Investments in Real Estate

9 Months Ended

Sep. 30, 2024

A. Acquisitions of Real Estate

Below is a summary of our acquisitions for the nine months ended September 30, 2024:


	Number of Properties	Leasable Square Feet (in thousands)	Investment ($ in millions)		Weighted Average Lease Term (Years)	Initial Weighted Average Cash Lease Yield (1)

Acquisitions - U.S.	87	2,370	$	414.3	13.4	7.5	%
Acquisitions - Europe	29	2,457	744.4		6.8	7.8	%
Total acquisitions	116	4,827	$	1,158.7	9.1	7.7	%
Properties under development (2)	182	6,306	548.9		15.6	7.4	%
Total (3)	298	11,133	$	1,707.6	11.1	7.6	%

(1)The initial weighted average cash lease yield for a property is generally computed as estimated contractual first year cash net operating income, which, in the case of a net leased property, is equal to the aggregate cash base rent for the first full year of each lease, divided by the total cost of the property. Since it is possible that a client could default on the payment of contractual rent (defined as the monthly aggregate cash amount charged to clients, inclusive of monthly base rent receivables), we cannot provide assurance that the actual return on the funds invested will remain at the percentages listed above. Contractual net operating income used in the calculation of initial weighted average cash lease yield includes approximately $1.2 million received as settlement credits as reimbursement of free rent periods for the nine months ended September 30, 2024.

In the case of a property under development or expansion, the contractual lease rate is generally fixed such that rent varies based on the actual total investment in order to provide a fixed rate of return. When the lease does not provide for a fixed rate of return on a property under development or expansion, the initial weighted average cash lease yield is computed as follows: estimated cash net operating income (determined by the lease) for the first full year of each lease, divided by our projected total investment in the property, including land, construction and capitalized interest costs.

(2)Includes £50.6 million of Sterling-denominated investments, and €38.9 million of Euro-denominated investments, converted at the applicable exchange rates on the funding dates.

(3)Our clients occupying the new properties are 84.9% retail and 15.1% industrial based on net operating income. Approximately 28% of the net operating income generated from acquisitions during the nine months ended September 30, 2024 was from investment grade rated clients, their subsidiaries, or affiliated companies at the date of acquisition.

The aggregate purchase price of the assets acquired during the nine months ended September 30, 2024 has been allocated as follows (in millions):


	Acquisitions - USD		Acquisitions - Sterling		Acquisitions - Euro
Land	$	117.1	£	134.2	€	15.5
Buildings and improvements	413.1		302.2		41.6
Lease intangible assets (1)	87.5		97.0		12.3
Other assets (2)	13.8		—		—
Lease intangible liabilities (3)	(32.5)		(5.5)		(2.5)

	$	599.0	£	527.9	€	66.9

(1)The weighted average amortization period for acquired lease intangible assets is 8.8 years.

(2)USD-denominated other assets consist entirely of financing receivables with above-market terms.

(3)The weighted average amortization period for acquired lease intangible liabilities is 10.6 years.

The aggregate purchase price of the assets acquired during the nine months ended September 30, 2024 included contingent consideration obligations related to leasing activities for a multi-tenant property acquired. At September 30, 2024, we had accrued $15.7 million for remaining amounts deemed probable and estimable.

The properties acquired during the nine months ended September 30, 2024 generated total revenue and net income of $34.2 million and $10.8 million, respectively.

B. Investments in Existing Properties

During the nine months ended September 30, 2024, we capitalized costs of $84.7 million on existing properties in our portfolio, consisting of $78.6 million for non-recurring building improvements, $5.9 million for re-leasing costs, and $0.2 million for recurring capital expenditures. In comparison, during the nine months ended September 30, 2023, we capitalized costs of $43.6 million on existing properties in our portfolio, consisting of $36.5 million for non-recurring building improvements, $6.9 million for re-leasing costs, and $0.2 million for recurring capital expenditures.

C. Properties with Existing Leases

The value of the in-place and above-market leases is recorded to 'Lease intangible assets, net' on our consolidated balance sheets, and the value of the below-market leases is recorded to 'Lease intangible liabilities, net' on our consolidated balance sheets.

The values of the in-place leases are amortized as depreciation and amortization expense. The amounts amortized to expense for all of our in-place leases, for the nine months ended September 30, 2024, and 2023 were $652.8 million and $489.2 million, respectively.

The values of the above-market and below-market leases are amortized over the term of the respective leases, including any bargain renewal options, as an adjustment to rental revenue in our consolidated statements of income and comprehensive income. The amounts amortized as a net decrease to rental revenue for capitalized above-market and below-market leases for the nine months ended September 30, 2024, and 2023 were $26.1 million and $48.6 million, respectively. If a lease was to be terminated prior to its stated expiration, all unamortized amounts relating to that lease would be recorded to revenue or expense, as appropriate.

The following table presents the estimated impact during the next five years and thereafter related to the amortization of the above-market and below-market lease intangibles and the amortization of the in-place lease intangibles at September 30, 2024 (dollars in thousands):


	Net increase (decrease) to rental revenue		Increase to amortization expense
2024	$	(9,108)	$	211,751
2025	(34,482)		781,553
2026	(37,215)		685,034
2027	(38,012)		586,735
2028	(30,989)		497,501
Thereafter	303,614		2,312,684
Totals	$	153,808	$	5,075,258

D. Gain on Sales of Real Estate

The following table summarizes our properties sold during the periods indicated below (dollars in millions):


	Three months ended September 30,				Nine months ended September 30,
	2024		2023		2024		2023
Number of properties	92		24		214		79
Net sales proceeds	$	249.5	$	32.3	$	451.4	$	92.8
Gain on sales of real estate	$	50.6	$	7.6	$	92.3	$	19.7