10-Q

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

WASHINGTON, D.C. 20549

FORM 10-Q

☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended June 30, 2021

OR

☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from ______________________ to _________________

Commission file number 001-35492

ALEXANDER & BALDWIN, INC.

(Exact name of registrant as specified in its charter)

Hawaii			45-4849780
(State or other jurisdiction of incorporation or organization)			(I.R.S. Employer Identification No.)
P. O. Box 3440,	Honolulu,	Hawaii	96801
(Address of principal executive offices)			(Zip Code)

(808) 525-6611

(Registrant's telephone number, including area code)

N/A

(Former name, former address, and former

fiscal year, if changed since last report)

Securities registered pursuant to Section 12(b) of the Act:

Title of each class	Trading Symbol(s)	Name of each exchange on which registered
Common Stock, without par value	ALEX	New York Stock Exchange

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☒ No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, smaller reporting company, or an emerging growth company. See the definitions of "large accelerated filer," "accelerated filer," "smaller reporting company," and "emerging growth company" in Rule 12b-2 of the Exchange Act.

Large accelerated filer	☒	Accelerated filer	☐
Non-accelerated filer	☐	Smaller reporting company	☐
		Emerging growth company	☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒

Number of shares of common stock outstanding as of June 30, 2021: 72,516,749

1

ALEXANDER & BALDWIN, INC.

FORM 10-Q

For the Quarterly Period Ended June 30, 2021

TABLE OF CONTENTS

			Page
PART I. FINANCIAL INFORMATION
Item 1.	Financial Statements		1
		Condensed Consolidated Balance Sheets - As of June 30, 2021 and December 31, 2020	1
		Condensed Consolidated Statements of Operations - Three and Six Months Ended June 30, 2021 and 2020	2
		Condensed Consolidated Statements of Comprehensive Income (Loss) - Three and Six Months Ended June 30, 2021 and 2020	3
		Condensed Consolidated Statements of Cash Flows - Six Months Ended June 30, 2021 and 2020	4
		Condensed Consolidated Statements of Equity - Three and Six Months Ended June 30, 2021 and 2020	6
		Notes to Condensed Consolidated Financial Statements	8
Item 2.	Management's Discussion and Analysis of Financial Condition and Results of Operations		22
Item 3.	Quantitative and Qualitative Disclosures About Market Risk		43
Item 4.	Controls and Procedures		43
PART II. OTHER INFORMATION
Item 1.	Legal Proceedings		44
Item 1A.	Risk Factors		44
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds		44
Item 4.	Mine Safety Disclosures		44
Item 5.	Other Information		44
Item 6.	Exhibit Index		46
	Signature		47

PART I. FINANCIAL INFORMATION

ITEM 1. FINANCIAL STATEMENTS

ALEXANDER & BALDWIN, INC.

CONDENSED CONSOLIDATED BALANCE SHEETS

(amounts in millions; unaudited)

	June 30,		December 31,
	2021		2020
ASSETS
Real estate investments
Real estate property	$	1,564.6	$	1,549.7
Accumulated depreciation	(167.8)		(154.4)
Real estate property, net	1,396.8		1,395.3
Real estate developments	68.8		75.7
Investments in real estate joint ventures and partnerships	116.8		134.1
Real estate intangible assets, net	56.4		61.9
Real estate investments, net	1,638.8		1,667.0
Cash and cash equivalents	19.9		57.2
Restricted cash	0.2		0.2
Accounts receivable and retention, net of allowance for credit losses and allowance for doubtful accounts of $2.3 million and $3.3 million as of June 30, 2021 and December 31, 2020, respectively	24.8		43.5
Inventories	24.1		18.4
Other property, net	108.4		110.8
Operating lease right-of-use assets	22.1		18.6
Goodwill	10.5		10.5
Other receivables, net of allowance for credit losses and allowance for doubtful accounts of $3.5 million and $3.9 million as of June 30, 2021 and December 31, 2020, respectively	16.7		14.2
Prepaid expenses and other assets	90.5		95.6
Total assets	$	1,956.0	$	2,036.0
LIABILITIES AND EQUITY
Liabilities:
Notes payable and other debt	$	597.8	$	687.1
Accounts payable	12.4		9.8
Operating lease liabilities	21.9		18.4
Accrued pension and post-retirement benefits	35.2		34.7
Deferred revenue	70.7		66.9
Accrued and other liabilities	109.1		116.5
Total liabilities	847.1		933.4
Commitments and Contingencies (Note 8)
Redeemable Noncontrolling Interest	6.7		6.5
Equity:
Common stock - no par value; authorized, 150.0 million shares; outstanding, 72.5 million and 72.4 million shares at June 30, 2021 and December 31, 2020, respectively	1,807.5		1,805.5
Accumulated other comprehensive income (loss)	(56.1)		(60.0)
Distributions in excess of accumulated earnings	(649.2)		(649.4)
Total equity	1,102.2		1,096.1
Total liabilities and equity	$	1,956.0	$	2,036.0

See Notes to Condensed Consolidated Financial Statements.

1

ALEXANDER & BALDWIN, INC.

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

(amounts in millions, except per share data; unaudited)

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Operating Revenue:
Commercial Real Estate	$	43.3	$	34.0	$	83.2	$	77.4
Land Operations	16.0		9.1		33.1		20.1
Materials & Construction	30.0		30.8		54.0		57.2
Total operating revenue	89.3		73.9		170.3		154.7
Operating Costs and Expenses:
Cost of Commercial Real Estate	23.5		24.0		46.9		48.3
Cost of Land Operations	10.6		2.9		18.7		10.9
Cost of Materials & Construction	28.7		28.2		52.4		53.2
Selling, general and administrative	12.4		9.0		24.6		22.8
Impairment of assets	—		5.6		—		5.6
Total operating costs and expenses	75.2		69.7		142.6		140.8
Gain (loss) on disposal of commercial real estate properties, net	—		—		0.2		0.5
Gain (loss) on disposal of non-core assets, net	0.1		—		0.2		—
Total gain (loss) on disposal of assets, net	0.1		—		0.4		0.5
Operating Income (Loss)	14.2		4.2		28.1		14.4
Other Income and (Expenses):
Income (loss) related to joint ventures	6.1		(0.1)		9.5		3.1
Interest and other income (expense), net (Note 2)	(0.5)		(0.4)		(0.8)		(0.2)
Interest expense	(6.7)		(7.8)		(13.7)		(15.6)
Income (Loss) from Continuing Operations Before Income Taxes	13.1		(4.1)		23.1		1.7
Income tax benefit (expense)	—		—		(0.1)		—
Income (Loss) from Continuing Operations	13.1		(4.1)		23.0		1.7
Income (loss) from discontinued operations, net of income taxes	(0.1)		(0.6)		(0.1)		(0.8)
Net Income (Loss)	13.0		(4.7)		22.9		0.9
Loss (income) attributable to noncontrolling interest	(0.2)		—		(0.2)		0.6
Net Income (Loss) Attributable to A&B Shareholders	$	12.8	$	(4.7)	$	22.7	$	1.5
Earnings (Loss) Per Share Available to A&B Shareholders:
Basic Earnings (Loss) Per Share of Common Stock:
Continuing operations available to A&B shareholders	$	0.18	$	(0.06)	$	0.31	$	0.03
Discontinued operations available to A&B shareholders	0.00		(0.01)		0.00		(0.01)
Net income (loss) available to A&B shareholders	$	0.18	$	(0.07)	$	0.31	$	0.02
Diluted Earnings (Loss) Per Share of Common Stock:
Continuing operations available to A&B shareholders	$	0.18	$	(0.06)	$	0.31	$	0.03
Discontinued operations available to A&B shareholders	0.00		(0.01)		0.00		(0.01)
Net income (loss) available to A&B shareholders	$	0.18	$	(0.07)	$	0.31	$	0.02
Weighted-Average Number of Shares Outstanding:
Basic	72.5		72.3		72.5		72.3
Diluted	72.6		72.3		72.6		72.4
Amounts Available to A&B Common Shareholders (Note 15):
Continuing operations available to A&B common shareholders	$	12.9	$	(4.1)	$	22.8	$	2.3
Discontinued operations available to A&B common shareholders	(0.1)		(0.6)		(0.1)		(0.8)
Net income (loss) available to A&B common shareholders	$	12.8	$	(4.7)	$	22.7	$	1.5

See Notes to Condensed Consolidated Financial Statements.

2

ALEXANDER & BALDWIN, INC.

CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS)

(amounts in millions; unaudited)

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Net Income (Loss)	$	13.0	$	(4.7)	$	22.9	$	0.9
Other Comprehensive Income (Loss), net of tax:
Cash flow hedges:
Unrealized interest rate hedging gain (loss)	(1.4)		(0.7)		1.7		(7.6)
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	0.5		0.1		0.8		0.1
Employee benefit plans:
Amortization of net loss included in net periodic benefit cost	0.8		0.6		1.4		1.2
Income taxes related to other comprehensive income (loss)	—		—		—		—
Other comprehensive income (loss), net of tax	(0.1)		—		3.9		(6.3)
Comprehensive Income (Loss)	12.9		(4.7)		26.8		(5.4)
Comprehensive (income) loss attributable to noncontrolling interest	(0.2)		—		(0.2)		0.6
Comprehensive Income (Loss) Attributable to A&B Shareholders	$	12.7	$	(4.7)	$	26.6	$	(4.8)

See Notes to Condensed Consolidated Financial Statements.

3

ALEXANDER & BALDWIN, INC.

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS

(amounts in millions; unaudited)

	Six Months Ended June 30,
	2021		2020
Cash Flows from Operating Activities:
Net income (loss)	$	22.9	$	0.9
Adjustments to reconcile net income (loss) to net cash provided by (used in) operations:
Depreciation and amortization	25.4		27.4
Loss (gain) from disposals and asset transactions, net	(0.4)		(0.5)
Impairment of assets	—		5.6
Share-based compensation expense	2.8		3.0
Equity in (income) loss from affiliates, net of operating cash distributions	(7.5)		(2.9)
Changes in operating assets and liabilities:
Trade, contracts retention, and other contract receivables	13.9		0.1
Inventories	(5.7)		0.3
Prepaid expenses, income tax receivable and other assets	7.0		14.3
Development/other property inventory	0.5		0.7
Accrued pension and post-retirement benefits	1.8		1.3
Accounts payable	(0.3)		(3.7)
Accrued and other liabilities	(0.8)		(18.3)
Net cash provided by (used in) operations	59.6		28.2
Cash Flows from Investing Activities:
Capital expenditures for property, plant and equipment	(14.8)		(10.9)
Proceeds from disposal of assets	0.6		9.4
Payments for purchases of investments in affiliates and other investments	(0.8)		—
Distributions of capital and other receipts from investments in affiliates and other investments	30.0		5.3
Net cash provided by (used in) investing activities	15.0		3.8
Cash Flows from Financing Activities:
Proceeds from issuance of notes payable and other debt	6.0		173.0
Payments of notes payable and other debt and deferred financing costs	(95.4)		(100.5)
Borrowings (payments) on line-of-credit agreement, net	—		(8.7)
Cash dividends paid	(21.8)		(13.8)
Proceeds from issuance (repurchase) of capital stock and other, net	(0.7)		(1.0)
Net cash provided by (used in) financing activities	(111.9)		49.0
Cash, Cash Equivalents and Restricted Cash
Net increase (decrease) in cash, cash equivalents and restricted cash	(37.3)		81.0
Balance, beginning of period	57.4		15.4
Balance, end of period	$	20.1	$	96.4

4

Other Cash Flow Information:
Interest paid, net of capitalized interest	$	(12.8)	$	(10.8)
Income tax (payments)/refunds, net	$	0.4	$	0.5
Noncash Investing and Financing Activities:
Capital expenditures included in accounts payable and accrued and other liabilities	5.9		3.0
Receivable from disposal of a M&C subsidiary	—		0.5
Operating lease liabilities arising from obtaining ROU assets	5.5		—
Finance lease liabilities arising from obtaining ROU assets	—		0.4
Dividends declared but unpaid at end of period	11.6		—
Reconciliation of cash, cash equivalents and restricted cash:
Beginning of the period:
Cash and cash equivalents	$	57.2	$	15.2
Restricted cash	0.2		0.2
Cash, cash equivalents and restricted cash	$	57.4	$	15.4
End of the period:
Cash and cash equivalents	$	19.9	$	96.2
Restricted cash	0.2		0.2
Cash, cash equivalents and restricted cash	$	20.1	$	96.4

See Notes to Condensed Consolidated Financial Statements.

5

ALEXANDER & BALDWIN, INC.

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY

For the Six Months Ended June 30, 2021 and 2020

(amounts in millions, except per share data; unaudited)

	Total Equity
	Common Stock			Accumulated  Other  Compre- hensive Income (Loss)		(Distribution in Excess of Accumulated Earnings) Earnings Surplus		Non-Controlling Interest		Total		Redeem- able Non- Controlling Interest
	Shares	Stated Value
Balance, January 1, 2020	72.3	$	1,800.1	$	(48.8)	$	(626.2)	$	3.6	$	1,128.7	$	6.3
Cumulative impact of adoption of ASC 326	—	—		—		(4.0)		(0.1)		(4.1)		—
Net income (loss)	—	—		—		1.5		(0.5)		1.0		(0.1)
Other comprehensive income (loss), net of tax	—	—		(6.3)		—		—		(6.3)		—
Dividend on common stock ($0.19 per share)	—	—		—		(13.8)		—		(13.8)		—
Distributions to noncontrolling interest	—	—		—		—		(3.0)		(3.0)		—
Share-based compensation	—	3.0		—		—		—		3.0		—
Shares issued or repurchased, net	—	—		—		(0.9)		—		(0.9)		—
Balance, June 30, 2020	72.3	$	1,803.1	$	(55.1)	$	(643.4)	$	—	$	1,104.6	$	6.2
	Total Equity
	Common Stock			Accumulated  Other  Compre- hensive Income (Loss)		(Distribution in Excess of Accumulated Earnings) Earnings Surplus		Non-Controlling Interest		Total		Redeem- able Non- Controlling Interest
	Shares	Stated Value
Balance, January 1, 2021	72.4	$	1,805.5	$	(60.0)	$	(649.4)	$	—	$	1,096.1	$	6.5
Net income (loss)	—	—		—		22.7		—		22.7		0.2
Other comprehensive income (loss), net of tax	—	—		3.9		—		—		3.9		—
Dividend on common stock ($0.31 per share)	—	—		—		(22.5)		—		(22.5)		—
Share-based compensation	—	2.8		—		—		—		2.8		—
Shares issued or repurchased, net	0.1	(0.8)		—		—		—		(0.8)		—
Balance, June 30, 2021	72.5	$	1,807.5	$	(56.1)	$	(649.2)	$	—	$	1,102.2	$	6.7

See Notes to Condensed Consolidated Financial Statements

6

ALEXANDER & BALDWIN, INC.

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY

For the Three Months Ended June 30, 2021 and 2020

(amounts in millions, except per share data; unaudited)

	Total Equity
	Common Stock			Accumulated  Other  Compre- hensive Income (Loss)		(Distribution in Excess of Accumulated Earnings) Earnings Surplus		Non-Controlling Interest		Total		Redeem- able Non- Controlling Interest
	Shares	Stated Value
Balance, April 1, 2020	72.3	$	1,801.6	$	(55.1)	$	(638.7)	$	3.0	$	1,110.8	$	6.2
Net income (loss)	—	—		—		(4.7)		—		(4.7)		—
Distributions to noncontrolling interest	—	—		—		—		(3.0)		(3.0)		—
Share-based compensation	—	1.5		—		—		—		1.5		—
Balance, June 30, 2020	72.3	$	1,803.1	$	(55.1)	$	(643.4)	$	—	$	1,104.6	$	6.2
	Total Equity
	Common Stock			Accumulated  Other  Compre- hensive Income (Loss)		(Distribution in Excess of Accumulated Earnings) Earnings Surplus		Non-Controlling Interest		Total		Redeem- able Non- Controlling Interest
	Shares	Stated Value
Balance, April 1, 2021	72.5	$	1,806.2	$	(56.0)	$	(650.4)	$	—	$	1,099.8	$	6.5
Net income (loss)	—	—		—		12.8		—		12.8		0.2
Other comprehensive income (loss), net of tax	—	—		(0.1)		—		—		(0.1)		—
Dividend on common stock ($0.16 per share)	—	—		—		(11.6)		—		(11.6)		—
Share-based compensation	—	1.4		—		—		—		1.4		—
Shares issued or repurchased, net	—	(0.1)		—		—		—		(0.1)		—
Balance, June 30, 2021	72.5	$	1,807.5	$	(56.1)	$	(649.2)	$	—	$	1,102.2	$	6.7

See Notes to Condensed Consolidated Financial Statements

7

Alexander & Baldwin, Inc.

Notes to Condensed Consolidated Financial Statements

(unaudited)

1.    BACKGROUND AND BASIS OF PRESENTATION

Description of Business: Alexander & Baldwin, Inc. ("A&B" or the "Company") is a real estate investment trust ("REIT") headquartered in Honolulu, Hawai‘i. The Company operates in three segments: Commercial Real Estate ("CRE"); Land Operations; and Materials & Construction ("M&C"). As of June 30, 2021, the Company owns a portfolio of commercial real estate improved properties in Hawai‘i consisting of 22 retail centers, ten industrial assets and four office properties, representing a total of 3.9 million square feet of gross leasable area, as well as a portfolio of ground leases in Hawai‘i representing 149.1 acres. Throughout this quarterly report on Form 10-Q, references to "we," "our," "us" and "our Company" refer to Alexander & Baldwin, Inc., together with its consolidated subsidiaries.

Basis of Presentation: The interim condensed consolidated financial statements are unaudited. Because of the nature of the Company's operations, the results for interim periods are not necessarily indicative of results to be expected for the year. While these condensed consolidated financial statements reflect all normal recurring adjustments that are, in the opinion of management, necessary for fair presentation of the results of the interim period, they do not include all of the information and footnotes required by accounting principles generally accepted in the United States of America ("GAAP") for complete financial statements. Therefore, the interim condensed consolidated financial statements should be read in conjunction with the consolidated balance sheets as of December 31, 2020 and 2019, and the related consolidated statements of operations, comprehensive income (loss), cash flows and equity for each of the three years ended December 31, 2020, 2019 and 2018, respectively, and the notes thereto included in the Company's Annual Report filed on Form 10-K for the year ended December 31, 2020 ("2020 Form 10-K"), and other subsequent filings with the U.S. Securities and Exchange Commission ("SEC").

Segment Reclassifications: The Company continually monitors its reportable segments for changes in facts and circumstances to determine whether changes in the identification or aggregation of operating segments are necessary. In the first quarter of 2021, the Company updated its reportable segments. Consequently, the segment disclosures in this filing have been recast to reflect these changes and therefore differ from prior year quarterly filings to conform to the current year presentation resulting from the reorganization of a component of the Company historically included in the results of Land Operations that will now be included in the results of Materials & Construction. Refer to Note 18 for additional information.

Rounding: Amounts in the condensed consolidated financial statements and notes are rounded to the nearest tenth of a million. Accordingly, a recalculation of some per-share amounts and percentages, if based on the reported data, may result in differences.

2.    SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

The Company's significant accounting policies are described in Note 2 to the consolidated financial statements included in Item 8 of the Company's 2020 Form 10-K. There have not been any changes to the Company's significant accounting policies as described in the Company's 2020 Form 10-K.

Recently issued accounting pronouncements

In March 2020, the Financial Accounting Standards Board ("FASB") issued Accounting Standards Update ("ASU") No. 2020-04, Reference Rate Reform, establishing ASC Topic 848, and amended the standard thereafter ("ASC 848"). ASC 848 provides optional practical expedients and exceptions related to the impacts of reference rate reform that affect certain debt, leases, derivatives and other contracts if certain criteria are met. The amendments apply only to contracts and hedging relationships that reference LIBOR or another reference rate expected to be discontinued due to reference rate reform. These amendments are effective immediately and may be applied prospectively to contract modifications made and hedging relationships entered into or evaluated on or before December 31, 2022. Reference rate reform has not had a material impact on any of the Company's existing contracts. Therefore, the Company has not elected to apply any of the optional practical expedients and exceptions under ASC 848 as of the current date. The Company will assess future changes in its contracts and the impact of electing to apply the optional practical expedients and exceptions provided by ASC 848 as they occur, but does not expect their application will have a material effect on its financial position or results of operations.

8

Interest and other income (expense), net

Interest and other income (expense), net for the three and six months ended June 30, 2021 and 2020 included the following (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Interest income	$	0.3	$	0.2	$	0.6	$	0.8
Pension and postretirement benefit (expense)	(0.8)		(0.6)		(1.4)		(1.3)
Other income (expense), net	—		—		—		0.3
Interest and other income (expense), net	$	(0.5)	$	(0.4)	$	(0.8)	$	(0.2)

3.    INVESTMENTS IN AFFILIATES

The Company's investments in affiliates principally consist of equity investments in limited liability companies in which the Company has the ability to exercise significant influence over the operating and financial policies of these investments. Accordingly, the Company accounts for its investments using the equity method of accounting.

Operating results presented in the Company's condensed consolidated financial statements include the Company's proportionate share of net income (loss) from its equity method investments. Summarized financial information of entities accounted for by the equity method on a combined basis for the three and six months ended June 30, 2021 and 2020 is as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Revenues	$	58.4	$	38.3	$	128.3	$	90.3
Operating costs and expenses	45.9		34.1		108.9		74.0
Gross Profit (Loss)	$	12.5	$	4.2	$	19.4	$	16.3
Income (Loss) from Continuing Operations1	$	5.1	$	0.4	$	9.0	$	8.0
Net Income (Loss)1	$	5.9	$	0.2	$	9.6	$	7.8
1 Includes earnings from equity method investments held by the investee.

4.    INVENTORIES

Inventories are stated at the lower of cost (principally first-in, first-out basis) or net realizable value. Inventories as of June 30, 2021 and December 31, 2020 were as follows (in millions):

	June 30,		December 31,
	2021		2020
Asphalt	$	9.3	$	4.2
Processed rock and sand	8.1		7.9
Work in progress	3.5		3.2
Retail merchandise	2.1		2.1
Parts, materials and supplies inventories	1.1		1.0
Total	$	24.1	$	18.4

5.    FAIR VALUE MEASUREMENTS

The fair value of the Company's cash and cash equivalents, accounts receivable, net and short-term borrowings approximate their carrying values due to the short-term nature of the instruments.

The fair value of the Company's notes receivable approximates the carrying amount of $13.6 million as of June 30, 2021. The fair value and carrying amount of these notes was $11.5 million at December 31, 2020. The fair value of these notes is estimated using a discounted cash flow analysis in which the Company uses unobservable inputs such as market interest rates determined by the loan-to-value and market capitalization rates related to the underlying collateral at which management believes similar loans would be made and classified as a Level 3 measurement in the fair value hierarchy.

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At June 30, 2021, the carrying amount of the Company's notes payable and other debt was $597.8 million and the corresponding fair value was $625.1 million. At December 31, 2020, the carrying amount of the Company's notes payable and other debt was $687.1 million, and the corresponding fair value was $704.1 million. The fair value of debt is calculated by discounting the future cash flows of the debt at rates based on instruments with similar risk, terms and maturities as compared to the Company's existing debt arrangements (Level 3).

The Company records its interest rate swaps at fair value. The fair values of the Company's interest rate swaps (Level 2 measurements) are based on the estimated amounts that the Company would receive or pay to terminate the contracts at the reporting date and are determined using interest rate pricing models and interest rate related observable inputs (refer to Note 7 for fair value information regarding the Company's derivative instruments).

6.    NOTES PAYABLE AND OTHER DEBT

At June 30, 2021 and December 31, 2020, notes payable and total debt consisted of the following (dollars in millions):

	Interest Rate (%)	Maturity Date	Principal Outstanding
			June 30, 2021		December 31, 2020
Secured:
Kailua Town Center	(1)	2021	$	9.6	$	9.8
Kailua Town Center #2	3.15%	2021	4.4		4.5
Heavy Equipment Financing	(2)	(2)	2.6		3.2
Laulani Village	3.93%	2024	60.8		61.3
Pearl Highlands	4.15%	2024	80.4		81.4
Manoa Marketplace	(3)	2029	57.0		57.9
Subtotal			$	214.8	$	218.1
Unsecured:
Bank syndicated loan	(4)	2023	$	50.0	$	50.0
Series A Note	5.53%	2024	28.4		28.4
Series J Note	4.66%	2025	10.0		10.0
Series B Note	5.55%	2026	45.0		46.0
Series C Note	5.56%	2026	22.0		22.0
Series F Note	4.35%	2026	19.7		19.7
Series H Note	4.04%	2026	50.0		50.0
Series K Note	4.81%	2027	34.5		34.5
Series G Note	3.88%	2027	29.6		29.6
Series L Note	4.89%	2028	18.0		18.0
Series I Note	4.16%	2028	25.0		25.0
Term Loan 5	4.30%	2029	25.0		25.0
Subtotal			$	357.2	$	358.2
Revolving Credit Facilities:
GLP Asphalt revolving credit facility	(5)	2022	$	—	$	—
A&B Revolver	(6)	2022	26.0		111.0
Subtotal			$	26.0	$	111.0
Total Debt (contractual)			$	598.0	$	687.3
Unamortized debt premium (discount)			(0.2)		(0.2)
Total debt (carrying value)			$	597.8	$	687.1
(1) Loan has a stated interest rate of LIBOR plus 1.50%, but is swapped through maturity to a 5.95% fixed rate.
(2) Loans have a weighted average stated interest rate of approximately 2.93% and stated maturity dates ranging from 2021 to 2024.
(3) Loan has a stated interest rate of LIBOR plus 1.35%, but is swapped through maturity to a 3.14% fixed rate.
(4) Loan has a stated interest rate of LIBOR plus 1.80%, based on a pricing grid, and its LIBOR component is swapped through maturity (total rate currently at 3.15% based on the spread calculated by the pricing grid).
(5) Loan has a stated interest rate of LIBOR plus 1.25%.
(6) Loan has a stated interest rate of LIBOR plus 1.85% based on a pricing grid.

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7.    DERIVATIVE INSTRUMENTS

The Company is exposed to interest rate risk related to its variable-rate interest debt. The Company balances its cost of debt and exposure to interest rates primarily through its mix of fixed-rate and variable-rate debt. From time to time, the Company may use interest rate swaps to manage its exposure to interest rate risk.

Cash Flow Hedges of Interest Rate Risk

The Company has two interest rate swap agreements designated as cash flow hedges whose key terms are as follows (dollars in millions):

Effective	Maturity	Fixed Interest	Notional Amount at		Asset (Liability) Fair Value at				Classification on
Date	Date	Rate	June 30, 2021		June 30, 2021		December 31, 2020		Balance Sheet
4/7/2016	8/1/2029	3.14%	$	57.0	$	(2.6)	$	(4.8)	Accrued and other liabilities
2/13/2020	2/27/2023	3.15%	$	50.0	$	(1.0)	$	(1.3)	Accrued and other liabilities

Liabilities related to the interest rate swap are presented within Accrued and other liabilities, and assets are presented within Prepaid expenses and other assets in the condensed consolidated balance sheets, as applicable. The changes in fair value of the cash flow hedges are recorded in Accumulated other comprehensive income (loss) and subsequently reclassified into interest expense as interest is incurred on the related variable-rate debt.

The following table represents the pre-tax effect of the derivative instruments in the Company's condensed consolidated statement of comprehensive income (loss) during the three and six months ended June 30, 2021 and 2020 (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Derivatives in Designated Cash Flow Hedging Relationships:
Amount of gain (loss) recognized in OCI on derivatives	$	(1.4)	$	(0.7)	$	1.7	$	(7.6)
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	$	0.5	$	0.1	$	0.8	$	0.1

As of June 30, 2021, the Company expects to reclassify $1.6 million of net gains (losses) on derivative instruments from accumulated other comprehensive income to earnings during the next 12 months.

Non-designated Hedges

As of June 30, 2021, the Company has one interest rate swap that has not been designated as a cash flow hedge whose key terms are as follows (dollars in millions):

Effective	Maturity	Fixed Interest	Notional Amount at		Asset (Liability) Fair Value at				Classification on
Date	Date	Rate	June 30, 2021		June 30, 2021		December 31, 2020		Balance Sheet
1/1/2014	9/1/2021	5.95%	$	9.6	$	(0.1)	$	(0.3)	Accrued and other liabilities

The Company records gains or losses related to interest rate swaps that have not been designated as cash flow hedges in Interest and other income (expense), net in its condensed consolidated statements of operations. During the three and six months ended June 30, 2021, the Company recognized a gain of $0.1 million and $0.2 million, respectively, related to changes in fair value. During the three months ended June 30, 2020, the Company recognized a gain of $0.1 million. There was no amount recognized in the six months ended June 30, 2020.

The Company measures all of its interest rate swaps at fair value. The fair values of the Company's interest rate swaps (Level 2) are based on the estimated amounts that the Company would receive or pay to terminate the contracts at the reporting date and are determined using interest rate pricing models and interest rate related observable inputs.

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8.    COMMITMENTS AND CONTINGENCIES

Commitments and other financial arrangements

The Company has various financial commitments and other arrangements including standby letters of credit and bonds that are not recorded as liabilities on the Company's condensed consolidated balance sheet as of June 30, 2021:

•Standby letters of credit issued by the Company's lenders under the Company's revolving credit facilities totaled $1.1 million as of June 30, 2021. These letters of credit primarily relate to the Company's workers' compensation plans and construction activities; if drawn upon the Company would be obligated to reimburse the issuer.

•Bonds related to the Company's construction and real estate activities totaled $273.1 million as of June 30, 2021. Approximately $253.8 million represents the face value of construction bonds issued by third party sureties (bid, performance and payment bonds), and the remainder is related to commercial bonds issued by third party sureties (permit, subdivision, license and notary bonds); if drawn upon, the Company would be obligated to reimburse the surety that issued the bond for the amount of the bond, reduced for the work completed to date. As of June 30, 2021, the Company's maximum remaining exposure, in the event of defaults on all existing contractual construction obligations, was approximately $83.0 million.

The Company also provides certain bond indemnities and guarantees of indebtedness for certain of its unconsolidated affiliates that it accounts for as equity method investments (e.g., real estate joint ventures).

•Bond indemnities are provided for the benefit of the surety in exchange for the issuance of surety bonds and cover joint venture construction activities (such as project amenities, roads, utilities, and other infrastructure). Under such bond indemnities, the Company and the joint venture partners agree to indemnify the surety bond issuer from all losses and expenses arising from the failure of the joint venture to complete the specified bonded construction; the Company may be obligated to complete construction of the joint ventures' construction projects if the joint venture does not perform. The maximum potential amount of aggregate future payments is a function of the amount covered by outstanding bonds at the time of default by the joint venture, reduced by the amount of work completed to date.

•Guarantees of indebtedness may be provided by the Company for the benefit of financial institutions providing credit to unconsolidated equity method investees. As of June 30, 2021, the Company had one arrangement with third party lenders that provided for a limited guarantee on any outstanding amounts related to an unconsolidated equity method investee's line of credit; related to borrowings on such line of credit by the equity method investee, there was none outstanding as of June 30, 2021.

The recorded amounts of the bond indemnities and guarantee of indebtedness were not material individually or in the aggregate. Other than those described above, obligations of the Company's joint ventures do not have recourse to the Company, and the Company's "at-risk" amounts are limited to its investment.

Legal proceedings and other contingencies

Prior to the sale of approximately 41,000 acres of agricultural land on Maui to Mahi Pono Holdings, LLC ("Mahi Pono") in December 2018, the Company, through East Maui Irrigation Company, LLC ("EMI"), also owned approximately 16,000 acres of watershed lands in East Maui and also held four water licenses to approximately 30,000 acres owned by the State of Hawai‘i in East Maui. The sale to Mahi Pono included the sale of a 50% interest in EMI (which closed February 1, 2019), and provided for the Company and Mahi Pono, through EMI, to jointly continue the existing process to secure a long-term lease from the State for delivery of irrigation water to Mahi Pono for use in Central Maui.

The last of these water license agreements expired in 1986, and all four agreements were then extended as revocable permits that were renewed annually. In 2001, a request was made to the State Board of Land and Natural Resources (the "BLNR") to replace these revocable permits with a long-term water lease. Pending the completion by the BLNR of a contested case hearing it ordered to be held on the request for the long-term lease, the BLNR has kept the existing permits on a holdover basis. Three parties (Healoha Carmichael; Lezley Jacintho; and Na Moku Aupuni O Ko‘olau Hui) filed a lawsuit on April 10, 2015 (the "Initial Lawsuit") alleging that the BLNR has been renewing the revocable permits annually rather than keeping them in holdover status. The lawsuit asked the court to void the revocable permits and to declare that the renewals were illegally issued without preparation of an environmental assessment ("EA"). In December 2015, the BLNR decided to reaffirm its prior decisions to keep the permits in holdover status. This decision by the BLNR was challenged by the three parties. In January 2016, the court ruled in the Initial Lawsuit that the renewals were not subject to the EA requirement, but that the BLNR lacked legal authority to keep the revocable permits in holdover status beyond one year (the "Initial Ruling"). The Initial Ruling was appealed to the Intermediate Court of Appeals ("ICA") of the State of Hawai‘i.

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In May 2016, while the appeal of the Initial Ruling was pending, the Hawai‘i State Legislature passed House Bill 2501, which specified that the BLNR has the legal authority to issue holdover revocable permits for the disposition of water rights for a period not to exceed three years. The governor signed this bill into law as Act 126 in June 2016. Pursuant to Act 126, the annual authorization of the existing holdover permits was sought and granted by the BLNR in December 2016, November 2017 and November 2018 for calendar years 2017, 2018 and 2019. No extension of Act 126 was approved by the Hawai‘i State Legislature in 2019.

In June 2019, the ICA vacated the Initial Ruling, effectively reversing the determination that the BLNR lacked authority to keep the revocable permits in holdover status beyond one year (the "ICA Ruling"). The ICA remanded the case back to the trial court to determine whether the holdover status of the permits was both (a) "temporary" and (b) in the best interest of the State, as required by statute. The plaintiffs filed a motion with the ICA for reconsideration of its decision, which was denied on July 5, 2019. On September 30, 2019, the plaintiffs filed a request with the Supreme Court of Hawai‘i to review and reverse the ICA Ruling. On November 25, 2019, the Supreme Court of Hawai‘i granted the plaintiffs' request to review the ICA Ruling and, on May 5, 2020, oral argument was held. No decision has yet been rendered by the Supreme Court of Hawai‘i.

On October 11, 2019, the BLNR took up the renewal of all the existing water revocable permits in the state, acting under the ICA Ruling, and approved the continuation of the four East Maui water revocable permits for another one-year period through December 31, 2020; on November 13, 2020, the BLNR considered and approved a renewal of the four revocable permits for an additional year, through December 31, 2021.

On December 7, 2018, a contested case request filed by the Sierra Club (regarding the BLNR's November 2018 approval of the 2019 revocable permits) was denied by the BLNR. On January 7, 2019, Sierra Club filed a lawsuit in the circuit court of the first circuit in Hawai‘i against BLNR, A&B and EMI, seeking to invalidate the 2019 and 2020 holdovers of the revocable permits for, among other things, failure to perform an EA. The lawsuit also sought to enjoin A&B/EMI from diverting more than 25 million gallons a day until a permit or lease is properly issued by the BLNR, and for the imposition of certain conditions on the revocable permits by the BLNR. The count seeking to invalidate the revocable permits based on the failure to perform an EA was dismissed by the court, based on the ICA Ruling in the Initial Lawsuit. The Sierra Club’s lawsuit was amended to include a challenge to the BLNR’s renewal of the revocable permits for calendar year 2020. After a full trial on the merits held beginning in August of 2020, the court ruled, on April 6, 2021, against the Sierra Club on its lawsuit challenging the 2019 and 2020 revocable permits. The time to appeal has not yet run. The court is separately considering a lawsuit filed by the Sierra Club appealing the BLNR’s decision to deny them a contested case hearing on the 2021 revocable permits, which were granted by the BLNR on or about November 13, 2020. On May 28, 2021, the court issued an interim decision that the Sierra Club’s due process rights were violated and ordered the BLNR to hold a contested case hearing on the 2021 permits, and that the permits should be vacated. The court has taken under advisement how the revocable permits should be handled while a contested case hearing proceeds and, at present, the permits remain in effect.

In connection with A&B’s obligation to continue the existing process to secure a long-term water lease from the State, A&B and EMI will defend against the remaining claims made by the Sierra Club.

The Company is a party to, or may be contingently liable in connection with, other legal actions arising in the normal conduct of its businesses, the outcomes of which, in the opinion of management after consultation with counsel, would not have a material effect on the Company's consolidated financial statements as a whole.

Further note that certain of the Company's properties and assets may become the subject of other types of claims and assessments at various times (e.g., environmental matters based on normal operations of such assets). Depending on the facts and circumstances surrounding such potential claims and assessments, the Company records an accrual if it is deemed probable that a liability has been incurred and the amount of loss can be reasonably estimated/valued as of the date of the financial statements.

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9.    REVENUE AND CONTRACT BALANCES

The Company generates revenue through its Commercial Real Estate, Land Operations and Materials & Construction segments. Through its Commercial Real Estate segment, the Company owns and operates a portfolio of commercial real estate properties and generates income (i.e., revenue) as a lessor through leases of such assets. Refer to Note 10 for further discussion of lessor income recognition. The Land Operations and Materials & Construction segments generate revenue from contracts with customers. The Company further disaggregates revenue from contracts with customers by revenue type when appropriate if the Company believes disaggregation best depicts how the nature, amount, timing and uncertainty of the Company's revenue and cash flows are affected by economic factors. Revenue by type for the three and six months ended June 30, 2021 and 2020 was as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Revenues:
Commercial Real Estate	$	43.3	$	34.0	$	83.2	$	77.4
Land Operations:
Development sales revenue	11.2		2.3		11.2		5.9
Unimproved/other property sales revenue	—		1.6		11.3		3.7
Other operating revenue	4.8		5.2		10.6		10.5
Land Operations1	16.0		9.1		33.1		20.1
Materials & Construction1	30.0		30.8		54.0		57.2
Total revenues	$	89.3	$	73.9	$	170.3	$	154.7
1As described elsewhere in this Form 10-Q, during the current year, the Company changed the composition of its reportable segments which caused reported amounts (i.e., revenue and operating profit) in the historical period to be reclassified from Land Operations to Materials & Construction. All comparable information for the historical periods has been restated to reflect the impact of these changes.

Timing of revenue recognition may differ from the timing of invoicing to customers. Certain construction contracts include retainage provisions that are customary in the industry (i.e., are not for financing purposes) and are included in Accounts receivable and contracts retention, net. The balances billed but not paid by customers pursuant to these provisions generally become due upon completion and acceptance of the project work or products by the customers. Within Prepaid expenses and other assets, the Company records assets for "costs and estimated earnings in excess of billings on uncompleted contracts" which represent amounts earned and reimbursable under contracts, but have a conditional right for billing and payment, such as achievement of milestones or completion of the project. When events or conditions indicate that it is probable that the amounts outstanding become unbillable, the transaction price and associated contract asset is reduced. Within Accrued and other liabilities, the Company records liabilities for "billings in excess of costs and estimated earnings on uncompleted contracts" which represent billings to customers on contracts in advance of work performed, including advance payments negotiated as a contract condition. Generally, unearned project-related costs will be earned over the next twelve months.

The following table provides information about receivables, contract assets and contract liabilities from contracts with customers (in millions):

	June 30, 2021		December 31, 2020
Accounts receivable	$	22.2	$	39.5
Contracts retention	4.9		7.3
Allowances (credit losses and doubtful accounts)	(2.3)		(3.3)
Accounts receivable and retention, net of allowance for credit losses and allowance for doubtful accounts	$	24.8	$	43.5
Costs and estimated earnings in excess of billings on uncompleted contracts	$	4.1	$	2.3
Billings in excess of costs and estimated earnings on uncompleted contracts	$	5.6	$	8.5
Variable consideration1	$	62.0	$	62.0
Other deferred revenue	$	8.7	$	4.9
1Variable consideration deferred as of the end of the periods related to amounts received in the sale of agricultural land on Maui in 2018 that, under revenue recognition guidance, could not be included in the transaction price.

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For the three and six months ended June 30, 2021, the Company recognized revenue of approximately $1.0 million and $6.5 million, respectively, related to the Company's contract liabilities reported as of January 1, 2021. For the three and six months ended June 30, 2020, the Company recognized revenue of approximately $1.5 million and $6.0 million, respectively, related to the Company's contract liabilities reported as of January 1, 2020.

Regarding other information related to the Company's contracts with customers, the amount of revenue recognized from performance obligations satisfied in prior periods (e.g., due to changes in transaction price) was not material in any of the periods presented. Further, the total amount of the transaction price allocated to either wholly unsatisfied or partially satisfied performance obligations was $136.0 million and $120.8 million as of June 30, 2021 and December 31, 2020, respectively. Of the amount presented as of June 30, 2021, the Company expects to recognize as revenue approximately 65% - 70% of the remaining contract consideration allocated to either wholly unsatisfied or partially satisfied performance obligations over the next twelve months, with the remaining recognized thereafter.

10.    LEASES - THE COMPANY AS LESSOR

The Company leases land and buildings to third parties under operating leases. Such activity is primarily composed of operating leases within its CRE segment.

Under various circumstances and on a case-by-case basis, the Company may offer certain of its tenants rent relief arrangements (for example, those offered during the year ended December 31, 2020 and in the current period due to the continuing impacts of the coronavirus pandemic that was first reported in Wuhan, China, in December 2019, henceforth, "COVID-19") in the form of rent deferrals or other relief modifications that result in changes to fixed contractual lease payments for specified months. Such other relief modifications may include changing the nature of payments from fixed to variable (i.e., variable based on a percentage of the tenant's sales, typically subject to a minimum "floor" amount) or, in some cases, payment forgiveness. Consistent with lease accounting guidance and interpretations provided by the FASB for rent relief arrangements specifically related to COVID-19, the Company elected to treat such eligible lease concessions (i.e., such rent deferrals, fixed-to-variable modifications or payment forgiveness arrangements that do not result in a substantial increase in the rights of the lessor or obligations of the lessee) outside of the lease accounting modification framework.

For such eligible rent deferrals, the Company accounts for the event as if no changes to the lease contract were made and continues to record lease receivables and recognize income during the deferral period. For the eligible other relief modifications mentioned above that resulted in reductions to fixed contractual lease payments the Company reports, for periods covered by the modification, reduced rental income (i.e., revenue) equal to the agreed-upon amounts (offset by any variable lease payments).

The Company continues to assess collectability on all such amounts due under leases and only recognizes revenue to the extent such amounts are probable of collection (or payment is received). The following table provides information about reductions in revenue for other relief modifications and other adjustments, CRE accounts receivable and unbilled straight-line lease receivables for which the Company assessed that the tenant's future payment of amounts due under leases was not probable (i.e., those due to general circumstances or those primarily due to COVID-19), as well as reductions (or increases) of revenue related to the allowance for doubtful accounts for other impacted operating lease receivables during the three and six months ended June 30, 2021 and 2020 (in millions):

15

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Other relief modifications and other adjustments1	$	2.9	$	0.7	$	5.4	$	0.8
Tenant collectability assessments and allowances for doubtful accounts
Impact to billed accounts receivable	$	(1.2)	$	3.6	$	0.1	$	4.3
Impact to straight-line lease receivables	(0.1)		2.4		0.2		2.3
Total revenue reductions (increases) - tenant collectability assessments	$	(1.3)	$	6.0	$	0.3	$	6.6
Provision for allowance for doubtful accounts2	(1.2)		2.9		(1.0)		2.8
Total revenue reductions (increases)	$	(2.5)	$	8.9	$	(0.7)	$	9.4
Total revenue reductions (increases) related to adjustments, assessments and provisions	$	0.4	$	9.6	$	4.7	$	10.2
Total revenue reductions (increases) impacting billed accounts receivable only3	$	0.5	$	7.2	$	4.5	$	7.9
1 Primarily related to COVID-19, but may include other adjustments (e.g., adjustments due to tenant bankruptcies).
2 Related to other impacted operating lease receivables.
3 Excludes the impact to unbilled straight-line lease receivables.

As a result of COVID-19, certain tenants experiencing economic difficulties have sought and may continue to seek current and future rent relief, which may be provided in the form of additional rent deferrals or other relief modifications, among other possible agreements. The Company is evaluating each request on a case-by-case basis and will apply lease accounting guidance (including the interpretations specifically related to COVID-19) consistently to leases with similar characteristics and similar circumstances. The future impact of any potential rent concessions in the context of lease accounting guidance and related interpretations is dependent upon the extent of relief granted to tenants as a result of COVID-19 in future periods and the elections made by the Company at the time of entering into such agreements.

The historical cost of, and accumulated depreciation on, leased property as of June 30, 2021 and December 31, 2020 were as follows (in millions):

	June 30, 2021		December 31, 2020
Leased property - real estate	$	1,536.4	$	1,525.3
Less: Accumulated depreciation	(169.2)		(152.2)
Property under operating leases, net	$	1,367.2	$	1,373.1

Total rental income (i.e., revenue) under these operating leases during the three and six months ended June 30, 2021 and 2020 relating to lease payments and variable lease payments were as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Lease payments	$	29.3	$	21.5	$	58.9	$	50.9
Variable lease payments	14.8		13.3		26.5		28.0
Total rental income	$	44.1	$	34.8	$	85.4	$	78.9

Contractual future lease payments to be received on non-cancelable operating leases as of June 30, 2021 were as follows (in millions):

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	June 30, 2021
2021	$	57.9
2022	110.9
2023	100.4
2024	88.3
2025	75.6
2026	61.5
Thereafter	466.0
Total future lease payments to be received	$	960.6

11.    LEASES - THE COMPANY AS LESSEE

There have been no material changes from the Company's leasing activities as a lessee described in Note 15 to the consolidated financial statements included in Item 8 of the Company's 2020 Form 10-K. The following table provides information about the Company's operating lease costs and finance lease costs recognized during the three and six months ended June 30, 2021 and 2020 (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Operating lease cost	$	1.2	$	1.1	$	2.3	$	2.3
Finance lease cost	$	0.3	$	0.3	$	0.6	$	0.6

12.    SHARE-BASED PAYMENT AWARDS

The 2012 Incentive Compensation Plan ("2012 Plan") allows for the granting of stock options, restricted stock units and common stock. The shares of common stock authorized to be issued under the 2012 Plan may be drawn from the shares of the Company's authorized but unissued common stock or from shares of its common stock that the Company acquires, including shares purchased on the open market or private transactions. During the six months ended June 30, 2021 and 2020, the Company granted approximately 375,300 and 271,800 of restricted stock unit awards, respectively. The weighted-average grant date fair value of the time-based and market-based performance share units granted under the 2012 Plan during the six months ended June 30, 2021 and 2020 was $16.62 and $22.57, respectively.

The fair value of the Company's time-based awards is determined using the Company's stock price on the date of grant. The fair value of the Company's market-based awards is estimated using the Company's stock price on the date of grant and the probability of vesting using a Monte Carlo simulation with the following weighted-average assumptions:

	2021 Grants	2020 Grants
Volatility of A&B common stock	47.2%	22.6%
Average volatility of peer companies	49.6%	23.2%
Risk-free interest rate	0.2%	1.3%

The Company recognizes compensation cost net of actual forfeitures of time-based or market-based awards. A summary of compensation cost related to share-based payments is as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Share-based expense:
Time-based and market-based restricted stock units	$	1.4	$	1.5	$	2.8	$	3.0

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13.    EMPLOYEE BENEFIT PLANS

On February 23, 2021, the Company’s Board of Directors approved a plan to effect the termination of the A&B Retirement Plan for Salaried Employees of Alexander & Baldwin, LLC and the Pension Plan for Employees of A&B Agricultural Companies (collectively, the “Defined Benefit Plans”). On April 13, 2021, the Company executed the necessary amendments to terminate the Defined Benefit Plans and they were terminated effective May 31, 2021. Additionally, on April 23, 2021, the Company filed the Application for Determination Upon Termination with the Internal Revenue Service ("IRS") and the Company received a favorable determination notice for federal tax purposes from the IRS dated July 9, 2021. Further note that the Company is preparing the appropriate notices and documents to file related to the termination of the Defined Benefit Plans and wind-down with the Pension Benefit Guaranty Corporation (the “PBGC”), the U.S. Department of Labor, the trustee and any other appropriate parties. The Company will recognize a gain or loss upon settlement of the Defined Benefit Plans at the time when an irrevocable action to terminate the Defined Benefit Plan has occurred, the Company is relieved of the primary responsibility of the Defined Benefit Plan and the significant risks related to the Defined Benefit Plan obligation and the assets uses to effect the settlement is eliminated for the Company, but only when all three of the criteria are met.

Except for retirees currently receiving payments under the Defined Benefit Plans, participants will have the choice of receiving a single lump sum payment or an annuity from a highly-rated insurance company that will pay and administer future benefit payments. The amount of any lump sum payment will equal the actuarial-equivalent present value of the participant’s accrued benefit under the applicable pension plan as of the distribution date. Annuity payments to current retirees will continue under their current elections, but will be administered by the selected insurance company.

Components of the net periodic benefit cost for the Company's pension and post-retirement plans for the three and six months ended June 30, 2021 and 2020 are shown below (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Service cost	$	0.4	$	0.2	$	0.6	$	0.4
Interest cost	0.9		1.8		2.6		3.5
Expected return on plan assets	(0.8)		(1.7)		(2.5)		(3.4)
Amortization of net loss	0.8		0.6		1.4		1.2
Net periodic benefit cost	$	1.3	$	0.9	$	2.1	$	1.7

The Company has made no contributions to its defined benefit pension plans during the six months ended June 30, 2021 and expects to make no contributions in the current fiscal year.

14.    INCOME TAXES

The Company has been organized and operates in a manner that enables it to qualify, and believes it will continue to qualify, as a REIT for federal income tax purposes. The Company’s effective tax rate for the six months ended June 30, 2021 differed from the effective tax rate for the same period in 2020, primarily due to the taxable built-in gain on a REIT land sale in the first quarter of 2021.

As of June 30, 2021, tax years 2017 and later are open to audit by the tax authorities. The Company believes the result of any potential audits will not have a material adverse effect on its results of operations, financial condition, or liquidity.

15.    EARNINGS PER SHARE ("EPS")

Basic earnings per common share excludes dilution and is calculated by dividing net earnings allocated to common shares by the weighted-average number of common shares outstanding for the period. Diluted earnings per common share is calculated by dividing net earnings allocated to common shares by the weighted-average number of common shares outstanding for the period, as adjusted for the potential dilutive effect of non-participating share-based awards as well as adjusted by the number of additional shares, if any, that would have been outstanding had the potentially dilutive common shares been issued.

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The following table provides a reconciliation of income (loss) from continuing operations to net income (loss) from continuing operations available to A&B common shareholders and net income (loss) available to A&B common shareholders (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Income (loss) from continuing operations	$	13.1	$	(4.1)	$	23.0	$	1.7
Exclude: (Income) loss attributable to noncontrolling interest	(0.2)		—		(0.2)		0.6
Income (loss) from continuing operations attributable to A&B shareholders	12.9		(4.1)		22.8		2.3
Distributions and allocations to participating securities	—		—		—		—
Income (loss) from continuing operations available to A&B shareholders	12.9		(4.1)		22.8		2.3
Income (loss) from discontinued operations available to A&B common shareholders	(0.1)		(0.6)		(0.1)		(0.8)
Net income (loss) available to A&B common shareholders	$	12.8	$	(4.7)	$	22.7	$	1.5

The number of shares used to compute basic and diluted earnings per share is as follows (in millions):

	Three Months Ended June 30,		Six Months Ended June 30,
	2021	2020	2021	2020
Denominator for basic EPS - weighted average shares outstanding	72.5	72.3	72.5	72.3
Effect of dilutive securities:
Stock options and restricted stock unit awards	0.1	—	0.1	0.1
Denominator for diluted EPS - weighted average shares outstanding	72.6	72.3	72.6	72.4

The number of anti-dilutive securities, excluded from the calculation of diluted earnings per common share, consisted of the following (in millions):

	Three Months Ended June 30,		Six Months Ended June 30,
	2021	2020	2021	2020
Number of anti-dilutive securities	0.4	0.5	0.4	0.2

16.    ACCUMULATED OTHER COMPREHENSIVE INCOME (LOSS)

Other comprehensive income (loss) principally includes amortization of deferred pension and postretirement costs. The components of Accumulated other comprehensive loss, net of taxes, were as follows as of June 30, 2021 and December 31, 2020 (in millions):

	June 30, 2021		December 31, 2020
Employee benefit plans:
Pension plans	$	(47.5)	$	(48.9)
Post-retirement plans	(3.6)		(3.6)
Non-qualified benefit plans	(0.8)		(0.8)
Total employee benefit plans	(51.9)		(53.3)
Interest rate swap	(4.2)		(6.7)
Accumulated other comprehensive income (loss)	$	(56.1)	$	(60.0)

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The changes in Accumulated other comprehensive income (loss) by component for the six months ended June 30, 2021 were as follows (in millions, net of taxes):

	Employee Benefit Plans		Interest Rate Swap		Total
Balance, January 1, 2021	$	(53.3)	$	(6.7)	$	(60.0)
Other comprehensive income (loss) before reclassifications	—		1.7		1.7
Amounts reclassified from accumulated other comprehensive income (loss)1	1.4		0.8		2.2
Taxes on other comprehensive income (loss)	—		—		—
Other comprehensive income (loss), net of taxes	1.4		2.5		3.9
Balance, June 30, 2021	$	(51.9)	$	(4.2)	$	(56.1)

1 Amounts reclassified from Accumulated other comprehensive income related to interest rate swap settlements are presented as an adjustment to Interest expense in the condensed consolidated statements of operations. Amounts reclassified from Accumulated other comprehensive income related to employee benefit plan items are presented as part of Interest and other income (expense), net in the condensed consolidated statements of operations.

17.    RELATED PARTY TRANSACTIONS

During the current year, the Company changed the composition of its reportable segments which caused reported amounts (i.e., related party revenue) in the historical period to be reclassified from Land Operations to Materials & Construction. All comparable information for the historical periods has been restated to reflect the impact of these changes. Refer to Note 18 for additional information.

Construction Contracts and Material Sales. The Company entered into contracts in the ordinary course of business, as a supplier, with affiliate entities that require accounting under the equity method due to the Company's financial interests in such entities (refer to Note 3) and also with affiliate parties that are members in entities in which the Company also is a member and holds a controlling financial interest. Related to the periods during which the relationship existed, revenues earned from transactions with such affiliates were $3.1 million and $1.6 million for the three months ended June 30, 2021 and 2020, respectively, and $4.7 million and $2.6 million for the six months ended June 30, 2021, and 2020, respectively. Expenses recognized from transactions with such affiliates were $0.3 million and $0.7 million for the three months ended June 30, 2021 and 2020, respectively, and $0.6 million and $0.9 million for the six months ended June 30, 2021, and 2020, respectively. Receivables from these affiliates were $1.1 million and $0.9 million as of June 30, 2021 and December 31, 2020, respectively. Amounts due to these affiliates were $0.2 million and $0.3 million as of June 30, 2021 and December 31, 2020, respectively.

Land Operations. The Company provides materials and services to certain unconsolidated investments in affiliates. The Company also recognizes interest earned on notes receivables from such related parties. Revenues earned from transactions with these affiliates were $0.2 million for the three months ended June 30, 2021 and less than $0.1 million for the three months ended June 30, 2020. During the six months ended June 30, 2021 and 2020, revenues earned from transactions with these affiliates were $1.5 million and $0.5 million, respectively. Receivables from service arrangements with these affiliates were less than $0.1 million as of June 30, 2021 and December 31, 2020. Notes receivable from related parties were held at carrying values of $5.3 million and $9.5 million as of June 30, 2021 and December 31, 2020, respectively, related to a construction loan secured by a mortgage on real property with one of the Company's joint ventures.

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18.    SEGMENT RESULTS

Operating segments are components of an enterprise that engage in business activities from which it may earn revenues and incur expenses, whose operating results are regularly reviewed by the chief operating decision maker (its Chief Executive Officer) to make decisions about resources to be allocated to the segment and assess its performance, and for which discrete financial information is available. As noted above, the Company operates and reports on three segments: Commercial Real Estate; Land Operations; and Materials & Construction.

During the first quarter ended March 31, 2021, the chief operating decision maker began reviewing the segments structure of its internal organization in a manner that caused the composition of its reportable segments to change. Specifically, the change resulted from a reorganization to present the activity and results of operations of Company-owned quarries on the island of Maui (utilized and operated by third parties who pay for such extraction rights under operating agreements), which historically have been included in the results of Land Operations and are now included in the results of Materials & Construction. The corresponding information for all historical periods has been restated and resulted in changes in segment Operating Revenue and Operating Profit (Loss), from Land Operations to Materials & Construction, of $0.7 million during the three months ended June 30, 2020 and $1.2 million during the six months ended June 30, 2020. The Company continues to maintain its three reportable segments and the changes are reclassifications within these existing segments.

Reportable segment information for the three and six months ended June 30, 2021 and 2020 is summarized below (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Operating Revenue:
Commercial Real Estate	$	43.3	$	34.0	$	83.2	$	77.4
Land Operations1	16.0		9.1		33.1		20.1
Materials & Construction1	30.0		30.8		54.0		57.2
Total operating revenue	89.3		73.9		170.3		154.7
Operating Profit (Loss):
Commercial Real Estate2	18.6		8.9		34.0		26.9
Land Operations1,3	9.1		4.0		20.5		8.5
Materials & Construction1	(1.9)		(6.9)		(5.9)		(10.2)
Total operating profit (loss)	25.8		6.0		48.6		25.2
Gain (loss) on disposal of commercial real estate properties, net	—		—		0.2		0.5
Interest expense	(6.7)		(7.8)		(13.7)		(15.6)
Corporate and other expense	(6.0)		(2.3)		(12.0)		(8.4)
Income (Loss) from Continuing Operations Before Income Taxes	$	13.1	$	(4.1)	$	23.1	$	1.7
1As described above, during the current year, the Company changed the composition of its reportable segments which caused reported amounts (i.e., revenue and operating profit) in the historical period to be reclassified from Land Operations to Materials & Construction. All comparable information for the historical periods has been restated to reflect the impact of these changes.
2 Commercial Real Estate segment operating profit (loss) includes intersegment operating revenue, primarily from the Materials & Construction segment, and is eliminated in the condensed consolidated statements of operations.
3 Land Operations segment operating profit (loss) includes equity in earnings (losses) from the Company's various equity method investments (primarily real estate joint ventures).

19.    SUBSEQUENT EVENTS

On July 27, 2021, the Company's Board of Directors declared a cash dividend of $0.18 per share of outstanding common stock, payable on October 4, 2021 to shareholders of record as of the close of business on September 17, 2021.

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ITEM 2.  MANAGEMENT'S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS OF OPERATIONS

The following analysis of the consolidated financial condition and results of operations of Alexander & Baldwin, Inc. ("A&B" or the "Company") and its subsidiaries should be read in conjunction with the condensed consolidated financial statements and related notes thereto included in Item 1 of this Form 10-Q and the Company's Annual Report on Form 10-K for the year ended December 31, 2020 ("2020 Form 10-K") filed with the U.S. Securities and Exchange Commission ("SEC").

Throughout this quarterly report on Form 10-Q, references to "we," "our," "us" and "our Company" refer to Alexander & Baldwin, Inc., together with its consolidated subsidiaries.

Forward-Looking Statements

Statements in this Form 10-Q that are not historical facts are forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 and involve a number of risks and uncertainties that could cause actual results to differ materially from those contemplated by the relevant forward-looking statements. These forward-looking statements include, but are not limited to, statements regarding possible or assumed future results of operations, business strategies, growth opportunities and competitive positions, as well as the rapidly changing challenges with, and the Company's plans and responses to, the coronavirus pandemic ("COVID-19") and related economic disruptions. Such forward-looking statements speak only as of the date the statements were made and are not guarantees of future performance. Forward-looking statements are subject to a number of risks, uncertainties, assumptions and other factors that could cause actual results and the timing of certain events to differ materially from those expressed in or implied by the forward-looking statements. These factors include, but are not limited to, prevailing market conditions and other factors related to the Company's REIT status and the Company's business, risks associated with COVID-19 and its impact on the Company's businesses, results of operations, liquidity and financial condition, the evaluation of alternatives by the Company related to its materials and construction business and by the Company's joint venture related to the development of Kukui‘ula, and the risk factors discussed in the Company's most recent Form 10-K, Form 10-Q and other filings with the SEC. The information in this Form 10-Q should be evaluated in light of these important risk factors. We do not undertake any obligation to update the Company's forward-looking statements.

Introduction and Objective

Management's Discussion and Analysis of Financial Condition and Results of Operations ("MD&A") provides additional material information about the Company's business, recent developments and financial condition; its results of operations at a consolidated and segment level; its liquidity and capital resources including an evaluation of the amounts and certainty of cash flows from operations and from outside sources; and how certain accounting principles, policies and estimates affect its financial statements. MD&A is organized as follows:

•Business Overview: This section provides a general description of the Company's business, as well as recent developments that management believes are important in understanding its results of operations and financial condition or in understanding anticipated future trends.

•Consolidated Results of Operations: This section provides an analysis of the Company's consolidated results of operations for the three and six months ended June 30, 2021 as compared to the corresponding period of the preceding fiscal year.

•Analysis of Operating Revenue and Profit by Segment: This section provides an analysis of the Company's results of operations by business segment for the three and six months ended June 30, 2021 as compared to the corresponding period of the preceding fiscal year.

•Use of Non-GAAP Financial Measures: This section provides a discussion of the Company's non-GAAP financial measures included in this report and presents quantitative reconciliations between the non-GAAP financial measures and the most directly comparable financial measures calculated and presented in accordance with U.S. GAAP. It also describes why the Company believes that presentation of the non-GAAP financial measure provides useful information to investors regarding the Company's financial condition and results of operations and, to the extent material, describes additional purposes for which the Company uses the non-GAAP financial measures.

•Liquidity and Capital Resources: This section provides a discussion of any material changes in the Company's liquidity, financial condition and cash flows, including a discussion of any material changes in the Company's ability to fund its future commitments and ongoing operating activities in the short-term (i.e., over the next twelve months from the most recent fiscal period end) and in the long-term (i.e., beyond the next twelve months) through internal and

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external sources of capital, as compared to the end of preceding fiscal year ended December 31, 2020. It includes an evaluation of the amounts and certainty of cash flows from operations and from outside sources.

•Other Matters: This section identifies and summarizes other matters to be discussed in Item 2 of this report including any changes in the significant judgments or estimates on the part of management in preparing the Company's consolidated financial statements that may materially impact the Company's reported results of operations and financial condition from the end of the preceding fiscal year ended December 31, 2020, the potential impact of recently issued accounting pronouncements and other miscellaneous matters as needed.

Amounts in the MD&A are rounded to the nearest tenth of a million. Accordingly, a recalculation of totals and percentages, if based on the reported data, may be slightly different.

Business Overview

Reportable segments

The Company operates three segments: Commercial Real Estate; Land Operations; and Materials & Construction. A description of each of the Company's reporting segments is as follows:

•Commercial Real Estate ("CRE") - This segment functions as a vertically integrated real estate investment company with core competencies in investments and acquisitions (i.e., identifying opportunities and acquiring properties); construction and development (i.e., designing and ground-up development of new properties or repositioning and redevelopment of existing properties); and in-house leasing and property management (i.e., executing new and renegotiating renewal lease arrangements, managing its properties' day-to-day operations and maintaining positive tenant relationships). The Company's preferred asset classes include improved properties in retail and industrial spaces and also urban ground leases. Its focus within improved retail properties, in particular, is on grocery-anchored neighborhood shopping centers that meet the daily needs of Hawai‘i communities. Through its core competencies and with its experience and relationships in Hawai‘i, the Company seeks to create special places that enhance the lives of Hawai‘i residents and to provide venues and opportunities that enable its tenants to thrive. Income from this segment is principally generated by owning, operating and leasing real estate assets.

•Land Operations - This segment includes the Company's legacy assets and landholdings that are subject to the Company's simplification and monetization effort. Financial results from this segment are principally derived from real estate development and land sales, income/loss from real estate joint ventures, hydroelectric energy and other legacy business activities.

•Materials & Construction ("M&C") - This segment operates as one of Hawai‘i's largest asphalt paving contractor and is one of the state's largest natural materials and infrastructure construction companies, primarily conducting business through its wholly-owned subsidiary, Grace Pacific LLC ("Grace Pacific"), a materials and construction company in Hawai‘i. The M&C segment also includes the Company-owned quarry land on Maui, as well as the Company’s unconsolidated joint venture interest in a materials company.

Simplification strategy

As a result of its conversion to a REIT, the Company has pursued a strategy to accelerate the monetization of non-core assets and businesses, primarily included in the Land Operations and Materials & Construction segments, in an overall effort to simplify the Company and focus its resources and capital on commercial real estate operations.

As the Company evaluates strategic alternatives for the eventual monetization of some or all of its Materials & Construction businesses, any potential transaction related to the Materials & Constructions businesses, either together as a group or individually, would be dependent upon a number of external factors that may be beyond the Company's control, including, among other factors, market conditions, industry trends and the interest of third parties. There can be no assurance that the exploration of strategic alternatives will result in any agreements or transactions, or that, if completed, any agreements or transactions will be successful or on attractive terms. Accordingly, there can be no assurance that any of the options evaluated will be pursued or completed. Further, there can be no assurance that the outcome of the evaluation of strategic alternatives or any potential transaction or transactions will result in the Company being able to recover the carrying value of the Materials & Construction businesses or related disposal group.

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Related to its unconsolidated equity method investments in joint venture development projects at Kukui‘ula, the Company continues its evaluation of opportunities to monetize these investments, as well as in conjunction with the joint venture partners, its evaluation of a range of alternative strategies to accelerate the monetization of the land in the joint venture projects. Any potential transaction related to either the investments or the assets within the joint venture projects would be dependent upon a number of external factors that may be beyond the Company's and/or joint venture projects' control, including, among other factors, market conditions, industry trends and the interest of third parties in the Kukui‘ula development projects. Accordingly, there can be no assurance that any of the options evaluated will be pursued or completed. Further, there can be no assurance that the outcome of the evaluation of strategic alternatives or any potential transaction will result in the Company being able to maintain the carrying value of the Kukui‘ula joint venture development projects.

Termination of certain employee benefit plans

On February 23, 2021, the Company’s Board of Directors approved a plan to effect the termination of the A&B Retirement Plan for Salaried Employees of Alexander & Baldwin, LLC and the Pension Plan for Employees of A&B Agricultural Companies (collectively, the “Defined Benefit Plans”). On April 13, 2021, the Company executed the necessary amendments to terminate the Defined Benefit Plans and they were terminated effective May 31, 2021. Additionally, on April 23, 2021, the Company filed the Application for Determination Upon Termination with the Internal Revenue Service ("IRS") and the Company received a favorable determination notice for federal tax purposes from the IRS dated July 9, 2021. Further note that the Company is preparing the appropriate notices and documents to file related to the termination of the Defined Benefit Plans and wind-down with the Pension Benefit Guaranty Corporation (the “PBGC”), the U.S. Department of Labor, the trustee and any other appropriate parties. The Company will recognize a gain or loss upon settlement of the Defined Benefit Plans at the time when an irrevocable action to terminate the Defined Benefit Plan has occurred, the Company is relieved of the primary responsibility of the Defined Benefit Plan and the significant risks related to the Defined Benefit Plan obligation and the assets uses to effect the settlement is eliminated for the Company, but only when all three of the criteria are met.

Except for retirees currently receiving payments under the Defined Benefit Plans, participants will have the choice of receiving a single lump sum payment or an annuity from a highly-rated insurance company that will pay and administer future benefit payments. The amount of any lump sum payment will equal the actuarial-equivalent present value of the participant’s accrued benefit under the applicable pension plan as of the distribution date. Annuity payments to current retirees will continue under their current elections, but will be administered by the selected insurance company.

In 2022, upon receiving approval from the IRS and the PBGC and following completion of the limited lump-sum offering, the Company expects to make an additional cash contribution in order to fully fund the Defined Benefit Plans on a plan termination basis, followed by the purchase of annuity contracts to transfer its remaining liabilities under the Defined Benefit Plans. These additional cash contributions are expected to range between $25 million and $40 million. However, the actual amount of this cash contribution requirement will depend upon the nature and timing of participant settlements, interest rates, as well as prevailing market conditions. In addition, the Company expects to recognize a pre-tax non-cash pension settlement charges totaling between $80 million and $90 million, related to actuarial losses currently in Accumulated other comprehensive income (loss) in the consolidated balance sheets, upon settlement of the obligations of the Defined Benefit Plans. These charges are currently expected to occur in 2022, with the specific timing and final amounts dependent upon completion of the activities enumerated above.

Coronavirus disease pandemic

In December 2019, COVID-19 was first reported in Wuhan, China, and on March 11, 2020, the World Health Organization declared COVID-19 a pandemic. The COVID-19 pandemic has adversely impacted the global economy and has contributed to significant volatility in financial markets. Considerable uncertainty continues to surround COVID-19 and its effects on the population, as well as the effectiveness of any responses taken by government authorities and the availability, efficacy and public acceptance of vaccinations and therapeutic treatments for COVID-19. During 2020, the pandemic caused a significant disruption to the Hawai‘i economy and the Company's tenants, which in turn significantly impacted the Company's business.

As a result of financial hardships from the COVID-19 pandemic, certain tenants have sought rent relief from the Company, which has been provided in the form of rent deferrals (varying in terms of applicable months covered and the repayment period) or other relief modifications, including modifying the nature of rent payments from fixed to variable (i.e., variable based on a percentage of the tenant's sales, typically subject to a minimum "floor" amount) or, in some cases, payment forgiveness.

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As of June 30, 2021, the Company agreed to rent deferrals with tenants which has impacted total billings of $7.3 million (net of amounts subsequently forgiven under other relief modifications). The Company collected $4.5 million of these amounts from tenants as of July 21, 2021. The remaining, unpaid rent deferral balance of $2.8 million has been subject to the Company's ongoing assessments of uncollectable tenant billings, pursuant to which the Company records adjustments to revenue based on changes in the assessments during the period (further described below).

During the three and six months ended June 30, 2021 and 2020, the reductions (or increases) to revenue that the Company has recorded as result of other relief modifications and other adjustments, as well as those recorded based on its assessments of uncollectable tenant billings were as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Other relief modifications and other adjustments1	$	2.9	$	0.7	$	5.4	$	0.8
Tenant collectability assessments and allowance for doubtful accounts
Impact to billed accounts receivable	$	(1.2)	$	3.6	$	0.1	$	4.3
Impact to straight-line lease receivables	(0.1)		2.4		0.2		2.3
Total revenue reductions (increases) - tenant collectability assessments	(1.3)		6.0		0.3		6.6
Provision for allowance for doubtful accounts2	(1.2)		2.9		(1.0)		2.8
Total revenue reductions (increases) for assessments and provisions	$	(2.5)	$	8.9	$	(0.7)	$	9.4
Total revenue reductions (increases) related to adjustments, assessments and provisions	$	0.4	$	9.6	$	4.7	$	10.2
Total revenue reductions (increases) impacting billed accounts receivable only3	$	0.5	$	7.2	$	4.5	$	7.9
1 Primarily related to COVID-19, but may include other adjustments (e.g., adjustments due to tenant bankruptcies).
2 Related to other impacted operating lease receivables.
3 Excludes the impact to unbilled straight-line lease receivables.

During the six months ended June 30, 2021, government-mandated restrictions in response to the pandemic, including travel restrictions, quarantine requirements, prohibitions on public gatherings, stay-at-home orders have eased, which resulted in increased tourism in Hawai‘i. As the local economy has recovered in 2021, the Company experienced higher levels of rent collections and lower levels of cash basis and bad debt reserves in its commercial real estate operations for the three and six months ended June 30, 2021 in relation to the prior year comparable periods. As of July 21, 2021, all of the Company's properties within its CRE portfolio remain open and substantially all of its existing tenants remain open and operating in some capacity. Further, as of July 21, 2021, the CRE portfolio tenants have paid approximately 93% of Q2 2021 contractual rent amounts owed (which includes base rents and recoveries from tenants) and approximately 93% of their year-to-date contractual rent.

Despite the improved financial results during the six months ended June 30, 2021, the Company's ongoing financial performance, including future rent collections, may be negatively impacted by any surges in COVID-19 and the discovery of new COVID-19 variants or delays in the administration or effectiveness of COVID-19 vaccines. The ultimate extent the recovery will have on the Company and its operations will largely depend on these future developments, including federal, state, and local governments’ responses to additional outbreaks and any implementation of additional restrictions on tenant businesses as a result thereof. Should restrictions be reinstated by various levels of government in their efforts to contain any outbreaks, there is uncertainty and unpredictability as to the severity of economic disruption and resulting impact on economic growth/recession, the impact on travel and tourism behavior and the impact on consumer confidence and spending.

The Company’s financial results for the three and six months ended June 30, 2021 were significantly impacted by the COVID-19 pandemic. As such, the comparability of the Company’s results of operations for the three and six months ended June 30, 2021 to future periods may be limited.

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Consolidated Results of Operations

The following analysis of the consolidated financial condition and results of operations of the Company and its subsidiaries should be read in conjunction with the condensed consolidated financial statements and related notes thereto.

Financial results - Second quarter of 2021 compared with 2020

(amounts in millions, except percentage data and per share data; unaudited)	Three Months Ended June 30,				2021 vs 2020
	2021		2020		$		%
Operating revenue	$	89.3	$	73.9	$	15.4	20.8	%
Cost of operations	(62.8)		(55.1)		(7.7)		14.0	%
Selling, general and administrative	(12.4)		(9.0)		(3.4)		37.8	%
Impairment of assets	—		(5.6)		5.6		NM
Gain (loss) on disposal of assets, net	0.1		—		0.1		NM
Operating income (loss)	14.2		4.2		10.0		238.1	%
Income (loss) related to joint ventures	6.1		(0.1)		6.2		(6,200.0)	%
Interest and other income (expense), net	(0.5)		(0.4)		(0.1)		25.0	%
Interest expense	(6.7)		(7.8)		1.1		(14.1)	%
Income (loss) from continuing operations	13.1		(4.1)		17.2		(419.5)	%
Discontinued operations (net of income taxes)	(0.1)		(0.6)		0.5		(83.3)	%
Net income (loss)	13.0		(4.7)		17.7		(376.6)	%
(Income) loss attributable to noncontrolling interest	(0.2)		—		(0.2)		NM
Net income (loss) attributable to A&B	$	12.8	$	(4.7)	$	17.5	(372.3)	%
Basic Earnings (Loss) Per Share of Common Stock:
Basic earnings (loss) per share - continuing operations	$	0.18	$	(0.06)	$	0.24	(400.0)	%
Basic earnings (loss) per share - discontinued operations	0.00		(0.01)		0.01		NM
	$	0.18	$	(0.07)	$	0.25	(357.1)	%
Diluted Earnings (Loss) Per Share of Common Stock:
Diluted earnings (loss) per share - continuing operations	$	0.18	$	(0.06)	$	0.24	(400.0)	%
Diluted earnings (loss) per share - discontinued operations	0.00		(0.01)		0.01		NM
	$	0.18	$	(0.07)	$	0.25	(357.1)	%
Continuing operations available to A&B common shareholders	$	12.9	$	(4.1)	$	17.0	(414.6)	%
Discontinued operations available to A&B common shareholders	(0.1)		(0.6)		0.5		(83.3)	%
Net income (loss) available to A&B common shareholders	$	12.8	$	(4.7)	$	17.5	(372.3)	%
Funds From Operations ("FFO")1	$	22.3	$	5.9	$	16.4	278.0	%
Core FFO1	$	18.5	$	13.1	$	5.4	41.2	%
FFO per diluted share	$	0.31	$	0.08	$	0.23	287.5	%
Core FFO per diluted share	$	0.25	$	0.18	$	0.07	38.9	%
Weighted average diluted shares outstanding (FFO/Core FFO)2	72.6		72.4
1 For definitions of capitalized terms and a discussion of management's use of a non-GAAP financial measure and the required reconciliation of non-GAAP measures to GAAP measures, refer to page 36.
2 May differ from figure used in the consolidated statements of operations based on differing dilutive effects for net income (loss) versus FFO/Core FFO.

The causes of material changes in the condensed consolidated statements of operations for the three months ended June 30, 2021 as compared to the three months ended June 30, 2020 are described below or in the Analysis of Operating Revenue and Profit by Segment sections below.

Operating revenue for the second quarter ended June 30, 2021 increased 20.8%, or $15.4 million, to $89.3 million, due primarily to higher revenues from the Commercial Real Estate and Land Operations segments.

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Cost of operations for the second quarter ended June 30, 2021 increased 14.0%, or $7.7 million, to $62.8 million, due primarily to an increase in costs incurred by the Land Operations segment.

Selling, general and administrative for the second quarter ended June 30, 2021 increased 37.8%, or $3.4 million, to $12.4 million, primarily due to increases in the current period for legal expenses, as the prior comparable period had a favorable resolution of a litigation reserve, in addition to higher technology expenses.

Financial results - First six months of 2021 compared with 2020

(amounts in millions, except percentage data and per share data; unaudited)	Six Months Ended June 30,
	2021		2020		$ Change		Change
Operating revenue	$	170.3	$	154.7	$	15.6	10.1	%
Cost of operations	(118.0)		(112.4)		(5.6)		5.0	%
Selling, general and administrative	(24.6)		(22.8)		(1.8)		7.9	%
Impairment of assets	—		(5.6)		5.6		(100.0)	%
Gain (loss) on disposal of assets, net	0.4		0.5		(0.1)		(20.0)	%
Operating income (loss)	28.1		14.4		13.7		95.1	%
Income (loss) related to joint ventures	9.5		3.1		6.4		206.5	%
Interest and other income (expense), net	(0.8)		(0.2)		(0.6)		300.0	%
Interest expense	(13.7)		(15.6)		1.9		(12.2)	%
Income tax benefit (expense)	(0.1)		—		(0.1)		NM
Income (loss) from continuing operations	23.0		1.7		21.3		1,252.9	%
Discontinued operations (net of income taxes)	(0.1)		(0.8)		0.7		(87.5)	%
Net income (loss)	22.9		0.9		22.0		2,444.4	%
(Income) loss attributable to noncontrolling interest	(0.2)		0.6		(0.8)		(133.3)	%
Net income (loss) attributable to A&B	$	22.7	$	1.5	$	21.2	1,413.3	%
Basic Earnings (Loss) Per Share of Common Stock:
Basic earnings (loss) per share - continuing operations	$	0.31	$	0.03	$	0.28	933.3	%
Basic earnings (loss) per share - discontinued operations	0.00		(0.01)		0.01		(100.0)	%
	$	0.31	$	0.02	$	0.29	1,450.0	%
Diluted Earnings (Loss) Per Share of Common Stock:
Diluted earnings (loss) per share - continuing operations	$	0.31	$	0.03	$	0.28	933.3	%
Diluted earnings (loss) per share - discontinued operations	0.00		(0.01)		0.01		(100.0)	%
	$	0.31	$	0.02	$	0.29	1,450.0	%
Continuing operations available to A&B common shareholders	$	22.8	$	2.3	$	20.5	891.3	%
Discontinued operations available to A&B common shareholders	(0.1)		(0.8)		0.7		(87.5)	%
Net income (loss) available to A&B common shareholders	$	22.7	$	1.5	$	21.2	1,413.3	%
Funds From Operations ("FFO")1	$	41.5	$	21.8	$	19.7	90.4	%
Core FFO1	$	33.9	$	31.4	$	2.5	8.0	%
FFO per diluted share	$	0.57	$	0.30	$	0.27	90.0	%
Core FFO per diluted share	$	0.47	$	0.43	$	0.04	9.3	%
Weighted average diluted shares outstanding (FFO/Core FFO)2	72.6		72.4
1 For definitions of capitalized terms and a discussion of management's use of a non-GAAP financial measure and the required reconciliation of non-GAAP measures to GAAP measures, refer to page 36.
2 May differ from figure used in the consolidated statements of operations based on differing dilutive effects for net income (loss) versus FFO/Core FFO.

The causes of material changes in the condensed consolidated statements of operations for the six months ended June 30, 2021 as compared to the six months ended June 30, 2020 are described below or in the Analysis of Operating Revenue and Profit by Segment sections below.

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Operating revenue for the six months ended June 30, 2021 increased 10.1%, or $15.6 million, to $170.3 million, primarily due to higher revenues from the Commercial Real Estate and Land Operations segments, partially offset by lower revenue from the Materials & Construction segment.

Cost of operations for the six months ended June 30, 2021 increased 5.0% or 5.6 million, to $118.0 million, primarily due to an increase in costs incurred by the Land Operations segment, partially offset by decreases in costs incurred by the Materials & Construction and Commercial Real Estate segments.

Selling, general and administrative for the six months ended June 30, 2021 increased 7.9%, or $1.8 million, to $24.6 million, primarily due to higher corporate overhead costs, partially offset by lower costs incurred in the Commercial Real Estate, Land Operations and Materials & Construction segments. Corporate overhead costs increased from the prior comparable period primarily due to higher legal expenses due to a favorable resolution to a litigation reserve that occurred in the prior comparable period, in addition to higher insurance, technology and management consulting expenses in the current period.

Gain (loss) on disposal of assets, net of $0.4 million for the six months ended June 30, 2021 was primarily driven by the sale of residual, non-core land parcels on Maui.

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Analysis of Operating Revenue and Profit by Segment

The following analysis should be read in conjunction with the consolidated financial statements and related notes thereto.

Commercial Real Estate

Financial results - Second quarter of 2021 compared with 2020

Results of operations for the second quarter ended June 30, 2021 and 2020 were as follows:

(amounts in millions, except percentage data and acres; unaudited)	Three Months Ended June 30,						2021 vs 2020
	2021			2020			$		%
Commercial Real Estate operating revenue	$	43.3		$	34.0		$	9.3	27.4	%
Commercial Real Estate operating costs and expenses	(23.5)			(24.0)			0.5		(2.1)	%
Selling, general and administrative	(1.7)			(1.8)			0.1		(5.6)	%
Intersegment operating revenue, net1	0.4			0.8			(0.4)		(50.0)	%
Interest and other income (expense), net	0.1			(0.1)			0.2		(200.0)	%
Commercial Real Estate operating profit (loss)	$	18.6		$	8.9		$	9.7	109.0	%
Operating profit (loss) margin	43.0		%	26.2		%
Net Operating Income ("NOI")2	$	28.5		$	22.2		$	6.3	28.5	%
Same-Store Net Operating Income ("Same-Store NOI")2	$	27.8		$	21.6		$	6.2	28.7	%
Gross leasable area ("GLA") in square feet ("SF") for improved properties at end of period	3.9			3.9			—		—	%
Ground leases (acres at end of period)	149.1			153.7			(4.6)		(3.0)	%
1 Intersegment operating revenue, net for Commercial Real Estate is primarily from the Materials & Construction segment and is eliminated in the consolidated results of operations.
2 For a discussion of management's use of a non-GAAP financial measures and the required reconciliation of non-GAAP measures to GAAP measures, refer to page 36.

Commercial Real Estate operating revenue increased 27.4% or $9.3 million, to $43.3 million for the second quarter ended June 30, 2021, as compared to the second quarter ended June 30, 2020. Operating profit increased 109.0%, or $9.7 million, to $18.6 million for the second quarter ended June 30, 2021, as compared to the second quarter ended June 30, 2020. The increase in operating revenue and operating profit from the prior year is primarily driven by lower reductions to revenue recorded by the Company due to uncollectible tenant billings and other rent relief modifications provided to tenants (total net impact of $0.4 million during the second quarter ended June 30, 2021, as compared to $9.6 million during the comparable prior period, inclusive of unbilled straight-line lease receivables). Operating costs and expenses for the quarter ended June 30, 2021 also decreased by $0.5 million as compared to the prior year due primarily to lower depreciation expense, partially offset by higher property taxes.

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Financial results - First six months of 2021 compared with 2020

Operating results for the six months ended June 30, 2021, as compared to the six months ended June 30, 2020, were as follows:

	Six Months Ended June 30,
(amounts in millions, except percentage data; unaudited)	2021			2020			$		%
Commercial Real Estate operating revenue	$	83.2		$	77.4		$	5.8	7.5	%
Commercial Real Estate operating costs and expenses	(46.9)			(48.3)			1.4		(2.9)	%
Selling, general and administrative	(3.2)			(3.9)			0.7		(17.9)	%
Intersegment operating revenue, net1	0.7			1.4			(0.7)		(50.0)	%
Interest and other income (expense), net	0.2			0.3			(0.1)		(33.3)	%
Commercial Real Estate operating profit (loss)	$	34.0		$	26.9		$	7.1	26.4	%
Operating profit (loss) margin	40.9		%	34.8		%
Net Operating Income ("NOI")2	$	53.8		$	51.1				5.3	%
Same-Store Net Operating Income ("Same-Store NOI")2	$	52.5		$	49.9				5.2	%
1 Intersegment operating revenue, net for Commercial Real Estate is primarily from the Materials & Construction segment and is eliminated in the consolidated results of operations.
2 For a discussion of management's use of a non-GAAP financial measure and the required reconciliation of non-GAAP measures to GAAP measures, refer to page 36.

Commercial Real Estate operating revenue increased 7.5% or $5.8 million, to $83.2 million for the six months ended June 30, 2021, as compared to the six months ended June 30, 2020. Operating profit increased 26.4%, or $7.1 million, to $34.0 million for the six months ended June 30, 2021, as compared to the six months ended June 30, 2020. The increase in operating revenue and operating profit from the prior year is primarily driven by lower reductions to revenue recorded by the Company due to uncollectible tenant billings and other rent relief modifications provided to tenants (totals of $4.7 million during the six months ended June 30, 2021, as compared to $10.2 million during the comparable prior period, inclusive of unbilled straight-line lease receivables). Operating costs and expenses for the six months ended June 30, 2021 also decreased by $1.4 million due primarily to lower depreciation and property operating costs, partially offset by higher property taxes.

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Commercial Real Estate portfolio acquisitions and dispositions

There were no acquisitions of CRE improved properties or ground lease interests in land during the three and six months ended June 30, 2021.

During the six months ended June 30, 2021, the Company had the following disposition related to a parcel of land (which was subject to a ground lease in the CRE segment) that was sold in conjunction with a larger, non-core asset sale in the Land Operations segment (dollars in millions):

Dispositions
Property	Location	Date (Month/Year)	Sales Price		GLA (SF)
Residual Maui land	Maui, HI	2/21	$	0.3	N/A

Leasing activity

During the second quarter ended June 30, 2021, the Company signed 32 new leases and 43 renewal leases for its improved properties across its retail, industrial, and office asset classes, covering 145,900 square feet of GLA. The 32 new leases consist of 54,900 square feet with an average annual base rent of $28.05 per-square-foot. Of the 32 new leases, seven leases with a total GLA of 8,800 square feet were considered comparable (i.e., renewals, for the same units, or new leases executed for units that have been vacated in the previous 12 months for comparable space and comparable lease terms) and, for these seven leases, resulted in a 3.3% average base rent increase over comparable expiring leases. The 43 renewal leases consist of 91,000 square feet with an average annual base rent of $30.57 per square foot. Of the 43 renewal leases, 22 leases with a total GLA of 46,300 square feet were considered comparable and resulted in a 12.8% average base rent increase over comparable expiring leases.

Leasing activity summarized by asset class for the three and six months ended June 30, 2021 were as follows:

	Three Months Ended June 30, 2021				Six Months Ended June 30, 2021
	Leases	GLA	ABR/SF	Rent Spread1	Leases	GLA	ABR/SF	Rent Spread1
Retail	53	98,585	$35.21	14.0%	85	152,987	$35.95	9.1%
Industrial	18	38,489	$15.62	6.8%	34	103,198	$13.59	2.0%
Office	4	8,777	$28.32	3.0%	7	11,237	$29.75	2.0%
1 Rent spread is calculated for comparable leases, a subset of the total population of leases for the period presented (described above).

Occupancy

The Company reports three types of occupancy: "Leased Occupancy", "Physical Occupancy," and "Economic Occupancy."

The Leased Occupancy percentage calculates the square footage leased (i.e., the space has been committed to by a lessee under a signed lease agreement) as a percentage of total available improved property square footage as of the end of the period reported.

The Physical Occupancy percentage calculates the square footage leased and commenced (i.e., measured when the lessee has physical access to the space) as a percentage of total available improved property space at the end of the period reported.

The Economic Occupancy percentage calculates the square footage under leases for which the lessee is contractually obligated to make lease-related payments (i.e., subsequent to the rent commencement date) to total available improved property square footage as of the end of the period reported.

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The Company's improved portfolio occupancy metrics as of June 30, 2021 and 2020 were as follows:

	As of	As of	Basis Point Change
	June 30, 2021	June 30, 2020
Leased Occupancy	94.0%	94.7%	(70)
Physical Occupancy	93.7%	94.6%	(90)
Economic Occupancy	92.2%	93.7%	(150)

For further context, the Company's Leased Occupancy and Economic Occupancy metrics for its improved portfolio summarized by asset class – and the corresponding occupancy metrics for a category of properties that were owned and operated for the entirety of the prior calendar year and current period, to date ("Same-Store" as more fully described below) – as of June 30, 2021 and 2020 were as follows:

Leased Occupancy
	As of	As of	Basis Point Change
	June 30, 2021	June 30, 2020
Retail	92.3%	93.3%	(100)
Industrial	97.8%	97.7%	10
Office	91.6%	93.7%	(210)
Total Improved Portfolio	94.0%	94.7%	(70)

Economic Occupancy
	As of	As of	Basis Point Change
	June 30, 2021	June 30, 2020
Retail	89.6%	92.0%	(240)
Industrial	97.7%	97.3%	40
Office	90.7%	92.3%	(160)
Total Improved Portfolio	92.2%	93.7%	(150)

Same-Store Leased Occupancy
	As of	As of	Basis Point Change
	June 30, 2021	June 30, 2020
Retail	92.2%	93.3%	(110)
Industrial	97.8%	97.7%	10
Office	91.6%	93.7%	(210)
Total Improved Portfolio	94.0%	94.7%	(70)

Same-Store Economic Occupancy
	As of	As of	Basis Point Change
	June 30, 2021	June 30, 2020
Retail	89.7%	92.0%	(230)
Industrial	97.7%	97.3%	40
Office	90.7%	92.3%	(160)
Total Improved Portfolio	92.3%	93.7%	(140)

Land Operations

Trends, events and uncertainties

The composition of real estate sales in any given period can be diverse and has historically included developed residential real estate, developable subdivision lots, undeveloped land, and/or property sold under threat of condemnation. Further, the timing of property or parcel sales has affected and can significantly affect operating results in a given period.

32

Additionally, the operating profit reported in each period does not necessarily follow a percentage of sales trend because the cost basis of property sold can differ significantly between transactions. For example, the sale of undeveloped land and vacant parcels in Hawai‘i may result in higher margins than the sale of developed property due to the low historical cost basis of the Company's land owned in Hawai‘i.

As a result, direct year-over-year comparison of the Land Operations segment results may not provide a consistent, measurable indicator of future performance. Further, Land Operations revenue trends, cash flows from the sales of real estate, and the amounts of real estate developments for sale on the Company's condensed consolidated balance sheet do not necessarily indicate future profitability trends for this segment.

Financial results - Second quarter of 2021 compared with 2020

Results of operations for the second quarter ended June 30, 2021 and 2020 were as follows:

	Three Months Ended June 30,
(amounts in millions; unaudited)	2021		2020
Development sales revenue	$	11.2	$	2.3
Unimproved/other property sales revenue	—		1.6
Other operating revenue1	4.8		5.2
Total Land Operations operating revenue2	16.0		9.1
Land Operations operating costs and expenses3	(10.6)		(3.0)
Selling, general and administrative	(1.0)		(1.1)
Earnings (loss) from joint ventures	5.3		(0.7)
Interest and other income (expense), net	(0.6)		(0.3)
Total Land Operations operating profit (loss)2	$	9.1	$	4.0
1 Other operating revenue includes revenue related to trucking, renewable energy and diversified agriculture.
2 As described elsewhere in this Form 10-Q, during the current year, the Company changed the composition of its reportable segments which caused reported amounts (i.e., revenue and operating profit) in the historical period to be reclassified from Land Operations to Materials & Construction. All comparable information for the historical periods has been restated to reflect the impact of these changes.
3 Includes intersegment operating charges primarily from CRE that are eliminated in the consolidated results of operations.

Second quarter of 2021: Land Operations revenue during the second quarter ended June 30, 2021 was $16.0 million and included the sale of a development parcel at Maui Business Park. Revenue also included other operating revenue related to the Company's legacy business activities in the Land Operations segment (primarily trucking service and renewable energy).

Land Operations operating profit of $9.1 million during the second quarter ended June 30, 2021 was primarily composed of the margins on the aforementioned sales activity, as well as profits generated from the operations of the segment's other legacy business activities. Earnings from joint ventures of $5.3 million during the second quarter ended June 30, 2021 was primarily driven by profitable closings at the Kukui‘ula joint venture projects in the period (discussion of cash distributed to the Company from the joint venture projects is included below).

Second quarter of 2020: Operating revenue was $9.1 million and included the sales of a development parcel at Maui Business Park, as well as sales of unimproved parcels on the islands of Maui and Kauai. Revenue also included other operating revenues related to the Company's legacy business activities in the Land Operations segment (e.g., trucking service, renewable energy and diversified agribusiness operations).

Land Operations operating profit of $4.0 million during the second quarter ended June 30, 2020 was due primarily to the impact of favorable resolutions to certain contingent liabilities recorded in connection with the sale of agricultural land on Maui in 2018, margins realized for the sales activity previously described, as well as profits generated from the operations of the segment's other legacy business activities.

33

Financial Results - First six months of 2021 compared with 2020

	Six Months Ended June 30,
(amounts in millions; unaudited)	2021		2020
Development sales revenue	$	11.2	$	5.9
Unimproved/other property sales revenue	11.3		3.7
Other operating revenue1	10.6		10.5
Total Land Operations operating revenue2	33.1		20.1
Land Operations operating costs and expenses3	(18.8)		(11.1)
Selling, general and administrative	(1.9)		(2.3)
Gain (loss) on disposal of assets, net	0.1		—
Earnings (loss) from joint ventures	8.9		2.3
Interest and other income (expense), net	(0.9)		(0.5)
Total Land Operations operating profit (loss)2	$	20.5	$	8.5
1 Other operating revenue includes revenue related to trucking, renewable energy and diversified agriculture.
2 As described elsewhere in this Form 10-Q, during the current year, the Company changed the composition of its reportable segments which caused reported amounts (i.e., revenue and operating profit) in the historical period to be reclassified from Land Operations to Materials & Construction. All comparable information for the historical periods has been restated to reflect the impact of these changes.
3 Includes intersegment operating charges primarily from CRE that are eliminated in the consolidated results of operations.

First six months of 2021: Land Operations revenue during the six months ended June 30, 2021 was $33.1 million and included the sale of development parcels at Maui Business Park, as well as unimproved and other land sales on the islands of Kauai and Maui. Revenue also included other operating revenue related to the Company's legacy business activities in the Land Operations segment (primarily trucking service and renewable energy).

Land Operations operating profit of $20.5 million during the six months ended June 30, 2021 was composed of the margins on the sales noted above, as well as profits generated from the operations of the segment's other legacy business activities. Earnings from joint ventures of $8.9 million during the six months ended June 30, 2021 was primarily driven by profitable closings at the Kukui‘ula joint venture projects in the period (discussion of cash distributed to the Company from the joint venture projects is included below).

First six months of 2020: Land Operations revenue was $20.1 million and included the sales of development parcels at Maui Business Park and unimproved land sales on the islands of Kauai and Maui. Revenue also included other operating revenues related to the Company's legacy business activities in the Land Operations segment (e.g., trucking service, renewable energy, and diversified agribusiness operations).

Operating profit of $8.5 million during the six months ended June 30, 2020 was composed of the margins on the sales noted above, as well as profits generated from the operations of the segment's other legacy business activities. Other drivers of operating profit in the quarter included favorable outcomes for contingent liabilities recorded as part of the sale of agricultural land on Maui in 2018 that were resolved as of June 30, 2020.

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Materials & Construction

Financial results - Second quarter of 2021 compared with 2020

Results of operations for the second quarter ended June 30, 2021 and 2020 were as follows:

(dollars in millions; unaudited)	Three Months Ended June 30,						2021 vs 2020
	2021			2020			$		%
Materials & Construction
Operating revenue1	$	30.0		$	30.8		$	(0.8)	(2.6)%
Operating costs and expenses	(28.7)			(28.2)			(0.5)		1.8%
Selling, general and administrative	(3.9)			(3.9)			—		—%
Intersegment operating charges, net2	(0.4)			(0.7)			0.3		(42.9)%
Impairment of assets	—			(5.6)			5.6		NM
Gain (loss) on disposal of assets, net	0.1			—			0.1		NM
Income (loss) related to joint ventures	0.9			0.6			0.3		50.0%
Interest and other income (expense), net	0.1			0.1			—		—%
Materials & Construction operating profit (loss)1	$	(1.9)		$	(6.9)		$	5.0	(72.5)%
Operating margin percentage	(6.3)		%	(22.4)		%
Impairment of assets	$	—		$	5.6		$	(5.6)	NM
Depreciation and amortization	$	2.8		$	2.6		$	0.2	7.7%
Backlog at period end3	$	144.3		$	112.3		$	32.0	28.5%
1 As described elsewhere in this Form 10-Q, during the current year, the Company changed the composition of its reportable segments which caused reported amounts (i.e., revenue and operating profit) in the historical period to be reclassified from Land Operations to Materials & Construction. All comparable information for the historical periods has been restated to reflect the impact of these changes.
2 Intersegment operating charges, net for Materials & Construction represent amounts primarily from the Commercial Real Estate segment and are eliminated in the consolidated results of operations.
3 Backlog represents the total amount of revenue that Grace Pacific and Maui Paving, LLC, a 50-percent-owned unconsolidated affiliate, expect to realize on contracts awarded. Backlog primarily consists of asphalt paving and, to a lesser extent, Grace Pacific’s consolidated revenue from its construction-and traffic control-related products. Backlog includes estimated revenue from the remaining portion of contracts not yet completed, as well as revenue from approved change orders. The length of time that projects remain in backlog can span from a few days for a small volume of work to 36 months for large paving contracts and contracts performed in phases. This amount includes opportunity backlog consisting of contracts in which Grace Pacific has been confirmed to be the lowest bidder at the time of this disclosure (such amounts were $73.1 million and $55.0 million as of June 30, 2021 and 2020, respectively). Circumstances outside the Company's control such as procurement or technical protests may arise that prevent the finalization of such contracts. Maui Paving's backlog as of June 30, 2021 and 2020 was $8.3 million and $6.8 million, respectively.

Materials & Construction revenue was $30.0 million for the second quarter ended June 30, 2021, compared to $30.8 million for the second quarter ended June 30, 2020. Operating loss was $1.9 million for the second quarter ended June 30, 2021, compared to operating loss of $6.9 million for the second quarter ended June 30, 2020. During the quarter ended June 30, 2021, the segment operating loss was due primarily to the impact of low paving volumes. During the quarter ended June 30, 2020, the segment operating loss was primarily driven by a write-down of $5.6 million that the Company recorded in advance of, but in connection with, the Company's sale of its 51% interest in GPRM (based on fair value less cost to sell) at the end of the quarter. The remaining operating loss incurred during the second quarter of 2020 was due primarily to the impact of low paving volumes due in part to government agency-imposed delays and the impact of COVID-19.

The Company is continuing to monitor the performance of the M&C segment in the context of the overall industry and economy as impacted by the COVID-19 pandemic. However, based on the inherent uncertainty in the general economic environment, there can be no assurance that the carrying values associated with the long-lived assets and goodwill will be recoverable and impairments on such long-lived assets and goodwill may be required.

As of June 30, 2021 and 2020, backlog was $144.3 million and $112.3 million, respectively. The increase in backlog from June 30, 2020 to June 30, 2021 was primarily driven by an increase in the amount of marketed bid opportunities and an improvement in the rate of bids won by the Company.

35

Financial Results - First six months of 2021 compared with 2020

(dollars in millions, tons delivered in thousands; unaudited)	Six Months Ended June 30,
	2021			2020			$ Change		Change
Materials & Construction
Operating revenue1	$	54.0		$	57.2		$	(3.2)	(5.6)%
Operating costs and expenses	(52.4)			(53.2)			0.8		(1.5)%
Selling, general and administrative	(7.8)			(8.4)			0.6		(7.1)%
Intersegment operating charges, net2	(0.6)			(1.3)			0.7		(53.8)%
Impairment of assets	—			(5.6)			5.6		(100.0)%
Gain (loss) on disposal of assets, net	0.1			—			0.1		NM
Income (loss) related to joint ventures	0.7			0.9			(0.2)		(22.2)%
Interest and other income (expense), net	0.1			0.2			(0.1)		(50.0)%
Materials & Construction operating profit (loss)1	$	(5.9)		$	(10.2)		$	4.3	(42.2)%
Operating margin percentage	(10.9)		%	(17.8)		%
Impairment of assets	$	—		$	5.6		$	(5.6)	(100.0)%
Depreciation and amortization	$	5.4		$	5.4		$	—	—%
1 As described elsewhere in this Form 10-Q, during the current year, the Company changed the composition of its reportable segments which caused reported amounts (i.e., revenue and operating profit) in the historical period to be reclassified from Land Operations to Materials & Construction. All comparable information for the historical periods has been restated to reflect the impact of these changes.
2 Intersegment operating charges, net for Materials & Construction is primarily from the Commercial Real Estate segment and are eliminated in the consolidated results of operations.

Materials & Construction revenue was $54.0 million for the six months ended June 30, 2021, compared to $57.2 million for the six months ended June 30, 2020. Operating loss was $5.9 million for the six months ended June 30, 2021, compared to operating loss of $10.2 million for the six months ended June 30, 2020. During the six months ended June 30, 2021, the segment operating loss was primarily driven by low paving volumes due to project delays. During the six months ended June 30, 2020, the segment operating loss of $10.2 million was primarily driven by the write-down of $5.6 million (based on fair value less cost to sell) related to GPRM that was recorded in advance of the sale and disposal consummated at the close of the quarter ended June 30, 2020. The remaining operating loss was primarily due to the impact of low paving volumes due in part to government agency-imposed delays and the impact of COVID-19 (including travel restrictions and resource availability for projects on neighboring islands).

Use of Non-GAAP Financial Measures

The Company uses non-GAAP measures when evaluating operating performance because management believes that they provide additional insight into the Company's and segments' core operating results, and/or the underlying business trends affecting performance on a consistent and comparable basis from period to period. These measures generally are provided to investors as an additional means of evaluating the performance of ongoing core operations. The non-GAAP financial information presented herein should be considered supplemental to, and not as a substitute for or superior to, financial measures calculated in accordance with GAAP.

FFO is presented by the Company as a widely used non-GAAP measure of operating performance for real estate companies. FFO is defined by the National Association of Real Estate Investment Trusts ("Nareit") December 2018 Financial Standards White Paper as follows: net income (calculated in accordance with GAAP), excluding (1) depreciation and amortization related to real estate, (2) gains and losses from the sale of certain real estate assets, (3) gains and losses from change in control and (4) impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity.

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The Company believes that, subject to the following limitations, FFO provides a supplemental measure to net income (calculated in accordance with GAAP) for comparing its performance and operations to those of other REITs. FFO does not represent an alternative to net income calculated in accordance with GAAP. In addition, FFO does not represent cash generated from operating activities in accordance with GAAP, nor does it represent cash available to pay distributions and should not be considered as an alternative to cash flow from operating activities, determined in accordance with GAAP, as a measure of the Company’s liquidity. The Company presents different forms of FFO:

•"Core FFO" represents a non-GAAP measure relevant to the operating performance of the Company's commercial real estate business (i.e., its core business). Core FFO is calculated by adjusting CRE operating profit to exclude items noted above (i.e., depreciation and amortization related to real estate included in CRE operating profit) and to make further adjustments to include expenses not included in CRE operating profit but that are necessary to accurately reflect the operating performance of its core business (i.e., corporate expenses and interest expense attributable to this core business) or to exclude items that are non-recurring, infrequent, unusual and unrelated to the core business operating performance (i.e., not likely to recur within two years or has not occurred within the prior two years). The Company believes such adjustments facilitate the comparable measurement of the Company's core operating performance over time. The Company believes that Core FFO, which is a supplemental non-GAAP financial measure, provides an additional and useful means to assess and compare the operating performance of REITs.

•FFO represents the Nareit-defined non-GAAP measure for the operating performance of the Company as a whole. The Company's calculation refers to net income (loss) available to A&B common shareholders as its starting point in the calculation of FFO.

The Company presents both non-GAAP measures and reconciles each to the most directly-comparable GAAP measure as well as reconciling FFO to Core FFO. The Company's FFO and Core FFO may not be comparable to FFO non-GAAP measures reported by other REITs. These other REITs may not define the term in accordance with the current Nareit definition or may interpret the current Nareit definition differently.

NOI is a non-GAAP measure used internally in evaluating the unlevered performance of the Company's Commercial Real Estate portfolio. The Company believes NOI provides useful information to investors regarding the Company's financial condition and results of operations because it reflects only the contract-based income and cash-based expense items that are incurred at the property level. When compared across periods, NOI can be used to determine trends in earnings of the Company's properties as this measure is not affected by non-contract-based revenue (e.g., straight-line lease adjustments required under GAAP); by non-cash expense recognition items (e.g., the impact of depreciation and amortization expense or impairments); or by other expenses or gains or losses that do not directly relate to the Company's ownership and operations of the properties (e.g., indirect selling, general, administrative and other expenses, as well as lease termination income). The Company believes the exclusion of these items from operating profit (loss) is useful because the resulting measure captures the contract-based revenue that is realizable (i.e., assuming collectability is deemed probable) and the direct property-related expenses paid or payable in cash that are incurred in operating the Company's Commercial Real Estate portfolio, as well as trends in occupancy rates, rental rates and operating costs. NOI should not be viewed as a substitute for, or superior to, financial measures calculated in accordance with GAAP.

NOI represents total Commercial Real Estate contract-based operating revenue that is realizable (i.e., assuming collectability is deemed probable) less the direct property-related operating expenses paid or payable in cash. The calculation of NOI excludes the impact of depreciation and amortization (e.g., depreciation related to capitalized costs for improved properties, other capital expenditures for building/area improvements and tenant space improvements, as well as amortization of leasing commissions); straight-line lease adjustments (including amortization of lease incentives); amortization of favorable/unfavorable lease assets/liabilities; lease termination income; interest and other income (expense), net; selling, general, administrative and other expenses (not directly associated with the property); and impairment of commercial real estate assets.

The Company reports NOI and Occupancy on a Same-Store basis, which includes the results of properties that were owned and operated for the entirety of the prior calendar year and current reporting period, year-to-date. The Same-Store pool excludes properties under development or redevelopment and also excludes properties acquired or sold during either of the comparable reporting periods. While there is management judgment involved in classifications, new developments and redevelopments are moved into the Same-Store pool after one full calendar year of stabilized operation. Properties included in held for sale are excluded from Same-Store.

The Company believes that reporting on a Same-Store basis provides investors with additional information regarding the operating performance of comparable assets separate from other factors (such as the effect of developments, redevelopments, acquisitions or dispositions).

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To emphasize, the Company's methods of calculating non-GAAP measures may differ from methods employed by other companies and thus may not be comparable to such other companies.

Reconciliations of net income (loss) available to A&B common shareholders to FFO and Core FFO for the three and six months ended June 30, 2021 and 2020 are as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Net income (loss) available to A&B common shareholders	$	12.8	$	(4.7)	$	22.7	$	1.5
Depreciation and amortization of commercial real estate properties	9.5		10.6		19.0		20.8
Gain on the disposal of commercial real estate properties, net	—		—		(0.2)		(0.5)
FFO	$	22.3	$	5.9	$	41.5	$	21.8
Exclude items not related to core business:
Land Operations Operating (Profit)	(9.1)		(4.0)		(20.5)		(8.5)
Materials & Construction Operating (Profit) Loss	1.9		6.9		5.9		10.2
Loss from discontinued operations	0.1		0.6		0.1		0.8
Income (loss) attributable to noncontrolling interest	0.2		—		0.2		(0.6)
Income tax expense (benefit)	—		—		0.1		—
Non-core business interest expense	3.1		3.7		6.6		7.7
Core FFO	$	18.5	$	13.1	$	33.9	$	31.4

Reconciliations of Core FFO starting from CRE operating profit for the three and six months ended June 30, 2021 and 2020 are as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
CRE Operating Profit	$	18.6	$	8.9	$	34.0	$	26.9
Depreciation and amortization of commercial real estate properties	9.5		10.6		19.0		20.8
Corporate and other expense	(6.0)		(2.3)		(12.0)		(8.4)
Core business interest expense	(3.6)		(4.1)		(7.1)		(7.9)
Core FFO	$	18.5	$	13.1	$	33.9	$	31.4

Reconciliations of Commercial Real Estate operating profit to Commercial Real Estate NOI for the three and six months ended June 30, 2021 and 2020 are as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Commercial Real Estate Operating Profit (Loss)	$	18.6	$	8.9	$	34.0	$	26.9
Plus: Depreciation and amortization	9.5		10.6		19.0		20.8
Less: Straight-line lease adjustments	(1.0)		1.3		(1.8)		0.5
Less: Favorable/(unfavorable) lease amortization	(0.2)		(0.5)		(0.4)		(0.7)
Plus: Other (income)/expense, net	(0.1)		0.1		(0.2)		(0.3)
Plus: Selling, general, administrative and other expenses	1.7		1.8		3.2		3.9
Commercial Real Estate NOI	28.5		22.2		53.8		51.1
Less: NOI from acquisitions, dispositions, and other adjustments	(0.7)		(0.6)		(1.3)		(1.2)
Same-Store NOI	$	27.8	$	21.6	$	52.5	$	49.9

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Liquidity and Capital Resources

Overview

The Company's principal sources of liquidity to meet its business requirements and plans both in the short-term (i.e., the next twelve months from June 30, 2021) and long-term (i.e., beyond the next twelve months) have generally been cash provided by operating activities; available cash and cash equivalents; and borrowing capacity under its various credit facilities. The Company's primary liquidity needs for its business requirements and plans have generally been supporting its known contractual obligations and also funding capital expenditures; shareholder distributions; and working capital needs.

As of June 30, 2021, there have been no material changes in the Company's ability to generate and obtain adequate amounts of cash to meet its business requirements and plans in the short-term and long-term from the end of the preceding fiscal year ended December 31, 2020.

Known contractual obligations

A description of material contractual commitments is contained in the Notes to Consolidated Financial Statements included in Part II, Item 8 of the 2020 Form 10-K, and relates to the Company's Notes payable and other debt, Operating lease liabilities and Accrued pension and post-retirement benefits. In addition, a description of other material cash requirements, including capital expenditures, is provided in Management's Discussion and Analysis of Financial Condition and Results of Operations included in Part II, Item 7 of the 2020 Form 10-K, and includes contractual interest payments for Notes payable and other debt as well as amounts to be spent on contractual non-cancellable purchase obligations (that specifies all significant terms, including fixed or minimum quantities to be purchased, pricing structure and approximate timing of the transaction that are not recorded as liabilities in the consolidated balance sheet).

As of June 30, 2021, there have been no material changes in the Company's known contractual obligations from the end of the preceding fiscal year ended December 31, 2020. Refer to Note 6, Note 11 and Note 13 in this report for further discussion.

As noted above, regarding the approved plan to effect the termination of the Defined Benefit Plans, in 2022, after receiving approval from the IRS and the PBGC and following completion of the limited lump-sum offering, the Company expects to make an additional cash contribution in order to fully fund the Defined Benefit Plans on a plan termination basis, followed by the purchase of annuity contracts to transfer its remaining liabilities under the Defined Benefit Plans. These additional cash contributions are expected to range between $25 million and $40 million. However, the actual amount of this cash contribution requirement will depend upon the nature and timing of participant settlements, interest rates, as well as prevailing market conditions.

Further, a description of other commitments, contingencies and off-balance sheet arrangements is contained in the Notes to Consolidated Financial Statements included in Part II, Item 8 of the 2020 Form 10-K. As of June 30, 2021, there have been no material changes in the Company's other commitments, contingencies and off-balance sheet arrangements from the end of the preceding fiscal year ended December 31, 2020. Refer to Note 8 in this report for further discussion.

Sources of liquidity

As noted above, one of the Company's principal sources of liquidity has been cash flows provided by operations, which were $59.6 million for the six months ended June 30, 2021, primarily driven in the current year by cash generated from the Commercial Real Estate segment (the Company's core business). Total cash flows provided by operations increased as compared to the prior year comparable period ($28.2 million for the six months ended June 30, 2020) primarily due to the aforementioned higher cash collections generated from the Commercial Real Estate segment, as well as higher cash flows provided by operations from the Land Operations and Materials & Construction segments. Total cash flows in future periods, may be subject to variation from the Land Operations segment due to the varying activity in completing sales on remaining non-core assets as part of the Company's continued execution on its simplification strategy.

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The Company's other primary sources of liquidity includes its cash on-hand of $19.9 million as of June 30, 2021 and the Company's revolving credit and term facilities, which provide liquidity and flexibility on a short-term (i.e., the next twelve months from June 30, 2021), as well as long-term basis. With respect to the revolving credit facility for general A&B purposes, as of June 30, 2021, the Company had $26.0 million of borrowings outstanding, $1.1 million letters of credit issued against and $422.9 million of available capacity on such revolving credit facility (which currently has a term through September 15, 2022). Further, other sources of liquidity for the Company include trade receivables, contracts retention, and inventories (excluding parts, materials and supplies), totaling $47.8 million at June 30, 2021. As of June 30, 2021, there were no material changes to the Company's other primary sources of liquidity from the end of the preceding fiscal year ended December 31, 2020.

Other uses (or sources) of liquidity

The Company may use (or, in some periods, generate) cash through various investing activities or financing activities. Net cash provided by investing activities was $15.0 million for the six months ended June 30, 2021, as compared to net cash provided of $3.8 million for the six months ended June 30, 2020. The increase in net cash provided by investing activities during the six months ended June 30, 2021 was primarily driven by distributions from the Company's land development joint ventures, including $24.0 million in distributions from its Kukui‘ula joint venture projects.

Cash used in investing activities during the period is primarily composed of capital expenditures. During the six months ended June 30, 2021 the Company had capital expenditures for property, plant and equipment of $14.8 million. As it relates to the CRE segment (i.e., its core business), the Company differentiates capital expenditures as follows (based on management's perspective on discretionary versus non-discretionary areas of spending for its CRE business):

•Growth Capital Expenditures: Property acquisition, development and redevelopment activity to generate income and cash flow growth.

•Maintenance Capital Expenditures: Activity necessary to maintain building value, the current income stream and position in the market.

Capital expenditures for the respective periods for all segments were as follows:

	Six Months Ended June 30,
(dollars in millions; unaudited)	2021		2020		Change
CRE property acquisitions, development and redevelopment	$	8.1	$	5.5	47.3%
Building/area improvements (Maintenance Capital Expenditures)	2.6		2.3		13.0%
Tenant space improvements (Maintenance Capital Expenditures)	0.9		1.3		(30.8)%
Quarrying and paving	2.8		1.1		154.5%
Agribusiness and other	0.4		0.7		(42.9)%
Total capital expenditures1	$	14.8	$	10.9	35.8%

1 Excludes capital expenditures for real estate developments to be held and sold as real estate development inventory, which are classified in the condensed consolidated statement of cash flows as operating activities and are excluded from the tables above.

Given the uncertainty around the duration and economic impact of the COVID-19 pandemic, the Company is not able to project capital expenditures for 2021 related to any of its segments. However, for 2021, the Company anticipates activity related to property acquisitions, development and redevelopment and building/area improvements and tenant space improvements to be higher than 2020 expenditures.

Net cash flows used in financing activities was $111.9 million for the six months ended June 30, 2021, as compared to net cash provided by financing activities for the six months ended June 30, 2020 of $49.0 million. The change in cash flows from financing activities in 2021 as compared to 2020 was due primarily to prior year activity (the Company drawing $120 million on its credit facility as a safeguard due to uncertainty caused by the COVID-19 pandemic during the first quarter ended March 31, 2020) as compared to current year activity (most notably, the Company making $85 million in payments on its credit facility in the six months ended June 30, 2021, in addition to dividend payments).

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Other capital resource matters

The Company frequently utilizes §1031 or §1033 of the Internal Revenue Code of 1986, as amended (the "Code"), to obtain tax-deferral treatment when qualifying real estate assets are sold or become subject to involuntary conversion and the resulting proceeds are reinvested in replacement properties within the required time period. Proceeds from potential tax-deferred sales under §1031 of the Code are held in escrow (and presented as part of Restricted cash on the consolidated balance sheets) pending future reinvestment or are returned to the Company for general use if eligibility for tax-deferral treatment based on the required time period lapses. The proceeds from involuntary conversions under §1033 of the Code are held by the Company until the funds are redeployed.

During the six months ended June 30, 2021, the Company did not complete any transactions that would give rise to cash proceeds from sales or involuntary conversion activity that qualified under §1031 or §1033 of the Code. Further, during the six months ended June 30, 2021, there were no acquisitions utilizing eligible/available proceeds from tax-deferred sales or involuntary conversions.

As of June 30, 2021, there are no amounts from tax-deferred sales that are available for use and have not been reinvested under §1031 of the Code. As of June 30, 2021, the Company holds approximately $14.3 million from tax-deferred involuntary conversions that had not yet been reinvested under §1033 of the Code.

Trends, events and uncertainties

As noted above, the COVID-19 pandemic has adversely impacted the global economy; has contributed to significant volatility in financial markets; and both its near-term and long-term economic impacts remain uncertain. This uncertainty includes the potential need for additional capital resources to maintain the Company's business and operations during a period of potential declining or delayed rent payments from CRE tenants and/or potential declining revenue from its other businesses.

The Company's ability to retain outstanding borrowings and utilize remaining amounts available under its revolving credit facility will depend on its continued compliance with the applicable financial covenants and other terms of the Company's notes payable and other debt arrangements. The Company was in compliance with its financial covenants for all outstanding balances as of June 30, 2021. However, as a result of the various uncertainties and factors surrounding COVID-19, the Company may be unable to continue to maintain compliance with certain of its financial covenants. Failure to maintain compliance with its financial covenants or obtain waivers or agree to modifications with its lenders would have a material adverse impact on the Company's financial condition. The Company intends to closely monitor the impact of COVID-19 on its business and intends to operate in compliance with these covenants or seek to obtain waivers or modifications to these financial covenants to enable the Company to maintain compliance.

Based on its current outlook, the Company believes that funds generated from cash provided by operating activities; available cash and cash equivalent balances; and borrowing capacity under its various credit facilities will be sufficient to meet the needs of the Company's business requirements and plans both in the short-term (i.e., the next twelve months from June 30, 2021) and long-term (i.e., beyond the next twelve months). There can be no assurance, however, that the Company will continue to generate cash flows at or above current levels or that it will be able to maintain its ability to borrow under its available credit facilities. As the circumstances underlying its current outlook may change, the Company will continue to actively monitor the situation and may take further actions that it determines is in the best interest of its business, financial condition and liquidity and capital resources.

Other Matters

Critical accounting estimates

The preparation of financial statements in conformity with accounting principles generally accepted in the United States of America, upon which Management's Discussion and Analysis is based, requires that management exercise judgment when making estimates and assumptions about future events that may affect the amounts reported in the financial statements and accompanying notes. Future events and their effects cannot be determined with absolute certainty and actual results will, inevitably, differ from those critical accounting estimates. These differences could be material. The most significant accounting estimates inherent in the preparation of the Company's financial statements were described in Management's Discussion and Analysis of Financial Condition and Results of Operations contained in the Company's 2020 Form 10-K.

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New accounting pronouncements 

Refer to Notes to Consolidated Financial Statements, included in Part 1, Item 1 of this report, for a full description of the impact of recently issued accounting standards, which is incorporated herein by reference, including the expected dates of adoption and estimated effects on the Company's results of operations and financial condition.

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ITEM 3. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK

Information concerning market risk is incorporated herein by reference to Item 7A of the Company's Form 10-K for the fiscal year ended December 31, 2020. There have been no material changes in the quantitative and qualitative disclosures about market risk since December 31, 2020.

ITEM 4. CONTROLS AND PROCEDURES

Disclosure Controls and Procedures

The Company's management, with the participation of the Company's Chief Executive Officer and Chief Financial Officer, has evaluated the effectiveness of the Company's disclosure controls and procedures (as such term is defined in Rules 13a-15(e) and 15d-15(e) under the Exchange Act) as of the end of the period covered by this report. Based on such evaluation, the Company's Chief Executive Officer and Chief Financial Officer have concluded that, as of June 30, 2021, the Company’s disclosure controls and procedures were effective.

Internal Control Over Financial Reporting

There have not been any changes in the Company's internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) during the Company's fiscal second quarter that have materially affected, or are reasonably likely to materially affect, the Company's internal control over financial reporting.

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PART II. OTHER INFORMATION

ITEM 1. LEGAL PROCEEDINGS

The information set forth under the "Legal Proceedings and Other Contingencies" section in Note 8 of Notes to Condensed Consolidated Financial Statements, included in Part I, Item 1 of this report, is incorporated herein by reference.

ITEM 1A. RISK FACTORS

There have been no material changes to the risk factors previously disclosed in Item 1A. "Risk Factors" in the Company's most recent annual report on Form 10-K.

ITEM 2. UNREGISTERED SALES OF EQUITY SECURITIES AND USE OF PROCEEDS

There were no equity securities sold by the Company during the period covered by this report that were not registered under the Securities Act.

In February 2020, the Company's Board of Directors authorized the Company to repurchase up to $150 million of its common stock beginning on February 25, 2020 and ending on December 31, 2021. There were no purchases or repurchases of equity securities made by or on behalf of the Company in 2021 or 2020 under such plan.

ITEM 4. MINE SAFETY DISCLOSURES

The information concerning mine safety violations or other regulatory matters required by Section 1503(a) of the Dodd-Frank Wall Street Reform and Consumer Protection Act and Item 104 of Regulations S-K (17 CFR 229.104) is included in Exhibit 95 to this periodic report on Form 10-Q.

ITEM 5. OTHER INFORMATION

The other information presented below is being filed as a result of the retrospective presentation and disclosure requirements for segment disclosures. The Company will be required to reflect these changes in presentation and disclosure for all periods presented in future filings with the SEC. The summarized information below includes changes to the Company’s results for the years ended December 31, 2020, 2019, and 2018.

This information is intended to assist investors in making comparisons of the Company’s historical financial information with future financial information. The reported financial information below has been revised to conform to the current presentation.

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Segment Realignment

During the first quarter ended March 31, 2021, the chief operating decision maker began reviewing the segments structure of its internal organization in a manner that caused the composition of its reportable segments to change. Specifically, the change resulted from a reorganization to present the activity and results of operations of Company-owned quarries on the island of Maui (utilized and operated by third parties who pay for such extraction rights under operating agreements), which historically have been included in the results of Land Operations and are now included in the results of Materials & Construction. The segment financial data for 2020, 2019 and 2018 has been adjusted to reflect this change and was first reported in our Form 10-Q for the quarterly period ended March 31, 2021.

If the aforementioned change in segments was in effect at December 31, 2020, the Operating Revenue and Operating Profit (Loss) for Materials & Construction would have increased by $1.9 million, $1.9 million and $2.0 million for the years ended December 31, 2020, 2019, and 2018, respectively, while Land Operations would have decreased by these same amounts. Additionally, related party revenues earned from transactions with affiliates for Construction Contracts and Material Sales would have increased by $1.2 million and $0.9 million for the years ended December 31, 2020 and 2019, respectively, while Land Operations would have decreased by the same amount. There was no impact to related party revenue for the year ended December 31, 2018. The table below presents the results as if the segment change had been in effect for the noted periods.

	Year Ended December 31,
	2020		2019		2018
Operating Revenue:
Land Operations	$	38.7	$	112.2	$	287.5
Materials & Construction	$	116.6	$	162.4	$	216.6
Operating Profit (Loss):
Land Operations	$	15.4	$	18.9	$	(28.7)
Materials & Construction	$	(10.5)	$	(67.3)	$	(71.2)
Related Party Transactions:
Revenue - Land Operations	$	1.9	$	1.3	$	1.1
Revenue - Construction Contracts and Material Sales	$	8.6	$	11.4	$	16.6

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ITEM 6. EXHIBITS

EXHIBIT INDEX

10. Material Contracts

10.b.1.(v)    Amendment No. 1 to Alexander & Baldwin, Inc. Amended and Restated 2012 Incentive Compensation Plan, effective April 26, 2021.

*All exhibits listed under 10.b.1. are management contracts or compensatory plans or arrangements.

31.1    Certification of Chief Executive Officer, as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

31.2    Certification of Chief Financial Officer, as Adopted Pursuant to Section 302 of the Sarbanes-Oxley Act of 2002.

32    Certification of Chief Executive Officer and Chief Financial Officer Pursuant to 18 U.S.C. Section 1350, as Adopted Pursuant to Section 906 of the Sarbanes-Oxley Act of 2002.

95    Mine Safety Disclosure.

101    The following information from Alexander & Baldwin, Inc.'s Quarterly Report on Form 10-Q for the quarterly period ended June 30, 2021, formatted in XBRL (eXtensible Business Reporting Language): (i) Condensed Consolidated Balance Sheets as of June 30, 2021 and December 31, 2020; (ii) Condensed Consolidated Statements of Operations for the three and six months ended June 30, 2021 and 2020; (iii) Condensed Consolidated Statements of Comprehensive Income (Loss) for the three and six months ended June 30, 2021 and 2020; (iv) Condensed Consolidated Statements of Cash Flows for the six months ended June 30, 2021 and 2020; (v) Condensed Consolidated Statements of Equity for the three and six months ended June 30, 2021 and 2020; and (vi) Notes to Condensed Consolidated Financial Statements.

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SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned thereunto duly authorized.
	ALEXANDER & BALDWIN, INC.
July 30, 2021	By: /s/ Brett A. Brown
	Brett A. Brown
	Executive Vice President and Chief Financial Officer
July 30, 2021	By: /s/ Clayton K.Y. Chun
	Clayton K.Y. Chun
	Senior Vice President, Chief Accounting Officer and Controller

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EX-10.B.1.(V)

EXHIBIT 10.b.1.(v)

ALEXANDER & BALDWIN, INC.

AMENDMENT NO. 1 TO ALEXANDER & BALDWIN, INC.

AMENDED AND RESTATED 2012 INCENTIVE COMPENSATION PLAN

The Alexander & Baldwin, Inc. Amended and Restated 2012 Incentive Compensation Plan (the “Plan”), is hereby amended effective April 26, 2021.

1. The last paragraph of Section I.B.1. of Article 3 of the Plan is hereby amended in its entirety to read as follows:

“The foregoing minimum vesting requirements shall not be applicable to any Awards made under the Stock Issuance Program to an individual who is at the time of such Award serving solely in the capacity of a non-employee Board member; provided, however, that any Award made under the Stock Issuance Program to such non-employee Board member must have a minimum vesting period of at least one year (which for any Award granted on the date of an annual meeting of stockholders of the Corporation shall be deemed satisfied if such Award vests upon the earlier of (i) the non-employee Board member’s completion of one (1) year of Board service measured from the Award date or (ii) immediately prior to the first regular annual meeting of stockholders of the Corporation that occurs in the year following the year of the Award date), with not greater than monthly pro-rated vesting over that period.”

2. Section I.B. of Article 5 of the Plan is hereby amended in its entirety to read as follows:

“B. Vesting of Awards and Issuance of Shares. Each restricted stock unit award made under this Article Five prior to October 24, 2017 vested in a series of three (3) successive equal annual installments upon the non-employee Board member’s completion of each year of Board service over the three (3)-year period measured from the Award date. Each restricted stock unit award made under this Article Five on or after October 24, 2017 and prior to April 27, 2021 shall vest in full upon the non-employee Board member’s completion of one (1) year of Board service measured from the Award date. Each restricted stock unit award made under this Article Five on or after April 27, 2021 shall vest in full upon the earlier of (i) the non-employee Board member’s completion of one (1) year of Board service measured from the Award date or (ii) immediately prior to the first regular annual meeting of stockholders of the Corporation that occurs in the year following the year of the Award date. Notwithstanding the foregoing, should a non-employee Board member cease Board service by reason of (i) death or Permanent Disability or (ii) retirement at or after age seventy two (72), then each restricted stock unit award made to such individual under this Article Five and outstanding at the time of such cessation of Board service shall immediately vest in full at that time. The shares of Common Stock underlying each restricted stock unit award which vests in accordance with the foregoing vesting provisions shall be issued as they vest; provided, however, that the Plan Administrator may allow one or more non-employee Board members to defer, in accordance with the applicable requirements of Code Section 409A and the regulations thereunder, the issuance of the shares beyond the vesting date to a designated date or until cessation of Board service or an earlier Change in Control.”

EXHIBIT 10.b.1.(v)

3. Except as modified by this Amendment No. 1 to the Plan, all the terms and provisions of the Plan shall continue in full force and effect.

IN WITNESS WHEREOF, Alexander & Baldwin, Inc. has caused this Plan Amendment No. 1 to be executed on this April 22, 2021.

ALEXANDER & BALDWIN, INC.

By /s/ Derek T. Kanehira

Derek T. Kanehira

Its Senior Vice President

By /s/ Alyson J. Nakamura

Alyson J. Nakamura

Its Vice President & Secretary

EX-31.1

EXHIBIT 31.1

CERTIFICATION

I, Christopher J. Benjamin, certify that:

1.I have reviewed this Quarterly Report on Form 10-Q of Alexander & Baldwin, Inc.;

2.Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4.The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

(a)Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b)Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

(c)Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d)Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5.The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

(a)All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

(b)Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

		By  /s/ Christopher J. Benjamin
		Christopher J. Benjamin
		President and Chief Executive Officer
Date:	July 30, 2021

EX-31.2

EXHIBIT 31.2

CERTIFICATION

I, Brett A. Brown, certify that:

1.I have reviewed this Quarterly Report on Form 10-Q of Alexander & Baldwin, Inc.;

2.Based on my knowledge, this report does not contain any untrue statement of a material fact or omit to state a material fact necessary to make the statements made, in light of the circumstances under which such statements were made, not misleading with respect to the period covered by this report;

3.Based on my knowledge, the financial statements, and other financial information included in this report, fairly present in all material respects the financial condition, results of operations and cash flows of the registrant as of, and for, the periods presented in this report;

4.The registrant's other certifying officer(s) and I are responsible for establishing and maintaining disclosure controls and procedures (as defined in Exchange Act Rules 13a-15(e) and 15d-15(e)) and internal control over financial reporting (as defined in Exchange Act Rules 13a-15(f) and 15d-15(f)) for the registrant and have:

(a)Designed such disclosure controls and procedures, or caused such disclosure controls and procedures to be designed under our supervision, to ensure that material information relating to the registrant, including its consolidated subsidiaries, is made known to us by others within those entities, particularly during the period in which this report is being prepared;

(b)Designed such internal control over financial reporting, or caused such internal control over financial reporting to be designed under our supervision, to provide reasonable assurance regarding the reliability of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted accounting principles;

(c)Evaluated the effectiveness of the registrant's disclosure controls and procedures and presented in this report our conclusions about the effectiveness of the disclosure controls and procedures, as of the end of the period covered by this report based on such evaluation; and

(d)Disclosed in this report any change in the registrant's internal control over financial reporting that occurred during the registrant's most recent fiscal quarter (the registrant's fourth fiscal quarter in the case of an annual report) that has materially affected, or is reasonably likely to materially affect, the registrant's internal control over financial reporting; and

5.The registrant's other certifying officer(s) and I have disclosed, based on our most recent evaluation of internal control over financial reporting, to the registrant's auditors and the audit committee of the registrant's board of directors (or persons performing the equivalent functions):

(a)All significant deficiencies and material weaknesses in the design or operation of internal control over financial reporting which are reasonably likely to adversely affect the registrant's ability to record, process, summarize and report financial information; and

(b)Any fraud, whether or not material, that involves management or other employees who have a significant role in the registrant's internal control over financial reporting.

		By /s/ Brett A. Brown
		Brett A. Brown
		Executive Vice President and Chief Financial Officer
Date:	July 30, 2021

EX-32

EXHIBIT 32

Certification of Chief Executive Officer and

Chief Financial Officer Pursuant to

18 U.S.C. Section 1350, As Adopted Pursuant to

Section 906 of the Sarbanes-Oxley Act of 2002

In connection with the Quarterly Report on Form 10-Q of Alexander & Baldwin, Inc. (the "Company") for the quarterly period ended June 30, 2021, as filed with the Securities and Exchange Commission on the date hereof (the "Report"), Christopher J. Benjamin, as President and Chief Executive Officer of the Company, and Brett A. Brown, as Executive Vice President and Chief Financial Officer of the Company, each hereby certifies, pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002, that to their knowledge:

(1)The Report fully complies with the requirements of Section 13(a) or 15(d) of the Securities Exchange Act of 1934; and

(2)The information contained in the Report fairly presents, in all material respects, the financial condition and results of operations of the Company.

/s/ Christopher J. Benjamin
Name:	Christopher J. Benjamin
Title:	President and Chief Executive Officer
Date:	July 30, 2021

/s/ Brett A. Brown
Name:	Brett A. Brown
Title:	Executive Vice President and Chief Financial Officer
Date:	July 30, 2021

EX-95

EXHIBIT 95

MINE SAFETY DISCLOSURE

The operation of Grace Pacific LLC’s Makakilo Quarry (the “Quarry”) is subject to regulation by the federal Mine Safety and Health Administration (MSHA) under the Federal Mine Safety and Health Act of 1977 (the “Mine Act”). MSHA inspects the Quarry on a regular basis and issues various citations and orders when it believes a violation has occurred under the Mine Act. Whenever MSHA issues a citation or order, it also generally proposes a civil penalty, or fine, related to the alleged violation. Citations or orders can be contested and appealed, and as part of that process, are often reduced in severity and amount, and are sometimes dismissed.

Under the Dodd-Frank Wall Street Reform and Consumer Protection Act (the “Dodd-Frank Act”), the Company is required to present information regarding certain mining safety and health citations which MSHA has issued with respect to its mining operation in its periodic reports filed with the Securities and Exchange Commission (the “SEC”). We have provided information below in response to the rules and regulations of the SEC issued under Section 1503(a) of the Dodd-Frank Act.

The Dodd-Frank Act and the subsequent implementing regulation issued by the SEC require disclosure of the following categories of violations, orders and citations: (1) Section 104 S&S Citations, which are citations issued for violations of mandatory health or safety standards that could significantly and substantially contribute to the cause and effect of a mine safety or health hazard; (2) Section 104(b) Orders, which are orders issued upon a follow up inspection where the inspector finds the violation previously cited has not been totally abated in the prescribed time period; (3) Section 104(d) Citations and Orders, which are issued upon violations of mandatory health or safety standards caused by an unwarrantable failure of the operator to comply with the standards; (4) Section 110(b)(2) Violations, which result from the reckless and repeated failure to eliminate a known violation; (5) Section 107(a) Orders, which are given when MSHA determines that an imminent danger exists and results in an order of immediate withdrawal from the area of the mine affected by the condition; and (6) written notices from MSHA of a pattern of violations—or the potential to have such pattern—of mandatory health or safety standards that are of such nature as could have significantly and substantially contributed to the cause and effect of mine health or safety hazards under Section 104(e). In addition, the Dodd-Frank Act requires the disclosure of the total dollar value of proposed assessments from MSHA under the Mine Act and the total number of mining related fatalities. This information for the Quarry for the quarter ended June 30, 2021 is as follows:

Total Number of S&S Citations	0
Mine Act § 104(b) Orders	0
Mine Act § 104(d) Citations and Orders	0
Mine Act § 110(b)(2) Violations	0
Mine Act § 107(a) Orders	0
Total Dollar Value of Proposed MSHA Assessments	NA
Total Number of Mining Related Fatalities	0
Received Written Notice of Pattern of Violation under Mine Act §104(e) (yes/no)	No
Received Written Notice of Potential to Have Pattern under Mine Act §104(e) (yes/no)	No

As of June 30, 2021, there were no pending legal actions before the Federal Mine Safety and Health Review Commission involving the Quarry. No legal actions were instituted during the quarter ended June 30, 2021 and no legal actions were resolved during the quarter ended June 30, 2021.

XML

Cover Page	6 Months Ended
	Jun. 30, 2021 shares
Cover [Abstract]
Document Type	10-Q
Document Quarterly Report	true
Document Period End Date	Jun. 30, 2021
Document Transition Report	false
Entity File Number	001-35492
Entity Registrant Information	ALEXANDER & BALDWIN, INC.
Entity Incorporation, State or Country Code	HI
Entity Tax Identification Number	45-4849780
Entity Address, Address Line One	P. O. Box 3440,
Entity Address, City or Town	Honolulu,
Entity Address, State or Province	HI
Entity Address, Postal Zip Code	96801
City Area Code	808
Local Phone Number	525-6611
Title of 12(b) Security	Common Stock, without par value
Trading Symbol	ALEX
Security Exchange Name	NYSE
Entity Current Reporting Status	Yes
Entity Interactive Data Current	Yes
Entity Filer Category	Large Accelerated Filer
Entity Small Business	false
Entity Emerging Growth Company	false
Entity Shell Company	false
Entity Common Stock, Shares Outstanding (in shares)	72,516,749
Entity Central Index Key	0001545654
Current Fiscal Year End Date	--12-31
Document Fiscal Year Focus	2021
Document Fiscal Period Focus	Q2
Amendment Flag	false

XML

Condensed Consolidated Balance Sheets - USD ($) $ in Millions	Jun. 30, 2021	Dec. 31, 2020
Real estate investments
Real estate property	$ 1,564.6	$ 1,549.7
Accumulated depreciation	(167.8)	(154.4)
Real estate property, net	1,396.8	1,395.3
Real estate developments	68.8	75.7
Investments in real estate joint ventures and partnerships	116.8	134.1
Real estate intangible assets, net	56.4	61.9
Real estate investments, net	1,638.8	1,667.0
Cash and cash equivalents	19.9	57.2
Restricted cash	0.2	0.2
Accounts receivable and retention, net of allowance for credit losses and allowance for doubtful accounts of $2.3 million and $3.3 million as of June 30, 2021 and December 31, 2020, respectively	24.8	43.5
Inventories	24.1	18.4
Other property, net	108.4	110.8
Operating lease right-of-use assets	22.1	18.6
Goodwill	10.5	10.5
Other receivables, net of allowance for credit losses and allowance for doubtful accounts of $3.5 million and $3.9 million as of June 30, 2021 and December 31, 2020, respectively	16.7	14.2
Prepaid expenses and other assets	90.5	95.6
Total assets	1,956.0	2,036.0
Liabilities:
Notes payable and other debt	597.8	687.1
Accounts payable	12.4	9.8
Operating lease liabilities	21.9	18.4
Accrued pension and post-retirement benefits	35.2	34.7
Deferred revenue	70.7	66.9
Accrued and other liabilities	109.1	116.5
Total liabilities	847.1	933.4
Commitments and Contingencies (Note 8)
Redeemable Noncontrolling Interest	6.7	6.5
Equity:
Common stock - no par value; authorized, 150.0 million shares; outstanding, 72.5 million and 72.4 million shares at June 30, 2021 and December 31, 2020, respectively	1,807.5	1,805.5
Accumulated other comprehensive income (loss)	(56.1)	(60.0)
Distributions in excess of accumulated earnings	(649.2)	(649.4)
Total equity	1,102.2	1,096.1
Total liabilities and equity	$ 1,956.0	$ 2,036.0

XML

Condensed Consolidated Balance Sheets (Parenthetical) - USD ($) $ in Millions	Jun. 30, 2021	Dec. 31, 2020
Statement of Financial Position [Abstract]
Allowance for credit losses and allowance for doubtful accounts on Accounts receivable and retention	$ 2.3	$ 3.3
Allowance for credit losses and allowance for doubtful accounts on Other receivables	$ 3.5	$ 3.9
Common stock authorized (shares)	150,000,000.0	150,000,000.0
Common stock outstanding (shares)	72,500,000	72,400,000

XML

Condensed Consolidated Statements of Operations - USD ($) shares in Millions, $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020	Jun. 30, 2021	Jun. 30, 2020
Operating Revenue:
Total operating revenue	$ 89.3	$ 73.9	$ 170.3	$ 154.7
Operating Costs and Expenses:
Selling, general and administrative	12.4	9.0	24.6	22.8
Impairment of assets	0.0	5.6	0.0	5.6
Total operating costs and expenses	75.2	69.7	142.6	140.8
Gain (loss) on disposal of commercial real estate properties, net	0.0	0.0	0.2	0.5
Gain (loss) on disposal of non-core assets, net	0.1	0.0	0.2	0.0
Total gain (loss) on disposal of assets, net	0.1	0.0	0.4	0.5
Operating Income (Loss)	14.2	4.2	28.1	14.4
Other Income and (Expenses):
Income (loss) related to joint ventures	6.1	(0.1)	9.5	3.1
Interest and other income (expense), net (Note 2)	(0.5)	(0.4)	(0.8)	(0.2)
Interest expense	(6.7)	(7.8)	(13.7)	(15.6)
Income (Loss) from Continuing Operations Before Income Taxes	13.1	(4.1)	23.1	1.7
Income tax benefit (expense)	0.0	0.0	(0.1)	0.0
Income (Loss) from Continuing Operations	13.1	(4.1)	23.0	1.7
Income (loss) from discontinued operations, net of income taxes	(0.1)	(0.6)	(0.1)	(0.8)
Net Income (Loss)	13.0	(4.7)	22.9	0.9
Loss (income) attributable to noncontrolling interest	(0.2)	0.0	(0.2)	0.6
Net Income (Loss) Attributable to A&B Shareholders	$ 12.8	$ (4.7)	$ 22.7	$ 1.5
Basic Earnings (Loss) Per Share of Common Stock:
Continuing operations available to A&B shareholders (in dollars per share)	$ 0.18	$ (0.06)	$ 0.31	$ 0.03
Discontinued operations available to A&B shareholders (in dollars per share)	0.00	(0.01)	0.00	(0.01)
Net income (loss) available to A&B shareholders (in dollars per share)	0.18	(0.07)	0.31	0.02
Diluted Earnings (Loss) Per Share of Common Stock:
Continuing operations available to A&B shareholders (in dollars per share)	0.18	(0.06)	0.31	0.03
Discontinued operations available to A&B shareholders (in dollars per share)	(0.00)	(0.01)	(0.00)	(0.01)
Net income (loss) available to A&B shareholders (in dollars per share)	$ 0.18	$ (0.07)	$ 0.31	$ 0.02
Weighted-Average Number of Shares Outstanding:
Basic (in shares)	72.5	72.3	72.5	72.3
Diluted (in shares)	72.6	72.3	72.6	72.4
Amounts Available to A&B Common Shareholders (Note 15):
Continuing operations available to A&B common shareholders	$ 12.9	$ (4.1)	$ 22.8	$ 2.3
Discontinued operations available to A&B common shareholders	(0.1)	(0.6)	(0.1)	(0.8)
Net income (loss) available to A&B common shareholders	12.8	(4.7)	22.7	1.5
Commercial Real Estate
Operating Revenue:
Commercial real estate	43.3	34.0	83.2	77.4
Operating Costs and Expenses:
Cost of Commercial Real Estate	23.5	24.0	46.9	48.3
Land Operations
Operating Revenue:
Revenues	16.0	9.1	33.1	20.1
Operating Costs and Expenses:
Operating costs	10.6	2.9	18.7	10.9
Materials & Construction
Operating Revenue:
Revenues	30.0	30.8	54.0	57.2
Operating Costs and Expenses:
Operating costs	$ 28.7	$ 28.2	$ 52.4	$ 53.2

XML

Condensed Consolidated Statements of Comprehensive Income (Loss) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020	Jun. 30, 2021	Jun. 30, 2020
Statement of Comprehensive Income [Abstract]
Net income (loss)	$ 13.0	$ (4.7)	$ 22.9	$ 0.9
Other Comprehensive Income (Loss), net of tax:
Unrealized interest rate hedging gain (loss)	(1.4)	(0.7)	1.7	(7.6)
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	0.5	0.1	0.8	0.1
Employee benefit plans:
Amortization of net loss included in net periodic benefit cost	0.8	0.6	1.4	1.2
Income taxes related to other comprehensive income (loss)	0.0	0.0	0.0	0.0
Other comprehensive income (loss), net of tax	(0.1)	0.0	3.9	(6.3)
Comprehensive Income (Loss)	12.9	(4.7)	26.8	(5.4)
Comprehensive (income) loss attributable to noncontrolling interest	(0.2)	0.0	(0.2)	0.6
Comprehensive Income (Loss) Attributable to A&B Shareholders	$ 12.7	$ (4.7)	$ 26.6	$ (4.8)

XML

Condensed Consolidated Statements of Cash Flows - USD ($) $ in Millions	6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020
Cash Flows from Operating Activities:
Net income (loss)	$ 22.9	$ 0.9
Adjustments to reconcile net income (loss) to net cash provided by (used in) operations:
Depreciation and amortization	25.4	27.4
Loss (gain) from disposals and asset transactions, net	(0.4)	(0.5)
Impairment of assets	0.0	5.6
Share-based compensation expense	2.8	3.0
Equity in (income) loss from affiliates, net of operating cash distributions	(7.5)	(2.9)
Changes in operating assets and liabilities:
Trade, contracts retention, and other contract receivables	13.9	0.1
Inventories	(5.7)	0.3
Prepaid expenses, income tax receivable and other assets	7.0	14.3
Development/other property inventory	0.5	0.7
Accrued pension and post-retirement benefits	1.8	1.3
Accounts payable	(0.3)	(3.7)
Accrued and other liabilities	(0.8)	(18.3)
Net cash provided by (used in) operations	59.6	28.2
Cash Flows from Investing Activities:
Capital expenditures for property, plant and equipment	(14.8)	(10.9)
Proceeds from disposal of assets	0.6	9.4
Payments for purchases of investments in affiliates and other investments	(0.8)	0.0
Distributions of capital and other receipts from investments in affiliates and other investments	30.0	5.3
Net cash provided by (used in) investing activities	15.0	3.8
Cash Flows from Financing Activities:
Proceeds from issuance of notes payable and other debt	6.0	173.0
Payments of notes payable and other debt and deferred financing costs	(95.4)	(100.5)
Borrowings (payments) on line-of-credit agreement, net	0.0	(8.7)
Cash dividends paid	(21.8)	(13.8)
Proceeds from issuance (repurchase) of capital stock and other, net	(0.7)	(1.0)
Net cash provided by (used in) financing activities	(111.9)	49.0
Cash, Cash Equivalents and Restricted Cash
Net increase (decrease) in cash, cash equivalents and restricted cash	(37.3)	81.0
Balance, beginning of period	57.4	15.4
Balance, end of period	20.1	96.4
Other Cash Flow Information:
Interest paid, net of capitalized interest	(12.8)	(10.8)
Income tax (payments)/refunds, net	0.4	0.5
Noncash Investing and Financing Activities:
Capital expenditures included in accounts payable and accrued and other liabilities	5.9	3.0
Receivable from disposal of a M&C subsidiary	0.0	0.5
Operating lease liabilities arising from obtaining ROU assets	5.5	0.0
Finance lease liabilities arising from obtaining ROU assets	0.0	0.4
Dividends declared but unpaid at end of period	11.6	0.0
Reconciliation of cash, cash equivalents and restricted cash:
Cash and cash equivalents, beginning of period	57.2	15.2
Restricted cash, beginning of period	0.2	0.2
Cash and cash equivalents, end of period	19.9	96.2
Restricted cash, end of period	0.2	0.2
Cash, cash equivalents and restricted cash	$ 20.1	$ 96.4

XML

Condensed Consolidated Statements of Equity - USD ($) shares in Millions, $ in Millions	Total	Common Stock	Accumulated Other Compre- hensive Income (Loss)	(Distribution in Excess of Accumulated Earnings) Earnings Surplus	Non-Controlling Interest	Redeem- able Non- Controlling Interest	Cumulative impact of adoption of ASC 326	Cumulative impact of adoption of ASC 326 (Distribution in Excess of Accumulated Earnings) Earnings Surplus	Cumulative impact of adoption of ASC 326 Non-Controlling Interest
Beginning balance (in shares) at Dec. 31, 2019		72.3
Beginning balance at Dec. 31, 2019	$ 1,128.7	$ 1,800.1	$ (48.8)	$ (626.2)	$ 3.6		$ (4.1)	$ (4.0)	$ (0.1)
Total Equity
Net income (loss)	1.0			1.5	(0.5)
Other comprehensive income (loss), net of tax	(6.3)		(6.3)
Dividend on common stock	(13.8)			(13.8)
Distributions to noncontrolling interest	(3.0)				(3.0)
Share-based compensation	3.0	$ 3.0
Shares issued or repurchased, net (in shares)		0.0
Shares issued or repurchased, net	(0.9)	$ 0.0		(0.9)
Ending balance (in shares) at Jun. 30, 2020		72.3
Ending balance at Jun. 30, 2020	1,104.6	$ 1,803.1	(55.1)	(643.4)	0.0
Redeemable Non-Controlling Interest, beginning balance at Dec. 31, 2019						$ 6.3
Redeemable Non-Controlling Interest
Net income (loss)						(0.1)
Redeemable Non-Controlling Interest, ending balance at Jun. 30, 2020						6.2
Beginning balance (in shares) at Mar. 31, 2020		72.3
Beginning balance at Mar. 31, 2020	1,110.8	$ 1,801.6	(55.1)	(638.7)	3.0
Total Equity
Net income (loss)	(4.7)			(4.7)
Other comprehensive income (loss), net of tax	0.0
Distributions to noncontrolling interest	(3.0)				(3.0)
Share-based compensation	1.5	$ 1.5
Ending balance (in shares) at Jun. 30, 2020		72.3
Ending balance at Jun. 30, 2020	1,104.6	$ 1,803.1	(55.1)	(643.4)	0.0
Redeemable Non-Controlling Interest, beginning balance at Mar. 31, 2020						6.2
Redeemable Non-Controlling Interest
Net income (loss)						0.0
Redeemable Non-Controlling Interest, ending balance at Jun. 30, 2020						6.2
Beginning balance (in shares) at Dec. 31, 2020		72.4
Beginning balance at Dec. 31, 2020	1,096.1	$ 1,805.5	(60.0)	(649.4)	0.0
Total Equity
Net income (loss)	22.7			22.7
Other comprehensive income (loss), net of tax	3.9		3.9
Dividend on common stock	(22.5)			(22.5)
Share-based compensation	2.8	$ 2.8
Shares issued or repurchased, net (in shares)		0.1
Shares issued or repurchased, net	(0.8)	$ (0.8)		0.0
Ending balance (in shares) at Jun. 30, 2021		72.5
Ending balance at Jun. 30, 2021	1,102.2	$ 1,807.5	(56.1)	(649.2)	0.0
Redeemable Non-Controlling Interest, beginning balance at Dec. 31, 2020	6.5					6.5
Redeemable Non-Controlling Interest
Net income (loss)						0.2
Redeemable Non-Controlling Interest, ending balance at Jun. 30, 2021	6.7					6.7
Beginning balance (in shares) at Mar. 31, 2021		72.5
Beginning balance at Mar. 31, 2021	1,099.8	$ 1,806.2	(56.0)	(650.4)	0.0
Total Equity
Net income (loss)	12.8			12.8
Other comprehensive income (loss), net of tax	(0.1)		(0.1)
Dividend on common stock	(11.6)			(11.6)
Share-based compensation	1.4	$ 1.4
Shares issued or repurchased, net (in shares)		0.0
Shares issued or repurchased, net	(0.1)	$ (0.1)		0.0
Ending balance (in shares) at Jun. 30, 2021		72.5
Ending balance at Jun. 30, 2021	1,102.2	$ 1,807.5	$ (56.1)	$ (649.2)	$ 0.0
Redeemable Non-Controlling Interest, beginning balance at Mar. 31, 2021						6.5
Redeemable Non-Controlling Interest
Net income (loss)						0.2
Redeemable Non-Controlling Interest, ending balance at Jun. 30, 2021	$ 6.7					$ 6.7

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Condensed Consolidated Statements of Equity (Parenthetical) - $ / shares	3 Months Ended	6 Months Ended
	Jun. 30, 2021	Jun. 30, 2021	Jun. 30, 2020
Statement of Stockholders' Equity [Abstract]
Dividends declared (in dollars per share)	$ 0.16	$ 0.31	$ 0.19

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Background and Basis of Presentation

6 Months Ended

Jun. 30, 2021

Organization, Consolidation and Presentation of Financial Statements [Abstract]

Background and Basis of Presentation

BACKGROUND AND BASIS OF PRESENTATION

Description of Business: Alexander & Baldwin, Inc. ("A&B" or the "Company") is a real estate investment trust ("REIT") headquartered in Honolulu, Hawai‘i. The Company operates in three segments: Commercial Real Estate ("CRE"); Land Operations; and Materials & Construction ("M&C"). As of June 30, 2021, the Company owns a portfolio of commercial real estate improved properties in Hawai‘i consisting of 22 retail centers, ten industrial assets and four office properties, representing a total of 3.9 million square feet of gross leasable area, as well as a portfolio of ground leases in Hawai‘i representing 149.1 acres. Throughout this quarterly report on Form 10-Q, references to "we," "our," "us" and "our Company" refer to Alexander & Baldwin, Inc., together with its consolidated subsidiaries.

Basis of Presentation: The interim condensed consolidated financial statements are unaudited. Because of the nature of the Company's operations, the results for interim periods are not necessarily indicative of results to be expected for the year. While these condensed consolidated financial statements reflect all normal recurring adjustments that are, in the opinion of management, necessary for fair presentation of the results of the interim period, they do not include all of the information and footnotes required by accounting principles generally accepted in the United States of America ("GAAP") for complete financial statements. Therefore, the interim condensed consolidated financial statements should be read in conjunction with the consolidated balance sheets as of December 31, 2020 and 2019, and the related consolidated statements of operations, comprehensive income (loss), cash flows and equity for each of the three years ended December 31, 2020, 2019 and 2018, respectively, and the notes thereto included in the Company's Annual Report filed on Form 10-K for the year ended December 31, 2020 ("2020 Form 10-K"), and other subsequent filings with the U.S. Securities and Exchange Commission ("SEC").

Segment Reclassifications: The Company continually monitors its reportable segments for changes in facts and circumstances to determine whether changes in the identification or aggregation of operating segments are necessary. In the first quarter of 2021, the Company updated its reportable segments. Consequently, the segment disclosures in this filing have been recast to reflect these changes and therefore differ from prior year quarterly filings to conform to the current year presentation resulting from the reorganization of a component of the Company historically included in the results of Land Operations that will now be included in the results of Materials & Construction. Refer to Note 18 for additional information.

Rounding: Amounts in the condensed consolidated financial statements and notes are rounded to the nearest tenth of a million. Accordingly, a recalculation of some per-share amounts and percentages, if based on the reported data, may result in differences.

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Summary of Significant Accounting Policies

6 Months Ended

Jun. 30, 2021

Accounting Policies [Abstract]

Summary of Significant Accounting Policies

SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES

The Company's significant accounting policies are described in Note 2 to the consolidated financial statements included in Item 8 of the Company's 2020 Form 10-K. There have not been any changes to the Company's significant accounting policies as described in the Company's 2020 Form 10-K.

Recently issued accounting pronouncements

In March 2020, the Financial Accounting Standards Board ("FASB") issued Accounting Standards Update ("ASU") No. 2020-04, Reference Rate Reform, establishing ASC Topic 848, and amended the standard thereafter ("ASC 848"). ASC 848 provides optional practical expedients and exceptions related to the impacts of reference rate reform that affect certain debt, leases, derivatives and other contracts if certain criteria are met. The amendments apply only to contracts and hedging relationships that reference LIBOR or another reference rate expected to be discontinued due to reference rate reform. These amendments are effective immediately and may be applied prospectively to contract modifications made and hedging relationships entered into or evaluated on or before December 31, 2022. Reference rate reform has not had a material impact on any of the Company's existing contracts. Therefore, the Company has not elected to apply any of the optional practical expedients and exceptions under ASC 848 as of the current date. The Company will assess future changes in its contracts and the impact of electing to apply the optional practical expedients and exceptions provided by ASC 848 as they occur, but does not expect their application will have a material effect on its financial position or results of operations.

Interest and other income (expense), net

Interest and other income (expense), net for the three and six months ended June 30, 2021 and 2020 included the following (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Interest income	$	0.3	$	0.2	$	0.6	$	0.8
Pension and postretirement benefit (expense)	(0.8)		(0.6)		(1.4)		(1.3)
Other income (expense), net	—		—		—		0.3
Interest and other income (expense), net	$	(0.5)	$	(0.4)	$	(0.8)	$	(0.2)

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Investments in Affiliates

6 Months Ended

Jun. 30, 2021

Equity Method Investments and Joint Ventures [Abstract]

Investments in Affiliates

INVESTMENTS IN AFFILIATES

The Company's investments in affiliates principally consist of equity investments in limited liability companies in which the Company has the ability to exercise significant influence over the operating and financial policies of these investments. Accordingly, the Company accounts for its investments using the equity method of accounting.

Operating results presented in the Company's condensed consolidated financial statements include the Company's proportionate share of net income (loss) from its equity method investments. Summarized financial information of entities accounted for by the equity method on a combined basis for the three and six months ended June 30, 2021 and 2020 is as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Revenues	$	58.4	$	38.3	$	128.3	$	90.3
Operating costs and expenses	45.9		34.1		108.9		74.0
Gross Profit (Loss)	$	12.5	$	4.2	$	19.4	$	16.3
Income (Loss) from Continuing Operations1	$	5.1	$	0.4	$	9.0	$	8.0
Net Income (Loss)1	$	5.9	$	0.2	$	9.6	$	7.8
1 Includes earnings from equity method investments held by the investee.

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Inventories

6 Months Ended

Jun. 30, 2021

Inventory Disclosure [Abstract]

Inventories

INVENTORIESInventories are stated at the lower of cost (principally first-in, first-out basis) or net realizable value. Inventories as of June 30, 2021 and December 31, 2020 were as follows (in millions):

	June 30,		December 31,
	2021		2020
Asphalt	$	9.3	$	4.2
Processed rock and sand	8.1		7.9
Work in progress	3.5		3.2
Retail merchandise	2.1		2.1
Parts, materials and supplies inventories	1.1		1.0
Total	$	24.1	$	18.4

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Fair Value Measurements

6 Months Ended

Jun. 30, 2021

Fair Value Disclosures [Abstract]

Fair Value Measurements

FAIR VALUE MEASUREMENTS

The fair value of the Company's cash and cash equivalents, accounts receivable, net and short-term borrowings approximate their carrying values due to the short-term nature of the instruments.

The fair value of the Company's notes receivable approximates the carrying amount of $13.6 million as of June 30, 2021. The fair value and carrying amount of these notes was $11.5 million at December 31, 2020. The fair value of these notes is estimated using a discounted cash flow analysis in which the Company uses unobservable inputs such as market interest rates determined by the loan-to-value and market capitalization rates related to the underlying collateral at which management believes similar loans would be made and classified as a Level 3 measurement in the fair value hierarchy.

At June 30, 2021, the carrying amount of the Company's notes payable and other debt was $597.8 million and the corresponding fair value was $625.1 million. At December 31, 2020, the carrying amount of the Company's notes payable and other debt was $687.1 million, and the corresponding fair value was $704.1 million. The fair value of debt is calculated by discounting the future cash flows of the debt at rates based on instruments with similar risk, terms and maturities as compared to the Company's existing debt arrangements (Level 3).

The Company records its interest rate swaps at fair value. The fair values of the Company's interest rate swaps (Level 2 measurements) are based on the estimated amounts that the Company would receive or pay to terminate the contracts at the reporting date and are determined using interest rate pricing models and interest rate related observable inputs (refer to Note 7 for fair value information regarding the Company's derivative instruments).

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Notes Payable and Other Debt

6 Months Ended

Jun. 30, 2021

Debt Disclosure [Abstract]

Notes Payable and Other Debt

NOTES PAYABLE AND OTHER DEBTAt June 30, 2021 and December 31, 2020, notes payable and total debt consisted of the following (dollars in millions):

	Interest Rate (%)	Maturity Date	Principal Outstanding
			June 30, 2021		December 31, 2020
Secured:
Kailua Town Center	(1)	2021	$	9.6	$	9.8
Kailua Town Center #2	3.15%	2021	4.4		4.5
Heavy Equipment Financing	(2)	(2)	2.6		3.2
Laulani Village	3.93%	2024	60.8		61.3
Pearl Highlands	4.15%	2024	80.4		81.4
Manoa Marketplace	(3)	2029	57.0		57.9
Subtotal			$	214.8	$	218.1
Unsecured:
Bank syndicated loan	(4)	2023	$	50.0	$	50.0
Series A Note	5.53%	2024	28.4		28.4
Series J Note	4.66%	2025	10.0		10.0
Series B Note	5.55%	2026	45.0		46.0
Series C Note	5.56%	2026	22.0		22.0
Series F Note	4.35%	2026	19.7		19.7
Series H Note	4.04%	2026	50.0		50.0
Series K Note	4.81%	2027	34.5		34.5
Series G Note	3.88%	2027	29.6		29.6
Series L Note	4.89%	2028	18.0		18.0
Series I Note	4.16%	2028	25.0		25.0
Term Loan 5	4.30%	2029	25.0		25.0
Subtotal			$	357.2	$	358.2
Revolving Credit Facilities:
GLP Asphalt revolving credit facility	(5)	2022	$	—	$	—
A&B Revolver	(6)	2022	26.0		111.0
Subtotal			$	26.0	$	111.0
Total Debt (contractual)			$	598.0	$	687.3
Unamortized debt premium (discount)			(0.2)		(0.2)
Total debt (carrying value)			$	597.8	$	687.1
(1) Loan has a stated interest rate of LIBOR plus 1.50%, but is swapped through maturity to a 5.95% fixed rate.
(2) Loans have a weighted average stated interest rate of approximately 2.93% and stated maturity dates ranging from 2021 to 2024.
(3) Loan has a stated interest rate of LIBOR plus 1.35%, but is swapped through maturity to a 3.14% fixed rate.
(4) Loan has a stated interest rate of LIBOR plus 1.80%, based on a pricing grid, and its LIBOR component is swapped through maturity (total rate currently at 3.15% based on the spread calculated by the pricing grid).
(5) Loan has a stated interest rate of LIBOR plus 1.25%.
(6) Loan has a stated interest rate of LIBOR plus 1.85% based on a pricing grid.

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Derivative Instruments

6 Months Ended

Jun. 30, 2021

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Derivative Instruments

DERIVATIVE INSTRUMENTS

The Company is exposed to interest rate risk related to its variable-rate interest debt. The Company balances its cost of debt and exposure to interest rates primarily through its mix of fixed-rate and variable-rate debt. From time to time, the Company may use interest rate swaps to manage its exposure to interest rate risk.

Cash Flow Hedges of Interest Rate Risk

The Company has two interest rate swap agreements designated as cash flow hedges whose key terms are as follows (dollars in millions):

Effective	Maturity	Fixed Interest	Notional Amount at		Asset (Liability) Fair Value at				Classification on
Date	Date	Rate	June 30, 2021		June 30, 2021		December 31, 2020		Balance Sheet
4/7/2016	8/1/2029	3.14%	$	57.0	$	(2.6)	$	(4.8)	Accrued and other liabilities
2/13/2020	2/27/2023	3.15%	$	50.0	$	(1.0)	$	(1.3)	Accrued and other liabilities

Liabilities related to the interest rate swap are presented within Accrued and other liabilities, and assets are presented within Prepaid expenses and other assets in the condensed consolidated balance sheets, as applicable. The changes in fair value of the cash flow hedges are recorded in Accumulated other comprehensive income (loss) and subsequently reclassified into interest expense as interest is incurred on the related variable-rate debt.

The following table represents the pre-tax effect of the derivative instruments in the Company's condensed consolidated statement of comprehensive income (loss) during the three and six months ended June 30, 2021 and 2020 (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Derivatives in Designated Cash Flow Hedging Relationships:
Amount of gain (loss) recognized in OCI on derivatives	$	(1.4)	$	(0.7)	$	1.7	$	(7.6)
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	$	0.5	$	0.1	$	0.8	$	0.1

As of June 30, 2021, the Company expects to reclassify $1.6 million of net gains (losses) on derivative instruments from accumulated other comprehensive income to earnings during the next 12 months.

Non-designated Hedges

As of June 30, 2021, the Company has one interest rate swap that has not been designated as a cash flow hedge whose key terms are as follows (dollars in millions):

Effective	Maturity	Fixed Interest	Notional Amount at		Asset (Liability) Fair Value at				Classification on
Date	Date	Rate	June 30, 2021		June 30, 2021		December 31, 2020		Balance Sheet
1/1/2014	9/1/2021	5.95%	$	9.6	$	(0.1)	$	(0.3)	Accrued and other liabilities

The Company records gains or losses related to interest rate swaps that have not been designated as cash flow hedges in Interest and other income (expense), net in its condensed consolidated statements of operations. During the three and six months ended June 30, 2021, the Company recognized a gain of $0.1 million and $0.2 million, respectively, related to changes in fair value. During the three months ended June 30, 2020, the Company recognized a gain of $0.1 million. There was no amount recognized in the six months ended June 30, 2020.

The Company measures all of its interest rate swaps at fair value. The fair values of the Company's interest rate swaps (Level 2) are based on the estimated amounts that the Company would receive or pay to terminate the contracts at the reporting date and are determined using interest rate pricing models and interest rate related observable inputs.

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Commitments and Contingencies

6 Months Ended

Jun. 30, 2021

Commitments and Contingencies Disclosure [Abstract]

Commitments and Contingencies

COMMITMENTS AND CONTINGENCIES

Commitments and other financial arrangements

The Company has various financial commitments and other arrangements including standby letters of credit and bonds that are not recorded as liabilities on the Company's condensed consolidated balance sheet as of June 30, 2021:

•Standby letters of credit issued by the Company's lenders under the Company's revolving credit facilities totaled $1.1 million as of June 30, 2021. These letters of credit primarily relate to the Company's workers' compensation plans and construction activities; if drawn upon the Company would be obligated to reimburse the issuer.

•Bonds related to the Company's construction and real estate activities totaled $273.1 million as of June 30, 2021. Approximately $253.8 million represents the face value of construction bonds issued by third party sureties (bid, performance and payment bonds), and the remainder is related to commercial bonds issued by third party sureties (permit, subdivision, license and notary bonds); if drawn upon, the Company would be obligated to reimburse the surety that issued the bond for the amount of the bond, reduced for the work completed to date. As of June 30, 2021, the Company's maximum remaining exposure, in the event of defaults on all existing contractual construction obligations, was approximately $83.0 million.

The Company also provides certain bond indemnities and guarantees of indebtedness for certain of its unconsolidated affiliates that it accounts for as equity method investments (e.g., real estate joint ventures).

•Bond indemnities are provided for the benefit of the surety in exchange for the issuance of surety bonds and cover joint venture construction activities (such as project amenities, roads, utilities, and other infrastructure). Under such bond indemnities, the Company and the joint venture partners agree to indemnify the surety bond issuer from all losses and expenses arising from the failure of the joint venture to complete the specified bonded construction; the Company may be obligated to complete construction of the joint ventures' construction projects if the joint venture does not perform. The maximum potential amount of aggregate future payments is a function of the amount covered by outstanding bonds at the time of default by the joint venture, reduced by the amount of work completed to date.

•Guarantees of indebtedness may be provided by the Company for the benefit of financial institutions providing credit to unconsolidated equity method investees. As of June 30, 2021, the Company had one arrangement with third party lenders that provided for a limited guarantee on any outstanding amounts related to an unconsolidated equity method investee's line of credit; related to borrowings on such line of credit by the equity method investee, there was none outstanding as of June 30, 2021.

The recorded amounts of the bond indemnities and guarantee of indebtedness were not material individually or in the aggregate. Other than those described above, obligations of the Company's joint ventures do not have recourse to the Company, and the Company's "at-risk" amounts are limited to its investment.

Legal proceedings and other contingencies

Prior to the sale of approximately 41,000 acres of agricultural land on Maui to Mahi Pono Holdings, LLC ("Mahi Pono") in December 2018, the Company, through East Maui Irrigation Company, LLC ("EMI"), also owned approximately 16,000 acres of watershed lands in East Maui and also held four water licenses to approximately 30,000 acres owned by the State of Hawai‘i in East Maui. The sale to Mahi Pono included the sale of a 50% interest in EMI (which closed February 1, 2019), and provided for the Company and Mahi Pono, through EMI, to jointly continue the existing process to secure a long-term lease from the State for delivery of irrigation water to Mahi Pono for use in Central Maui.

The last of these water license agreements expired in 1986, and all four agreements were then extended as revocable permits that were renewed annually. In 2001, a request was made to the State Board of Land and Natural Resources (the "BLNR") to replace these revocable permits with a long-term water lease. Pending the completion by the BLNR of a contested case hearing it ordered to be held on the request for the long-term lease, the BLNR has kept the existing permits on a holdover basis. Three parties (Healoha Carmichael; Lezley Jacintho; and Na Moku Aupuni O Ko‘olau Hui) filed a lawsuit on April 10, 2015 (the "Initial Lawsuit") alleging that the BLNR has been renewing the revocable permits annually rather than keeping them in holdover status. The lawsuit asked the court to void the revocable permits and to declare that the renewals were illegally issued without preparation of an environmental assessment ("EA"). In December 2015, the BLNR decided to reaffirm its prior decisions to keep the permits in holdover status. This decision by the BLNR was challenged by the three parties. In January 2016, the court ruled in the Initial Lawsuit that the renewals were not subject to the EA requirement, but that the BLNR lacked legal authority to keep the revocable permits in holdover status beyond one year (the "Initial Ruling"). The Initial Ruling was appealed to the Intermediate Court of Appeals ("ICA") of the State of Hawai‘i.

In May 2016, while the appeal of the Initial Ruling was pending, the Hawai‘i State Legislature passed House Bill 2501, which specified that the BLNR has the legal authority to issue holdover revocable permits for the disposition of water rights for a period not to exceed three years. The governor signed this bill into law as Act 126 in June 2016. Pursuant to Act 126, the annual authorization of the existing holdover permits was sought and granted by the BLNR in December 2016, November 2017 and November 2018 for calendar years 2017, 2018 and 2019. No extension of Act 126 was approved by the Hawai‘i State Legislature in 2019.

In June 2019, the ICA vacated the Initial Ruling, effectively reversing the determination that the BLNR lacked authority to keep the revocable permits in holdover status beyond one year (the "ICA Ruling"). The ICA remanded the case back to the trial court to determine whether the holdover status of the permits was both (a) "temporary" and (b) in the best interest of the State, as required by statute. The plaintiffs filed a motion with the ICA for reconsideration of its decision, which was denied on July 5, 2019. On September 30, 2019, the plaintiffs filed a request with the Supreme Court of Hawai‘i to review and reverse the ICA Ruling. On November 25, 2019, the Supreme Court of Hawai‘i granted the plaintiffs' request to review the ICA Ruling and, on May 5, 2020, oral argument was held. No decision has yet been rendered by the Supreme Court of Hawai‘i.

On October 11, 2019, the BLNR took up the renewal of all the existing water revocable permits in the state, acting under the ICA Ruling, and approved the continuation of the four East Maui water revocable permits for another one-year period through December 31, 2020; on November 13, 2020, the BLNR considered and approved a renewal of the four revocable permits for an additional year, through December 31, 2021.

On December 7, 2018, a contested case request filed by the Sierra Club (regarding the BLNR's November 2018 approval of the 2019 revocable permits) was denied by the BLNR. On January 7, 2019, Sierra Club filed a lawsuit in the circuit court of the first circuit in Hawai‘i against BLNR, A&B and EMI, seeking to invalidate the 2019 and 2020 holdovers of the revocable permits for, among other things, failure to perform an EA. The lawsuit also sought to enjoin A&B/EMI from diverting more than 25 million gallons a day until a permit or lease is properly issued by the BLNR, and for the imposition of certain conditions on the revocable permits by the BLNR. The count seeking to invalidate the revocable permits based on the failure to perform an EA was dismissed by the court, based on the ICA Ruling in the Initial Lawsuit. The Sierra Club’s lawsuit was amended to include a challenge to the BLNR’s renewal of the revocable permits for calendar year 2020. After a full trial on the merits held beginning in August of 2020, the court ruled, on April 6, 2021, against the Sierra Club on its lawsuit challenging the 2019 and 2020 revocable permits. The time to appeal has not yet run. The court is separately considering a lawsuit filed by the Sierra Club appealing the BLNR’s decision to deny them a contested case hearing on the 2021 revocable permits, which were granted by the BLNR on or about November 13, 2020. On May 28, 2021, the court issued an interim decision that the Sierra Club’s due process rights were violated and ordered the BLNR to hold a contested case hearing on the 2021 permits, and that the permits should be vacated. The court has taken under advisement how the revocable permits should be handled while a contested case hearing proceeds and, at present, the permits remain in effect.

In connection with A&B’s obligation to continue the existing process to secure a long-term water lease from the State, A&B and EMI will defend against the remaining claims made by the Sierra Club.

The Company is a party to, or may be contingently liable in connection with, other legal actions arising in the normal conduct of its businesses, the outcomes of which, in the opinion of management after consultation with counsel, would not have a material effect on the Company's consolidated financial statements as a whole.

Further note that certain of the Company's properties and assets may become the subject of other types of claims and assessments at various times (e.g., environmental matters based on normal operations of such assets). Depending on the facts and circumstances surrounding such potential claims and assessments, the Company records an accrual if it is deemed probable that a liability has been incurred and the amount of loss can be reasonably estimated/valued as of the date of the financial statements.

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Revenue and Contract Balances

6 Months Ended

Jun. 30, 2021

Revenue from Contract with Customer [Abstract]

Revenue and Contract Balances

REVENUE AND CONTRACT BALANCES

The Company generates revenue through its Commercial Real Estate, Land Operations and Materials & Construction segments. Through its Commercial Real Estate segment, the Company owns and operates a portfolio of commercial real estate properties and generates income (i.e., revenue) as a lessor through leases of such assets. Refer to Note 10 for further discussion of lessor income recognition. The Land Operations and Materials & Construction segments generate revenue from contracts with customers. The Company further disaggregates revenue from contracts with customers by revenue type when appropriate if the Company believes disaggregation best depicts how the nature, amount, timing and uncertainty of the Company's revenue and cash flows are affected by economic factors. Revenue by type for the three and six months ended June 30, 2021 and 2020 was as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Revenues:
Commercial Real Estate	$	43.3	$	34.0	$	83.2	$	77.4
Land Operations:
Development sales revenue	11.2		2.3		11.2		5.9
Unimproved/other property sales revenue	—		1.6		11.3		3.7
Other operating revenue	4.8		5.2		10.6		10.5
Land Operations1	16.0		9.1		33.1		20.1
Materials & Construction1	30.0		30.8		54.0		57.2
Total revenues	$	89.3	$	73.9	$	170.3	$	154.7
1As described elsewhere in this Form 10-Q, during the current year, the Company changed the composition of its reportable segments which caused reported amounts (i.e., revenue and operating profit) in the historical period to be reclassified from Land Operations to Materials & Construction. All comparable information for the historical periods has been restated to reflect the impact of these changes.

Timing of revenue recognition may differ from the timing of invoicing to customers. Certain construction contracts include retainage provisions that are customary in the industry (i.e., are not for financing purposes) and are included in Accounts receivable and contracts retention, net. The balances billed but not paid by customers pursuant to these provisions generally become due upon completion and acceptance of the project work or products by the customers. Within Prepaid expenses and other assets, the Company records assets for "costs and estimated earnings in excess of billings on uncompleted contracts" which represent amounts earned and reimbursable under contracts, but have a conditional right for billing and payment, such as achievement of milestones or completion of the project. When events or conditions indicate that it is probable that the amounts outstanding become unbillable, the transaction price and associated contract asset is reduced. Within Accrued and other liabilities, the Company records liabilities for "billings in excess of costs and estimated earnings on uncompleted contracts" which represent billings to customers on contracts in advance of work performed, including advance payments negotiated as a contract condition. Generally, unearned project-related costs will be earned over the next twelve months.

The following table provides information about receivables, contract assets and contract liabilities from contracts with customers (in millions):

	June 30, 2021		December 31, 2020
Accounts receivable	$	22.2	$	39.5
Contracts retention	4.9		7.3
Allowances (credit losses and doubtful accounts)	(2.3)		(3.3)
Accounts receivable and retention, net of allowance for credit losses and allowance for doubtful accounts	$	24.8	$	43.5
Costs and estimated earnings in excess of billings on uncompleted contracts	$	4.1	$	2.3
Billings in excess of costs and estimated earnings on uncompleted contracts	$	5.6	$	8.5
Variable consideration1	$	62.0	$	62.0
Other deferred revenue	$	8.7	$	4.9
1Variable consideration deferred as of the end of the periods related to amounts received in the sale of agricultural land on Maui in 2018 that, under revenue recognition guidance, could not be included in the transaction price.

For the three and six months ended June 30, 2021, the Company recognized revenue of approximately $1.0 million and $6.5 million, respectively, related to the Company's contract liabilities reported as of January 1, 2021. For the three and six months ended June 30, 2020, the Company recognized revenue of approximately $1.5 million and $6.0 million, respectively, related to the Company's contract liabilities reported as of January 1, 2020.

Regarding other information related to the Company's contracts with customers, the amount of revenue recognized from performance obligations satisfied in prior periods (e.g., due to changes in transaction price) was not material in any of the periods presented. Further, the total amount of the transaction price allocated to either wholly unsatisfied or partially satisfied performance obligations was $136.0 million and $120.8 million as of June 30, 2021 and December 31, 2020, respectively. Of the amount presented as of June 30, 2021, the Company expects to recognize as revenue approximately 65% - 70% of the remaining contract consideration allocated to either wholly unsatisfied or partially satisfied performance obligations over the next twelve months, with the remaining recognized thereafter.

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Leases - The Company as Lessor

6 Months Ended

Jun. 30, 2021

Leases [Abstract]

Leases - The Company as Lessor

LEASES - THE COMPANY AS LESSOR

The Company leases land and buildings to third parties under operating leases. Such activity is primarily composed of operating leases within its CRE segment.

Under various circumstances and on a case-by-case basis, the Company may offer certain of its tenants rent relief arrangements (for example, those offered during the year ended December 31, 2020 and in the current period due to the continuing impacts of the coronavirus pandemic that was first reported in Wuhan, China, in December 2019, henceforth, "COVID-19") in the form of rent deferrals or other relief modifications that result in changes to fixed contractual lease payments for specified months. Such other relief modifications may include changing the nature of payments from fixed to variable (i.e., variable based on a percentage of the tenant's sales, typically subject to a minimum "floor" amount) or, in some cases, payment forgiveness. Consistent with lease accounting guidance and interpretations provided by the FASB for rent relief arrangements specifically related to COVID-19, the Company elected to treat such eligible lease concessions (i.e., such rent deferrals, fixed-to-variable modifications or payment forgiveness arrangements that do not result in a substantial increase in the rights of the lessor or obligations of the lessee) outside of the lease accounting modification framework.

For such eligible rent deferrals, the Company accounts for the event as if no changes to the lease contract were made and continues to record lease receivables and recognize income during the deferral period. For the eligible other relief modifications mentioned above that resulted in reductions to fixed contractual lease payments the Company reports, for periods covered by the modification, reduced rental income (i.e., revenue) equal to the agreed-upon amounts (offset by any variable lease payments).

The Company continues to assess collectability on all such amounts due under leases and only recognizes revenue to the extent such amounts are probable of collection (or payment is received). The following table provides information about reductions in revenue for other relief modifications and other adjustments, CRE accounts receivable and unbilled straight-line lease receivables for which the Company assessed that the tenant's future payment of amounts due under leases was not probable (i.e., those due to general circumstances or those primarily due to COVID-19), as well as reductions (or increases) of revenue related to the allowance for doubtful accounts for other impacted operating lease receivables during the three and six months ended June 30, 2021 and 2020 (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Other relief modifications and other adjustments1	$	2.9	$	0.7	$	5.4	$	0.8
Tenant collectability assessments and allowances for doubtful accounts
Impact to billed accounts receivable	$	(1.2)	$	3.6	$	0.1	$	4.3
Impact to straight-line lease receivables	(0.1)		2.4		0.2		2.3
Total revenue reductions (increases) - tenant collectability assessments	$	(1.3)	$	6.0	$	0.3	$	6.6
Provision for allowance for doubtful accounts2	(1.2)		2.9		(1.0)		2.8
Total revenue reductions (increases)	$	(2.5)	$	8.9	$	(0.7)	$	9.4
Total revenue reductions (increases) related to adjustments, assessments and provisions	$	0.4	$	9.6	$	4.7	$	10.2
Total revenue reductions (increases) impacting billed accounts receivable only3	$	0.5	$	7.2	$	4.5	$	7.9
1 Primarily related to COVID-19, but may include other adjustments (e.g., adjustments due to tenant bankruptcies).
2 Related to other impacted operating lease receivables.
3 Excludes the impact to unbilled straight-line lease receivables.

As a result of COVID-19, certain tenants experiencing economic difficulties have sought and may continue to seek current and future rent relief, which may be provided in the form of additional rent deferrals or other relief modifications, among other possible agreements. The Company is evaluating each request on a case-by-case basis and will apply lease accounting guidance (including the interpretations specifically related to COVID-19) consistently to leases with similar characteristics and similar circumstances. The future impact of any potential rent concessions in the context of lease accounting guidance and related interpretations is dependent upon the extent of relief granted to tenants as a result of COVID-19 in future periods and the elections made by the Company at the time of entering into such agreements.

The historical cost of, and accumulated depreciation on, leased property as of June 30, 2021 and December 31, 2020 were as follows (in millions):

	June 30, 2021		December 31, 2020
Leased property - real estate	$	1,536.4	$	1,525.3
Less: Accumulated depreciation	(169.2)		(152.2)
Property under operating leases, net	$	1,367.2	$	1,373.1

Total rental income (i.e., revenue) under these operating leases during the three and six months ended June 30, 2021 and 2020 relating to lease payments and variable lease payments were as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Lease payments	$	29.3	$	21.5	$	58.9	$	50.9
Variable lease payments	14.8		13.3		26.5		28.0
Total rental income	$	44.1	$	34.8	$	85.4	$	78.9

Contractual future lease payments to be received on non-cancelable operating leases as of June 30, 2021 were as follows (in millions):

	June 30, 2021
2021	$	57.9
2022	110.9
2023	100.4
2024	88.3
2025	75.6
2026	61.5
Thereafter	466.0
Total future lease payments to be received	$	960.6

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Leases - The Company as Lessee

6 Months Ended

Jun. 30, 2021

Leases [Abstract]

Leases - The Company as Lessee

LEASES - THE COMPANY AS LESSEE

There have been no material changes from the Company's leasing activities as a lessee described in Note 15 to the consolidated financial statements included in Item 8 of the Company's 2020 Form 10-K. The following table provides information about the Company's operating lease costs and finance lease costs recognized during the three and six months ended June 30, 2021 and 2020 (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Operating lease cost	$	1.2	$	1.1	$	2.3	$	2.3
Finance lease cost	$	0.3	$	0.3	$	0.6	$	0.6

Leases - The Company as Lessee

LEASES - THE COMPANY AS LESSEE

There have been no material changes from the Company's leasing activities as a lessee described in Note 15 to the consolidated financial statements included in Item 8 of the Company's 2020 Form 10-K. The following table provides information about the Company's operating lease costs and finance lease costs recognized during the three and six months ended June 30, 2021 and 2020 (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Operating lease cost	$	1.2	$	1.1	$	2.3	$	2.3
Finance lease cost	$	0.3	$	0.3	$	0.6	$	0.6

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Share-Based Payment Awards

6 Months Ended

Jun. 30, 2021

Share-based Payment Arrangement [Abstract]

Share-Based Payment Awards

SHARE-BASED PAYMENT AWARDS

The 2012 Incentive Compensation Plan ("2012 Plan") allows for the granting of stock options, restricted stock units and common stock. The shares of common stock authorized to be issued under the 2012 Plan may be drawn from the shares of the Company's authorized but unissued common stock or from shares of its common stock that the Company acquires, including shares purchased on the open market or private transactions. During the six months ended June 30, 2021 and 2020, the Company granted approximately 375,300 and 271,800 of restricted stock unit awards, respectively. The weighted-average grant date fair value of the time-based and market-based performance share units granted under the 2012 Plan during the six months ended June 30, 2021 and 2020 was $16.62 and $22.57, respectively.

The fair value of the Company's time-based awards is determined using the Company's stock price on the date of grant. The fair value of the Company's market-based awards is estimated using the Company's stock price on the date of grant and the probability of vesting using a Monte Carlo simulation with the following weighted-average assumptions:

	2021 Grants	2020 Grants
Volatility of A&B common stock	47.2%	22.6%
Average volatility of peer companies	49.6%	23.2%
Risk-free interest rate	0.2%	1.3%

The Company recognizes compensation cost net of actual forfeitures of time-based or market-based awards. A summary of compensation cost related to share-based payments is as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Share-based expense:
Time-based and market-based restricted stock units	$	1.4	$	1.5	$	2.8	$	3.0

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Employee Benefit Plans

6 Months Ended

Jun. 30, 2021

Retirement Benefits [Abstract]

Employee Benefit Plans

EMPLOYEE BENEFIT PLANS

On February 23, 2021, the Company’s Board of Directors approved a plan to effect the termination of the A&B Retirement Plan for Salaried Employees of Alexander & Baldwin, LLC and the Pension Plan for Employees of A&B Agricultural Companies (collectively, the “Defined Benefit Plans”). On April 13, 2021, the Company executed the necessary amendments to terminate the Defined Benefit Plans and they were terminated effective May 31, 2021. Additionally, on April 23, 2021, the Company filed the Application for Determination Upon Termination with the Internal Revenue Service ("IRS") and the Company received a favorable determination notice for federal tax purposes from the IRS dated July 9, 2021. Further note that the Company is preparing the appropriate notices and documents to file related to the termination of the Defined Benefit Plans and wind-down with the Pension Benefit Guaranty Corporation (the “PBGC”), the U.S. Department of Labor, the trustee and any other appropriate parties. The Company will recognize a gain or loss upon settlement of the Defined Benefit Plans at the time when an irrevocable action to terminate the Defined Benefit Plan has occurred, the Company is relieved of the primary responsibility of the Defined Benefit Plan and the significant risks related to the Defined Benefit Plan obligation and the assets uses to effect the settlement is eliminated for the Company, but only when all three of the criteria are met.

Except for retirees currently receiving payments under the Defined Benefit Plans, participants will have the choice of receiving a single lump sum payment or an annuity from a highly-rated insurance company that will pay and administer future benefit payments. The amount of any lump sum payment will equal the actuarial-equivalent present value of the participant’s accrued benefit under the applicable pension plan as of the distribution date. Annuity payments to current retirees will continue under their current elections, but will be administered by the selected insurance company.

Components of the net periodic benefit cost for the Company's pension and post-retirement plans for the three and six months ended June 30, 2021 and 2020 are shown below (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Service cost	$	0.4	$	0.2	$	0.6	$	0.4
Interest cost	0.9		1.8		2.6		3.5
Expected return on plan assets	(0.8)		(1.7)		(2.5)		(3.4)
Amortization of net loss	0.8		0.6		1.4		1.2
Net periodic benefit cost	$	1.3	$	0.9	$	2.1	$	1.7

The Company has made no contributions to its defined benefit pension plans during the six months ended June 30, 2021 and expects to make no contributions in the current fiscal year.

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Income Taxes

6 Months Ended

Jun. 30, 2021

Income Tax Disclosure [Abstract]

Income Taxes

INCOME TAXES

The Company has been organized and operates in a manner that enables it to qualify, and believes it will continue to qualify, as a REIT for federal income tax purposes. The Company’s effective tax rate for the six months ended June 30, 2021 differed from the effective tax rate for the same period in 2020, primarily due to the taxable built-in gain on a REIT land sale in the first quarter of 2021.

As of June 30, 2021, tax years 2017 and later are open to audit by the tax authorities. The Company believes the result of any potential audits will not have a material adverse effect on its results of operations, financial condition, or liquidity.

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Earnings Per Share (“EPS”)

6 Months Ended

Jun. 30, 2021

Earnings Per Share [Abstract]

Earnings Per Share (“EPS”)

EARNINGS PER SHARE ("EPS")Basic earnings per common share excludes dilution and is calculated by dividing net earnings allocated to common shares by the weighted-average number of common shares outstanding for the period. Diluted earnings per common share is calculated by dividing net earnings allocated to common shares by the weighted-average number of common shares outstanding for the period, as adjusted for the potential dilutive effect of non-participating share-based awards as well as adjusted by the number of additional shares, if any, that would have been outstanding had the potentially dilutive common shares been issued.

The following table provides a reconciliation of income (loss) from continuing operations to net income (loss) from continuing operations available to A&B common shareholders and net income (loss) available to A&B common shareholders (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Income (loss) from continuing operations	$	13.1	$	(4.1)	$	23.0	$	1.7
Exclude: (Income) loss attributable to noncontrolling interest	(0.2)		—		(0.2)		0.6
Income (loss) from continuing operations attributable to A&B shareholders	12.9		(4.1)		22.8		2.3
Distributions and allocations to participating securities	—		—		—		—
Income (loss) from continuing operations available to A&B shareholders	12.9		(4.1)		22.8		2.3
Income (loss) from discontinued operations available to A&B common shareholders	(0.1)		(0.6)		(0.1)		(0.8)
Net income (loss) available to A&B common shareholders	$	12.8	$	(4.7)	$	22.7	$	1.5

The number of shares used to compute basic and diluted earnings per share is as follows (in millions):

	Three Months Ended June 30,		Six Months Ended June 30,
	2021	2020	2021	2020
Denominator for basic EPS - weighted average shares outstanding	72.5	72.3	72.5	72.3
Effect of dilutive securities:
Stock options and restricted stock unit awards	0.1	—	0.1	0.1
Denominator for diluted EPS - weighted average shares outstanding	72.6	72.3	72.6	72.4

The number of anti-dilutive securities, excluded from the calculation of diluted earnings per common share, consisted of the following (in millions):

	Three Months Ended June 30,		Six Months Ended June 30,
	2021	2020	2021	2020
Number of anti-dilutive securities	0.4	0.5	0.4	0.2

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Accumulated Other Comprehensive Income (Loss)

6 Months Ended

Jun. 30, 2021

Equity [Abstract]

Accumulated Other Comprehensive Income (Loss)

ACCUMULATED OTHER COMPREHENSIVE INCOME (LOSS)

Other comprehensive income (loss) principally includes amortization of deferred pension and postretirement costs. The components of Accumulated other comprehensive loss, net of taxes, were as follows as of June 30, 2021 and December 31, 2020 (in millions):

	June 30, 2021		December 31, 2020
Employee benefit plans:
Pension plans	$	(47.5)	$	(48.9)
Post-retirement plans	(3.6)		(3.6)
Non-qualified benefit plans	(0.8)		(0.8)
Total employee benefit plans	(51.9)		(53.3)
Interest rate swap	(4.2)		(6.7)
Accumulated other comprehensive income (loss)	$	(56.1)	$	(60.0)

The changes in Accumulated other comprehensive income (loss) by component for the six months ended June 30, 2021 were as follows (in millions, net of taxes):

	Employee Benefit Plans		Interest Rate Swap		Total
Balance, January 1, 2021	$	(53.3)	$	(6.7)	$	(60.0)
Other comprehensive income (loss) before reclassifications	—		1.7		1.7
Amounts reclassified from accumulated other comprehensive income (loss)1	1.4		0.8		2.2
Taxes on other comprehensive income (loss)	—		—		—
Other comprehensive income (loss), net of taxes	1.4		2.5		3.9
Balance, June 30, 2021	$	(51.9)	$	(4.2)	$	(56.1)

1 Amounts reclassified from Accumulated other comprehensive income related to interest rate swap settlements are presented as an adjustment to Interest expense in the condensed consolidated statements of operations. Amounts reclassified from Accumulated other comprehensive income related to employee benefit plan items are presented as part of Interest and other income (expense), net in the condensed consolidated statements of operations.

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Related Party Transactions

6 Months Ended

Jun. 30, 2021

Related Party Transactions [Abstract]

Related Party Transactions

RELATED PARTY TRANSACTIONS

During the current year, the Company changed the composition of its reportable segments which caused reported amounts (i.e., related party revenue) in the historical period to be reclassified from Land Operations to Materials & Construction. All comparable information for the historical periods has been restated to reflect the impact of these changes. Refer to Note 18 for additional information.

Construction Contracts and Material Sales. The Company entered into contracts in the ordinary course of business, as a supplier, with affiliate entities that require accounting under the equity method due to the Company's financial interests in such entities (refer to Note 3) and also with affiliate parties that are members in entities in which the Company also is a member and holds a controlling financial interest. Related to the periods during which the relationship existed, revenues earned from transactions with such affiliates were $3.1 million and $1.6 million for the three months ended June 30, 2021 and 2020, respectively, and $4.7 million and $2.6 million for the six months ended June 30, 2021, and 2020, respectively. Expenses recognized from transactions with such affiliates were $0.3 million and $0.7 million for the three months ended June 30, 2021 and 2020, respectively, and $0.6 million and $0.9 million for the six months ended June 30, 2021, and 2020, respectively. Receivables from these affiliates were $1.1 million and $0.9 million as of June 30, 2021 and December 31, 2020, respectively. Amounts due to these affiliates were $0.2 million and $0.3 million as of June 30, 2021 and December 31, 2020, respectively.

Land Operations. The Company provides materials and services to certain unconsolidated investments in affiliates. The Company also recognizes interest earned on notes receivables from such related parties. Revenues earned from transactions with these affiliates were $0.2 million for the three months ended June 30, 2021 and less than $0.1 million for the three months ended June 30, 2020. During the six months ended June 30, 2021 and 2020, revenues earned from transactions with these affiliates were $1.5 million and $0.5 million, respectively. Receivables from service arrangements with these affiliates were less than $0.1 million as of June 30, 2021 and December 31, 2020. Notes receivable from related parties were held at carrying values of $5.3 million and $9.5 million as of June 30, 2021 and December 31, 2020, respectively, related to a construction loan secured by a mortgage on real property with one of the Company's joint ventures.

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Segment Results

6 Months Ended

Jun. 30, 2021

Segment Reporting [Abstract]

Segment Results

SEGMENT RESULTS

Operating segments are components of an enterprise that engage in business activities from which it may earn revenues and incur expenses, whose operating results are regularly reviewed by the chief operating decision maker (its Chief Executive Officer) to make decisions about resources to be allocated to the segment and assess its performance, and for which discrete financial information is available. As noted above, the Company operates and reports on three segments: Commercial Real Estate; Land Operations; and Materials & Construction.

During the first quarter ended March 31, 2021, the chief operating decision maker began reviewing the segments structure of its internal organization in a manner that caused the composition of its reportable segments to change. Specifically, the change resulted from a reorganization to present the activity and results of operations of Company-owned quarries on the island of Maui (utilized and operated by third parties who pay for such extraction rights under operating agreements), which historically have been included in the results of Land Operations and are now included in the results of Materials & Construction. The corresponding information for all historical periods has been restated and resulted in changes in segment Operating Revenue and Operating Profit (Loss), from Land Operations to Materials & Construction, of $0.7 million during the three months ended June 30, 2020 and $1.2 million during the six months ended June 30, 2020. The Company continues to maintain its three reportable segments and the changes are reclassifications within these existing segments.

Reportable segment information for the three and six months ended June 30, 2021 and 2020 is summarized below (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Operating Revenue:
Commercial Real Estate	$	43.3	$	34.0	$	83.2	$	77.4
Land Operations1	16.0		9.1		33.1		20.1
Materials & Construction1	30.0		30.8		54.0		57.2
Total operating revenue	89.3		73.9		170.3		154.7
Operating Profit (Loss):
Commercial Real Estate2	18.6		8.9		34.0		26.9
Land Operations1,3	9.1		4.0		20.5		8.5
Materials & Construction1	(1.9)		(6.9)		(5.9)		(10.2)
Total operating profit (loss)	25.8		6.0		48.6		25.2
Gain (loss) on disposal of commercial real estate properties, net	—		—		0.2		0.5
Interest expense	(6.7)		(7.8)		(13.7)		(15.6)
Corporate and other expense	(6.0)		(2.3)		(12.0)		(8.4)
Income (Loss) from Continuing Operations Before Income Taxes	$	13.1	$	(4.1)	$	23.1	$	1.7
1As described above, during the current year, the Company changed the composition of its reportable segments which caused reported amounts (i.e., revenue and operating profit) in the historical period to be reclassified from Land Operations to Materials & Construction. All comparable information for the historical periods has been restated to reflect the impact of these changes.
2 Commercial Real Estate segment operating profit (loss) includes intersegment operating revenue, primarily from the Materials & Construction segment, and is eliminated in the condensed consolidated statements of operations.
3 Land Operations segment operating profit (loss) includes equity in earnings (losses) from the Company's various equity method investments (primarily real estate joint ventures).

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Subsequent Events	6 Months Ended
	Jun. 30, 2021
Subsequent Events [Abstract]
Subsequent Events	SUBSEQUENT EVENTSOn July 27, 2021, the Company's Board of Directors declared a cash dividend of $0.18 per share of outstanding common stock, payable on October 4, 2021 to shareholders of record as of the close of business on September 17, 2021.

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Summary of Significant Accounting Policies (Policies)

6 Months Ended

Jun. 30, 2021

Accounting Policies [Abstract]

Basis of Presentation

Basis of Presentation: The interim condensed consolidated financial statements are unaudited. Because of the nature of the Company's operations, the results for interim periods are not necessarily indicative of results to be expected for the year. While these condensed consolidated financial statements reflect all normal recurring adjustments that are, in the opinion of management, necessary for fair presentation of the results of the interim period, they do not include all of the information and footnotes required by accounting principles generally accepted in the United States of America ("GAAP") for complete financial statements. Therefore, the interim condensed consolidated financial statements should be read in conjunction with the consolidated balance sheets as of December 31, 2020 and 2019, and the related consolidated statements of operations, comprehensive income (loss), cash flows and equity for each of the three years ended December 31, 2020, 2019 and 2018, respectively, and the notes thereto included in the Company's Annual Report filed on Form 10-K for the year ended December 31, 2020 ("2020 Form 10-K"), and other subsequent filings with the U.S. Securities and Exchange Commission ("SEC").

Reclassifications

Reclassifications: The Company continually monitors its reportable segments for changes in facts and circumstances to determine whether changes in the identification or aggregation of operating segments are necessary. In the first quarter of 2021, the Company updated its reportable segments. Consequently, the segment disclosures in this filing have been recast to reflect these changes and therefore differ from prior year quarterly filings to conform to the current year presentation resulting from the reorganization of a component of the Company historically included in the results of Land Operations that will now be included in the results of Materials & Construction.

Rounding

Rounding: Amounts in the condensed consolidated financial statements and notes are rounded to the nearest tenth of a million. Accordingly, a recalculation of some per-share amounts and percentages, if based on the reported data, may result in differences.

Recently issued accounts pronouncements

Recently issued accounting pronouncements

In March 2020, the Financial Accounting Standards Board ("FASB") issued Accounting Standards Update ("ASU") No. 2020-04, Reference Rate Reform, establishing ASC Topic 848, and amended the standard thereafter ("ASC 848"). ASC 848 provides optional practical expedients and exceptions related to the impacts of reference rate reform that affect certain debt, leases, derivatives and other contracts if certain criteria are met. The amendments apply only to contracts and hedging relationships that reference LIBOR or another reference rate expected to be discontinued due to reference rate reform. These amendments are effective immediately and may be applied prospectively to contract modifications made and hedging relationships entered into or evaluated on or before December 31, 2022. Reference rate reform has not had a material impact on any of the Company's existing contracts. Therefore, the Company has not elected to apply any of the optional practical expedients and exceptions under ASC 848 as of the current date. The Company will assess future changes in its contracts and the impact of electing to apply the optional practical expedients and exceptions provided by ASC 848 as they occur, but does not expect their application will have a material effect on its financial position or results of operations.

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Summary of Significant Accounting Policies (Tables)

6 Months Ended

Jun. 30, 2021

Accounting Policies [Abstract]

Interest and Other Income (Expense), Net

Interest and other income (expense), net for the three and six months ended June 30, 2021 and 2020 included the following (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Interest income	$	0.3	$	0.2	$	0.6	$	0.8
Pension and postretirement benefit (expense)	(0.8)		(0.6)		(1.4)		(1.3)
Other income (expense), net	—		—		—		0.3
Interest and other income (expense), net	$	(0.5)	$	(0.4)	$	(0.8)	$	(0.2)

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Investments in Affiliates (Tables)

6 Months Ended

Jun. 30, 2021

Equity Method Investments and Joint Ventures [Abstract]

Equity Method Investments

Operating results presented in the Company's condensed consolidated financial statements include the Company's proportionate share of net income (loss) from its equity method investments. Summarized financial information of entities accounted for by the equity method on a combined basis for the three and six months ended June 30, 2021 and 2020 is as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Revenues	$	58.4	$	38.3	$	128.3	$	90.3
Operating costs and expenses	45.9		34.1		108.9		74.0
Gross Profit (Loss)	$	12.5	$	4.2	$	19.4	$	16.3
Income (Loss) from Continuing Operations1	$	5.1	$	0.4	$	9.0	$	8.0
Net Income (Loss)1	$	5.9	$	0.2	$	9.6	$	7.8
1 Includes earnings from equity method investments held by the investee.

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Inventories (Tables)

6 Months Ended

Jun. 30, 2021

Inventory Disclosure [Abstract]

Schedule of Inventories

Inventories are stated at the lower of cost (principally first-in, first-out basis) or net realizable value. Inventories as of June 30, 2021 and December 31, 2020 were as follows (in millions):

	June 30,		December 31,
	2021		2020
Asphalt	$	9.3	$	4.2
Processed rock and sand	8.1		7.9
Work in progress	3.5		3.2
Retail merchandise	2.1		2.1
Parts, materials and supplies inventories	1.1		1.0
Total	$	24.1	$	18.4

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Notes Payable and Other Debt (Tables)

6 Months Ended

Jun. 30, 2021

Debt Disclosure [Abstract]

Schedule of Notes Payable and Other Debt

At June 30, 2021 and December 31, 2020, notes payable and total debt consisted of the following (dollars in millions):

	Interest Rate (%)	Maturity Date	Principal Outstanding
			June 30, 2021		December 31, 2020
Secured:
Kailua Town Center	(1)	2021	$	9.6	$	9.8
Kailua Town Center #2	3.15%	2021	4.4		4.5
Heavy Equipment Financing	(2)	(2)	2.6		3.2
Laulani Village	3.93%	2024	60.8		61.3
Pearl Highlands	4.15%	2024	80.4		81.4
Manoa Marketplace	(3)	2029	57.0		57.9
Subtotal			$	214.8	$	218.1
Unsecured:
Bank syndicated loan	(4)	2023	$	50.0	$	50.0
Series A Note	5.53%	2024	28.4		28.4
Series J Note	4.66%	2025	10.0		10.0
Series B Note	5.55%	2026	45.0		46.0
Series C Note	5.56%	2026	22.0		22.0
Series F Note	4.35%	2026	19.7		19.7
Series H Note	4.04%	2026	50.0		50.0
Series K Note	4.81%	2027	34.5		34.5
Series G Note	3.88%	2027	29.6		29.6
Series L Note	4.89%	2028	18.0		18.0
Series I Note	4.16%	2028	25.0		25.0
Term Loan 5	4.30%	2029	25.0		25.0
Subtotal			$	357.2	$	358.2
Revolving Credit Facilities:
GLP Asphalt revolving credit facility	(5)	2022	$	—	$	—
A&B Revolver	(6)	2022	26.0		111.0
Subtotal			$	26.0	$	111.0
Total Debt (contractual)			$	598.0	$	687.3
Unamortized debt premium (discount)			(0.2)		(0.2)
Total debt (carrying value)			$	597.8	$	687.1
(1) Loan has a stated interest rate of LIBOR plus 1.50%, but is swapped through maturity to a 5.95% fixed rate.
(2) Loans have a weighted average stated interest rate of approximately 2.93% and stated maturity dates ranging from 2021 to 2024.
(3) Loan has a stated interest rate of LIBOR plus 1.35%, but is swapped through maturity to a 3.14% fixed rate.
(4) Loan has a stated interest rate of LIBOR plus 1.80%, based on a pricing grid, and its LIBOR component is swapped through maturity (total rate currently at 3.15% based on the spread calculated by the pricing grid).
(5) Loan has a stated interest rate of LIBOR plus 1.25%.
(6) Loan has a stated interest rate of LIBOR plus 1.85% based on a pricing grid.

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Derivative Instruments (Tables)

6 Months Ended

Jun. 30, 2021

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Schedule of Interest Rate Swap

The Company has two interest rate swap agreements designated as cash flow hedges whose key terms are as follows (dollars in millions):

Effective	Maturity	Fixed Interest	Notional Amount at		Asset (Liability) Fair Value at				Classification on
Date	Date	Rate	June 30, 2021		June 30, 2021		December 31, 2020		Balance Sheet
4/7/2016	8/1/2029	3.14%	$	57.0	$	(2.6)	$	(4.8)	Accrued and other liabilities
2/13/2020	2/27/2023	3.15%	$	50.0	$	(1.0)	$	(1.3)	Accrued and other liabilities

As of June 30, 2021, the Company has one interest rate swap that has not been designated as a cash flow hedge whose key terms are as follows (dollars in millions):

Effective	Maturity	Fixed Interest	Notional Amount at		Asset (Liability) Fair Value at				Classification on
Date	Date	Rate	June 30, 2021		June 30, 2021		December 31, 2020		Balance Sheet
1/1/2014	9/1/2021	5.95%	$	9.6	$	(0.1)	$	(0.3)	Accrued and other liabilities

Schedule of Derivative Instruments in Consolidated Statements of Operations

The following table represents the pre-tax effect of the derivative instruments in the Company's condensed consolidated statement of comprehensive income (loss) during the three and six months ended June 30, 2021 and 2020 (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Derivatives in Designated Cash Flow Hedging Relationships:
Amount of gain (loss) recognized in OCI on derivatives	$	(1.4)	$	(0.7)	$	1.7	$	(7.6)
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	$	0.5	$	0.1	$	0.8	$	0.1

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Revenue and Contract Balances (Tables)

6 Months Ended

Jun. 30, 2021

Revenue from Contract with Customer [Abstract]

Disaggregation of Revenue

Revenue by type for the three and six months ended June 30, 2021 and 2020 was as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Revenues:
Commercial Real Estate	$	43.3	$	34.0	$	83.2	$	77.4
Land Operations:
Development sales revenue	11.2		2.3		11.2		5.9
Unimproved/other property sales revenue	—		1.6		11.3		3.7
Other operating revenue	4.8		5.2		10.6		10.5
Land Operations1	16.0		9.1		33.1		20.1
Materials & Construction1	30.0		30.8		54.0		57.2
Total revenues	$	89.3	$	73.9	$	170.3	$	154.7
1As described elsewhere in this Form 10-Q, during the current year, the Company changed the composition of its reportable segments which caused reported amounts (i.e., revenue and operating profit) in the historical period to be reclassified from Land Operations to Materials & Construction. All comparable information for the historical periods has been restated to reflect the impact of these changes.

Schedule of Contract Balances

The following table provides information about receivables, contract assets and contract liabilities from contracts with customers (in millions):

	June 30, 2021		December 31, 2020
Accounts receivable	$	22.2	$	39.5
Contracts retention	4.9		7.3
Allowances (credit losses and doubtful accounts)	(2.3)		(3.3)
Accounts receivable and retention, net of allowance for credit losses and allowance for doubtful accounts	$	24.8	$	43.5
Costs and estimated earnings in excess of billings on uncompleted contracts	$	4.1	$	2.3
Billings in excess of costs and estimated earnings on uncompleted contracts	$	5.6	$	8.5
Variable consideration1	$	62.0	$	62.0
Other deferred revenue	$	8.7	$	4.9
1Variable consideration deferred as of the end of the periods related to amounts received in the sale of agricultural land on Maui in 2018 that, under revenue recognition guidance, could not be included in the transaction price.

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Leases - The Company as Lessor (Tables)

6 Months Ended

Jun. 30, 2021

Leases [Abstract]

Schedule of Reductions in Lease Revenues

The following table provides information about reductions in revenue for other relief modifications and other adjustments, CRE accounts receivable and unbilled straight-line lease receivables for which the Company assessed that the tenant's future payment of amounts due under leases was not probable (i.e., those due to general circumstances or those primarily due to COVID-19), as well as reductions (or increases) of revenue related to the allowance for doubtful accounts for other impacted operating lease receivables during the three and six months ended June 30, 2021 and 2020 (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Other relief modifications and other adjustments1	$	2.9	$	0.7	$	5.4	$	0.8
Tenant collectability assessments and allowances for doubtful accounts
Impact to billed accounts receivable	$	(1.2)	$	3.6	$	0.1	$	4.3
Impact to straight-line lease receivables	(0.1)		2.4		0.2		2.3
Total revenue reductions (increases) - tenant collectability assessments	$	(1.3)	$	6.0	$	0.3	$	6.6
Provision for allowance for doubtful accounts2	(1.2)		2.9		(1.0)		2.8
Total revenue reductions (increases)	$	(2.5)	$	8.9	$	(0.7)	$	9.4
Total revenue reductions (increases) related to adjustments, assessments and provisions	$	0.4	$	9.6	$	4.7	$	10.2
Total revenue reductions (increases) impacting billed accounts receivable only3	$	0.5	$	7.2	$	4.5	$	7.9
1 Primarily related to COVID-19, but may include other adjustments (e.g., adjustments due to tenant bankruptcies).
2 Related to other impacted operating lease receivables.
3 Excludes the impact to unbilled straight-line lease receivables.

Schedule of Historical Cost, and Accumulated Depreciation on Leased Property

The historical cost of, and accumulated depreciation on, leased property as of June 30, 2021 and December 31, 2020 were as follows (in millions):

	June 30, 2021		December 31, 2020
Leased property - real estate	$	1,536.4	$	1,525.3
Less: Accumulated depreciation	(169.2)		(152.2)
Property under operating leases, net	$	1,367.2	$	1,373.1

Schedule of Rental Income Under Non-cancelable Operating Leases

Total rental income (i.e., revenue) under these operating leases during the three and six months ended June 30, 2021 and 2020 relating to lease payments and variable lease payments were as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Lease payments	$	29.3	$	21.5	$	58.9	$	50.9
Variable lease payments	14.8		13.3		26.5		28.0
Total rental income	$	44.1	$	34.8	$	85.4	$	78.9

Schedule of Lessor Future Rentals on Non-cancelable Operating Leases

Contractual future lease payments to be received on non-cancelable operating leases as of June 30, 2021 were as follows (in millions):

	June 30, 2021
2021	$	57.9
2022	110.9
2023	100.4
2024	88.3
2025	75.6
2026	61.5
Thereafter	466.0
Total future lease payments to be received	$	960.6

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Leases - The Company as Lessee (Tables)

6 Months Ended

Jun. 30, 2021

Leases [Abstract]

Schedule of Operating Lease and Finance Lease Costs

The following table provides information about the Company's operating lease costs and finance lease costs recognized during the three and six months ended June 30, 2021 and 2020 (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Operating lease cost	$	1.2	$	1.1	$	2.3	$	2.3
Finance lease cost	$	0.3	$	0.3	$	0.6	$	0.6

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Share-Based Payment Awards (Tables)

6 Months Ended

Jun. 30, 2021

Share-based Payment Arrangement [Abstract]

Schedule of Fair Value Assumptions of Market-based Awards

The fair value of the Company's market-based awards is estimated using the Company's stock price on the date of grant and the probability of vesting using a Monte Carlo simulation with the following weighted-average assumptions:

	2021 Grants	2020 Grants
Volatility of A&B common stock	47.2%	22.6%
Average volatility of peer companies	49.6%	23.2%
Risk-free interest rate	0.2%	1.3%

Summary of Compensation Cost related to Share-based Payments

The Company recognizes compensation cost net of actual forfeitures of time-based or market-based awards. A summary of compensation cost related to share-based payments is as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Share-based expense:
Time-based and market-based restricted stock units	$	1.4	$	1.5	$	2.8	$	3.0

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Employee Benefit Plans (Tables)

6 Months Ended

Jun. 30, 2021

Retirement Benefits [Abstract]

Summary of Components of Net Periodic Benefit Cost and Other Amounts Recognized in Other Comprehensive Loss

Components of the net periodic benefit cost for the Company's pension and post-retirement plans for the three and six months ended June 30, 2021 and 2020 are shown below (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Service cost	$	0.4	$	0.2	$	0.6	$	0.4
Interest cost	0.9		1.8		2.6		3.5
Expected return on plan assets	(0.8)		(1.7)		(2.5)		(3.4)
Amortization of net loss	0.8		0.6		1.4		1.2
Net periodic benefit cost	$	1.3	$	0.9	$	2.1	$	1.7

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Earnings Per Share (“EPS”) (Tables)

6 Months Ended

Jun. 30, 2021

Earnings Per Share [Abstract]

Schedule of Reconciliation of Income and Computation of Earnings per Share

The following table provides a reconciliation of income (loss) from continuing operations to net income (loss) from continuing operations available to A&B common shareholders and net income (loss) available to A&B common shareholders (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Income (loss) from continuing operations	$	13.1	$	(4.1)	$	23.0	$	1.7
Exclude: (Income) loss attributable to noncontrolling interest	(0.2)		—		(0.2)		0.6
Income (loss) from continuing operations attributable to A&B shareholders	12.9		(4.1)		22.8		2.3
Distributions and allocations to participating securities	—		—		—		—
Income (loss) from continuing operations available to A&B shareholders	12.9		(4.1)		22.8		2.3
Income (loss) from discontinued operations available to A&B common shareholders	(0.1)		(0.6)		(0.1)		(0.8)
Net income (loss) available to A&B common shareholders	$	12.8	$	(4.7)	$	22.7	$	1.5

The number of shares used to compute basic and diluted earnings per share is as follows (in millions):

	Three Months Ended June 30,		Six Months Ended June 30,
	2021	2020	2021	2020
Denominator for basic EPS - weighted average shares outstanding	72.5	72.3	72.5	72.3
Effect of dilutive securities:
Stock options and restricted stock unit awards	0.1	—	0.1	0.1
Denominator for diluted EPS - weighted average shares outstanding	72.6	72.3	72.6	72.4

Schedule of Antidilutive Securities Outstanding

The number of anti-dilutive securities, excluded from the calculation of diluted earnings per common share, consisted of the following (in millions):

	Three Months Ended June 30,		Six Months Ended June 30,
	2021	2020	2021	2020
Number of anti-dilutive securities	0.4	0.5	0.4	0.2

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Accumulated Other Comprehensive Income (Loss) (Tables)

6 Months Ended

Jun. 30, 2021

Equity [Abstract]

Schedule of Components of Accumulated Other Comprehensive Income (Loss), Net of Taxes

The components of Accumulated other comprehensive loss, net of taxes, were as follows as of June 30, 2021 and December 31, 2020 (in millions):

	June 30, 2021		December 31, 2020
Employee benefit plans:
Pension plans	$	(47.5)	$	(48.9)
Post-retirement plans	(3.6)		(3.6)
Non-qualified benefit plans	(0.8)		(0.8)
Total employee benefit plans	(51.9)		(53.3)
Interest rate swap	(4.2)		(6.7)
Accumulated other comprehensive income (loss)	$	(56.1)	$	(60.0)

The changes in Accumulated other comprehensive income (loss) by component for the six months ended June 30, 2021 were as follows (in millions, net of taxes):

	Employee Benefit Plans		Interest Rate Swap		Total
Balance, January 1, 2021	$	(53.3)	$	(6.7)	$	(60.0)
Other comprehensive income (loss) before reclassifications	—		1.7		1.7
Amounts reclassified from accumulated other comprehensive income (loss)1	1.4		0.8		2.2
Taxes on other comprehensive income (loss)	—		—		—
Other comprehensive income (loss), net of taxes	1.4		2.5		3.9
Balance, June 30, 2021	$	(51.9)	$	(4.2)	$	(56.1)

1 Amounts reclassified from Accumulated other comprehensive income related to interest rate swap settlements are presented as an adjustment to Interest expense in the condensed consolidated statements of operations. Amounts reclassified from Accumulated other comprehensive income related to employee benefit plan items are presented as part of Interest and other income (expense), net in the condensed consolidated statements of operations.

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Segment Results (Tables)

6 Months Ended

Jun. 30, 2021

Segment Reporting [Abstract]

Schedule of Operating Segment Information

Reportable segment information for the three and six months ended June 30, 2021 and 2020 is summarized below (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2021		2020		2021		2020
Operating Revenue:
Commercial Real Estate	$	43.3	$	34.0	$	83.2	$	77.4
Land Operations1	16.0		9.1		33.1		20.1
Materials & Construction1	30.0		30.8		54.0		57.2
Total operating revenue	89.3		73.9		170.3		154.7
Operating Profit (Loss):
Commercial Real Estate2	18.6		8.9		34.0		26.9
Land Operations1,3	9.1		4.0		20.5		8.5
Materials & Construction1	(1.9)		(6.9)		(5.9)		(10.2)
Total operating profit (loss)	25.8		6.0		48.6		25.2
Gain (loss) on disposal of commercial real estate properties, net	—		—		0.2		0.5
Interest expense	(6.7)		(7.8)		(13.7)		(15.6)
Corporate and other expense	(6.0)		(2.3)		(12.0)		(8.4)
Income (Loss) from Continuing Operations Before Income Taxes	$	13.1	$	(4.1)	$	23.1	$	1.7
1As described above, during the current year, the Company changed the composition of its reportable segments which caused reported amounts (i.e., revenue and operating profit) in the historical period to be reclassified from Land Operations to Materials & Construction. All comparable information for the historical periods has been restated to reflect the impact of these changes.
2 Commercial Real Estate segment operating profit (loss) includes intersegment operating revenue, primarily from the Materials & Construction segment, and is eliminated in the condensed consolidated statements of operations.
3 Land Operations segment operating profit (loss) includes equity in earnings (losses) from the Company's various equity method investments (primarily real estate joint ventures).

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Background and Basis of Presentation (Details) ft² in Millions	6 Months Ended
	Jun. 30, 2021 a ft² property segment
Property, Plant and Equipment [Line Items]
Number of segments | segment	3
Gross leasable area (in sq ft) | ft²	3.9
Area of ground leases owned (acres) | a	149.1
Retail centers
Property, Plant and Equipment [Line Items]
Number of properties	22
Industrial assets
Property, Plant and Equipment [Line Items]
Number of properties	10
Office properties
Property, Plant and Equipment [Line Items]
Number of properties	4

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Summary of Significant Accounting Policies - Interest and Other Income (Expense), Net (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020	Jun. 30, 2021	Jun. 30, 2020
Accounting Policies [Abstract]
Interest income	$ 0.3	$ 0.2	$ 0.6	$ 0.8
Pension and postretirement benefit (expense)	(0.8)	(0.6)	(1.4)	(1.3)
Other income (expense), net	0.0	0.0	0.0	0.3
Interest and other income (expense), net	$ (0.5)	$ (0.4)	$ (0.8)	$ (0.2)

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Investments in Affiliates - Summary of Financial Information for Equity Method Investments (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020	Jun. 30, 2021	Jun. 30, 2020
Income Statement
Revenues	$ 89.3	$ 73.9	$ 170.3	$ 154.7
Operating costs and expenses	75.2	69.7	142.6	140.8
Income (loss) from continuing operations	13.1	(4.1)	23.1	1.7
Net income (loss)	12.8	(4.7)	22.7	1.5
Equity Method Investments
Income Statement
Revenues	58.4	38.3	128.3	90.3
Operating costs and expenses	45.9	34.1	108.9	74.0
Gross profit (loss)	12.5	4.2	19.4	16.3
Income (loss) from continuing operations	5.1	0.4	9.0	8.0
Net income (loss)	$ 5.9	$ 0.2	$ 9.6	$ 7.8

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Inventories (Details) - USD ($) $ in Millions	Jun. 30, 2021	Dec. 31, 2020
Inventory [Line Items]
Inventories	$ 24.1	$ 18.4
Asphalt
Inventory [Line Items]
Inventories	9.3	4.2
Processed rock and sand
Inventory [Line Items]
Inventories	8.1	7.9
Work in progress
Inventory [Line Items]
Inventories	3.5	3.2
Retail merchandise
Inventory [Line Items]
Inventories	2.1	2.1
Parts, materials and supplies inventories
Inventory [Line Items]
Inventories	$ 1.1	$ 1.0

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Fair Value Measurements (Details) - USD ($) $ in Millions	Jun. 30, 2021	Dec. 31, 2020
Carrying Amount
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Long-term notes receivable	$ 13.6	$ 11.5
Company's debt	597.8	687.1
Fair Value
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Company's debt	$ 625.1	$ 704.1

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Notes Payable and Other Debt - Schedule of Notes Payable and Long-term Debt (Details) - USD ($) $ in Millions	6 Months Ended
	Jun. 30, 2021	Dec. 31, 2020
Debt Instrument [Line Items]
Total Debt (contractual)	$ 598.0	$ 687.3
Unamortized debt premium (discount)	(0.2)	(0.2)
Total debt (carrying value)	597.8	687.1
Secured:
Debt Instrument [Line Items]
Total Debt (contractual)	214.8	218.1
Secured: | Kailua Town Center
Debt Instrument [Line Items]
Total Debt (contractual)	$ 9.6	9.8
Secured: | Kailua Town Center | LIBOR
Debt Instrument [Line Items]
Basis spread on variable rate	1.50%
Fixed interest rate	5.95%
Secured: | Kailua Town Center #2
Debt Instrument [Line Items]
Stated interest rate	3.15%
Total Debt (contractual)	$ 4.4	4.5
Secured: | Heavy Equipment Financing
Debt Instrument [Line Items]
Total Debt (contractual)	$ 2.6	3.2
Weighted average stated interest rate (percent)	2.93%
Secured: | Laulani Village
Debt Instrument [Line Items]
Stated interest rate	3.93%
Total Debt (contractual)	$ 60.8	61.3
Secured: | Pearl Highlands
Debt Instrument [Line Items]
Stated interest rate	4.15%
Total Debt (contractual)	$ 80.4	81.4
Secured: | Manoa Marketplace
Debt Instrument [Line Items]
Total Debt (contractual)	$ 57.0	57.9
Secured: | Manoa Marketplace | LIBOR
Debt Instrument [Line Items]
Basis spread on variable rate	1.35%
Fixed interest rate	3.14%
Unsecured:
Debt Instrument [Line Items]
Total Debt (contractual)	$ 357.2	358.2
Unsecured: | Bank syndicated loan
Debt Instrument [Line Items]
Total Debt (contractual)	$ 50.0	50.0
Unsecured: | Bank syndicated loan | LIBOR
Debt Instrument [Line Items]
Basis spread on variable rate	1.80%
Fixed interest rate	3.15%
Unsecured: | Series A Note
Debt Instrument [Line Items]
Stated interest rate	5.53%
Total Debt (contractual)	$ 28.4	28.4
Unsecured: | Series J Note
Debt Instrument [Line Items]
Stated interest rate	4.66%
Total Debt (contractual)	$ 10.0	10.0
Unsecured: | Series B Note
Debt Instrument [Line Items]
Stated interest rate	5.55%
Total Debt (contractual)	$ 45.0	46.0
Unsecured: | Series C Note
Debt Instrument [Line Items]
Stated interest rate	5.56%
Total Debt (contractual)	$ 22.0	22.0
Unsecured: | Series F Note
Debt Instrument [Line Items]
Stated interest rate	4.35%
Total Debt (contractual)	$ 19.7	19.7
Unsecured: | Series H Note
Debt Instrument [Line Items]
Stated interest rate	4.04%
Total Debt (contractual)	$ 50.0	50.0
Unsecured: | Series K Note
Debt Instrument [Line Items]
Stated interest rate	4.81%
Total Debt (contractual)	$ 34.5	34.5
Unsecured: | Series G Note
Debt Instrument [Line Items]
Stated interest rate	3.88%
Total Debt (contractual)	$ 29.6	29.6
Unsecured: | Series L Note
Debt Instrument [Line Items]
Stated interest rate	4.89%
Total Debt (contractual)	$ 18.0	18.0
Unsecured: | Series I Note
Debt Instrument [Line Items]
Stated interest rate	4.16%
Total Debt (contractual)	$ 25.0	25.0
Unsecured: | Term Loan 5
Debt Instrument [Line Items]
Stated interest rate	4.30%
Total Debt (contractual)	$ 25.0	25.0
Revolving Credit Facilities:
Debt Instrument [Line Items]
Total Debt (contractual)	26.0	111.0
Revolving Credit Facilities: | GLP Asphalt revolving credit facility
Debt Instrument [Line Items]
Total Debt (contractual)	$ 0.0	0.0
Revolving Credit Facilities: | GLP Asphalt revolving credit facility | LIBOR
Debt Instrument [Line Items]
Basis spread on variable rate	1.25%
Revolving Credit Facilities: | A&B Revolver
Debt Instrument [Line Items]
Total Debt (contractual)	$ 26.0	$ 111.0
Revolving Credit Facilities: | A&B Revolver | LIBOR
Debt Instrument [Line Items]
Basis spread on variable rate	1.85%

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Derivative Instruments - Cash Flow Hedges of Interest Rate Swaps (Details) - Cash Flow Hedging - Designated as Hedging Instrument $ in Millions	Jun. 30, 2021 USD ($) interest_rate_swap_agreement	Dec. 31, 2020 USD ($)
Interest Rate Swap
Derivative [Line Items]
Number of interest rate swap agreements | interest_rate_swap_agreement	2
Accrued and other liabilities | Interest Rate Swap, Effective 04/07/2016
Derivative [Line Items]
Fixed interest rate	3.14%
Notional amount	$ 57.0
Fair value of interest rate swap liability	$ (2.6)	$ (4.8)
Accrued and other liabilities | Interest Rate Swap, Effective 02/13/2020
Derivative [Line Items]
Fixed interest rate	3.15%
Notional amount	$ 50.0
Fair value of interest rate swap liability	$ (1.0)	$ (1.3)

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Derivative Instruments - Derivative Instruments in Designated Cash Flow Hedging Relationships (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020	Jun. 30, 2021	Jun. 30, 2020
Derivative [Line Items]
Amount of gain (loss) recognized in OCI on derivatives	$ (1.4)	$ (0.7)	$ 1.7	$ (7.6)
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	(0.5)	(0.1)	(0.8)	(0.1)
Cash Flow Hedging
Derivative [Line Items]
Net gains (losses) on derivative instruments expected to be reclassified from accumulated other comprehensive income in next 12 months			1.6
Cash Flow Hedging | Designated as Hedging Instrument
Derivative [Line Items]
Amount of gain (loss) recognized in OCI on derivatives	(1.4)	(0.7)	1.7	(7.6)
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	$ 0.5	$ 0.1	$ 0.8	$ 0.1

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Derivative Instruments - Non-designated Hedges Interest Rate Swaps (Details) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021 USD ($) interest_rate_swap_agreement	Jun. 30, 2020 USD ($)	Jun. 30, 2021 USD ($) interest_rate_swap_agreement	Jun. 30, 2020 USD ($)	Dec. 31, 2020 USD ($)
Derivative [Line Items]
Gain (loss) recognized related to change in fair value	$ (0.5)	$ (0.1)	$ (0.8)	$ (0.1)
Not Designated as Hedging Instrument | Interest Rate Swap
Derivative [Line Items]
Number of interest rate swap agreements | interest_rate_swap_agreement	1		1
Gain (loss) recognized related to change in fair value	$ 0.1	$ 0.1	$ 0.2	$ 0.0
Not Designated as Hedging Instrument | Interest Rate Swap, Effective January 1, 2014 | Accrued and other liabilities
Derivative [Line Items]
Fixed interest rate	5.95%		5.95%
Notional amount	$ 9.6		$ 9.6
Fair value of interest rate swap liability	$ (0.1)		$ (0.1)		$ (0.3)

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Commitments and Contingencies - Narrative (Details) a in Thousands, gal in Millions, $ in Millions				1 Months Ended	2 Months Ended
	Oct. 11, 2019 license	Jan. 07, 2019 gal	Apr. 10, 2015 plaintiff	May 31, 2016	Feb. 01, 2019	Jun. 30, 2021 USD ($)	Dec. 31, 2018 a license
East Maui Irrigation Company, LLC (EMI)
Loss Contingencies [Line Items]
Interest held in EMI					50.00%
East Maui Irrigation Company, LLC (EMI) | Maui
Loss Contingencies [Line Items]
Area of land sold (in acres) | a							41
East Maui Irrigation Company, LLC (EMI) | East Maui
Loss Contingencies [Line Items]
Watershed lands owned (in acres) | a							16
State of Hawai'i | East Maui
Loss Contingencies [Line Items]
Number of water licenses held and extended as revocable permits | license							4
Additional watershed lands accessible by licenses (in acres) | a							30
Bid, Performance and Payment Bonds and Commercial Bonds
Loss Contingencies [Line Items]
Possible administrative penalty						$ 273.1
Estimated remaining exposure						83.0
Performance Bond
Loss Contingencies [Line Items]
Possible administrative penalty						253.8
Long Term Water Lease Request
Loss Contingencies [Line Items]
Number of water licenses held and extended as revocable permits | license	4
Number of parties filed lawsuit | plaintiff			3
Duration of revocable permits for disposition of water rights	1 year			3 years
Sierra Club Lawsuit Against BLNR, A&B, and EMI
Loss Contingencies [Line Items]
Number of gallons per day sought to be enjoined (in gallons) | gal		25
Financial Guarantee
Loss Contingencies [Line Items]
Guarantor obligations, current carrying value						0.0
Letters of Credit
Loss Contingencies [Line Items]
Standby letters of credit outstanding						$ 1.1

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Revenue and Contract Balances (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020	Jun. 30, 2021	Jun. 30, 2020
Disaggregation of Revenue [Line Items]
Total operating revenue	$ 89.3	$ 73.9	$ 170.3	$ 154.7
Commercial Real Estate
Disaggregation of Revenue [Line Items]
Commercial real estate	43.3	34.0	83.2	77.4
Land Operations
Disaggregation of Revenue [Line Items]
Revenues	16.0	9.1	33.1	20.1
Land Operations | Development sales revenue
Disaggregation of Revenue [Line Items]
Revenues	11.2	2.3	11.2	5.9
Land Operations | Unimproved/other property sales revenue
Disaggregation of Revenue [Line Items]
Revenues	0.0	1.6	11.3	3.7
Land Operations | Other operating revenue
Disaggregation of Revenue [Line Items]
Revenues	4.8	5.2	10.6	10.5
Materials & Construction
Disaggregation of Revenue [Line Items]
Revenues	$ 30.0	$ 30.8	$ 54.0	$ 57.2

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Revenue and Contract Balances - Narrative (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020	Jun. 30, 2021	Jun. 30, 2020	Dec. 31, 2020
Revenue from Contract with Customer [Abstract]
Remaining performance obligation	$ 136.0		$ 136.0		$ 120.8
Revenue, Remaining Performance Obligation, Expected Timing of Satisfaction [Line Items]
Revenue recognized related to contract liabilities	$ 1.0	$ 1.5	$ 6.5	$ 6.0
Revenue, Remaining Performance Obligation, Expected Timing of Satisfaction, Start Date [Axis]: 2021-07-01
Revenue, Remaining Performance Obligation, Expected Timing of Satisfaction [Line Items]
Performance obligation satisfaction period	12 months		12 months
Revenue, Remaining Performance Obligation, Expected Timing of Satisfaction, Start Date [Axis]: 2022-07-01
Revenue, Remaining Performance Obligation, Expected Timing of Satisfaction [Line Items]
Performance obligation satisfaction period
Minimum | Revenue, Remaining Performance Obligation, Expected Timing of Satisfaction, Start Date [Axis]: 2021-07-01
Revenue, Remaining Performance Obligation, Expected Timing of Satisfaction [Line Items]
Percentage of remaining obligation expected to be satisfied	65.00%		65.00%
Maximum | Revenue, Remaining Performance Obligation, Expected Timing of Satisfaction, Start Date [Axis]: 2021-07-01
Revenue, Remaining Performance Obligation, Expected Timing of Satisfaction [Line Items]
Percentage of remaining obligation expected to be satisfied	70.00%		70.00%

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Revenue and Contract Balances - Schedule of Contract Balances (Details) - USD ($) $ in Millions	Jun. 30, 2021	Dec. 31, 2020
Revenue from Contract with Customer [Abstract]
Accounts receivable	$ 22.2	$ 39.5
Contracts retention	4.9	7.3
Allowances (credit losses and doubtful accounts)	(2.3)	(3.3)
Accounts receivable and retention, net of allowance for credit losses and allowance for doubtful accounts	24.8	43.5
Costs and estimated earnings in excess of billings on uncompleted contracts	4.1	2.3
Billings in excess of costs and estimated earnings on uncompleted contracts	5.6	8.5
Variable consideration	62.0	62.0
Other deferred revenue	$ 8.7	$ 4.9

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Leases - The Company as Lessor - Schedule of Reductions in Lease Revenues (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020	Jun. 30, 2021	Jun. 30, 2020
Lessor, Lease, Description [Line Items]
Other relief modifications and other adjustments	$ 2.9	$ 0.7	$ 5.4	$ 0.8
Total revenue reductions (increases) - tenant collectability assessments	(1.3)	6.0	0.3	6.6
Provision for allowance for doubtful accounts	(1.2)	2.9	(1.0)	2.8
Total revenue reductions (increases)	(2.5)	8.9	(0.7)	9.4
Total revenue reductions (increases) related to adjustments, assessments and provisions	0.4	9.6	4.7	10.2
Total revenue reductions (increases) impacting billed accounts receivable only	0.5	7.2	4.5	7.9
Impact to billed accounts receivable
Lessor, Lease, Description [Line Items]
Total revenue reductions (increases) - tenant collectability assessments	(1.2)	3.6	0.1	4.3
Impact to straight-line lease receivables
Lessor, Lease, Description [Line Items]
Total revenue reductions (increases) - tenant collectability assessments	$ (0.1)	$ 2.4	$ 0.2	$ 2.3

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Leases - The Company as Lessor - Summary of Historical Cost and Accumulated Depreciation of Leased Property (Details) - Real Estate - USD ($) $ in Millions	Jun. 30, 2021	Dec. 31, 2020
Lessor, Lease, Description [Line Items]
Leased property - real estate	$ 1,536.4	$ 1,525.3
Less: Accumulated depreciation	(169.2)	(152.2)
Property under operating leases, net	$ 1,367.2	$ 1,373.1

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Leases - The Company as Lessor - Schedule of Total Rental Income Under Operating Leases (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020	Jun. 30, 2021	Jun. 30, 2020
Leases [Abstract]
Lease payments	$ 29.3	$ 21.5	$ 58.9	$ 50.9
Variable lease payments	14.8	13.3	26.5	28.0
Total rental income	$ 44.1	$ 34.8	$ 85.4	$ 78.9

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Leases - The Company as Lessor - Future Minimum Rentals on Non-cancelable Operating Leases as Lessor (Details) $ in Millions	Jun. 30, 2021 USD ($)
Future minimum rentals on non-cancelable leases
2021	$ 57.9
2022	110.9
2023	100.4
2024	88.3
2025	75.6
2026	61.5
Thereafter	466.0
Total future lease payments to be received	$ 960.6

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Leases - The Company as Lessee (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020	Jun. 30, 2021	Jun. 30, 2020
Leases [Abstract]
Operating lease cost	$ 1.2	$ 1.1	$ 2.3	$ 2.3
Finance lease cost	$ 0.3	$ 0.3	$ 0.6	$ 0.6

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Share-Based Payment Awards - Narrative (Details) - 2012 Plan - Time-based and market-based restricted stock units - $ / shares	6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Granted (in shares)	375,300	271,800
Granted (in dollars per share)	$ 16.62	$ 22.57

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Share-Based Payment Awards - Schedule of Fair Value Assumptions of Market-based Awards (Details) - Time-based and market-based restricted stock units - 2012 Plan - Time-Based Vesting	6 Months Ended	12 Months Ended
	Jun. 30, 2021	Dec. 31, 2020
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Volatility of A&B common stock	47.20%	22.60%
Average volatility of peer companies	49.60%	23.20%
Risk-free interest rate	0.20%	1.30%

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Share-Based Payment Awards - Summary of Compensation Cost related to Share-based Payments (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020	Jun. 30, 2021	Jun. 30, 2020
Time-based and market-based restricted stock units
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Time-based and market-based restricted stock units	$ 1.4	$ 1.5	$ 2.8	$ 3.0

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Employee Benefit Plans - Summary of Components of Net Periodic Benefit Cost and Other Amounts Recognized in Other Comprehensive Loss (Details) - Pension and Post-retirement Plan - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020	Jun. 30, 2021	Jun. 30, 2020
Components of Net Periodic Benefit Cost
Service cost	$ 0.4	$ 0.2	$ 0.6	$ 0.4
Interest cost	0.9	1.8	2.6	3.5
Expected return on plan assets	(0.8)	(1.7)	(2.5)	(3.4)
Amortization of net loss	0.8	0.6	1.4	1.2
Net periodic benefit cost	1.3	$ 0.9	2.1	$ 1.7
Employer contributions			0.0
Expected contributions to be made in current year	$ 0.0		$ 0.0

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Earnings Per Share (“EPS”) - Schedule of Reconciliation of Income from Continuing Operations and Computation of Earnings per Share (Details) - USD ($) shares in Millions, $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020	Jun. 30, 2021	Jun. 30, 2020
Earnings Per Share [Abstract]
Income (loss) from continuing operations	$ 13.1	$ (4.1)	$ 23.0	$ 1.7
Exclude: (Income) loss attributable to noncontrolling interest	(0.2)	0.0	(0.2)	0.6
Income (loss) from continuing operations attributable to A&B shareholders	12.9	(4.1)	22.8	2.3
Distributions and allocations to participating securities	0.0	0.0	0.0	0.0
Income (loss) from continuing operations available to A&B shareholders	12.9	(4.1)	22.8	2.3
Income (loss) from discontinued operations available to A&B common shareholders	(0.1)	(0.6)	(0.1)	(0.8)
Net income (loss) available to A&B common shareholders	12.8	(4.7)	22.7	1.5
Net income (loss) available to A&B common shareholders	$ 12.8	$ (4.7)	$ 22.7	$ 1.5
Number of shares used to compute basic and diluted earnings per share [Abstract]
Denominator for basic EPS – weighted-average shares outstanding (in shares)	72.5	72.3	72.5	72.3
Effect of dilutive securities:
Stock options and restricted stock unit awards (in shares)	0.1	0.0	0.1	0.1
Denominator for diluted EPS – weighted average shares outstanding (in shares)	72.6	72.3	72.6	72.4

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Earnings Per Share (“EPS”) - Schedule of Antidilutive Securities Outstanding (Details) - shares shares in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020	Jun. 30, 2021	Jun. 30, 2020
Earnings Per Share [Abstract]
Number of anti-dilutive securities (in shares)	0.4	0.5	0.4	0.2

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Accumulated Other Comprehensive Income (Loss) - Changes in Accumulated Other Comprehensive Income (Loss) (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020	Jun. 30, 2021	Jun. 30, 2020
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance	$ 1,099.8	$ 1,110.8	$ 1,096.1	$ 1,128.7
Other comprehensive income (loss) before reclassifications			1.7
Amounts reclassified from accumulated other comprehensive income (loss)			2.2
Taxes on other comprehensive income (loss)	0.0	0.0	0.0	0.0
Other comprehensive income (loss), net of tax	(0.1)	0.0	3.9	(6.3)
Ending balance	1,102.2	1,104.6	1,102.2	1,104.6
Accumulated Other Compre- hensive Income (Loss)
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance	(56.0)	(55.1)	(60.0)	(48.8)
Other comprehensive income (loss), net of tax	(0.1)		3.9	(6.3)
Ending balance	(56.1)	$ (55.1)	(56.1)	$ (55.1)
Employee Benefit Plans
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance			(53.3)
Other comprehensive income (loss) before reclassifications			0.0
Amounts reclassified from accumulated other comprehensive income (loss)			1.4
Taxes on other comprehensive income (loss)			0.0
Other comprehensive income (loss), net of tax			1.4
Ending balance	(51.9)		(51.9)
Employee Benefit Plans | Qualified Plans | Pension plans
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance			(48.9)
Ending balance	(47.5)		(47.5)
Employee Benefit Plans | Qualified Plans | Post-retirement plans
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance			(3.6)
Ending balance	(3.6)		(3.6)
Employee Benefit Plans | Nonqualified Plans | Non-qualified benefit plans
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance			(0.8)
Ending balance	(0.8)		(0.8)
Interest Rate Swap
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance			(6.7)
Other comprehensive income (loss) before reclassifications			1.7
Amounts reclassified from accumulated other comprehensive income (loss)			0.8
Taxes on other comprehensive income (loss)			0.0
Other comprehensive income (loss), net of tax			2.5
Ending balance	$ (4.2)		$ (4.2)

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Related Party Transactions (Details) - Affiliated Entity - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021	Jun. 30, 2020	Jun. 30, 2021	Jun. 30, 2020	Dec. 31, 2020
Materials & Construction | Supplier Contracts
Related Party Transaction [Line Items]
Revenue from related parties	$ 3.1	$ 1.6	$ 4.7	$ 2.6
Expenses recognized from transactions with affiliates	0.3	0.7	0.6	0.9
Receivables from related parties	1.1		1.1		$ 0.9
Payables to related parties	0.2		0.2		0.3
Land Operations | Service revenues and Interest
Related Party Transaction [Line Items]
Revenue from related parties	0.2	$ 0.1	1.5	$ 0.5
Receivables from related parties	0.1		0.1		0.1
Land Operations | Extension of Secured Note Receivable
Related Party Transaction [Line Items]
Receivable from affiliate	$ 5.3		$ 5.3		$ 9.5

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Segment Results - Schedule of Operating Segment Information (Details) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2021 USD ($)	Jun. 30, 2020 USD ($)	Jun. 30, 2021 USD ($) segment	Jun. 30, 2020 USD ($)
Segment Reporting [Abstract]
Number of reportable segments | segment			3
Segment Reporting Information, Profit (Loss) [Abstract]
Total operating revenue	$ 89.3	$ 73.9	$ 170.3	$ 154.7
Gain (loss) on disposal of commercial real estate properties, net	0.0	0.0	0.2	0.5
Interest expense	(6.7)	(7.8)	(13.7)	(15.6)
Income (Loss) from Continuing Operations Before Income Taxes	13.1	(4.1)	23.1	1.7
Commercial Real Estate
Segment Reporting Information, Profit (Loss) [Abstract]
Commercial real estate	43.3	34.0	83.2	77.4
Land Operations
Segment Reporting Information, Profit (Loss) [Abstract]
Revenues	16.0	9.1	33.1	20.1
Materials & Construction
Segment Reporting Information, Profit (Loss) [Abstract]
Revenues	30.0	30.8	54.0	57.2
Adjustment
Segment Reporting Information, Profit (Loss) [Abstract]
Total operating revenue		0.7		1.2
Total operating profit (loss)		0.7		1.2
Operating Segments
Segment Reporting Information, Profit (Loss) [Abstract]
Total operating revenue	89.3	73.9	170.3	154.7
Total operating profit (loss)	25.8	6.0	48.6	25.2
Gain (loss) on disposal of commercial real estate properties, net	0.0	0.0	0.2	0.5
Interest expense	(6.7)	(7.8)	(13.7)	(15.6)
Operating Segments | Commercial Real Estate
Segment Reporting Information, Profit (Loss) [Abstract]
Commercial real estate	43.3	34.0	83.2	77.4
Total operating profit (loss)	18.6	8.9	34.0	26.9
Operating Segments | Land Operations
Segment Reporting Information, Profit (Loss) [Abstract]
Revenues	16.0	9.1	33.1	20.1
Total operating profit (loss)	9.1	4.0	20.5	8.5
Operating Segments | Materials & Construction
Segment Reporting Information, Profit (Loss) [Abstract]
Revenues	30.0	30.8	54.0	57.2
Total operating profit (loss)	(1.9)	(6.9)	(5.9)	(10.2)
Other
Segment Reporting Information, Profit (Loss) [Abstract]
Corporate and other expense	$ (6.0)	$ (2.3)	$ (12.0)	$ (8.4)

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Subsequent Events (Details) - $ / shares		3 Months Ended	6 Months Ended
	Jul. 27, 2021	Jun. 30, 2021	Jun. 30, 2021	Jun. 30, 2020
Subsequent Event [Line Items]
Dividends declared (in dollars per share)		$ 0.16	$ 0.31	$ 0.19
Subsequent Event
Subsequent Event [Line Items]
Dividends declared (in dollars per share)	$ 0.18

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Label	Element	Value
Accounting Standards Update [Extensible Enumeration]	us-gaap_AccountingStandardsUpdateExtensibleList	Accounting Standards Update 2016-13 [Member]