, and it's remained pretty strong through the first half of the year. I can't honestly say there's been an inflection in the two or three weeks since the One Big Beautiful Bill passed. I would say our outlook is very positive.

Right. I appreciate it, that's it for me.

Thank you.

Operator (participant)

Thank you. One moment for the next question. The next question will be coming from the line of Seth Bergie of Citi. Your line is open.

Seth Bergey (Senior Analyst)

Thanks for taking my question. I guess just following up on the One Big Beautiful Bill comments, you know, how do you expect that to translate.

Of directly to you?

Do you expect to make more progress on the vacancy leasing or that to translate into additional investment opportunities? Can you provide us some context around how much the bill increases in the past have translated into past opportunities?

Stephen Budorick (President and CEO)

Yeah, so always hard to answer that question. In particular, as we pointed out in our written comments, the One Big Beautiful Bill puts a down payment on the Golden Dome program, which contemplates developing the next generation defense shield over the full United States. With the Center of Excellence for Missile and Defense Technology being at Redstone Arsenal, we have very high expectations that there will be mission expansions both in research and development and program creation and administration in Huntsville. We mentioned that the One Big Beautiful Bill, as well as the budget request, put a significant increase in the intelligence budget of, I believe it was 14%, and many components of our portfolio serve contractors indirectly to the activities in the intelligence community. Beyond that, just more money flowing to programs to enhance capability, capacity, and lethality. That should flow throughout our portfolio.

There's no particular algebra we can give you that says an increase in spending generates X amount of square footage of leasing. We gave you a hint. After the 2024 bill was passed, with a modest 3% increase, we generated about 750,000 square feet of new leasing, and over half a million of that was in our vacancy. The trend and the pattern are pretty clear. There's no particular math I can share with you that is predictive.

Seth Bergey (Senior Analyst)

Thanks, that's helpful. Just, you know, on the $400 million bond issuance you have contemplating guidance, where do you think you could issue that?

Today.

Anthony Mifsud (VP and CFO)

Our spreads are on a 10-year deal. It was trading at about 140 basis points over the 10-year. On a five-year, it's about 115 to 120. We're still looking at the term of that bond issuance and the alternatives there because we have openings in our debt maturity ladder in 5, 7, and 10-year windows.

Seth Bergey (Senior Analyst)

Great, thank you.

Operator (participant)

Thank you. One moment for the next question. The next question will be coming from the line of Anthony Paoloni of JPMorgan. Your line is open. Yeah.

Anthony Paolone (Executive Director)

Thank you.

Steve, you mentioned several build-to-suit opportunities that you're evaluating right now. Are any of those tied to Golden Dome or perhaps Space Command moving to Huntsville? Or would Golden Dome Space Command be incremental to those conversations?

Stephen Budorick (President and CEO)

None of those involve either one of those programs. Sidebar, the market expects the announcement at Space Command to be imminent, so that'll be exciting. We've provided a variety of solutions to the authorities at Redstone Gateway on how we can serve them if we're needed. That could be an additive opportunity. It's too early for Golden Dome. There's a lot of activity in Redstone or Huntsville with agencies having symposiums with the defense contractors to envision and start to formulate their plan to create it. The ones that we're talking to now are not part of either program.

Anthony Paolone (Executive Director)

Okay. If we take all that together, I know you're not going to give guidance for 2026, but it just seems like the arrows are pointing to having a bigger year for spending and potential starts. Is that the way things are shaping up at this point? A fair way to start thinking about it?

Stephen Budorick (President and CEO)

Yeah, I would say my expectations are high for 2026.

Anthony Paolone (Executive Director)

Okay. Just last one, if I could just sneak it in. You guys had called out the MP3 getting pushed out a quarter. Anything to think about more broadly on that, or was that just more specific to the project? Something happened.

Stephen Budorick (President and CEO)

It's just getting permits in a county that's become very cumbersome. Our team is really, really well prepared to bang this thing up when they get the final permit, which I think we're supposed to get this week.

Britt Snider (EVP and COO)

Yeah, we can see everything on the website that everything's approved. It's literally just getting the piece of paper.

Anthony Paolone (Executive Director)

Okay, gotcha.

Thank you.

Operator (participant)

Thank you. One moment for the next question. The next question will be coming from the line of Blaine Heck of Wells Fargo. Your line is open.

Blaine Heck (Executive Director and Senior Equity Research Analyst)

Great, thanks.

Good afternoon.

Can you just talk a little bit more about the current leasing environment and where you're seeing stronger or softer demand in any specific markets or tenant industries across the portfolio today.

Britt Snider (EVP and COO)

Hey, Blaine, it's Britt. Yeah, I mean, I think it's still very strong and very optimistic. I think the contractors have a lot of clarity now, especially after the budget passing. I think there's a little bit of waiting on that. For now, I think we're seeing, and I think a good example is MVP 400, which we have 420,000 square feet of demand on that 138,000 square foot building, and that's an increase of 60,000 square feet with a new defense contractor taking a look at that. We had a tour of 30 people on Friday with our primary customer. I think we're very optimistic about what we're seeing.

There might have been a brief pause there, but no one's holding back at this point. I think we're very optimistic, and that goes for all of our sub markets.

Blaine Heck (Executive Director and Senior Equity Research Analyst)

Okay, great. That's helpful. Sorry if I missed this, but wanted.

To touch on the Des Moines land parcel.

Any update on the power procurement for the initial phases of that project?

What that might mean with respect to.

The timing of construction,

Stephen Budorick (President and CEO)

we're still engaged with the power company in the region. We're working through alternative scenarios to see if we can find an optimal fit between initial capacity, total capacity, and timing. It's not clear, but I will say, given the backlog of demand for expanded power around the world, we're led to believe it'll be plus or minus four years before we get new capacity that we can tap into. I think you have to look at that project as a future. It's an investment in our future development opportunity set. I think it'll be a couple years before we start actually building infrastructure.

Blaine Heck (Executive Director and Senior Equity Research Analyst)

Would that ever potentially be a candidate for disposition if you have other opportunities that might be a little bit more near term?

Stephen Budorick (President and CEO)

In the big picture of things, it's about, you know, we bought the land for $32 million. It's hard for me to believe that we'll be in a position where we need to sell that $32 million piece of land to grab the incremental opportunities we expect. We got a very favorable land price on a per square foot basis. We believe it's a great opportunity for the shareholders long term, and it's just not that much money that we feel like we've constrained the company.

Anthony Mifsud (VP and CFO)

Blaine, just for some context, the land on our balance sheet for future development, excluding Iowa, we've owned on average for 17 years. When we invest in land, it's for the long term investment opportunities for at those parcels. It's not unlike any other things that we've done within our portfolio.

Blaine Heck (Executive Director and Senior Equity Research Analyst)

Got it. Very helpful. Thanks.

Stephen Budorick (President and CEO)

Thanks Blaine.

Operator (participant)

Thank you. One moment for the next question. The next question will be coming from the line of Tom Catherwood of BTIG. Your line is open.

Tom Catherwood (Managing Director and Real Estate Investment Trusts Equity Research)

Thank you and good afternoon everybody. Maybe Steve or Britt, with vacancy leasing continuing to improve and higher retention rates, at what point does space availability become a challenge for your tenants, and how would you address that issue if it arises?

Stephen Budorick (President and CEO)

To some extent you can see it in our overall volumes as our portfolio occupancies increase. You know, our objective for the year was 400,000 because we don't have that much space to lease. What that has done is allowed us to sequentially develop inventory buildings. In Redstone, we just started RG 8500 after finishing RG 8100 and the NBP with NBP 400 being constructed. At the time we started that, we were 99.7% leased across our 4.3 million square feet. The continued demand opportunities at the priority missions we serve will translate into new development.

Tom Catherwood (Managing Director and Real Estate Investment Trusts Equity Research)

Got it.

For the higher tension specifically, is that the result of an improved outlook for certain tenants so they're not downsizing, or is this tenants that might have gone elsewhere but aren't finding the space they need in the market?

Stephen Budorick (President and CEO)

First of all, our locations are the best in these markets. I think it's also a recognition of the kind of co-investment that our tenants have made into the space that they occupy. Once you create a SCIF, it's very expensive and time consuming to build one. They can't be moved. That helps contribute to our kind of market-leading retention. I think it's also, over the longer analysis, a reflection of how we have reduced the non-defense part of the company to just five buildings, and the true strength of the defense investment strategy is manifesting it in the better statistics.

Consistent with that, I would say, you know, other landlords that do have some secure space but they're burdened with heavy traditional office in their portfolio are having a really tough time funding these deals. They know they can stick with us and you know they're not going to go anywhere because they know we can help fund their deals and co-invest with them. It's a really important point.

Tom Catherwood (Managing Director and Real Estate Investment Trusts Equity Research)

Got it.

Appreciate all the answers. Thanks everyone.

Stephen Budorick (President and CEO)

Thanks, Tom.

Operator (participant)

Thank you. As a reminder, if you would like to ask a question, please press star 11 on your telephone. One moment for the next question. Our next question will be coming from the line of Peter Abramowicz of Jefferies. Your line is open.

Peter Abramowitz (SVP and Equity Analyst)

Yes, thank you for taking the questions. Just to follow up on Steve's comments about Space Command and that an announcement should be coming soon here. Just curious, what would be sort of the timing and potential magnitude of development leasing there? I know you talked in the past, think about up to 400,000 square feet of potential development leasing. Is that sort of still something that you have the potential for? Would that be 2026 development leasing or could it take longer than that?

Stephen Budorick (President and CEO)

I can't answer the question with any specificity. What I can tell you is we have space available immediately for the advanced groups if needed. In our operating portfolio, we've delivered development solutions ranging from 150,000 square feet, a single building, to 450,000 square feet, a three building campus. Beyond that campus, we can literally double that capacity if needed. The needs and decisions of Space Command are unknown to us. We just stand ready to step into the breach and serve the command if needed.

Peter Abramowitz (SVP and Equity Analyst)

Okay, that's helpful, and apologies if I missed this, but could you just provide a little bit more color on the expense savings in the quarter, kind of where that came from, and if any of that will be recurring?

Anthony Mifsud (VP and CFO)

About half of the expense savings came from a variety of different kinds of utilities. The other half was some timing of repairs and maintenance projects, the costs of which were not incurred in the second quarter, but will shift into the third quarter.

Peter Abramowitz (SVP and Equity Analyst)

All right, thank you.

Operator (participant)

Thank you. One moment for the next question. The next question is coming from the line of Dylan Brzezinski of Green Street. Your line is open.

Dylan Burzinski (Senior Analyst and Equity Research Analyst)

Hi guys. Just one quick one for me. Steve, I think you mentioned that excluding.

100 Light, the office portfolio, or I.

Guess the traditional office portfolio is 86% leased. Any appetite to start testing the capital markets in terms of bringing some assets?

To market, or are you guys still.

Waiting for the interest rate environment to improve?

Stephen Budorick (President and CEO)

We are anxious to bring them to market, but we are waiting for the interest rate to improve the likelihood of a sale. Capturing good, strong shareholder value in this current financing environment is low.

Dylan Burzinski (Senior Analyst and Equity Research Analyst)

That's all I have. Thanks, guys.

Stephen Budorick (President and CEO)

Great.

Thanks, Dylan.

Operator (participant)

Thank you. I would like to turn the call back to Mr. Budorick for closing remarks. Please go ahead.

Stephen Budorick (President and CEO)

Thank you all for joining our call today. We are in our offices this afternoon. Please coordinate any follow up questions through Venkat if you're interested. Thank you again.

Operator (participant)

Thank you for your participation today in COPT Defense Properties second quarter 2025 results conference call. This concludes this presentation. You may now disconnect. Good day.