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 March 31, 2025

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 March 31, 2025: 72,711,539

1

ALEXANDER & BALDWIN, INC.

FORM 10-Q

For the Quarterly Period Ended March 31, 2025

TABLE OF CONTENTS

			Page
PART I. FINANCIAL INFORMATION
Item 1.	Financial Statements		1
		Condensed Consolidated Balance Sheets - As of March 31, 2025 and December 31, 2024	1
		Condensed Consolidated Statements of Operations - Three Months Ended March 31, 2025 and 2024	2
		Condensed Consolidated Statements of Comprehensive Income (Loss) - Three Months Ended March 31, 2025 and 2024	3
		Condensed Consolidated Statements of Cash Flows - Three Months Ended March 31, 2025 and 2024	4
		Condensed Consolidated Statements of Equity - Three Months Ended March 31, 2025 and 2024	6
		Notes to Condensed Consolidated Financial Statements	7
Item 2.	Management's Discussion and Analysis of Financial Condition and Results of Operations		23
Item 3.	Quantitative and Qualitative Disclosures About Market Risk		38
Item 4.	Controls and Procedures		38
PART II. OTHER INFORMATION
Item 1.	Legal Proceedings		39
Item 1A.	Risk Factors		39
Item 2.	Unregistered Sales of Equity Securities and Use of Proceeds		39
Item 5.	Other Information		39
Item 6.	Exhibit Index		40
	Signature		41

PART I. FINANCIAL INFORMATION

ITEM 1. FINANCIAL STATEMENTS

ALEXANDER & BALDWIN, INC.

CONDENSED CONSOLIDATED BALANCE SHEETS

(dollars in thousands; unaudited)

	March 31,		December 31,
	2025		2024
ASSETS
Real estate investments
Real estate property	$	1,676,343	$	1,670,879
Accumulated depreciation	(263,283)		(255,641)
Real estate property, net	1,413,060		1,415,238
Real estate developments	41,466		46,423
Investments in sales-type leases, net of allowances (credit losses) of $17 as of March 31, 2025	9,216		—
Investments in real estate joint ventures and partnerships	5,907		5,907
Real estate intangible assets, net	29,795		31,176
Real estate investments, net	1,499,444		1,498,744
Cash and cash equivalents	16,855		33,436
Restricted cash	697		236
Accounts receivable, net of allowances (credit losses and doubtful accounts) of $1,728 and $1,701 as of March 31, 2025 and December 31, 2024, respectively	4,942		3,697
Goodwill	8,729		8,729
Other receivables, net of allowances (credit losses) of $2,299 and $2,393 as of March 31, 2025 and December 31, 2024, respectively	11,185		16,696
Prepaid expenses and other assets	106,762		108,894
Total assets	$	1,648,614	$	1,670,432
LIABILITIES AND EQUITY
Liabilities:
Notes payable and other debt	$	452,843	$	474,837
Accounts payable	4,490		4,529
Accrued post-retirement benefits	7,535		7,582
Deferred revenue	75,085		72,462
Accrued and other liabilities	103,518		107,479
Total liabilities	643,471		666,889
Commitments and Contingencies (Note 7)
Equity:
Common stock - no par value; authorized, 225,000,000 shares; outstanding 72,711,539 and 72,633,866 shares at March 31, 2025 and December 31, 2024, respectively	1,811,826		1,811,582
Accumulated other comprehensive income (loss)	2,506		6,134
Distributions in excess of accumulated earnings	(809,189)		(814,173)
Total shareholders' equity	1,005,143		1,003,543
Total liabilities and equity	$	1,648,614	$	1,670,432

See Notes to Condensed Consolidated Financial Statements.

1

ALEXANDER & BALDWIN, INC.

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS

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

	Three Months Ended March 31,
	2025		2024
Operating Revenue:
Commercial Real Estate	$	51,043	$	48,888
Land Operations	2,695		12,314
Total operating revenue	53,738		61,202
Operating Costs and Expenses:
Cost of Commercial Real Estate	26,169		25,416
Cost of Land Operations	894		4,787
Selling, general and administrative	6,990		7,239
Total operating costs and expenses	34,053		37,442
Gain (loss) on commercial real estate transactions	4,103		—
Gain (loss) on disposal of assets, net	193		23
Total gain (loss) on commercial real estate transactions and other disposal of assets, net	4,296		23
Operating Income (Loss)	23,981		23,783
Other Income and (Expenses):
Income (loss) related to joint ventures	3,025		698
Interest and other income (expense), net	51		1,267
Interest expense	(5,802)		(5,510)
Income (Loss) from Continuing Operations Before Income Taxes	21,255		20,238
Income tax benefit (expense)	39		—
Income (Loss) from Continuing Operations	21,294		20,238
Income (loss) from discontinued operations, net of income taxes	139		(256)
Net Income (Loss)	$	21,433	$	19,982
Earnings (Loss) Per Share Available to A&B Shareholders:
Basic Earnings (Loss) Per Share of Common Stock:
Continuing operations available to A&B shareholders	$	0.29	$	0.28
Discontinued operations available to A&B shareholders	—		—
Net income (loss) available to A&B shareholders	$	0.29	$	0.28
Diluted Earnings (Loss) Per Share of Common Stock:
Continuing operations available to A&B shareholders	$	0.29	$	0.28
Discontinued operations available to A&B shareholders	—		—
Net income (loss) available to A&B shareholders	$	0.29	$	0.28
Weighted-Average Number of Shares Outstanding:
Basic	72,683		72,545
Diluted	72,820		72,666
Amounts Available to A&B Common Shareholders:
Continuing operations available to A&B common shareholders	$	21,294	$	20,230
Discontinued operations available to A&B common shareholders	139		(256)
Net income (loss) available to A&B common shareholders	$	21,433	$	19,974

See Notes to Condensed Consolidated Financial Statements.

2

ALEXANDER & BALDWIN, INC.

CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS)

(dollars in thousands; unaudited)

	Three Months Ended March 31,
	2025		2024
Net Income (Loss)	$	21,433	$	19,982
Other Comprehensive Income (Loss), net of tax:
Cash flow hedges:
Unrealized interest rate derivative gain (loss)	(3,083)		1,202
Reclassification adjustment to interest expense included in Net Income (Loss)	(545)		(473)
Other comprehensive income (loss), net of tax	(3,628)		729
Comprehensive Income (Loss)	$	17,805	$	20,711

See Notes to Condensed Consolidated Financial Statements.

3

ALEXANDER & BALDWIN, INC.

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS

(dollars in thousands; unaudited)

	Three Months Ended March 31,
	2025		2024
Cash Flows from Operating Activities:
Net income (loss)	$	21,433	$	19,982
Adjustments to reconcile net income (loss) to net cash provided by (used in) operations:
Loss (income) from discontinued operations	(139)		256
Depreciation and amortization	9,207		9,034
Provision for (reversal of) credit losses	17		—
(Gain) loss on commercial real estate transactions and other disposals, net	(4,296)		(23)
(Gain) loss on de-designated interest rate swap valuation adjustment	—		(3,675)
Share-based compensation expense	1,370		1,126
Loss (income) related to joint ventures, net of operating cash distributions	(1,025)		50
Changes in operating assets and liabilities:
Trade and other receivables	(1,524)		(486)
Prepaid expenses and other assets	(2,471)		(3,435)
Development/other property inventory	4,564		(2,925)
Accrued post-retirement benefits	(47)		(1,697)
Accounts payable	(58)		(1,242)
Accrued and other liabilities	(1,149)		(501)
Operating cash flows from continuing operations	25,882		16,464
Operating cash flows from discontinued operations	115		(403)
Net cash provided by (used in) operations	25,997		16,061
Cash Flows from Investing Activities:
Capital expenditures for property, plant and equipment	(4,169)		(3,746)
Proceeds from disposal of assets	3,468		184
Payments for purchases of investments in affiliates and other investments	(92)		(113)
Investing cash flows from continuing operations	(793)		(3,675)
Investing cash flows from discontinued operations	—		15,000
Net cash provided by (used in) investing activities	(793)		11,325
Cash Flows from Financing Activities:
Payments of notes payable and other debt and deferred financing costs	(16,560)		(15,441)
Borrowings (payments) on line-of-credit agreement, net	(7,000)		9,000
Cash dividends paid	(16,524)		(16,447)
Repurchases of common stock and other payments	(1,240)		(2,332)
Financing cash flows from continuing operations	(41,324)		(25,220)
Financing cash flows from discontinued operations	—		—
Net cash provided by (used in) financing activities	(41,324)		(25,220)
Cash, Cash Equivalents, and Restricted Cash
Net increase (decrease) in cash, cash equivalents, and restricted cash	(16,120)		2,166
Balance, beginning of period	33,672		13,753
Balance, end of period	$	17,552	$	15,919

4

ALEXANDER & BALDWIN, INC.

CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS (Continued)

(dollars in thousands; unaudited)

	Three Months Ended March 31,
	2025		2024
Other Cash Flow Information:
Interest paid, net of capitalized interest, for continuing operations	$	3,026	$	4,470
Income tax payments/(refunds), net	$	6	$	—
Noncash Investing and Financing Activities from continuing operations:
Capital expenditures included in accounts payable and accrued and other liabilities	$	1,988	$	1,907
Finance lease liabilities arising from obtaining ROU assets	$	1,547	$	—
Dividends declared but unpaid at end of period	$	16,946	$	16,501
Increase (decrease) in other receivables from investments in affiliates	$	2,084	$	—
Reconciliation of cash, cash equivalents, and restricted cash
Beginning of the period:
Cash and cash equivalents	$	33,436	$	13,517
Restricted cash	236		236
Cash, cash equivalents, and restricted cash	$	33,672	$	13,753
End of the period:
Cash and cash equivalents	$	16,855	$	15,683
Restricted cash	697		236
Cash, cash equivalents, and restricted cash	$	17,552	$	15,919

See Notes to Condensed Consolidated Financial Statements.

5

ALEXANDER & BALDWIN, INC.

CONDENSED CONSOLIDATED STATEMENTS OF EQUITY

For the Three Months Ended March 31, 2025 and 2024

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

	Total Equity
	Common Stock			Accumulated  Other  Comprehensive Income (Loss)		(Distribution in Excess of Accumulated Earnings) Earnings Surplus		Total
	Shares	Stated Value
Balance, January 1, 2024	72,448	$	1,809,095	$	3,250	$	(809,334)	$	1,003,011
Net income (loss)	—	—		—		19,982		19,982
Other comprehensive income (loss), net of tax	—	—		729		—		729
Dividend on common stock ($0.2225 per share)	—	—		—		(16,190)		(16,190)
Share-based compensation	—	1,126		—		—		1,126
Shares issued (repurchased), net	144	(2,212)		—		(120)		(2,332)
Balance, March 31, 2024	72,592	$	1,808,009	$	3,979	$	(805,662)	$	1,006,326
	Total Equity
	Common Stock			Accumulated  Other  Comprehensive Income (Loss)		(Distribution in Excess of Accumulated Earnings) Earnings Surplus		Total
	Shares	Stated Value
Balance, January 1, 2025	72,634	$	1,811,582	$	6,134	$	(814,173)	$	1,003,543
Net income (loss)	—	—		—		21,433		21,433
Other comprehensive income (loss), net of tax	—	—		(3,628)		—		(3,628)
Dividend on common stock ($0.2250 per share)	—	—		—		(16,438)		(16,438)
Share-based compensation	—	1,370		—		—		1,370
Shares issued (repurchased), net	78	(1,126)		—		(11)		(1,137)
Balance, March 31, 2025	72,712	$	1,811,826	$	2,506	$	(809,189)	$	1,005,143

See Notes to Condensed Consolidated Financial Statements

6

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 March 31, 2025, the Company's commercial real estate portfolio resides entirely in Hawai‘i and consists of 21 retail centers, 14 industrial assets and four office properties, representing a total of four million square feet of gross leasable area ("GLA"), as well as 146 acres of commercial land, of which substantially all is leased pursuant to urban 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, 2024 and 2023, 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, 2024, 2023, and 2022, respectively, and the notes thereto included in the Company's Annual Report filed on Form 10-K for the year ended December 31, 2024 ("2024 Form 10-K"), and other subsequent filings with the U.S. Securities and Exchange Commission ("SEC").

Use of Estimates: The preparation of the condensed consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the amounts reported. Estimates and assumptions are used for, but not limited to: (i) asset impairments, including intangible assets and goodwill, (ii) purchase price allocations with respect to commercial real estate asset acquisitions, (iii) the determination of fair value of sales-type leases, (iv) litigation and contingencies, (v) postretirement benefits, (vi) recoverable amounts of accounts and other receivables, (vii) valuation of derivatives and their effectiveness as hedges, (viii) income taxes, and (ix) valuation of market-based and performance-based restricted stock units. Future results could be materially affected if actual results differ from these estimates and assumptions.

Rounding: Amounts in the condensed consolidated financial statements and notes are rounded to the nearest thousand. 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 2024 Form 10-K. Updates to the Company's significant accounting policies are included herein as a result of the Company's investments in sales-type leases during the three months ended March 31, 2025.

Sales-type Leases: Lease classification for leases under which the Company is the lessor are evaluated under ASC Topic 842, Leases ("ASC 842") at lease commencement or lease modification. Leases qualify as sales-type leases if the contract includes either transfer of ownership clauses, certain purchase options, a lease term representing a major part of the economic life of the asset, or the present value of the lease payments and residual guarantees provided by the lessee equals substantially all of the fair value of the asset. If a lease is determined to be a sales-type lease, the Company records a net investment in the lease which is equal to the present value of the fixed and determinable lease payments, including any guaranteed or unguaranteed residual value of the asset at the end of the lease, discounted at the rate implicit in the lease.

ASC 842 requires a lessor to derecognize the underlying asset and recognize any selling profit or loss on a sales-type lease at lease commencement, assuming that collectibility of both lease payments and any residual value guarantee provided by the lessee is probable. The difference between the net investment in the lease and the carrying value of the underlying asset is recognized as selling profit or loss upon execution of the lease within Gain (loss) on commercial real estate transactions in the Company's condensed consolidated statements of operations. Initial direct costs are recognized as an expense if, at the commencement date, the fair value of the underlying asset is different from its carrying amount. If the fair value of the

7

underlying asset equals its carrying amount, initial direct costs are deferred at the commencement date and included in the measurement of the net investment in the lease.

Interest income from sales-type leases is measured using the rate implicit in the lease and is recorded in Operating Revenue - Commercial Real Estate in the Company’s condensed consolidated statements of operations over the lease term to produce a constant periodic rate of return on the Company’s net investment in the lease. Rent payments that are not fixed and determinable at lease inception, such as tenant reimbursed property operating costs, percentage rent and market rent adjustments, are not included in the effective interest method calculation and are accounted for as variable payments in the period earned.

The Company evaluates its net investment in sales-type leases for impairment under the current expected credit loss ("CECL") standard.

Recently issued accounting pronouncements

In October 2023, the FASB issued ASU No. 2023-06 ("ASU 2023-06"), Disclosure Improvements - Codification Amendment in Response to the SEC’s Disclosure Update and Simplification Initiative. This ASU modified the disclosure and presentation requirements of a variety of codification topics by aligning them with the SEC’s regulations. The amendments to the various topics should be applied prospectively, and the effective date will be determined for each individual disclosure based on the effective date of the SEC’s removal of the related disclosure. If the SEC has not removed the applicable requirements from Regulation S-X or Regulation S-K by June 30, 2027, then this ASU will not become effective. Early adoption is prohibited. The Company does not expect the amendments of this accounting standard update to have a material impact on its consolidated financial statements and related disclosures.

In December 2023, the FASB issued ASU No. 2023-09 (“ASU 2023-09”), Income Taxes (Topic 740): Improvement to Income Tax Disclosures to enhance the transparency and decision usefulness of income tax disclosures, primarily related to the rate reconciliation and income taxes paid information. ASU 2023-09 is effective for annual periods beginning after December 15, 2024, on a prospective basis. Early adoption is permitted. The Company is currently evaluating the impact of this accounting standard update on its consolidated financial statements and related disclosures.

In November 2024, the FASB issued ASU No. 2024-03 ("ASU 2024-03"), Income Statement - Reporting Comprehensive Income - Expense Disaggregation Disclosures. This ASU requires a public business entity to disclose specific information about certain costs and expenses in the notes to its financial statements for interim and annual reporting periods. The objective of the disclosure requirements is to provide disaggregated information about a public business entity's expenses to help investors (a) better understand the entity's performance, (b) better assess the entity's prospects for future cash flows, and (c) compare an entity's performance over time and with that of other entities. ASU 2024-03 is effective for annual periods beginning after December 15, 2026, on either a prospective basis to financial statements issued for reporting periods after the effect date, or on a retrospective basis to any or all prior periods presented in the financial statements. Early adoption is permitted. The Company is currently evaluating the impact of this accounting standard update on its consolidated financial statements and related disclosures.

Interest and other income (expense), net

Interest and other income (expense), net for the three months ended March 31, 2025 and 2024, included the following (in thousands):

	Three Months Ended March 31,
	2025		2024
Interest income	$	151	$	231
Post-retirement benefit (expense)	(102)		(107)
Gain (loss) on fair value adjustments related to interest rate swaps	—		3,675
Financing charges	—		(2,350)
Other income (expense), net	2		(182)
Interest and other income (expense), net	$	51	$	1,267

8

3.    Investments in Affiliates

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

Operating results presented in the Company's condensed consolidated financial statements include the Company's proportionate share of net income (loss) from its equity method investments. Summarized financial information of entities accounted for by the equity method on a combined basis for the three months ended March 31, 2025 and 2024, is as follows (in thousands):

	Three Months Ended March 31,
	2025		2024
Revenues	$	42,122	$	39,370
Operating costs and expenses	37,069		35,399
Gross Profit (Loss)	$	5,053	$	3,971
Income (Loss) from Continuing Operations1	$	1,452	$	(700)
Net Income (Loss)1	$	1,452	$	(700)
1 Includes earnings from equity method investments held by the investee.

During the three months ended March 31, 2025 and 2024, Income (loss) related to joint ventures was $3.0 million and $0.7 million, respectively, and return on investment operating cash distributions was $2.0 million and $0.7 million, respectively.

9

4.    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 March 31, 2025 and December 31, 2024, (in thousands):

		Fair Value Measurements at
		March 31, 2025
	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	$	3,719	$	—	$	3,719	$	—

		Fair Value Measurements at
		December 31, 2024
	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	$	7,378	$	—	$	7,378	$	—

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 6 – 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 2024 Form 10-K.

Investments in sales-type leases, net: During the three months ended March 31, 2025, the Company entered into a ground lease agreement for a 4.7-acre land parcel located within Maui Business Park, which met the criteria for classification as a sales-type lease. The net investment in sales-type lease asset was recorded at the estimated fair value at the lease commencement date. The fair value of sales-type leases are generally estimated utilizing Level 3 inputs to discount the estimated future cash flows of the lease, including any guaranteed or unguaranteed estimated residual value of the asset at the end of the lease, using the rate implicit in the lease.

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, and are classified as Level 1 measurement in the fair value hierarchy.

The fair value of the Company's notes receivable approximated the carrying amount of $5.3 million and $13.1 million as of March 31, 2025 and December 31, 2024, 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.

10

At March 31, 2025, the carrying amount of the Company's notes payable and other debt was $452.8 million and the corresponding fair value was $449.2 million. At December 31, 2024, the carrying amount of the Company's notes payable and other debt was $474.8 million and the corresponding fair value was $468.4 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.

5.    Notes Payable and Other Debt

As of March 31, 2025 and December 31, 2024, notes payable and other debt consisted of the following (dollars in thousands):

	Interest Rate (%)	Maturity Date		Principal Outstanding
				March 31, 2025		December 31, 2024
Secured:
Photovoltaic Financing	(1)	(1)		$	5,386	$	3,932
Manoa Marketplace	(2)	2029		50,409		50,877
Subtotal				$	55,795	$	54,809
Unsecured:
Series J Note	4.66%	2025		$	10,000	$	10,000
Series B Note	5.55%	2026		2,000		18,000
Series C Note	5.56%	2026		7,000		7,000
Series F Note	4.35%	2026		7,250		7,250
Series H Note	4.04%	2026		50,000		50,000
Series K Note	4.81%	2027		34,500		34,500
Series G Note	3.88%	2027		15,625		15,625
Series L Note	4.89%	2028		18,000		18,000
Series I Note	4.16%	2028		25,000		25,000
Term Loan 5	4.30%	2029		25,000		25,000
Series M Note	6.09%	2032		60,000		60,000
Subtotal				$	254,375	$	270,375
Revolving Credit Facilities:
A&B Revolver	(3)	2028	(4)	143,000		150,000
Total debt (contractual)				$	453,170	$	475,184
Unamortized debt issuance costs				(327)		(347)
Total debt (carrying value)				$	452,843	$	474,837
(1) Financing leases have a weighted average discount rate of 4.75% and maturity dates ranging from 2027 to 2030
(2) Loan has a stated interest rate of SOFR plus 1.35%. Loan 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%. As of March 31, 2025 and December 31, 2024, $130.0 million is swapped through maturity to a 4.76% weighted average fixed rate.
(4) A&B Revolver has two six-month optional term extensions.

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6.    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

As of March 31, 2025, the Company had three interest rate swap agreements, all three of which were designated as cash flow hedges. The key terms are as follows (dollars in thousands):

Effective	Maturity	Fixed Interest	Notional Amount at		Asset (Liability) Fair Value at
Date	Date	Rate	March 31, 2025		March 31, 2025		December 31, 2024
Interest Rate Swap Agreements
4/7/2016	8/1/2029	3.14%	$	50,409	$	3,427	$	4,310
5/1/2024	12/9/2031	4.88%	$	57,000	$	31	$	1,254
12/9/2024	12/9/2031	4.83%	$	73,000	$	261	$	1,814

The assets related to the interest rate swaps as of March 31, 2025 and December 31, 2024, are presented within Prepaid expenses and other assets in the condensed consolidated balance sheets. Changes in fair value of designated 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. Changes in fair value of undesignated cash flow hedges, including de-designated hedges, are recorded in Interest and other income (expense), net.

Statement of Comprehensive Income (Loss) Derivative Instruments Impact

The following table represents the pre-tax effect of the derivative instruments in the Company's condensed consolidated statements of comprehensive income (loss) (in thousands):

	Three Months Ended March 31,
	2025		2024
Information regarding derivatives designated as hedging instruments
Amount of gain (loss) recognized in OCI on derivatives	$	(3,083)	$	1,202
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	$	(545)	$	(473)

As of March 31, 2025, the Company expects to reclassify $1.6 million of net losses on derivative instruments from accumulated other comprehensive income to earnings during the next 12 months.

7.    Commitments and Contingencies

Commitments and other financial arrangements

Bonds related to the Company's real estate activities totaled $17.0 million as of March 31, 2025, 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.

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

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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 the BLNR to make findings of fact and conclusions of law determining that the action would serve the best interests of the State. On remand, the Carmichael Plaintiffs filed a motion for partial summary judgment asking the Circuit Court to conclude that the BLNR and A&B/EMI violated HRS Chapter 343 when the BLNR continued the revocable permits for calendar year 2015. On December 21, 2023, the Circuit Court entered its order granting in part and denying in part the motion for partial summary judgment, determining that the BLNR and A&B/EMI had violated HRS Chapter 343 when the BLNR continued the revocable permits for calendar year 2015, but denying the plaintiffs’ request for a declaration that A&B/EMI had no authority to divert any water until a final environmental impact statement had been accepted.

Also on remand, the Carmichael Plaintiffs sought and were granted leave to file an amended complaint asserting a claim for unjust enrichment against A&B/EMI. The plaintiffs assert that they had a superior right to the water diverted by EMI from at least 2015 until September 2021 when BLNR accepted the final environmental impact statement for the long-term water lease, and EMI lacked the authority to divert water during that time period. In December 2023, the Carmichael Plaintiffs filed their amended complaint. On February 11, 2025, the Circuit Court entered its order granting A&B/EMI’s motion for summary judgment as to the plaintiffs’ unjust enrichment claim. Final judgment was entered on February 26, 2025. On March 5, 2025, the Carmichael Plaintiffs filed a notice of appeal with the ICA challenging the grant of summary judgment as to the unjust enrichment claim.

In the companion case brought by Na Moku Aupuni O Ko‘olau Hui challenging the BLNR’s decision to continue the revocable permits for calendar year 2016, Na Moku filed a motion asking for a decision on appeal and requesting that the Circuit Court limit the current diversion of water pursuant to the revocable permits and order the BLNR to allow Na Moku to intervene in the contested case hearing ordered by the Circuit Court in the Sierra Club litigation addressed below. On January 2, 2024, the Circuit Court entered its order granting Na Moku’s request to invalidate the BLNR’s decision reaffirming the holdover status of the revocable permits for calendar year 2016 and denying Na Moku’s request to (1) impose a cap on the current amount of water diverted pursuant to the revocable permits, (2) order the BLNR to allow Na Moku to intervene in Sierra Club’s contested

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case hearing; and (3) declare that A&B/EMI had no legal authority to divert water pursuant to then-valid revocable permits. In January 2024, the circuit court entered final judgment in this case.

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 the 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 the 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 Company and the BLNR appealed the court’s determination that the Sierra Club was entitled to a contested case hearing on the 2021 revocable permits. At the request of Sierra Club, the Intermediate Court of Appeals held oral argument on the matter on December 13, 2023. On April 12, 2024, the ICA issued its opinion holding that the Sierra Club was not entitled to a contested case hearing, the circuit court erred by modifying the permits, and the Sierra Club was not entitled to attorneys’ fees and costs. The Sierra Club filed an application with the Supreme Court of Hawai’i for a writ of certiorari challenging the ICA’s opinion. On July 11, 2024, the Supreme Court of Hawai’i entered its order accepting Sierra Club's application for a writ of certiorari. The Hawaii Supreme Court held oral argument on November 21, 2024. The case is still pending. In July 2022, the Sierra Club filed a separate appeal challenging the BLNR’s June 30, 2022 decision on the contested case hearing on the permits for calendar years 2021 and 2022. On March 31, 2023, the court entered its decision on appeal, dismissing the appeal as moot. On January 29, 2024, the court entered final judgment in this case. On February 8, 2024, the Sierra Club filed a notice of appeal with the Hawaii Intermediate Court of Appeals, and on December 24, 2024, the court reversed the dismissal, finding the case not moot and remanding the matter to the Circuit Court for consideration of the merits of the appeal. On February 10, 2025, the Sierra Club filed with the Hawaii Supreme Court, an application for a writ of certiorari, arguing that the ICA erred in remanding the matter back to the Circuit Court rather than deciding the merits of the appeal itself. On March 28, 2025, the Hawaii Supreme Court rejected the Sierra Club’s application.

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 the 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 the BLNR’s decision to continue the revocable permits by reducing the cap to 31.5 million gallons per day. A&B/EMI filed motions to increase the modified cap and for leave to take an immediate appeal. On August 11, 2023, the court entered its order denying A&B/EMI’s motion for leave to take an immediate appeal. On September 8, 2023, the court entered its ruling denying without prejudice A&B/EMI’s motion to increase the modified cap. On August 17, 2023, Sierra Club filed its First Motion to Modify Permits, asking the court to impose conditions on the revocable permits requiring A&B/EMI to determine the water needs of the County of Maui Fire Department and to line one reservoir, which the court granted in

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part, ordering the parties to meet with the County of Maui Fire Department to discuss the Department’s water needs. In January 2024, the court entered final judgment in this case. In February 2024, A&B/EMI and BLNR filed separate notices of appeal with the Hawaii Intermediate Court of Appeals.

On December 8, 2023, the BLNR issued a new revocable permit to the Company for calendar year 2024. On that same date, after the BLNR voted to grant the new revocable permit to the Company, Sierra Club made an oral request for a contested case hearing and, on December 18, 2023, filed a written request for the same. On December 13, 2024, the BLNR denied Sierra Club’s requests for a contested case hearing.

On December 13, 2024, the BLNR issued a new revocable permit to the Company for calendar year 2025. On that same date, prior to the BLNR’s vote to grant the new revocable permit to the Company, Sierra Club made an oral and written request for a contested case hearing, and Na Moku Aupuni O Ko‘olau Hui made an oral request for a contested case hearing. The BLNR voted to deny both requests.

On January 9, 2025, Sierra Club filed an appeal of the BLNR’s decision denying its request for a contested case hearing as well as challenging the merits of the BLNR’s decision to issue the new revocable permit for calendar year 2025. On January 10, 2025, Na Moku Aupuni O Ko‘olau Hui filed an appeal of the BLNR’s decision denying its oral request for a contested case hearing as well as challenging the merits of the BLNR’s decision to issue the new revocable permit for calendar year 2025.

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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8.    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 9 – 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 months ended March 31, 2025 and 2024, was as follows (in thousands):

	Three Months Ended March 31,
	2025		2024
Revenues:
Commercial Real Estate	$	51,043	$	48,888
Land Operations:
Development sales revenue	—		2,455
Unimproved/other property sales revenue	2,533		9,625
Other operating revenue	162		234
Land Operations	2,695		12,314
Total revenues	$	53,738	$	61,202

The following table provides information about receivables, contract assets and contract liabilities from contracts with customers as of March 31, 2025 and December 31, 2024 (in thousands):

	March 31, 2025		December 31, 2024
Accounts receivable	$	6,670	$	5,398
Allowances (credit losses and doubtful accounts)	(1,728)		(1,701)
Accounts receivable, net of allowance for credit losses and allowance for doubtful accounts	$	4,942	$	3,697
Variable consideration1	$	62,000	$	62,000
Prepaid rent	8,754		6,077
Other deferred revenue	4,331		4,385
Deferred revenue	$	75,085	$	72,462
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 months ended March 31, 2025, the Company recognized less than $0.1 million in revenue related to the Company's variable consideration and other deferred revenue reported as of December 31, 2024.

9.    Leases - The Company as a Lessor

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

The historical cost of, and accumulated depreciation on, leased property under operating leases as of March 31, 2025, and December 31, 2024, were as follows (in thousands):

	March 31, 2025		December 31, 2024
Leased property - real estate	$	1,643,135	$	1,638,098
Less: accumulated depreciation	(263,125)		(255,483)
Property under operating leases - net	$	1,380,010	$	1,382,615

During the three months ended March 31, 2025, the Company entered into a ground lease agreement for a 4.7-acre land parcel located within Maui Business Park. Management evaluated the agreement in accordance with ASC 842 and determined that it

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met the criteria for classification as a sales-type lease. Accordingly, $5.0 million of land was derecognized and the present value of the future lease payments and the unguaranteed residual value of $9.2 million was recorded as Investments in sales-type leases, net in the Company's condensed consolidated balance sheets as of March 31, 2025. As a result, the Company recognized $4.1 million in selling profit from sales-type leases within Gain (loss) on commercial real estate transactions in the Company's condensed consolidated statements of operations during the three months ended March 31, 2025.

The components of the Company's investments in sales-type leases, net as of March 31, 2025 was as follows (in thousands):

	March 31, 2025
Present value of lease payments	$	9,219
Unguaranteed residual assets	14
Investment in sales-type leases	9,233
Less: CECL sales-type leases	(17)
Investments in sales-type leases, net	$	9,216

Rental income (i.e., revenue) under operating leases and sales-type leases during the three months ended March 31, 2025 and 2024, were as follows (in thousands):

	Three Months Ended March 31,
	2025		2024
Operating leases:
Lease payments	$	34,398	$	33,612
Variable lease payments	17,006		15,649
Revenues deemed uncollectible, net	(341)		(216)
Total rental income from operating leases	$	51,063	$	49,045
Sales-type leases:
Interest income	$	67	$	—
Provision for credit losses on sales-type leases	(17)		—
Total rental income from sales-type leases	$	50	$	—

Contractual future lease payments to be received on non-cancelable operating leases as of March 31, 2025, were as follows (in thousands):

	Operating
2025	$	103,902
2026	128,240
2027	114,900
2028	96,698
2029	78,324
2030	64,836
Thereafter	506,255
Total future lease payments to be received	$	1,093,155

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Minimum undiscounted lease payments to be received under our sales-type leases as of March 31, 2025, were as follows (in thousands):

	Sales-Type
2025	$	—
2026	—
2027	417
2028	725
2029	743
2030	762
Thereafter	141,291
Total future undiscounted lease payments to be received	$	143,938
Less: imputed interest	(134,719)
Total present value of lease payments	$	9,219
Unguaranteed residual assets	14
Total investment in sales-type leases	$	9,233

10.    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 2024 Form 10-K. The following table provides information about the Company's operating lease costs and finance lease costs recognized during the three months ended March 31, 2025 and 2024, (in thousands):

	Three Months Ended March 31,
	2025		2024
Operating lease cost	$	623	$	477
Finance lease cost:
Amortization of right-of-use assets	92		71
Interest on lease liabilities	56		48
Total lease cost - operating and finance leases	$	771	$	596

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11.    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 three months ended March 31, 2025, the Company granted approximately 271,900 of restricted stock unit awards with a weighted average grant date fair value of $19.21. During the three months ended March 31, 2024, the Company granted approximately 310,100 of restricted stock unit awards with a weighted average grant date fair value of $17.91.

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

	2025 Grants	2024 Grants
Volatility of A&B common stock	24.4%	27.4%
Average volatility of peer companies	29.8%	29.9%
Risk-free interest rate	4.3%	4.0%

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 thousands):

	Three Months Ended March 31,
	2025		2024
Share-based expense:
Time-based and market-based restricted stock units	$	1,370	$	1,126

12.    Income Taxes

The Company has been organized and operates in a manner that enables it to qualify, and management believes it will continue to qualify, as a REIT for federal income tax purposes.

As of March 31, 2025, tax years 2021 and later are open to audit by the tax authorities. Management believes the result of any potential audits will not have a material adverse effect on its results of operations, financial condition, or liquidity.

13.    Earnings Per Share ("EPS")

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

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

	Three Months Ended March 31,
	2025		2024
Income (loss) from continuing operations	$	21,294	$	20,238
Distributions and allocations to participating securities	—		(8)
Income (loss) from continuing operations available to A&B shareholders	21,294		20,230
Income (loss) from discontinued operations	139		(256)
Net income (loss) available to A&B common shareholders	$	21,433	$	19,974

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

	Three Months Ended March 31,
	2025	2024
Denominator for basic EPS - weighted average shares outstanding	72,683	72,545
Effect of dilutive securities:
Restricted stock unit awards	137	121
Denominator for diluted EPS - weighted average shares outstanding	72,820	72,666

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

	Three Months Ended March 31,
	2025	2024
Number of anti-dilutive securities	66	100

14.    Accumulated Other Comprehensive Income (Loss)

For the three months ended March 31, 2025, 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 income (loss), net of taxes, were as follows as of March 31, 2025, and December 31, 2024, (in thousands):

	March 31, 2025		December 31, 2024
Post-retirement plans	$	382	$	382
Non-qualified benefit plans	(15)		(15)
Interest rate swaps	2,139		5,767
Accumulated other comprehensive income (loss)	$	2,506	$	6,134

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The changes in Accumulated other comprehensive income (loss) by component for the three months ended March 31, 2025, were as follows (in thousands, net of taxes):

	Employee Benefit Plans		Interest Rate Swap		Total
Balance, January 1, 2025	$	367	$	5,767	$	6,134
Other comprehensive income (loss) before reclassifications, net of taxes of $0	—		(3,083)		(3,083)
Amounts reclassified from accumulated other comprehensive income (loss)1	—		(545)		(545)
Other comprehensive income (loss), net of taxes	—		(3,628)		(3,628)
Balance, March 31, 2025	$	367	$	2,139	$	2,506

1 Amounts reclassified from Accumulated other comprehensive income (loss) 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 (loss) 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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15.    Segment Information

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 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's CODM is the chief executive officer. The Company operates and reports on two segments: Commercial Real Estate and Land Operations.

Reportable segment information for the three months ended March 31, 2025 and 2024, is summarized below (in thousands):

	Three Months Ended March 31,
	2025		2024
Commercial Real Estate
Revenue from external customers	$	51,043	$	48,888
Intersegment revenue	—		6
Total segment revenue	51,043		48,894
Less:
Operating costs and expenses	13,375		12,582
Property taxes	3,639		3,863
Depreciation and amortization	9,158		8,975
Selling, general, and administrative	1,453		1,552
Other segment items1	(8)		(59)
Commercial Real Estate segment operating profit	$	23,426	$	21,981
Land Operations
Revenue from external customers	$	2,695	$	12,314
Total segment revenue	2,695		12,314
Less:
Development cost of sales	—		1,489
Unimproved/other property land cost of sales	293		1,646
Other operating costs and expenses2	601		1,664
Selling, general, and administrative	227		320
(Gain) loss from disposals, net	(218)		(23)
(Income) loss related to joint ventures	(3,025)		(698)
Other segment items3	(33)		(15)
Land Operations segment operating profit	$	4,850	$	7,931
Operating Profit (Loss)
Commercial Real Estate	$	23,426	$	21,981
Land Operations	4,850		7,931
Total operating profit (loss)	28,276		29,912
Gain (loss) on commercial real estate transactions	4,103		—
Interest expense	(5,802)		(5,510)
Corporate and other expense	(5,322)		(4,164)
Income (Loss) from Continuing Operations Before Income Taxes	$	21,255	$	20,238

1 Commercial Real Estate other segment items includes interest income and gain (loss) on fixed asset disposals.

2 Intersegment expenses were immaterial for the three months ended March 31, 2025 and 2024, and are included within other operating costs and expenses.

3 Land Operations other segment items includes interest income related to seller financing receivables from the sales of unimproved legacy property or development parcels and expenses related to non-qualified plan and other post-retirement benefits related to legacy operations.

16.    Subsequent Events

On April 22, 2025, the Company's Board of Directors declared a cash dividend of $0.225 per share on outstanding common stock, payable on July 9, 2025, to shareholders of record as of the close of business on June 13, 2025.

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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, 2024, ("2024 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 remaining legacy assets, and the risk factors discussed in Part I, Item 1A of the Company's most recent Form 10-K under the heading "Risk Factors", 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 months ended March 31, 2025, 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 months ended March 31, 2025, 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 management 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, 2024. 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, 2024, the potential impact of recently issued accounting pronouncements and other miscellaneous matters as needed.

Amounts in the MD&A are rounded to the nearest thousand. 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 property management and in-house leasing (i.e., executing new and renegotiating renewal lease arrangements, managing its properties' day-to-day operations and maintaining positive tenant relationships); investments and acquisitions (i.e., identifying opportunities and acquiring properties); and construction and development (i.e., designing and ground-up development of new properties or repositioning and redevelopment of existing properties). 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 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, joint venture investments, 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 unimproved land sales and joint venture activity.

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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 - First quarter of 2025 compared with 2024

(amounts in thousands, except percentage and per share data; unaudited)	Three Months Ended March 31,				2025 vs 2024
	2025		2024		$		%
Operating revenue	$	53,738	$	61,202	$	(7,464)	(12.2)	%
Cost of operations	(27,063)		(30,203)		3,140		10.4	%
Selling, general, and administrative	(6,990)		(7,239)		249		3.4	%
Gain (loss) on commercial real estate transactions	4,103		—		4,103		NM
Gain (loss) on disposal of assets, net	193		23		170		7X
Operating income (loss)	23,981		23,783		198		0.8	%
Income (loss) related to joint ventures	3,025		698		2,327		3X
Interest and other income (expense), net	51		1,267		(1,216)		(96.0)	%
Interest expense	(5,802)		(5,510)		(292)		(5.3)	%
Income tax benefit (expense)	39		—		39		NM
Income (loss) from continuing operations	21,294		20,238		1,056		5.2	%
Income (loss) from discontinued operations (net of income taxes)	139		(256)		395		NM
Net income (loss)	$	21,433	$	19,982	1,451		7.3	%
Basic Earnings (Loss) Per Share of Common Stock:
Basic earnings (loss) per share - continuing operations	$	0.29	$	0.28	$	0.01	3.6	%
Basic earnings (loss) per share - discontinued operations	—		—		—		—	%
	$	0.29	$	0.28	$	0.01	3.6	%
Diluted Earnings (Loss) Per Share of Common Stock:
Diluted earnings (loss) per share - continuing operations	$	0.29	$	0.28	$	0.01	3.6	%
Diluted earnings (loss) per share - discontinued operations	—		—		—		—	%
	$	0.29	$	0.28	$	0.01	3.6	%
Continuing operations available to A&B common shareholders	$	21,294	$	20,230	$	1,064	5.3	%
Discontinued operations available to A&B common shareholders	139		(256)		395		NM
Net income (loss) available to A&B common shareholders	$	21,433	$	19,974	$	1,459	7.3	%
Funds From Operations ("FFO")1	$	26,346	$	29,205	$	(2,859)	(9.8)	%
Adjusted FFO1	$	22,286	$	25,530	$	(3,244)	(12.7)	%
FFO per diluted share	$	0.36	$	0.40	$	(0.04)	(10.0)	%
Weighted average diluted shares outstanding (FFO/Adjusted FFO)2	72,820		72,666
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 30.
2 May differ from figure used in the consolidated statements of operations based on differing dilutive effects for net income (loss) versus FFO/Adjusted FFO.

The causes of material changes in the condensed consolidated statements of operations for the three months ended March 31, 2025, as compared to the three months ended March 31, 2024, are described below or in the Analysis of Operating Revenue and Profit by Segment sections below.

Operating revenue during the first quarter ended March 31, 2025, decreased 12.2%, or $7.5 million, to $53.7 million, due primarily to lower revenues from the Land Operations segment's land sales, partially offset by higher revenue from the Commercial Real Estate segment.

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Cost of operations during the first quarter ended March 31, 2025, decreased 10.4%, or $3.1 million, to $27.1 million, due primarily to the Land Operations segment's lower cost of sales associated with land sales.

Gain (loss) on commercial real estate transactions of $4.1 million during the first quarter ended March 31, 2025, is related to a ground lease agreement that the Company entered into during the current quarter for a 4.7-acre land parcel located within Maui Business Park, which met the criteria for classification as a sales-type lease. Accordingly, the Company derecognized the land and recognized $4.1 million in selling profit from sales-type leases.

Income (loss) related to joint ventures during the first quarter ended March 31, 2025, increased $2.3 million, to $3.0 million, due primarily to income from a legacy real estate joint venture related to a release of reserves held at the joint venture and higher earnings from the Company's unconsolidated investment in a materials company.

Interest and other income (expense), net during the first quarter ended March 31, 2025, decreased $1.2 million, to $0.1 million due primarily to a gain on the fair value adjustment for two forward interest rate swaps, partially offset by a one-time financing charge, in the first quarter of 2024.

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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 - First quarter of 2025 compared with 2024

Results of operations for the first quarter ended March 31, 2025 and 2024, were as follows:

(amounts in thousands, except percentage data; unaudited)	Three Months Ended March 31,				2025 vs 2024
	2025		2024		$		%
Commercial Real Estate operating revenue	$	51,043	$	48,888	$	2,155	4.4	%
Commercial Real Estate operating costs and expenses	(26,169)		(25,416)		(753)		(3.0)	%
Selling, general, and administrative	(1,456)		(1,556)		100		6.4	%
Intersegment operating revenue1	—		6		(6)		(100.0)	%
Interest and other income (expense), net	8		59		(51)		(86.4)	%
Commercial Real Estate operating profit (loss)	$	23,426	$	21,981	$	1,445	6.6	%
Net Operating Income ("NOI")2	$	33,228	$	31,764	$	1,464	4.6	%
Same-Store Net Operating Income ("Same-Store NOI")2	$	32,389	$	31,090	$	1,299	4.2	%
Gross leasable area ("GLA") in square feet ("SF") for improved properties at end of period	3,974		3,932		42		1	%
1 Intersegment operating revenue for Commercial Real Estate is primarily from the Land Operations segment and is eliminated in the consolidated results of operations.
2 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 30.

Commercial Real Estate operating revenue increased 4.4% or $2.2 million, to $51.0 million for the first quarter ended March 31, 2025, as compared to the first quarter ended March 31, 2024. Operating profit increased 6.6%, or $1.4 million, to $23.4 million for the first quarter ended March 31, 2025, as compared to the first quarter ended March 31, 2024. The increase in operating revenue and operating profit from the prior year period was primarily driven by higher rental and recovery revenue, partially offset by higher property operating costs.

Commercial Real Estate portfolio additions, transfers, and dispositions

During the three months ended March 31, 2025, the Company's transfers of commercial real estate properties were as follows (dollars in millions):

Transfers In
Property	Location	Date (Month/Year)	Purchase Price	GLA (SF)
Maui Business Park - 4.7-acre parcel subject to ground lease	Maui	03/2025	N/A1	N/A2
1 Represents an intercompany transaction. Land and land improvements transferred from Land Operations segment. During the three months ended March 31, 2025, the Company entered into a ground lease agreement for the transferred land, and the agreement was determined to meet the classification as a sales-type lease.
2 Transfer of land and land improvements only.

The Company made no acquisitions nor dispositions of CRE improved properties or ground lease interests in land during the three months ended March 31, 2025.

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Leasing activity

During the first quarter ended March 31, 2025, the Company signed 10 new leases and 32 renewal leases for its improved properties across its retail, industrial, and office asset classes, covering 236,800 square feet of GLA. The 10 new leases consist of 78,200 square feet with an average annual base rent of $16.34 per-square-foot. Of the 10 new leases, 6 leases with a total GLA of 14,500 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 6 leases, resulted in an 34.6% average base rent increase over comparable expiring leases. The 32 renewal leases consist of 158,600 square feet with an average annual base rent of $27.58 per square foot. Of the 32 renewal leases, 27 leases with a total GLA of 87,900 square feet were considered comparable and resulted in an 6.4% average base rent increase over comparable expiring leases. The Company signed one new ground lease during the first quarter ended March 31, 2025, which met the criteria for classification as a sales-type lease.

Leasing activity summarized by asset class for the three months ended March 31, 2025, were as follows:

	Three Months Ended March 31, 2025
	Leases	GLA (SF)	ABR2,4/SF		Rent Spread3
Retail	27	58,435	$	45.80	11.1	%
Industrial	12	174,698	$	16.36	9.5	%
Office	3	3,645	$	32.12	—	%
Subtotal - Improved properties	42	236,778	$	23.86	10.2	%
Ground5	1	N/A1	$	0.7	N/A
1 Not applicable for ground leases as such leases would not be comparable from a GLA (SF) perspective
2Annualized Base Rent ("ABR") is the first 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).
4 ABR, in millions, is presented for ground leases.
5 During the three months ended March 31, 2025, the Company entered into a non-comparable ground lease for a 4.7-acre land parcel located within Maui Business Park. As rent has not yet commenced for the lease, the ABR presented is the expected economic ABR.

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.

	As of	As of	Basis Point Change
	March 31, 2025	March 31, 2024
Leased Occupancy	95.4%	94.0%	140
Physical Occupancy	95.2%	93.5%	170
Economic Occupancy	93.9%	92.3%	160

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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 March 31, 2025 and 2024, were as follows:

Leased Occupancy
	As of	As of	Basis Point Change
	March 31, 2025	March 31, 2024
Retail	95.2%	93.2%	200
Industrial	97.3%	96.8%	50
Office	79.5%	83.9%	(440)
Total Leased Occupancy	95.4%	94.0%	140

Economic Occupancy
	As of	As of	Basis Point Change
	March 31, 2025	March 31, 2024
Retail	93.2%	91.2%	200
Industrial	97.1%	95.7%	140
Office	76.2%	83.3%	(710)
Total Economic Occupancy	93.9%	92.3%	160

Same-Store Leased Occupancy
	As of	As of	Basis Point Change
	March 31, 2025	March 31, 2024
Retail	95.4%	94.7%	70
Industrial	97.5%	96.9%	60
Office	96.2%	94.4%	180
Total Same-Store Leased Occupancy	96.1%	95.4%	70

Same-Store Economic Occupancy
	As of	As of	Basis Point Change
	March 31, 2025	March 31, 2024
Retail	93.4%	92.6%	80
Industrial	97.2%	95.7%	150
Office	96.2%	94.4%	180
Total Same-Store Economic Occupancy	94.7%	93.7%	100

Land Operations

Trends, events and uncertainties

The asset class mix of Land Operations segment 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 - First quarter of 2025 compared with 2024

Results of operations for the first quarter ended March 31, 2025 and 2024, were as follows:

	Three Months Ended March 31,
(amounts in thousands; unaudited)	2025		2024
Development sales revenue	$	—	$	2,455
Unimproved/other property sales revenue	2,533		9,625
Other operating revenue1	162		234
Total Land Operations operating revenue	2,695		12,314
Land Operations operating costs and expenses2	(894)		(4,799)
Selling, general, and administrative	(227)		(320)
Gain (loss) from disposals, net	218		23
Earnings (loss) from joint ventures	3,025		698
Interest and other income (expense), net	33		15
Total Land Operations operating profit (loss)	$	4,850	$	7,931
1 Other operating revenue includes revenue related to licensing and leasing of legacy agricultural lands during the three months ended March 31, 2025 and 2024.
2 Includes intersegment operating charges for Land Operations that are primarily from the Commercial Real Estate segment and are eliminated in the consolidated results of operations.

First quarter of 2025: Land Operations operating revenue of $2.7 million and operating costs and expenses of $0.9 million during the first quarter ended March 31, 2025, are primarily related to unimproved and other land sales on the island of Maui.

Land Operations operating profit of $4.9 million for the three months ended March 31, 2025, is primarily composed of the margins from unimproved land sales, as well as equity earnings from joint ventures of $3.0 million primarily related to income from a legacy real estate joint venture related to a release of reserves held at the joint venture and higher earnings from the Company's unconsolidated investment in a materials company.

First quarter of 2024: Land Operations operating revenue of $12.3 million and operating costs and expenses of $4.8 million during the first quarter ended March 31, 2024, is primarily related to the sales of unimproved land on the islands of Maui and Kauai, as well as the sales of two development parcels at Maui Business Park.

Land Operations operating profit of $7.9 million for the three months ended March 31, 2024, is primarily composed of the margins from unimproved and development land sales and equity earnings from joint ventures of $0.7 million primarily related to 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' 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 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.

Funds from Operations and Adjusted Funds From Operations

Funds from operations (“FFO”) is a widely used supplemental non-GAAP financial measure of REITs' operating performance. FFO is computed in accordance with standards established by the National Association of Real Estate Investment Trusts (“Nareit”) and is calculated 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 and selling profit or loss recognized on sales-type leases, (3) gains and losses from change in control, (4) impairment write-downs of certain real estate assets and investments in entities when the impairment is directly attributable to decreases in the value of depreciable real estate held by the entity, and (5) income (loss) from discontinued operations related to legacy business operations.

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FFO serves as a supplemental measure to net income calculated in accordance with GAAP and management believes is useful for comparing the Company’s performance and operations to those of other REITs because it excludes items included in net income that do not relate to or are not indicative of its operating and financial performance, such as depreciation and amortization related to real estate, which assumes that the value of real estate assets diminishes predictably over time instead of fluctuating with market conditions, and items that can make periodic or peer analysis more difficult, such as gains and losses from the sale of CRE properties, impairment losses related to CRE properties, and income (loss) from discontinued operations. Management believes that FFO more accurately provides an investor an indication of the Company’s ability to incur and service debt, make capital expenditures and fund other needs.

Adjusted FFO is a widely recognized supplemental non-GAAP measure of REIT’s operating performance. Adjusted FFO is calculated by excluding from FFO certain items not related to ongoing property operations including share-based compensation, straight-line lease adjustments and other non-cash adjustments, such as amortization of market lease adjustments, non-cash income related to sales-type leases, debt premium or discount and deferred financing cost amortization, maintenance capital expenditures, leasing commissions, provision for current expected credit losses and other non-comparable and non-operating items, including certain gains, losses, income, and expenses related to the Company’s legacy business operations and assets.

Adjusted FFO serves as a supplemental measure to net income calculated in accordance with GAAP and management believes may be more useful than FFO in evaluating the operating performance of the Company’s properties over the long term because it excludes from FFO the effects of certain items that do not relate to or are not indicative of the Company’s ongoing property operations, and by enhancing comparability to other REITs by enabling investors and analysts to assess property operating performance in comparison to other real estate companies.

FFO and Adjusted FFO do not represent alternatives to net income calculated in accordance with GAAP and should not be viewed as more prominent measures of performance than net income (loss) or cash flows from operations prepared in accordance with GAAP. In addition, FFO and Adjusted FFO do not represent and should not be considered alternatives to cash generated from operating activities determined in accordance with GAAP, nor should they be used as measures of the Company’s liquidity, or cash available to fund the Company’s needs or pay distributions. FFO and Adjusted FFO should be considered only as supplements to net income as a measure of the Company’s performance.

The Company reconciles FFO and Adjusted FFO to the most directly-comparable GAAP measure, Net Income (Loss) available to A&B common shareholders. The Company's FFO and Adjusted FFO may not be comparable to such metrics reported by other REITs due to possible differences in the interpretation of the current Nareit definition used by such REITs.

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Reconciliations of net income (loss) available to A&B common shareholders to FFO and Adjusted FFO for the three months ended March 31, 2025 and 2024, are as follows (in thousands):

	2025		2024
Net income (loss) available to A&B common shareholders	$	21,433	$	19,974
Depreciation and amortization of commercial real estate properties	9,155		8,975
Gain on commercial real estate transactions1	(4,103)		—
(Income) loss from discontinued operations, net of income taxes	(139)		256
FFO	26,346		29,205
Add (deduct) Adjusted FFO defined adjustments
Provision for (reversal of) current expected credit losses	17		—
Legacy joint venture (income) loss2	(3,243)		(698)
(Gain) loss on fair value adjustments related to interest rate swaps	—		(3,675)
Non-recurring financing-related charges	—		2,350
Amortization of share-based compensation	1,370		1,126
Maintenance capital expenditures3	(2,076)		(2,018)
Leasing commissions paid	(216)		(315)
Sales-type lease adjustments	(67)		—
Straight-line lease adjustments	(226)		(592)
Amortization of net debt premiums or discounts and deferred financing costs	424		243
Favorable (unfavorable) lease amortization	(43)		(96)
Adjusted FFO	$	22,286	$	25,530

1 Includes selling profits from a sales-type lease.

2 Includes joint ventures engaged in legacy business activities within the Land Operations segment.

3 Includes ongoing maintenance capital expenditures only.

Net Operating Income and Same-Store Net Operating Income

NOI is a non-GAAP measure used internally in evaluating the unlevered performance of the Company's Commercial Real Estate portfolio. Management 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 that is realizable (i.e., assuming collectability is deemed probable) and direct property-related expenses paid or payable in cash that are incurred at the property level, as well as trends in occupancy rates, rental rates and operating costs. 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 and amortization of lease incentives and favorable/unfavorable lease assets/liabilities); by non-cash expense recognition items (e.g., the impact of depreciation related to capitalized costs for improved properties and building/tenant space improvements, amortization of leasing commissions, or impairments); by non-cash income related to sales-type leases; or by other income, expenses, 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 and interest and other income (expense), net). Management believes the exclusion of these items from Commercial Real Estate operating profit (loss) is useful because it provides a performance measure of the revenue and expenses directly involved in owning and operation real estate assets. 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); non-cash income related to sales-type leases; amortization of favorable/unfavorable lease assets/liabilities; lease termination income; interest and other income (expense), net; selling, general, administrative and other income and 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, operated, and stabilized for the entirety of the prior calendar year and current reporting period, year-to-date. The Same-Store

32

pool excludes properties under development, and properties acquired or sold during either of the comparable reporting periods. The Same-Store pool may also exclude properties that are fully or partially taken out of service for the purpose of redevelopment or repositioning. Management judgment is involved in the classification of properties for exclusion from the same-store pool when they are no longer considered stabilized due to redevelopment or other factors. Properties are moved into the Same-Store pool after one full calendar year of stabilized operation.

Management 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 Commercial Real Estate operating profit to Commercial Real Estate NOI for the three months ended March 31, 2025 and 2024, are as follows (in thousands):

	Three Months Ended March 31,
	2025		2024
CRE Operating Profit	$	23,426	$	21,981
Depreciation and amortization	9,158		8,975
Straight-line lease adjustments	(226)		(592)
Favorable/(unfavorable) lease amortization	(43)		(96)
Sales-type lease adjustments	(50)		—
Termination fees and other	(482)		(1)
Interest and other income (expense), net	(8)		(59)
Selling, general, and administrative	1,453		1,556
NOI	33,228		31,764
Less: NOI from acquisitions, dispositions, and other adjustments	(839)		(674)
Same-Store NOI	$	32,389	$	31,090

33

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 March 31, 2025) 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 March 31, 2025, 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 March 31, 2025, after the effects of interest rate swaps, the Company had $440.2 million of fixed-rate debt and $13.0 million of variable-rate debt with a total weighted average interest rate of 4.62%. Of the total debt amount of $453.2 million, $26.5 million will become due in the next twelve months. 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; borrowing capacity under its revolving credit facility; and proceeds from debt financings 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 March 31, 2025) 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 2024 Form 10-K, and relates to the Company's Notes payable and other debt and Accrued 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 2024 Form 10-K, and includes contractual interest payments for Notes payable and other debt as well as amounts to be spent on contractual commitments related to development projects and building and tenant improvements.

As of March 31, 2025, there were no material changes in the Company's known contractual obligations from the end of the preceding fiscal year ended December 31, 2024. Refer to Note 5 – Notes Payable and Other Debt 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 2024 Form 10-K. As of March 31, 2025, 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, 2024. Refer to Note 7 – 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 three months ended March 31, 2025, operating cash flows from continuing operations of $25.9 million was primarily driven by cash generated by the Commercial Real Estate segment (the Company's core business) and cash proceeds from unimproved land sales in the Land Operations segment. The Company's operating cash flows from continuing operations for the three months ended March 31, 2025, represents an increase of $9.4 million from $16.5 million for the three months ended March 31, 2024, due primarily to an increase in cash generated by the Company's Commercial Real Estate operations and operating cash distributions from joint ventures during the three months ended March 31, 2025, compounded by higher cash

34

paid for interest and the payment of a one-time financing charge and certain post retirement benefits during the three months ended March 31, 2024. 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 legacy 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 $16.9 million as of March 31, 2025, 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 March 31, 2025), as well as long-term basis. With respect to the $450.0 million A&B Revolver available for general A&B purposes, as of March 31, 2025, the Company had $143.0 million of borrowings outstanding, no letters of credit issued against, and $307.0 million of available capacity.

On August 13, 2024, 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 $200.0 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 March 31, 2025, 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 $0.8 million for the three months ended March 31, 2025, as compared to $3.7 million for the three months ended March 31, 2024. Cash used in investing activities for continuing operations during the three months ended March 31, 2025, was primarily driven by capital expenditures of $4.2 million partially offset by the collection of a note receivables related to a prior year commercial real estate property disposal. Net cash used in investing activities for continuing operations during the three months ended March 31, 2024, was primarily driven by capital expenditures of $3.7 million.

As it relates to the CRE segment, the Company differentiates capital expenditures as follows (based on management's perspective on discretionary versus non-discretionary areas of spending for its CRE business):

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

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

•Capitalized Indirect Costs: Certain costs related to the development and redevelopment of real estate properties, including: pre-construction costs; real estate taxes; insurance; construction costs; attributable interest expense; and salaries and related costs of personnel directly involved.

35

Capital expenditures for the respective periods for all segments were as follows (dollars in thousands, unaudited):

	Three Months Ended March 31,
	2025		2024
Capital expenditures for real estate
Ongoing maintenance capital expenditures
Building/area improvements	$	819	$	1,164
Tenant space improvements	1,257		854
Total ongoing maintenance capital expenditures for real estate	2,076		2,018
Discretionary capital expenditures
Development and redevelopment1	1,048		1,022
Tenant space improvements - nonrecurring	111		—
Total discretionary capital expenditures for real estate	1,159		1,022
Capitalized indirect costs	818		666
Total capital expenditures for real estate1	4,053		3,706
Corporate and other capital expenditures	116		40
Total Capital Expenditures1	$	4,169	$	3,746

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 $41.3 million for the three months ended March 31, 2025, as compared to $25.2 million for the three months ended March 31, 2024. During the three months ended March 31, 2025, the Company's net cash outlays related to financing activities were primarily due to cash dividend payments totaling $16.5 million, repayments of secured and unsecured notes payable and other debt of $16.6 million, and net repayment of $7.0 million on the Company's revolving credit facility. During the three months ended March 31, 2024, the Company's net cash outlays related to financing activities were due primarily to cash dividend payments totaling $16.4 million and repayments of secured and unsecured notes payable and other debt of $15.4 million, partially offset by net borrowings of $9.0 million on the Company's revolving credit facility.

The Company's Board of Directors authorized the Company to repurchase up to $100.0 million of its common stock between January 1, 2024 and December 31, 2025. During the three months ended March 31, 2025, the Company did not repurchase any shares of its common stock.

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 three months ended March 31, 2025, the Company completed one transaction that gave rise to cash proceeds from sales or involuntary conversion activity that qualified under §1031 or §1033 of the Code. As of March 31, 2025, $0.5 million from tax-deferred sales or involuntary conversions were available for use and had not yet been reinvested under §1031 or §1033 of the Code.

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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, trade disputes, such as the imposition of new or increased sanctions or tariffs, changes in the local or global tourism industry, war, natural disasters or effects of climate change, or a prolonged economic downturn could adversely affect our business. The impact of an elevated federal funds rate for a prolonged period, 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 2024 Form 10-K.

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.

37

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, 2024. There have been no material changes in the quantitative and qualitative disclosures about market risk since December 31, 2024.

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 March 31, 2025, 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 first quarter that have materially affected, or are reasonably likely to materially affect, the Company's internal control over financial reporting.

38

PART II. OTHER INFORMATION

ITEM 1. LEGAL PROCEEDINGS

The information set forth under the "Legal Proceedings and Other Contingencies" section in Note 7 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 October 2023, the Company's Board of Directors authorized the Company to repurchase up to $100.0 million of its common stock beginning on January 1, 2024, and ending on December 31, 2025.

During the quarter ended March 31, 2025, the Company repurchased no shares of its common stock. As of March 31, 2025, $100 million remains available under the stock repurchase program.

ITEM 5. OTHER INFORMATION

Rule 10b5-1 Plan Elections

None of the Company’s directors or officers adopted, modified, or terminated a Rule 10b5-1 trading arrangement or a non-Rule 10b5-1 trading arrangement (as each term is defined in Item 408 of Regulation S-K) during the quarter ended March 31, 2025.

39

ITEM 6. EXHIBITS

EXHIBIT INDEX

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.

101    The following information from Alexander & Baldwin, Inc.'s Quarterly Report on Form 10-Q for the quarterly period ended March 31, 2025, formatted in Inline XBRL (eXtensible Business Reporting Language): (i) Condensed Consolidated Balance Sheets as of March 31, 2025 and December 31, 2024; (ii) Condensed Consolidated Statements of Operations for the three months ended March 31, 2025 and 2024; (iii) Condensed Consolidated Statements of Comprehensive Income (Loss) for the three months ended March 31, 2025 and 2024; (iv) Condensed Consolidated Statements of Cash Flows for the three months ended March 31, 2025 and 2024; (v) Condensed Consolidated Statements of Equity and Redeemable Noncontrolling Interest for the three months ended March 31, 2025 and 2024; and (vi) Notes to Condensed Consolidated Financial Statements.

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

40

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.
April 25, 2025	By: /s/ Clayton K.Y. Chun
	Clayton K.Y. Chun
	Executive Vice President, Chief Financial Officer and Treasurer
April 25, 2025	By: /s/ Anthony J. Tommasino
	Anthony J. Tommasino
	Vice President and Controller

41

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:	April 25, 2025

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:	April 25, 2025

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 March 31, 2025, 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:	April 25, 2025

/s/ Clayton K.Y. Chun
Name:	Clayton K.Y. Chun
Title:	Executive Vice President, Chief Financial Officer and Treasurer
Date:	April 25, 2025

XML

Cover	3 Months Ended
	Mar. 31, 2025 shares
Cover [Abstract]
Document Type	10-Q
Document Quarterly Report	true
Document Period End Date	Mar. 31, 2025
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	72,711,539
Entity Central Index Key	0001545654
Current Fiscal Year End Date	--12-31
Document Fiscal Year Focus	2025
Document Fiscal Period Focus	Q1
Amendment Flag	false

XML

CONDENSED CONSOLIDATED BALANCE SHEETS - USD ($) $ in Thousands	Mar. 31, 2025	Dec. 31, 2024
Real estate investments
Real estate property	$ 1,676,343	$ 1,670,879
Accumulated depreciation	(263,283)	(255,641)
Real estate property, net	1,413,060	1,415,238
Real estate developments	41,466	46,423
Investments in sales-type leases, net of allowances (credit losses) of $17 as of March 31, 2025	9,216	0
Investments in real estate joint ventures and partnerships	5,907	5,907
Real estate intangible assets, net	29,795	31,176
Real estate investments, net	1,499,444	1,498,744
Cash and cash equivalents	16,855	33,436
Restricted cash	697	236
Accounts receivable, net of allowances (credit losses and doubtful accounts) of $1,728 and $1,701 as of March 31, 2025 and December 31, 2024, respectively	4,942	3,697
Goodwill	8,729	8,729
Other receivables, net of allowances (credit losses) of $2,299 and $2,393 as of March 31, 2025 and December 31, 2024, respectively	11,185	16,696
Prepaid expenses and other assets	106,762	108,894
Total assets	1,648,614	1,670,432
Liabilities:
Notes payable and other debt	452,843	474,837
Accounts payable	4,490	4,529
Accrued post-retirement benefits	7,535	7,582
Deferred revenue	75,085	72,462
Accrued and other liabilities	103,518	107,479
Total liabilities	643,471	666,889
Commitments and Contingencies (Note 7)
Equity:
Common stock - no par value; authorized, 225,000,000 shares; outstanding 72,711,539 and 72,633,866 shares at March 31, 2025, and December 31, 2024, respectively	1,811,826	1,811,582
Accumulated other comprehensive income (loss)	2,506	6,134
Distributions in excess of accumulated earnings	(809,189)	(814,173)
Total shareholders' equity	1,005,143	1,003,543
Total liabilities and equity	$ 1,648,614	$ 1,670,432

XML

CONDENSED CONSOLIDATED BALANCE SHEETS (Parenthetical) - USD ($) $ in Thousands	Mar. 31, 2025	Dec. 31, 2024
Statement of Financial Position [Abstract]
Sales-type leases, allowance for credit losses	$ 17
Allowances (credit losses and doubtful accounts)	1,728	$ 1,701
Allowance for credit losses on other receivables	$ 2,299	$ 2,393
Common stock authorized (in shares)	225,000,000	225,000,000
Common stock outstanding (in shares)	72,711,539	72,633,866

XML

CONDENSED CONSOLIDATED STATEMENTS OF OPERATIONS - USD ($) shares in Thousands, $ in Thousands	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
Operating Revenue:
Total operating revenue	$ 53,738	$ 61,202
Operating Costs and Expenses:
Selling, general and administrative	6,990	7,239
Total operating costs and expenses	34,053	37,442
Gain (loss) on commercial real estate transactions	4,103	0
Gain (loss) on disposal of assets, net	193	23
Total gain (loss) on commercial real estate transactions and other disposal of assets, net	4,296	23
Operating Income (Loss)	23,981	23,783
Other Income and (Expenses):
Income (loss) related to joint ventures	3,025	698
Interest and other income (expense), net	51	1,267
Interest expense	(5,802)	(5,510)
Income (Loss) from Continuing Operations Before Income Taxes	21,255	20,238
Income tax benefit (expense)	39	0
Income (Loss) from Continuing Operations	21,294	20,238
Discontinued operations available to A&B common shareholders	139	(256)
Net Income (Loss)	$ 21,433	$ 19,982
Basic Earnings (Loss) Per Share of Common Stock:
Continuing operations available to A&B shareholders (in dollars per share)	$ 0.29	$ 0.28
Discontinued operations available to A&B shareholders (in dollars per share)	0	0
Net income (loss) available to A&B shareholders (in dollars per share)	0.29	0.28
Diluted Earnings (Loss) Per Share of Common Stock:
Continuing operations available to A&B shareholders (in dollars per share)	0.29	0.28
Discontinued operations available to A&B shareholders (in dollars per share)	0	0
Net income (loss) available to A&B shareholders (in dollars per share)	$ 0.29	$ 0.28
Weighted-Average Number of Shares Outstanding:
Basic (in shares)	72,683	72,545
Diluted (in shares)	72,820	72,666
Amounts Available to A&B Common Shareholders:
Continuing operations available to A&B common shareholders	$ 21,294	$ 20,230
Discontinued operations available to A&B common shareholders	139	(256)
Net income (loss) available to A&B common shareholders	21,433	19,974
Commercial Real Estate
Operating Revenue:
Commercial Real Estate	51,043	48,888
Operating Costs and Expenses:
Cost of Commercial Real Estate	26,169	25,416
Land Operations
Operating Revenue:
Land Operations	2,695	12,314
Operating Costs and Expenses:
Cost of Land Operations	$ 894	$ 4,787

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CONDENSED CONSOLIDATED STATEMENTS OF COMPREHENSIVE INCOME (LOSS) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
Statement of Comprehensive Income [Abstract]
Net Income (Loss)	$ 21,433	$ 19,982
Cash flow hedges:
Unrealized interest rate derivative gain (loss)	(3,083)	1,202
Reclassification adjustment to interest expense included in Net Income (Loss)	(545)	(473)
Other comprehensive income (loss), net of tax	(3,628)	729
Comprehensive Income (Loss)	$ 17,805	$ 20,711

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CONDENSED CONSOLIDATED STATEMENTS OF CASH FLOWS - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
Cash Flows from Operating Activities:
Net Income (Loss)	$ 21,433	$ 19,982
Adjustments to reconcile net income (loss) to net cash provided by (used in) operations:
Loss (income) from discontinued operations	(139)	256
Depreciation and amortization	9,207	9,034
Provision for (reversal of) credit losses	17	0
(Gain) loss on commercial real estate transactions and other disposals, net	(4,296)	(23)
(Gain) loss on de-designated interest rate swap valuation adjustment	0	(3,675)
Share-based compensation expense	1,370	1,126
Loss (income) related to joint ventures, net of operating cash distributions	(1,025)	50
Changes in operating assets and liabilities:
Trade and other receivables	(1,524)	(486)
Prepaid expenses and other assets	(2,471)	(3,435)
Development/other property inventory	4,564	(2,925)
Accrued post-retirement benefits	(47)	(1,697)
Accounts payable	(58)	(1,242)
Accrued and other liabilities	(1,149)	(501)
Operating cash flows from continuing operations	25,882	16,464
Operating cash flows from discontinued operations	115	(403)
Net cash provided by (used in) operations	25,997	16,061
Cash Flows from Investing Activities:
Capital expenditures for property, plant and equipment	(4,169)	(3,746)
Proceeds from disposal of assets	3,468	184
Payments for purchases of investments in affiliates and other investments	(92)	(113)
Investing cash flows from continuing operations	(793)	(3,675)
Investing cash flows from discontinued operations	0	15,000
Net cash provided by (used in) investing activities	(793)	11,325
Cash Flows from Financing Activities:
Payments of notes payable and other debt and deferred financing costs	(16,560)	(15,441)
Borrowings (payments) on line-of-credit agreement, net	(7,000)	9,000
Cash dividends paid	(16,524)	(16,447)
Repurchases of common stock and other payments	(1,240)	(2,332)
Financing cash flows from continuing operations	(41,324)	(25,220)
Financing cash flows from discontinued operations	0	0
Net cash provided by (used in) financing activities	(41,324)	(25,220)
Cash, Cash Equivalents, and Restricted Cash
Net increase (decrease) in cash, cash equivalents, and restricted cash	(16,120)	2,166
Balance, beginning of period	33,672	13,753
Balance, end of period	17,552	15,919
Other Cash Flow Information:
Interest paid, net of capitalized interest, for continuing operations	3,026	4,470
Income tax payments/(refunds), net	6	0
Reconciliation of cash, cash equivalents, and restricted cash
Cash and cash equivalents, beginning of period	33,436	13,517
Restricted cash, beginning of period	236	236
Balance, beginning of period	33,672	13,753
Cash and cash equivalents, end of period	16,855	15,683
Restricted cash, end of period	697	236
Balance, end of period	17,552	15,919
Continuing Operations
Noncash Investing and Financing Activities from continuing operations:
Capital expenditures included in accounts payable and accrued and other liabilities	1,988	1,907
Finance lease liabilities arising from obtaining ROU assets	1,547	0
Dividends declared but unpaid at end of period	16,946	16,501
Increase (decrease) in other receivables from investments in affiliates	$ 2,084	$ 0

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CONDENSED CONSOLIDATED STATEMENTS OF EQUITY - USD ($) $ in Thousands	Total	Common Stock	Accumulated Other Comprehensive Income (Loss)	(Distribution in Excess of Accumulated Earnings) Earnings Surplus
Beginning balance (in shares) at Dec. 31, 2023		72,448,000
Beginning balance at Dec. 31, 2023	$ 1,003,011	$ 1,809,095	$ 3,250	$ (809,334)
Total Equity
Net income (loss)	19,982			19,982
Other comprehensive income (loss), net of tax	729		729
Dividend on common stock	(16,190)			(16,190)
Share-based compensation	1,126	$ 1,126
Shares issued (repurchased), net (in shares)		144,000
Shares issued (repurchased), net	(2,332)	$ (2,212)		(120)
Ending balance (in shares) at Mar. 31, 2024		72,592,000
Ending balance at Mar. 31, 2024	$ 1,006,326	$ 1,808,009	3,979	(805,662)
Beginning balance (in shares) at Dec. 31, 2024	72,633,866	72,634,000
Beginning balance at Dec. 31, 2024	$ 1,003,543	$ 1,811,582	6,134	(814,173)
Total Equity
Net income (loss)	21,433			21,433
Other comprehensive income (loss), net of tax	(3,628)		(3,628)
Dividend on common stock	(16,438)			(16,438)
Share-based compensation	1,370	$ 1,370
Shares issued (repurchased), net (in shares)		78,000
Shares issued (repurchased), net	$ (1,137)	$ (1,126)		(11)
Ending balance (in shares) at Mar. 31, 2025	72,711,539	72,712,000
Ending balance at Mar. 31, 2025	$ 1,005,143	$ 1,811,826	$ 2,506	$ (809,189)

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CONDENSED CONSOLIDATED STATEMENTS OF EQUITY (Parenthetical) - $ / shares	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
Statement of Stockholders' Equity [Abstract]
Dividends declared (in dollars per share)	$ 0.2250	$ 0.2225

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Background and Basis of Presentation

3 Months Ended

Mar. 31, 2025

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 March 31, 2025, the Company's commercial real estate portfolio resides entirely in Hawai‘i and consists of 21 retail centers, 14 industrial assets and four office properties, representing a total of four million square feet of gross leasable area ("GLA"), as well as 146 acres of commercial land, of which substantially all is leased pursuant to urban 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, 2024 and 2023, 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, 2024, 2023, and 2022, respectively, and the notes thereto included in the Company's Annual Report filed on Form 10-K for the year ended December 31, 2024 ("2024 Form 10-K"), and other subsequent filings with the U.S. Securities and Exchange Commission ("SEC").

Use of Estimates: The preparation of the condensed consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the amounts reported. Estimates and assumptions are used for, but not limited to: (i) asset impairments, including intangible assets and goodwill, (ii) purchase price allocations with respect to commercial real estate asset acquisitions, (iii) the determination of fair value of sales-type leases, (iv) litigation and contingencies, (v) postretirement benefits, (vi) recoverable amounts of accounts and other receivables, (vii) valuation of derivatives and their effectiveness as hedges, (viii) income taxes, and (ix) valuation of market-based and performance-based restricted stock units. Future results could be materially affected if actual results differ from these estimates and assumptions.

Rounding: Amounts in the condensed consolidated financial statements and notes are rounded to the nearest thousand. 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

3 Months Ended

Mar. 31, 2025

Accounting Policies [Abstract]

Significant Accounting Policies

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 2024 Form 10-K. Updates to the Company's significant accounting policies are included herein as a result of the Company's investments in sales-type leases during the three months ended March 31, 2025.

Sales-type Leases: Lease classification for leases under which the Company is the lessor are evaluated under ASC Topic 842, Leases ("ASC 842") at lease commencement or lease modification. Leases qualify as sales-type leases if the contract includes either transfer of ownership clauses, certain purchase options, a lease term representing a major part of the economic life of the asset, or the present value of the lease payments and residual guarantees provided by the lessee equals substantially all of the fair value of the asset. If a lease is determined to be a sales-type lease, the Company records a net investment in the lease which is equal to the present value of the fixed and determinable lease payments, including any guaranteed or unguaranteed residual value of the asset at the end of the lease, discounted at the rate implicit in the lease.

ASC 842 requires a lessor to derecognize the underlying asset and recognize any selling profit or loss on a sales-type lease at lease commencement, assuming that collectibility of both lease payments and any residual value guarantee provided by the lessee is probable. The difference between the net investment in the lease and the carrying value of the underlying asset is recognized as selling profit or loss upon execution of the lease within Gain (loss) on commercial real estate transactions in the Company's condensed consolidated statements of operations. Initial direct costs are recognized as an expense if, at the commencement date, the fair value of the underlying asset is different from its carrying amount. If the fair value of the

underlying asset equals its carrying amount, initial direct costs are deferred at the commencement date and included in the measurement of the net investment in the lease.

Interest income from sales-type leases is measured using the rate implicit in the lease and is recorded in Operating Revenue - Commercial Real Estate in the Company’s condensed consolidated statements of operations over the lease term to produce a constant periodic rate of return on the Company’s net investment in the lease. Rent payments that are not fixed and determinable at lease inception, such as tenant reimbursed property operating costs, percentage rent and market rent adjustments, are not included in the effective interest method calculation and are accounted for as variable payments in the period earned.

The Company evaluates its net investment in sales-type leases for impairment under the current expected credit loss ("CECL") standard.

Recently issued accounting pronouncements

In October 2023, the FASB issued ASU No. 2023-06 ("ASU 2023-06"), Disclosure Improvements - Codification Amendment in Response to the SEC’s Disclosure Update and Simplification Initiative. This ASU modified the disclosure and presentation requirements of a variety of codification topics by aligning them with the SEC’s regulations. The amendments to the various topics should be applied prospectively, and the effective date will be determined for each individual disclosure based on the effective date of the SEC’s removal of the related disclosure. If the SEC has not removed the applicable requirements from Regulation S-X or Regulation S-K by June 30, 2027, then this ASU will not become effective. Early adoption is prohibited. The Company does not expect the amendments of this accounting standard update to have a material impact on its consolidated financial statements and related disclosures.

In December 2023, the FASB issued ASU No. 2023-09 (“ASU 2023-09”), Income Taxes (Topic 740): Improvement to Income Tax Disclosures to enhance the transparency and decision usefulness of income tax disclosures, primarily related to the rate reconciliation and income taxes paid information. ASU 2023-09 is effective for annual periods beginning after December 15, 2024, on a prospective basis. Early adoption is permitted. The Company is currently evaluating the impact of this accounting standard update on its consolidated financial statements and related disclosures.

In November 2024, the FASB issued ASU No. 2024-03 ("ASU 2024-03"), Income Statement - Reporting Comprehensive Income - Expense Disaggregation Disclosures. This ASU requires a public business entity to disclose specific information about certain costs and expenses in the notes to its financial statements for interim and annual reporting periods. The objective of the disclosure requirements is to provide disaggregated information about a public business entity's expenses to help investors (a) better understand the entity's performance, (b) better assess the entity's prospects for future cash flows, and (c) compare an entity's performance over time and with that of other entities. ASU 2024-03 is effective for annual periods beginning after December 15, 2026, on either a prospective basis to financial statements issued for reporting periods after the effect date, or on a retrospective basis to any or all prior periods presented in the financial statements. Early adoption is permitted. The Company is currently evaluating the impact of this accounting standard update on its consolidated financial statements and related disclosures.

Interest and other income (expense), net

Interest and other income (expense), net for the three months ended March 31, 2025 and 2024, included the following (in thousands):

	Three Months Ended March 31,
	2025		2024
Interest income	$	151	$	231
Post-retirement benefit (expense)	(102)		(107)
Gain (loss) on fair value adjustments related to interest rate swaps	—		3,675
Financing charges	—		(2,350)
Other income (expense), net	2		(182)
Interest and other income (expense), net	$	51	$	1,267

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Investments in Affiliates

3 Months Ended

Mar. 31, 2025

Equity Method Investments and Joint Ventures [Abstract]

Investments in Affiliates

Investments in Affiliates

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

Operating results presented in the Company's condensed consolidated financial statements include the Company's proportionate share of net income (loss) from its equity method investments. Summarized financial information of entities accounted for by the equity method on a combined basis for the three months ended March 31, 2025 and 2024, is as follows (in thousands):

	Three Months Ended March 31,
	2025		2024
Revenues	$	42,122	$	39,370
Operating costs and expenses	37,069		35,399
Gross Profit (Loss)	$	5,053	$	3,971
Income (Loss) from Continuing Operations1	$	1,452	$	(700)
Net Income (Loss)1	$	1,452	$	(700)
1 Includes earnings from equity method investments held by the investee.

During the three months ended March 31, 2025 and 2024, Income (loss) related to joint ventures was $3.0 million and $0.7 million, respectively, and return on investment operating cash distributions was $2.0 million and $0.7 million, respectively.

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Fair Value Measurements

3 Months Ended

Mar. 31, 2025

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 March 31, 2025 and December 31, 2024, (in thousands):

		Fair Value Measurements at
		March 31, 2025
	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	$	3,719	$	—	$	3,719	$	—

		Fair Value Measurements at
		December 31, 2024
	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	$	7,378	$	—	$	7,378	$	—

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 6 – 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 2024 Form 10-K.

Investments in sales-type leases, net: During the three months ended March 31, 2025, the Company entered into a ground lease agreement for a 4.7-acre land parcel located within Maui Business Park, which met the criteria for classification as a sales-type lease. The net investment in sales-type lease asset was recorded at the estimated fair value at the lease commencement date. The fair value of sales-type leases are generally estimated utilizing Level 3 inputs to discount the estimated future cash flows of the lease, including any guaranteed or unguaranteed estimated residual value of the asset at the end of the lease, using the rate implicit in the lease.

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, and are classified as Level 1 measurement in the fair value hierarchy.

The fair value of the Company's notes receivable approximated the carrying amount of $5.3 million and $13.1 million as of March 31, 2025 and December 31, 2024, 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 March 31, 2025, the carrying amount of the Company's notes payable and other debt was $452.8 million and the corresponding fair value was $449.2 million. At December 31, 2024, the carrying amount of the Company's notes payable and other debt was $474.8 million and the corresponding fair value was $468.4 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

3 Months Ended

Mar. 31, 2025

Debt Disclosure [Abstract]

Notes Payable and Other Debt

Notes Payable and Other Debt

As of March 31, 2025 and December 31, 2024, notes payable and other debt consisted of the following (dollars in thousands):

	Interest Rate (%)	Maturity Date		Principal Outstanding
				March 31, 2025		December 31, 2024
Secured:
Photovoltaic Financing	(1)	(1)		$	5,386	$	3,932
Manoa Marketplace	(2)	2029		50,409		50,877
Subtotal				$	55,795	$	54,809
Unsecured:
Series J Note	4.66%	2025		$	10,000	$	10,000
Series B Note	5.55%	2026		2,000		18,000
Series C Note	5.56%	2026		7,000		7,000
Series F Note	4.35%	2026		7,250		7,250
Series H Note	4.04%	2026		50,000		50,000
Series K Note	4.81%	2027		34,500		34,500
Series G Note	3.88%	2027		15,625		15,625
Series L Note	4.89%	2028		18,000		18,000
Series I Note	4.16%	2028		25,000		25,000
Term Loan 5	4.30%	2029		25,000		25,000
Series M Note	6.09%	2032		60,000		60,000
Subtotal				$	254,375	$	270,375
Revolving Credit Facilities:
A&B Revolver	(3)	2028	(4)	143,000		150,000
Total debt (contractual)				$	453,170	$	475,184
Unamortized debt issuance costs				(327)		(347)
Total debt (carrying value)				$	452,843	$	474,837
(1) Financing leases have a weighted average discount rate of 4.75% and maturity dates ranging from 2027 to 2030
(2) Loan has a stated interest rate of SOFR plus 1.35%. Loan 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%. As of March 31, 2025 and December 31, 2024, $130.0 million is swapped through maturity to a 4.76% weighted average fixed rate.
(4) A&B Revolver has two six-month optional term extensions.

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Derivative Instruments

3 Months Ended

Mar. 31, 2025

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

As of March 31, 2025, the Company had three interest rate swap agreements, all three of which were designated as cash flow hedges. The key terms are as follows (dollars in thousands):

Effective	Maturity	Fixed Interest	Notional Amount at		Asset (Liability) Fair Value at
Date	Date	Rate	March 31, 2025		March 31, 2025		December 31, 2024
Interest Rate Swap Agreements
4/7/2016	8/1/2029	3.14%	$	50,409	$	3,427	$	4,310
5/1/2024	12/9/2031	4.88%	$	57,000	$	31	$	1,254
12/9/2024	12/9/2031	4.83%	$	73,000	$	261	$	1,814

The assets related to the interest rate swaps as of March 31, 2025 and December 31, 2024, are presented within Prepaid expenses and other assets in the condensed consolidated balance sheets. Changes in fair value of designated 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. Changes in fair value of undesignated cash flow hedges, including de-designated hedges, are recorded in Interest and other income (expense), net.

Statement of Comprehensive Income (Loss) Derivative Instruments Impact

The following table represents the pre-tax effect of the derivative instruments in the Company's condensed consolidated statements of comprehensive income (loss) (in thousands):

	Three Months Ended March 31,
	2025		2024
Information regarding derivatives designated as hedging instruments
Amount of gain (loss) recognized in OCI on derivatives	$	(3,083)	$	1,202
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	$	(545)	$	(473)

As of March 31, 2025, the Company expects to reclassify $1.6 million of net losses on derivative instruments from accumulated other comprehensive income to earnings during the next 12 months.

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Commitments and Contingencies

3 Months Ended

Mar. 31, 2025

Commitments and Contingencies Disclosure [Abstract]

Commitments and Contingencies

Commitments and Contingencies

Commitments and other financial arrangements

Bonds related to the Company's real estate activities totaled $17.0 million as of March 31, 2025, 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.

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 the BLNR to make findings of fact and conclusions of law determining that the action would serve the best interests of the State. On remand, the Carmichael Plaintiffs filed a motion for partial summary judgment asking the Circuit Court to conclude that the BLNR and A&B/EMI violated HRS Chapter 343 when the BLNR continued the revocable permits for calendar year 2015. On December 21, 2023, the Circuit Court entered its order granting in part and denying in part the motion for partial summary judgment, determining that the BLNR and A&B/EMI had violated HRS Chapter 343 when the BLNR continued the revocable permits for calendar year 2015, but denying the plaintiffs’ request for a declaration that A&B/EMI had no authority to divert any water until a final environmental impact statement had been accepted.

Also on remand, the Carmichael Plaintiffs sought and were granted leave to file an amended complaint asserting a claim for unjust enrichment against A&B/EMI. The plaintiffs assert that they had a superior right to the water diverted by EMI from at least 2015 until September 2021 when BLNR accepted the final environmental impact statement for the long-term water lease, and EMI lacked the authority to divert water during that time period. In December 2023, the Carmichael Plaintiffs filed their amended complaint. On February 11, 2025, the Circuit Court entered its order granting A&B/EMI’s motion for summary judgment as to the plaintiffs’ unjust enrichment claim. Final judgment was entered on February 26, 2025. On March 5, 2025, the Carmichael Plaintiffs filed a notice of appeal with the ICA challenging the grant of summary judgment as to the unjust enrichment claim.

In the companion case brought by Na Moku Aupuni O Ko‘olau Hui challenging the BLNR’s decision to continue the revocable permits for calendar year 2016, Na Moku filed a motion asking for a decision on appeal and requesting that the Circuit Court limit the current diversion of water pursuant to the revocable permits and order the BLNR to allow Na Moku to intervene in the contested case hearing ordered by the Circuit Court in the Sierra Club litigation addressed below. On January 2, 2024, the Circuit Court entered its order granting Na Moku’s request to invalidate the BLNR’s decision reaffirming the holdover status of the revocable permits for calendar year 2016 and denying Na Moku’s request to (1) impose a cap on the current amount of water diverted pursuant to the revocable permits, (2) order the BLNR to allow Na Moku to intervene in Sierra Club’s contested

case hearing; and (3) declare that A&B/EMI had no legal authority to divert water pursuant to then-valid revocable permits. In January 2024, the circuit court entered final judgment in this case.

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 the 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 the 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 Company and the BLNR appealed the court’s determination that the Sierra Club was entitled to a contested case hearing on the 2021 revocable permits. At the request of Sierra Club, the Intermediate Court of Appeals held oral argument on the matter on December 13, 2023. On April 12, 2024, the ICA issued its opinion holding that the Sierra Club was not entitled to a contested case hearing, the circuit court erred by modifying the permits, and the Sierra Club was not entitled to attorneys’ fees and costs. The Sierra Club filed an application with the Supreme Court of Hawai’i for a writ of certiorari challenging the ICA’s opinion. On July 11, 2024, the Supreme Court of Hawai’i entered its order accepting Sierra Club's application for a writ of certiorari. The Hawaii Supreme Court held oral argument on November 21, 2024. The case is still pending. In July 2022, the Sierra Club filed a separate appeal challenging the BLNR’s June 30, 2022 decision on the contested case hearing on the permits for calendar years 2021 and 2022. On March 31, 2023, the court entered its decision on appeal, dismissing the appeal as moot. On January 29, 2024, the court entered final judgment in this case. On February 8, 2024, the Sierra Club filed a notice of appeal with the Hawaii Intermediate Court of Appeals, and on December 24, 2024, the court reversed the dismissal, finding the case not moot and remanding the matter to the Circuit Court for consideration of the merits of the appeal. On February 10, 2025, the Sierra Club filed with the Hawaii Supreme Court, an application for a writ of certiorari, arguing that the ICA erred in remanding the matter back to the Circuit Court rather than deciding the merits of the appeal itself. On March 28, 2025, the Hawaii Supreme Court rejected the Sierra Club’s application.

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 the 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 the BLNR’s decision to continue the revocable permits by reducing the cap to 31.5 million gallons per day. A&B/EMI filed motions to increase the modified cap and for leave to take an immediate appeal. On August 11, 2023, the court entered its order denying A&B/EMI’s motion for leave to take an immediate appeal. On September 8, 2023, the court entered its ruling denying without prejudice A&B/EMI’s motion to increase the modified cap. On August 17, 2023, Sierra Club filed its First Motion to Modify Permits, asking the court to impose conditions on the revocable permits requiring A&B/EMI to determine the water needs of the County of Maui Fire Department and to line one reservoir, which the court granted in

part, ordering the parties to meet with the County of Maui Fire Department to discuss the Department’s water needs. In January 2024, the court entered final judgment in this case. In February 2024, A&B/EMI and BLNR filed separate notices of appeal with the Hawaii Intermediate Court of Appeals.

On December 8, 2023, the BLNR issued a new revocable permit to the Company for calendar year 2024. On that same date, after the BLNR voted to grant the new revocable permit to the Company, Sierra Club made an oral request for a contested case hearing and, on December 18, 2023, filed a written request for the same. On December 13, 2024, the BLNR denied Sierra Club’s requests for a contested case hearing.

On December 13, 2024, the BLNR issued a new revocable permit to the Company for calendar year 2025. On that same date, prior to the BLNR’s vote to grant the new revocable permit to the Company, Sierra Club made an oral and written request for a contested case hearing, and Na Moku Aupuni O Ko‘olau Hui made an oral request for a contested case hearing. The BLNR voted to deny both requests.

On January 9, 2025, Sierra Club filed an appeal of the BLNR’s decision denying its request for a contested case hearing as well as challenging the merits of the BLNR’s decision to issue the new revocable permit for calendar year 2025. On January 10, 2025, Na Moku Aupuni O Ko‘olau Hui filed an appeal of the BLNR’s decision denying its oral request for a contested case hearing as well as challenging the merits of the BLNR’s decision to issue the new revocable permit for calendar year 2025.

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

3 Months Ended

Mar. 31, 2025

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 9 – 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 months ended March 31, 2025 and 2024, was as follows (in thousands):

	Three Months Ended March 31,
	2025		2024
Revenues:
Commercial Real Estate	$	51,043	$	48,888
Land Operations:
Development sales revenue	—		2,455
Unimproved/other property sales revenue	2,533		9,625
Other operating revenue	162		234
Land Operations	2,695		12,314
Total revenues	$	53,738	$	61,202

The following table provides information about receivables, contract assets and contract liabilities from contracts with customers as of March 31, 2025 and December 31, 2024 (in thousands):

	March 31, 2025		December 31, 2024
Accounts receivable	$	6,670	$	5,398
Allowances (credit losses and doubtful accounts)	(1,728)		(1,701)
Accounts receivable, net of allowance for credit losses and allowance for doubtful accounts	$	4,942	$	3,697
Variable consideration1	$	62,000	$	62,000
Prepaid rent	8,754		6,077
Other deferred revenue	4,331		4,385
Deferred revenue	$	75,085	$	72,462
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 months ended March 31, 2025, the Company recognized less than $0.1 million in revenue related to the Company's variable consideration and other deferred revenue reported as of December 31, 2024.

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Leases - The Company as a Lessor

3 Months Ended

Mar. 31, 2025

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 and sales-type leases. Such activity is primarily composed of operating leases within its CRE segment.

The historical cost of, and accumulated depreciation on, leased property under operating leases as of March 31, 2025, and December 31, 2024, were as follows (in thousands):

	March 31, 2025		December 31, 2024
Leased property - real estate	$	1,643,135	$	1,638,098
Less: accumulated depreciation	(263,125)		(255,483)
Property under operating leases - net	$	1,380,010	$	1,382,615

During the three months ended March 31, 2025, the Company entered into a ground lease agreement for a 4.7-acre land parcel located within Maui Business Park. Management evaluated the agreement in accordance with ASC 842 and determined that it

met the criteria for classification as a sales-type lease. Accordingly, $5.0 million of land was derecognized and the present value of the future lease payments and the unguaranteed residual value of $9.2 million was recorded as Investments in sales-type leases, net in the Company's condensed consolidated balance sheets as of March 31, 2025. As a result, the Company recognized $4.1 million in selling profit from sales-type leases within Gain (loss) on commercial real estate transactions in the Company's condensed consolidated statements of operations during the three months ended March 31, 2025.

The components of the Company's investments in sales-type leases, net as of March 31, 2025 was as follows (in thousands):

	March 31, 2025
Present value of lease payments	$	9,219
Unguaranteed residual assets	14
Investment in sales-type leases	9,233
Less: CECL sales-type leases	(17)
Investments in sales-type leases, net	$	9,216

Rental income (i.e., revenue) under operating leases and sales-type leases during the three months ended March 31, 2025 and 2024, were as follows (in thousands):

	Three Months Ended March 31,
	2025		2024
Operating leases:
Lease payments	$	34,398	$	33,612
Variable lease payments	17,006		15,649
Revenues deemed uncollectible, net	(341)		(216)
Total rental income from operating leases	$	51,063	$	49,045
Sales-type leases:
Interest income	$	67	$	—
Provision for credit losses on sales-type leases	(17)		—
Total rental income from sales-type leases	$	50	$	—

Contractual future lease payments to be received on non-cancelable operating leases as of March 31, 2025, were as follows (in thousands):

	Operating
2025	$	103,902
2026	128,240
2027	114,900
2028	96,698
2029	78,324
2030	64,836
Thereafter	506,255
Total future lease payments to be received	$	1,093,155

Minimum undiscounted lease payments to be received under our sales-type leases as of March 31, 2025, were as follows (in thousands):

	Sales-Type
2025	$	—
2026	—
2027	417
2028	725
2029	743
2030	762
Thereafter	141,291
Total future undiscounted lease payments to be received	$	143,938
Less: imputed interest	(134,719)
Total present value of lease payments	$	9,219
Unguaranteed residual assets	14
Total investment in sales-type leases	$	9,233

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Leases - The Company as a Lessee

3 Months Ended

Mar. 31, 2025

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 2024 Form 10-K. The following table provides information about the Company's operating lease costs and finance lease costs recognized during the three months ended March 31, 2025 and 2024, (in thousands):

	Three Months Ended March 31,
	2025		2024
Operating lease cost	$	623	$	477
Finance lease cost:
Amortization of right-of-use assets	92		71
Interest on lease liabilities	56		48
Total lease cost - operating and finance leases	$	771	$	596

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 2024 Form 10-K. The following table provides information about the Company's operating lease costs and finance lease costs recognized during the three months ended March 31, 2025 and 2024, (in thousands):

	Three Months Ended March 31,
	2025		2024
Operating lease cost	$	623	$	477
Finance lease cost:
Amortization of right-of-use assets	92		71
Interest on lease liabilities	56		48
Total lease cost - operating and finance leases	$	771	$	596

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Share-based Payment Awards

3 Months Ended

Mar. 31, 2025

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 three months ended March 31, 2025, the Company granted approximately 271,900 of restricted stock unit awards with a weighted average grant date fair value of $19.21. During the three months ended March 31, 2024, the Company granted approximately 310,100 of restricted stock unit awards with a weighted average grant date fair value of $17.91.

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

	2025 Grants	2024 Grants
Volatility of A&B common stock	24.4%	27.4%
Average volatility of peer companies	29.8%	29.9%
Risk-free interest rate	4.3%	4.0%

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 thousands):

	Three Months Ended March 31,
	2025		2024
Share-based expense:
Time-based and market-based restricted stock units	$	1,370	$	1,126

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Income Taxes

3 Months Ended

Mar. 31, 2025

Income Tax Disclosure [Abstract]

Income Taxes

Income Taxes

The Company has been organized and operates in a manner that enables it to qualify, and management believes it will continue to qualify, as a REIT for federal income tax purposes.

As of March 31, 2025, tax years 2021 and later are open to audit by the tax authorities. Management 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”)

3 Months Ended

Mar. 31, 2025

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 thousands):

	Three Months Ended March 31,
	2025		2024
Income (loss) from continuing operations	$	21,294	$	20,238
Distributions and allocations to participating securities	—		(8)
Income (loss) from continuing operations available to A&B shareholders	21,294		20,230
Income (loss) from discontinued operations	139		(256)
Net income (loss) available to A&B common shareholders	$	21,433	$	19,974

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

	Three Months Ended March 31,
	2025	2024
Denominator for basic EPS - weighted average shares outstanding	72,683	72,545
Effect of dilutive securities:
Restricted stock unit awards	137	121
Denominator for diluted EPS - weighted average shares outstanding	72,820	72,666

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

	Three Months Ended March 31,
	2025	2024
Number of anti-dilutive securities	66	100

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Accumulated Other Comprehensive Income (Loss)

3 Months Ended

Mar. 31, 2025

Equity [Abstract]

Accumulated Other Comprehensive Income (Loss)

Accumulated Other Comprehensive Income (Loss)

For the three months ended March 31, 2025, 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 income (loss), net of taxes, were as follows as of March 31, 2025, and December 31, 2024, (in thousands):

	March 31, 2025		December 31, 2024
Post-retirement plans	$	382	$	382
Non-qualified benefit plans	(15)		(15)
Interest rate swaps	2,139		5,767
Accumulated other comprehensive income (loss)	$	2,506	$	6,134

The changes in Accumulated other comprehensive income (loss) by component for the three months ended March 31, 2025, were as follows (in thousands, net of taxes):

	Employee Benefit Plans		Interest Rate Swap		Total
Balance, January 1, 2025	$	367	$	5,767	$	6,134
Other comprehensive income (loss) before reclassifications, net of taxes of $0	—		(3,083)		(3,083)
Amounts reclassified from accumulated other comprehensive income (loss)1	—		(545)		(545)
Other comprehensive income (loss), net of taxes	—		(3,628)		(3,628)
Balance, March 31, 2025	$	367	$	2,139	$	2,506

1 Amounts reclassified from Accumulated other comprehensive income (loss) 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 (loss) 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

3 Months Ended

Mar. 31, 2025

Segment Reporting [Abstract]

Segment Results

Segment Information

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 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's CODM is the chief executive officer. The Company operates and reports on two segments: Commercial Real Estate and Land Operations.

Reportable segment information for the three months ended March 31, 2025 and 2024, is summarized below (in thousands):

	Three Months Ended March 31,
	2025		2024
Commercial Real Estate
Revenue from external customers	$	51,043	$	48,888
Intersegment revenue	—		6
Total segment revenue	51,043		48,894
Less:
Operating costs and expenses	13,375		12,582
Property taxes	3,639		3,863
Depreciation and amortization	9,158		8,975
Selling, general, and administrative	1,453		1,552
Other segment items1	(8)		(59)
Commercial Real Estate segment operating profit	$	23,426	$	21,981
Land Operations
Revenue from external customers	$	2,695	$	12,314
Total segment revenue	2,695		12,314
Less:
Development cost of sales	—		1,489
Unimproved/other property land cost of sales	293		1,646
Other operating costs and expenses2	601		1,664
Selling, general, and administrative	227		320
(Gain) loss from disposals, net	(218)		(23)
(Income) loss related to joint ventures	(3,025)		(698)
Other segment items3	(33)		(15)
Land Operations segment operating profit	$	4,850	$	7,931
Operating Profit (Loss)
Commercial Real Estate	$	23,426	$	21,981
Land Operations	4,850		7,931
Total operating profit (loss)	28,276		29,912
Gain (loss) on commercial real estate transactions	4,103		—
Interest expense	(5,802)		(5,510)
Corporate and other expense	(5,322)		(4,164)
Income (Loss) from Continuing Operations Before Income Taxes	$	21,255	$	20,238

1 Commercial Real Estate other segment items includes interest income and gain (loss) on fixed asset disposals.

2 Intersegment expenses were immaterial for the three months ended March 31, 2025 and 2024, and are included within other operating costs and expenses.

3 Land Operations other segment items includes interest income related to seller financing receivables from the sales of unimproved legacy property or development parcels and expenses related to non-qualified plan and other post-retirement benefits related to legacy operations.

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Subsequent Events	3 Months Ended
	Mar. 31, 2025
Subsequent Events [Abstract]
Subsequent Events	Subsequent EventsOn April 22, 2025, the Company's Board of Directors declared a cash dividend of $0.225 per share on outstanding common stock, payable on July 9, 2025, to shareholders of record as of the close of business on June 13, 2025.

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Pay vs Performance Disclosure - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
Pay vs Performance Disclosure
Net Income (Loss)	$ 21,433	$ 19,982

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Insider Trading Arrangements	3 Months Ended
	Mar. 31, 2025
Trading Arrangements, by Individual
Rule 10b5-1 Arrangement Adopted	false
Non-Rule 10b5-1 Arrangement Adopted	false
Rule 10b5-1 Arrangement Terminated	false
Non-Rule 10b5-1 Arrangement Terminated	false

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Significant Accounting Policies (Policies)

3 Months Ended

Mar. 31, 2025

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, 2024 and 2023, 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, 2024, 2023, and 2022, respectively, and the notes thereto included in the Company's Annual Report filed on Form 10-K for the year ended December 31, 2024 ("2024 Form 10-K"), and other subsequent filings with the U.S. Securities and Exchange Commission ("SEC").

Use of Estimates

Use of Estimates: The preparation of the condensed consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the amounts reported. Estimates and assumptions are used for, but not limited to: (i) asset impairments, including intangible assets and goodwill, (ii) purchase price allocations with respect to commercial real estate asset acquisitions, (iii) the determination of fair value of sales-type leases, (iv) litigation and contingencies, (v) postretirement benefits, (vi) recoverable amounts of accounts and other receivables, (vii) valuation of derivatives and their effectiveness as hedges, (viii) income taxes, and (ix) valuation of market-based and performance-based restricted stock units. Future results could be materially affected if actual results differ from these estimates and assumptions.

Rounding

Rounding: Amounts in the condensed consolidated financial statements and notes are rounded to the nearest thousand. 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 October 2023, the FASB issued ASU No. 2023-06 ("ASU 2023-06"), Disclosure Improvements - Codification Amendment in Response to the SEC’s Disclosure Update and Simplification Initiative. This ASU modified the disclosure and presentation requirements of a variety of codification topics by aligning them with the SEC’s regulations. The amendments to the various topics should be applied prospectively, and the effective date will be determined for each individual disclosure based on the effective date of the SEC’s removal of the related disclosure. If the SEC has not removed the applicable requirements from Regulation S-X or Regulation S-K by June 30, 2027, then this ASU will not become effective. Early adoption is prohibited. The Company does not expect the amendments of this accounting standard update to have a material impact on its consolidated financial statements and related disclosures.

In December 2023, the FASB issued ASU No. 2023-09 (“ASU 2023-09”), Income Taxes (Topic 740): Improvement to Income Tax Disclosures to enhance the transparency and decision usefulness of income tax disclosures, primarily related to the rate reconciliation and income taxes paid information. ASU 2023-09 is effective for annual periods beginning after December 15, 2024, on a prospective basis. Early adoption is permitted. The Company is currently evaluating the impact of this accounting standard update on its consolidated financial statements and related disclosures.

In November 2024, the FASB issued ASU No. 2024-03 ("ASU 2024-03"), Income Statement - Reporting Comprehensive Income - Expense Disaggregation Disclosures. This ASU requires a public business entity to disclose specific information about certain costs and expenses in the notes to its financial statements for interim and annual reporting periods. The objective of the disclosure requirements is to provide disaggregated information about a public business entity's expenses to help investors (a) better understand the entity's performance, (b) better assess the entity's prospects for future cash flows, and (c) compare an entity's performance over time and with that of other entities. ASU 2024-03 is effective for annual periods beginning after December 15, 2026, on either a prospective basis to financial statements issued for reporting periods after the effect date, or on a retrospective basis to any or all prior periods presented in the financial statements. Early adoption is permitted. The Company is currently evaluating the impact of this accounting standard update on its consolidated financial statements and related disclosures.

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Significant Accounting Policies (Tables)

3 Months Ended

Mar. 31, 2025

Accounting Policies [Abstract]

Schedule of Interest and Other Income (Expense), Net

Interest and other income (expense), net for the three months ended March 31, 2025 and 2024, included the following (in thousands):

	Three Months Ended March 31,
	2025		2024
Interest income	$	151	$	231
Post-retirement benefit (expense)	(102)		(107)
Gain (loss) on fair value adjustments related to interest rate swaps	—		3,675
Financing charges	—		(2,350)
Other income (expense), net	2		(182)
Interest and other income (expense), net	$	51	$	1,267

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Investments in Affiliates (Tables)

3 Months Ended

Mar. 31, 2025

Equity Method Investments and Joint Ventures [Abstract]

Schedule of Financial Information for 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 months ended March 31, 2025 and 2024, is as follows (in thousands):

	Three Months Ended March 31,
	2025		2024
Revenues	$	42,122	$	39,370
Operating costs and expenses	37,069		35,399
Gross Profit (Loss)	$	5,053	$	3,971
Income (Loss) from Continuing Operations1	$	1,452	$	(700)
Net Income (Loss)1	$	1,452	$	(700)
1 Includes earnings from equity method investments held by the investee.

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Fair Value Measurements (Tables)

3 Months Ended

Mar. 31, 2025

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 March 31, 2025 and December 31, 2024, (in thousands):

		Fair Value Measurements at
		March 31, 2025
	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	$	3,719	$	—	$	3,719	$	—

		Fair Value Measurements at
		December 31, 2024
	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	$	7,378	$	—	$	7,378	$	—

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Notes Payable and Other Debt (Tables)

3 Months Ended

Mar. 31, 2025

Debt Disclosure [Abstract]

Schedule of Notes Payable and Other Debt

As of March 31, 2025 and December 31, 2024, notes payable and other debt consisted of the following (dollars in thousands):

	Interest Rate (%)	Maturity Date		Principal Outstanding
				March 31, 2025		December 31, 2024
Secured:
Photovoltaic Financing	(1)	(1)		$	5,386	$	3,932
Manoa Marketplace	(2)	2029		50,409		50,877
Subtotal				$	55,795	$	54,809
Unsecured:
Series J Note	4.66%	2025		$	10,000	$	10,000
Series B Note	5.55%	2026		2,000		18,000
Series C Note	5.56%	2026		7,000		7,000
Series F Note	4.35%	2026		7,250		7,250
Series H Note	4.04%	2026		50,000		50,000
Series K Note	4.81%	2027		34,500		34,500
Series G Note	3.88%	2027		15,625		15,625
Series L Note	4.89%	2028		18,000		18,000
Series I Note	4.16%	2028		25,000		25,000
Term Loan 5	4.30%	2029		25,000		25,000
Series M Note	6.09%	2032		60,000		60,000
Subtotal				$	254,375	$	270,375
Revolving Credit Facilities:
A&B Revolver	(3)	2028	(4)	143,000		150,000
Total debt (contractual)				$	453,170	$	475,184
Unamortized debt issuance costs				(327)		(347)
Total debt (carrying value)				$	452,843	$	474,837
(1) Financing leases have a weighted average discount rate of 4.75% and maturity dates ranging from 2027 to 2030
(2) Loan has a stated interest rate of SOFR plus 1.35%. Loan 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%. As of March 31, 2025 and December 31, 2024, $130.0 million is swapped through maturity to a 4.76% weighted average fixed rate.
(4) A&B Revolver has two six-month optional term extensions.

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Derivative Instruments (Tables)

3 Months Ended

Mar. 31, 2025

Derivative Instruments and Hedging Activities Disclosure [Abstract]

Schedule of Cash Flow Hedges of Interest Rate Swaps

As of March 31, 2025, the Company had three interest rate swap agreements, all three of which were designated as cash flow hedges. The key terms are as follows (dollars in thousands):

Effective	Maturity	Fixed Interest	Notional Amount at		Asset (Liability) Fair Value at
Date	Date	Rate	March 31, 2025		March 31, 2025		December 31, 2024
Interest Rate Swap Agreements
4/7/2016	8/1/2029	3.14%	$	50,409	$	3,427	$	4,310
5/1/2024	12/9/2031	4.88%	$	57,000	$	31	$	1,254
12/9/2024	12/9/2031	4.83%	$	73,000	$	261	$	1,814

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) (in thousands):

	Three Months Ended March 31,
	2025		2024
Information regarding derivatives designated as hedging instruments
Amount of gain (loss) recognized in OCI on derivatives	$	(3,083)	$	1,202
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	$	(545)	$	(473)

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Revenue and Contract Balances (Tables)

3 Months Ended

Mar. 31, 2025

Revenue from Contract with Customer [Abstract]

Schedule of Disaggregation of Revenue

Revenue by type for the three months ended March 31, 2025 and 2024, was as follows (in thousands):

	Three Months Ended March 31,
	2025		2024
Revenues:
Commercial Real Estate	$	51,043	$	48,888
Land Operations:
Development sales revenue	—		2,455
Unimproved/other property sales revenue	2,533		9,625
Other operating revenue	162		234
Land Operations	2,695		12,314
Total revenues	$	53,738	$	61,202

Schedule of Contract Balances

The following table provides information about receivables, contract assets and contract liabilities from contracts with customers as of March 31, 2025 and December 31, 2024 (in thousands):

	March 31, 2025		December 31, 2024
Accounts receivable	$	6,670	$	5,398
Allowances (credit losses and doubtful accounts)	(1,728)		(1,701)
Accounts receivable, net of allowance for credit losses and allowance for doubtful accounts	$	4,942	$	3,697
Variable consideration1	$	62,000	$	62,000
Prepaid rent	8,754		6,077
Other deferred revenue	4,331		4,385
Deferred revenue	$	75,085	$	72,462
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)

3 Months Ended

Mar. 31, 2025

Leases [Abstract]

Schedule of Historical Cost, and Accumulated Depreciation on Leased Property

The historical cost of, and accumulated depreciation on, leased property under operating leases as of March 31, 2025, and December 31, 2024, were as follows (in thousands):

	March 31, 2025		December 31, 2024
Leased property - real estate	$	1,643,135	$	1,638,098
Less: accumulated depreciation	(263,125)		(255,483)
Property under operating leases - net	$	1,380,010	$	1,382,615

Schedule of Investment in Sales-type Leases

The components of the Company's investments in sales-type leases, net as of March 31, 2025 was as follows (in thousands):

	March 31, 2025
Present value of lease payments	$	9,219
Unguaranteed residual assets	14
Investment in sales-type leases	9,233
Less: CECL sales-type leases	(17)
Investments in sales-type leases, net	$	9,216

Schedule of Total Rental Income Under Operating Leases

Rental income (i.e., revenue) under operating leases and sales-type leases during the three months ended March 31, 2025 and 2024, were as follows (in thousands):

	Three Months Ended March 31,
	2025		2024
Operating leases:
Lease payments	$	34,398	$	33,612
Variable lease payments	17,006		15,649
Revenues deemed uncollectible, net	(341)		(216)
Total rental income from operating leases	$	51,063	$	49,045
Sales-type leases:
Interest income	$	67	$	—
Provision for credit losses on sales-type leases	(17)		—
Total rental income from sales-type leases	$	50	$	—

Schedule of Total Rental Income Under Sales-type Leases

Rental income (i.e., revenue) under operating leases and sales-type leases during the three months ended March 31, 2025 and 2024, were as follows (in thousands):

	Three Months Ended March 31,
	2025		2024
Operating leases:
Lease payments	$	34,398	$	33,612
Variable lease payments	17,006		15,649
Revenues deemed uncollectible, net	(341)		(216)
Total rental income from operating leases	$	51,063	$	49,045
Sales-type leases:
Interest income	$	67	$	—
Provision for credit losses on sales-type leases	(17)		—
Total rental income from sales-type leases	$	50	$	—

Schedule of Future Minimum Rentals on Non-cancelable Operating Leases

Contractual future lease payments to be received on non-cancelable operating leases as of March 31, 2025, were as follows (in thousands):

	Operating
2025	$	103,902
2026	128,240
2027	114,900
2028	96,698
2029	78,324
2030	64,836
Thereafter	506,255
Total future lease payments to be received	$	1,093,155

Schedule of Future Minimum Rentals on Non-cancelable Sales-type Leases

Minimum undiscounted lease payments to be received under our sales-type leases as of March 31, 2025, were as follows (in thousands):

	Sales-Type
2025	$	—
2026	—
2027	417
2028	725
2029	743
2030	762
Thereafter	141,291
Total future undiscounted lease payments to be received	$	143,938
Less: imputed interest	(134,719)
Total present value of lease payments	$	9,219
Unguaranteed residual assets	14
Total investment in sales-type leases	$	9,233

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Leases - The Company as a Lessee (Tables)

3 Months Ended

Mar. 31, 2025

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 months ended March 31, 2025 and 2024, (in thousands):

	Three Months Ended March 31,
	2025		2024
Operating lease cost	$	623	$	477
Finance lease cost:
Amortization of right-of-use assets	92		71
Interest on lease liabilities	56		48
Total lease cost - operating and finance leases	$	771	$	596

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Share-based Payment Awards (Tables)

3 Months Ended

Mar. 31, 2025

Share-Based Payment Arrangement [Abstract]

Schedule of Fair Value Assumptions of Market-based Awards

	2025 Grants	2024 Grants
Volatility of A&B common stock	24.4%	27.4%
Average volatility of peer companies	29.8%	29.9%
Risk-free interest rate	4.3%	4.0%

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 thousands):

	Three Months Ended March 31,
	2025		2024
Share-based expense:
Time-based and market-based restricted stock units	$	1,370	$	1,126

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Earnings Per Share (“EPS”) (Tables)

3 Months Ended

Mar. 31, 2025

Earnings Per Share [Abstract]

Schedule of Reconciliation of Income (Loss) 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 thousands):

	Three Months Ended March 31,
	2025		2024
Income (loss) from continuing operations	$	21,294	$	20,238
Distributions and allocations to participating securities	—		(8)
Income (loss) from continuing operations available to A&B shareholders	21,294		20,230
Income (loss) from discontinued operations	139		(256)
Net income (loss) available to A&B common shareholders	$	21,433	$	19,974

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

	Three Months Ended March 31,
	2025	2024
Denominator for basic EPS - weighted average shares outstanding	72,683	72,545
Effect of dilutive securities:
Restricted stock unit awards	137	121
Denominator for diluted EPS - weighted average shares outstanding	72,820	72,666

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 thousands):

	Three Months Ended March 31,
	2025	2024
Number of anti-dilutive securities	66	100

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Accumulated Other Comprehensive Income (Loss) (Tables)

3 Months Ended

Mar. 31, 2025

Equity [Abstract]

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

The components of Accumulated other comprehensive income (loss), net of taxes, were as follows as of March 31, 2025, and December 31, 2024, (in thousands):

	March 31, 2025		December 31, 2024
Post-retirement plans	$	382	$	382
Non-qualified benefit plans	(15)		(15)
Interest rate swaps	2,139		5,767
Accumulated other comprehensive income (loss)	$	2,506	$	6,134

The changes in Accumulated other comprehensive income (loss) by component for the three months ended March 31, 2025, were as follows (in thousands, net of taxes):

	Employee Benefit Plans		Interest Rate Swap		Total
Balance, January 1, 2025	$	367	$	5,767	$	6,134
Other comprehensive income (loss) before reclassifications, net of taxes of $0	—		(3,083)		(3,083)
Amounts reclassified from accumulated other comprehensive income (loss)1	—		(545)		(545)
Other comprehensive income (loss), net of taxes	—		(3,628)		(3,628)
Balance, March 31, 2025	$	367	$	2,139	$	2,506

1 Amounts reclassified from Accumulated other comprehensive income (loss) 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 (loss) 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)

3 Months Ended

Mar. 31, 2025

Segment Reporting [Abstract]

Schedule of Operating Segment Information

Reportable segment information for the three months ended March 31, 2025 and 2024, is summarized below (in thousands):

	Three Months Ended March 31,
	2025		2024
Commercial Real Estate
Revenue from external customers	$	51,043	$	48,888
Intersegment revenue	—		6
Total segment revenue	51,043		48,894
Less:
Operating costs and expenses	13,375		12,582
Property taxes	3,639		3,863
Depreciation and amortization	9,158		8,975
Selling, general, and administrative	1,453		1,552
Other segment items1	(8)		(59)
Commercial Real Estate segment operating profit	$	23,426	$	21,981
Land Operations
Revenue from external customers	$	2,695	$	12,314
Total segment revenue	2,695		12,314
Less:
Development cost of sales	—		1,489
Unimproved/other property land cost of sales	293		1,646
Other operating costs and expenses2	601		1,664
Selling, general, and administrative	227		320
(Gain) loss from disposals, net	(218)		(23)
(Income) loss related to joint ventures	(3,025)		(698)
Other segment items3	(33)		(15)
Land Operations segment operating profit	$	4,850	$	7,931
Operating Profit (Loss)
Commercial Real Estate	$	23,426	$	21,981
Land Operations	4,850		7,931
Total operating profit (loss)	28,276		29,912
Gain (loss) on commercial real estate transactions	4,103		—
Interest expense	(5,802)		(5,510)
Corporate and other expense	(5,322)		(4,164)
Income (Loss) from Continuing Operations Before Income Taxes	$	21,255	$	20,238

1 Commercial Real Estate other segment items includes interest income and gain (loss) on fixed asset disposals.

2 Intersegment expenses were immaterial for the three months ended March 31, 2025 and 2024, and are included within other operating costs and expenses.

3 Land Operations other segment items includes interest income related to seller financing receivables from the sales of unimproved legacy property or development parcels and expenses related to non-qualified plan and other post-retirement benefits related to legacy operations.

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Background and Basis of Presentation (Details) ft² in Millions	3 Months Ended
	Mar. 31, 2025 a ft² segment property	Dec. 31, 1870 a
Property, Plant and Equipment [Line Items]
Area of land (in acres) | a		571
Number of operating segments | segment	2
Number of reportable segments | segment	2
Gross leasable area (in sqft) | ft²	4
Area of ground leases owned (acres) | a	146
Retail centers
Property, Plant and Equipment [Line Items]
Number of properties	21
Industrial assets
Property, Plant and Equipment [Line Items]
Number of properties	14
Office properties
Property, Plant and Equipment [Line Items]
Number of properties	4

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Significant Accounting Policies (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
Accounting Policies [Abstract]
Interest income	$ 151	$ 231
Post-retirement benefit (expense)	(102)	(107)
Gain (loss) on fair value adjustments related to interest rate swaps	0	3,675
Financing charges	0	(2,350)
Other income (expense), net	2	(182)
Interest and other income (expense), net	$ 51	$ 1,267

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Investments in Affiliates - Schedule of Financial Information for Equity Method Investments (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
Income Statement
Revenues	$ 53,738	$ 61,202
Operating costs and expenses	34,053	37,442
Income (loss) from continuing operations	21,255	20,238
Net income (loss)	21,433	19,982
Equity Method Investments
Income Statement
Revenues	42,122	39,370
Operating costs and expenses	37,069	35,399
Gross Profit (Loss)	5,053	3,971
Income (loss) from continuing operations	1,452	(700)
Net income (loss)	$ 1,452	$ (700)

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Investments in Affiliates - Narrative (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
Equity Method Investments and Joint Ventures [Abstract]
Income (loss) related to joint ventures	$ 3,025	$ 698
Dividends and distributions from unconsolidated affiliates	$ 2,000	$ 700

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Fair Value Measurements - Schedule of Fair Value of Assets and Liabilities Measured on a Recurring Basis (Details) - Interest Rate Swap - USD ($) $ in Thousands	Mar. 31, 2025	Dec. 31, 2024
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Derivative asset, financial instruments - interest rate swaps	$ 3,719	$ 7,378
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
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	3,719	7,378
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

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Fair Value Measurements - Narrative (Details) $ in Millions	Mar. 31, 2025 USD ($) a	Dec. 31, 2024 USD ($)	Dec. 31, 1870 a
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Area of land (in acres) | a			571
Land
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Area of land (in acres) | a	4.7
Carrying Amount
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Long-term notes receivable	$ 5.3	$ 13.1
Company's debt	452.8	474.8
Fair Value
Fair Value, Assets and Liabilities Measured on Recurring and Nonrecurring Basis [Line Items]
Company's debt	$ 449.2	$ 468.4

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Notes Payable and Other Debt - Schedule of Notes Payable and Other Debt (Details) $ in Thousands	3 Months Ended
	Mar. 31, 2025 USD ($) option	Dec. 31, 2024 USD ($)
Debt Instrument [Line Items]
Total debt (contractual)	$ 453,170	$ 475,184
Unamortized debt issuance costs	(327)	(347)
Total debt (carrying value)	452,843	474,837
Secured:
Debt Instrument [Line Items]
Total debt (contractual)	55,795	54,809
Secured: | Photovoltaic Financing
Debt Instrument [Line Items]
Financing leases	$ 5,386	3,932
Finance lease discount rate (as percent)	4.75%
Secured: | Manoa Marketplace
Debt Instrument [Line Items]
Total debt (contractual)	$ 50,409	50,877
Basis spread on variable rate (as percent)	1.35%
Fixed interest rate (as percent)	3.14%
Unsecured
Debt Instrument [Line Items]
Total debt (contractual)	$ 254,375	270,375
Unsecured | Series J Note
Debt Instrument [Line Items]
Stated interest rate (as percent)	4.66%
Total debt (contractual)	$ 10,000	10,000
Unsecured | Series B Note
Debt Instrument [Line Items]
Stated interest rate (as percent)	5.55%
Total debt (contractual)	$ 2,000	18,000
Unsecured | Series C Note
Debt Instrument [Line Items]
Stated interest rate (as percent)	5.56%
Total debt (contractual)	$ 7,000	7,000
Unsecured | Series F Note
Debt Instrument [Line Items]
Stated interest rate (as percent)	4.35%
Total debt (contractual)	$ 7,250	7,250
Unsecured | Series H Note
Debt Instrument [Line Items]
Stated interest rate (as percent)	4.04%
Total debt (contractual)	$ 50,000	50,000
Unsecured | Series K Note
Debt Instrument [Line Items]
Stated interest rate (as percent)	4.81%
Total debt (contractual)	$ 34,500	34,500
Unsecured | Series G Note
Debt Instrument [Line Items]
Stated interest rate (as percent)	3.88%
Total debt (contractual)	$ 15,625	15,625
Unsecured | Series L Note
Debt Instrument [Line Items]
Stated interest rate (as percent)	4.89%
Total debt (contractual)	$ 18,000	18,000
Unsecured | Series I Note
Debt Instrument [Line Items]
Stated interest rate (as percent)	4.16%
Total debt (contractual)	$ 25,000	25,000
Unsecured | Term Loan 5
Debt Instrument [Line Items]
Stated interest rate (as percent)	4.30%
Total debt (contractual)	$ 25,000	25,000
Unsecured | Series M Note
Debt Instrument [Line Items]
Stated interest rate (as percent)	6.09%
Total debt (contractual)	$ 60,000	60,000
Revolving Credit Facilities: | A&B Revolver
Debt Instrument [Line Items]
Total debt (contractual)	$ 143,000	$ 150,000
Basis spread on variable rate (as percent)	1.05%
Fixed interest rate (as percent)	4.76%	4.76%
Variable rate adjustment (as percent)	0.10%
Notional amount	$ 130,000	$ 130,000
Number of extension options | option	2
Revolving commitments term of extension options	6 months

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Derivative Instruments - Schedule of Cash Flow Hedges of Interest Rate Swaps (Details) - Cash Flow Hedging - Designated as Hedging Instrument - USD ($) $ in Thousands	Mar. 31, 2025	Dec. 31, 2024
Interest Rate Swap, Effective April 07, 2016
Derivative [Line Items]
Fixed interest rate (as percent)	3.14%
Notional amount	$ 50,409
Fair value of interest rate derivative asset	$ 3,427	$ 4,310
Interest Rate Swap, Effective May 1, 2024
Derivative [Line Items]
Fixed interest rate (as percent)	4.88%
Notional amount	$ 57,000
Fair value of interest rate derivative asset	$ 31	1,254
Forward-Starting Interest Rate Swap, Effective December 9, 2024
Derivative [Line Items]
Fixed interest rate (as percent)	4.83%
Notional amount	$ 73,000
Fair value of interest rate derivative asset	$ 261	$ 1,814

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Derivative Instruments - Narrative (Details) - Cash Flow Hedging $ in Millions	3 Months Ended
	Mar. 31, 2025 USD ($) swap_agreement
Derivative [Line Items]
Net losses on derivative instruments expected to be reclassified from accumulated other comprehensive income in next 12 months | $	$ 1.6
Interest Rate Swap
Derivative [Line Items]
Number of interest rate swap agreements	3
Interest Rate Swap | Designated as Hedging Instrument
Derivative [Line Items]
Number of interest rate swap agreements	3

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Derivative Instruments - Schedule of Derivative Instruments in Consolidated Statements of Comprehensive Income (Loss) (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
Derivative [Line Items]
Amount of gain (loss) recognized in OCI on derivatives	$ (3,083)	$ 1,202
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	545	473
Cash Flow Hedging | Designated as Hedging Instrument
Derivative [Line Items]
Amount of gain (loss) recognized in OCI on derivatives	(3,083)	1,202
Impact of reclassification adjustment to interest expense included in Net Income (Loss)	$ (545)	$ (473)

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Commitments and Contingencies (Details) gal / d in Thousands, a in Thousands, $ in Millions							1 Months Ended				2 Months Ended
	Aug. 17, 2023 reservoir	Jun. 16, 2023 gal / d	Mar. 02, 2022	Oct. 11, 2019 license	Jan. 07, 2019 gal / d	Apr. 10, 2015 plaintiff	Jun. 30, 2019	May 31, 2016	Jan. 31, 2016	Dec. 31, 2015 plaintiff	Jan. 31, 2019	Mar. 31, 2025 USD ($)	Dec. 31, 2018 a license
East Maui Irrigation Company, LLC (EMI)
Loss Contingencies [Line Items]
Interest held in EMI (as percent)											50.00%
East Maui Irrigation Company, LLC (EMI) | Maui
Loss Contingencies [Line Items]
Area of land sold (in acres)													41
East Maui Irrigation Company, LLC (EMI) | East Maui
Loss Contingencies [Line Items]
Watershed lands owned (in acres)													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)													30
Bid, Performance and Payment Bonds and Commercial Bonds
Loss Contingencies [Line Items]
Possible administrative penalty | $												$ 17.0
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				3
Permitted holdover period (in years)			1 year				1 year		1 year
Duration of revocable permits for disposition of water rights (in years)				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
Number of reservoirs to be lined | reservoir	1

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Revenue and Contract Balances - Schedule of Disaggregation of Revenue (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
Disaggregation of Revenue [Line Items]
Total operating revenue	$ 53,738	$ 61,202
Commercial Real Estate
Disaggregation of Revenue [Line Items]
Commercial Real Estate	51,043	48,888
Land Operations
Disaggregation of Revenue [Line Items]
Land Operations	2,695	12,314
Land Operations | Development sales revenue
Disaggregation of Revenue [Line Items]
Land Operations	0	2,455
Land Operations | Unimproved/other property sales revenue
Disaggregation of Revenue [Line Items]
Land Operations	2,533	9,625
Land Operations | Other operating revenue
Disaggregation of Revenue [Line Items]
Land Operations	$ 162	$ 234

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Revenue and Contract Balances - Schedule of Contract Balances (Details) - USD ($) $ in Thousands	Mar. 31, 2025	Dec. 31, 2024
Revenue from Contract with Customer [Abstract]
Accounts receivable	$ 6,670	$ 5,398
Allowances (credit losses and doubtful accounts)	(1,728)	(1,701)
Accounts receivable, net of allowance for credit losses and allowance for doubtful accounts	4,942	3,697
Variable consideration	62,000	62,000
Prepaid rent	8,754	6,077
Other deferred revenue	4,331	4,385
Deferred revenue	$ 75,085	$ 72,462

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Revenue and Contract Balances - Narrative (Details) $ in Millions	3 Months Ended
	Mar. 31, 2025 USD ($)
Revenue from Contract with Customer [Abstract]
Revenue recognized related to contract liabilities (less than)	$ 0.1

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Leases - The Company as a Lessor - Schedule of Historical Cost and Accumulated Depreciation of Leased Property (Details) - Leased property - USD ($) $ in Thousands	Mar. 31, 2025	Dec. 31, 2024
Lessor, Lease, Description [Line Items]
Leased property - real estate	$ 1,643,135	$ 1,638,098
Less: accumulated depreciation	(263,125)	(255,483)
Property under operating leases - net	$ 1,380,010	$ 1,382,615

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Leases - The Company as a Lessor - Narrative (Details) $ in Thousands	3 Months Ended
	Mar. 31, 2025 USD ($) a	Dec. 31, 2024 USD ($)	Dec. 31, 1870 a
Lessor, Lease, Description [Line Items]
Area of land (in acres) | a			571
Investments in sales-type leases, net	$ 9,216	$ 0
Selling profit (loss)	$ 4,100
Land
Lessor, Lease, Description [Line Items]
Area of land (in acres) | a	4.7
Residual value of leased land	$ 5,000

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Leases - The Company as a Lessor - Schedule of Investment in Sales-type Leases (Details) - USD ($) $ in Thousands	Mar. 31, 2025	Dec. 31, 2024
Leases [Abstract]
Present value of lease payments	$ 9,219
Unguaranteed residual assets	14
Total investment in sales-type leases	9,233
Less: CECL sales-type leases	(17)
Investments in sales-type leases, net	$ 9,216	$ 0

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Leases - The Company as a Lessor - Schedule of Total Rental Income Under Operating Leases (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
Operating leases:
Lease payments	$ 34,398	$ 33,612
Variable lease payments	17,006	15,649
Revenues deemed uncollectible, net	(341)	(216)
Total rental income from operating leases	51,063	49,045
Sales-type leases:
Interest income	67	0
Provision for credit losses on sales-type leases	(17)	0
Total rental income from sales-type leases	$ 50	$ 0

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Leases - The Company as a Lessor - Schedule of Future Minimum Rentals on Non-cancelable Operating Leases as Lessor (Details) $ in Thousands	Mar. 31, 2025 USD ($)
Future minimum rentals on non-cancelable leases
2025	$ 103,902
2026	128,240
2027	114,900
2028	96,698
2029	78,324
2030	64,836
Thereafter	506,255
Total future lease payments to be received	$ 1,093,155

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Leases - The Company as a Lessor - Schedule of Future Minimum Rentals on Non-cancelable Sales-type Leases (Details) $ in Thousands	Mar. 31, 2025 USD ($)
Sales-Type
2025	$ 0
2026	0
2027	417
2028	725
2029	743
2030	762
Thereafter	141,291
Total future undiscounted lease payments to be received	143,938
Less: imputed interest	(134,719)
Total present value of lease payments	9,219
Unguaranteed residual assets	14
Total investment in sales-type leases	$ 9,233

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Leases - The Company as a Lessee (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
Leases [Abstract]
Operating lease cost	$ 623	$ 477
Amortization of right-of-use assets	92	71
Interest on lease liabilities	56	48
Total lease cost - operating and finance leases	$ 771	$ 596

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Share-based Payment Awards - Narrative (Details) - Time-based and market-based restricted stock units - 2022 Plan - $ / shares	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Granted (in shares)	271,900	310,100
Granted (in dollars per share)	$ 19.21	$ 17.91

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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 - Market Based Vesting	3 Months Ended	12 Months Ended
	Mar. 31, 2025	Dec. 31, 2024
Share-based Compensation Arrangement by Share-based Payment Award [Line Items]
Volatility of A&B common stock (as percent)	24.40%	27.40%
Average volatility of peer companies (as percent)	29.80%	29.90%
Risk-free interest rate (as percent)	4.30%	4.00%

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Share-based Payment Awards - Schedule of Compensation Cost related to Share-based Payments (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
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	$ 1,370	$ 1,126

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Earnings Per Share (“EPS”) - Schedule of Reconciliation of Income (Loss) from Continuing Operations and Computation of Earnings per Share (Details) - USD ($) shares in Thousands, $ in Thousands	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
Earnings Per Share [Abstract]
Income (loss) from continuing operations	$ 21,294	$ 20,238
Distributions and allocations to participating securities	0	(8)
Income (loss) from continuing operations available to A&B shareholders	21,294	20,230
Income (loss) from discontinued operations	139	(256)
Net income (loss) available to A&B common shareholders	$ 21,433	$ 19,974
Number of shares used to compute basic and diluted earnings per share [Abstract]
Denominator for basic EPS – weighted-average shares outstanding (in shares)	72,683	72,545
Effect of dilutive securities:
Restricted stock unit awards (in shares)	137	121
Denominator for diluted EPS - weighted average shares outstanding (in shares)	72,820	72,666

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Earnings Per Share (“EPS”) - Schedule of Antidilutive Securities Outstanding (Details) - shares shares in Thousands	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
Earnings Per Share [Abstract]
Number of anti-dilutive securities (in shares)	66	100

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Accumulated Other Comprehensive Income (Loss) (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance	$ 1,003,543	$ 1,003,011
Other comprehensive income (loss) before reclassifications, net of taxes of $0	(3,083)
Amounts reclassified from accumulated other comprehensive income (loss)	(545)
Other comprehensive income (loss), net of tax	(3,628)	729
Ending balance	1,005,143	1,006,326
Other comprehensive loss before reclassifications, tax	0
Accumulated Other Comprehensive Income (Loss)
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance	6,134	3,250
Other comprehensive income (loss), net of tax	(3,628)	729
Ending balance	2,506	$ 3,979
Post-retirement plans
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance	367
Other comprehensive income (loss) before reclassifications, net of taxes of $0	0
Amounts reclassified from accumulated other comprehensive income (loss)	0
Other comprehensive income (loss), net of tax	0
Ending balance	367
Interest Rate Swap
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance	5,767
Other comprehensive income (loss) before reclassifications, net of taxes of $0	(3,083)
Amounts reclassified from accumulated other comprehensive income (loss)	(545)
Other comprehensive income (loss), net of tax	(3,628)
Ending balance	2,139
Qualified Plans | Post-retirement plans | Post-retirement plans
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance	382
Ending balance	382
Nonqualified Plan | Post-retirement plans | Post-retirement plans
AOCI Including Portion Attributable to Noncontrolling Interest, Net of Tax [Roll Forward]
Beginning balance	(15)
Ending balance	$ (15)

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Segment Results - Narrative (Details)	3 Months Ended
	Mar. 31, 2025 segment
Segment Reporting [Abstract]
Number of operating segments	2
Number of reportable segments	2

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Segment Results - Schedule of Operating Segment Information (Details) - USD ($) $ in Thousands	3 Months Ended
	Mar. 31, 2025	Mar. 31, 2024
Segment Reporting Information, Profit (Loss) [Abstract]
Depreciation and amortization	$ 9,207	$ 9,034
Selling, general and administrative	6,990	7,239
Operating Income (Loss)	23,981	23,783
(Income) loss related to joint ventures	(3,025)	(698)
Gain (loss) on commercial real estate transactions	4,103	0
Interest expense	(5,802)	(5,510)
Income (Loss) from Continuing Operations Before Income Taxes	21,255	20,238
Operating Segments
Segment Reporting Information, Profit (Loss) [Abstract]
Operating Income (Loss)	28,276	29,912
Segment Reconciling Items
Segment Reporting Information, Profit (Loss) [Abstract]
Gain (loss) on commercial real estate transactions	4,103	0
Interest expense	(5,802)	(5,510)
Corporate and other expense	(5,322)	(4,164)
Commercial Real Estate
Segment Reporting Information, Profit (Loss) [Abstract]
Commercial Real Estate	51,043	48,888
Operating costs and expenses	26,169	25,416
Commercial Real Estate | Operating Segments
Segment Reporting Information, Profit (Loss) [Abstract]
Commercial Real Estate	51,043	48,894
Operating costs and expenses	13,375	12,582
Property taxes	3,639	3,863
Depreciation and amortization	9,158	8,975
Selling, general and administrative	1,453	1,552
Operating Income (Loss)	23,426	21,981
Commercial Real Estate | Intersegment Eliminations
Segment Reporting Information, Profit (Loss) [Abstract]
Commercial Real Estate	0	6
Other segment items	(8)	(59)
Land Operations
Segment Reporting Information, Profit (Loss) [Abstract]
Land Operations	2,695	12,314
Land Operations | Operating Segments
Segment Reporting Information, Profit (Loss) [Abstract]
Selling, general and administrative	227	320
Other segment items	(33)	(15)
Operating Income (Loss)	4,850	7,931
Land Operations	2,695	12,314
Development cost of sales	0	1,489
Unimproved/other property land cost of sales	293	1,646
Other operating costs and expenses	601	1,664
(Gain) loss from disposals, net	(218)	(23)
(Income) loss related to joint ventures	$ (3,025)	$ (698)

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Subsequent Events (Details) - $ / shares		3 Months Ended
	Apr. 22, 2025	Mar. 31, 2025	Mar. 31, 2024
Subsequent Event [Line Items]
Dividends declared per share (in dollars per share)		$ 0.2250	$ 0.2225
Subsequent Event
Subsequent Event [Line Items]
Dividends declared per share (in dollars per share)	$ 0.225