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, 2023

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.)
822 Bishop Street
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, 2023: 72,625,000

1

ALEXANDER & BALDWIN, INC.

FORM 10-Q

For the Quarterly Period Ended June 30, 2023

TABLE OF CONTENTS

			Page
PART I. FINANCIAL INFORMATION
Item 1.	Financial Statements		1
		Condensed Consolidated Balance Sheets - As of June 30, 2023 and December 31, 2022	1
		Condensed Consolidated Statements of Operations - Three and Six Months Ended June 30, 2023 and 2022	2
		Condensed Consolidated Statements of Comprehensive Income (Loss) - Three and Six Months Ended June 30, 2023 and 2022	3
		Condensed Consolidated Statements of Cash Flows - Six Months Ended June 30, 2023 and 2022	4
		Condensed Consolidated Statements of Equity and Redeemable Noncontrolling Interest - Three and Six Months Ended June 30, 2023 and 2022	6
		Notes to Condensed Consolidated Financial Statements	8
Item 2.	Management's Discussion and Analysis of Financial Condition and Results of Operations		24
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 6.	Exhibit Index		45
	Signature		46

PART I. FINANCIAL INFORMATION

ITEM 1. FINANCIAL STATEMENTS

ALEXANDER & BALDWIN, INC.

CONDENSED CONSOLIDATED BALANCE SHEETS

(amounts in millions; unaudited)

	June 30,		December 31,
	2023		2022
ASSETS
Real estate investments
Real estate property	$	1,614.3	$	1,598.9
Accumulated depreciation	(216.5)		(202.3)
Real estate property, net	1,397.8		1,396.6
Real estate developments	60.0		59.9
Investments in real estate joint ventures and partnerships	7.4		7.5
Real estate intangible assets, net	40.2		43.6
Real estate investments, net	1,505.4		1,507.6
Cash and cash equivalents	8.2		33.3
Restricted cash	0.2		1.0
Accounts receivable, net of allowances (credit losses and doubtful accounts) of $3.1 million and $2.5 million as of June 30, 2023, and December 31, 2022, respectively	5.2		6.1
Other property, net	2.2		2.5
Operating lease right-of-use assets	2.6		5.4
Goodwill	8.7		8.7
Other receivables, net of allowances of $3.6 million and $2.7 million as of June 30, 2023, and December 31, 2022, respectively	6.3		6.9
Prepaid expenses and other assets	91.2		89.0
Assets held for sale	154.9		126.8
Total assets	$	1,784.9	$	1,787.3
LIABILITIES AND EQUITY
Liabilities:
Notes payable and other debt	$	506.9	$	472.2
Accounts payable	5.2		4.5
Operating lease liabilities	2.0		4.9
Accrued pension and post-retirement benefits	10.1		10.1
Deferred revenue	71.8		68.8
Accrued and other liabilities	80.3		102.1
Liabilities associated with assets held for sale	75.7		81.0
Total liabilities	752.0		743.6
Commitments and Contingencies (Note 8)
Redeemable Noncontrolling Interest	9.2		8.0
Equity:
Common stock - no par value; authorized, 150.0 million shares; outstanding, 72.6 million and 72.5 million shares at June 30, 2023 and December 31, 2022, respectively	1,810.3		1,808.4
Accumulated other comprehensive income (loss)	1.5		1.8
Distributions in excess of accumulated earnings	(788.1)		(774.5)
Total A&B shareholders' equity	1,023.7		1,035.7
Total liabilities and equity	$	1,784.9	$	1,787.3

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,
	2023		2022		2023		2022
Operating Revenue:
Commercial Real Estate	$	49.5	$	46.0	$	97.4	$	92.3
Land Operations	3.6		5.1		6.1		18.0
Total operating revenue	53.1		51.1		103.5		110.3
Operating Costs and Expenses:
Cost of Commercial Real Estate	25.0		24.2		50.0		48.2
Cost of Land Operations	2.0		5.4		5.6		14.6
Selling, general and administrative	9.9		9.3		18.6		18.1
Total operating costs and expenses	36.9		38.9		74.2		80.9
Gain (loss) on disposal of non-core assets, net	—		54.0		1.1		54.0
Operating Income (Loss)	16.2		66.2		30.4		83.4
Other Income and (Expenses):
Income (loss) related to joint ventures	0.5		0.1		0.9		1.5
Pension termination	—		(73.7)		—		(76.9)
Interest and other income (expense), net (Note 2)	—		0.4		(0.1)		0.3
Interest expense	(5.9)		(5.6)		(10.9)		(11.3)
Income (Loss) from Continuing Operations Before Income Taxes	10.8		(12.6)		20.3		(3.0)
Income tax benefit (expense)	—		18.1		—		18.1
Income (Loss) from Continuing Operations	10.8		5.5		20.3		15.1
Income (loss) from discontinued operations, net of income taxes	4.2		(1.1)		—		0.3
Net Income (Loss)	15.0		4.4		20.3		15.4
Loss (income) attributable to discontinued noncontrolling interest	$	(1.6)	$	(0.3)	$	(1.6)	$	(0.8)
Net Income (Loss) Attributable to A&B Shareholders	$	13.4	$	4.1	$	18.7	$	14.6
Earnings (Loss) Per Share Available to A&B Shareholders:
Basic Earnings (Loss) Per Share of Common Stock:
Continuing operations available to A&B shareholders	$	0.15	$	0.08	$	0.28	$	0.21
Discontinued operations available to A&B shareholders	0.03		(0.02)		(0.02)		(0.01)
Net income (loss) available to A&B shareholders	$	0.18	$	0.06	$	0.26	$	0.20
Diluted Earnings (Loss) Per Share of Common Stock:
Continuing operations available to A&B shareholders	$	0.15	$	0.07	$	0.28	$	0.21
Discontinued operations available to A&B shareholders	0.03		(0.02)		(0.02)		(0.01)
Net income (loss) available to A&B shareholders	$	0.18	$	0.05	$	0.26	$	0.20
Weighted-Average Number of Shares Outstanding:
Basic	72.6		72.7		72.6		72.7
Diluted	72.8		72.8		72.8		72.8
Amounts Available to A&B Common Shareholders (Note 15):
Continuing operations available to A&B common shareholders	$	10.7	$	5.4	$	20.2	$	15.0
Discontinued operations available to A&B common shareholders	2.6		(1.4)		(1.6)		(0.5)
Net income (loss) available to A&B common shareholders	$	13.3	$	4.0	$	18.6	$	14.5

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,
	2023		2022		2023		2022
Net Income (Loss)	$	15.0	$	4.4	$	20.3	$	15.4
Other Comprehensive Income (Loss), net of tax:
Cash flow hedges:
Unrealized interest rate hedging gain (loss)	4.2		2.0		0.5		5.4
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	(0.5)		0.2		(0.8)		0.6
Realized interest rate hedging gain (loss)	—		(0.5)		—		(0.5)
Employee benefit plans:
Actuarial gain (loss)	—		16.6		—		16.6
Amortization of net loss included in net periodic benefit cost	—		0.9		—		1.8
Amortization of prior service credit included in net periodic benefit cost	—		0.1		—		0.1
Pension termination	—		73.7		—		76.9
Income taxes related to other comprehensive income (loss)	—		(18.3)		—		(18.3)
Other comprehensive income (loss), net of tax	3.7		74.7		(0.3)		82.6
Comprehensive Income (Loss)	18.7		79.1		20.0		98.0
Comprehensive (income) loss attributable to discontinued noncontrolling interest	(1.6)		(0.3)		(1.6)		(0.8)
Comprehensive Income (Loss) Attributable to A&B Shareholders	$	17.1	$	78.8	$	18.4	$	97.2

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,
	2023		2022
Cash Flows from Operating Activities:
Net income (loss)	$	20.3	$	15.4
Adjustments to reconcile net income (loss) to net cash provided by (used in) operations:
Loss (income) from discontinued operations	—		(0.3)
Depreciation and amortization	18.3		19.7
Income tax benefit related to pension termination and other, net	(0.2)		(18.1)
Loss (gain) from disposals and asset transactions, net	(1.1)		(54.3)
Share-based compensation expense	4.3		3.0
Equity in (income) loss from affiliates, net of operating cash distributions	(0.9)		0.3
Pension termination	—		76.9
Changes in operating assets and liabilities:
Trade and other receivables	(0.6)		(2.4)
Prepaid expenses, income tax receivable and other assets	2.1		1.2
Development/other property inventory	(1.5)		9.6
Accrued pension and post-retirement benefits	—		(29.8)
Accounts payable	0.1		0.2
Accrued and other liabilities	(2.9)		(6.2)
Operating cash flows from continuing operations	37.9		15.2
Operating cash flows from discontinued operations	(28.7)		(14.5)
Net cash provided by (used in) operations	9.2		0.7
Cash Flows from Investing Activities:
Capital expenditures for acquisitions	(9.5)		—
Capital expenditures for property, plant and equipment	(7.2)		(6.7)
Proceeds from disposal of assets	3.0		73.9
Payments for purchases of investments in affiliates and other investments	(0.1)		(0.5)
Investing cash flows from continuing operations	(13.8)		66.7
Investing cash flows from discontinued operations	1.3		(3.8)
Net cash provided by (used in) investing activities	(12.5)		62.9
Cash Flows from Financing Activities:
Payments of notes payable and other debt and deferred financing costs	(19.3)		(11.5)
Borrowings (payments) on line-of-credit agreement, net	54.0		(50.0)
Cash dividends paid	(48.2)		(41.7)
Repurchases of common stock and other payments	(2.4)		(2.6)
Financing cash flows from continuing operations	(15.9)		(105.8)
Financing cash flows from discontinued operations	(5.2)		4.6
Net cash provided by (used in) financing activities	(21.1)		(101.2)
Cash, Cash Equivalents, Restricted Cash, and Cash included in Assets Held for Sale
Net increase (decrease) in cash, cash equivalents, restricted cash, and cash included in assets held for sale	(24.4)		(37.6)
Balance, beginning of period	34.4		71.0
Balance, end of period	$	10.0	$	33.4

4

	Six Months Ended June 30,
	2023		2022
Other Cash Flow Information:
Interest paid, net of capitalized interest, for continuing operations	$	11.6	$	11.3
Interest paid, net of capitalized interest, for discontinued operations	$	0.4	$	—
Noncash Investing and Financing Activities from continuing operations:
Increase (decrease) in capital expenditures included in accounts payable and accrued and other liabilities	$	0.7	$	—
Operating lease liabilities arising from obtaining ROU assets	$	—	$	0.7
Dividends declared but unpaid at end of period	$	0.4	$	0.2
Increase (decrease) in escrow and other receivables from dispositions	$	0.3	$	0.9
Liabilities arising from disposal of assets	$	—	$	0.8
Noncash Investing and Financing Activities from discontinued operations:
Increase (decrease) in capital expenditures included in liabilities associated with assets held for sale	$	0.1	$	0.2
Operating lease liabilities arising from obtaining ROU assets	$	—	$	18.6
Finance lease liabilities arising from obtaining ROU assets	$	—	$	0.1
Reconciliation of cash, cash equivalents, restricted cash, and cash included in assets held for sale:
Beginning of the period:
Cash and cash equivalents	$	33.3	$	65.4
Restricted cash	1.0		1.0
Cash included in assets held for sale	0.1		4.6
Cash, cash equivalents, restricted cash, and cash included in assets held for sale	$	34.4	$	71.0
End of the period:
Cash and cash equivalents	$	8.2	$	32.9
Restricted cash	0.2		0.2
Cash included in assets held for sale	1.6		0.3
Cash, cash equivalents, restricted cash, and cash included in assets held for sale	$	10.0	$	33.4

See Notes to Condensed Consolidated Financial Statements.

5

ALEXANDER & BALDWIN, INC.

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY AND

REDEEMABLE NONCONTROLLING INTEREST

For the Three Months Ended June 30, 2023 and 2022

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

	Total Equity
	Common Stock			Accumulated  Other  Comprehensive Income (Loss)		(Distribution in Excess of Accumulated Earnings) Earnings Surplus		Total		Redeemable Non- Controlling Interest
	Shares	Stated Value
Balance, April 1, 2022	72.7	$	1,809.6	$	(72.8)	$	(666.4)	$	1,070.4	$	7.4
Net income (loss)	—	—		—		4.1		4.1		0.3
Other comprehensive income (loss), net of tax	—	—		74.7		—		74.7		—
Dividend on common stock ($0.20 per share)	—	—		—		(14.7)		(14.7)		—
Share-based compensation	—	1.5		—		—		1.5		—
Shares issued (repurchased), net	—	0.1		—		(0.1)		—		—
Balance, June 30, 2022	72.7	$	1,811.2	$	1.9	$	(677.1)	$	1,136.0	$	7.7
	Total Equity
	Common Stock			Accumulated  Other  Comprehensive Income (Loss)		(Distribution in Excess of Accumulated Earnings) Earnings Surplus		Total		Redeemable Non- Controlling Interest
	Shares	Stated Value
Balance, April 1, 2023	72.6	$	1,807.6	$	(2.2)	$	(785.4)	$	1,020.0	$	7.6
Net income (loss)	—	—		—		13.4		13.4		1.6
Other comprehensive income (loss), net of tax	—	—		3.7		—		3.7		—
Dividend on common stock ($0.22 per share)	—	—		—		(16.1)		(16.1)		—
Share-based compensation	—	2.7		—		—		2.7		—
Balance, June 30, 2023	72.6	$	1,810.3	$	1.5	$	(788.1)	$	1,023.7	$	9.2

See Notes to Condensed Consolidated Financial Statements

6

ALEXANDER & BALDWIN, INC.

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY AND

REDEEMABLE NONCONTROLLING INTEREST

For the Six Months Ended June 30, 2023 and 2022

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

	Total Equity
	Common Stock			Accumulated  Other  Comprehensive Income (Loss)		(Distribution in Excess of Accumulated Earnings) Earnings Surplus		Total		Redeemable Non- Controlling Interest
	Shares	Stated Value
Balance, January 1, 2022	72.5	$	1,810.5	$	(80.7)	$	(663.2)	$	1,066.6	$	6.9
Net income (loss)	—	—		—		14.6		14.6		0.8
Other comprehensive income (loss), net of tax	—	—		82.6		—		82.6		—
Dividend on common stock ($0.39 per share)	—	—		—		(28.6)		(28.6)		—
Share-based compensation	—	3.0		—		—		3.0		—
Shares issued (repurchased), net	0.2	(2.3)		—		0.1		(2.2)		—
Balance, June 30, 2022	72.7	$	1,811.2	$	1.9	$	(677.1)	$	1,136.0	$	7.7
	Total Equity
	Common Stock			Accumulated  Other  Comprehensive Income (Loss)		(Distribution in Excess of Accumulated Earnings) Earnings Surplus		Total		Redeemable Non- Controlling Interest
	Shares	Stated Value
Balance, January 1, 2023	72.5	$	1,808.4	$	1.8	$	(774.5)	$	1,035.7	$	8.0
Net income (loss)	—	—		—		18.7		18.7		1.6
Other comprehensive income (loss), net of tax	—	—		(0.3)		—		(0.3)		—
Dividend on common stock ($0.44 per share)	—	—		—		(32.3)		(32.3)		—
Distributions to noncontrolling interest	—	—		—		—		—		(0.4)
Share-based compensation	—	4.3		—		—		4.3		—
Shares issued (repurchased), net	0.1	(2.4)		—		—		(2.4)		—
Balance, June 30, 2023	72.6	$	1,810.3	$	1.5	$	(788.1)	$	1,023.7	$	9.2

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 fully integrated real estate investment trust ("REIT") headquartered in Honolulu, Hawai‘i, whose history in Hawai‘i dates back to 1870. Over time, the Company has evolved from a 571-acre sugar plantation on Maui to become one of Hawai‘i's premier commercial real estate companies and the owner of the largest grocery-anchored, neighborhood shopping center portfolio in the state. The Company operates in two segments: Commercial Real Estate ("CRE") and Land Operations. As of June 30, 2023, the Company's commercial real estate portfolio resides entirely in Hawai‘i and consists of 22 retail centers, 13 industrial assets and four office properties, representing a total of 3.9 million square feet of gross leasable area ("GLA"), as well as 142.0 acres of land under ground leases. 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, 2022 and 2021, and the related consolidated statements of operations, comprehensive income (loss), cash flows, and equity and redeemable noncontrolling interest for each of the three years ended December 31, 2022, 2021, and 2020, respectively, and the notes thereto included in the Company's Annual Report filed on Form 10-K for the year ended December 31, 2022 ("2022 Form 10-K"), and other subsequent filings with the U.S. Securities and Exchange Commission ("SEC").

Reclassifications: Prior to December 31, 2022, the Company operated and reported on three segments: Commercial Real Estate; Land Operations; and Materials & Construction ("M&C"). During the fourth quarter of 2022, the Company's wholly-owned subsidiary, Grace Pacific LLC ("Grace Pacific") and Company-owned quarry land on Maui ("Maui Quarries") (collectively, the "Grace Disposal Group"), which made up the majority of activity in the Company’s former M&C segment, met the criteria for classification as held for sale and discontinued operations. Accordingly, the assets and liabilities associated with the Grace Disposal Group are classified as held for sale in the condensed consolidated balance sheets, its financial results are classified as discontinued operations in the condensed consolidated statements of operations and cash flows for all periods presented, and the Company’s former Materials and Construction ("M&C") segment has been eliminated. As a result of this strategic shift, the chief operating decision maker began reviewing all investments in unconsolidated affiliates together within the Land Operations segment. This change resulted in a reorganization to present the income (loss) related to one joint venture, which historically was included in the results of the former M&C segment, to now be included in the results of the Land Operations segment. All comparable information for the historical periods has been retrospectively adjusted to reflect the impact of these changes. Refer to Note 18 – Held for Sale and Discontinued Operations for additional information regarding the Grace Disposal Group, including the assets held for sale, liabilities associated with held for sale and income (loss) from discontinued operations. Unless otherwise noted, disclosures within the remaining notes to these condensed consolidated financial statements relate solely to the Company's continuing operations.

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.    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 2022 Form 10-K. Changes to the Company's significant accounting policies are included herein.

8

Recently issued accounting pronouncements

In March 2020, the FASB issued Accounting Standards Update ("ASU") No. 2020-04, Reference Rate Reform, establishing ASC Topic 848, and amended the standard thereafter through ASU No. 2021-01 and ASU No. 2022-06 (collectively, "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 London Interbank Offered Rate ("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, 2024. The Company adopted ASU 2020-04 during the second quarter of 2023 after modifying certain debt to update the reference rate from LIBOR to the Secured Overnight Financing Rate ("SOFR"). The Company will continue to assess the impact of the guidance and may apply other elections as applicable going forward but does not expect the 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, 2023 and 2022, included the following (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Interest income	$	0.1	$	0.1	$	0.2	$	0.2
Pension and post-retirement benefit (expense)	(0.1)		(0.3)		(0.3)		(0.5)
Other income (expense), net	—		0.6		—		0.6
Interest and other income (expense), net	$	—	$	0.4	$	(0.1)	$	0.3

3.    REAL ESTATE ASSET ACQUISITIONS

During the six months ended June 30, 2023, the Company acquired one industrial commercial real estate asset for $9.5 million. A portion of the transaction was structured to qualify as a reverse like-kind exchange under Section 1031 of the Internal Revenue Code. Accordingly, a portion of the ownership interest in the property was acquired by a variable interest entity ("VIE") formed by an exchange accommodation titleholder using funds loaned by the Company. The Company will operate the VIE pursuant to a management agreement until the reverse exchange transaction is completed or the Company elects to collapse the reverse exchange structure. As the primary beneficiary with the ability to control the activities that most significantly impact the VIE's economic performance and all the risks and rewards of ownership, the Company has consolidated the VIE. The assets of the VIE primarily consist of leased property (net real estate and intangibles).

The allocation of purchase price to assets acquired and liabilities assumed is as follows (in millions):

Fair value of assets acquired
Assets acquired:
Land	$	3.0
Property and improvements	6.1
In-place leases	0.4
Total assets acquired	$	9.5

As of the acquisition date, the weighted-average amortization periods of the in-place leases was approximately 10.0 years.

4.    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.

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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, 2023 and 2022, is as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Revenues	$	40.7	$	31.4	$	78.6	$	60.8
Operating costs and expenses	35.7		29.2		70.1		57.7
Gross Profit (Loss)	$	5.0	$	2.2	$	8.5	$	3.1
Income (Loss) from Continuing Operations1	$	0.5	$	(1.8)	$	(0.8)	$	(4.7)
Net Income (Loss)1	$	0.5	$	(1.7)	$	(0.8)	$	0.6
1 Includes earnings from equity method investments held by the investee.

During the six months ended June 30, 2023 and 2022, Income (loss) related to joint ventures was $0.9 million and $1.5 million, respectively, and return on investment operating cash distributions was zero and $1.8 million, respectively.

5.    Fair Value Measurements

Recurring Fair Value Measurements

The following tables present the fair value of those assets and (liabilities) measured on a recurring basis as of June 30, 2023 and December 31, 2022, (in millions):

		Fair Value Measurements at
		June 30, 2023
	Condensed Consolidated Balance Sheet Location	Total		Quoted Prices in Active Markets (Level 1)		Significant Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)
Assets
Derivative financial instruments - interest rate swaps	Prepaid expenses and other assets	$	5.2	$	—	$	5.2	$	—
Liabilities
Derivative financial instruments - interest rate swaps	Accrued and other liabilities	$	(2.7)	$	—	$	(2.7)	$	—

		Fair Value Measurements at
		December 31, 2022
	Condensed Consolidated Balance Sheet Location	Total		Quoted Prices in Active Markets (Level 1)		Significant Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)
Assets
Derivative financial instruments - interest rate swaps	Prepaid expenses and other assets	$	5.5	$	—	$	5.5	$	—
Liabilities
Derivative financial instruments - interest rate swaps	Accrued and other liabilities	$	(2.8)	$	—	$	(2.8)	$	—

Derivative Financial Instruments: The Company records its interest rate swaps at fair value. The fair values of the Company's interest rate swaps are classified as Level 2 measurements in the fair value hierarchy and 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 – Derivative Instruments for fair value information regarding the Company's derivative instruments).

Non-Recurring Fair Value

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Certain financial and nonfinancial assets and liabilities are measured at fair value on a nonrecurring basis and are subject to fair value adjustments in certain circumstances, such as when there is evidence of impairment. The Company’s process for identifying and recording impairment is discussed in Note 2 to the consolidated financial statements included in Item 8 of the Company's 2022 Form 10-K.

The following table presents the fair value hierarchy and quantitative information about the significant unobservable inputs used to determine the fair value of long-lived assets held and used and assets held for sale, net for which a nonrecurring fair value adjustment was recorded (in millions):

	Fair Value Measurements at										Quantitative Information about
	December 31, 2022										Level 3 Fair Value Measurements
	Total		Quoted Prices in Active Markets (Level 1)		Significant Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Total Gains (Losses)		Valuation Technique/ Unobservable Inputs	Weighted Average Discount Rate
Assets held for sale, net1,2	$	50.0	$	—	$	—	$	50.0	$	(89.8)	Indicative bids	N/A
Long-lived assets3	—		—		—		—		(5.0)		Discounted cash flows/	16%
											Market comparables	N/A
Total	$	50.0	$	—	$	—	$	50.0	$	(94.8)
1 Assets or liabilities are presented in Assets held for sale or Liabilities associated with assets held for sale, respectively, in the Condensed Consolidated Balance Sheets. Impairment loss is presented in Income (loss) from discontinued operations, net of income taxes in the Condensed Consolidated Statements of Operations.
2 Assets held for sale of $126.8 million, net of liabilities associated with assets held for sale of $81.0 million, and excluding estimated selling costs of $4.2 million.
3 Included in Real estate property in the Condensed Consolidated Balance Sheets. Impairment loss is presented in Cost of Land Operations in the Condensed Consolidated Statements of Operations.

Assets Held for Sale, net: As a result of the Grace Disposal Group's classification as held for sale as of December 31, 2022, the Company measured the disposal group at its fair value less costs to sell and recorded an impairment charge of $89.8 million for the year ended December 31, 2022. During the six months ended June 30, 2023, the Company recorded no additional impairment charges related to assets and liabilities held for sale. The fair value of the Grace Disposal Group is classified as a Level 3 measurement in the fair value hierarchy because it is determined using significant unobservable inputs such as management assumptions about expected sales proceeds from third parties.

Impairment of Long-lived Assets Held and Used and Finite-Lived Intangible Assets: During the year ended December 31, 2022, the Company recognized an impairment charge of $5.0 million related to parcels of conservation and agriculture zoned land on Oahu. During the six months ended June 30, 2023, the Company did not recognize any impairments of long-lived assets held and used or finite-lived intangible assets. The Company classifies these fair value measurements as Level 3 in the fair value hierarchy because they involve significant unobservable inputs such as cash flow projections, discount rates, and management assumptions.

Financial Assets and Liabilities not Measured at Fair Value

Financial assets and liabilities that are not measured at fair value on our condensed consolidated balance sheets include cash and cash equivalents, restricted cash, accounts and notes receivable, net and notes payable and other debt. The fair value of the Company's cash and cash equivalents, restricted cash, accounts receivable, net and short-term borrowings approximate their carrying values due to the short-term nature of the instruments, which is classified as Level 1 measurement in the fair value hierarchy.

The fair value of the Company's notes receivable approximated the carrying amount of $3.3 million and $1.9 million as of June 30, 2023 and December 31, 2022, respectively. 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 is classified as a Level 3 measurement in the fair value hierarchy.

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At June 30, 2023, the carrying amount of the Company's notes payable and other debt was $506.9 million and the corresponding fair value was $487.0 million. At December 31, 2022, the carrying amount of the Company's notes payable and other debt was $472.2 million and the corresponding fair value was $449.2 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, and is classified as a Level 3 measurement in the fair value hierarchy.

6.    Notes Payable and Other Debt

As of June 30, 2023 and December 31, 2022, notes payable and other debt consisted of the following (dollars in millions):

	Interest Rate (%)	Maturity Date		Principal Outstanding
				June 30, 2023		December 31, 2022
Secured:
Laulani Village	3.93%	2024		$	58.4	$	59.0
Pearl Highlands	4.15%	2024		76.2		77.3
Photovoltaic Financing	(1)	2027		2.5		2.6
Manoa Marketplace	(2)	2029		53.6		54.5
Subtotal				$	190.7	$	193.4
Unsecured:
Series A Note	5.53%	2024		$	14.2	$	14.2
Series J Note	4.66%	2025		10.0		10.0
Series B Note	5.55%	2026		27.0		36.0
Series C Note	5.56%	2026		11.0		11.0
Series F Note	4.35%	2026		13.6		15.2
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		22.1		28.1
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				$	250.4	$	267.0
Revolving Credit Facilities:
A&B Revolver	(3)	2025	(4)	66.0		12.0
Total debt (contractual)				$	507.1	$	472.4
Unamortized debt issuance costs				(0.2)		(0.2)
Total debt (carrying value)				$	506.9	$	472.2
(1) Financing lease has an interest rate of 4.14%.
(2) Loan has a stated interest rate of LIBOR plus 1.35%, but is swapped through maturity to a 3.14% fixed rate.
(3) Loan has a stated interest rate of SOFR plus 1.05% based on a pricing grid, plus a SOFR adjustment of 0.10%. Prior to April 28, 2023, loan had a stated interest rate of LIBOR plus 1.05% based on a pricing grid. $50.0 million was swapped through June 2022 to a 2.40% fixed rate.
(4) A&B Revolver has two six-month optional term extensions.

On March 5, 2021, the Financial Conduct Authority announced a timeline for the phase-out of LIBOR. The Federal Reserve, the Federal Deposit Insurance Corporation, and the Office of the Comptroller of the Currency subsequently issued a joint statement saying that banks should stop entering into new contracts with LIBOR as soon as possible but at least by December 31, 2021. As of January 1, 2022, LIBOR could only be used for legacy LIBOR obligations entered into prior to December 31, 2021, and the publication of US dollar LIBOR ceased on June 30, 2023. The Secured Overnight Financing Rate ("SOFR") and Bloomberg Short Term Bank Yield Index ("BSBY") were identified as replacements to LIBOR by the Federal Reserve-formed Alternative Reference Rates Committee. As of June 30, 2023, the Company had entered into agreements that transitioned its LIBOR-based notes payable and other debt to other acceptable benchmarks, as described below.

On April 28, 2023, the Company entered into the First Amendment to the Third Amended and Restated Credit Agreement ("A&B Revolver") with Bank of America N.A., as administrative agent, First Hawaiian Bank, KeyBank National Association, Wells Fargo Bank, National Association, and other lenders party thereto, which transitioned the interest rate from LIBOR to a benchmark based on SOFR. All other terms of the agreement remain substantially unchanged.

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The Company entered into a note modification agreement with First Hawaiian Bank which transitioned the interest rate on the Manoa Marketplace secured note from LIBOR to a benchmark based on SOFR effective August 1, 2023. All other terms of the agreement remain substantially unchanged.

7.    Derivative Instruments

The Company is exposed to interest rate risk related to its variable-rate interest 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 three 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
Date	Date	Rate	June 30, 2023		June 30, 2023		December 31, 2022
Interest Rate Swap Agreements
4/7/2016	8/1/2029	3.14%	$	53.6	$	5.2	$	5.5
Forward Interest Rate Swap Agreements
5/1/2024	12/9/2031	4.88%	$	57.0	$	(1.1)	$	(1.3)
12/9/2024	12/9/2031	4.83%	$	73.0	$	(1.6)	$	(1.5)

The asset related to the interest rate swap as of June 30, 2023 and December 31, 2022, is presented within Prepaid expenses and other assets in the condensed consolidated balance sheets. The liability related to the forward interest rate swaps as of June 30, 2023 and December 31, 2022, is presented within Accrued and other liabilities in the condensed consolidated balance sheets. 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 statements of comprehensive income (loss) during the three and six months ended June 30, 2023 and 2022, (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Derivatives in Designated Cash Flow Hedging Relationships:
Amount of gain (loss) recognized in OCI on derivatives	$	4.2	$	2.0	$	0.5	$	5.4
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	$	(0.5)	$	0.2	$	(0.8)	$	0.6
Realized interest rate hedging gain (loss)	$	—	$	(0.5)	$	—	$	(0.5)

As of June 30, 2023, the Company expects to reclassify $1.8 million of net gains (losses) on derivative instruments from accumulated other comprehensive income to earnings during the next 12 months.

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, 2023:

•Standby letters of credit issued by the Company's lenders under the Company's revolving credit facility totaled $1.1 million as of June 30, 2023. These letters of credit primarily relate to the Company's workers' compensation plans and if drawn upon, the Company would be obligated to reimburse the issuer.

•Bonds related to the Company's real estate activities totaled $18.6 million as of June 30, 2023, and represent 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.

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•Bonds related to Grace Pacific totaled $308.2 million as of June 30, 2023, and represent the face value of construction bonds issued by third party sureties (bid, performance and payment 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, 2023, the Company's maximum remaining exposure, in the event of defaults on all existing contractual construction obligations, was approximately $94.0 million.

The Company also provides certain bond indemnities and guarantees of indebtedness for unconsolidated affiliates accounted for as equity method investments related to Grace Pacific.

•Bond indemnities are provided for the benefit of the third-party surety in exchange for construction bonds (bid, performance and payment bonds). 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 reimburse the surety that issued the bond for the amount of the bond, reduced for the work completed to date if the joint venture does not perform.

•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, 2023, the Company had no such arrangements with third party lenders related to its unconsolidated equity method investees and no amounts outstanding.

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 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 challenged the BLNR’s decision to continue the revocable permits for calendar year 2015 and 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.

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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 approved another renewal of such permits through December 31, 2021.

On March 2, 2022, the Supreme Court of Hawai’i vacated the ICA’s ruling relating to the BLNR's decision to continue the revocable permits for the calendar year 2015, holding that Hawaii Revised Statutes Chapter 343 (the Hawaii Environmental Policy Act) did apply to the permits. The court remanded the matter back to the Circuit Court to determine if any exceptions would apply and, if not, how HRS Chapter 343 should be applied in light of the steps taken by A&B/EMI toward the long-term water lease. The Supreme Court of Hawai’i also determined that the BLNR had the statutory authority to continue the permits for more than one year, but required BLNR to make findings of fact and conclusions of law determining that the action would serve the best interests of the State. A&B/EMI will continue to defend against the plaintiffs’ claims on remand.

In a separate matter, on December 7, 2018, a contested case request filed by the Sierra Club (contesting the BLNR's November 2018 approval of the 2019 revocable permits) was denied by the BLNR. On January 7, 2019, the 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. On February 17, 2022, the Sierra Club filed its notice of appeal challenging the decision on the August 2020 trial. The court separately considered a lawsuit filed by the Sierra Club appealing the BLNR’s decision to deny it a contested case hearing on the 2021 revocable permits, which were granted by the BLNR on or about November 13, 2020. In that case, on May 28, 2021, the court issued an interim decision that the Sierra Club’s due process rights were violated, ordered the BLNR to hold a contested case hearing on the 2021 permits, and that the permits would be vacated. On July 30, 2021, the court modified its ruling to say that the permits would not be invalidated, but left in place pending the outcome of the contested case hearing. The contested case hearing was held by the BLNR in December 2021 to address the continuation of the revocable permits for both calendar years 2021 and 2022 and BLNR issued a decision on June 30, 2022. On December 27, 2021, while BLNR’s decision in the contested case hearing was pending, the court further modified its ruling to allow the permits to remain in place until the earlier of May 1, 2022, the date on which the BLNR renders a substantive decision on the continuation of the permits for calendar year 2022, or further order of the court. On April 26, 2022, the court orally granted an extension of the May 1, 2022 deadline to the earlier of June 15, 2022, or the date on which the BLNR renders a substantive decision on the continuation of the permits for calendar year 2022, or as may be further ordered by the court. On June 1, 2022, the court granted an extension of the June 15, 2022 deadline to the earlier of July 15, 2022 or the date on which the BLNR renders a substantive decision on the continuation of the permits for calendar year 2022 or as may be further ordered by the court. On June 30, 2022, the BLNR issued its final decision on the contested case hearing on the permits for calendar years 2021 and 2022, approving the continuation of the permits through the end of calendar year 2022. The Sierra Club filed a notice of appeal of that decision to the Circuit Court of the First Circuit in Hawai‘i and on March 31, 2023, the Circuit Court entered its Order on Appeal dismissing the Sierra Club's appeal as moot. The Company and the BLNR also appealed the court’s determination that the Sierra Club was entitled to a contested case hearing on the 2021 revocable permits.

On November 10, 2022, the BLNR voted to continue the revocable permits for calendar year 2023 and, at that same meeting, denied the Sierra Club’s oral request for a contested case hearing. The Sierra Club subsequently submitted a written request to the BLNR for a contested case hearing on the continuation of the revocable permits, which the BLNR denied on December 9, 2022. On November 29, 2022, the Sierra Club filed an appeal of BLNR’s decisions to deny its oral request for a contested case hearing and to continue the revocable permits for 2023 and on December 15, 2022, the Sierra Club amended its appeal to also challenge the BLNR’s denial of its written request for a contested case hearing. On June 16, 2023, the Circuit Court entered its Decision on Appeal; and Interim Modification of Permits Pursuant to HRS 91-14(g) in which the court concluded that the Sierra Club was again entitled to a contested case hearing on the continuation of the revocable permits for calendar year 2023. The court also modified BLNR’s decision to continue the revocable permits by reducing the cap to 31.50 million gallons per day. A&B/EMI have filed motions to increase the modified cap and for leave to take an immediate appeal.

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.

In addition to the litigation described above, 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. While the outcomes of such litigation and claims cannot

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be predicted with certainty, in the opinion of management after consultation with counsel, the reasonably possible losses 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.

9.    Revenue and Contract Balances

The Company generates revenue through its Commercial Real Estate and Land Operations 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 – Leases - The Company as a Lessor for further discussion of lessor income recognition. The Land Operations segment generates 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, 2023 and 2022, was as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Revenues:
Commercial Real Estate	$	49.5	$	46.0	$	97.4	$	92.3
Land Operations:
Development sales revenue	—		—		—		6.3
Unimproved/other property sales revenue	3.2		0.2		4.1		2.0
Other operating revenue	0.4		4.9		2.0		9.7
Land Operations	3.6		5.1		6.1		18.0
Total revenues	$	53.1	$	51.1	$	103.5	$	110.3

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

	June 30, 2023		December 31, 2022
Accounts receivable	$	8.3	$	8.6
Allowances (credit losses and doubtful accounts)	(3.1)		(2.5)
Accounts receivable, net of allowance for credit losses and allowance for doubtful accounts	$	5.2	$	6.1
Variable consideration1	$	62.0	$	62.0
Prepaid rent	7.3		4.4
Other deferred revenue	2.5		2.4
Deferred revenue	$	71.8	$	68.8
1 Variable 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, 2023, the Company did not recognize any revenue related to the Company's variable consideration and other deferred revenue reported as of December 31, 2022.

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10.    Leases - The Company as a Lessor

The Company leases real estate property to tenants under operating leases. Such activity is primarily composed of operating leases within its CRE segment.

The historical cost of, and accumulated depreciation on, leased property as of June 30, 2023, and December 31, 2022, were as follows (in millions):

	June 30, 2023		December 31, 2022
Leased property - real estate	$	1,585.8	$	1,572.0
Less: accumulated depreciation	(216.0)		(201.8)
Property under operating leases - net	$	1,369.8	$	1,370.2

Total rental income (i.e., revenue) under these operating leases during the three and six months ended June 30, 2023 and 2022, relating to lease payments and variable lease payments were as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Lease payments	$	34.1	$	31.6	$	67.2	$	63.8
Variable lease payments	15.4		15.3		31.0		30.2
Revenues deemed uncollectible, net	0.2		0.4		(0.5)		0.7
Total rental income	$	49.7	$	47.3	$	97.7	$	94.7

Contractual future lease payments to be received on non-cancelable operating leases as of June 30, 2023, were as follows (in millions):

	June 30, 2023
2023	$	64.9
2024	123.0
2025	106.4
2026	92.6
2027	81.4
2028	68.0
Thereafter	509.4
Total future lease payments to be received	$	1,045.7

11.    Leases - The Company as a Lessee

There have been no material changes from the Company's leasing activities as a lessee described in Note 13 to the consolidated financial statements included in Item 8 of the Company's 2022 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, 2023 and 2022, (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Operating lease cost	$	0.5	$	0.7	$	1.1	$	1.3
Finance lease cost:
Amortization of right-of-use assets	0.1		—		0.1		—
Total lease cost	$	0.6	$	0.7	$	1.2	$	1.3

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12.    Share-based Payment Awards

The 2022 Incentive Compensation Plan ("2022 Plan") allows for the granting of stock options, stock appreciation rights, stock awards, restricted stock units, dividend equivalent rights, and other awards. The shares of common stock authorized to be issued under the 2022 Plan are to be drawn from the shares of the Company's authorized but unissued common stock or from shares of its common stock that the Company acquired, including shares purchased on the open market or private transactions.

During the six months ended June 30, 2023, the Company granted approximately 345,100 of restricted stock unit awards with a weighted average grant date fair value of $22.01. During the six months ended June 30, 2022, the Company granted approximately 297,100 of restricted stock unit awards with a weighted average grant date fair value of $25.51.

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:

	2023 Grants	2022 Grants
Volatility of A&B common stock	49.1%	47.7%
Average volatility of peer companies	48.2%	49.5%
Risk-free interest rate	3.8%	1.4%

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,
	2023		2022		2023		2022
Share-based expense:
Time-based and market-based restricted stock units	$	2.7	$	1.5	$	4.3	$	3.0

13.    Employee Benefit Plans

During 2022, the Company completed the termination of its funded single-employer defined benefit pension plans that covered certain non-bargaining unit employees and bargaining unit employees of the Company and transferred the life insurance benefits for retirees as of June 30, 2022, to an insurance company. The Company continues to maintain its plans that provide retiree health care and the remaining life insurance benefits to certain salaried and hourly employees.

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, 2023 and 2022, are shown below (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Service cost	$	—	$	0.7	$	—	$	1.4
Interest cost	0.2		0.4		0.3		0.9
Expected return on plan assets	—		(1.3)		—		(2.5)
Amortization of net loss	—		0.9		—		1.8
Amortization of prior service credit	—		0.1		—		0.1
Pension termination	—		73.7		—		76.9
Net periodic benefit cost	$	0.2	$	74.5	$	0.3	$	78.6

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, 2023,

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differed from the effective tax rate for the same period in 2022 primarily due to the tax benefit recognized in 2022 on the termination of the Company's defined benefit pension plans.

As of June 30, 2023, tax years 2019 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.

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,
	2023		2022		2023		2022
Income (loss) from continuing operations	$	10.8	$	5.5	$	20.3	$	15.1
Distributions and allocations to participating securities	(0.1)		(0.1)		(0.1)		(0.1)
Income (loss) from continuing operations available to A&B shareholders	10.7		5.4		20.2		15.0
Income (loss) from discontinued operations	4.2		(1.1)		—		0.3
Exclude: Loss (income) attributable to discontinued noncontrolling interest	(1.6)		(0.3)		(1.6)		(0.8)
Net income (loss) available to A&B common shareholders	$	13.3	$	4.0	$	18.6	$	14.5

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,
	2023	2022	2023	2022
Denominator for basic EPS - weighted average shares outstanding	72.6	72.7	72.6	72.7
Effect of dilutive securities:
Restricted stock unit awards	0.2	0.1	0.2	0.1
Denominator for diluted EPS - weighted average shares outstanding	72.8	72.8	72.8	72.8

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,
	2023	2022	2023	2022
Number of anti-dilutive securities	0.1	0.1	0.1	0.1

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16.    Accumulated Other Comprehensive Income (Loss)

For the six months ended June 30, 2023, other comprehensive income (loss) principally includes unrealized interest rate hedging gains and losses and associated reclassification adjustments to interest expense. The components of Accumulated other comprehensive loss, net of taxes, were as follows as of June 30, 2023 and December 31, 2022, (in millions):

	June 30, 2023		December 31, 2022
Post-retirement plans	$	(0.3)	$	(0.3)
Interest rate swap	1.8		2.1
Accumulated other comprehensive income (loss)	$	1.5	$	1.8

The changes in Accumulated other comprehensive income (loss) by component for the six months ended June 30, 2023, were as follows (in millions, net of taxes):

	Employee Benefit Plans		Interest Rate Swap		Total
Balance, January 1, 2023	$	(0.3)	$	2.1	$	1.8
Other comprehensive income (loss) before reclassifications, net of taxes of $0	—		0.5		0.5
Amounts reclassified from accumulated other comprehensive income (loss)1	—		(0.8)		(0.8)
Other comprehensive income (loss), net of taxes	—		(0.3)		(0.3)
Balance, June 30, 2023	$	(0.3)	$	1.8	$	1.5

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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17.    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. The Company operates and reports on two segments: Commercial Real Estate and Land Operations.

Reportable segment information for the three and six months ended June 30, 2023 and 2022, is summarized below (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Operating Revenue:
Commercial Real Estate	$	49.5	$	46.0	$	97.4	$	92.3
Land Operations	3.6		5.1		6.1		18.0
Total operating revenue	53.1		51.1		103.5		110.3
Operating Profit (Loss):
Commercial Real Estate1	22.7		19.3		43.6		40.0
Land Operations2,3	1.7		(7.5)		1.6		(5.8)
Total operating profit (loss)2	24.4		11.8		45.2		34.2
Interest expense	(5.9)		(5.6)		(10.9)		(11.3)
Corporate and other expense4	(7.7)		(18.8)		(14.0)		(25.9)
Income (Loss) from Continuing Operations Before Income Taxes	$	10.8	$	(12.6)	$	20.3	$	(3.0)
1 Commercial Real Estate segment operating profit (loss) includes intersegment operating revenue, primarily from the Land Operations segment that is eliminated in consolidation.
2 In December 2022, the Grace Disposal Group met the classification as held for sale and discontinued operations, and the Company changed the composition of its reportable segments based on how the chief operating decision maker assesses the performance of the Company's continuing operations. This caused reported amounts (i.e., operating profit and segment operating profit) in the historical period to be reclassified from the former M&C segment to the Land Operations segment or discontinued operations. All comparable information for the historical periods has been retrospectively adjusted to reflect the impact of these changes, resulting in changes to Land Operations Operating Profit (Loss) and Total operating profit (loss) of $0.2 million and $0.7 million, respectively, for the three months ended June 30, 2022, and $2.0 million and $(0.6) million, respectively, for the six months ended June 30, 2022.
3 For the three and six months ended June 30, 2022, Land Operations segment operating profit (loss) includes equity in earnings (losses) from the Company's various joint ventures of $0.1 million and $1.5 million, respectively, and pension termination charges of $59.9 million and $62.2 million, respectively, related to the 2022 termination of the defined benefit plans as well as a gain on the sale of non-core assets, net, of $54.0 million for the three and six months ended June 30, 2022. For the three and six months ended June 30, 2023, Land Operations segment operating profit (loss) includes $0.5 million and $0.9 million of equity in earnings (losses) from the Company's various joint ventures, as well as a gain on sale of non-core assets, net, of $1.1 million for the six months ended June 30, 2023, related to the sale of the Company's legacy trucking business.
4 Corporate and other expense includes pension termination charges of $13.1 million and $14.0 million for the three and six months ended June 30, 2022, respectively, related to the 2022 termination of the defined benefit plans.

18.    Held for Sale and Discontinued Operations

Assets and liabilities associated with the Grace Disposal Group are presented in the Condensed Consolidated Balance Sheets as Assets held for sale and Liabilities associated with assets held for sale, respectively, and the results of operations are presented as discontinued operations in the Condensed Consolidated Statements of Operations and Cash Flows. While the ultimate outcome of the plan to dispose of the Grace Disposal Group is neither certain nor guaranteed, the Company intends to conduct the respective businesses in the ordinary course in substantially the same manner in which it previously has been conducted until a sale occurs.

The following table summarizes income (loss) from discontinued operations included in the Condensed Consolidated Statements of Operations for the three and six months ended June 30, 2023 and 2022, (in millions):

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	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Revenue	$	72.9	$	37.2	$	109.7	$	76.4
Cost of sales1	(60.9)		(34.4)		(98.3)		(68.7)
Selling, general and administrative	(6.3)		(4.0)		(9.9)		(7.7)
Operating income (loss) from discontinued operations1	5.7		(1.2)		1.5		—
Income (loss) related to joint ventures	(1.1)		(0.2)		(1.2)		(0.1)
Interest and other income (expense), net	(0.2)		0.3		0.1		0.4
Interest expense	(0.2)		—		(0.4)		—
Income (loss) from discontinued operations before income taxes1	4.2		(1.1)		—		0.3
Income (loss) from discontinued operations1	4.2		(1.1)		—		0.3
Loss (income) attributable to discontinued noncontrolling interest	(1.6)		(0.3)		(1.6)		(0.8)
Income (loss) from discontinued operations attributable to A&B Shareholders1	$	2.6	$	(1.4)	$	(1.6)	$	(0.5)
1Includes zero and $(0.1) million in costs associated with the resolution of liabilities from the Company’s former sugar operations for the three months ended June 30, 2023 and 2022, respectively, and $0.1 million and $(0.1) million for the six months ended June 30, 2023 and 2022, respectively

The assets and liabilities held for sale included in the Condensed Consolidated Balance Sheets as of June 30, 2023 and 2022, were as follows (in millions):

	June 30, 2023		December 31, 2022
Cash and cash equivalents	$	1.6	$	0.1
Accounts receivable and retention, net of allowance for credit losses and allowance for doubtful accounts of $4.2 million and $0.4 million as of June 30, 2023 and December 31, 2022, respectively	57.9		30.8
Inventories	30.0		45.0
Other property, net	68.7		67.4
Operating lease right-of-use assets	30.2		31.3
Prepaid expenses and other assets	56.3		42.0
Less: Impairment recognized on classification as held for sale	(89.8)		(89.8)
Total Assets held for sale	$	154.9	$	126.8
Notes payable and other debt	$	9.1	$	14.1
Accounts payable	12.8		10.2
Operating lease liabilities	30.3		31.3
Accrued and other liabilities	23.5		25.4
Total Liabilities associated with assets held for sale	$	75.7	$	81.0

During the six months ended June 30, 2023, the Company recorded no additional impairment charges related to assets and liabilities held for sale.

Related Party Transactions within Discontinued Operations and Held for Sale: The Company enters 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 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 such relationships existed, revenues earned from transactions with such affiliates were $4.2 million and $1.8 million for the three months ended June 30, 2023 and 2022, respectively, and $8.1 million and $3.9 million for the six months ended June 30, 2023 and 2022, respectively. Expenses recognized from transactions with such affiliates were $2.1 million and $1.0 million for the three months ended June 30, 2023 and 2022, respectively, and $3.5 million and $2.4 million for the six months ended June 30, 2023 and 2022, respectively. Receivables from these affiliates were $8.0 million and $6.9 million as of June 30, 2023 and December 31, 2022, respectively. Amounts due to these affiliates were $1.1 million and $0.4 million as of June 30, 2023 and December 31, 2022, respectively.

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19.    Subsequent Events

On July 24, 2023, the Company's Board of Directors declared a cash dividend of $0.22 per share on outstanding common stock, payable on October 4, 2023, to shareholders of record as of the close of business on September 18, 2023.

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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, 2022, ("2022 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. 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, the evaluation of alternatives by the Company related to its non-core assets and business, 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, 2023, 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, 2023, 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 external sources of capital, as compared to the end of preceding fiscal year ended December 31, 2022. It includes an evaluation of the amounts and certainty of cash flows from operations and from outside sources.

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•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 critical accounting 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, 2022, 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 two segments: Commercial Real Estate and Land Operations. 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 landholdings, assets, and liabilities 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, joint ventures, and other legacy business activities.

Simplification strategy

As a REIT focused on Hawai‘i commercial real estate, the Company has pursued the monetization and disposition of legacy, non-core assets and landholdings in order to simplify its business and allocate its capital resources to commercial real estate.

In December 2022, in connection with the evaluation of strategic alternatives to monetize and dispose of Grace Pacific and the Maui Quarries (collectively, the “Grace Disposal Group”), the Company's Board of Directors authorized Management to complete a sale of the Grace Disposal Group. In conjunction with the Board's authorization, the Company concluded that the Grace Disposal Group met the criteria for classification as held for sale and discontinued operations as of December 31, 2022. The assets and liabilities associated with the Grace Disposal Group are classified as held for sale in the condensed consolidated balance sheets, and its financial results are classified as discontinued operations in the condensed consolidated statements of operations and cash flows for all periods presented and the Company’s former Materials and Construction ("M&C") segment has been eliminated. In conjunction with the elimination of the M&C segment, the Company's equity interest in an unconsolidated materials company was incorporated with the Land Operations reportable segment.

The outcome of the sale of the Grace Disposal Group is not certain, as any transaction would be dependent upon various external factors beyond the Company's control, including, among others, market conditions, industry trends, interest of third parties, and the availability of financing to potential buyer(s) on reasonable terms. Further, there can be no assurance that any potential transaction will result in the Company being able to recover the carrying value of the Grace Disposal Group.

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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 2023 compared with 2022

(amounts in millions, except percentage data and per share data; unaudited)	Three Months Ended June 30,				2023 vs 2022
	2023		2022		$		%
Operating revenue	$	53.1	$	51.1	$	2.0	3.9	%
Cost of operations	(27.0)		(29.6)		2.6		8.8	%
Selling, general and administrative	(9.9)		(9.3)		(0.6)		(6.5)	%
Gain (loss) on disposal of non-core assets, net	—		54.0		(54.0)		(100.0)	%
Operating income (loss)	16.2		66.2		(50.0)		(75.5)	%
Income (loss) related to joint ventures	0.5		0.1		0.4		4X
Pension termination	—		(73.7)		73.7		100.0	%
Interest and other income (expense), net	—		0.4		(0.4)		(100.0)	%
Interest expense	(5.9)		(5.6)		(0.3)		(5.4)	%
Income tax benefit (expense)	—		18.1		(18.1)		(100.0)	%
Income (loss) from continuing operations	10.8		5.5		5.3		96.4	%
Discontinued operations (net of income taxes)	4.2		(1.1)		5.3		NM
Net income (loss)	15.0		4.4		10.6		2X
(Income) loss attributable to discontinued noncontrolling interest	(1.6)		(0.3)		(1.3)		4X
Net income (loss) attributable to A&B	$	13.4	$	4.1	$	9.3	2X
Basic Earnings (Loss) Per Share of Common Stock:
Basic earnings (loss) per share - continuing operations	$	0.15	$	0.08	$	0.07	87.5	%
Basic earnings (loss) per share - discontinued operations	0.03		(0.02)		0.05		NM
	$	0.18	$	0.06	$	0.12	2X
Diluted Earnings (Loss) Per Share of Common Stock:
Diluted earnings (loss) per share - continuing operations	$	0.15	$	0.07	$	0.08	114.3	%
Diluted earnings (loss) per share - discontinued operations	0.03		(0.02)		0.05		NM
	$	0.18	$	0.05	$	0.13	3X
Continuing operations available to A&B common shareholders	$	10.7	$	5.4	$	5.3	98.1	%
Discontinued operations available to A&B common shareholders	2.6		(1.4)		4.0		NM
Net income (loss) available to A&B common shareholders	$	13.3	$	4.0	$	9.3	2X
Funds From Operations ("FFO")1	$	19.8	$	14.6	$	5.2	35.6	%
Core FFO1	$	21.3	$	20.5	$	0.8	3.9	%
FFO per diluted share	$	0.27	$	0.20	$	0.07	35.0	%
Core FFO per diluted share	$	0.29	$	0.28	$	0.01	3.6	%
Weighted average diluted shares outstanding (FFO/Core FFO)2	72.8		72.8
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 35.
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, 2023, as compared to the three months ended June 30, 2022, are described below or in the Analysis of Operating Revenue and Profit by Segment sections below.

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Operating revenue during the second quarter ended June 30, 2023, increased 3.9%, or $2.0 million, to $53.1 million, due primarily to higher revenues from the Commercial Real Estate operating segment from higher rental income and recoveries, partially offset by lower revenues from the Land Operations operating segment from legacy business activities that were sold in the second quarter of 2022 and first quarter of 2023.

Cost of operations during the second quarter ended June 30, 2023, decreased 8.8%, or $2.6 million, to $27.0 million, due primarily to lower costs incurred by the Land Operations operating segment from legacy business activities that were sold in the second quarter of 2022 and first quarter of 2023.

Selling, general and administrative during the second quarter ended June 30, 2023, increased 6.5%, or $0.6 million, to $9.9 million, due primarily to higher personnel-related expenses related to the Chief Executive Officer transition, partially offset by lower expenses related to the Company's Defined Benefit Plans due to the termination of the Plans in 2022.

Gain (loss) on disposal of non-core assets, net during the second quarter ended June 30, 2022, of $54.0 million was primarily due to the sale of approximately 18,900 acres of primarily agricultural and conservation land on the island of Kauai and 100% of the Company's ownership interest in McBryde Resources, Inc., the operator of hydroelectric power facilities on Kauai.

Income (loss) related to joint ventures increased $0.4 million, or 4X, from the second quarter ended June 30, 2022 to June 30, 2023, due primarily to higher earnings from the Company's unconsolidated investment in a materials company.

Pension termination loss of $73.7 million during the second quarter ended June 30, 2022, resulted from the termination of the Defined Benefit Plans in 2022 and represents the acceleration of deferred charges previously included within accumulated other comprehensive loss and the impact of remeasuring the plan assets and obligations at termination.

Income tax benefit (expense) of $18.1 million during the second quarter ended June 30, 2022, was due primarily to the termination of the Company’s Defined Benefit Plans.

Income (loss) from discontinued operations (net of income taxes) during the second quarter ended June 30, 2023, increased $5.3 million, from a loss of $1.1 million to income of $4.2 million due to positive results from Grace's asphalt and paving operations.

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Financial results - First six months of 2023 compared with 2022

(amounts in millions, except percentage data and per share data; unaudited)	Six Months Ended June 30,				2023 vs 2022
	2023		2022		$		%
Operating revenue	$	103.5	$	110.3	$	(6.8)	(6.2)	%
Cost of operations	(55.6)		(62.8)		7.2		11.5	%
Selling, general and administrative	(18.6)		(18.1)		(0.5)		(2.8)	%
Gain (loss) on disposal of non-core assets, net	1.1		54.0		(52.9)		(98.0)	%
Operating income (loss)	30.4		83.4		(53.0)		(63.5)	%
Income (loss) related to joint ventures	0.9		1.5		(0.6)		(40.0)	%
Pension termination	—		(76.9)		76.9		100.0	%
Interest and other income (expense), net	(0.1)		0.3		(0.4)		NM
Interest expense	(10.9)		(11.3)		0.4		3.5	%
Income tax benefit (expense)	—		18.1		(18.1)		(100.0)	%
Income (loss) from continuing operations	20.3		15.1		5.2		34.4	%
Discontinued operations (net of income taxes)	—		0.3		(0.3)		(100.0)	%
Net income (loss)	20.3		15.4		4.9		31.8	%
(Income) loss attributable to discontinued noncontrolling interest	(1.6)		(0.8)		(0.8)		(100.0)	%
Net income (loss) attributable to A&B	$	18.7	$	14.6	$	4.1	28.1	%
Basic Earnings (Loss) Per Share of Common Stock:
Basic earnings (loss) per share - continuing operations	$	0.28	$	0.21	$	0.07	33.3	%
Basic earnings (loss) per share - discontinued operations	(0.02)		(0.01)		(0.01)		(100.0)	%
	$	0.26	$	0.20	$	0.06	30.0	%
Diluted Earnings (Loss) Per Share of Common Stock:
Diluted earnings (loss) per share - continuing operations	$	0.28	$	0.21	$	0.07	33.3	%
Diluted earnings (loss) per share - discontinued operations	(0.02)		(0.01)		(0.01)		(100.0)	%
	$	0.26	$	0.20	$	0.06	30.0	%
Continuing operations available to A&B common shareholders	$	20.2	$	15.0	$	5.2	34.7	%
Discontinued operations available to A&B common shareholders	(1.6)		(0.5)		(1.1)		2X
Net income (loss) available to A&B common shareholders	$	18.6	$	14.5	$	4.1	28.3	%
Funds From Operations ("FFO")1	$	38.4	$	33.4	$	5.0	15.0	%
Core FFO1	$	42.5	$	41.3	$	1.2	2.9	%
FFO per diluted share	$	0.53	$	0.46	$	0.07	15.2	%
Core FFO per diluted share	$	0.58	$	0.57	$	0.01	1.8	%
Weighted average diluted shares outstanding (FFO/Core FFO)2	72.8		72.8
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 35.
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, 2023, as compared to the six months ended June 30, 2022, are described below or in the Analysis of Operating Revenue and Profit by Segment sections below.

Operating revenue for the six months ended June 30, 2023, decreased 6.2%, or $6.8 million, to $103.5 million, primarily due to lower revenue from the Land Operations segment due to lower development property sales and legacy business activities that were sold in the second quarter of 2022 and first quarter of 2023, partially offset by higher revenues from the Commercial Real Estate segment from higher rental income and recoveries.

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Cost of operations for the six months ended June 30, 2023, decreased 11.5% or $7.2 million, to $55.6 million, primarily due to decrease in costs incurred by the Land Operations segment from lower development property sales and from legacy business activities that were sold in the second quarter of 2022 and first quarter of 2023.

Gain (loss) on disposal of assets, net of $1.1 million for the six months ended June 30, 2023, was primarily due to the sale of the Company's ownership interest in a legacy trucking and storage business on Maui. Gain (loss) on disposal of assets, net of $54.0 million for the six months ended June 30, 2022, was due to the sale of approximately 18,900 acres of primarily agricultural and conservation land on the island of Kauai and 100% of the Company's ownership interest in McBryde Resources, Inc., the operator of hydroelectric power facilities on Kauai.

Income (loss) related to joint ventures for the six months ended June 30, 2023, decreased 40.0%, or $0.6 million, to $0.9 million, due primarily to lower earnings from the Company's unconsolidated investment in a materials company.

Pension termination loss of $76.9 million for the six months ended June 30, 2022, resulted from the termination of the Defined Benefit Plans in 2022 and represents the acceleration of deferred charges previously included within accumulated other comprehensive loss and the impact of remeasuring the plan assets and obligations at termination.

Income tax benefit (expense) of $18.1 million for the six months ended June 30, 2022, was due primarily to the termination of the Company’s Defined Benefit Plans.

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Analysis of Operating Revenue and Profit by Segment

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

Commercial Real Estate

Financial results - Second quarter of 2023 compared with 2022

Results of operations for the second quarter ended June 30, 2023 and 2022, were as follows:

(amounts in millions, except percentage data and acres; unaudited)	Three Months Ended June 30,				2023 vs 2022
	2023		2022		$		%1
Commercial Real Estate operating revenue	$	49.5	$	46.0	$	3.5	7.6	%
Commercial Real Estate operating costs and expenses	(25.0)		(24.2)		(0.8)		(3.3)	%
Selling, general and administrative	(1.9)		(1.8)		(0.1)		(5.6)	%
Intersegment operating revenue, net2	—		0.2		(0.2)		(100.0)	%
Pension termination	—		(0.7)		0.7		100.0	%
Interest and other income (expense), net	0.1		(0.2)		0.3		NM
Commercial Real Estate operating profit (loss)	$	22.7	$	19.3	$	3.4	17.6	%
Net Operating Income ("NOI")3	$	31.3	$	29.8	$	1.5	5.0	%
Same-Store Net Operating Income ("Same-Store NOI")2	$	31.1	$	29.8	$	1.3	4.6	%
Gross leasable area ("GLA") in square feet ("SF") for improved properties at end of period	3.9		3.9		—		—	%
1 Amounts in this table are rounded to the nearest tenth of a million, but percentages were calculated based on thousands. Accordingly, a recalculation of some percentages, if based on the reported data, may be slightly different.
2 Intersegment operating revenue, net for Commercial Real Estate is primarily from the Land Operations segment and is eliminated in the consolidated results of operations.
3 For a discussion of management's use of non-GAAP financial measures and the required reconciliation of non-GAAP measures to GAAP measures, refer to page 35.

Commercial Real Estate operating revenue increased 7.6% or $3.5 million, to $49.5 million for the second quarter ended June 30, 2023, as compared to the second quarter ended June 30, 2022. Operating profit increased 17.6%, or $3.4 million, to $22.7 million for the second quarter ended June 30, 2023, as compared to the second quarter ended June 30, 2022. The increase in operating revenue and operating profit from the prior year was due primarily to higher base rents and recoveries from tenants. Operating costs and expenses for the quarter ended June 30, 2023, increased 3.3%, or $0.8 million, to $25.0 million for the second quarter ended June 30, 2023, as compared to the second quarter ended June 30, 2022, due to higher property operating costs.

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Financial results - First six months of 2023 compared with 2022

Operating results for the six months ended June 30, 2023, as compared to the six months ended June 30, 2022, were as follows:

	Six Months Ended June 30,				2023 vs 2022
(amounts in millions, except percentage data; unaudited)	2023		2022		$		%1
Commercial Real Estate operating revenue	$	97.4	$	92.3	$	5.1	5.5	%
Commercial Real Estate operating costs and expenses	(50.0)		(48.2)		(1.8)		(3.7)	%
Selling, general and administrative	(3.9)		(3.4)		(0.5)		(14.7)	%
Intersegment operating revenue, net2	—		0.2		(0.2)		(100.0)	%
Pension termination	—		(0.7)		0.7		100.0	%
Interest and other income (expense), net	0.1		(0.2)		0.3		NM
Commercial Real Estate operating profit (loss)	$	43.6	$	40.0	$	3.6	9.0	%
Net Operating Income ("NOI")3	$	61.7	$	59.6	$	2.1	3.6	%
Same-Store Net Operating Income ("Same-Store NOI")3	$	61.5	$	59.5	$	2.0	3.4	%
1 Amounts in this table are rounded to the nearest tenth of a million, but percentages were calculated based on thousands. Accordingly, a recalculation of some percentages, if based on the reported data, may be slightly different.
2 Intersegment operating revenue, net for Commercial Real Estate is primarily from the Land Operations segment and is eliminated in the consolidated results of operations.
3 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 35.

Commercial Real Estate operating revenue increased 5.5% or $5.1 million, to $97.4 million for the six months ended June 30, 2023, as compared to the six months ended June 30, 2022. Operating profit increased 9.0%, or $3.6 million, to $43.6 million for the six months ended June 30, 2023, as compared to the six months ended June 30, 2022. The increase in operating revenue and operating profit from the prior year was primarily driven by higher base rents and recoveries from tenants. Operating costs and expenses for the six months ended June 30, 2023, increased by $1.8 million due primarily to higher property operating costs.

Commercial Real Estate portfolio additions and dispositions

During the three and six months ended June 30, 2023, the Company's acquisitions of commercial real estate properties were as follows (dollars in millions):

Acquisitions
Property	Location	Date (Month/Year)	Purchase Price	GLA (SF)
Kaomi Loop Industrial	Oahu, HI	05/2023	$9.5	33,200

During the three and six months ended June 30, 2023, there were no dispositions of CRE improved properties or ground lease interests in land.

Leasing activity

During the second quarter ended June 30, 2023, the Company signed 29 new leases and 43 renewal leases for its improved properties across its retail, industrial, and office asset classes, covering 220,100 square feet of GLA. The 29 new leases consist of 98,400 square feet with an average annual base rent of $28.49 per-square-foot. Of the 29 new leases, 11 leases with a total GLA of 30,200 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 11 leases, resulted in an 10.1% average base rent increase over comparable expiring leases. The 43 renewal leases consist of 121,700 square feet with an average annual base rent of $29.88 per square foot. Of the 43 renewal leases, 33 leases with a total GLA of 95,100 square feet were considered comparable and resulted in an 4.7% average base rent increase over comparable expiring leases. The Company signed two new ground lease renewals during the second quarter ended June 30, 2023, of which one was considered comparable and resulted in a 38.8% base rent increase over the comparable expiring lease.

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Leasing activity summarized by asset class for the three and six months ended June 30, 2023, were as follows:

	Three Months Ended June 30, 2023				Six Months Ended June 30, 2023
	Leases	GLA (SF)	ABR2/SF	Rent Spread3	Leases	GLA (SF)	ABR2/SF	Rent Spread3
Retail	47	112,163	$40.37	5.6%	77	194,150	$40.06	5.7%
Industrial	21	102,692	$17.11	6.6%	38	155,155	$16.75	8.1%
Office	4	5,209	$29.52	3.9%	6	10,061	$33.19	3.8%
Subtotal - Improved	72	220,064	$29.26	5.8%	121	359,366	$29.80	6.4%
Ground	2	N/A1	N/A1	38.8%	4	N/A1	N/A1	38.8%
1 Not applicable for ground leases as such leases would not be comparable from a GLA (SF) perspective
2Annualized Base Rent ("ABR") is the current month's contractual base rent multiplied by 12. Base rent is presented without consideration of percentage rent that may, in some cases, be significant.
3 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.

The Company's improved portfolio occupancy metrics as of June 30, 2023 and 2022, were as follows:

	As of	As of	Basis Point Change
	June 30, 2023	June 30, 2022
Leased Occupancy	94.4%	94.6%	(20)
Physical Occupancy	93.5%	93.7%	(20)
Economic Occupancy	92.4%	92.6%	(20)

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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, 2023 and 2022, were as follows:

Leased Occupancy
	As of	As of	Basis Point Change
	June 30, 2023	June 30, 2022
Retail	94.0%	93.1%	90
Industrial	95.9%	98.4%	(250)
Office	86.7%	88.1%	(140)
Total Leased Occupancy	94.4%	94.6%	(20)

Economic Occupancy
	As of	As of	Basis Point Change
	June 30, 2023	June 30, 2022
Retail	91.8%	90.6%	120
Industrial	94.2%	97.3%	(310)
Office	86.7%	85.4%	130
Total Economic Occupancy	92.4%	92.6%	(20)

Same-Store Leased Occupancy
	As of	As of	Basis Point Change
	June 30, 2023	June 30, 2022
Retail	94.0%	93.1%	90
Industrial	95.8%	98.4%	(260)
Office	86.7%	88.1%	(140)
Total Same-Store Leased Occupancy	94.3%	94.6%	(30)

Same-Store Economic Occupancy
	As of	As of	Basis Point Change
	June 30, 2023	June 30, 2022
Retail	91.8%	90.6%	120
Industrial	94.0%	97.3%	(330)
Office	86.7%	85.4%	130
Total Same-Store Economic Occupancy	92.3%	92.5%	(20)

Land Operations

Trends, events and uncertainties

The asset class mix of real estate sales in any given period can be diverse and may include developable subdivision lots, undeveloped land or property sold under threat of condemnation. Further, the timing of property or parcel sales can significantly affect operating results in a given period.

Operating profit reported in each period for the Land Operations segment 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 legacy landholdings.

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.

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Financial results - Second quarter of 2023 compared with 2022

Results of operations for the second quarter ended June 30, 2023 and 2022, were as follows:

	Three Months Ended June 30,
(amounts in millions; unaudited)	2023		2022
Unimproved/other property sales revenue	$	3.2	$	0.2
Other operating revenue1	0.4		4.9
Total Land Operations operating revenue	3.6		5.1
Land Operations operating costs and expenses	(2.0)		(5.4)
Selling, general and administrative	(0.4)		(1.2)
Gain (loss) on disposal of assets, net	—		54.0
Intersegment operating charges, net2	(0.1)		(0.1)
Earnings (loss) from joint ventures	0.5		0.1
Pension termination	—		(59.9)
Interest and other income (expense), net	0.1		(0.1)
Total Land Operations operating profit (loss)	$	1.7	$	(7.5)
1 Other operating revenue includes revenue related to licensing and leasing of non-core legacy agricultural lands during the periods ended 2023 and 2022. Other revenue also includes renewable energy and trucking during the period ended 2022.
2 Intersegment operating charges for Land Operations are primarily from the Commercial Real Estate segment and are eliminated in the consolidated results of operations.

Second quarter of 2023: Land Operations revenue of $3.6 million during the second quarter ended June 30, 2023, was primarily related to unimproved land sales on the island of Maui.

Land Operations operating profit of $1.7 million during the second quarter ended June 30, 2023, was composed of the margins from unimproved land sales.

Second quarter of 2022: Operating revenue of $5.1 million primarily consisted of revenue related to the Company's legacy business activities in the Land Operations segment (primarily licensing and leasing of non-core legacy land, trucking services, and renewable energy), as well as the sale of an easement on the island of Maui.

Segment operating profit of $7.5 million during the second quarter ended June 30, 2022, was composed of the margins resulting from legacy business activities noted above and a gain on disposal of non-core assets resulting from the sale of approximately 18,900 acres of primarily agricultural and conservation land on the island of Kauai and 100% of the Company's ownership interest in McBryde Resources, Inc., the operator of hydroelectric power facilities on Kauai, partially offset by a settlement charge of $59.9 million related to certain benefit payments made by the master trust in connection with the termination of the Defined Benefit Plans.

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Financial Results - First six months of 2023 compared with 2022

	Six Months Ended June 30,
(amounts in millions; unaudited)	2023		2022
Development sales revenue	$	—	$	6.3
Unimproved/other property sales revenue	4.1		2.0
Other operating revenue1	2.0		9.7
Total Land Operations operating revenue	6.1		18.0
Land Operations operating costs and expenses	(5.6)		(14.6)
Selling, general and administrative	(0.9)		(2.4)
Gain (loss) on disposal of assets, net	1.1		54.0
Intersegment operating charges, net2	(0.1)		(0.1)
Earnings (loss) from joint ventures	0.9		1.5
Pension termination	—		(62.2)
Interest and other income (expense), net	0.1		—
Total Land Operations operating profit (loss)	$	1.6	$	(5.8)
1 Other operating revenue includes revenue related to trucking and licensing and leasing of non-core legacy agricultural lands during the periods ended 2023 and 2022. Other revenue also includes renewable energy during the period ended 2022.
2 Intersegment operating charges primarily from CRE that are eliminated in the consolidated results of operations.

First six months of 2023: Land Operations revenue during the six months ended June 30, 2023, was $6.1 million and included revenue related to the Company's legacy business activities in the Land Operations segment (primarily trucking services and licensing and leasing of non-core legacy lands), as well as unimproved land sales on the islands of Maui and Kauai.

Land Operations operating profit of $1.6 million during the six months ended June 30, 2023, was composed of the margins resulting from legacy business activities noted above, carrying costs of landholdings, and the gain on disposal of the Company's ownership interest in a legacy trucking and storage business on Maui.

First six months of 2022: Land Operations revenue was $18.0 million and included the sales of development parcels at Maui Business Park and unimproved land 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 (primarily licensing and leasing of non-core legacy agricultural lands, trucking service, and renewable energy).

Land Operations operating loss of $5.8 million during the six months ended June 30, 2022, was composed of the margins resulting from the real estate sales activity noted above, profits generated from the operations of the segment's other legacy business activities, and a gain on disposal of non-core assets, net of $54.0 million resulting from the completion of the sale of approximately 18,900 acres of primarily agricultural and conservation land on the island of Kauai and 100% of the Company's ownership interest in McBryde Resources, Inc., the operator of hydroelectric power facilities on Kauai. Additionally, the segment incurred a settlement charge of $62.2 million in connection with the termination of the Defined Benefit Plans. Earnings from joint ventures of $1.5 million during the six months ended June 30, 2022, was primarily driven by the Company's unconsolidated investment in a materials company.

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 (loss) available to A&B common shareholders (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, (4) impairment write-downs of certain real estate assets and

35

investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity, and (5) income (loss) from discontinued operations that are incidental to CRE.

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.

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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).

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, 2023 and 2022, are as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Net Income (Loss) available to A&B common shareholders	$	13.3	$	4.0	$	18.6	$	14.5
Depreciation and amortization of commercial real estate properties	9.1		9.2		18.2		18.4
(Income) loss from discontinued operations, net of income taxes	(4.2)		1.1		—		(0.3)
Income (loss) attributable to discontinued noncontrolling interest	1.6		0.3		1.6		0.8
FFO	$	19.8	$	14.6	$	38.4	$	33.4
Exclude items not related to core business:
Land Operations operating (profit) loss	(1.7)		7.5		(1.6)		5.8
Income tax expense (benefit)	—		(18.1)		—		(18.1)
Pension termination - CRE and Corporate	—		13.8		—		14.7
Non-core business interest expense	3.2		2.7		5.7		5.5
Core FFO	$	21.3	$	20.5	$	42.5	$	41.3

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Reconciliations of Core FFO starting from Commercial Real Estate operating profit (loss) for the three and six months ended June 30, 2023 and 2022, are as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Commercial Real Estate Operating Profit (Loss)	$	22.7	$	19.3	$	43.6	$	40.0
Depreciation and amortization of commercial real estate properties	9.1		9.2		18.2		18.4
Corporate and other expense	(7.7)		(18.8)		(14.0)		(25.9)
Core business interest expense	(2.7)		(2.9)		(5.2)		(5.8)
Distributions to participating securities	(0.1)		(0.1)		(0.1)		(0.1)
Pension termination - CRE and Corporate	—		13.8		—		14.7
Core FFO	$	21.3	$	20.5	$	42.5	$	41.3

Reconciliations of Commercial Real Estate operating profit to Commercial Real Estate NOI for the three and six months ended June 30, 2023 and 2022, are as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
CRE Operating Profit (Loss)	$	22.7	$	19.3	$	43.6	$	40.0
Plus: Depreciation and amortization	9.1		9.2		18.2		18.4
Less: Straight-line lease adjustments	(2.1)		(1.0)		(3.4)		(2.5)
Less: Favorable/(unfavorable) lease amortization	(0.2)		(0.4)		(0.5)		(0.6)
Plus: Other (income)/expense, net	(0.1)		0.9		(0.1)		0.9
Plus: Selling, general, administrative and other expenses	1.9		1.8		3.9		3.4
NOI	31.3		29.8		61.7		59.6
Less: NOI from acquisitions, dispositions, and other adjustments	(0.2)		—		(0.2)		(0.1)
Same-Store NOI	$	31.1	$	29.8	$	61.5	$	59.5

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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, 2023) 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 credit facility. 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 (including recent commercial real estate acquisitions and real estate developments); shareholder distributions; and working capital needs.

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, 2023, 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 in the future. However, due to various uncertainties and factors outside of Management's control, 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.

As of June 30, 2023, the Company had $440.9 million of fixed rate debt (after the effects of interest rate swaps) and $66.0 million of variable-rate debt with weighted average interest rates of 4.3% and 6.3%, respectively. Other than in default, the Company does not have an obligation, nor the option in some cases, to prepay its fixed-rate debt prior to maturity and, as a result, interest rate fluctuations and the resulting changes in fair value would have little impact on the Company’s financial condition or results of operations unless the Company was required to refinance such debt.

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 credit facility 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, 2023) and long-term (i.e., beyond the next twelve months).

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 2022 Form 10-K, and relates to the Company's Notes payable and other debt 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 2022 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, 2023, there were no material changes in the Company's known contractual obligations from the end of the preceding fiscal year ended December 31, 2022. Refer to Note 6 – Notes Payable and Other Debt and Note 13 – Employee Benefit Plans in this report for further discussion.

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 2022 Form 10-K. As of June 30, 2023, 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, 2022. Refer to Note 8 – Commitments and Contingencies in this report for further discussion.

Sources of liquidity

As noted above, one of the Company's principal sources of liquidity has been operating cash flows from continuing operations. For the six months ended June 30, 2023, operating cash flows from continuing operations of $37.9 million was primarily driven by cash generated by the Commercial Real Estate segment (the Company's core business). The Company's operating cash flows from continuing operations for the six months ended June 30, 2023, represents an increase of $22.7 million from $15.2 million for the six months ended June 30, 2022, due primarily to a $29.0 million cash contribution to the Defined Benefit Plans made during the second quarter of 2022 in connection with the termination that did not recur in 2023,

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partially offset by lower cash proceeds from the lack of development sales in 2023 as compared to 2022. Cash proceeds from development sales was $6.0 million for the six months ended June 30, 2022, compared to none for the six months ended June 30, 2023. 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 and development property sales.

The Company's other primary sources of liquidity include its cash on-hand of $8.2 million as of June 30, 2023, 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, 2023), as well as long-term basis. With respect to the $500.0 million A&B Revolver available for general A&B purposes, as of June 30, 2023, the Company had $66.0 million of borrowings outstanding, $1.1 million letters of credit issued against, and $432.9 million of available capacity. This credit facility has a term through August 29, 2025, plus two six-month optional extensions.

On August 13, 2021, the Company entered into an at-the-market equity distribution agreement, or ATM Agreement, pursuant to which it may sell common stock up to an aggregate sales price of $150.0 million. Sales of common stock, if any, made pursuant to the ATM Agreement may be sold in negotiated transactions or transactions that are deemed to be “at the market” offerings, as defined in Rule 415 of the Securities Act of 1933, as amended. Actual sales will depend on a variety of factors including market conditions, the trading price of the Company's common stock, capital needs, and the Company's determination of the appropriate sources of funding to meet such needs. As of June 30, 2023, the Company has not sold any shares under the at-the-market offering program, nor has any obligation to sell shares under the at-the-market offering program.

Other uses (or sources) of liquidity

The Company may use (or, in some periods, generate) cash through various investing activities or financing activities. Cash used in investing activities for continuing operations was $13.8 million for the six months ended June 30, 2023, as compared to $66.7 million for the six months ended June 30, 2022. Cash used in investing activities for continuing operations during the six months ended June 30, 2023, was primarily driven by capital expenditures of $16.7 million, including the acquisition of an industrial property on Oahu for $9.5 million and $7.2 million in capital expenditures for property, plant, and equipment. This was partially offset by $1.6 million of cash proceeds from the sale of the Company's legacy trucking and storage business in the Land Operations segment. Net cash used in investing activities for continuing operations during the six months ended June 30, 2022, was primarily driven by the Company's the sale of approximately 18,900 acres of primarily agricultural and conservation land on the island of Kauai and 100% of the Company's ownership interest in McBryde Resources, Inc., the operator of hydroelectric power facilities on Kauai, in exchange for cash consideration of approximately $73.9 million. This was partially offset by $6.7 million in capital expenditures during the six months ended June 30, 2022.

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)	2023		2022		Change
CRE property acquisitions, development and redevelopment	$	13.1	$	3.0	336.7%
Building/area improvements (Maintenance Capital Expenditures)	2.1		2.3		(8.7)%
Tenant space improvements (Maintenance Capital Expenditures)	1.4		0.9		55.6%
Land Operations and Corporate	0.1		0.5		(80.0)%
Total capital expenditures1	$	16.7	$	6.7	149.3%

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.

Cash used in financing activities for continuing operations was $15.9 million for the six months ended June 30, 2023, as compared to $105.8 million for the six months ended June 30, 2022. During the six months ended June 30, 2023, the Company's net cash outlays related to financing activities were due primarily to cash dividend payments totaling $48.2 million

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and repayments of secured and unsecured notes payable and other debt of $19.3 million, partially offset by net borrowings of $54.0 million on the Company's revolving credit facilities. During the six months ended June 30, 2022, the Company's net cash outlays related to financing activities were due primarily to its net repayments of notes payable and other debt and deferred financing costs and line-of-credit agreement of $61.5 million, as well as cash dividend payments totaling $41.7 million.

The Company's Board of Directors authorized the Company to repurchase up to $150.0 million of its common stock between February 25, 2020 and December 31, 2023. As of June 30, 2023, the Company had repurchased 277,010 shares on the open market for an aggregate purchase price, including commissions of $4.6 million, with $145.4 million remaining available under the stock repurchase program. The shares were retired upon repurchase. The Company did not repurchase any shares during the quarter ended June 30, 2023.

Other capital resource matters

The Company frequently utilizes §1031 and §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, 2023, 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 and, over the same period, completed one acquisition utilizing eligible/available proceeds from tax-deferred sales or involuntary conversions. As of June 30, 2023, no funds from tax-deferred sales or involuntary conversions were available for use and had not yet been reinvested under §1031 or §1033 of the Code.

Trends, events and uncertainties

General economic conditions and consumer spending patterns can negatively impact our operating results. Unfavorable local, regional, national, or global economic developments or uncertainties, including market volatility, supply chain and labor constraints, inflationary pressures, travel restrictions, war, natural disasters or effects of climate change, or a prolonged economic downturn could adversely affect our business. During the quarter ended June 30, 2023, the Federal Reserve continued its campaign to lower inflation by raising the federal funds rate by 0.25% to 5.00%. The impact of the rapid increase in the federal funds rate from 0.25% at January 1, 2022, has resulted in a tightening of credit and contributed to volatility in the banking, technology, and housing industries. The ultimate extent of the impact that these trends and events will have on the Company's business, financial condition, results of operations and liquidity and capital resources will largely depend on future developments, including the resulting impact on economic growth/recession, the impact on travel and tourism behavior and the impact on consumer confidence and discretionary and non-discretionary spending, all of which are highly uncertain and cannot be reasonably predicted.

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 2022 Form 10-K. Changes to the Company's critical accounting estimates are included herein.

Assets and Liabilities Held for Sale

The Company presents the assets and liabilities of a disposal group as held for sale upon meeting all of the following criteria:

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•Management, having the authority to approve the action, commits to a plan to sell the asset (disposal group).

•The asset (disposal group) is available for immediate sale in its present condition subject only to terms that are usual and customary for sales of such assets (disposal groups).

•An active program to locate a buyer and other actions required to complete the plan to sell the asset (disposal group) have been initiated.

•The sale of the asset (disposal group) is probable, and transfer of the asset (disposal group) is expected to qualify for recognition as a completed sale, within one year.

•The asset (disposal group) is being actively marketed for sale at a price that is reasonable in relation to its current fair value.

•Actions required to complete the plan indicate that it is unlikely that significant changes to the plan will be made or that the plan will be withdrawn.

The determination as to whether the sale of the disposal group is probable may include significant judgments from management related to the estimated timing of the closing of a future sales transaction. For information regarding significant judgments related to fair value estimates of the disposal group held for sale, refer to the Impairment subheading within the Critical Accounting Estimates.

As of December 31, 2022, the Company concluded that the Grace Disposal Group met all of the criteria listed above for classification as held for sale. The Grace Disposal Group continued to meet all the criteria for classification as held for sale as of June 30, 2023.

Discontinued Operations

Discontinued operations comprise activities that were disposed of, discontinued, or held for sale at the end of the period; represent a component of an entity or a group of components that can be clearly distinguished for operational and financial reporting purposes; and represent a strategic business shift that has (or will have) a major effect on the Company’s operations and financial results.

Based on the significance of the Grace Disposal Group’s historical revenue and net income (loss) to the Company and because the Grace Disposal Group comprises primarily all of the Company’s previously reported Materials & Construction reportable segment, the Company determined that the planned sale represents a strategic shift that will have a material effect on the Company’s operations and financial results.

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, 2022. There have been no material changes in the quantitative and qualitative disclosures about market risk since December 31, 2022.

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, 2023, 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 $150.0 million of its common stock beginning on February 25, 2020, and ending on December 31, 2021. In October 2021, the Company's Board of Directors reauthorized the Company to repurchase up to $150.0 million of its common stock beginning on January 1, 2022, and ending on December 31, 2023.

There were no purchases or repurchases of equity securities made by or on behalf of the Company during the quarter ended June 30, 2023, and $145.4 million remains available under the stock repurchase program as of June 30, 2023.

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.

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ITEM 6. EXHIBITS

EXHIBIT INDEX

10.     Material Contracts

10.b.1.(liv)    Supplemental Release Agreement, dated June 30, 2023, between Alexander & Baldwin, Inc. and Christopher J. Benjamin.

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, 2023, formatted in Inline XBRL (eXtensible Business Reporting Language): (i) Condensed Consolidated Balance Sheets as of June 30, 2023 and December 31, 2022; (ii) Condensed Consolidated Statements of Operations for the three and six months ended June 30, 2023 and 2022; (iii) Condensed Consolidated Statements of Comprehensive Income (Loss) for the three and six months ended June 30, 2023 and 2022; (iv) Condensed Consolidated Statements of Cash Flows for the six months ended June 30, 2023 and 2022; (v) Condensed Consolidated Statements of Equity and Redeemable Noncontrolling Interest for the three and six months ended June 30, 2023 and 2022; and (vi) Notes to Condensed Consolidated Financial Statements.

104    Cover Page Interactive Data File (formatted as Inline XBRL and contained in Exhibit 101).

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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 28, 2023	By: /s/ Clayton K.Y. Chun
	Clayton K.Y. Chun
	Executive Vice President, Chief Financial Officer and Treasurer
July 28, 2023	By: /s/ Anthony J. Tommasino
	Anthony J. Tommasino
	Vice President and Controller

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EX-10.B1(LIV)

EXHIBIT A

SUPPLEMENTAL RELEASE AGREEMENT

This Supplemental Release Agreement is entered into by and between Alexander & Baldwin, Inc. and its affiliates (collectively, the “Company”) and Christopher J. Benjamin (“Employee”).

RECITALS

    WHEREAS, Employee and the Company previously entered into a Separation Agreement and Release of Claims, which was signed by the parties January 30, 2023 (hereinafter referred to as “Initial Agreement”) and is incorporated by reference into this Supplemental Release Agreement;

WHEREAS, Paragraph 2 of the Initial Agreement provided for a payment of $1,500,000 to be made to Employee (hereinafter referred to as “Separation Pay”), provided a number of conditions specified in the Initial Agreement were met by Employee, including Employee signing and not revoking a Supplemental Release Agreement;

    WHEREAS, Employee has satisfied all of the conditions specified in the Initial Agreement for receiving the Separation Pay, with the exception of executing and not revoking a Supplemental Release Agreement;

    NOW, THEREFORE, Employee and the Company hereby agree as follows:

1.In exchange for the payment to be made under Paragraph 2 of the Initial Agreement, Employee and the Company hereby mutually release and forever discharge each of the parties to this Supplemental Release Agreement and any related entities to the parties, and their respective shareholders, directors, officers, members, managers, employees, agents, representatives, affiliates, successors and assigns, from any and all claims, charges, demands, damages and causes of action of whatsoever kind (including, but not limited to, claims of discrimination under Title VII of the Civil Rights Act of 1964, 42 U.S.C. § 2000e, et seq., the Age Discrimination in Employment Act, 29 U.S.C. § 621, et seq., the Rehabilitation Act of 1973, 29 U.S.C. § 701, et seq., the Americans with Disabilities Act, 42 U.S.C. § 12101, et seq., the Sarbanes Oxley Act, Pub. L. 107-204, 18 U.S.C. § 1514A, the Family Medical Leave Act (together with all Code of Federal Regulations sections promulgated under all such federal enactments), the Hawaii Whistleblowers’ Protection Act, H.R.S. Chapter 378-61, et seq., the Hawaii Employment Practices Law, H.R.S. Chapter 378, the Hawaii Civil Rights Act, H.R.S. 368, the Payment of Wages and Other Compensation Law, Haw. Rev. Stat. ch. 388 (together with all Hawaii Administrative Rules promulgated under all such Hawaii enactments)), each party may now have, ever had, or may later claim to have had, known or unknown, arising out of Employee’s employment with and separation from the Company. Notwithstanding the foregoing, this release does not include, and specifically excludes, any claims for indemnification Employee or the Company may have (subject to Paragraph 6 of the Initial Agreement), any and all rights of either party to enforce the terms of the Initial Agreement or this Supplemental Release Agreement, and any and all claims that may arise after the date Employee signs this Agreement.

This Supplemental Release Agreement does not prohibit or restrict Employee, the Company, or any other person or entity from (i) initiating communications directly with, cooperating with, providing relevant information, or otherwise assisting in an investigation by (A) the U.S. Securities and Exchange Commission, or any other governmental, regulatory, or legislative body, or self-regulatory body, regarding a possible violation of any Federal or State law; or (B) the U.S. Equal Employment Opportunity Commission or any other governmental authority with responsibility for the administration

of fair employment practices laws regarding a possible violation of such laws; (ii) responding to any inquiry from any such governmental, regulatory, or legislative body or official or governmental authority; or (iii) participating, cooperating, testifying, or otherwise assisting in any governmental action, investigation, or proceeding relating to a possible violation of any such law, rule or regulation.

Employee and the Company understand and expressly accept and assume the risk that the facts as each party now understands them and believes to be true may be later found to be different, and Employee and the Company agree that this Supplemental Release Agreement will remain effective notwithstanding any such differences in fact.

2.Employee and the Company understand and acknowledge that this Supplemental Release Agreement may be pleaded as a defense to, and may be used as the basis for an attempted injunction against any action, suit, administrative or other proceeding which may be instituted, prosecuted or attempted as a result of an alleged breach of this Supplemental Release Agreement by either party.

3.This Supplemental Release Agreement contains the entire understanding of the parties hereto and fully supersedes any and all prior agreements or understandings pertaining to the subject matters herein, with the sole exception of the Initial Agreement, which shall remain in full force and effect. Each of the parties hereto acknowledge that no party or agent of any party has made any promise, representation or warranty whatsoever, either express or implied, concerning the subject matters of this Supplemental Release Agreement to induce any other party to execute this Supplemental Release Agreement, with the sole exception of those contained in the Initial Agreement. Each of the parties to this Supplemental Release Agreement acknowledges he or it has not executed this Supplemental Release Agreement in reliance of any such promises, representations or warranties not specifically contained in this Supplemental Release Agreement or the Initial Agreement.

4.The parties agree that they have read and understand this Supplemental Release Agreement and have freely and voluntarily entered into and signed this Supplemental Release Agreement with the advice of counsel. The terms of this Supplemental Release Agreement have been negotiated at arm’s length among knowledgeable parties represented by experienced counsel. As a result, the rule of “Interpretation Against the Draftsman” shall not apply in any dispute over interpretation of the terms of this Supplemental Release Agreement.

5.This Supplemental Release Agreement is made under the laws of the State of Hawaii, and any dispute regarding interpretation or enforcement of this Agreement will be resolved under the laws of the State of Hawaii. Both parties hereby submit to personal jurisdiction in Hawaii.

6.If any provision of this Supplemental Release Agreement is determined by a court or other tribunal of appropriate jurisdiction to be invalid or unenforceable for any reason, that provision (or those provisions) shall be severable and the remaining provisions will continue in full force and effect.

7.No waiver of any breach of any term or provision of this Supplemental Release Agreement shall be construed to be, or shall be, a waiver of any other breach of this Supplemental Release Agreement. No waiver shall be binding unless in writing and signed by the party waiving the breach.

8.This Supplemental Release Agreement may not be amended or modified except by a written agreement signed by both Employee and the Company.

9.This Supplemental Release Agreement may be signed in separate counterparts, and/or via facsimile, each of which shall be deemed to be an original, and all of which taken together shall constitute one and the same instrument.

10.Employee is advised that this Supplemental Release Agreement specifically refers to rights and claims arising under the Age Discrimination in Employment Act (“ADEA”), 29 U.S.C. § 626(f)(1)(F)(i). Employee has twenty-one (21) days in which to consider the terms of this Supplemental Release Agreement and to consult with his attorney. Pursuant to 29 C.F.R. § 1625.22(e)(6), and as indicated by Employee’s special signature below, Employee may knowingly and voluntarily waive the twenty-one (21) day pre-execution consideration period set forth in 29 U.S.C. § 626(f)(1)(F)(i). Pursuant to 29 U.S.C. § 626(f)(1)(G), Employee will have seven (7) days after his execution of this Supplemental Release Agreement to revoke the ADEA portion of this Supplemental Release Agreement. If Employee elects to revoke the ADEA portion of this Supplemental Release Agreement, Employee shall contact the Company immediately. In the event Employee revokes his agreement, Employee will not receive the payment specified in paragraph 2(a) of the Initial Agreement.

[Signature page follows.]

UNDERSTOOD AND AGREED:
/s/ Derek T. Kanehira		DATED:	June 30, 2023
Derek T. Kanehira
Senior Vice President
/s/ Christopher J. Benjamin
Christopher J. Benjamin
Date:	June 30	, 2023
Pursuant to 29 C.F.R. § 1625.22(e)(6), I hereby knowingly and voluntarily waive the twenty-one (21) day pre-execution consideration period set forth in 29 U.S.C. § 626(f)(1)(F)(i)
/s/ Christopher J. Benjamin
Christopher J. Benjamin
Date:	June 30	, 2023

EX-31.1

EXHIBIT 31.1

CERTIFICATION

I, Lance K. Parker, 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/ Lance K. Parker
		Lance K. Parker
		President and Chief Executive Officer
Date:	July 28, 2023

EX-31.2

EXHIBIT 31.2

CERTIFICATION

I, Clayton K.Y. Chun, 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/ Clayton K.Y. Chun
		Clayton K.Y. Chun
		Executive Vice President, Chief Financial Officer and Treasurer
Date:	July 28, 2023

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, 2023, as filed with the Securities and Exchange Commission on the date hereof (the "Report"), Lance K. Parker, as President and Chief Executive Officer of the Company, and Clayton K.Y. Chun, as Executive Vice President, Chief Financial Officer and Treasurer 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/ Lance K. Parker
Name:	Lance K. Parker
Title:	President and Chief Executive Officer
Date:	July 28, 2023

/s/ Clayton K.Y. Chun
Name:	Clayton K.Y. Chun
Title:	Executive Vice President, Chief Financial Officer and Treasurer
Date:	July 28, 2023

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 year ended June 30, 2023 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	Not assessed to date
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, 2023, 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 year ended June 30, 2023 and no legal actions were resolved during the year ended June 30, 2023.

XML

Cover	6 Months Ended
	Jun. 30, 2023 shares
Cover [Abstract]
Document Type	10-Q
Document Quarterly Report	true
Document Period End Date	Jun. 30, 2023
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	822 Bishop Street
Entity Address, Address Line Two	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)	72,625,000
Entity Central Index Key	0001545654
Current Fiscal Year End Date	--12-31
Document Fiscal Year Focus	2023
Document Fiscal Period Focus	Q2
Amendment Flag	false

XML

CONDENSED CONSOLIDATED BALANCE SHEETS - USD ($) $ in Millions	Jun. 30, 2023	Dec. 31, 2022
Real estate investments
Real estate property	$ 1,614.3	$ 1,598.9
Accumulated depreciation	(216.5)	(202.3)
Real estate property, net	1,397.8	1,396.6
Real estate developments	60.0	59.9
Investments in real estate joint ventures and partnerships	7.4	7.5
Real estate intangible assets, net	40.2	43.6
Real estate investments, net	1,505.4	1,507.6
Cash and cash equivalents	8.2	33.3
Restricted cash	0.2	1.0
Accounts receivable, net of allowances (credit losses and doubtful accounts) of $3.1 million and $2.5 million as of June 30, 2023, and December 31, 2022, respectively	5.2	6.1
Other property, net	2.2	2.5
Operating lease right-of-use assets	2.6	5.4
Goodwill	8.7	8.7
Other receivables, net of allowances of $3.6 million and $2.7 million as of June 30, 2023, and December 31, 2022, respectively	6.3	6.9
Prepaid expenses and other assets	91.2	89.0
Assets held for sale	154.9	126.8
Total assets	1,784.9	1,787.3
Liabilities:
Notes payable and other debt	506.9	472.2
Accounts payable	5.2	4.5
Operating lease liabilities	2.0	4.9
Accrued pension and post-retirement benefits	10.1	10.1
Deferred revenue	71.8	68.8
Accrued and other liabilities	80.3	102.1
Liabilities associated with assets held for sale	75.7	81.0
Total liabilities	752.0	743.6
Commitments and Contingencies
Redeemable Noncontrolling Interest	9.2	8.0
Equity:
Common stock - no par value; authorized, 150.0 million shares; outstanding, 72.6 million and 72.5 million shares at June 30, 2023 and December 31, 2022, respectively	1,810.3	1,808.4
Accumulated other comprehensive income (loss)	1.5	1.8
Distributions in excess of accumulated earnings	(788.1)	(774.5)
Total A&B shareholders' equity	1,023.7	1,035.7
Total liabilities and equity	$ 1,784.9	$ 1,787.3

XML

CONDENSED CONSOLIDATED BALANCE SHEETS (Parenthetical) - USD ($) $ in Millions	Jun. 30, 2023	Dec. 31, 2022
Statement of Financial Position [Abstract]
Allowances (credit losses and doubtful accounts)	$ 3.1	$ 2.5
Allowance for credit losses on other receivables	$ 3.6	$ 2.7
Common stock authorized (in shares)	150,000,000	150,000,000
Common stock outstanding (in shares)	72,600,000	72,500,000

XML

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS - USD ($) shares in Millions, $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Operating Revenue:
Total operating revenue	$ 53.1	$ 51.1	$ 103.5	$ 110.3
Operating Costs and Expenses:
Selling, general and administrative	9.9	9.3	18.6	18.1
Total operating costs and expenses	36.9	38.9	74.2	80.9
Gain (loss) on disposal of non-core assets, net	0.0	54.0	1.1	54.0
Operating Income (Loss)	16.2	66.2	30.4	83.4
Other Income and (Expenses):
Income (loss) related to joint ventures	0.5	0.1	0.9	1.5
Pension termination	0.0	(73.7)	0.0	(76.9)
Interest and other income (expense), net	0.0	0.4	(0.1)	0.3
Interest expense	(5.9)	(5.6)	(10.9)	(11.3)
Income (Loss) from Continuing Operations Before Income Taxes	10.8	(12.6)	20.3	(3.0)
Income tax benefit (expense)	0.0	18.1	0.0	18.1
Income (Loss) from Continuing Operations	10.8	5.5	20.3	15.1
Income (loss) from discontinued operations, net of income taxes	4.2	(1.1)	0.0	0.3
Net Income (Loss)	15.0	4.4	20.3	15.4
Loss (income) attributable to discontinued noncontrolling interest	(1.6)	(0.3)	(1.6)	(0.8)
Net Income (Loss) Attributable to A&B Shareholders	$ 13.4	$ 4.1	$ 18.7	$ 14.6
Basic Earnings (Loss) Per Share of Common Stock:
Continuing operations available to A&B shareholders (in dollars per share)	$ 0.15	$ 0.08	$ 0.28	$ 0.21
Discontinued operations available to A&B shareholders (in dollars per share)	0.03	(0.02)	(0.02)	(0.01)
Net income (loss) available to A&B shareholders (in dollars per share)	0.18	0.06	0.26	0.20
Diluted Earnings (Loss) Per Share of Common Stock:
Continuing operations available to A&B shareholders (in dollars per share)	0.15	0.07	0.28	0.21
Discontinued operations available to A&B shareholders (in dollars per share)	0.03	(0.02)	(0.02)	(0.01)
Net income (loss) available to A&B shareholders (in dollars per share)	$ 0.18	$ 0.05	$ 0.26	$ 0.20
Weighted-Average Number of Shares Outstanding:
Basic (in shares)	72.6	72.7	72.6	72.7
Diluted (in shares)	72.8	72.8	72.8	72.8
Amounts Available to A&B Common Shareholders :
Continuing operations available to A&B common shareholders	$ 10.7	$ 5.4	$ 20.2	$ 15.0
Discontinued operations available to A&B common shareholders	2.6	(1.4)	(1.6)	(0.5)
Net income (loss) available to A&B common shareholders	13.3	4.0	18.6	14.5
Commercial Real Estate
Operating Revenue:
Commercial Real Estate	49.5	46.0	97.4	92.3
Operating Costs and Expenses:
Cost of Commercial Real Estate	25.0	24.2	50.0	48.2
Commercial Real Estate | Operating Segments
Other Income and (Expenses):
Pension termination		(59.9)		(62.2)
Land Operations
Operating Revenue:
Land Operations	3.6	5.1	6.1	18.0
Operating Costs and Expenses:
Operating costs	2.0	$ 5.4	5.6	$ 14.6
Land Operations | Operating Segments
Other Income and (Expenses):
Income (loss) related to joint ventures	$ 0.5		$ 0.9

XML

CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Statement of Comprehensive Income [Abstract]
Net Income (Loss)	$ 15.0	$ 4.4	$ 20.3	$ 15.4
Cash flow hedges:
Unrealized interest rate hedging gain (loss)	4.2	2.0	0.5	5.4
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	(0.5)	0.2	(0.8)	0.6
Realized interest rate hedging gain (loss)	0.0	(0.5)	0.0	(0.5)
Employee benefit plans:
Actuarial gain (loss)	0.0	16.6	0.0	16.6
Amortization of net loss included in net periodic benefit cost	0.0	0.9	0.0	1.8
Amortization of prior service credit included in net periodic benefit cost	0.0	0.1	0.0	0.1
Pension termination	0.0	73.7	0.0	76.9
Income taxes related to other comprehensive income (loss)	0.0	(18.3)	0.0	(18.3)
Other comprehensive income (loss), net of tax	3.7	74.7	(0.3)	82.6
Comprehensive Income (Loss)	18.7	79.1	20.0	98.0
Comprehensive (income) loss attributable to discontinued noncontrolling interest	(1.6)	(0.3)	(1.6)	(0.8)
Comprehensive Income (Loss) Attributable to A&B Shareholders	$ 17.1	$ 78.8	$ 18.4	$ 97.2

XML

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS - USD ($) $ in Millions	6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022
Cash Flows from Operating Activities:
Net income (loss)	$ 20.3	$ 15.4
Adjustments to reconcile net income (loss) to net cash provided by (used in) operations:
Loss (income) from discontinued operations	0.0	(0.3)
Depreciation and amortization	18.3	19.7
Income tax benefit related to pension termination and other, net	(0.2)	(18.1)
Loss (gain) from disposals and asset transactions, net	(1.1)	(54.3)
Share-based compensation expense	4.3	3.0
Equity in (income) loss from affiliates, net of operating cash distributions	(0.9)	0.3
Pension termination	0.0	76.9
Changes in operating assets and liabilities:
Trade and other receivables	(0.6)	(2.4)
Prepaid expenses, income tax receivable and other assets	2.1	1.2
Development/other property inventory	(1.5)	9.6
Accrued pension and post-retirement benefits	0.0	(29.8)
Accounts payable	0.1	0.2
Accrued and other liabilities	(2.9)	(6.2)
Operating cash flows from continuing operations	37.9	15.2
Operating cash flows from discontinued operations	(28.7)	(14.5)
Net cash provided by (used in) operations	9.2	0.7
Cash Flows from Investing Activities:
Capital expenditures for acquisitions	(9.5)	0.0
Capital expenditures for property, plant and equipment	(7.2)	(6.7)
Proceeds from disposal of assets	3.0	73.9
Payments for purchases of investments in affiliates and other investments	(0.1)	(0.5)
Investing cash flows from continuing operations	(13.8)	66.7
Investing cash flows from discontinued operations	1.3	(3.8)
Net cash provided by (used in) investing activities	(12.5)	62.9
Cash Flows from Financing Activities:
Payments of notes payable and other debt and deferred financing costs	(19.3)	(11.5)
Borrowings (payments) on line-of-credit agreement, net	54.0	(50.0)
Cash dividends paid	(48.2)	(41.7)
Repurchases of common stock and other payments	(2.4)	(2.6)
Financing cash flows from continuing operations	(15.9)	(105.8)
Financing cash flows from discontinued operations	(5.2)	4.6
Net cash provided by (used in) financing activities	(21.1)	(101.2)
Cash, Cash Equivalents, Restricted Cash, and Cash included in Assets Held for Sale
Net increase (decrease) in cash, cash equivalents, restricted cash, and cash included in assets held for sale	(24.4)	(37.6)
Cash, cash equivalents, restricted cash, and cash included in assets held for sale beginning balance	34.4	71.0
Cash, cash equivalents, restricted cash, and cash included in assets held for sale ending balance	10.0	33.4
Other Cash Flow Information:
Interest paid, net of capitalized interest, for continuing operations	11.6	11.3
Interest paid, net of capitalized interest, for discontinued operations	0.4	0.0
Noncash Investing and Financing Activities from continuing operations:
Operating lease liabilities arising from obtaining ROU assets	0.0	0.7
Noncash Investing and Financing Activities from discontinued operations:
Operating lease liabilities arising from obtaining ROU assets	0.0	0.7
Reconciliation of cash, cash equivalents, restricted cash, and cash included in assets held for sale:
Cash and cash equivalents, beginning of period	33.3	65.4
Restricted cash, beginning of period	1.0	1.0
Cash included in assets held for sale, beginning of period	0.1	4.6
Cash, cash equivalents, restricted cash, and cash included in assets held for sale beginning balance	34.4	71.0
Cash and cash equivalents, end of period	8.2	32.9
Restricted cash, end of period	0.2	0.2
Cash included in assets held for sale, end of period	1.6	0.3
Cash, cash equivalents, restricted cash, and cash included in assets held for sale ending balance	10.0	33.4
Continuing Operations
Noncash Investing and Financing Activities from continuing operations:
Increase (decrease) in capital expenditures included in accounts payable and accrued and other liabilities	0.7	0.0
Dividends declared but unpaid at end of period	0.4	0.2
Increase (decrease) in escrow and other receivables from dispositions	0.3	0.9
Liabilities arising from disposal of assets	0.0	0.8
Noncash Investing and Financing Activities from discontinued operations:
Increase (decrease) in capital expenditures included in liabilities associated with assets held for sale	0.7	0.0
Discontinued Operations
Noncash Investing and Financing Activities from continuing operations:
Increase (decrease) in capital expenditures included in accounts payable and accrued and other liabilities	0.1	0.2
Operating lease liabilities arising from obtaining ROU assets	0.0	18.6
Noncash Investing and Financing Activities from discontinued operations:
Increase (decrease) in capital expenditures included in liabilities associated with assets held for sale	0.1	0.2
Operating lease liabilities arising from obtaining ROU assets	0.0	18.6
Finance lease liabilities arising from obtaining ROU assets	$ 0.0	$ 0.1

XML

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY AND REDEEMABLE NONCONTROLLING INTEREST - USD ($) shares in Millions, $ in Millions	Total	Common Stock	Accumulated Other Comprehensive Income (Loss)	(Distribution in Excess of Accumulated Earnings) Earnings Surplus
Beginning balance (in shares) at Dec. 31, 2021		72.5
Beginning balance at Dec. 31, 2021	$ 1,066.6	$ 1,810.5	$ (80.7)	$ (663.2)
Total Equity
Net income (loss)	14.6			14.6
Other comprehensive income (loss), net of tax	82.6		82.6
Dividend on common stock	(28.6)			(28.6)
Share-based compensation	3.0	$ 3.0
Shares issued (repurchased), net (in shares)		0.2
Shares issued (repurchased), net	(2.2)	$ (2.3)		0.1
Ending balance (in shares) at Jun. 30, 2022		72.7
Ending balance at Jun. 30, 2022	1,136.0	$ 1,811.2	1.9	(677.1)
Redeemable non-controlling interest, beginning balance at Dec. 31, 2021	6.9
Redeemable Non- Controlling Interest
Net income (loss)	0.8
Redeemable non-controlling interest, ending balance at Jun. 30, 2022	7.7
Beginning balance (in shares) at Mar. 31, 2022		72.7
Beginning balance at Mar. 31, 2022	1,070.4	$ 1,809.6	(72.8)	(666.4)
Total Equity
Net income (loss)	4.1			4.1
Other comprehensive income (loss), net of tax	74.7		74.7
Dividend on common stock	(14.7)			(14.7)
Share-based compensation	1.5	$ 1.5
Shares issued (repurchased), net (in shares)		0.0
Shares issued (repurchased), net	0.0	$ 0.1		(0.1)
Ending balance (in shares) at Jun. 30, 2022		72.7
Ending balance at Jun. 30, 2022	1,136.0	$ 1,811.2	1.9	(677.1)
Redeemable non-controlling interest, beginning balance at Mar. 31, 2022	7.4
Redeemable Non- Controlling Interest
Net income (loss)	0.3
Redeemable non-controlling interest, ending balance at Jun. 30, 2022	$ 7.7
Beginning balance (in shares) at Dec. 31, 2022	72.5	72.5
Beginning balance at Dec. 31, 2022	$ 1,035.7	$ 1,808.4	1.8	(774.5)
Total Equity
Net income (loss)	18.7			18.7
Other comprehensive income (loss), net of tax	(0.3)		(0.3)
Dividend on common stock	(32.3)			(32.3)
Distributions to noncontrolling interest	0.0
Share-based compensation	4.3	$ 4.3
Shares issued (repurchased), net (in shares)		0.1
Shares issued (repurchased), net	$ (2.4)	$ (2.4)		0.0
Ending balance (in shares) at Jun. 30, 2023	72.6	72.6
Ending balance at Jun. 30, 2023	$ 1,023.7	$ 1,810.3	1.5	(788.1)
Redeemable non-controlling interest, beginning balance at Dec. 31, 2022	8.0
Redeemable Non- Controlling Interest
Net income (loss)	1.6
Distributions to noncontrolling interest	(0.4)
Redeemable non-controlling interest, ending balance at Jun. 30, 2023	9.2
Beginning balance (in shares) at Mar. 31, 2023		72.6
Beginning balance at Mar. 31, 2023	1,020.0	$ 1,807.6	(2.2)	(785.4)
Total Equity
Net income (loss)	13.4			13.4
Other comprehensive income (loss), net of tax	3.7		3.7
Dividend on common stock	(16.1)			(16.1)
Share-based compensation	$ 2.7	$ 2.7
Ending balance (in shares) at Jun. 30, 2023	72.6	72.6
Ending balance at Jun. 30, 2023	$ 1,023.7	$ 1,810.3	$ 1.5	$ (788.1)
Redeemable non-controlling interest, beginning balance at Mar. 31, 2023	7.6
Redeemable Non- Controlling Interest
Net income (loss)	1.6
Redeemable non-controlling interest, ending balance at Jun. 30, 2023	$ 9.2

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CONDENSED CONSOLIDATED STATEMENTS OF EQUITY AND REDEEMABLE NONCONTROLLING INTEREST (Parenthetical) - $ / shares	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Statement of Stockholders' Equity [Abstract]
Dividends declared (in dollars per share)	$ 0.22	$ 0.20	$ 0.44	$ 0.39

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Background and Basis of Presentation

6 Months Ended

Jun. 30, 2023

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 fully integrated real estate investment trust ("REIT") headquartered in Honolulu, Hawai‘i, whose history in Hawai‘i dates back to 1870. Over time, the Company has evolved from a 571-acre sugar plantation on Maui to become one of Hawai‘i's premier commercial real estate companies and the owner of the largest grocery-anchored, neighborhood shopping center portfolio in the state. The Company operates in two segments: Commercial Real Estate ("CRE") and Land Operations. As of June 30, 2023, the Company's commercial real estate portfolio resides entirely in Hawai‘i and consists of 22 retail centers, 13 industrial assets and four office properties, representing a total of 3.9 million square feet of gross leasable area ("GLA"), as well as 142.0 acres of land under ground leases. 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, 2022 and 2021, and the related consolidated statements of operations, comprehensive income (loss), cash flows, and equity and redeemable noncontrolling interest for each of the three years ended December 31, 2022, 2021, and 2020, respectively, and the notes thereto included in the Company's Annual Report filed on Form 10-K for the year ended December 31, 2022 ("2022 Form 10-K"), and other subsequent filings with the U.S. Securities and Exchange Commission ("SEC").

Reclassifications: Prior to December 31, 2022, the Company operated and reported on three segments: Commercial Real Estate; Land Operations; and Materials & Construction ("M&C"). During the fourth quarter of 2022, the Company's wholly-owned subsidiary, Grace Pacific LLC ("Grace Pacific") and Company-owned quarry land on Maui ("Maui Quarries") (collectively, the "Grace Disposal Group"), which made up the majority of activity in the Company’s former M&C segment, met the criteria for classification as held for sale and discontinued operations. Accordingly, the assets and liabilities associated with the Grace Disposal Group are classified as held for sale in the condensed consolidated balance sheets, its financial results are classified as discontinued operations in the condensed consolidated statements of operations and cash flows for all periods presented, and the Company’s former Materials and Construction ("M&C") segment has been eliminated. As a result of this strategic shift, the chief operating decision maker began reviewing all investments in unconsolidated affiliates together within the Land Operations segment. This change resulted in a reorganization to present the income (loss) related to one joint venture, which historically was included in the results of the former M&C segment, to now be included in the results of the Land Operations segment. All comparable information for the historical periods has been retrospectively adjusted to reflect the impact of these changes. Refer to Note 18 – Held for Sale and Discontinued Operations for additional information regarding the Grace Disposal Group, including the assets held for sale, liabilities associated with held for sale and income (loss) from discontinued operations. Unless otherwise noted, disclosures within the remaining notes to these condensed consolidated financial statements relate solely to the Company's continuing operations.

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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Significant Accounting Policies

6 Months Ended

Jun. 30, 2023

Accounting Policies [Abstract]

Significant Accounting Policies

Significant Accounting PoliciesThe Company's significant accounting policies are described in Note 2 to the consolidated financial statements included in Item 8 of the Company's 2022 Form 10-K. Changes to the Company's significant accounting policies are included herein.

Recently issued accounting pronouncements

In March 2020, the FASB issued Accounting Standards Update ("ASU") No. 2020-04, Reference Rate Reform, establishing ASC Topic 848, and amended the standard thereafter through ASU No. 2021-01 and ASU No. 2022-06 (collectively, "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 London Interbank Offered Rate ("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, 2024. The Company adopted ASU 2020-04 during the second quarter of 2023 after modifying certain debt to update the reference rate from LIBOR to the Secured Overnight Financing Rate ("SOFR"). The Company will continue to assess the impact of the guidance and may apply other elections as applicable going forward but does not expect the 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, 2023 and 2022, included the following (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Interest income	$	0.1	$	0.1	$	0.2	$	0.2
Pension and post-retirement benefit (expense)	(0.1)		(0.3)		(0.3)		(0.5)
Other income (expense), net	—		0.6		—		0.6
Interest and other income (expense), net	$	—	$	0.4	$	(0.1)	$	0.3

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Real Estate Asset Acquisitions

6 Months Ended

Jun. 30, 2023

Real Estate [Abstract]

Real Estate Asset Acquisitions

REAL ESTATE ASSET ACQUISITIONS

During the six months ended June 30, 2023, the Company acquired one industrial commercial real estate asset for $9.5 million. A portion of the transaction was structured to qualify as a reverse like-kind exchange under Section 1031 of the Internal Revenue Code. Accordingly, a portion of the ownership interest in the property was acquired by a variable interest entity ("VIE") formed by an exchange accommodation titleholder using funds loaned by the Company. The Company will operate the VIE pursuant to a management agreement until the reverse exchange transaction is completed or the Company elects to collapse the reverse exchange structure. As the primary beneficiary with the ability to control the activities that most significantly impact the VIE's economic performance and all the risks and rewards of ownership, the Company has consolidated the VIE. The assets of the VIE primarily consist of leased property (net real estate and intangibles).

The allocation of purchase price to assets acquired and liabilities assumed is as follows (in millions):

Fair value of assets acquired
Assets acquired:
Land	$	3.0
Property and improvements	6.1
In-place leases	0.4
Total assets acquired	$	9.5

As of the acquisition date, the weighted-average amortization periods of the in-place leases was approximately 10.0 years.

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Investments in Affiliates

6 Months Ended

Jun. 30, 2023

Equity Method Investments and Joint Ventures [Abstract]

Investments in Affiliates

Investments in AffiliatesThe 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, 2023 and 2022, is as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Revenues	$	40.7	$	31.4	$	78.6	$	60.8
Operating costs and expenses	35.7		29.2		70.1		57.7
Gross Profit (Loss)	$	5.0	$	2.2	$	8.5	$	3.1
Income (Loss) from Continuing Operations1	$	0.5	$	(1.8)	$	(0.8)	$	(4.7)
Net Income (Loss)1	$	0.5	$	(1.7)	$	(0.8)	$	0.6
1 Includes earnings from equity method investments held by the investee.

During the six months ended June 30, 2023 and 2022, Income (loss) related to joint ventures was $0.9 million and $1.5 million, respectively, and return on investment operating cash distributions was zero and $1.8 million, respectively.

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Fair Value Measurements

6 Months Ended

Jun. 30, 2023

Fair Value Disclosures [Abstract]

Fair Value Measurements

Fair Value Measurements

Recurring Fair Value Measurements

The following tables present the fair value of those assets and (liabilities) measured on a recurring basis as of June 30, 2023 and December 31, 2022, (in millions):

		Fair Value Measurements at
		June 30, 2023
	Condensed Consolidated Balance Sheet Location	Total		Quoted Prices in Active Markets (Level 1)		Significant Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)
Assets
Derivative financial instruments - interest rate swaps	Prepaid expenses and other assets	$	5.2	$	—	$	5.2	$	—
Liabilities
Derivative financial instruments - interest rate swaps	Accrued and other liabilities	$	(2.7)	$	—	$	(2.7)	$	—

		Fair Value Measurements at
		December 31, 2022
	Condensed Consolidated Balance Sheet Location	Total		Quoted Prices in Active Markets (Level 1)		Significant Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)
Assets
Derivative financial instruments - interest rate swaps	Prepaid expenses and other assets	$	5.5	$	—	$	5.5	$	—
Liabilities
Derivative financial instruments - interest rate swaps	Accrued and other liabilities	$	(2.8)	$	—	$	(2.8)	$	—

Derivative Financial Instruments: The Company records its interest rate swaps at fair value. The fair values of the Company's interest rate swaps are classified as Level 2 measurements in the fair value hierarchy and 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 – Derivative Instruments for fair value information regarding the Company's derivative instruments).

Non-Recurring Fair Value

Certain financial and nonfinancial assets and liabilities are measured at fair value on a nonrecurring basis and are subject to fair value adjustments in certain circumstances, such as when there is evidence of impairment. The Company’s process for identifying and recording impairment is discussed in Note 2 to the consolidated financial statements included in Item 8 of the Company's 2022 Form 10-K.

The following table presents the fair value hierarchy and quantitative information about the significant unobservable inputs used to determine the fair value of long-lived assets held and used and assets held for sale, net for which a nonrecurring fair value adjustment was recorded (in millions):

	Fair Value Measurements at										Quantitative Information about
	December 31, 2022										Level 3 Fair Value Measurements
	Total		Quoted Prices in Active Markets (Level 1)		Significant Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Total Gains (Losses)		Valuation Technique/ Unobservable Inputs	Weighted Average Discount Rate
Assets held for sale, net1,2	$	50.0	$	—	$	—	$	50.0	$	(89.8)	Indicative bids	N/A
Long-lived assets3	—		—		—		—		(5.0)		Discounted cash flows/	16%
											Market comparables	N/A
Total	$	50.0	$	—	$	—	$	50.0	$	(94.8)
1 Assets or liabilities are presented in Assets held for sale or Liabilities associated with assets held for sale, respectively, in the Condensed Consolidated Balance Sheets. Impairment loss is presented in Income (loss) from discontinued operations, net of income taxes in the Condensed Consolidated Statements of Operations.
2 Assets held for sale of $126.8 million, net of liabilities associated with assets held for sale of $81.0 million, and excluding estimated selling costs of $4.2 million.
3 Included in Real estate property in the Condensed Consolidated Balance Sheets. Impairment loss is presented in Cost of Land Operations in the Condensed Consolidated Statements of Operations.

Assets Held for Sale, net: As a result of the Grace Disposal Group's classification as held for sale as of December 31, 2022, the Company measured the disposal group at its fair value less costs to sell and recorded an impairment charge of $89.8 million for the year ended December 31, 2022. During the six months ended June 30, 2023, the Company recorded no additional impairment charges related to assets and liabilities held for sale. The fair value of the Grace Disposal Group is classified as a Level 3 measurement in the fair value hierarchy because it is determined using significant unobservable inputs such as management assumptions about expected sales proceeds from third parties.

Impairment of Long-lived Assets Held and Used and Finite-Lived Intangible Assets: During the year ended December 31, 2022, the Company recognized an impairment charge of $5.0 million related to parcels of conservation and agriculture zoned land on Oahu. During the six months ended June 30, 2023, the Company did not recognize any impairments of long-lived assets held and used or finite-lived intangible assets. The Company classifies these fair value measurements as Level 3 in the fair value hierarchy because they involve significant unobservable inputs such as cash flow projections, discount rates, and management assumptions.

Financial Assets and Liabilities not Measured at Fair Value

Financial assets and liabilities that are not measured at fair value on our condensed consolidated balance sheets include cash and cash equivalents, restricted cash, accounts and notes receivable, net and notes payable and other debt. The fair value of the Company's cash and cash equivalents, restricted cash, accounts receivable, net and short-term borrowings approximate their carrying values due to the short-term nature of the instruments, which is classified as Level 1 measurement in the fair value hierarchy.

The fair value of the Company's notes receivable approximated the carrying amount of $3.3 million and $1.9 million as of June 30, 2023 and December 31, 2022, respectively. 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 is classified as a Level 3 measurement in the fair value hierarchy.

At June 30, 2023, the carrying amount of the Company's notes payable and other debt was $506.9 million and the corresponding fair value was $487.0 million. At December 31, 2022, the carrying amount of the Company's notes payable and other debt was $472.2 million and the corresponding fair value was $449.2 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, and is classified as a Level 3 measurement in the fair value hierarchy.

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Notes Payable and Other Debt

6 Months Ended

Jun. 30, 2023

Debt Disclosure [Abstract]

Notes Payable and Other Debt

Notes Payable and Other Debt

As of June 30, 2023 and December 31, 2022, notes payable and other debt consisted of the following (dollars in millions):

	Interest Rate (%)	Maturity Date		Principal Outstanding
				June 30, 2023		December 31, 2022
Secured:
Laulani Village	3.93%	2024		$	58.4	$	59.0
Pearl Highlands	4.15%	2024		76.2		77.3
Photovoltaic Financing	(1)	2027		2.5		2.6
Manoa Marketplace	(2)	2029		53.6		54.5
Subtotal				$	190.7	$	193.4
Unsecured:
Series A Note	5.53%	2024		$	14.2	$	14.2
Series J Note	4.66%	2025		10.0		10.0
Series B Note	5.55%	2026		27.0		36.0
Series C Note	5.56%	2026		11.0		11.0
Series F Note	4.35%	2026		13.6		15.2
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		22.1		28.1
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				$	250.4	$	267.0
Revolving Credit Facilities:
A&B Revolver	(3)	2025	(4)	66.0		12.0
Total debt (contractual)				$	507.1	$	472.4
Unamortized debt issuance costs				(0.2)		(0.2)
Total debt (carrying value)				$	506.9	$	472.2
(1) Financing lease has an interest rate of 4.14%.
(2) Loan has a stated interest rate of LIBOR plus 1.35%, but is swapped through maturity to a 3.14% fixed rate.
(3) Loan has a stated interest rate of SOFR plus 1.05% based on a pricing grid, plus a SOFR adjustment of 0.10%. Prior to April 28, 2023, loan had a stated interest rate of LIBOR plus 1.05% based on a pricing grid. $50.0 million was swapped through June 2022 to a 2.40% fixed rate.
(4) A&B Revolver has two six-month optional term extensions.

On March 5, 2021, the Financial Conduct Authority announced a timeline for the phase-out of LIBOR. The Federal Reserve, the Federal Deposit Insurance Corporation, and the Office of the Comptroller of the Currency subsequently issued a joint statement saying that banks should stop entering into new contracts with LIBOR as soon as possible but at least by December 31, 2021. As of January 1, 2022, LIBOR could only be used for legacy LIBOR obligations entered into prior to December 31, 2021, and the publication of US dollar LIBOR ceased on June 30, 2023. The Secured Overnight Financing Rate ("SOFR") and Bloomberg Short Term Bank Yield Index ("BSBY") were identified as replacements to LIBOR by the Federal Reserve-formed Alternative Reference Rates Committee. As of June 30, 2023, the Company had entered into agreements that transitioned its LIBOR-based notes payable and other debt to other acceptable benchmarks, as described below.

On April 28, 2023, the Company entered into the First Amendment to the Third Amended and Restated Credit Agreement ("A&B Revolver") with Bank of America N.A., as administrative agent, First Hawaiian Bank, KeyBank National Association, Wells Fargo Bank, National Association, and other lenders party thereto, which transitioned the interest rate from LIBOR to a benchmark based on SOFR. All other terms of the agreement remain substantially unchanged.

The Company entered into a note modification agreement with First Hawaiian Bank which transitioned the interest rate on the Manoa Marketplace secured note from LIBOR to a benchmark based on SOFR effective August 1, 2023. All other terms of the agreement remain substantially unchanged.

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Derivative Instruments

6 Months Ended

Jun. 30, 2023

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. 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 three 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
Date	Date	Rate	June 30, 2023		June 30, 2023		December 31, 2022
Interest Rate Swap Agreements
4/7/2016	8/1/2029	3.14%	$	53.6	$	5.2	$	5.5
Forward Interest Rate Swap Agreements
5/1/2024	12/9/2031	4.88%	$	57.0	$	(1.1)	$	(1.3)
12/9/2024	12/9/2031	4.83%	$	73.0	$	(1.6)	$	(1.5)

The asset related to the interest rate swap as of June 30, 2023 and December 31, 2022, is presented within Prepaid expenses and other assets in the condensed consolidated balance sheets. The liability related to the forward interest rate swaps as of June 30, 2023 and December 31, 2022, is presented within Accrued and other liabilities in the condensed consolidated balance sheets. 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 statements of comprehensive income (loss) during the three and six months ended June 30, 2023 and 2022, (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Derivatives in Designated Cash Flow Hedging Relationships:
Amount of gain (loss) recognized in OCI on derivatives	$	4.2	$	2.0	$	0.5	$	5.4
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	$	(0.5)	$	0.2	$	(0.8)	$	0.6
Realized interest rate hedging gain (loss)	$	—	$	(0.5)	$	—	$	(0.5)

As of June 30, 2023, the Company expects to reclassify $1.8 million of net gains (losses) on derivative instruments from accumulated other comprehensive income to earnings during the next 12 months.

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Commitments and Contingencies

6 Months Ended

Jun. 30, 2023

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, 2023:

•Standby letters of credit issued by the Company's lenders under the Company's revolving credit facility totaled $1.1 million as of June 30, 2023. These letters of credit primarily relate to the Company's workers' compensation plans and if drawn upon, the Company would be obligated to reimburse the issuer.

•Bonds related to the Company's real estate activities totaled $18.6 million as of June 30, 2023, and represent 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.

•Bonds related to Grace Pacific totaled $308.2 million as of June 30, 2023, and represent the face value of construction bonds issued by third party sureties (bid, performance and payment 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, 2023, the Company's maximum remaining exposure, in the event of defaults on all existing contractual construction obligations, was approximately $94.0 million.

The Company also provides certain bond indemnities and guarantees of indebtedness for unconsolidated affiliates accounted for as equity method investments related to Grace Pacific.

•Bond indemnities are provided for the benefit of the third-party surety in exchange for construction bonds (bid, performance and payment bonds). 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 reimburse the surety that issued the bond for the amount of the bond, reduced for the work completed to date if the joint venture does not perform.

•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, 2023, the Company had no such arrangements with third party lenders related to its unconsolidated equity method investees and no amounts outstanding.

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 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 challenged the BLNR’s decision to continue the revocable permits for calendar year 2015 and 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.

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 approved another renewal of such permits through December 31, 2021.

On March 2, 2022, the Supreme Court of Hawai’i vacated the ICA’s ruling relating to the BLNR's decision to continue the revocable permits for the calendar year 2015, holding that Hawaii Revised Statutes Chapter 343 (the Hawaii Environmental Policy Act) did apply to the permits. The court remanded the matter back to the Circuit Court to determine if any exceptions would apply and, if not, how HRS Chapter 343 should be applied in light of the steps taken by A&B/EMI toward the long-term water lease. The Supreme Court of Hawai’i also determined that the BLNR had the statutory authority to continue the permits for more than one year, but required BLNR to make findings of fact and conclusions of law determining that the action would serve the best interests of the State. A&B/EMI will continue to defend against the plaintiffs’ claims on remand.

In a separate matter, on December 7, 2018, a contested case request filed by the Sierra Club (contesting the BLNR's November 2018 approval of the 2019 revocable permits) was denied by the BLNR. On January 7, 2019, the 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. On February 17, 2022, the Sierra Club filed its notice of appeal challenging the decision on the August 2020 trial. The court separately considered a lawsuit filed by the Sierra Club appealing the BLNR’s decision to deny it a contested case hearing on the 2021 revocable permits, which were granted by the BLNR on or about November 13, 2020. In that case, on May 28, 2021, the court issued an interim decision that the Sierra Club’s due process rights were violated, ordered the BLNR to hold a contested case hearing on the 2021 permits, and that the permits would be vacated. On July 30, 2021, the court modified its ruling to say that the permits would not be invalidated, but left in place pending the outcome of the contested case hearing. The contested case hearing was held by the BLNR in December 2021 to address the continuation of the revocable permits for both calendar years 2021 and 2022 and BLNR issued a decision on June 30, 2022. On December 27, 2021, while BLNR’s decision in the contested case hearing was pending, the court further modified its ruling to allow the permits to remain in place until the earlier of May 1, 2022, the date on which the BLNR renders a substantive decision on the continuation of the permits for calendar year 2022, or further order of the court. On April 26, 2022, the court orally granted an extension of the May 1, 2022 deadline to the earlier of June 15, 2022, or the date on which the BLNR renders a substantive decision on the continuation of the permits for calendar year 2022, or as may be further ordered by the court. On June 1, 2022, the court granted an extension of the June 15, 2022 deadline to the earlier of July 15, 2022 or the date on which the BLNR renders a substantive decision on the continuation of the permits for calendar year 2022 or as may be further ordered by the court. On June 30, 2022, the BLNR issued its final decision on the contested case hearing on the permits for calendar years 2021 and 2022, approving the continuation of the permits through the end of calendar year 2022. The Sierra Club filed a notice of appeal of that decision to the Circuit Court of the First Circuit in Hawai‘i and on March 31, 2023, the Circuit Court entered its Order on Appeal dismissing the Sierra Club's appeal as moot. The Company and the BLNR also appealed the court’s determination that the Sierra Club was entitled to a contested case hearing on the 2021 revocable permits.

On November 10, 2022, the BLNR voted to continue the revocable permits for calendar year 2023 and, at that same meeting, denied the Sierra Club’s oral request for a contested case hearing. The Sierra Club subsequently submitted a written request to the BLNR for a contested case hearing on the continuation of the revocable permits, which the BLNR denied on December 9, 2022. On November 29, 2022, the Sierra Club filed an appeal of BLNR’s decisions to deny its oral request for a contested case hearing and to continue the revocable permits for 2023 and on December 15, 2022, the Sierra Club amended its appeal to also challenge the BLNR’s denial of its written request for a contested case hearing. On June 16, 2023, the Circuit Court entered its Decision on Appeal; and Interim Modification of Permits Pursuant to HRS 91-14(g) in which the court concluded that the Sierra Club was again entitled to a contested case hearing on the continuation of the revocable permits for calendar year 2023. The court also modified BLNR’s decision to continue the revocable permits by reducing the cap to 31.50 million gallons per day. A&B/EMI have filed motions to increase the modified cap and for leave to take an immediate appeal.

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.

In addition to the litigation described above, 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. While the outcomes of such litigation and claims cannot

be predicted with certainty, in the opinion of management after consultation with counsel, the reasonably possible losses 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, 2023

Revenue from Contract with Customer [Abstract]

Revenue and Contract Balances

Revenue and Contract Balances

The Company generates revenue through its Commercial Real Estate and Land Operations 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 – Leases - The Company as a Lessor for further discussion of lessor income recognition. The Land Operations segment generates 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, 2023 and 2022, was as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Revenues:
Commercial Real Estate	$	49.5	$	46.0	$	97.4	$	92.3
Land Operations:
Development sales revenue	—		—		—		6.3
Unimproved/other property sales revenue	3.2		0.2		4.1		2.0
Other operating revenue	0.4		4.9		2.0		9.7
Land Operations	3.6		5.1		6.1		18.0
Total revenues	$	53.1	$	51.1	$	103.5	$	110.3

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

	June 30, 2023		December 31, 2022
Accounts receivable	$	8.3	$	8.6
Allowances (credit losses and doubtful accounts)	(3.1)		(2.5)
Accounts receivable, net of allowance for credit losses and allowance for doubtful accounts	$	5.2	$	6.1
Variable consideration1	$	62.0	$	62.0
Prepaid rent	7.3		4.4
Other deferred revenue	2.5		2.4
Deferred revenue	$	71.8	$	68.8
1 Variable 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, 2023, the Company did not recognize any revenue related to the Company's variable consideration and other deferred revenue reported as of December 31, 2022.

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Leases - The Company as a Lessor

6 Months Ended

Jun. 30, 2023

Leases [Abstract]

Leases - The Company as a Lessor

Leases - The Company as a Lessor

The Company leases real estate property to tenants under operating leases. Such activity is primarily composed of operating leases within its CRE segment.

The historical cost of, and accumulated depreciation on, leased property as of June 30, 2023, and December 31, 2022, were as follows (in millions):

	June 30, 2023		December 31, 2022
Leased property - real estate	$	1,585.8	$	1,572.0
Less: accumulated depreciation	(216.0)		(201.8)
Property under operating leases - net	$	1,369.8	$	1,370.2

Total rental income (i.e., revenue) under these operating leases during the three and six months ended June 30, 2023 and 2022, relating to lease payments and variable lease payments were as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Lease payments	$	34.1	$	31.6	$	67.2	$	63.8
Variable lease payments	15.4		15.3		31.0		30.2
Revenues deemed uncollectible, net	0.2		0.4		(0.5)		0.7
Total rental income	$	49.7	$	47.3	$	97.7	$	94.7

Contractual future lease payments to be received on non-cancelable operating leases as of June 30, 2023, were as follows (in millions):

	June 30, 2023
2023	$	64.9
2024	123.0
2025	106.4
2026	92.6
2027	81.4
2028	68.0
Thereafter	509.4
Total future lease payments to be received	$	1,045.7

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Leases - The Company as a Lessee

6 Months Ended

Jun. 30, 2023

Leases [Abstract]

Leases - The Company as a Lessee

Leases - The Company as a Lessee

There have been no material changes from the Company's leasing activities as a lessee described in Note 13 to the consolidated financial statements included in Item 8 of the Company's 2022 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, 2023 and 2022, (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Operating lease cost	$	0.5	$	0.7	$	1.1	$	1.3
Finance lease cost:
Amortization of right-of-use assets	0.1		—		0.1		—
Total lease cost	$	0.6	$	0.7	$	1.2	$	1.3

Leases - The Company as a Lessee

Leases - The Company as a Lessee

There have been no material changes from the Company's leasing activities as a lessee described in Note 13 to the consolidated financial statements included in Item 8 of the Company's 2022 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, 2023 and 2022, (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Operating lease cost	$	0.5	$	0.7	$	1.1	$	1.3
Finance lease cost:
Amortization of right-of-use assets	0.1		—		0.1		—
Total lease cost	$	0.6	$	0.7	$	1.2	$	1.3

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Share-Based Payment Awards

6 Months Ended

Jun. 30, 2023

Share-Based Payment Arrangement [Abstract]

Share-Based Payment Awards

Share-based Payment Awards

The 2022 Incentive Compensation Plan ("2022 Plan") allows for the granting of stock options, stock appreciation rights, stock awards, restricted stock units, dividend equivalent rights, and other awards. The shares of common stock authorized to be issued under the 2022 Plan are to be drawn from the shares of the Company's authorized but unissued common stock or from shares of its common stock that the Company acquired, including shares purchased on the open market or private transactions.

During the six months ended June 30, 2023, the Company granted approximately 345,100 of restricted stock unit awards with a weighted average grant date fair value of $22.01. During the six months ended June 30, 2022, the Company granted approximately 297,100 of restricted stock unit awards with a weighted average grant date fair value of $25.51.

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:

	2023 Grants	2022 Grants
Volatility of A&B common stock	49.1%	47.7%
Average volatility of peer companies	48.2%	49.5%
Risk-free interest rate	3.8%	1.4%

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,
	2023		2022		2023		2022
Share-based expense:
Time-based and market-based restricted stock units	$	2.7	$	1.5	$	4.3	$	3.0

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Employee Benefit Plans

6 Months Ended

Jun. 30, 2023

Retirement Benefits [Abstract]

Employee Benefit Plans

Employee Benefit Plans

During 2022, the Company completed the termination of its funded single-employer defined benefit pension plans that covered certain non-bargaining unit employees and bargaining unit employees of the Company and transferred the life insurance benefits for retirees as of June 30, 2022, to an insurance company. The Company continues to maintain its plans that provide retiree health care and the remaining life insurance benefits to certain salaried and hourly employees.

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, 2023 and 2022, are shown below (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Service cost	$	—	$	0.7	$	—	$	1.4
Interest cost	0.2		0.4		0.3		0.9
Expected return on plan assets	—		(1.3)		—		(2.5)
Amortization of net loss	—		0.9		—		1.8
Amortization of prior service credit	—		0.1		—		0.1
Pension termination	—		73.7		—		76.9
Net periodic benefit cost	$	0.2	$	74.5	$	0.3	$	78.6

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Income Taxes

6 Months Ended

Jun. 30, 2023

Income Tax Disclosure [Abstract]

Income Taxes

Income TaxesThe 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, 2023,

differed from the effective tax rate for the same period in 2022 primarily due to the tax benefit recognized in 2022 on the termination of the Company's defined benefit pension plans.

As of June 30, 2023, tax years 2019 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, 2023

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,
	2023		2022		2023		2022
Income (loss) from continuing operations	$	10.8	$	5.5	$	20.3	$	15.1
Distributions and allocations to participating securities	(0.1)		(0.1)		(0.1)		(0.1)
Income (loss) from continuing operations available to A&B shareholders	10.7		5.4		20.2		15.0
Income (loss) from discontinued operations	4.2		(1.1)		—		0.3
Exclude: Loss (income) attributable to discontinued noncontrolling interest	(1.6)		(0.3)		(1.6)		(0.8)
Net income (loss) available to A&B common shareholders	$	13.3	$	4.0	$	18.6	$	14.5

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,
	2023	2022	2023	2022
Denominator for basic EPS - weighted average shares outstanding	72.6	72.7	72.6	72.7
Effect of dilutive securities:
Restricted stock unit awards	0.2	0.1	0.2	0.1
Denominator for diluted EPS - weighted average shares outstanding	72.8	72.8	72.8	72.8

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,
	2023	2022	2023	2022
Number of anti-dilutive securities	0.1	0.1	0.1	0.1

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Accumulated Other Comprehensive Income (Loss)

6 Months Ended

Jun. 30, 2023

Equity [Abstract]

Accumulated Other Comprehensive Income (Loss)

Accumulated Other Comprehensive Income (Loss)

For the six months ended June 30, 2023, other comprehensive income (loss) principally includes unrealized interest rate hedging gains and losses and associated reclassification adjustments to interest expense. The components of Accumulated other comprehensive loss, net of taxes, were as follows as of June 30, 2023 and December 31, 2022, (in millions):

	June 30, 2023		December 31, 2022
Post-retirement plans	$	(0.3)	$	(0.3)
Interest rate swap	1.8		2.1
Accumulated other comprehensive income (loss)	$	1.5	$	1.8

The changes in Accumulated other comprehensive income (loss) by component for the six months ended June 30, 2023, were as follows (in millions, net of taxes):

	Employee Benefit Plans		Interest Rate Swap		Total
Balance, January 1, 2023	$	(0.3)	$	2.1	$	1.8
Other comprehensive income (loss) before reclassifications, net of taxes of $0	—		0.5		0.5
Amounts reclassified from accumulated other comprehensive income (loss)1	—		(0.8)		(0.8)
Other comprehensive income (loss), net of taxes	—		(0.3)		(0.3)
Balance, June 30, 2023	$	(0.3)	$	1.8	$	1.5

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

6 Months Ended

Jun. 30, 2023

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. The Company operates and reports on two segments: Commercial Real Estate and Land Operations.

Reportable segment information for the three and six months ended June 30, 2023 and 2022, is summarized below (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Operating Revenue:
Commercial Real Estate	$	49.5	$	46.0	$	97.4	$	92.3
Land Operations	3.6		5.1		6.1		18.0
Total operating revenue	53.1		51.1		103.5		110.3
Operating Profit (Loss):
Commercial Real Estate1	22.7		19.3		43.6		40.0
Land Operations2,3	1.7		(7.5)		1.6		(5.8)
Total operating profit (loss)2	24.4		11.8		45.2		34.2
Interest expense	(5.9)		(5.6)		(10.9)		(11.3)
Corporate and other expense4	(7.7)		(18.8)		(14.0)		(25.9)
Income (Loss) from Continuing Operations Before Income Taxes	$	10.8	$	(12.6)	$	20.3	$	(3.0)
1 Commercial Real Estate segment operating profit (loss) includes intersegment operating revenue, primarily from the Land Operations segment that is eliminated in consolidation.
2 In December 2022, the Grace Disposal Group met the classification as held for sale and discontinued operations, and the Company changed the composition of its reportable segments based on how the chief operating decision maker assesses the performance of the Company's continuing operations. This caused reported amounts (i.e., operating profit and segment operating profit) in the historical period to be reclassified from the former M&C segment to the Land Operations segment or discontinued operations. All comparable information for the historical periods has been retrospectively adjusted to reflect the impact of these changes, resulting in changes to Land Operations Operating Profit (Loss) and Total operating profit (loss) of $0.2 million and $0.7 million, respectively, for the three months ended June 30, 2022, and $2.0 million and $(0.6) million, respectively, for the six months ended June 30, 2022.
3 For the three and six months ended June 30, 2022, Land Operations segment operating profit (loss) includes equity in earnings (losses) from the Company's various joint ventures of $0.1 million and $1.5 million, respectively, and pension termination charges of $59.9 million and $62.2 million, respectively, related to the 2022 termination of the defined benefit plans as well as a gain on the sale of non-core assets, net, of $54.0 million for the three and six months ended June 30, 2022. For the three and six months ended June 30, 2023, Land Operations segment operating profit (loss) includes $0.5 million and $0.9 million of equity in earnings (losses) from the Company's various joint ventures, as well as a gain on sale of non-core assets, net, of $1.1 million for the six months ended June 30, 2023, related to the sale of the Company's legacy trucking business.
4 Corporate and other expense includes pension termination charges of $13.1 million and $14.0 million for the three and six months ended June 30, 2022, respectively, related to the 2022 termination of the defined benefit plans.

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Held for Sale and Discontinued Operations

6 Months Ended

Jun. 30, 2023

Discontinued Operations and Disposal Groups [Abstract]

Held for Sale and Discontinued Operations

Held for Sale and Discontinued Operations

Assets and liabilities associated with the Grace Disposal Group are presented in the Condensed Consolidated Balance Sheets as Assets held for sale and Liabilities associated with assets held for sale, respectively, and the results of operations are presented as discontinued operations in the Condensed Consolidated Statements of Operations and Cash Flows. While the ultimate outcome of the plan to dispose of the Grace Disposal Group is neither certain nor guaranteed, the Company intends to conduct the respective businesses in the ordinary course in substantially the same manner in which it previously has been conducted until a sale occurs.

The following table summarizes income (loss) from discontinued operations included in the Condensed Consolidated Statements of Operations for the three and six months ended June 30, 2023 and 2022, (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Revenue	$	72.9	$	37.2	$	109.7	$	76.4
Cost of sales1	(60.9)		(34.4)		(98.3)		(68.7)
Selling, general and administrative	(6.3)		(4.0)		(9.9)		(7.7)
Operating income (loss) from discontinued operations1	5.7		(1.2)		1.5		—
Income (loss) related to joint ventures	(1.1)		(0.2)		(1.2)		(0.1)
Interest and other income (expense), net	(0.2)		0.3		0.1		0.4
Interest expense	(0.2)		—		(0.4)		—
Income (loss) from discontinued operations before income taxes1	4.2		(1.1)		—		0.3
Income (loss) from discontinued operations1	4.2		(1.1)		—		0.3
Loss (income) attributable to discontinued noncontrolling interest	(1.6)		(0.3)		(1.6)		(0.8)
Income (loss) from discontinued operations attributable to A&B Shareholders1	$	2.6	$	(1.4)	$	(1.6)	$	(0.5)
1Includes zero and $(0.1) million in costs associated with the resolution of liabilities from the Company’s former sugar operations for the three months ended June 30, 2023 and 2022, respectively, and $0.1 million and $(0.1) million for the six months ended June 30, 2023 and 2022, respectively

The assets and liabilities held for sale included in the Condensed Consolidated Balance Sheets as of June 30, 2023 and 2022, were as follows (in millions):

	June 30, 2023		December 31, 2022
Cash and cash equivalents	$	1.6	$	0.1
Accounts receivable and retention, net of allowance for credit losses and allowance for doubtful accounts of $4.2 million and $0.4 million as of June 30, 2023 and December 31, 2022, respectively	57.9		30.8
Inventories	30.0		45.0
Other property, net	68.7		67.4
Operating lease right-of-use assets	30.2		31.3
Prepaid expenses and other assets	56.3		42.0
Less: Impairment recognized on classification as held for sale	(89.8)		(89.8)
Total Assets held for sale	$	154.9	$	126.8
Notes payable and other debt	$	9.1	$	14.1
Accounts payable	12.8		10.2
Operating lease liabilities	30.3		31.3
Accrued and other liabilities	23.5		25.4
Total Liabilities associated with assets held for sale	$	75.7	$	81.0

During the six months ended June 30, 2023, the Company recorded no additional impairment charges related to assets and liabilities held for sale.

Related Party Transactions within Discontinued Operations and Held for Sale: The Company enters 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 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 such relationships existed, revenues earned from transactions with such affiliates were $4.2 million and $1.8 million for the three months ended June 30, 2023 and 2022, respectively, and $8.1 million and $3.9 million for the six months ended June 30, 2023 and 2022, respectively. Expenses recognized from transactions with such affiliates were $2.1 million and $1.0 million for the three months ended June 30, 2023 and 2022, respectively, and $3.5 million and $2.4 million for the six months ended June 30, 2023 and 2022, respectively. Receivables from these affiliates were $8.0 million and $6.9 million as of June 30, 2023 and December 31, 2022, respectively. Amounts due to these affiliates were $1.1 million and $0.4 million as of June 30, 2023 and December 31, 2022, respectively.

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Subsequent Events	6 Months Ended
	Jun. 30, 2023
Subsequent Events [Abstract]
Subsequent Events	Subsequent EventsOn July 24, 2023, the Company's Board of Directors declared a cash dividend of $0.22 per share on outstanding common stock, payable on October 4, 2023, to shareholders of record as of the close of business on September 18, 2023.

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Significant Accounting Policies (Policies)

6 Months Ended

Jun. 30, 2023

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, 2022 and 2021, and the related consolidated statements of operations, comprehensive income (loss), cash flows, and equity and redeemable noncontrolling interest for each of the three years ended December 31, 2022, 2021, and 2020, respectively, and the notes thereto included in the Company's Annual Report filed on Form 10-K for the year ended December 31, 2022 ("2022 Form 10-K"), and other subsequent filings with the U.S. Securities and Exchange Commission ("SEC").

Reclassifications

Reclassifications: Prior to December 31, 2022, the Company operated and reported on three segments: Commercial Real Estate; Land Operations; and Materials & Construction ("M&C"). During the fourth quarter of 2022, the Company's wholly-owned subsidiary, Grace Pacific LLC ("Grace Pacific") and Company-owned quarry land on Maui ("Maui Quarries") (collectively, the "Grace Disposal Group"), which made up the majority of activity in the Company’s former M&C segment, met the criteria for classification as held for sale and discontinued operations. Accordingly, the assets and liabilities associated with the Grace Disposal Group are classified as held for sale in the condensed consolidated balance sheets, its financial results are classified as discontinued operations in the condensed consolidated statements of operations and cash flows for all periods presented, and the Company’s former Materials and Construction ("M&C") segment has been eliminated. As a result of this strategic shift, the chief operating decision maker began reviewing all investments in unconsolidated affiliates together within the Land Operations segment. This change resulted in a reorganization to present the income (loss) related to one joint venture, which historically was included in the results of the former M&C segment, to now be included in the results of the Land Operations segment. All comparable information for the historical periods has been retrospectively adjusted to reflect the impact of these changes. Refer to Note 18 – Held for Sale and Discontinued Operations for additional information regarding the Grace Disposal Group, including the assets held for sale, liabilities associated with held for sale and income (loss) from discontinued operations. Unless otherwise noted, disclosures within the remaining notes to these condensed consolidated financial statements relate solely to the Company's continuing operations.

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 accounting pronouncements

Recently issued accounting pronouncements

In March 2020, the FASB issued Accounting Standards Update ("ASU") No. 2020-04, Reference Rate Reform, establishing ASC Topic 848, and amended the standard thereafter through ASU No. 2021-01 and ASU No. 2022-06 (collectively, "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 London Interbank Offered Rate ("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, 2024. The Company adopted ASU 2020-04 during the second quarter of 2023 after modifying certain debt to update the reference rate from LIBOR to the Secured Overnight Financing Rate ("SOFR"). The Company will continue to assess the impact of the guidance and may apply other elections as applicable going forward but does not expect the application will have a material effect on its financial position or results of operations.

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Significant Accounting Policies (Tables)

6 Months Ended

Jun. 30, 2023

Accounting Policies [Abstract]

Schedule of Interest and Other Income (Expense), Net

Interest and other income (expense), net for the three and six months ended June 30, 2023 and 2022, included the following (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Interest income	$	0.1	$	0.1	$	0.2	$	0.2
Pension and post-retirement benefit (expense)	(0.1)		(0.3)		(0.3)		(0.5)
Other income (expense), net	—		0.6		—		0.6
Interest and other income (expense), net	$	—	$	0.4	$	(0.1)	$	0.3

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Real Estate Asset Acquisitions (Tables)

6 Months Ended

Jun. 30, 2023

Real Estate [Abstract]

Schedule of Recognized Identified Assets Acquired and Liabilities Assumed

The allocation of purchase price to assets acquired and liabilities assumed is as follows (in millions):

Fair value of assets acquired
Assets acquired:
Land	$	3.0
Property and improvements	6.1
In-place leases	0.4
Total assets acquired	$	9.5

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Investments in Affiliates (Tables)

6 Months Ended

Jun. 30, 2023

Equity Method Investments and Joint Ventures [Abstract]

Schedule of 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, 2023 and 2022, is as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Revenues	$	40.7	$	31.4	$	78.6	$	60.8
Operating costs and expenses	35.7		29.2		70.1		57.7
Gross Profit (Loss)	$	5.0	$	2.2	$	8.5	$	3.1
Income (Loss) from Continuing Operations1	$	0.5	$	(1.8)	$	(0.8)	$	(4.7)
Net Income (Loss)1	$	0.5	$	(1.7)	$	(0.8)	$	0.6
1 Includes earnings from equity method investments held by the investee.

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Fair Value Measurements (Tables)

6 Months Ended

Jun. 30, 2023

Fair Value Disclosures [Abstract]

Schedule of Fair Value, Assets and Liabilities Measured on Recurring Basis

The following tables present the fair value of those assets and (liabilities) measured on a recurring basis as of June 30, 2023 and December 31, 2022, (in millions):

		Fair Value Measurements at
		June 30, 2023
	Condensed Consolidated Balance Sheet Location	Total		Quoted Prices in Active Markets (Level 1)		Significant Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)
Assets
Derivative financial instruments - interest rate swaps	Prepaid expenses and other assets	$	5.2	$	—	$	5.2	$	—
Liabilities
Derivative financial instruments - interest rate swaps	Accrued and other liabilities	$	(2.7)	$	—	$	(2.7)	$	—

		Fair Value Measurements at
		December 31, 2022
	Condensed Consolidated Balance Sheet Location	Total		Quoted Prices in Active Markets (Level 1)		Significant Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)
Assets
Derivative financial instruments - interest rate swaps	Prepaid expenses and other assets	$	5.5	$	—	$	5.5	$	—
Liabilities
Derivative financial instruments - interest rate swaps	Accrued and other liabilities	$	(2.8)	$	—	$	(2.8)	$	—

Schedule of Fair Value of the Long-Lived Assets Held-for-sale

The following table presents the fair value hierarchy and quantitative information about the significant unobservable inputs used to determine the fair value of long-lived assets held and used and assets held for sale, net for which a nonrecurring fair value adjustment was recorded (in millions):

	Fair Value Measurements at										Quantitative Information about
	December 31, 2022										Level 3 Fair Value Measurements
	Total		Quoted Prices in Active Markets (Level 1)		Significant Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Total Gains (Losses)		Valuation Technique/ Unobservable Inputs	Weighted Average Discount Rate
Assets held for sale, net1,2	$	50.0	$	—	$	—	$	50.0	$	(89.8)	Indicative bids	N/A
Long-lived assets3	—		—		—		—		(5.0)		Discounted cash flows/	16%
											Market comparables	N/A
Total	$	50.0	$	—	$	—	$	50.0	$	(94.8)
1 Assets or liabilities are presented in Assets held for sale or Liabilities associated with assets held for sale, respectively, in the Condensed Consolidated Balance Sheets. Impairment loss is presented in Income (loss) from discontinued operations, net of income taxes in the Condensed Consolidated Statements of Operations.
2 Assets held for sale of $126.8 million, net of liabilities associated with assets held for sale of $81.0 million, and excluding estimated selling costs of $4.2 million.
3 Included in Real estate property in the Condensed Consolidated Balance Sheets. Impairment loss is presented in Cost of Land Operations in the Condensed Consolidated Statements of Operations.

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Notes Payable and Other Debt (Tables)

6 Months Ended

Jun. 30, 2023

Debt Disclosure [Abstract]

Schedule of Notes Payable and Other Debt

As of June 30, 2023 and December 31, 2022, notes payable and other debt consisted of the following (dollars in millions):

	Interest Rate (%)	Maturity Date		Principal Outstanding
				June 30, 2023		December 31, 2022
Secured:
Laulani Village	3.93%	2024		$	58.4	$	59.0
Pearl Highlands	4.15%	2024		76.2		77.3
Photovoltaic Financing	(1)	2027		2.5		2.6
Manoa Marketplace	(2)	2029		53.6		54.5
Subtotal				$	190.7	$	193.4
Unsecured:
Series A Note	5.53%	2024		$	14.2	$	14.2
Series J Note	4.66%	2025		10.0		10.0
Series B Note	5.55%	2026		27.0		36.0
Series C Note	5.56%	2026		11.0		11.0
Series F Note	4.35%	2026		13.6		15.2
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		22.1		28.1
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				$	250.4	$	267.0
Revolving Credit Facilities:
A&B Revolver	(3)	2025	(4)	66.0		12.0
Total debt (contractual)				$	507.1	$	472.4
Unamortized debt issuance costs				(0.2)		(0.2)
Total debt (carrying value)				$	506.9	$	472.2
(1) Financing lease has an interest rate of 4.14%.
(2) Loan has a stated interest rate of LIBOR plus 1.35%, but is swapped through maturity to a 3.14% fixed rate.
(3) Loan has a stated interest rate of SOFR plus 1.05% based on a pricing grid, plus a SOFR adjustment of 0.10%. Prior to April 28, 2023, loan had a stated interest rate of LIBOR plus 1.05% based on a pricing grid. $50.0 million was swapped through June 2022 to a 2.40% fixed rate.
(4) A&B Revolver has two six-month optional term extensions.

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Derivative Instruments (Tables)

6 Months Ended

Jun. 30, 2023

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Schedule of Interest Rate Swap

The Company has three 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
Date	Date	Rate	June 30, 2023		June 30, 2023		December 31, 2022
Interest Rate Swap Agreements
4/7/2016	8/1/2029	3.14%	$	53.6	$	5.2	$	5.5
Forward Interest Rate Swap Agreements
5/1/2024	12/9/2031	4.88%	$	57.0	$	(1.1)	$	(1.3)
12/9/2024	12/9/2031	4.83%	$	73.0	$	(1.6)	$	(1.5)

Schedule of Derivative Instruments in Consolidated Statements of Comprehensive Income (Loss)

The following table represents the pre-tax effect of the derivative instruments in the Company's condensed consolidated statements of comprehensive income (loss) during the three and six months ended June 30, 2023 and 2022, (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Derivatives in Designated Cash Flow Hedging Relationships:
Amount of gain (loss) recognized in OCI on derivatives	$	4.2	$	2.0	$	0.5	$	5.4
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	$	(0.5)	$	0.2	$	(0.8)	$	0.6
Realized interest rate hedging gain (loss)	$	—	$	(0.5)	$	—	$	(0.5)

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Revenue and Contract Balances (Tables)

6 Months Ended

Jun. 30, 2023

Revenue from Contract with Customer [Abstract]

Schedule of Disaggregation of Revenue

Revenue by type for the three and six months ended June 30, 2023 and 2022, was as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Revenues:
Commercial Real Estate	$	49.5	$	46.0	$	97.4	$	92.3
Land Operations:
Development sales revenue	—		—		—		6.3
Unimproved/other property sales revenue	3.2		0.2		4.1		2.0
Other operating revenue	0.4		4.9		2.0		9.7
Land Operations	3.6		5.1		6.1		18.0
Total revenues	$	53.1	$	51.1	$	103.5	$	110.3

Schedule of Contract Balances

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

	June 30, 2023		December 31, 2022
Accounts receivable	$	8.3	$	8.6
Allowances (credit losses and doubtful accounts)	(3.1)		(2.5)
Accounts receivable, net of allowance for credit losses and allowance for doubtful accounts	$	5.2	$	6.1
Variable consideration1	$	62.0	$	62.0
Prepaid rent	7.3		4.4
Other deferred revenue	2.5		2.4
Deferred revenue	$	71.8	$	68.8
1 Variable 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 a Lessor (Tables)

6 Months Ended

Jun. 30, 2023

Leases [Abstract]

Schedule of Historical Cost, and Accumulated Depreciation on Leased Property

The historical cost of, and accumulated depreciation on, leased property as of June 30, 2023, and December 31, 2022, were as follows (in millions):

	June 30, 2023		December 31, 2022
Leased property - real estate	$	1,585.8	$	1,572.0
Less: accumulated depreciation	(216.0)		(201.8)
Property under operating leases - net	$	1,369.8	$	1,370.2

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, 2023 and 2022, relating to lease payments and variable lease payments were as follows (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Lease payments	$	34.1	$	31.6	$	67.2	$	63.8
Variable lease payments	15.4		15.3		31.0		30.2
Revenues deemed uncollectible, net	0.2		0.4		(0.5)		0.7
Total rental income	$	49.7	$	47.3	$	97.7	$	94.7

Schedule of Future Minimum Rentals on Non-cancelable Operating Leases

Contractual future lease payments to be received on non-cancelable operating leases as of June 30, 2023, were as follows (in millions):

	June 30, 2023
2023	$	64.9
2024	123.0
2025	106.4
2026	92.6
2027	81.4
2028	68.0
Thereafter	509.4
Total future lease payments to be received	$	1,045.7

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Leases - The Company as a Lessee (Tables)

6 Months Ended

Jun. 30, 2023

Leases [Abstract]

Schedule of Lease Cost and Other Amounts Relating to Finance and Operating Leases

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, 2023 and 2022, (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Operating lease cost	$	0.5	$	0.7	$	1.1	$	1.3
Finance lease cost:
Amortization of right-of-use assets	0.1		—		0.1		—
Total lease cost	$	0.6	$	0.7	$	1.2	$	1.3

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Share-Based Payment Awards (Tables)

6 Months Ended

Jun. 30, 2023

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:

	2023 Grants	2022 Grants
Volatility of A&B common stock	49.1%	47.7%
Average volatility of peer companies	48.2%	49.5%
Risk-free interest rate	3.8%	1.4%

Schedule 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,
	2023		2022		2023		2022
Share-based expense:
Time-based and market-based restricted stock units	$	2.7	$	1.5	$	4.3	$	3.0

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Employee Benefit Plans (Tables)

6 Months Ended

Jun. 30, 2023

Retirement Benefits [Abstract]

Schedule 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, 2023 and 2022, are shown below (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Service cost	$	—	$	0.7	$	—	$	1.4
Interest cost	0.2		0.4		0.3		0.9
Expected return on plan assets	—		(1.3)		—		(2.5)
Amortization of net loss	—		0.9		—		1.8
Amortization of prior service credit	—		0.1		—		0.1
Pension termination	—		73.7		—		76.9
Net periodic benefit cost	$	0.2	$	74.5	$	0.3	$	78.6

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Earnings Per Share (“EPS”) (Tables)

6 Months Ended

Jun. 30, 2023

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,
	2023		2022		2023		2022
Income (loss) from continuing operations	$	10.8	$	5.5	$	20.3	$	15.1
Distributions and allocations to participating securities	(0.1)		(0.1)		(0.1)		(0.1)
Income (loss) from continuing operations available to A&B shareholders	10.7		5.4		20.2		15.0
Income (loss) from discontinued operations	4.2		(1.1)		—		0.3
Exclude: Loss (income) attributable to discontinued noncontrolling interest	(1.6)		(0.3)		(1.6)		(0.8)
Net income (loss) available to A&B common shareholders	$	13.3	$	4.0	$	18.6	$	14.5

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,
	2023	2022	2023	2022
Denominator for basic EPS - weighted average shares outstanding	72.6	72.7	72.6	72.7
Effect of dilutive securities:
Restricted stock unit awards	0.2	0.1	0.2	0.1
Denominator for diluted EPS - weighted average shares outstanding	72.8	72.8	72.8	72.8

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,
	2023	2022	2023	2022
Number of anti-dilutive securities	0.1	0.1	0.1	0.1

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Accumulated Other Comprehensive Income (Loss) (Tables)

6 Months Ended

Jun. 30, 2023

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, 2023 and December 31, 2022, (in millions):

	June 30, 2023		December 31, 2022
Post-retirement plans	$	(0.3)	$	(0.3)
Interest rate swap	1.8		2.1
Accumulated other comprehensive income (loss)	$	1.5	$	1.8

The changes in Accumulated other comprehensive income (loss) by component for the six months ended June 30, 2023, were as follows (in millions, net of taxes):

	Employee Benefit Plans		Interest Rate Swap		Total
Balance, January 1, 2023	$	(0.3)	$	2.1	$	1.8
Other comprehensive income (loss) before reclassifications, net of taxes of $0	—		0.5		0.5
Amounts reclassified from accumulated other comprehensive income (loss)1	—		(0.8)		(0.8)
Other comprehensive income (loss), net of taxes	—		(0.3)		(0.3)
Balance, June 30, 2023	$	(0.3)	$	1.8	$	1.5

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, 2023

Segment Reporting [Abstract]

Schedule of Operating Segment Information

Reportable segment information for the three and six months ended June 30, 2023 and 2022, is summarized below (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Operating Revenue:
Commercial Real Estate	$	49.5	$	46.0	$	97.4	$	92.3
Land Operations	3.6		5.1		6.1		18.0
Total operating revenue	53.1		51.1		103.5		110.3
Operating Profit (Loss):
Commercial Real Estate1	22.7		19.3		43.6		40.0
Land Operations2,3	1.7		(7.5)		1.6		(5.8)
Total operating profit (loss)2	24.4		11.8		45.2		34.2
Interest expense	(5.9)		(5.6)		(10.9)		(11.3)
Corporate and other expense4	(7.7)		(18.8)		(14.0)		(25.9)
Income (Loss) from Continuing Operations Before Income Taxes	$	10.8	$	(12.6)	$	20.3	$	(3.0)
1 Commercial Real Estate segment operating profit (loss) includes intersegment operating revenue, primarily from the Land Operations segment that is eliminated in consolidation.
2 In December 2022, the Grace Disposal Group met the classification as held for sale and discontinued operations, and the Company changed the composition of its reportable segments based on how the chief operating decision maker assesses the performance of the Company's continuing operations. This caused reported amounts (i.e., operating profit and segment operating profit) in the historical period to be reclassified from the former M&C segment to the Land Operations segment or discontinued operations. All comparable information for the historical periods has been retrospectively adjusted to reflect the impact of these changes, resulting in changes to Land Operations Operating Profit (Loss) and Total operating profit (loss) of $0.2 million and $0.7 million, respectively, for the three months ended June 30, 2022, and $2.0 million and $(0.6) million, respectively, for the six months ended June 30, 2022.
3 For the three and six months ended June 30, 2022, Land Operations segment operating profit (loss) includes equity in earnings (losses) from the Company's various joint ventures of $0.1 million and $1.5 million, respectively, and pension termination charges of $59.9 million and $62.2 million, respectively, related to the 2022 termination of the defined benefit plans as well as a gain on the sale of non-core assets, net, of $54.0 million for the three and six months ended June 30, 2022. For the three and six months ended June 30, 2023, Land Operations segment operating profit (loss) includes $0.5 million and $0.9 million of equity in earnings (losses) from the Company's various joint ventures, as well as a gain on sale of non-core assets, net, of $1.1 million for the six months ended June 30, 2023, related to the sale of the Company's legacy trucking business.
4 Corporate and other expense includes pension termination charges of $13.1 million and $14.0 million for the three and six months ended June 30, 2022, respectively, related to the 2022 termination of the defined benefit plans.

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Held for Sale and Discontinued Operations (Tables)

6 Months Ended

Jun. 30, 2023

Discontinued Operations and Disposal Groups [Abstract]

Schedule of Disposal Groups Including Discontinued Operations

The following table summarizes income (loss) from discontinued operations included in the Condensed Consolidated Statements of Operations for the three and six months ended June 30, 2023 and 2022, (in millions):

	Three Months Ended June 30,				Six Months Ended June 30,
	2023		2022		2023		2022
Revenue	$	72.9	$	37.2	$	109.7	$	76.4
Cost of sales1	(60.9)		(34.4)		(98.3)		(68.7)
Selling, general and administrative	(6.3)		(4.0)		(9.9)		(7.7)
Operating income (loss) from discontinued operations1	5.7		(1.2)		1.5		—
Income (loss) related to joint ventures	(1.1)		(0.2)		(1.2)		(0.1)
Interest and other income (expense), net	(0.2)		0.3		0.1		0.4
Interest expense	(0.2)		—		(0.4)		—
Income (loss) from discontinued operations before income taxes1	4.2		(1.1)		—		0.3
Income (loss) from discontinued operations1	4.2		(1.1)		—		0.3
Loss (income) attributable to discontinued noncontrolling interest	(1.6)		(0.3)		(1.6)		(0.8)
Income (loss) from discontinued operations attributable to A&B Shareholders1	$	2.6	$	(1.4)	$	(1.6)	$	(0.5)
1Includes zero and $(0.1) million in costs associated with the resolution of liabilities from the Company’s former sugar operations for the three months ended June 30, 2023 and 2022, respectively, and $0.1 million and $(0.1) million for the six months ended June 30, 2023 and 2022, respectively

The assets and liabilities held for sale included in the Condensed Consolidated Balance Sheets as of June 30, 2023 and 2022, were as follows (in millions):

	June 30, 2023		December 31, 2022
Cash and cash equivalents	$	1.6	$	0.1
Accounts receivable and retention, net of allowance for credit losses and allowance for doubtful accounts of $4.2 million and $0.4 million as of June 30, 2023 and December 31, 2022, respectively	57.9		30.8
Inventories	30.0		45.0
Other property, net	68.7		67.4
Operating lease right-of-use assets	30.2		31.3
Prepaid expenses and other assets	56.3		42.0
Less: Impairment recognized on classification as held for sale	(89.8)		(89.8)
Total Assets held for sale	$	154.9	$	126.8
Notes payable and other debt	$	9.1	$	14.1
Accounts payable	12.8		10.2
Operating lease liabilities	30.3		31.3
Accrued and other liabilities	23.5		25.4
Total Liabilities associated with assets held for sale	$	75.7	$	81.0

XML

Background and Basis of Presentation (Details) ft² in Millions	6 Months Ended	12 Months Ended
	Jun. 30, 2023 ft² a segment property	Dec. 31, 2022 segment
Property, Plant and Equipment [Line Items]
Number of operating segments | segment	2	3
Gross leasable area (in sqft) | ft²	3.9
Area of ground leases owned (acres) | a	142.0
Number of reportable segments | segment	2	3
Retail centers
Property, Plant and Equipment [Line Items]
Number of properties	22
Industrial assets
Property, Plant and Equipment [Line Items]
Number of properties	13
Office properties
Property, Plant and Equipment [Line Items]
Number of properties	4

XML

Significant Accounting Policies - Schedule of Interest and Other Income (Expense), Net (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Accounting Policies [Abstract]
Interest income	$ 0.1	$ 0.1	$ 0.2	$ 0.2
Pension and post-retirement benefit (expense)	(0.1)	(0.3)	(0.3)	(0.5)
Other income (expense), net	0.0	0.6	0.0	0.6
Interest and other income (expense), net	$ 0.0	$ 0.4	$ (0.1)	$ 0.3

XML

Real Estate Asset Acquisitions (Details) $ in Millions	6 Months Ended
	Jun. 30, 2023 USD ($) property	Dec. 31, 2022 USD ($)
Assets acquired:
Total assets	$ 1,784.9	$ 1,787.3
In-place lease
Assets acquired:
Weighted-average amortization period of in-place/favorable leases	10 years
Real Estate Acquisitions
Real Estate [Line Items]
Number of commercial real estate assets purchased | property	1
Purchase consideration	$ 9.5
Assets acquired:
Land	3.0
Property and improvements	6.1
In-place leases	0.4
Total assets	$ 9.5

XML

Investments in Affiliates - Summary of Financial Information for Equity Method Investments (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Income Statement
Revenues	$ 53.1	$ 51.1	$ 103.5	$ 110.3
Operating costs and expenses	36.9	38.9	74.2	80.9
Income (Loss) from Continuing Operations	10.8	(12.6)	20.3	(3.0)
Net Income (Loss)	13.4	4.1	18.7	14.6
Equity Method Investments
Income Statement
Revenues	40.7	31.4	78.6	60.8
Operating costs and expenses	35.7	29.2	70.1	57.7
Gross Profit (Loss)	5.0	2.2	8.5	3.1
Income (Loss) from Continuing Operations	0.5	(1.8)	(0.8)	(4.7)
Net Income (Loss)	$ 0.5	$ (1.7)	$ (0.8)	$ 0.6

XML

Investments in Affiliates - Narrative (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Equity Method Investments and Joint Ventures [Abstract]
Income (loss) related to joint ventures	$ 0.5	$ 0.1	$ 0.9	$ 1.5
Dividends and distributions from unconsolidated affiliates			$ 0.0	$ 1.8

XML

Fair Value Measurements - Fair Value of Assets and (Liabilities) Measured on a Recurring Basis (Details) - Interest Rate Swap - USD ($) $ in Millions	Jun. 30, 2023	Dec. 31, 2022
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Derivative asset, financial instruments - interest rate swaps	$ 5.2	$ 5.5
Derivative liability, financial instruments - interest rate swaps	(2.7)	(2.8)
Quoted Prices in Active Markets (Level 1)
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Derivative asset, financial instruments - interest rate swaps	0.0	0.0
Derivative liability, financial instruments - interest rate swaps	0.0	0.0
Significant Observable Inputs (Level 2)
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Derivative asset, financial instruments - interest rate swaps	5.2	5.5
Derivative liability, financial instruments - interest rate swaps	(2.7)	(2.8)
Significant Unobservable Inputs (Level 3)
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Derivative asset, financial instruments - interest rate swaps	0.0	0.0
Derivative liability, financial instruments - interest rate swaps	$ 0.0	$ 0.0

XML

Fair Value Measurements - Fair Value of the Long-Lived Assets Held-for-sale (Details) - USD ($) $ in Millions	12 Months Ended
	Dec. 31, 2022	Jun. 30, 2023
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets held for sale fair value	$ 50.0
Total Gains (Losses)	(94.8)
Assets held-for-sale, net	126.8
Total Liabilities associated with assets held for sale	81.0	$ 75.7
Assets held for sale, selling costs	4.2
Quoted Prices in Active Markets (Level 1)
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets held for sale fair value	0.0
Significant Observable Inputs (Level 2)
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets held for sale fair value	0.0
Significant Unobservable Inputs (Level 3)
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets held for sale fair value	50.0
Assets Held For Sale, Net
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets held for sale fair value	50.0
Total Gains (Losses)	(89.8)
Assets Held For Sale, Net | Quoted Prices in Active Markets (Level 1)
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets held for sale fair value	0.0
Assets Held For Sale, Net | Significant Observable Inputs (Level 2)
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets held for sale fair value	0.0
Assets Held For Sale, Net | Significant Unobservable Inputs (Level 3)
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets held for sale fair value	50.0
Long-Lived Assets
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets held for sale fair value	0.0
Total Gains (Losses)	$ (5.0)
Long-Lived Assets | Discounted Cash Flow
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Weighted average discount rate (percent)	16.00%
Long-Lived Assets | Quoted Prices in Active Markets (Level 1)
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets held for sale fair value	$ 0.0
Long-Lived Assets | Significant Observable Inputs (Level 2)
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets held for sale fair value	0.0
Long-Lived Assets | Significant Unobservable Inputs (Level 3)
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Assets held for sale fair value	$ 0.0

XML

Fair Value Measurements - Narrative (Details) - USD ($) $ in Millions	6 Months Ended	12 Months Ended
	Jun. 30, 2023	Dec. 31, 2022
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Impairment of assets	$ 0.0
Carrying Amount
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Long-term notes receivable	3.3	$ 1.9
Company's debt	506.9	472.2
Fair Value
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Company's debt	487.0	449.2
Finite-Lived Intangible Assets
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Impairment of assets		5.0
Significant Unobservable Inputs (Level 3)
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Impairment of assets	$ 0.0
Discontinued Operations, Held-for-sale
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Impairment of assets		$ 89.8

XML

Notes Payable and Other Debt - Schedule of Notes Payable and Long-term Debt (Details) $ in Millions	6 Months Ended
	Jun. 30, 2023 USD ($) option	Jun. 30, 2022 USD ($)	Dec. 31, 2022 USD ($)
Debt Instrument [Line Items]
Total debt (contractual)	$ 507.1		$ 472.4
Unamortized debt issuance costs	(0.2)		(0.2)
Total debt (carrying value)	506.9		472.2
Secured:
Debt Instrument [Line Items]
Total debt (contractual)	$ 190.7		193.4
Secured: | Laulani Village
Debt Instrument [Line Items]
Stated interest rate	3.93%
Total debt (contractual)	$ 58.4		59.0
Secured: | Pearl Highlands
Debt Instrument [Line Items]
Stated interest rate	4.15%
Total debt (contractual)	$ 76.2		77.3
Secured: | Photovoltaic Financing
Debt Instrument [Line Items]
Financing leases	$ 2.5		2.6
Lessee, finance lease, rate	4.14%
Secured: | Manoa Marketplace
Debt Instrument [Line Items]
Total debt (contractual)	$ 53.6		54.5
Fixed interest rate (percent)	3.14%
Secured: | Manoa Marketplace | LIBOR
Debt Instrument [Line Items]
Basis spread on variable rate	1.35%
Unsecured:
Debt Instrument [Line Items]
Total debt (contractual)	$ 250.4		267.0
Unsecured: | Series A Note
Debt Instrument [Line Items]
Stated interest rate	5.53%
Total debt (contractual)	$ 14.2		14.2
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)	$ 27.0		36.0
Unsecured: | Series C Note
Debt Instrument [Line Items]
Stated interest rate	5.56%
Total debt (contractual)	$ 11.0		11.0
Unsecured: | Series F Note
Debt Instrument [Line Items]
Stated interest rate	4.35%
Total debt (contractual)	$ 13.6		15.2
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)	$ 22.1		28.1
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: | A&B Revolver
Debt Instrument [Line Items]
Total debt (contractual)	$ 66.0		$ 12.0
Fixed interest rate (percent)		2.40%
Notional amount		$ 50.0
Number of extension options | option	2
Revolving commitments term of extension options	6 months
Revolving Credit Facilities: | A&B Revolver | SOFR
Debt Instrument [Line Items]
Basis spread on variable rate	1.05%	0.10%
Revolving Credit Facilities: | A&B Revolver | LIBOR
Debt Instrument [Line Items]
Basis spread on variable rate		1.05%

XML

Derivative Instruments - Cash Flow Hedges of Interest Rate Swaps (Details) - Cash Flow Hedging - Designated as Hedging Instrument $ in Millions	Jun. 30, 2023 USD ($) swap_agreement	Dec. 31, 2022 USD ($)
Interest Rate Swap
Derivative [Line Items]
Number of interest rate swap agreements | swap_agreement	3
Interest Rate Swap, Effective 04/07/2016
Derivative [Line Items]
Fixed interest rate (percent)	3.14%
Notional amount	$ 53.6
Interest rate derivative, at fair value	$ 5.2	$ 5.5
Forward Interest Rate Swap, Effective May 1,2024
Derivative [Line Items]
Fixed interest rate (percent)	4.88%
Notional amount	$ 57.0
Fair value of interest rate swap liability	$ (1.1)	(1.3)
Forward Interest Rate Swap, Effective December 9, 2024
Derivative [Line Items]
Fixed interest rate (percent)	4.83%
Notional amount	$ 73.0
Fair value of interest rate swap liability	$ (1.6)	$ (1.5)

XML

Derivative Instruments - Derivative Instruments in Designated Cash Flow Hedging Relationships (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Derivative [Line Items]
Amount of gain (loss) recognized in OCI on derivatives	$ 4.2	$ 2.0	$ 0.5	$ 5.4
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	0.5	(0.2)	0.8	(0.6)
Realized interest rate hedging gain (loss)	0.0	(0.5)	0.0	(0.5)
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			1.8
Cash Flow Hedging | Designated as Hedging Instrument
Derivative [Line Items]
Amount of gain (loss) recognized in OCI on derivatives	4.2	2.0	0.5	5.4
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	(0.5)	0.2	(0.8)	0.6
Realized interest rate hedging gain (loss)	$ 0.0	$ (0.5)	$ 0.0	$ (0.5)

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Commitments and Contingencies - (Details) gal / d in Thousands, a in Thousands, $ in Millions					1 Months Ended	2 Months Ended
	Jun. 16, 2023 gal / d	Oct. 11, 2019 license	Jan. 07, 2019 gal / d	Apr. 10, 2015 plaintiff	May 31, 2016	Jan. 31, 2019	Jun. 30, 2023 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
Financial Guarantee
Loss Contingencies [Line Items]
Guarantor obligations, current carrying value							$ 0.0
Bid, Performance and Payment Bonds and Commercial Bonds
Loss Contingencies [Line Items]
Possible administrative penalty							18.6
Estimated remaining exposure							94.0
Performance Bond
Loss Contingencies [Line Items]
Possible administrative penalty							308.2
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 diverted (in gallons) | gal / d	31,500		25,000
Letters of Credit
Loss Contingencies [Line Items]
Standby letters of credit outstanding							$ 1.1

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Revenue and Contract Balances - Schedule of Disaggregation of Revenue (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Disaggregation of Revenue [Line Items]
Total operating revenue	$ 53.1	$ 51.1	$ 103.5	$ 110.3
Commercial Real Estate
Disaggregation of Revenue [Line Items]
Commercial Real Estate	49.5	46.0	97.4	92.3
Land Operations
Disaggregation of Revenue [Line Items]
Land Operations	3.6	5.1	6.1	18.0
Land Operations | Development sales revenue
Disaggregation of Revenue [Line Items]
Land Operations	0.0	0.0	0.0	6.3
Land Operations | Unimproved/other property sales revenue
Disaggregation of Revenue [Line Items]
Land Operations	3.2	0.2	4.1	2.0
Land Operations | Other operating revenue
Disaggregation of Revenue [Line Items]
Land Operations	$ 0.4	$ 4.9	$ 2.0	$ 9.7

XML

Revenue and Contract Balances - Schedule of Contract Balances (Details) - USD ($) $ in Millions	Jun. 30, 2023	Dec. 31, 2022
Revenue from Contract with Customer [Abstract]
Accounts receivable	$ 8.3	$ 8.6
Allowances (credit losses and doubtful accounts)	(3.1)	(2.5)
Accounts receivable, net of allowance for credit losses and allowance for doubtful accounts	5.2	6.1
Variable consideration	62.0	62.0
Prepaid rent	7.3	4.4
Other deferred revenue	2.5	2.4
Deferred revenue	$ 71.8	$ 68.8

XML

Revenue and Contract Balances - Narrative (Details) - USD ($) $ in Millions	3 Months Ended	6 Months Ended
	Jun. 30, 2023	Jun. 30, 2023
Revenue from Contract with Customer [Abstract]
Revenue recognized related to contract liabilities	$ 0.0	$ 0.0

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Leases - The Company as a Lessor - Summary of Historical Cost and Accumulated Depreciation of Leased Property (Details) - Leased property - USD ($) $ in Millions	Jun. 30, 2023	Dec. 31, 2022
Lessor, Lease, Description [Line Items]
Leased property - real estate	$ 1,585.8	$ 1,572.0
Less: accumulated depreciation	(216.0)	(201.8)
Property under operating leases - net	$ 1,369.8	$ 1,370.2

XML

Leases - The Company as a Lessor - Schedule of Total Rental Income Under Operating Leases (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Leases [Abstract]
Lease payments	$ 34.1	$ 31.6	$ 67.2	$ 63.8
Variable lease payments	15.4	15.3	31.0	30.2
Revenues deemed uncollectible, net	0.2	0.4	(0.5)	0.7
Total rental income	$ 49.7	$ 47.3	$ 97.7	$ 94.7

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Leases - The Company as a Lessor - Future Minimum Rentals on Non-cancelable Operating Leases as Lessor (Details) $ in Millions	Jun. 30, 2023 USD ($)
Future minimum rentals on non-cancelable leases
2023	$ 64.9
2024	123.0
2025	106.4
2026	92.6
2027	81.4
2028	68.0
Thereafter	509.4
Total future lease payments to be received	$ 1,045.7

XML

Leases - The Company as a Lessee (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Leases [Abstract]
Operating lease cost	$ 0.5	$ 0.7	$ 1.1	$ 1.3
Amortization of right-of-use assets	0.1	0.0	0.1	0.0
Total lease cost	$ 0.6	$ 0.7	$ 1.2	$ 1.3

XML

Share-Based Payment Awards - Narrative (Details) - 2022 Plan - Time-based and market-based restricted stock units - $ / shares	6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Granted (in shares)	345,100	297,100
Granted (in dollars per share)	$ 22.01	$ 25.51

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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 - 2022 Plan - Time-Based Vesting	6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Volatility of A&B common stock	49.10%	47.70%
Average volatility of peer companies	48.20%	49.50%
Risk-free interest rate	3.80%	1.40%

XML

Share-Based Payment Awards - Schedule of Compensation Cost related to Share-based Payments (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Time-based and market-based restricted stock units | 2022 Plan
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Time-based and market-based restricted stock units	$ 2.7	$ 1.5	$ 4.3	$ 3.0

XML

Employee Benefit Plans - Schedule of Components of Net Periodic Benefit Cost and Other Amounts Recognized in Other Comprehensive Loss (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Components of Net Periodic Benefit Cost
Pension termination			$ 0.0	$ 76.9
Pension and Post-retirement Plan
Components of Net Periodic Benefit Cost
Service cost	$ 0.0	$ 0.7	0.0	1.4
Interest cost	0.2	0.4	0.3	0.9
Expected return on plan assets	0.0	(1.3)	0.0	(2.5)
Amortization of net loss	0.0	0.9	0.0	1.8
Amortization of prior service credit	0.0	0.1	0.0	0.1
Pension termination	0.0	73.7	0.0	76.9
Net periodic benefit cost	$ 0.2	$ 74.5	$ 0.3	$ 78.6

XML

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, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Earnings Per Share [Abstract]
Income (loss) from continuing operations	$ 10.8	$ 5.5	$ 20.3	$ 15.1
Distributions and allocations to participating securities	(0.1)	(0.1)	(0.1)	(0.1)
Income (loss) from continuing operations available to A&B shareholders	10.7	5.4	20.2	15.0
Income (loss) from discontinued operations	4.2	(1.1)	0.0	0.3
Exclude: Loss (income) attributable to discontinued noncontrolling interest	(1.6)	(0.3)	(1.6)	(0.8)
Net income (loss) available to A&B common shareholders	$ 13.3	$ 4.0	$ 18.6	$ 14.5
Number of shares used to compute basic and diluted earnings per share [Abstract]
Denominator for basic EPS – weighted-average shares outstanding (in shares)	72.6	72.7	72.6	72.7
Effect of dilutive securities:
Restricted stock unit awards (in shares)	0.2	0.1	0.2	0.1
Denominator for diluted EPS - weighted average shares outstanding (in shares)	72.8	72.8	72.8	72.8

XML

Earnings Per Share (“EPS”) - Schedule of Antidilutive Securities Outstanding (Details) - shares shares in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Earnings Per Share [Abstract]
Number of anti-dilutive securities (in shares)	0.1	0.1	0.1	0.1

XML

Accumulated Other Comprehensive Income (Loss) - Changes in Accumulated Other Comprehensive Income (Loss) (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Accumulated Other Comprehensive Income (Loss) [Line Items]
Accumulated other comprehensive income (loss)	$ 1,023.7	$ 1,136.0	$ 1,023.7	$ 1,136.0
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance	1,020.0	1,070.4	1,035.7	1,066.6
Other comprehensive income (loss) before reclassifications, net of taxes of $0			0.5
Amounts reclassified from accumulated other comprehensive income (loss)			(0.8)
Other comprehensive income (loss), net of tax	3.7	74.7	(0.3)	82.6
Ending balance	1,023.7	1,136.0	1,023.7	1,136.0
Other comprehensive loss before reclassifications, tax			0.0
Accumulated Other Comprehensive Income (Loss)
Accumulated Other Comprehensive Income (Loss) [Line Items]
Accumulated other comprehensive income (loss)	1.5	1.9	1.5	1.9
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance	(2.2)	(72.8)	1.8	(80.7)
Other comprehensive income (loss), net of tax	3.7	74.7	(0.3)	82.6
Ending balance	1.5	$ 1.9	1.5	$ 1.9
Post-retirement plans
Accumulated Other Comprehensive Income (Loss) [Line Items]
Accumulated other comprehensive income (loss)	(0.3)		(0.3)
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance			(0.3)
Other comprehensive income (loss) before reclassifications, net of taxes of $0			0.0
Amounts reclassified from accumulated other comprehensive income (loss)			0.0
Other comprehensive income (loss), net of tax			0.0
Ending balance	(0.3)		(0.3)
Post-retirement plans | Qualified Plans | Post-retirement plans
Accumulated Other Comprehensive Income (Loss) [Line Items]
Accumulated other comprehensive income (loss)	(0.3)		(0.3)
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance			(0.3)
Ending balance	(0.3)		(0.3)
Interest Rate Swap
Accumulated Other Comprehensive Income (Loss) [Line Items]
Accumulated other comprehensive income (loss)	1.8		1.8
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance			2.1
Other comprehensive income (loss) before reclassifications, net of taxes of $0			0.5
Amounts reclassified from accumulated other comprehensive income (loss)			(0.8)
Other comprehensive income (loss), net of tax			(0.3)
Ending balance	$ 1.8		$ 1.8

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Segment Results - Narrative (Details) - segment	6 Months Ended	12 Months Ended
	Jun. 30, 2023	Dec. 31, 2022
Segment Reporting [Abstract]
Number of operating segments	2	3
Number of reportable segments	2	3

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Segment Results - Schedule of Operating Segment Information (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Segment Reporting Information, Profit (Loss) [Abstract]
Total operating revenue	$ 53.1	$ 51.1	$ 103.5	$ 110.3
Total segment operating profit (loss)	24.4	11.8	45.2	34.2
Interest expense	(5.9)	(5.6)	(10.9)	(11.3)
Corporate and other expense	(7.7)	(18.8)	(14.0)	(25.9)
Income (Loss) from Continuing Operations Before Income Taxes	10.8	(12.6)	20.3	(3.0)
Income (loss) related to joint ventures	0.5	0.1	0.9	1.5
Pension termination charges	0.0	73.7	0.0	76.9
Gain (loss) on disposal of non-core assets, net	0.0	54.0	1.1	54.0
Disposal Group, Not Discontinued Operations
Segment Reporting Information, Profit (Loss) [Abstract]
Gain (loss) on disposal of non-core assets, net		54.0	1.1	54.0
Corporate and other expense
Segment Reporting Information, Profit (Loss) [Abstract]
Pension termination charges		13.1		14.0
Adjustment
Segment Reporting Information, Profit (Loss) [Abstract]
Total segment operating profit (loss)		0.7
Commercial Real Estate
Segment Reporting Information, Profit (Loss) [Abstract]
Commercial Real Estate	49.5	46.0	97.4	92.3
Total segment operating profit (loss)	22.7	19.3	43.6	40.0
Commercial Real Estate | Operating Segments
Segment Reporting Information, Profit (Loss) [Abstract]
Pension termination charges		59.9		62.2
Land Operations
Segment Reporting Information, Profit (Loss) [Abstract]
Land Operations	3.6	5.1	6.1	18.0
Total segment operating profit (loss)	1.7	$ (7.5)	1.6	(5.8)
Land Operations | Operating Segments
Segment Reporting Information, Profit (Loss) [Abstract]
Income (loss) related to joint ventures	0.5		0.9
Land Operations | Adjustment
Segment Reporting Information, Profit (Loss) [Abstract]
Total segment operating profit (loss)	$ 0.2		$ 2.0	$ (0.6)

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Held for Sale and Discontinued Operations - Schedule of Income From Discontinued Operations, Net of Taxes And Noncontrolling Interest Included in Consolidated Statements Of Comprehensive Income (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Interest and other income (expense), net	$ 0.1	$ 0.1	$ 0.2	$ 0.2
Income (loss) from discontinued operations attributable to A&B Shareholders	2.6	(1.4)	(1.6)	(0.5)
Discontinued Operations, Held-for-sale
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Revenue	72.9	37.2	109.7	76.4
Cost of sales	(60.9)	(34.4)	(98.3)	(68.7)
Selling, general and administrative	(6.3)	(4.0)	(9.9)	(7.7)
Operating income (loss) from discontinued operations	5.7	(1.2)	1.5	0.0
Income (loss) related to joint ventures	(1.1)	(0.2)	(1.2)	(0.1)
Interest and other income (expense), net	(0.2)	0.3	0.1	0.4
Interest expense	(0.2)	0.0	(0.4)	0.0
Income (loss) from discontinued operations before income taxes	4.2	(1.1)	0.0	0.3
Income (loss) from discontinued operations	4.2	(1.1)	0.0	0.3
Loss (income) attributable to discontinued noncontrolling interest	(1.6)	(0.3)	(1.6)	(0.8)
Income (loss) from discontinued operations attributable to A&B Shareholders	2.6	(1.4)	(1.6)	(0.5)
Liability resolution costs	$ 0.0	$ (0.1)	$ 0.1	$ (0.1)

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Held for Sale and Discontinued Operations - Schedule of Assets And Liabilities Held For Sale Included in Consolidated Balance Sheets (Details) - USD ($) $ in Millions	Jun. 30, 2023	Dec. 31, 2022
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Total Liabilities associated with assets held for sale	$ 75.7	$ 81.0
Allowances (credit losses and doubtful accounts)	3.1	2.5
Discontinued Operations, Held-for-sale
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Cash and cash equivalents	1.6	0.1
Accounts receivable and retention, net of allowance for credit losses and allowance for doubtful accounts of $4.2 million and $0.4 million as of June 30, 2023 and December 31, 2022, respectively	57.9	30.8
Inventories	30.0	45.0
Other property, net	68.7	67.4
Operating lease right-of-use assets	30.2	31.3
Prepaid expenses and other assets	56.3	42.0
Less: Impairment recognized on classification as held for sale	(89.8)	(89.8)
Total Assets held for sale	154.9	126.8
Notes payable and other debt	9.1	14.1
Accounts payable	12.8	10.2
Operating lease liabilities	30.3	31.3
Accrued and other liabilities	23.5	25.4
Total Liabilities associated with assets held for sale	75.7	81.0
Allowances (credit losses and doubtful accounts)	$ 4.2	$ 0.4

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Held for Sale and Discontinued Operations - Related Party Transactions within Discontinued Operations and Held for Sale (Details) - USD ($) $ in Millions	3 Months Ended		6 Months Ended
	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022	Dec. 31, 2022
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Revenues	$ 53.1	$ 51.1	$ 103.5	$ 110.3
Other receivables	6.3		6.3		$ 6.9
Discontinued Operations, Held-for-sale
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Impairment of assets			0.0
Affiliated Entity
Income Statement, Balance Sheet and Additional Disclosures by Disposal Groups, Including Discontinued Operations [Line Items]
Revenues	4.2	1.8	8.1	3.9
Expenses from transactions	2.1	$ 1.0	3.5	$ 2.4
Other receivables	8.0		8.0		6.9
Amounts due to affiliates	$ 1.1		$ 1.1		$ 0.4

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Subsequent Events (Details) - $ / shares		3 Months Ended		6 Months Ended
	Jul. 24, 2023	Jun. 30, 2023	Jun. 30, 2022	Jun. 30, 2023	Jun. 30, 2022
Subsequent Event [Line Items]
Dividends declared (in dollars per share)		$ 0.22	$ 0.20	$ 0.44	$ 0.39
Subsequent Event
Subsequent Event [Line Items]
Dividends declared (in dollars per share)	$ 0.22