SEC Filing - American Assets Trust, Inc.

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UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549

_________________________

FORM 8-K
_________________________

CURRENT REPORT

Pursuant to Section 13 or 15(d) of The
Securities Exchange Act of 1934

Date of Report (Date of Earliest Event Reported):

July 30, 2019

_________________________

American Assets Trust, Inc.

(Exact name of registrant as specified in its charter)

_________________________



Maryland (State or other jurisdiction of incorporation)	001-35030 (Commission File No.)		27-3338708 (I.R.S. Employer Identification No.)
11455 El Camino Real, Suite 200 San Diego, California 92130 (Address of principal executive offices)		92130 (Zip Code)
(858) 350-2600 Registrant’s telephone number, including area code:
Not Applicable (Former name or former address, if changed since last report.)

_________________________

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:



o	Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
o	Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
o	Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
o	Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))
	Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter). Emerging growth company o
	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. o

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



Name of Registrant	Title of each class	Trading Symbol	Name of each exchange on which registered
American Assets Trust, Inc.	Common Stock, par value $0.01 per share	AAT	New York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company o

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. o


Item 2.02	Results of Operations and Financial Condition.

On July 30, 2019, American Assets Trust, Inc. (the “Company”) issued a press release regarding its financial results for the quarter ending June 30, 2019. Also on July 30, 2019, the Company made available on the "Investors" page of its website at www.americanassetstrust.com certain supplemental information concerning the Company’s financial results and operations for the quarter ending June 30, 2019. Copies of the press release and supplemental information are attached hereto as Exhibits 99.1 and 99.2, respectively.

Exhibits 99.1 and 99.2, are being furnished pursuant to Item 2.02 and shall not be deemed “filed” for any purpose, including for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that section. Such information shall not be incorporated by reference into any filing of the Company, whether made before or after the date hereof, regardless of any general incorporation language in such filing.


Item 7.01	Regulation FD Disclosure.

As discussed in Item 2.02 above, the Company issued a press release regarding its financial results for the quarter ending June 30, 2019 and made available on its website certain supplement information relating thereto.

The information being furnished pursuant to Item 7.01 and shall not be deemed “filed” for any purpose, including for the purposes of Section 18 of the Exchange Act, or otherwise subject to the liabilities of that section. Such information shall not be incorporated by reference into any filing of the Company, whether made before or after the date hereof, regardless of any general incorporation language in such filing.


Item 9.01	Financial Statements and Exhibits.

(d) Exhibits:

The following exhibits are filed herewith:



Exhibit Number		Exhibit Description
99.1**		Press release issued by American Assets Trust, Inc. on July 30, 2019.
99.2**		American Assets Trust, Inc. Supplemental Information for the quarter ended June 30, 2019.

_____________________

** Furnished herewith

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 hereunto duly authorized.



	American Assets Trust, Inc.
	By:	/s/ Robert F. Barton
	Robert F. Barton Executive Vice President, CFO
July 30, 2019

Exhibit

https://cdn.kscope.io/3f9937ca4209079af09b22b6e444c53c-aat2019q2a15.jpg

American Assets Trust, Inc. Reports Second Quarter 2019 Financial Results

Net income available to common stockholders of $8.9 million and $20.0 million for the three and six months ended June 30, 2019, respectively, or $0.18 and $0.41 per diluted share, respectively

Acquisition of La Jolla Commons in San Diego, California for $525.0 million, less a seller credit of $11.5 million

Issued 10,925,000 shares of common stock in an underwritten public offering, our first follow-on equity offering, for net proceeds of $472.6 million

SAN DIEGO, California - 7/30/2019 - American Assets Trust, Inc. (NYSE: AAT) (the “company”) today reported financial results for its second quarter ended June 30, 2019.

Second Quarter Highlights and Recent Developments


•	Net income available to common stockholders of $8.9 million and $20.0 million for the three and six months ended June 30, 2019, respectively, or $0.18 and $0.41 per diluted share, respectively


•	Funds From Operations decreased 12% and 3% year-over-year to $0.51 and $1.06 per diluted share for the three and six months ended June 30, 2019, respectively, compared to the same periods in 2018


•	Excluding lease termination fees, Funds From Operations would have decreased 3.3% year-over-year for both the three and six months ended June 30, 2019, to $0.50 and $0.99 per diluted share, respectively


•	Same-store cash NOI decreased 5.1% and 2.3% year-over-year for the three and six months ended June 30, 2019, respectively, compared to the same periods in 2018


•	Excluding lease termination fees, same-store cash NOI would have increased 1.2% and 1.3% year-over-year for the three and six months ended June 30, 2019, respectively, compared to the same periods in 2018


•	Reaffirmed guidance range for full year 2019 FFO per diluted share of $2.18 to $2.26 per share


•	Leased approximately 87,000 comparable office square feet at an average straight-line basis and cash-basis contractual rent increase of 27% and 18%, respectively, during the three months ended June 30, 2019


•	Leased approximately 38,000 comparable retail square feet at an average straight-line basis and cash-basis contractual rent increase of 13% and 3%, respectively, during the three months ended June 30, 2019


•	Entered into full building triple-net lease for approximately 55,000 square feet at newly renovated 830 building at Oregon Square which created an additional 22,000 square feet of leasable space


•	Issued 10,925,000 shares of common stock in underwritten public offering for net proceeds of $472.6 million


•	Closed a privately placed debt offering of $150 million of eleven-year senior guaranteed notes, due July 30, 2030, with a fixed interest rate of 3.91% and an effective interest rate of 3.88% net of settlement of a treasury lock contract

La Jolla Commons Highlights


•	Acquisition of La Jolla Commons in San Diego, California for a net purchase price of $514 million


•	Entered into new lease with S&P 500 member for approximately 73,000 square feet at La Jolla Commons at a lease rate approximately 10% above initial underwriting bringing La Jolla Commons to 96% leased, with lease stabilization a full year ahead of initial underwriting

Financial Results

Net income attributable to common stockholders was $8.9 million, or $0.18 per basic and diluted share for the three months ended June 30, 2019 compared to $3.1 million, or $0.07 per basic and diluted share for the three months ended June 30, 2018. For the six months ended June 30, 2019, net income attributable to common stockholders was $20.0 million, or $0.41 per basic and diluted share compared to $2.6 million, or $0.06 per basic and diluted share, for the six months ended June 30, 2018. The year-over-year increase is primarily due to a decrease in depreciation expense at Waikele Center attributed to the redevelopment of the former Kmart space, an increase in lease termination fees at Carmel Mountain Plaza attributed to the termination of our former ground lease, and an increase in annualized base rents at City Center Bellevue.

During the second quarter of 2019, the company generated funds from operations (“FFO”) for common stockholders of $33.8 million, or $0.51 per diluted share, compared to $37.2 million, or $0.58 per diluted share, for the second quarter of 2018. For the six months ended June 30, 2019, the company generated FFO for common stockholders of $69.5 million, or $1.06 per diluted share, compared to $69.7 million, or $1.09 per diluted share, for the six months ended June 30, 2018. The decrease in FFO from the corresponding periods in 2018 was primarily due to the expiration of the Kmart lease at Waikele Center on June 30, 2018 and a decrease in lease termination fees partially offset by the an increase in annualized based rents at City Center Bellevue, an increase in lease termination fees at Carmel Mountain Plaza attributed to the termination of our former ground lease, and the acquisition of La Jolla Commons on June 20, 2019.

FFO is a non-GAAP supplemental earnings measure which the company considers meaningful in measuring its operating performance. A reconciliation of FFO to net income is attached to this press release.

Leasing

The portfolio leased status as of the end of the indicated quarter was as follows:



	June 30, 2019	March 31, 2019	June 30, 2018
Total Portfolio
Retail	97.5%	97.1%	96.7%
Office	93.7%	92.3%	93.8%
Multifamily	92.6%	93.9%	93.9%
Mixed-Use:
Retail	98.2%	98.2%	95.9%
Hotel	91.7%	91.8%	94.0%

Same-Store Portfolio
Retail ⁽¹⁾	97.1%	96.7%	97.9%
Office ⁽²⁾	95.0%	94.1%	93.8%
Multifamily	92.6%	93.9%	95.9%

(1) Same-store retail leased percentages exclude Waikele Center, due to significant redevelopment activity.

(2) Same-store office leased percentages excludes Torrey Point, which was placed into operations and became available for occupancy in August 2018 and La Jolla Commons, which was acquired on June 20, 2019. Torrey Point and La Jolla Commons will be included in same-store office leased percentages commencing in the fourth quarter of 2019 and third quarter of 2020, respectively.

During the second quarter of 2019, the company signed 36 leases for approximately 244,300 square feet of retail and office space, as well as 460 multifamily apartment leases. Renewals accounted for 80% of the comparable retail leases, 63% of the comparable office leases and 46% of the residential leases.

Retail and Office

On a comparable space basis (i.e. leases for which there was a former tenant) during the second quarter 2019 and trailing four quarters ended June 30, 2019, our retail and office leasing spreads are shown below:



		Number of Leases Signed	Comparable Leased Sq. Ft.	Average Cash Basis % Change Over Prior Rent		Average Cash Contractual Rent Per Sq. Ft.	Prior Average Cash Contractual Rent Per Sq. Ft.	Straight-Line Basis % Change Over Prior Rent
Retail	Q2 2019	10	38,000		3.1%	$31.71	$30.75		12.5%
Retail	Last 4 Quarters	52	216,000		7.0%	$39.81	$37.20		13.2%

Office	Q2 2019	16	87,000		17.5%	$51.70	$44.00		26.7%
Office	Last 4 Quarters	42	518,000		45.3%	$70.24	$48.33		66.6%

Multifamily

The average monthly base rent per leased unit for same-store properties for the second quarter of 2019 was $2,092 compared to an average monthly base rent per leased unit of $2,037 for the second quarter of 2018, an increase of approximately 3%.

Same-Store Cash Net Operating Income

For the three and six months ended June 30, 2019, same-store cash NOI decreased 5.1% and 2.3%, respectively, compared to the three and six months ended June 30, 2018. The same-store cash NOI by segment was as follows (in thousands):



	Three Months Ended ⁽²⁾							Six Months Ended ⁽²⁾
	June 30,							June 30,
	2019		2018		Change			2019		2018		Change
Cash Basis:
Retail ⁽¹⁾	$	14,861	$	15,364	(3.3	)	%	$	29,656	$	30,653	(3.3	)	%
Office ⁽¹⁾	18,416		20,462		(10.0	)		36,895		38,687		(4.6	)
Multifamily	8,094		7,754		4.4			15,987		15,107		5.8
Mixed-Use	—		—		—			—		—		—
Same-store Cash NOI ⁽³⁾	$	41,371	$	43,580	(5.1	)	%	$	82,538	$	84,447	(2.3	)	%


(1)	Same-store cash NOI for the three and six months ended June 30, 2018 includes cash lease termination fees received of $2.7 million and $3.0 million, respectively. However, the lease termination fees for 2019 recognized at Carmel Mountain Plaza during the first quarter 2019 were non-cash lease termination fees.

(2)

Same-store portfolio excludes (i) Waikele Center due to significant redevelopment activity; (ii) Torrey Point, which was placed into operations and became available for occupancy in August 2018; (iii) La Jolla Commons, which was acquired on June 20, 2019; (iv) Waikiki Beach Walk - Embassy Suites™ and Waikiki Beach Walk - Retail, due to significant spalling repair activity; and (v) land held for development.


(3)	Excluding lease termination fees for the three and six months ended June 30, 2019, same-store cash NOI would have been 1.2% and 1.3%, respectively.

Same-store cash NOI is a non-GAAP supplemental earnings measure which the company considers meaningful in measuring its operating performance. A reconciliation of same-store cash NOI to net income is attached to this press release.

Balance Sheet and Liquidity

At June 30, 2019, the company had gross real estate assets of $3.1 billion and liquidity of $299.8 million, comprised of cash and cash equivalents of $44.8 million and $255.0 million of availability on its line of credit.

For the quarter ended June 30, 2019, we issued 519,382 shares of common stock through our at-the-market equity program at a weighted average price per share of $45.57, resulting in net proceeds of $23.4 million. We intend to use the proceeds primarily to fund development activities at Lloyd District Portfolio and Waikele Center.

For the quarter ended June 30, 2019, we issued 10,925,000 shares of common stock through an underwritten public offering at a price to the public per share of $44.75, resulting in net proceeds of $472.6 million. We used the net proceeds from the offering to fund the acquisition of La Jolla Commons.

Dividends

The company declared dividends on its shares of common stock of $0.28 per share for the second quarter of 2019. The dividends were paid on June 27, 2019.

In addition, the company has declared a dividend on its common stock of $0.28 per share for the third quarter of 2019. The dividend will be paid on September 26, 2019 to stockholders of record on September 12, 2019.

Guidance

The company reaffirms its guidance range for full year 2019 FFO per diluted share of $2.18 to $2.26 per share, a midpoint increase of 6% from 2018 FFO per diluted share of $2.09 per share. The company's guidance excludes any impact from future acquisitions, dispositions, equity issuances or repurchases, future debt financings or repayments.

The foregoing estimates are forward-looking and reflect management's view of current and future market conditions, including certain assumptions with respect to leasing activity, rental rates, occupancy levels, interest rates, credit spreads and the amount and timing of acquisition and development activities. The company's actual results may differ materially from these estimates.

Conference Call

The company will hold a conference call to discuss the results for the second quarter of 2019 on Wednesday, July 31, 2019 at 8:00 a.m. Pacific Time (“PT”). To participate in the event by telephone, please dial 1-877-868-5513 and use the pass code 8975435. A telephonic replay of the conference call will be available beginning at 2:00 p.m. PT on Wednesday, July 31, 2019 through Wednesday, August 7, 2019. To access the replay, dial 1-855-859-2056 and use the pass code 8975435. A live on-demand audio webcast of the conference call will be available on the company's website at www.americanassetstrust.com. A replay of the call will also be available on the company's website.

Supplemental Information

Supplemental financial information regarding the company's second quarter 2019 results may be found on the “Investors” page of the company's website at www.americanassetstrust.com. This supplemental information provides additional detail on items such as property occupancy, financial performance by property and debt maturity schedules.

Financial Information

American Assets Trust, Inc.

Consolidated Balance Sheets

(In Thousands, Except Share Data)



	June 30, 2019			December 31, 2018
Assets	(unaudited)
Real estate, at cost
Operating real estate	$	3,056,767		$	2,549,571
Construction in progress		83,461			71,228
Held for development		547			9,392
		3,140,775			2,630,191
Accumulated depreciation		(621,852	)		(590,338	)
Net real estate		2,518,923			2,039,853
Cash and cash equivalents		44,778			47,956
Restricted cash		9,702			9,316
Accounts receivable, net		10,104			9,289
Deferred rent receivables, net		42,098			39,815
Other assets, net		93,153			52,021
Total assets	$	2,718,758		$	2,198,250
Liabilities and equity
Liabilities:
Secured notes payable, net	$	162,426		$	182,572
Unsecured notes payable, net		1,045,949			1,045,863
Unsecured line of credit, net		93,540			62,337
Accounts payable and accrued expenses		54,652			46,616
Security deposits payable		7,907			8,844
Other liabilities and deferred credits, net		62,362			49,547
Total liabilities		1,426,836			1,395,779
Commitments and contingencies
Equity:
American Assets Trust, Inc. stockholders' equity
Common stock, $0.01 par value, 490,000,000 shares authorized, 59,722,748 and 47,335,409 shares issued and outstanding at June 30, 2019 and December 31, 2018, respectively		597			474
Additional paid-in capital		1,438,768			920,661
Accumulated dividends in excess of net income		(135,497	)		(128,778	)
Accumulated other comprehensive income		5,876			10,620
Total American Assets Trust, Inc. stockholders' equity		1,309,744			802,977
Noncontrolling interests		(17,822	)		(506	)
Total equity		1,291,922			802,471
Total liabilities and equity	$	2,718,758		$	2,198,250

American Assets Trust, Inc.

Unaudited Consolidated Statements of Operations

(In Thousands, Except Shares and Per Share Data)



	Three Months Ended June 30,						Six Months Ended June 30,
	2019			2018			2019			2018
Revenue:
Rental income	$	79,656		$	76,892		$	156,487		$	153,093
Other property income	4,457			8,131			12,945			12,662
Total revenue	84,113			85,023			169,432			165,755
Expenses:
Rental expenses	21,826			20,882			42,622			41,302
Real estate taxes	9,275			8,628			18,321			17,174
General and administrative	5,943			5,396			12,016			10,963
Depreciation and amortization	22,582			32,868			43,165			66,147
Total operating expenses	59,626			67,774			116,124			135,586
Operating income	24,487			17,249			53,308			30,169
Interest expense	(13,129		)	(12,688		)	(26,478		)	(26,508		)
Gain on sale of real estate	633			—			633			—
Other income (expense), net	(50		)	(148		)	(279		)	61
Net income	11,941			4,413			27,184			3,722
Net income attributable to restricted shares	(92		)	(216		)	(185		)	(144		)
Net income attributable to unitholders in the Operating Partnership	(2,933		)	(1,125		)	(6,988		)	(959		)
Net income attributable to American Assets Trust, Inc. stockholders	$	8,916		$	3,072		$	20,011		$	2,619

Net income per share
Basic income attributable to common stockholders per share	$	0.18		$	0.07		$	0.41		$	0.06
Weighted average shares of common stock outstanding - basic	50,135,978			46,939,449			48,578,872			46,937,645

Diluted income attributable to common stockholders per share	$	0.18		$	0.07		$	0.41		$	0.06
Weighted average shares of common stock outstanding - diluted	66,889,784			64,132,520			65,543,409			64,131,665

Dividends declared per common share	$	0.28		$	0.27		$	0.56		$	0.54

Reconciliation of Net Income to Funds From Operations

The company's FFO attributable to common stockholders and operating partnership unitholders and reconciliation to net income is as follows (in thousands except shares and per share data, unaudited):



	Three Months Ended			Six Months Ended
	June 30, 2019			June 30, 2019
Funds From Operations (FFO)
Net income	$	11,941		$	27,184
Depreciation and amortization of real estate assets		22,582			43,165
Gain on sale of real estate		(633	)		(633	)
FFO, as defined by NAREIT	$	33,890		$	69,716
Less: Nonforfeitable dividends on restricted stock awards		(94	)		(185	)
FFO attributable to common stock and units	$	33,796		$	69,531
FFO per diluted share/unit	$	0.51		$	1.06
Weighted average number of common shares and units, diluted		66,890,084			65,543,584

Reconciliation of Same-Store Cash NOI to Net Income

The company's reconciliation of Same-Store Cash NOI to Net Income is as follows (in thousands, unaudited):



	Three Months Ended ⁽¹⁾						Six Months Ended ⁽¹⁾
	June 30,						June 30,
	2019			2018			2019			2018
Same-store cash NOI	$	41,371		$	43,580		$	82,538		$	84,447
Non-same-store cash NOI	9,241			10,867			17,111			20,636
Tenant improvement reimbursements ⁽²⁾	5,904			3,090			6,895			3,958
Cash NOI	$	56,516		$	57,537		$	106,544		$	109,041
Non-cash revenue and other operating expenses ⁽³⁾	(3,504		)	(2,024		)	1,945			(1,762		)
General and administrative	(5,943		)	(5,396		)	(12,016		)	(10,963		)
Depreciation and amortization	(22,582		)	(32,868		)	(43,165		)	(66,147		)
Interest expense	(13,129		)	(12,688		)	(26,478		)	(26,508		)
Gain on sale of real estate	633			—			633			—
Other income (expense), net	(50		)	(148		)	(279		)	61
Net income	$	11,941		$	4,413		$	27,184		$	3,722

Number of properties included in same-store analysis	24			23			24			23

(1)

Same-store portfolio excludes (i) Waikele Center, due to significant redevelopment activity; (ii) Torrey Point, which was placed into operations and became available for occupancy in August 2018; (iii) La Jolla Commons, which was acquired on June 20, 2019; (iv) Waikiki Beach Walk - Embassy Suites™ and Waikiki Beach Walk - Retail, due to significant spalling repair activity and (v) land held for development.


(2)	Tenant improvement reimbursements are excluded from same-store cash NOI to provide a more accurate measure of operating performance.

(3)

Represents adjustments related to the straight-line rent income recognized during the period offset by cash received during the period and the provision for bad debts recorded for deferred rent receivable balances; the amortization of above (below) market rents, the amortization of lease incentives paid to tenants, the amortization of other lease intangibles, lease termination fees at Carmel Mountain Plaza, and straight-line rent expense for our leases of the Annex at The Landmark at One Market.

Reported results are preliminary and not final until the filing of the company's Form 10-Q with the Securities and Exchange Commission and, therefore, remain subject to adjustment.

Use of Non-GAAP Information

Funds from Operations

The company calculates FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts, or NAREIT. FFO represents net income (computed in accordance with GAAP), excluding gains (or losses) from sales of depreciable operating property, impairment losses, real estate related depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated partnerships and joint ventures.

FFO is a supplemental non-GAAP financial measure. Management uses FFO as a supplemental performance measure because it believes that FFO is beneficial to investors as a starting point in measuring the company's operational performance. Specifically, in excluding real estate related depreciation and amortization and gains and losses from property dispositions, which do not relate to or are not indicative of operating performance, FFO provides a performance measure that, when compared year-over-year, captures trends in occupancy rates, rental rates and operating costs. The company also believes that, as a widely recognized measure of the performance of REITs, FFO will be used by investors as a basis to compare the company's operating performance with that of other REITs. However, because FFO excludes depreciation and amortization and captures neither the changes in the value of the company's properties that result from use or market conditions nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of the company's properties, all of which have real economic effects and could materially impact the company's results from operations, the utility of FFO as a measure of the company's performance is limited. In addition, other equity REITs may not calculate FFO in accordance with the NAREIT definition as the company does, and, accordingly, the company's FFO may not be comparable to such other REITs' FFO. Accordingly, FFO should be considered only as a supplement to net income as a measure of the company's performance. FFO should not be used as a measure of the company's liquidity, nor is it indicative of funds available to fund the company's cash needs, including the company's ability to pay dividends or service indebtedness. FFO also should not be used as a supplement to or substitute for cash flow from operating activities computed in accordance with GAAP.

Cash Net Operating Income

The company uses cash net operating income ("NOI") internally to evaluate and compare the operating performance of the company's properties. The company believes cash NOI provides useful information to investors regarding the company's financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level, and when compared across periods, can be used to determine trends in earnings of the company's properties as this measure is not affected by (1) the non-cash revenue and expense recognition items, (2) the cost of funds of the property owner, (3) the impact of depreciation and amortization expenses as well as gains or losses from the sale of operating real estate assets that are included in net income computed in accordance with GAAP or (4) general and administrative expenses and other gains and losses that are specific to the property owner. The company believes the exclusion of these items from net income is useful because the resulting measure captures the actual revenue generated and actual expenses incurred in operating the company's properties as well as trends in occupancy rates, rental rates and operating costs. Cash NOI is a measure of the operating performance of the company's properties but does not measure the company's performance as a whole. Cash NOI is therefore not a substitute for net income as computed in accordance with GAAP.

Cash NOI, is a non-GAAP financial measure of performance. The company defines cash NOI as operating revenues (rental income, tenant reimbursements, lease termination fees, ground lease rental income and other property income) less property and related expenses (property expenses, ground lease expense, property marketing costs, real estate taxes and insurance), adjusted for non-cash revenue and operating expense items such as straight-line rent, amortization of lease intangibles, amortization of lease incentives and other adjustments. Cash NOI also excludes general and administrative expenses, depreciation and amortization, interest expense, other nonproperty income and losses, acquisition-related expense, gains and losses from property dispositions, extraordinary items, tenant improvements, and leasing commissions. Other REITs may use different methodologies for calculating cash NOI, and accordingly, the company's cash NOI may not be comparable to the cash NOIs of other REITs.

About American Assets Trust, Inc.

American Assets Trust, Inc. is a full service, vertically integrated and self-administered real estate investment trust, or REIT, headquartered in San Diego, California. The company has over 50 years of experience in acquiring, improving, developing and managing premier retail, office and residential properties throughout the United States in some of the nation’s most dynamic, high-barrier-to-entry markets primarily in Southern California, Northern California, Oregon, Washington, Texas and Hawaii. The company's retail portfolio comprises approximately 3.1 million rentable square feet, and its office portfolio comprises approximately 3.4 million square feet. In addition, the company owns one mixed-use property (including approximately 97,000 rentable square feet of retail space and a 369-room all-suite hotel) and 2,112 multifamily units. In 2011, the company was formed to succeed to the real estate business of American Assets, Inc., a privately held corporation founded in 1967 and, as such, has significant experience, long-standing relationships and extensive knowledge of its core markets, submarkets and asset classes. For additional information, please visit www.americanassetstrust.com.

Forward Looking Statements

This press release may contain forward-looking statements within the meaning of the federal securities laws, which are based on current expectations, forecasts and assumptions that involve risks and uncertainties that could cause actual outcomes and results to differ materially. Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In some cases, you can identify forward-looking statements by the use of forward-looking terminology such as “may,” “will,” “should,” “expects,” “intends,” “plans,” “anticipates,” “believes,” “estimates,” “predicts,” or “potential” or the negative of these words and phrases or similar words or phrases which are predictions of or indicate future events or trends and which do not relate solely to historical matters. While forward-looking statements reflect the company's good faith beliefs, assumptions and expectations, they are not guarantees of future performance. For a further discussion of these and other factors that could cause the company's future results to differ materially from any forward-looking statements, see the section entitled “Risk Factors” in the company's annual report on Form 10-K filed on February 15, 2019, and other risks described in documents subsequently filed by the company from time to time with the Securities and Exchange Commission. The company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes.

Source: American Assets Trust, Inc.

Investor and Media Contact:

American Assets Trust

Robert F. Barton

Executive Vice President and Chief Financial Officer

858-350-2607

Exhibit




	SECOND QUARTER 2019
	Supplemental Information

https://cdn.kscope.io/3f9937ca4209079af09b22b6e444c53c-coverpicture2019q2a03.jpg






Investor and Media Contact
American Assets Trust, Inc.
Robert F. Barton
Executive Vice President and Chief Financial Officer
858-350-2607

American Assets Trust, Inc.'s Portfolio is concentrated in high-barrier-to-entry markets

with favorable supply/demand characteristics








	Retail	Office	Multifamily		Mixed-Use
Market	Square Feet	Square Feet	Units		Square Feet	Suites
San Diego	1,322,012	1,545,777	1,455	(1)	—	—

San Francisco	35,156	516,985	—		—	—

Oahu	429,718	—	—		96,707	369

Monterey	673,572	—	—		—	—

San Antonio	588,970	—	—		—	—

Portland	44,153	875,639	657		—	—

Seattle	—	497,472	—		—	—

Total	3,093,581	3,435,873	2,112		96,707	369



		Square Feet		%
Note: Circled areas represent all markets in which American Assets Trust, Inc. currently owns and operates its real estate properties. Size of circle denotes approximation of square feet / units. Net rentable square footage may be adjusted from the prior periods to reflect re-measurement of leased space at the properties.	Retail	3.1	million	48%
	Office	3.4	million	52%
Data is as of June 30, 2019.	Totals	6.5	million
(1) Includes 122 RV spaces.



Second Quarter 2019 Supplemental Information	Page 2




INDEX



	SECOND QUARTER 2019 SUPPLEMENTAL INFORMATION
1.	FINANCIAL HIGHLIGHTS
	Consolidated Balance Sheets	5
	Consolidated Statements of Operations	6
	Funds From Operations (FFO), FFO As Adjusted & Funds Available for Distribution	7
	Same-Store Net Operating Income (NOI)	9
	Same-Store Cash NOI Comparison excluding Redevelopment	11
	Same-Store Cash NOI Comparison with Redevelopment	12
	Cash NOI By Region	13
	Cash NOI Breakdown	14
	Property Revenue and Operating Expenses	15
	Segment Capital Expenditures	17
	Summary of Outstanding Debt	18
	Market Capitalization	19
	Summary of Development Opportunities	20
2.	PORTFOLIO DATA
	Property Report	22
	Retail Leasing Summary	25
	Office Leasing Summary	26
	Multifamily Leasing Summary	27
	Mixed-Use Leasing Summary	29
	Lease Expirations	30
	Portfolio Leased Statistics	32
	Top Tenants - Retail	33
	Top Tenants - Office	34
3.	APPENDIX
	Glossary of Terms	36

This Supplemental Information contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 (set forth in Section 27A of the Securities Act of 1933, as amended, or the Securities Act, and Section 21E of the Securities Exchange Act of 1934, as amended, or the Exchange Act). Forward-looking statements involve numerous risks and uncertainties and you should not rely on them as predictions of future events. Forward-looking statements depend on assumptions, data or methods which may be incorrect or imprecise and we may not be able to realize them. We do not guarantee that the transactions and events described will happen as described (or that they will happen at all). The following factors, among others, could cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking statements: adverse economic or real estate developments in our markets; our failure to generate sufficient cash flows to service our outstanding indebtedness; defaults on, early terminations of or non-renewal of leases by tenants, including significant tenants; difficulties in identifying properties to acquire and completing acquisitions; difficulties in completing dispositions; our failure to successfully operate acquired properties and operations; our inability to develop or redevelop our properties due to market conditions; fluctuations in interest rates and increased operating costs; risks related to joint venture arrangements; our failure to obtain necessary outside financing; on-going litigation; general economic conditions; financial market fluctuations; risks that affect the general retail, office, multifamily and mixed-use environment; the competitive environment in which we operate; decreased rental rates or increased vacancy rates; conflicts of interests with our officers or directors; lack or insufficient amounts of insurance; environmental uncertainties and risks related to adverse weather conditions and natural disasters; other factors affecting the real estate industry generally; limitations imposed on our business and our ability to satisfy complex rules in order for us to continue to qualify as a REIT for U.S. federal income tax purposes; and changes in governmental regulations or interpretations thereof, such as real estate and zoning laws and increases in real property tax rates and taxation of REITs.

While forward-looking statements reflect our good faith beliefs, they are not guarantees of future performance. We disclaim any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, or new information, data or methods, future events or other changes. For a further discussion of these and other factors that could impact our future results, refer to our Annual Report on Form 10-K filed on February 15, 2019 and other risks described in documents subsequently filed by us from time to time with the Securities and Exchange Commission.



Second Quarter 2019 Supplemental Information	Page 3

FINANCIAL HIGHLIGHTS



Second Quarter 2019 Supplemental Information	Page 4




CONSOLIDATED BALANCE SHEETS



(Amounts in thousands, except shares and per share data)	June 30, 2019			December 31, 2018
	(unaudited)			(audited)
ASSETS
Real estate, at cost
Operating real estate	$	3,056,767		$	2,549,571
Construction in progress	83,461			71,228
Held for development	547			9,392
	3,140,775			2,630,191
Accumulated depreciation	(621,852		)	(590,338		)
Net real estate	2,518,923			2,039,853
Cash and cash equivalents	44,778			47,956
Restricted cash	9,702			9,316
Accounts receivable, net	10,104			9,289
Deferred rent receivable, net	42,098			39,815
Other assets, net	93,153			52,021
TOTAL ASSETS	$	2,718,758		$	2,198,250
LIABILITIES AND EQUITY
LIABILITIES:
Secured notes payable, net	$	162,426		$	182,572
Unsecured notes payable, net	1,045,949			1,045,863
Unsecured line of credit, net	93,540			62,337
Accounts payable and accrued expenses	54,652			46,616
Security deposits payable	7,907			8,844
Other liabilities and deferred credits, net	62,362			49,547
Total liabilities	1,426,836			1,395,779
Commitments and contingencies
EQUITY:
American Assets Trust, Inc. stockholders' equity
Common stock, $0.01 par value, 490,000,000 shares authorized, 59,722,748 and 47,335,409 shares issued and outstanding at June 30, 2019 and December 31, 2018, respectively	597			474
Additional paid in capital	1,438,768			920,661
Accumulated dividends in excess of net income	(135,497		)	(128,778		)
Accumulated other comprehensive income	5,876			10,620
Total American Assets Trust, Inc. stockholders' equity	1,309,744			802,977
Noncontrolling interests	(17,822		)	(506		)
Total equity	1,291,922			802,471
TOTAL LIABILITIES AND EQUITY	$	2,718,758		$	2,198,250



Second Quarter 2019 Supplemental Information	Page 5




CONSOLIDATED STATEMENTS OF OPERATIONS



(Unaudited, amounts in thousands, except shares and per share data)	Three Months Ended						Six Months Ended
	June 30,						June 30,
	2019			2018			2019			2018
REVENUE:
Rental income	$	79,656		$	76,892		$	156,487		$	153,093
Other property income	4,457			8,131			12,945			12,662
Total revenue	84,113			85,023			169,432			165,755
EXPENSES:
Rental expenses	21,826			20,882			42,622			41,302
Real estate taxes	9,275			8,628			18,321			17,174
General and administrative	5,943			5,396			12,016			10,963
Depreciation and amortization	22,582			32,868			43,165			66,147
Total operating expenses	59,626			67,774			116,124			135,586
OPERATING INCOME	24,487			17,249			53,308			30,169
Interest expense	(13,129		)	(12,688		)	(26,478		)	(26,508		)
Gain on sale of real estate	633			—			633			—
Other (expense) income, net	(50		)	(148		)	(279		)	61
NET INCOME	11,941			4,413			27,184			3,722
Net income attributable to restricted shares	(92		)	(216		)	(185		)	(144		)
Net income attributable to unitholders in the Operating Partnership	(2,933		)	(1,125		)	(6,988		)	(959		)
NET INCOME ATTRIBUTABLE TO AMERICAN ASSETS TRUST, INC. STOCKHOLDERS	$	8,916		$	3,072		$	20,011		$	2,619

EARNINGS PER COMMON SHARE
Basic income from operations attributable to common stockholders per share	$	0.18		$	0.07		$	0.41		$	0.06
Weighted average shares of common stock outstanding - basic	50,135,978			46,939,449			48,578,872			46,937,645
Diluted income from continuing operations attributable to common stockholders per share	$	0.18		$	0.07		$	0.41		$	0.06
Weighted average shares of common stock outstanding - diluted	66,889,784			64,132,520			65,543,409			64,131,665



Second Quarter 2019 Supplemental Information	Page 6




FUNDS FROM OPERATIONS, FFO AS ADJUSTED & FUNDS AVAILABLE FOR DISTRIBUTION



(Unaudited, amounts in thousands, except shares and per share data)	Three Months Ended						Six Months Ended
	June 30,						June 30,
	2019			2018			2019			2018
Funds from Operations (FFO) ⁽¹⁾
Net income	$	11,941		$	4,413		$	27,184		$	3,722
Depreciation and amortization of real estate assets	22,582			32,868			43,165			66,147
Gain on sale of real estate	(633		)	—			(633		)	—
FFO, as defined by NAREIT	33,890			37,281			69,716			69,869
Less: Nonforfeitable dividends on restricted stock awards	(94		)	(70		)	(185		)	(141		)
FFO attributable to common stock and common units	$	33,796		$	37,211		$	69,531		$	69,728

FFO per diluted share/unit	$	0.51		$	0.58		$	1.06		$	1.09

Weighted average number of common shares and common units, diluted ⁽²⁾	66,890,084			64,132,485			65,543,584			64,131,519

Funds Available for Distribution (FAD) ⁽¹⁾	$	12,207		$	29,697		$	26,080		$	52,452

Dividends
Dividends declared and paid	$	18,253		$	17,388		$	36,314		$	34,776
Dividends declared and paid per share/unit	$	0.28		$	0.27		$	0.56		$	0.54



Second Quarter 2019 Supplemental Information	Page 7




FUNDS FROM OPERATIONS, FFO AS ADJUSTED & FUNDS AVAILABLE FOR DISTRIBUTION (CONTINUED)



(Unaudited, amounts in thousands, except shares and per share data)	Three Months Ended						Six Months Ended
	June 30,						June 30,
	2019			2018			2019			2018
Funds Available for Distribution (FAD) ⁽¹⁾
FFO	$	33,890		$	37,281		$	69,716		$	69,869
Adjustments:
Tenant improvements, leasing commissions and maintenance capital expenditures	(26,580		)	(10,625		)	(44,459		)	(21,298		)
Net effect of straight-line rents ⁽³⁾	4,252			2,749			4,049			3,203
Amortization of net above (below) market rents ⁽⁴⁾	(794		)	(725		)	(1,719		)	(1,439		)
Net effect of other lease assets ⁽⁵⁾	46			—			(4,275		)	(2		)
Amortization of debt issuance costs and debt fair value adjustment	356			360			724			806
Non-cash compensation expense	1,131			727			2,229			1,454
Nonforfeitable dividends on restricted stock awards	(94		)	(70		)	(185		)	(141		)
FAD	$	12,207		$	29,697		$	26,080		$	52,452

Summary of Capital Expenditures
Tenant improvements and leasing commissions	$	14,726		$	5,961		$	25,719		$	11,748
Maintenance capital expenditures	11,854			4,664			18,740			9,550
	$	26,580		$	10,625		$	44,459		$	21,298

Notes:


(1)	See Glossary of Terms.

(2)

For the three and six months ended June 30, 2019 and 2018, the weighted average common shares and common units used to compute FFO per diluted share/unit include operating partnership common units and unvested restricted stock awards that are subject to time vesting. The shares/units used to compute FFO per diluted share/unit include additional shares/units which were excluded from the computation of diluted EPS, as they were anti-dilutive for the periods presented.


(3)	Represents the straight-line rent income recognized during the period offset by cash received during the period and the provision for bad debts recorded for deferred rent receivable balances.


(4)	Represents the adjustment related to the acquisition of buildings with above (below) market rents.


(5)	Represents adjustments related to amortization of lease incentives paid to tenants, amortization of lease intangibles, lease termination fees at Carmel Mountain Plaza and straight-line rent expense for our leases at the Annex at the Landmark at One Market.



Second Quarter 2019 Supplemental Information	Page 8




SAME-STORE NET OPERATING INCOME (NOI)



(Unaudited, amounts in thousands)	Three Months Ended June 30, 2019
	Retail			Office			Multifamily		Mixed-Use		Total
Real estate rental revenue
Same-store	$	21,804		$	28,637		$	12,897	$	—	$	63,338
Non-same store ⁽¹⁾	4,067			1,563			—		15,145		20,775
Total	25,871			30,200			12,897		15,145		84,113
Real estate expenses
Same-store	6,060			8,476			4,883		—		19,419
Non-same store ⁽¹⁾	1,671			793			—		9,218		11,682
Total	7,731			9,269			4,883		9,218		31,101
Net Operating Income (NOI)
Same-store	15,744			20,161			8,014		—		43,919
Non-same store ⁽¹⁾	2,396			770			—		5,927		9,093
Total	$	18,140		$	20,931		$	8,014	$	5,927	$	53,012
Same-store NOI	$	15,744		$	20,161		$	8,014	$	—	$	43,919
Net effect of straight-line rents ⁽²⁾	(603		)	4,515			80		—		3,992
Amortization of net above (below) market rents ⁽³⁾	(280		)	(395		)	—		—		(675		)
Net effect of other lease intangibles ⁽⁴⁾	—			39			—		—		39
Tenant improvement reimbursements ⁽⁵⁾	—			(5,904		)	—		—		(5,904		)
Same-store cash NOI ⁽⁵⁾	$	14,861		$	18,416		$	8,094	$	—	$	41,371

Notes:


(1)	Same-store and non-same store classifications are determined based on properties held on June 30, 2019 and 2018. See Glossary of Terms.


(2)	Represents the straight-line rent income recognized during the period offset by cash received during the period and the provision for bad debts recorded for deferred rent receivable balances.


(3)	Represents the adjustment related to the acquisition of buildings with above (below) market rents.


(4)	Represents adjustments related to amortization of lease incentives paid to tenants, amortization of lease intangibles and straight-line rent expense for our leases at the Annex at the Landmark at One Market.


(5)	Tenant improvement reimbursements are excluded from same-store cash NOI to provide a more accurate measure of operating performance.

NOI and same-store cash NOI are non-GAAP supplemental earnings measures which we consider meaningful in measuring our operating performance. Reconciliations of NOI and same-store cash NOI to net income are included in the Glossary of Terms.



Second Quarter 2019 Supplemental Information	Page 9




SAME-STORE NET OPERATING INCOME (NOI) (CONTINUED)



(Amounts in thousands)	Six Months Ended June 30, 2019
	Retail			Office			Multifamily		Mixed-Use		Total
Real estate rental revenue
Same-store	$	47,523		$	56,067		$	25,796	$	—	$	129,386
Non-same store ⁽¹⁾	7,785			1,939			—		30,322		40,046
Total	55,308			58,006			25,796		30,322		169,432
Real estate expenses
Same-store	11,798			16,538			9,956		—		38,292
Non-same store ⁽¹⁾	3,087			1,220			—		18,344		22,651
Total	14,885			17,758			9,956		18,344		60,943
Net Operating Income (NOI)
Same-store	35,725			39,529			15,840		—		91,094
Non-same store ⁽¹⁾	4,698			719			—		11,978		17,395
Total	$	40,423		$	40,248		$	15,840	$	11,978	$	108,489
Same-store NOI	$	35,725		$	39,529		$	15,840	$	—	$	91,094
Net effect of straight-line rents ⁽²⁾	(887		)	4,909			147		—		4,169
Amortization of net above (below) market rents ⁽³⁾	(759		)	(783		)	—		—		(1,542		)
Net effect of other lease assets ⁽⁴⁾	(4,406		)	118			—		—		(4,288		)
Tenant improvement reimbursements ⁽⁵⁾	(17		)	(6,878		)	—		—		(6,895		)
Same-store cash NOI ⁽⁵⁾	$	29,656		$	36,895		$	15,987	$	—	$	82,538

Notes:


(1)	Same-store and non-same store are determined based on properties held on June 30, 2019 and 2018. See Glossary of Terms.


(2)	Represents the straight-line rent income recognized during the period offset by cash received during the period and the provision for bad debts recorded for deferred rent receivable balances.


(3)	Represents the adjustment related to the acquisition of buildings with above (below) market rents.


(4)	Represents adjustments related to amortization of lease incentives paid to tenants, amortization of lease intangibles, lease termination fees at Carmel Mountain Plaza and straight-line rent expense for our leases at the Annex at the Landmark at One Market.


(5)	Tenant improvement reimbursements are excluded from Same-store Cash NOI to provide a more accurate measure of operating performance.



Second Quarter 2019 Supplemental Information	Page 10




SAME-STORE CASH NOI COMPARISON EXCLUDING REDEVELOPMENT



(Unaudited, amounts in thousands)	Three Months Ended						Six Months Ended
	June 30,						June 30,
	2019		2018		Change		2019		2018		Change
Cash Basis:
Retail	$	14,861	$	15,364	(3.3	)%	$	29,656	$	30,653	(3.3	)%
Office	18,416		20,462		(10.0	)	36,895		38,687		(4.6	)
Multifamily	8,094		7,754		4.4		15,987		15,107		5.8
Mixed-Use	—		—		—		—		—		—
Same-store Cash NOI ⁽¹⁾⁽²⁾	$	41,371	$	43,580	(5.1	)%	$	82,538	$	84,447	(2.3	)%

Notes:


(1)	Excluding lease termination fees, for the three and six months ended June 30, 2019 and 2018, same-store cash NOI would be 1.2% and 1.3%, respectively.


(2)	See Glossary of Terms.

Same-store cash NOI is a non-GAAP supplemental earnings measure which we consider meaningful in measuring our operating performance. A reconciliation of same-store cash NOI to net income is included in the Glossary of Terms.



Second Quarter 2019 Supplemental Information	Page 11




SAME-STORE CASH NOI COMPARISON WITH REDEVELOPMENT



(Unaudited, amounts in thousands)	Three Months Ended						Six Months Ended
	June 30,						June 30,
	2019		2018		Change		2019		2018		Change
Cash Basis:
Retail	$	16,968	$	19,161	(11.4	)%	$	34,050	$	38,310	(11.1	)%
Office	18,239		20,345		(10.4	)	36,562		38,429		(4.9	)
Multifamily	8,094		7,754		4.4		15,987		15,107		5.8
Mixed-Use	—		—		—		—		—		—
Same-store Cash NOI with Redevelopment ⁽¹⁾⁽²⁾	$	43,301	$	47,260	(8.4	)%	$	86,599	$	91,846	(5.7	)%

Notes:


(1)	Excluding lease termination fees, for the three and six months ended June 30, 2019 and 2018, same-store cash NOI with redevelopment would be (2.8)% and (2.6)%, respectively.


(2)	See Glossary of Terms.

Same-store cash NOI with redevelopment is a non-GAAP supplemental earnings measure which we consider meaningful in measuring our operating performance. A reconciliation of same-store cash NOI with redevelopment to net income is included in the Glossary of Terms.



Second Quarter 2019 Supplemental Information	Page 12




CASH NOI BY REGION



(Unaudited, amounts in thousands)	Three Months Ended June 30, 2019
	Retail		Office		Multifamily		Mixed-Use		Total
Cash Basis:
Southern California	8,235		5,712		6,282		—		20,229
Northern California	2,755		5,628		—		—		8,383
Hawaii	2,553		—		—		5,845		8,398
Oregon	224		7,804		1,812		—		9,840
Texas	3,454		—		—		—		3,454
Washington	—		6,212		—		—		6,212
Total Cash NOI	$	17,221	$	25,356	$	8,094	$	5,845	$	56,516

Cash NOI is a non-GAAP supplemental earnings measure which we consider meaningful in measuring our operating performance. A reconciliation of cash NOI to net income is included in the Glossary of Terms.



Second Quarter 2019 Supplemental Information	Page 13




CASH NOI BREAKDOWN

Three Months Ended June 30, 2019



Cash NOI Breakdown

Portfolio Diversification by Geographic Region		Portfolio Diversification by Segment

https://cdn.kscope.io/3f9937ca4209079af09b22b6e444c53c-chart-0b3a0cd5236a5bffae2.jpg

https://cdn.kscope.io/3f9937ca4209079af09b22b6e444c53c-chart-5e291d6df69a5023a46.jpg



Second Quarter 2019 Supplemental Information	Page 14




PROPERTY REVENUE AND OPERATING EXPENSES



(Unaudited, amounts in thousands)	Three Months Ended June 30, 2019
			Additional					Property
			Property			Billed Expense		Operating			Rental			Cash
Property	Base Rent ⁽¹⁾		Income ⁽²⁾			Reimbursements ⁽³⁾		Expenses ⁽⁴⁾			Adjustments ⁽⁵⁾			NOI ⁽⁶⁾
Retail Portfolio
Carmel Country Plaza	$	975	$	26		$	208	$	(183	)	$	—		$	1,026
Carmel Mountain Plaza	3,074		(10		)	823		(983		)	—			2,904
South Bay Marketplace	560		33			179		(186		)	—			586
Gateway Marketplace	602		2			193		(209		)	—			588
Lomas Santa Fe Plaza	1,501		9			294		(362		)	—			1,442
Solana Beach Towne Centre	1,455		18			469		(508		)	—			1,434
Del Monte Center	2,743		186			890		(1,350		)	—			2,469
Geary Marketplace	289		—			154		(157		)	—			286
The Shops at Kalakaua	480		25			51		(110		)	—			446
Waikele Center	2,744		201			815		(1,653		)	—			2,107
Alamo Quarry Market	3,624		37			1,697		(1,904		)	—			3,454
Hassalo on Eighth - Retail	231		51			52		(110		)	—			224
Subtotal Retail Portfolio	$	18,278	$	578		$	5,825	$	(7,715	)	$	—		$	16,966
Office Portfolio
La Jolla Commons ⁽⁷⁾	$	736	$	19		$	247	$	(207	)	$	(46	)	$	749
Torrey Reserve Campus ⁽⁸⁾	4,988		52			239		(1,448		)	(766		)	3,065
Torrey Point	246		67			—		(366		)	518			465
Solana Crossing ⁽⁸⁾	1,916		2			63		(536		)	(12		)	1,433
The Landmark at One Market	6,928		29			196		(2,414		)	—			4,739
One Beach Street	1,099		1			126		(337		)	—			889
First & Main	2,818		206			488		(944		)	—			2,568
Lloyd District Portfolio ⁽⁸⁾	3,005		495			74		(1,191		)	3,032			5,415
City Center Bellevue	5,047		726			283		(1,606		)	1,762			6,212
Subtotal Office Portfolio	$	26,783	$	1,597		$	1,716	$	(9,049	)	$	4,488		$	25,535



Second Quarter 2019 Supplemental Information	Page 15




PROPERTY REVENUE AND OPERATING EXPENSES (CONTINUED)



(Unaudited, amounts in thousands)	Three Months Ended June 30, 2019
			Additional				Property
			Property		Billed Expense		Operating			Rental			Cash
Property	Base Rent ⁽¹⁾		Income ⁽²⁾		Reimbursements ⁽³⁾		Expenses ⁽⁴⁾			Adjustments ⁽⁵⁾			NOI ⁽⁶⁾
Multifamily Portfolio
Loma Palisades	$	3,408	$	211	$	—	$	(1,194	)	$	(8	)	$	2,417
Imperial Beach Gardens	893		68		—		(305		)	(36		)	620
Mariner's Point	438		30		—		(150		)	—			318
Santa Fe Park RV Resort	373		14		—		(178		)	—			209
Pacific Ridge Apartments	4,151		205		—		(1,618		)	(20		)	2,718
Hassalo on Eighth - Multifamily	2,956		392		—		(1,437		)	(99		)	1,812
Subtotal Multifamily Portfolio	$	12,219	$	920	$	—	$	(4,882	)	$	(163	)	$	8,094
Mixed-Use Portfolio
Waikiki Beach Walk - Retail	$	2,778	$	1,116	$	1,029	$	(1,830	)	$	—		$	3,093
Waikiki Beach Walk - Embassy Suites™	9,463		676		—		(7,387		)	—			2,752
Subtotal Mixed-Use Portfolio	$	12,241	$	1,792	$	1,029	$	(9,217	)	$	—		$	5,845
Subtotal Development Properties	$	1	$	315	$	—	$	(240	)	$	—		$	76
Total	$	69,522	$	5,202	$	8,570	$	(31,103	)	$	4,325		$	56,516

Cash NOI is a non-GAAP supplemental earnings measure which the company considers meaningful in measuring its operating performance. A reconciliation of total cash NOI to net income is included in the Glossary of Terms.

Notes:

(1)

Base rent for our retail and office portfolio and the retail portion of our mixed-use portfolio represents base rent for the three months ended June 30, 2019 (before abatements and tenant improvement reimbursements) and excludes the impact of straight-line rent and above (below) market rent adjustments. Total abatements for our retail and office portfolio were approximately $0 and $1,935, respectively, for the three months ended June 30, 2019. There were no abatements for the retail portion of our mixed-use portfolio for the three months ended June 30, 2019. In the case of triple net or modified gross leases, annualized base rent does not include tenant reimbursements for real estate taxes, insurance, common area or other operating expenses. Multifamily portfolio base rent represents base rent (including parking, before abatements) less vacancy allowance and employee rent credits and includes additional rents (additional rents include insufficient notice penalties, month-to-month charges and pet rent). There were $164 of abatements for our multifamily portfolio for the three months ended June 30, 2019. For Waikiki Beach Walk - Embassy Suites^TM, base rent is equal to the actual room revenue for the three months ended June 30, 2019. Total tenant improvement reimbursements for our retail and office portfolio were approximately $0 and $6,423, respectively, for the three months ended June 30, 2019. There were no tenant improvement reimbursements for the retail portion of our mixed-use portfolio for the three months ended June 30, 2019.


(2)	Represents additional property-related income for the three months ended June 30, 2019, which includes: (i) percentage rent, (ii) other rent (such as storage rent, license fees and association fees) and (iii) other property income (such as late fees, default fees, lease termination fees, parking revenue, the reimbursement of general excise taxes, laundry income and food and beverage sales).


(3)	Represents billed tenant expense reimbursements for the three months ended June 30, 2019.


(4)	Represents property operating expenses for the three months ended June 30, 2019. Property operating expenses includes all rental expenses, except non cash rent expense and the provision for bad debt recorded for deferred rent receivables.


(5)	Represents various rental adjustments related to base rent (abatements and tenant improvement reimbursements) and additional property income (lease termination fees).


(6)	See Glossary of Terms.


(7)	La Jolla Commons, consisting of approximately 724,000 square feet in two office towers, was acquired by us on June 20, 2019.


(8)	Base rent shown includes amounts related to American Assets Trust, L.P.'s corporate leases at Torrey Reserve Campus, Solana Crossing and Lloyd District Portfolio. This intercompany rent is eliminated in the consolidated statement of operations. The base rent and abatements were both $313 for the three months ended June 30, 2019.



Second Quarter 2019 Supplemental Information	Page 16




SEGMENT CAPITAL EXPENDITURES



(Unaudited, amounts in thousands)	Three Months Ended June 30, 2019
Segment	Tenant Improvements and Leasing Commissions		Maintenance Capital Expenditures		Total Tenant Improvements, Leasing Commissions and Maintenance Capital Expenditures		Redevelopment and Expansions		New Development		Total Capital Expenditures
Retail Portfolio	$	463	$	5,947	$	6,410	$	240	$	—	$	6,650
Office Portfolio	14,263		1,951		16,214		1,204		—		17,418
Multifamily Portfolio	—		685		685		—		—		685
Mixed-Use Portfolio	—		3,271		3,271		—		—		3,271
Total	$	14,726	$	11,854	$	26,580	$	1,444	$	—	$	28,024



	Six Months Ended June 30, 2019
Segment	Tenant Improvements and Leasing Commissions		Maintenance Capital Expenditures		Total Tenant Improvements, Leasing Commissions and Maintenance Capital Expenditures		Redevelopment and Expansions		New Development		Total Capital Expenditures
Retail Portfolio	$	1,407	$	9,740	$	11,147	$	294	$	—	$	11,441
Office Portfolio	24,200		3,993		28,193		5,708		—		33,901
Multifamily Portfolio	—		1,456		1,456		—		—		1,456
Mixed-Use Portfolio	112		3,551		3,663		—		—		3,663
Total	$	25,719	$	18,740	$	44,459	$	6,002	$	—	$	50,461



Second Quarter 2019 Supplemental Information	Page 17




SUMMARY OF OUTSTANDING DEBT



(Unaudited, amounts in thousands)	Amount
	Outstanding at				Annual Debt
Debt	June 30, 2019		Interest Rate		Service ⁽¹⁾		Maturity Date
Torrey Reserve - VCI, VCII, VCIII	6,567		6.36	%	6,988		June 1, 2020
Solana Crossing I-II	10,387		5.91	%	11,004		June 1, 2020
Solana Beach Towne Centre	34,625		5.91	%	36,682		June 1, 2020
City Center Bellevue ⁽²⁾	111,000		3.98	%	4,491		November 1, 2022
Secured Notes Payable / Weighted Average ⁽³⁾	$	162,579	4.61	%	$	59,165
Term Loan A ⁽⁴⁾	$	100,000	4.13	%	$	4,199	January 9, 2021
Series A Notes ⁽⁵⁾	150,000		3.88	%	6,060		October 31, 2021
Term Loan B ⁽⁶⁾	100,000		2.75	%	2,756		March 1, 2023
Term Loan C ⁽⁷⁾	50,000		2.74	%	1,374		March 1, 2023
Series F Notes ⁽⁸⁾	100,000		3.85	%	3,780		July 19, 2024
Series B Notes	100,000		4.45	%	4,450		February 2, 2025
Series C Notes	100,000		4.50	%	4,500		April 1, 2025
Series D Notes ⁽⁹⁾	250,000		3.87	%	10,725		March 1, 2027
Series E Notes ⁽¹⁰⁾	100,000		4.18	%	4,240		May 23, 2029
Unsecured Notes Payable / Weighted Average ⁽¹¹⁾	$	1,050,000	3.88	%	$	42,084
Unsecured Line of Credit ⁽¹²⁾	$	95,000	3.59	%

Notes:


(1)	Includes interest and principal payments due over the next twelve months.


(2)	Interest only.


(3)	The Secured Notes Payable total does not include debt issuance costs, net of $0.2 million.


(4)	Term Loan A has a stated maturity of January 9, 2021, subject to our option to extend Term Loan A up to three times, with each such extension for a one-year period. Term Loan A accrues interest at a variable rate, which we fixed as part of an interest rate swap for an effective interest rate of 4.13%, subject to adjustments based on our consolidated leverage ratio.


(5)	$150 million of 4.04% Senior Guaranteed Notes, Series A, due October 31, 2021. Net of the settlement of the forward-starting interest rate swap, the effective interest rate for the Series A Notes is approximately 3.88% per annum, through maturity.


(6)	Term Loan B matures on March 1, 2023. Term Loan B accrues interest at a variable rate, which we fixed as part of an interest rate swap for an all-in interest rate of 2.75%, subject to adjustments based on our consolidated leverage ratio.


(7)	Term Loan C matures on March 1, 2023. Term Loan C accrues interest at a variable rate, which we fixed as part of an interest rate swap for an all-in interest rate of 2.74%, subject to adjustments based on our consolidated leverage ratio.


(8)	$100 million of 3.78% Senior Guaranteed Notes, Series F, due July 19, 2024. Net of the settlement of the treasury lock contract, the effective interest rate for the Series F Notes is approximately 3.85%, through maturity.


(9)	$250 million of 4.29% Senior Guaranteed Notes, Series D, due March 1, 2027. Net of the settlement of the forward-starting interest rate swap, the effective interest rate for the Series D Notes is approximately 3.87% per annum, through maturity.


(10)	$100 million of 4.24% Senior Guaranteed Notes, Series E, due May 23, 2029. Net of the settlement of the treasury lock contract, the effective interest rate for the Series E Notes is approximately 4.18%, through maturity.


(11)	The Unsecured Notes Payable total does not include debt issuance costs, net of $4.1 million.

(12)

The unsecured revolving line of credit (the "Revolver Loan") has a capacity of $350 million plus an accordion feature that may allow us to increase the availability thereunder up to an additional $350 million, subject to meeting specified requirements and obtaining additional commitments from lenders. The Revolver Loan matures on January 9, 2022, subject to our option to extend the Revolver Loan up to two times, with each such extension for a six-month period. The Revolver Loan currently accrues interest at LIBOR, plus a spread which ranges from 1.05%-1.50%, based on our consolidated leverage ratio. The Revolver Loan total does not include debt issuance costs, net of $1.5 million.



Second Quarter 2019 Supplemental Information	Page 18




MARKET CAPITALIZATION



(Unaudited, amounts in thousands, except per share data)

Market data	June 30, 2019
Common shares outstanding	59,723
Common units outstanding	16,390
Common shares and common units outstanding	76,113
Market price per common share	$	47.12
Equity market capitalization	$	3,586,445
Total debt	$	1,307,579
Total market capitalization	$	4,894,024
Less: Cash on hand	$	(44,778	)
Total enterprise value	$	4,849,246
Total unencumbered assets, gross	$	2,926,472

Total debt/Total capitalization	26.7		%
Total debt/Total enterprise value	27.0		%
Net debt/Total enterprise value⁽¹⁾	26.0		%
Total unencumbered assets, gross/Unsecured debt	255.9		%

Total debt/Adjusted EBITDA ⁽²⁾⁽³⁾	6.9		x
Net debt/Adjusted EBITDA ^(1)(2)(3)	6.7		x
Interest coverage ratio ⁽⁴⁾	3.7		x
Fixed charge coverage ratio ⁽⁴⁾	3.7		x

https://cdn.kscope.io/3f9937ca4209079af09b22b6e444c53c-chart-ef9a985389e650ea8b2.jpg



Weighted Average Fixed Interest Rate	2019		2020		2021		2022		2023		2024		2025		2026		2027		2028		2029
Weighted Average Fixed Interest Rate	—	%	6.0	%	4.0	%	4.0	%	2.7	%	3.8	%	4.5	%	—	%	3.9	%	—	%	4.2	%



Total Weighed Average Fixed Interest Rate:	4.0%
Weighted Average Term to Maturity:	5.0 years



Credit Ratings
Rating Agency	Rating	Outlook
Fitch	BBB	Negative
Moody's	Baa3	Stable
Standard & Poors	BBB-	Stable

Notes:


(1)	Net debt is equal to total debt less cash on hand.


(2)	See Glossary of Terms for discussion of EBITDA and Adjusted EBITDA.


(3)	As used here, Adjusted EBITDA represents the actual for the three months ended June 30, 2019, annualized.


(4)	Calculated as Adjusted EBITDA divided by interest on borrowed funds, including capitalized interest and excluding debt fair value adjustments and loan fee amortization.



Second Quarter 2019 Supplemental Information	Page 19




SUMMARY OF DEVELOPMENT OPPORTUNITIES



Our portfolio has numerous potential opportunities to create future shareholder value. These opportunities could be subject to government approvals, lender consents, tenant consents, market conditions, availability of debt and/or equity financing, etc. Many of these opportunities are in their preliminary stages and may not ultimately come to fruition. This schedule will update as we modify various assumptions and markets conditions change. Square footages and units set forth below are estimates only and ultimately may differ materially from actual square footages and units.

Development Projects

								Project Costs (in thousands) ⁽³⁾
		Start Date	Completion Date	Estimated Stabilized Yield (1)	Rentable Square Feet	Percent Leased	Estimated Stabilization Date ⁽²⁾	Cost Incurred to Date	Total Estimated Investment

Property	Location
Office Property:
Torrey Point	San Diego, CA	2015	July 31, 2017	6.75% - 7.75%	90,000	40.1%	2019	$43,665	$55,800



Development/Redevelopment Pipeline
Property	Property Type	Location	Estimated Rentable Square Feet	Multifamily Units	Opportunity
Solana Crossing (Building 5)	Retail	Solana Beach, CA	10,000	N/A	Development of 10,000 square foot retail building
Lomas Santa Fe Plaza	Retail	Solana Beach, CA	45,000	N/A	Development of 45,000 square foot retail building
La Jolla Commons	Office	San Diego, CA	224,000	N/A	Development of 224,000 square foot fully entitled office, hotel, or office/hotel tower
Lloyd District Portfolio - multiple phases ⁽⁴⁾	Mixed Use	Portland, OR	TBD	TBD
Phase 2A - Oregon Square			33,000	N/A	Remodel and repurpose a 33,000 square feet office buildings into flexible creative office space

Phase 2B - Oregon Square			TBD	TBD	Development of mixed-use residential tower and build-to-suit office tower

Notes:


(1)	The estimated stabilized yield is calculated based on total estimated project costs, as defined above, when the project has reached stabilized occupancy.


(2)	Based on management's estimation of stabilized occupancy (90%).


(3)	Project costs exclude capitalized interest cost which is calculated in accordance with Accounting Standards Codification 835-20-50-1.

(4)

The Lloyd District Portfolio was acquired in 2011, consisting of approximately 600,000 rentable square feet on more than 16 acres located in the Lloyd District of Portland, Oregon. The portion of the property that has been designated for additional development is expected to include a high density, transit oriented, mixed-use urban village, with the potential to be in excess of approximately three million square feet. The entitlement for such development opportunity allows a 12:1 Floor Area Ratio with a 250 foot height limit and provides for retail, office and/or multifamily development. Additional development plans are in the early stages and will continue to progress as demand and economic conditions allow.



Second Quarter 2019 Supplemental Information	Page 20

PORTFOLIO DATA



Second Quarter 2019 Supplemental Information	Page 21




PROPERTY REPORT



As of June 30, 2019				Retail and Office Portfolios
				Net				Annualized
			Number	Rentable				Base Rent
		Year Built/	of	Square	Percentage	Annualized		per Leased
Property	Location	Renovated	Buildings	Feet ⁽¹⁾	Leased ⁽²⁾	Base Rent ⁽³⁾		Square Foot ⁽⁴⁾	Retail Anchor Tenant(s) ⁽⁵⁾	Other Principal Retail Tenants ⁽⁶⁾
Retail Properties
Carmel Country Plaza	San Diego, CA	1991	9	78,098	94.6%	$	3,910,002	$52.92		Sharp Healthcare, San Diego County Credit Union
Carmel Mountain Plaza ⁽⁷⁾	San Diego, CA	1994/2014	15	528,416	97.0	12,438,949		24.27		Dick's Sporting Goods, Saks Fifth Avenue Off 5th
South Bay Marketplace ⁽⁷⁾	San Diego, CA	1997	9	132,877	100.0	2,228,145		16.77		Ross Dress for Less, Grocery Outlet
Gateway Marketplace	San Diego, CA	1997/2016	3	127,861	98.7	2,408,643		19.09	Hobby Lobby	Smart & Final, Aldi
Lomas Santa Fe Plaza	Solana Beach, CA	1972/1997	9	208,030	98.2	6,010,793		29.42		Vons, Home Goods
Solana Beach Towne Centre	Solana Beach, CA	1973/2000/2004	12	246,730	96.4	5,935,715		24.96		Dixieline Probuild, Marshalls
Del Monte Center ⁽⁷⁾	Monterey, CA	1967/1984/2006	16	673,572	98.5	11,748,489		17.71	Macy's	Forever 21, Century Theatres
Geary Marketplace	Walnut Creek, CA	2012	3	35,156	100.0	1,156,909		32.91		Sprouts Farmer Market, Freebirds Wild Burrito
The Shops at Kalakaua	Honolulu, HI	1971/2006	3	11,671	100.0	1,878,736		160.97		Hawaii Beachware & Fashion, Diesel U.S.A. Inc.
Waikele Center	Waipahu, HI	1993/2008	9	418,047	100.0	10,986,302		26.28	Lowe's	UFC Gym, Old Navy
Alamo Quarry Market ⁽⁷⁾	San Antonio, TX	1997/1999	16	588,970	96.0	14,190,689		25.10	Regal Cinemas	Bed Bath & Beyond, Whole Foods Market
Hassalo on Eighth	Portland, OR	2015	3	44,153	76.6	976,797		28.88		Providence Health & Services, Green Zebra Grocery
Subtotal/Weighted Average Retail Portfolio			107	3,093,581	97.5%	$	73,870,169	$24.49
Office Properties
La Jolla Commons	San Diego, CA	2008/2014	2	723,992	95.9%	$	35,842,261	$51.62
Torrey Reserve Campus	San Diego, CA	1996-2000/2014-2016	14	516,676	86.8%	20,656,553		46.06
Torrey Point	San Diego, CA	2017	2	92,614	40.1	983,599		26.48
Solana Crossing	Solana Beach, CA	1982/2005	4	212,495	87.9	7,772,602		41.61
The Landmark at One Market ⁽⁸⁾	San Francisco, CA	1917/2000	1	419,371	99.8	27,821,357		66.47
One Beach Street	San Francisco, CA	1924/1972/1987/1992	1	97,614	100.0	4,396,596		45.04
First & Main	Portland, OR	2010	1	360,641	98.7	11,285,376		31.70
Lloyd District Portfolio	Portland, OR	1940-2015	2	514,998	94.9	12,034,345		24.62
City Center Bellevue	Bellevue, WA	1987	1	497,472	98.9	20,373,311		41.41
Subtotal/Weighted Average Office Portfolio			28	3,435,873	93.7%	$	141,166,000	$43.85
Total/Weighted Average Retail and Office Portfolio			135	6,529,454	95.5%	$	215,036,169	$34.49



Second Quarter 2019 Supplemental Information	Page 22




PROPERTY REPORT (CONTINUED)



As of June 30, 2019
			Number						Average Monthly
		Year Built/	of		Percentage		Annualized		Base Rent per
Property	Location	Renovated	Buildings	Units	Leased ⁽²⁾		Base Rent ⁽³⁾		Leased Unit ⁽⁴⁾
Loma Palisades	San Diego, CA	1958/2001-2008	80	548	96.4%		$	13,918,368	$	2,196
Imperial Beach Gardens	Imperial Beach, CA	1959/2008	26	160	93.8		3,653,532		$	2,029
Mariner's Point	Imperial Beach, CA	1986	8	88	95.5		1,808,868		$	1,794
Santa Fe Park RV Resort ⁽⁹⁾	San Diego, CA	1971/2007-2008	1	126	87.3		1,867,584		$	1,415
Pacific Ridge Apartments	San Diego, CA	2013	3	533	88.4		15,804,348		$	2,795
Hassalo on Eighth - Velomor	Portland, OR	2015	1	177	96.1		3,240,348		$	1,588
Hassalo on Eighth - Aster Tower	Portland, OR	2015	1	337	94.1		6,289,680		$	1,653
Hassalo on Eighth - Elwood	Portland, OR	2015	1	143	87.4		2,410,944		$	1,608
Total/Weighted Average Multifamily Portfolio			121	2,112	92.6%		$	48,993,672	$	2,088

Mixed-Use Portfolio
			Number	Net Rentable					Annualized Base
		Year Built/	of	Square	Percentage		Annualized		Rent per Leased		Retail
Retail Portion	Location	Renovated	Buildings	Feet ⁽¹⁾	Leased ⁽²⁾		Base Rent ⁽³⁾		Square Foot ⁽⁴⁾		Anchor Tenant(s) ⁽⁵⁾	Other Principal Retail Tenants ⁽⁶⁾
Waikiki Beach Walk - Retail	Honolulu, HI	2006	3	96,707	98.2	%	$	11,184,771	$	117.78		Yard House, Roy's

			Number						Annualized
		Year Built/	of		Average		Average		Revenue per
Hotel Portion	Location	Renovated	Buildings	Units	Occupancy ⁽¹⁰⁾		Daily Rate⁽¹⁰⁾		Available Room ⁽¹⁰⁾
Waikiki Beach Walk - Embassy Suites™	Honolulu, HI	2008/2014	2	369	91.6	%	$	307.84	$	281.89

Notes:

(1)

The net rentable square feet for each of our retail properties and the retail portion of our mixed-use property is the sum of (1) the square footages of existing leases, plus (2) for available space, the field-verified square footage. The net rentable square feet for each of our office properties is the sum of (1) the square footages of existing leases, plus (2) for available space, management’s estimate of net rentable square feet based, in part, on past leases. The net rentable square feet included in such office leases is generally determined consistently with the Building Owners and Managers Association, or BOMA, 1996 measurement guidelines. Net rentable square footage may be adjusted from the prior periods to reflect re-measurement of leased space at the properties.


(2)	Percentage leased for each of our retail and office properties and the retail portion of the mixed-use property includes square footage under leases as of June 30, 2019, including leases which may not have commenced as of June 30, 2019. Percentage leased for our multifamily properties includes total units rented as of June 30, 2019.

(3)

Annualized base rent is calculated by multiplying base rental payments (defined as cash base rents (before abatements)) for the month ended June 30, 2019 by 12. In the case of triple net or modified gross leases, annualized base rent does not include tenant reimbursements for real estate taxes, insurance, common area or other operating expenses. The foregoing notwithstanding, the annualized base rent for La Jolla Commons has been adjusted for this presentation to reflect that the contractual triple net leases were instead structured as modified gross leases, by adding the contractual annualized triple net base rent of $24,094,564 to our estimate of annual triple net operating expenses of $11,747,697 for an estimated annualized base rent on a modified gross lease basis of $35,842,261 for La Jolla Commons.

(4)

Annualized base rent per leased square foot is calculated by dividing annualized base rent, by square footage under lease as of June 30, 2019. Annualized base rent per leased unit is calculated by dividing annualized base rent by units under lease as of June 30, 2019. The foregoing notwithstanding, the annualized base rent per leased square foot for La Jolla Commons has been adjusted for this presentation to reflect that the contractual triple net leases were instead structured as modified gross leases. See footnote 3 for further explanation.


(5)	Retail anchor tenants are defined as retail tenants leasing 50,000 square feet or more.


(6)	Other principal retail tenants are defined as the two tenants leasing the most square footage, excluding anchor tenants.

(7) Net rentable square feet at certain of our retail properties includes pad sites leased pursuant to the ground leases in the following table:



Property	Number of Ground Leases	Square Footage Leased Pursuant to Ground Leases	Aggregate Annualized Base Rent
Carmel Mountain Plaza	5	17,607	$	735,328
South Bay Marketplace	1	2,824	$	102,276
Del Monte Center	1	212,500	$	96,000
Alamo Quarry Market	4	31,994	$	509,880

(8)

This property contains 419,371 net rentable square feet consisting of the Landmark at One Market (375,151 net rentable square feet) as well as a separate long-term leasehold interest in approximately 44,220 net rentable square feet of space located in an adjacent six-story leasehold known as the Annex. We currently lease the Annex from an affiliate of the Paramount Group pursuant to a long-term master lease effective through June 30, 2021, which we have the option to extend until 2031 pursuant to two five-year extension options.


(9)	The Santa Fe Park RV Resort is subject to seasonal variation, with higher rates of occupancy occurring during the summer months. During the 12 months ended June 30, 2019, the highest average monthly occupancy rate for this property was 88%, occurring in December 2018. The number of units at the Santa Fe Park RV Resort includes 122 RV spaces and four apartments.

(10)



Second Quarter 2019 Supplemental Information	Page 23




PROPERTY REPORT (CONTINUED)

telephone, parking and other guest services) for the three months ended June 30, 2019 by the number of units sold. Revenue per available room, or RevPAR, represents the total unit revenue per total available units for the three months ended June 30, 2019 and is calculated by multiplying average occupancy by the average daily rate. RevPAR does not include food and beverage revenues or other hotel operations revenues such as telephone, parking and other guest services.



Second Quarter 2019 Supplemental Information	Page 24




RETAIL LEASING SUMMARY



As of June 30, 2019
Total Lease Summary - Comparable ⁽¹⁾
	Number of Leases Signed	% of Comparable Leases Signed	Net Rentable Square Feet Signed	Contractual Rent Per Sq. Ft. ⁽²⁾	Prior Rent Per Sq. Ft. ⁽³⁾		Annual Change in Rent			Cash Basis % Change Over Prior Rent		Straight-Line Basis % Change Over Prior Rent		Weighted Average Lease Term ⁽⁴⁾	Tenant Improvements & Incentives		Tenant Improvements & Incentives Per Sq. Ft.


Quarter
2nd Quarter 2019	10	100%	37,843	$31.71	$30.75		$	36,300		3.1	%	12.5	%	7.4	$	267,740	$7.08
1st Quarter 2019	13	100%	48,376	$49.14	$46.49		$	127,861		5.7	%	15.2	%	5.4	$	617,060	$12.76
4th Quarter 2018	19	100%	65,046	$46.90	$45.52		$	89,535		3.0	%	7.3	%	4.0	$	471,790	$7.25
3rd Quarter 2018	10	100%	64,585	$30.44	$25.63		$	310,549		18.8	%	21.7	%	4.8	$	166,077	$2.57
Total 12 months	52	100%	215,850	$39.81	$37.20		$	564,245		7.0	%	13.2	%	5.1	$	1,522,667	$7.05

New Lease Summary - Comparable ⁽¹⁾
	Number of Leases Signed	% of Comparable Leases Signed	Net Rentable Square Feet Signed	Contractual Rent Per Sq. Ft. ⁽²⁾	Prior Rent Per Sq. Ft. ⁽³⁾		Annual Change in Rent			Cash Basis % Change Over Prior Rent		Straight-Line Basis % Change Over Prior Rent		Weighted Average Lease Term ⁽⁴⁾	Tenant Improvements & Incentives		Tenant Improvements & Incentives Per Sq. Ft.


Quarter
2nd Quarter 2019	2	20%	16,900	$14.44	$15.40		$	(16,172	)	(6.2	)%	(2.9	)%	9.5	$	222,740	$13.18
1st Quarter 2019	1	8%	2,441	$52.00	$54.97		$	(7,247	)	(5.4	)%	15.0	%	10.1	$	294,100	$120.48
4th Quarter 2018	3	16%	2,956	$139.03	$123.55		$	45,742		12.5	%	18.3	%	5.2	$	20,840	$7.05
3rd Quarter 2018	1	10%	959	$192.00	$144.00		$	46,032		33.3	%	40.0	%	3.0	$	—	$0.00
Total 12 months	7	13%	23,256	$41.54	$38.60		$	68,355		7.6	%	14.9	%	8.7	$	537,680	$23.12

Renewal Lease Summary - Comparable ⁽¹⁾⁽⁵⁾
	Number of Leases Signed	% of Comparable Leases Signed	Net Rentable Square Feet Signed	Contractual Rent Per Sq. Ft. ⁽²⁾	Prior Rent Per Sq. Ft. ⁽³⁾		Annual Change in Rent			Cash Basis % Change Over Prior Rent		Straight-Line Basis % Change Over Prior Rent		Weighted Average Lease Term ⁽⁴⁾	Tenant Improvements & Incentives		Tenant Improvements & Incentives Per Sq. Ft.


Quarter
2nd Quarter 2019	8	80%	20,943	$45.64	$43.13		$	52,472		5.8	%	17.3	%	5.8	$	45,000	$2.15
1st Quarter 2019	12	92%	45,935	$48.98	$46.04		$	135,108		6.4	%	15.2	%	5.2	$	322,960	$7.03
4th Quarter 2018	16	84%	62,090	$42.51	$41.81		$	43,793		1.7	%	5.8	%	4.0	$	450,950	$7.26
3rd Quarter 2018	9	90%	63,626	$28.00	$23.84		$	264,517		17.4	%	20.0	%	4.8	$	166,077	$2.61
Total 12 months	45	87%	192,594	$39.60	$37.03		$	495,890		7.0	%	13.0	%	4.7	$	984,987	$5.11

Total Lease Summary - Comparable and Non-Comparable⁽¹⁾
	Number of Leases Signed	Net Rentable Square Feet Signed	Contractual Rent Per Sq. Ft. ⁽²⁾	Weighted Average Lease Term ⁽⁴⁾	Tenant Improvements & Incentives		Tenant Improvements & Incentives Per Sq. Ft.


Quarter
2nd Quarter 2019	13	46,609	$32.27	7.8	$	730,310	$15.67
1st Quarter 2019	17	159,746	$26.17	8.6	$	3,252,580	$20.36
4th Quarter 2018	21	72,031	$45.89	4.6	$	925,440	$12.85
3rd Quarter 2018	16	122,381	$28.81	11.2	$	11,775,947	$96.22
Total 12 months	67	400,767	$31.23	8.6	$	16,684,277	$41.63

Notes:


(1)	Comparable leases represent those leases signed on spaces for which there was a previous lease, including leases signed for the retail portion of our mixed-use property.


(2)	Contractual rent represents contractual minimum rent under the new lease for the first twelve months of the term.


(3)	Prior rent represents the minimum rent paid under the previous lease in the final twelve months of the term.


(4)	Weighted average is calculated on the basis of square footage.


(5)	Excludes renewals at fixed contractual rates specified in the lease.



Second Quarter 2019 Supplemental Information	Page 25




OFFICE LEASING SUMMARY



As of June 30, 2019
Total Lease Summary - Comparable ⁽¹⁾
	Number of Leases Signed	% of Comparable Leases Signed	Net Rentable Square Feet Signed	Contractual Rent Per Sq. Ft. ⁽²⁾	Prior Rent Per Sq. Ft. ⁽³⁾		Annual Change in Rent		Cash Basis % Change Over Prior Rent		Straight-Line Basis % Change Over Prior Rent		Weighted Average Lease Term ⁽⁴⁾	Tenant Improvements & Incentives		Tenant Improvements & Incentives Per Sq. Ft.


Quarter
2nd Quarter 2019	16	100%	86,779	$51.70	$44.00		$	668,474	17.5	%	26.7	%	5.8	$	3,659,392	$42.17
1st Quarter 2019	6	100%	37,541	$49.46	$47.48		$	74,466	4.2	%	14.6	%	6.5	$	1,457,995	$38.84
4th Quarter 2018	11	100%	298,303	$88.41	$54.08		$	10,241,129	63.5	%	95.5	%	9.8	$	29,601,802	$99.23
3rd Quarter 2018	9	100%	95,279	$38.40	$34.59		$	363,065	11.0	%	12.6	%	6.3	$	6,191,785	$64.99
Total 12 months	42	100%	517,902	$70.24	$48.33		$	11,347,134	45.3	%	66.6	%	8.2	$	40,910,974	$78.99

New Lease Summary - Comparable ⁽¹⁾
	Number of Leases Signed	% of Comparable Leases Signed	Net Rentable Square Feet Signed	Contractual Rent Per Sq. Ft. ⁽²⁾	Prior Rent Per Sq. Ft. ⁽³⁾		Annual Change in Rent		Cash Basis % Change Over Prior Rent		Straight-Line Basis % Change Over Prior Rent		Weighted Average Lease Term ⁽⁴⁾	Tenant Improvements & Incentives		Tenant Improvements & Incentives Per Sq. Ft.


Quarter
2nd Quarter 2019	6	38%	45,570	$54.27	$44.20		$	458,844	22.8	%	30.9	%	6.5	$	3,379,047	$74.15
1st Quarter 2019	1	17%	7,506	$48.60	$45.61		$	22,479	6.6	%	23.2	%	7.4	$	562,950	$75.00
4th Quarter 2018	8	73%	284,679	$90.10	$54.66		$	10,089,839	64.8	%	97.8	%	10.0	$	28,993,536	$101.85
3rd Quarter 2018	4	44%	83,147	$37.88	$34.15		$	310,566	10.9	%	11.7	%	6.8	$	5,987,498	$72.01
Total 12 months	19	45%	420,902	$75.16	$49.31		$	10,881,728	52.4	%	76.6	%	8.9	$	38,923,031	$92.48

Renewal Lease Summary - Comparable ⁽¹⁾⁽⁵⁾
	Number of Leases Signed	% of Comparable Leases Signed	Net Rentable Square Feet Signed	Contractual Rent Per Sq. Ft. ⁽²⁾	Prior Rent Per Sq. Ft. ⁽³⁾		Annual Change in Rent		Cash Basis % Change Over Prior Rent		Straight-Line Basis % Change Over Prior Rent		Weighted Average Lease Term ⁽⁴⁾	Tenant Improvements & Incentives		Tenant Improvements & Incentives Per Sq. Ft.


Quarter
2nd Quarter 2019	10	63%	41,209	$48.87	$43.78		$	209,630	11.6	%	21.7	%	5.0	$	280,345	$6.80
1st Quarter 2019	5	83%	30,035	$49.68	$47.95		$	51,987	3.6	%	12.7	%	6.2	$	895,045	$29.80
4th Quarter 2018	3	27%	13,624	$53.05	$41.94		$	151,290	26.5	%	39.6	%	5.6	$	608,266	$44.65
3rd Quarter 2018	5	56%	12,132	$41.96	$37.63		$	52,499	11.5	%	18.3	%	2.8	$	204,287	$16.84
Total 12 months	23	55%	97,000	$48.84	$44.04		$	465,406	10.9	%	20.8	%	5.2	$	1,987,943	$20.49

Total Lease Summary - Comparable and Non-Comparable
	Number of Leases Signed	Net Rentable Square Feet Signed	Contractual Rent Per Sq. Ft. ⁽²⁾	Weighted Average Lease Term ⁽⁴⁾	Tenant Improvements & Incentives		Tenant Improvements & Incentives Per Sq. Ft.


Quarter
2nd Quarter 2019	23	197,661	$47.92	8.0	$	14,827,884	$75.02
1st Quarter 2019	12	70,228	$47.06	6.3	$	3,549,809	$50.55
4th Quarter 2018	15	312,673	$86.55	9.5	$	30,333,733	$97.01
3rd Quarter 2018	13	114,367	$40.84	6.4	$	7,584,960	$66.32
Total 12 months	63	694,929	$64.05	8.2	$	56,296,386	$81.01

Notes:


(1)	Comparable leases represent those leases signed on spaces for which there was a previous lease.


(2)	Contractual rent represents contractual minimum rent under the new lease for the first twelve months of the term.


(3)	Prior rent represents the minimum rent paid under the previous lease in the final twelve months of the term.


(4)	Weighted average is calculated on the basis of square footage.


(5)	Excludes renewals at fixed contractual rates specified in the lease.



Second Quarter 2019 Supplemental Information	Page 26




MULTIFAMILY LEASING SUMMARY



As of June 30, 2019
Lease Summary - Loma Palisades
	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
Quarter	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
2nd Quarter 2019	528	96.4%	$13,918,368	$2,196
1st Quarter 2019	526	96.0%	$13,277,760	$2,103
4th Quarter 2018	517	94.3%	$13,393,860	$2,160
3rd Quarter 2018	511	93.3%	$13,313,736	$2,170

Lease Summary - Imperial Beach Gardens
	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
Quarter	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
2nd Quarter 2019	150	93.8%	$3,653,532	$2,029
1st Quarter 2019	149	93.1%	$3,594,420	$2,011
4th Quarter 2018	145	90.6%	$3,507,960	$2,017
3rd Quarter 2018	151	94.4%	$3,625,728	$2,000

Lease Summary - Mariner's Point
	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
Quarter	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
2nd Quarter 2019	84	95.5%	$1,808,868	$1,794
1st Quarter 2019	84	95.5%	$1,720,920	$1,706
4th Quarter 2018	80	90.9%	$1,707,156	$1,778
3rd Quarter 2018	82	93.2%	$1,711,752	$1,739

Lease Summary - Santa Fe Park RV Resort
	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
Quarter	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
2nd Quarter 2019	110	87.3%	$1,867,584	$1,415
1st Quarter 2019	99	78.6%	$1,398,636	$1,177
4th Quarter 2018	111	88.1%	$1,230,864	$924
3rd Quarter 2018	98	77.8%	$1,399,620	$1,190

Lease Summary - Pacific Ridge Apartments
	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
Quarter	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
2nd Quarter 2019	471	88.4%	$15,804,348	$2,795
1st Quarter 2019	515	96.6%	$17,057,604	$2,761
4th Quarter 2018	512	96.1%	$16,747,488	$2,725
3rd Quarter 2018	513	96.2%	$16,928,340	$2,751



Second Quarter 2019 Supplemental Information	Page 27




MULTIFAMILY LEASING SUMMARY (CONTINUED)



As of June 30, 2019
Lease Summary - Hassalo on Eighth - Velomor
	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
Quarter	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
2nd Quarter 2019	170	96.1%	$3,240,348	$1,588
1st Quarter 2019	163	92.1%	$3,161,508	$1,616
4th Quarter 2018	165	93.2%	$3,202,927	$1,618
3rd Quarter 2018	157	88.7%	$3,090,732	$1,641

Lease Summary - Hassalo on Eighth - Aster Tower
	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
Quarter	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
2nd Quarter 2019	317	94.1%	$6,289,680	$1,653
1st Quarter 2019	322	95.6%	$6,355,236	$1,644
4th Quarter 2018	319	94.7%	$6,295,668	$1,644
3rd Quarter 2018	312	92.6%	$6,185,088	$1,652

Lease Summary - Hassalo on Eighth - Elwood
	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
Quarter	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
2nd Quarter 2019	125	87.4%	$2,410,944	$1,608
1st Quarter 2019	125	87.4%	$2,438,592	$1,626
4th Quarter 2018	128	89.5%	$2,443,752	$1,591
3rd Quarter 2018	126	88.1%	$2,435,748	$1,611

Total Multifamily Lease Summary
	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
Quarter	Number of Leased Units	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Average Monthly Base Rent per Leased Unit ⁽³⁾
2nd Quarter 2019	1,955	92.6%	$48,993,672	$2,088
1st Quarter 2019	1,983	93.9%	$49,004,676	$2,059
4th Quarter 2018	1,977	93.6%	$48,529,675	$2,046
3rd Quarter 2018	1,950	92.3%	$48,690,744	$2,081

Notes:


(1)	Percentage leased for our multifamily properties includes total units rented as of each respective quarter end date.


(2)	Annualized base rent is calculated by multiplying base rental payments (defined as cash base rents (before abatements)) as of each respective quarter end date.


(3)	Annualized base rent per leased unit is calculated by dividing annualized base rent, by units under lease as of each respective quarter end date.



Second Quarter 2019 Supplemental Information	Page 28




MIXED-USE LEASING SUMMARY



As of June 30, 2019

Lease Summary - Retail Portion
	Number of Leased Square Feet	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Annualized Base Rent per Leased Square Foot ⁽³⁾
Quarter	Number of Leased Square Feet	Percentage leased ⁽¹⁾	Annualized Base Rent ⁽²⁾	Annualized Base Rent per Leased Square Foot ⁽³⁾
2nd Quarter 2019	94,934	98.2%	$11,184,771	$118
1st Quarter 2019	94,934	98.2%	$11,073,053	$117
4th Quarter 2018	92,890	96.1%	$10,752,372	$116
3rd Quarter 2018	92,767	95.9%	$10,573,741	$114

Lease Summary - Hotel Portion
	Number of Leased Units	Average Occupancy ⁽⁴⁾	Average Daily Rate ⁽⁴⁾	Annualized Revenue per Available Room ⁽⁴⁾
Quarter	Number of Leased Units	Average Occupancy ⁽⁴⁾	Average Daily Rate ⁽⁴⁾	Annualized Revenue per Available Room ⁽⁴⁾
2nd Quarter 2019	338	91.6%	$308	$282
1st Quarter 2019	339	91.8%	$316	$290
4th Quarter 2018	337	91.3%	$315	$288
3rd Quarter 2018	342	92.8%	$348	$323

Notes:


(1)	Percentage leased for mixed-use property includes square footage under leases as of June 30, 2019, including leases which may not have commenced as of June 30, 2019.


(2)	Annualized base rent is calculated by multiplying base rental payments (defined as cash base rents (before abatements)) for the month ended June 30, 2019 by 12. In the case of triple net or modified gross leases, annualized base rent does not include tenant reimbursements for real estate taxes, insurance, common area or other operating expenses.


(3)	Annualized base rent per leased square foot is calculated by dividing annualized base rent, by square footage under lease as of June 30, 2019.

(4)

Average occupancy represents the percentage of available units that were sold during the three months ended June 30, 2019, and is calculated by dividing the number of units sold by the product of the total number of units and the total number of days in the period. Average daily rate represents the average rate paid for the units sold and is calculated by dividing the total room revenue (i.e., excluding food and beverage revenues or other hotel operations revenues such as telephone, parking and other guest services) for each respective quarter period by the number of units sold. Revenue per available room, or RevPAR, represents the total unit revenue per total available units for each respective quarter period and is calculated by multiplying average occupancy by the average daily rate. RevPAR does not include food and beverage revenues or other hotel operations revenues such as telephone, parking and other guest services.



Second Quarter 2019 Supplemental Information	Page 29




LEASE EXPIRATIONS



As of June 30, 2019
Assumes no exercise of lease options
	Office							Retail						Mixed-Use (Retail Portion Only)						Total
			% of		% of		Annualized		% of		% of		Annualized		% of		% of		Annualized		% of		Annualized
	Expiring		Office		Total		Base Rent	Expiring	Retail		Total		Base Rent	Expiring	Mixed-Use		Total		Base Rent	Expiring	Total		Base Rent
Year	Sq. Ft.		Sq. Ft.		Sq. Ft.		Per Sq. Ft.⁽¹⁾	Sq. Ft.	Sq. Ft.		Sq. Ft.		Per Sq. Ft.⁽¹⁾	Sq. Ft.	Sq. Ft.		Sq. Ft.		Per Sq. Ft.⁽¹⁾	Sq. Ft.	Sq. Ft.		Per Sq. Ft.⁽¹⁾
Month to Month	26,616		0.8	%	0.4	%	$12.27	21,349	0.7	%	0.3	%	$28.89	1,531	1.6	%	—	%	$—	49,496	0.7	%	$19.06
2019	115,307		3.4		1.7		$41.52	50,438	1.6		0.8		$31.73	9,005	9.3		0.1		$132.07	174,750	2.6		$43.36
2020	277,399		8.1		4.2		$37.20	291,254	9.4		4.4		$27.69	19,930	20.6		0.3		$59.43	588,583	8.9		$33.25
2021	251,173		7.3		3.8		$40.88	184,502	6.0		2.8		$43.58	20,972	21.7		0.3		$181.38	456,647	6.9		$48.42
2022	304,298		8.9		4.6		$44.99	446,186	14.4		6.7		$30.46	5,481	5.7		0.1		$217.13	755,965	11.4		$37.66
2023	357,259	⁽²⁾	10.4		5.4		$47.32	300,712	9.7		4.5		$24.74	6,432	6.7		0.1		$75.75	664,403	10.0		$37.38
2024	170,704		5.0		2.6		$44.15	438,375	14.2		6.6		$28.18	8,635	8.9		0.1		$111.70	617,714	9.3		$33.76
2025	277,447		8.1		4.2		$36.47	192,976	6.2		2.9		$23.44	1,010	1.0		—		$251.61	471,433	7.1		$31.60
2026	195,193		5.7		2.9		$38.61	106,939	3.5		1.6		$26.74	—	—		—		$—	302,132	4.6		$34.41
2027	97,348	⁽³⁾	2.8		1.5		$35.41	120,100	3.9		1.8		$26.58	13,118	13.6		0.2		75.15	230,566	3.5		$33.07
2028	104,343		3.0		1.6		$41.78	481,296	15.6		7.3		$14.60	8,820	9.1		0.1		$127.60	594,459	9.0		$21.05
Thereafter	827,503	⁽⁴⁾	24.1		12.5		$48.49	193,514	6.3		2.9		$23.57	—	—		—		$—	1,021,017	15.4		$43.77
Signed Leases Not Commenced	215,216		6.3		3.2		—	187,480	6.1		2.8		—	—	—		—		—	402,696	6.1		—
Available	216,067		6.3		3.3		—	78,460	2.5		1.2		—	1,773	1.8		—		—	296,300	4.5		—
Total ⁽⁵⁾	3,435,873		100.0	%	51.9	%	$37.67	3,093,581	100.0	%	46.7	%	$23.88	96,707	100.0	%	1.5	%	$115.66	6,626,161	100.0	%	$32.37

Assumes all lease options are exercised
	Office							Retail						Mixed-Use (Retail Portion Only)						Total
			% of		% of		Annualized		% of		% of		Annualized		% of		% of		Annualized		% of		Annualized
	Expiring		Office		Total		Base Rent	Expiring	Retail		Total		Base Rent	Expiring	Mixed-Use		Total		Base Rent	Expiring	Total		Base Rent
Year	Sq. Ft.		Sq. Ft.		Sq. Ft.		Per Sq. Ft.⁽¹⁾	Sq. Ft.	Sq. Ft.		Sq. Ft.		Per Sq. Ft.⁽¹⁾	Sq. Ft.	Sq. Ft.		Sq. Ft.		Per Sq. Ft.⁽¹⁾	Sq. Ft.	Sq. Ft.		Per Sq. Ft.⁽¹⁾
Month to Month	26,616		0.8	%	0.4	%	$12.27	21,349	0.7	%	0.3	%	$28.89	1,531	1.6	%	—	%	$—	49,496	0.7	%	$19.06
2019	96,959		2.8		1.5		$40.53	29,865	1.0		0.5		$22.31	9,005	9.3		0.1		$132.07	135,829	2.0		$42.59
2020	133,491		3.9		2.0		$38.80	167,934	5.4		2.5		$23.86	2,998	3.1		—		$123.86	304,423	4.6		$31.40
2021	73,554		2.1		1.1		$41.99	103,419	3.3		1.6		$45.32	20,972	21.7		0.3		$181.38	197,945	3.0		$58.50
2022	78,709		2.3		1.2		$45.14	110,830	3.6		1.7		$37.22	5,481	5.7		0.1		$217.13	195,020	2.9		$45.47
2023	136,277		4.0		2.1		$39.77	57,433	1.9		0.9		$37.26	6,432	6.7		0.1		$75.75	200,142	3.0		$40.21
2024	59,587		1.7		0.9		$39.96	201,688	6.5		3.0		$32.38	3,233	3.3		—		$166.26	264,508	4.0		$35.72
2025	167,951		4.9		2.5		$35.98	111,240	3.6		1.7		$28.98	1,010	1.0		—		$251.61	280,201	4.2		$33.98
2026	162,198		4.7		2.4		$38.91	94,960	3.1		1.4		$29.50	—	—		—		$—	257,158	3.9		$35.44
2027	135,641		3.9		2.0		$33.07	172,835	5.6		2.6		$29.85	13,118	13.6		0.2		75.15	321,594	4.9		$33.06
2028	147,510		4.3		2.2		$42.55	219,840	7.1		3.3		$22.99	1,906	2.0		—		$104.11	369,256	5.6		$31.22
Thereafter	1,786,097	^(2)(3)(4)	52.0		27.0		$46.15	1,536,248	49.7		23.2		$22.69	29,248	30.2		0.4		$74.09	3,351,593	50.6		$35.64
Signed Leases Not Commenced	215,216		6.3		3.2		—	187,480	6.1		2.8		—	—	—		—		—	402,696	6.1		—
Available	216,067		6.3		3.3		—	78,460	2.5		1.2		—	1,773	1.8		—		—	296,300	4.5		—
Total ⁽⁵⁾	3,435,873		100.0	%	51.9	%	$37.67	3,093,581	100.0	%	46.7	%	$23.88	96,707	100.0	%	1.5	%	$115.66	6,626,161	100.0	%	$32.37



Second Quarter 2019 Supplemental Information	Page 30




LEASE EXPIRATIONS (CONTINUED)



As of June 30, 2019

Notes:

(1)

Annualized base rent per leased square foot is calculated by dividing (i) annualized base rent for leases expiring during the applicable period, by (ii) square footage under such expiring leases. Annualized base rent is calculated by multiplying (i) base rental payments (defined as cash base rents (before abatements)) for the month ended June 30, 2019 for the leases expiring during the applicable period by (ii) 12 months.


(2)	The expirations include 23,101 square feet leased by salesforce.com at The Landmark at One Market through June 30, 2019, for which Autodesk, Inc. has signed an agreement to lease such space beginning July 1, 2019 through December 31, 2023 with options to extend the lease through December 31, 2033.


(3)	The expirations include 24,227 square feet leased by several tenants at La Jolla Commons through June 30, 2020, for which an S&P 500 member has signed an agreement to lease such space beginning January 1, 2020 through October 31, 2027 with options to extend the lease through October 31, 2032.


(4)	The expirations include 183,029 square feet leased by salesforce.com at The Landmark at One Market through June 30, 2019, for which Google LLC has signed an agreement to lease such space beginning July 1, 2019 through December 31, 2029 with options to extend the lease through December 31, 2039.


(5)	Individual items may not add up to total due to rounding.



Second Quarter 2019 Supplemental Information	Page 31




PORTFOLIO LEASED STATISTICS



	At June 30, 2019					At June 30, 2018
Type	Size	Leased ⁽¹⁾		Leased %		Size	Leased ⁽¹⁾		Leased %
Overall Portfolio⁽²⁾Statistics
Retail Properties (square feet)	3,093,581	3,015,121		97.5	%	3,214,710	3,109,008		96.7	%
Office Properties (square feet)	3,435,873	3,219,806		93.7	%	2,561,936	2,402,921		93.8	%
Multifamily Properties (units)	2,112	1,955		92.6	%	2,112	1,984		93.9	%
Mixed-Use Properties (square feet)	96,707	94,934		98.2	%	96,707	92,777		95.9	%
Mixed-Use Properties (units)	369	338	⁽³⁾	91.7	%	369	347	⁽³⁾	94.0	%

Same-Store⁽²⁾ Statistics
Retail Properties (square feet)⁽⁴⁾	2,675,534	2,597,074		97.1	%	2,549,212	2,495,260		97.9	%
Office Properties (square feet)⁽⁵⁾	2,619,267	2,488,055		95.0	%	2,561,936	2,402,921		93.8	%
Multifamily Properties (units)	2,112	1,955		92.6	%	1,579	1,514		95.9	%

Notes:


(1)	Leased square feet includes square feet under lease as of each date, including leases which may not have commenced as of that date. Leased units for our multifamily properties include total units rented as of that date.


(2)	See Glossary of Terms.


(3)	Represents average occupancy for the six months ended June 30, 2019 and 2018.


(4)	The same-store portfolio excludes Waikele Center due to significant redevelopment activity.


(5)	The same-store portfolio excludes Torrey Point, as it was placed into operations in August 2018 and La Jolla Commons, which was acquired on June 20, 2019.



Second Quarter 2019 Supplemental Information	Page 32




TOP TENANTS - RETAIL



As of June 30, 2019
	Tenant	Property(ies)	Lease Expiration	Total Leased Square Feet	Rentable Square Feet as a Percentage of Total Retail		Rentable Square Feet as a Percentage of Total		Annualized Base Rent		Annualized Base Rent as a Percentage of Total Retail		Annualized Base Rent as a Percentage of Total
1	Lowe's	Waikele Center	5/31/2028	155,000	5.0	%	2.3	%	$	3,720,000	5.0	%	1.7	%
2	Nordstrom Rack	Carmel Mountain Plaza, Alamo Quarry Market	9/30/2022 10/31/2022	69,047	2.2		1.0		2,189,648		3.0		1.0
3	Sprouts Farmers Market	Solana Beach Towne Centre, Carmel Mountain Plaza, Geary Marketplace	6/30/2024 3/31/2025 9/30/2032	71,431	2.3		1.1		1,919,436		2.6		0.9
4	Vons	Lomas Santa Fe Plaza	12/31/2022	49,895	1.6		0.8		1,399,205		1.9		0.7
5	Old Navy	Waikele Center, South Bay Marketplace, Alamo Quarry Market	7/31/2020 4/30/2021 9/30/2022	59,780	1.9		0.9		*		*		*
6	Marshalls	Solana Beach Towne Centre, Carmel Mountain Plaza	1/31/2025 1/31/2029	68,055	2.2		1.0		1,335,447		1.8		0.6
7	Regal Cinemas	Alamo Quarry Market	3/31/2023	72,447	2.3		1.1		1,231,599		1.7		0.6
8	Michaels	Carmel Mountain Plaza Alamo Quarry Market	1/31/2024 2/29/2028	46,850	1.5		0.7		1,072,635		1.5		0.5
9	Saks Fifth Ave off 5th	Carmel Mountain Plaza	5/31/2024	40,594	1.3		0.6		1,033,117		1.4		0.5
10	Ross	South Bay Marketplace Carmel Mountain Plaza	1/31/2023 1/31/2024	51,125	1.7		0.8		1,013,981		1.4		0.5
	Top 10 Retail Tenants Total			684,224	22.0	%	10.3	%	$	14,915,068	20.3	%	7.0	%



*	Data withheld at tenant's request.



Second Quarter 2019 Supplemental Information	Page 33




TOP TENANTS - OFFICE



As of June 30, 2019
	Tenant	Property	Lease Expiration	Total Leased Square Feet	Rentable Square Feet as a Percentage of Total Office		Rentable Square Feet as a Percentage of Total		Annualized Base Rent		Annualized Base Rent as a Percentage of Total Office		Annualized Base Rent as a Percentage of Total
1	LPL Holdings, Inc.	La Jolla Commons	4/30/2029	421,001	12.3	%	6.4	%	$	17,562,831	13.6	%	8.2	%
2	Autodesk, Inc.	The Landmark at One Market	12/31/2022 12/31/2023	114,664	3.3		1.7		9,827,617		7.6		4.6
3	Google LLC	The Landmark at One Market	12/31/2029	67,114	2.0		1.0		4,841,400		3.7		2.3
4	VMWare, Inc.	City Center Bellevue	11/30/2022 5/31/2025	72,883	2.1		1.1		3,334,908		2.6		1.6
5	Veterans Benefits Administration	First & Main	8/31/2020	93,572	2.7		1.4		3,006,453		2.3		1.4
6	Clearesult Operating, LLC	First & Main	4/30/2025	101,848	3.0		1.5		2,818,324		2.2		1.3
7	State of Oregon: Department of Environmental Quality	Lloyd 700	10/31/2031	87,787	2.6		1.3		2,607,730		2.0		1.2
8	Alliant International University	One Beach	10/31/2019	64,161	1.9		1.0		2,521,879		1.9		1.2
9	Smartsheet, Inc.	City Center Bellevue	12/31/2026	73,669	2.1		1.1		2,509,698		1.9		1.2
10	Treasury Call Center	First & Main	8/31/2020	63,648	1.9		1.0		2,184,302		1.7		1.0
	Top 10 Office Tenants Total			1,160,347	33.9	%	17.5	%	$	51,215,142	39.5	%	24.0	%



Second Quarter 2019 Supplemental Information	Page 34

APPENDIX



Second Quarter 2019 Supplemental Information	Page 35




GLOSSARY OF TERMS

Earnings Before Interest, Taxes, Depreciation, and Amortization (EBITDA): EBITDA is a non-GAAP measure that means net income or loss plus depreciation and amortization, net interest expense, income taxes, gain or loss on sale of real estate and impairments of real estate, if any. EBITDA is presented because it approximates a key performance measure in our debt covenants, but it should not be considered an alternative measure of operating results or cash flow from operations as determined in accordance with GAAP. The reconciliation of net income to EBITDA for the three and six months ended June 30, 2019 and 2018 is as follows:



	Three Months Ended						Six Months Ended
	June 30,						June 30,
	2019			2018			2019			2018
Net income	$	11,941		$	4,413		$	27,184		$	3,722
Depreciation and amortization	22,582			32,868			43,165			66,147
Interest expense	13,129			12,688			26,478			26,508
Interest income	(156		)	(23		)	(163		)	(163		)
Income tax expense/(benefit)	206			171			442			106
Gain on sale of real estate	(633		)	—			(633		)	—
EBITDA	$	47,069		$	50,117		$	96,473		$	96,320

Adjusted EBITDA: Adjusted EBITDA is a non-GAAP measure that begins with EBITDA and includes adjustments for certain items that we believe are not representative of ongoing operating performance. Specifically, we include a pro forma adjustment to reflect a full period of NOI on the operating properties we acquire during the quarter, to assume all transactions occurred at the beginning of the quarter. We use Adjusted EBITDA as a supplemental performance measure because we believe these items create significant earnings volatility which in turn results in less comparability between reporting periods and less predictability regarding future earnings potential.



	Three Months Ended				Six Months Ended
	June 30,				June 30,
	2019		2018		2019		2018
EBITDA	$	47,069	$	50,117	$	96,473	$	96,320
Pro forma adjustments	—		—		—		—
Adjusted EBITDA	$	47,069	$	50,117	$	96,473	$	96,320

Earnings Before Interest, Taxes, Depreciation, and Amortization for Real Estate (EBITDAre): EBITDAre is a supplemental non-GAAP measure of real estate companies' operating performances. The National Association of Real Estate Investment Trusts (NAREIT) defines EBITDAre as follows: net income or loss, computed in accordance with GAAP plus depreciation and amortization, net interest expense, income taxes, gain or loss on sale of real estate including gain or loss on change of control, impairments of real estate, and adjustments to reflect the entity's share of EBITDAre of unconsolidated affiliates, if any. EBITDAre is presented because it approximates a key performance measure in our debt covenants, but it should not be considered an alternative measure of operating results or cash flow from operations as determined in accordance with GAAP. The reconciliation of net income to EBITDAre for the three and six months ended June 30, 2019 and 2018 is as follows:



	Three Months Ended						Six Months Ended
	June 30,						June 30,
	2019			2018			2019			2018
Net income	$	11,941		$	4,413		$	27,184		$	3,722
Depreciation and amortization	22,582			32,868			43,165			66,147
Interest expense	13,129			12,688			26,478			26,508
Interest income	(156		)	(23		)	(163		)	(163		)
Income tax expense/(benefit)	206			171			442			106
Gain on sale of real estate	(633		)	—			(633		)	—
EBITDAre	$	47,069		$	50,117		$	96,473		$	96,320



Second Quarter 2019 Supplemental Information	Page 36




GLOSSARY OF TERMS (CONTINUED)

Funds From Operations (FFO): FFO is a supplemental measure of real estate companies' operating performances. The National Association of Real Estate Investment Trusts (NAREIT) defines FFO as follows: net income, computed in accordance with GAAP plus depreciation and amortization of real estate assets and excluding extraordinary items, gains and losses on sale of real estate and impairment losses. NAREIT developed FFO as a relative measure of performance and liquidity of an equity REIT in order to recognize that the value of income-producing real estate historically has not depreciated on the basis determined under GAAP. However, FFO does not represent cash flows from operating activities in accordance with GAAP (which, unlike FFO, generally reflects all cash effects of transactions and other events in the determination of net income); should not be considered an alternative to net income as an indication of our performance; and is not necessarily indicative of cash flow as a measure of liquidity or ability to pay dividends. We consider FFO a meaningful, additional measure of operating performance primarily because it excludes the assumption that the value of real estate assets diminishes predictably over time, and because industry analysts have accepted it as a performance measure. Comparison of our presentation of FFO to similarly titled measures for other REITs may not necessarily be meaningful due to possible differences in the application of the NAREIT definition used by such REITs.

Funds Available for Distribution (FAD): FAD is a supplemental measure of our liquidity. We compute FAD by subtracting from FFO As Adjusted tenant improvements, leasing commissions and maintenance capital expenditures, eliminating the net effect of straight-line rents, amortization of above (below) market rents for acquisition properties, the effects of other lease intangibles, adding noncash amortization of deferred financing costs and debt fair value adjustments, adding noncash compensation expense, and adding (subtracting) unrealized losses (gains) on marketable securities. FAD provides an additional perspective on our ability to fund cash needs and make distributions by adjusting FFO for the impact of certain cash and noncash items, as well as adjusting FFO for recurring capital expenditures and leasing costs. However, other REITs may use different methodologies for calculating FAD and, accordingly, our FAD may not be comparable to other REITs.

Net Operating Income (NOI): We define NOI as operating revenues (rental income, tenant reimbursements, lease termination fees, ground lease rental income and other property income) less property and related expenses (property expenses, ground lease expense, property marketing costs, real estate taxes and insurance). NOI excludes general and administrative expenses, interest expense, depreciation and amortization, acquisition-related expense, other nonproperty income and losses, gains and losses from property dispositions, extraordinary items, tenant improvements and leasing commissions. Other REITs may use different methodologies for calculating NOI, and accordingly, our NOI may not be comparable to other REITs. Since NOI excludes general and administrative expenses, interest expense, depreciation and amortization, acquisition-related expenses, other nonproperty income and losses, gains and losses from property dispositions, and extraordinary items, it provides a performance measure that, when compared year over year, reflects the revenues and expenses directly associated with owning and operating commercial real estate and the impact to operations from trends in occupancy rates, rental rates, and operating costs, providing a perspective on operations not immediately apparent from net income. However, NOI should not be viewed as an alternative measure of our financial performance since it does not reflect general and administrative expenses, interest expense, depreciation and amortization costs, other nonproperty income and losses, the level of capital expenditures and leasing costs necessary to maintain the operating performance of the properties, or trends in development and construction activities which are significant economic costs and activities that could materially impact our results from operations.



	Three Months Ended						Six Months Ended
	June 30,						June 30,
Reconciliation of NOI to net income	2019			2018			2019			2018
Total NOI	$	53,012		$	55,513		$	108,489		$	107,279
General and administrative	(5,943		)	(5,396		)	(12,016		)	(10,963		)
Depreciation and amortization	(22,582		)	(32,868		)	(43,165		)	(66,147		)
Operating Income	$	24,487		$	17,249		$	53,308		$	30,169
Interest expense	(13,129		)	(12,688		)	(26,478		)	(26,508		)
Gain on sale of real estate	633			—			633			—
Other income, net	(50		)	(148		)	(279		)	61
Net income	$	11,941		$	4,413		$	27,184		$	3,722
Net income attributable to restricted shares	(92		)	(216		)	(185		)	(144		)
Net income attributable to unitholders in the Operating Partnership	(2,933		)	(1,125		)	(6,988		)	(959		)
Net income attributable to American Assets Trust, Inc. stockholders	$	8,916		$	3,072		$	20,011		$	2,619

Overall Portfolio: Includes all operating properties owned by us as of June 30, 2019.

Cash NOI: We define cash NOI as operating revenues (rental income, tenant reimbursements, lease termination fees, ground lease rental income and other property income) less property and related expenses (property expenses, ground lease expense, property marketing costs, real estate taxes and insurance), adjusted for non-cash revenue and operating expense items such as straight-line rent, amortization of lease intangibles, amortization of lease incentives and other adjustments. Cash NOI also excludes general and administrative expenses, depreciation and amortization, interest expense, other non-property income and losses, acquisition-related expense, gains and losses from property dispositions, extraordinary items, tenant improvements, and leasing commissions. Other REITs may use different methodologies for calculating cash NOI, and accordingly, our cash NOI may not be comparable to the cash NOIs of other REITs. We believe cash NOI provides useful information to investors regarding the company's financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level, and when compared across periods, can be used to determine trends in earnings of the company's properties as this measure is not affected by (1) the non-cash revenue and expense recognition items, (2) the cost of funds of the property owner, (3) the impact of depreciation and amortization expenses as well as gains or losses from the sale of operating real estate assets that are included in net income computed in accordance with GAAP or (4) general and administrative expenses and other gains and losses that are specific to the property owner. We believe the exclusion of these items from net (loss) income is useful because the resulting measure captures the actual revenue generated and actual expenses incurred in operating the company's properties as well as trends in occupancy rates, rental rates and operating costs. Cash NOI is



Second Quarter 2019 Supplemental Information	Page 37




GLOSSARY OF TERMS (CONTINUED)

a measure of the operating performance of the company's properties but does not measure the company's performance as a whole. Cash NOI is therefore not a substitute for net income as computed in accordance with GAAP. A Reconciliation of Total Cash NOI to Operating Income is presented below:



	Three Months Ended						Six Months Ended
	June 30,						June 30,
Reconciliation of Total Cash NOI to Net Income	2019			2018			2019			2018
Total Cash NOI	$	56,516		$	57,537		$	106,544		$	109,041
Non-cash revenue and other operating expenses ⁽¹⁾	(3,504		)	(2,024		)	1,945			(1,762		)
General and administrative	(5,943		)	(5,396		)	(12,016		)	(10,963		)
Depreciation and amortization	(22,582		)	(32,868		)	(43,165		)	(66,147		)
Operating income	$	24,487		$	17,249		$	53,308		$	30,169
Interest expense	(13,129		)	(12,688		)	(26,478		)	(26,508		)
Gain on sale of real estate	633			—			633			—
Other income, net	(50		)	(148		)	(279		)	61
Net income	$	11,941		$	4,413		$	27,184		$	3,722

(1)

Same-Store Cash NOI Comparison with Redevelopment: As noted below in the definition of Same-Store, Non-Same Store and Redevelopment Same-Store, information provided on a redevelopment same-store basis includes the results of properties undergoing significant redevelopment for the entirety or portion of both periods being compared. Redevelopment same-store is considered by management to be an important measure because it assists in eliminating disparities due to the redevelopment of properties during the particular period presented, and thus provides a more consistent performance measure for the comparison of the company's stabilized and redevelopment properties, as applicable. Additionally, redevelopment same-store is considered by management to be an important measure because it assists in evaluating the timing of the start and stabilization of our redevelopment opportunities and the impact that these redevelopments have in enhancing our operating performance. We present Same-Store Cash NOI Comparison with Redevelopment using cash NOI to evaluate and compare the operating performance of the company's properties, as defined above. A reconciliation of Same-Store Cash NOI Comparison with Redevelopment on a cash basis to operating income is presented below:



	Three Months Ended ⁽¹⁾						Six Months Ended ⁽²⁾
	June 30,						June 30,
Reconciliation of Same-Store Cash NOI Comparison with Redevelopment to Operating Income	2019			2018			2019			2018
Same-Store Cash NOI	$	41,371		$	43,580		$	82,538		$	84,447
Redevelopment Cash NOI ⁽²⁾	1,930			3,680			4,061			7,399
Same-Store Cash NOI with Redevelopment	43,301			47,260			86,599			91,846
Tenant improvement reimbursements	5,904			3,090			6,895			3,958
Total Same-Store Cash NOI with Redevelopment	$	49,205		$	50,350		$	93,494		$	95,804
Non-Same Store Cash NOI	7,311			7,187			13,050			13,237
Total Cash NOI	$	56,516		$	57,537		$	106,544		$	109,041
Non-cash revenue and other operating expenses ⁽³⁾	(3,504		)	(2,024		)	1,945			(1,762		)
General and administrative	(5,943		)	(5,396		)	(12,016		)	(10,963		)
Depreciation and amortization	(22,582		)	(32,868		)	(43,165		)	(66,147		)
Operating income	$	24,487		$	17,249		$	53,308		$	30,169
Interest expense	(13,129		)	(12,688		)	(26,478		)	(26,508		)
Gain on sale of real estate	633			—			633			—
Other income, net	(50		)	(148		)	(279		)	61
Net income	$	11,941		$	4,413		$	27,184		$	3,722

(1)

Same-store excludes (i) Waikele Center, due to significant redevelopment activity; (ii) Torrey Point, which was placed into operations and became available for occupancy in August 2018; (iii) La Jolla Commons, which was acquired on June 20, 2019; (iv) Waikiki Beach Walk - Embassy Suites™ and Waikiki Beach Walk - Retail, due to significant spalling repair activity, and (v) land held for development.



Second Quarter 2019 Supplemental Information	Page 38




GLOSSARY OF TERMS (CONTINUED)


(2)	Redevelopment property refers to Waikele Center and Lloyd District Portfolio - Land.

(3)



Second Quarter 2019 Supplemental Information	Page 39




GLOSSARY OF TERMS (CONTINUED)

Same-Store Portfolio, Non-Same Store Portfolio and Redevelopment Same-Store: Information provided on a same-store basis includes the results of properties that we owned and operated for the entirety of both periods being compared except for properties for which significant redevelopment or expansion occurred during either of the periods being compared, properties under development, properties classified as held for development and properties classified as discontinued operations. Information provided on a redevelopment same-store basis includes the results of properties undergoing significant redevelopment for the entirety or portion of both periods being compared. The following table shows the properties included in the same-store, non-same store and redevelopment same-store portfolio for the comparative periods presented.



	Comparison of Three Months Ended			Comparison of Six Months Ended
	June 30, 2019 to 2018			June 30, 2019 to 2018
	Same-Store	Non Same-Store	Redevelopment Same-Store	Same-Store	Non Same-Store	Redevelopment Same-Store
Retail Properties
Carmel Country Plaza	X		X	X		X
Carmel Mountain Plaza	X		X	X		X
South Bay Marketplace	X		X	X		X
Gateway Marketplace	X		X		X
Lomas Santa Fe Plaza	X		X	X		X
Solana Beach Towne Centre	X		X	X		X
Del Monte Center	X		X	X		X
Geary Marketplace	X		X	X		X
The Shops at Kalakaua	X		X	X		X
Waikele Center		X	X		X	X
Alamo Quarry Market	X		X	X		X
Hassalo on Eighth - Retail	X		X	X		X
Office Properties
La Jolla Commons		X			X
Torrey Reserve Campus	X		X	X		X
Torrey Point		X			X
Solana Crossing (formerly Solana Beach Corporate Centre)	X		X	X		X
The Landmark at One Market	X		X	X		X
One Beach Street	X		X	X		X
First & Main	X		X	X		X
Lloyd District Portfolio	X		X	X		X
City Center Bellevue	X		X	X		X
Multifamily Properties
Loma Palisades	X		X	X		X
Imperial Beach Gardens	X		X	X		X
Mariner's Point	X		X	X		X
Santa Fe Park RV Resort	X		X	X		X
Pacific Ridge Apartments	X		X		X
Hassalo on Eighth	X		X	X		X
Mixed-Use Properties
Waikiki Beach Walk - Retail		X		X		X
Waikiki Beach Walk - Embassy Suites™		X		X		X
Development Properties
La Jolla Commons - Land		X			X
Solana Crossing - Land		X			X
Lloyd District Portfolio - Land		X	X		X	X



Second Quarter 2019 Supplemental Information	Page 40




GLOSSARY OF TERMS (CONTINUED)

Tenant Improvements and Incentives: Represents not only the total dollars committed for the improvement (fit-out) of a space as it relates to a specific lease but may also include base building costs (i.e. expansion, escalators, new entrances, etc.) which are required to make the space leasable. Incentives include amounts paid to tenants as an inducement to sign a lease that do not represent building improvements.



Second Quarter 2019 Supplemental Information	Page 41