GlobeNewswire Inc | Jul 28, 2020 04:15PM EDT

July 28, 2020

Net income available to common stockholders of $7.7 million and $19.7 million for the three and six months ended June 30, 2020, respectively, or $0.13 and $0.33 per diluted share, respectively

Funds From Operations per diluted share decreased 6% and 2% year-over-year for the three and six months ended June 30, 2020, respectively, or $0.48 and $1.04 per diluted share, respectively

Collected 83% to date of rents that were due during the second quarter

SAN DIEGO, July 28, 2020 (GLOBE NEWSWIRE) -- American Assets Trust, Inc. (NYSE: AAT) (the company) today reported financial results for its second quarter ended June30, 2020.

Second Quarter Highlights

-- Net income available to common stockholders of $7.7 million and $19.7 million for the three and six months ended June 30, 2020, respectively, or $0.13 and $0.33 per diluted share, respectively -- Funds From Operations decreased 6% and 2% year-over-year to $0.48 and $1.04 per diluted share for the three and six months ended June 30, 2020, respectively, compared to the same periods in 2019 -- Same-store cash NOI decreased 11.5% and 1.5% year-over-year for the three and six months ended June 30, 2020, respectively. Excluding lease termination fees, same-store cash NOI would have been (3.6)% and 2.0% for the three and six months ended June 30, 2020, respectively -- For the three months ended June 30, 2020, we have collected 98% of office rents, 58% of retail rents (including the retail component of Waikiki Beach Walk) and 95% of multifamily rents, that were due during the second quarter -- Leased approximately 40,000 comparable office square feet at an average straight-line basis and cash-basis contractual rent increase of 66% and 32%, respectively, during the three months ended June 30, 2020 -- Leased approximately 23,000 comparable retail square feet at an average straight-line basis and cash-basis contractual rent increase of 2% and 1%, respectively, during the three months ended June 30, 2020

Financial ResultsNet income attributable to common stockholders was $7.7 million, or $0.13 per basic and diluted share for the three months ended June 30, 2020 compared to $8.9 million, or $0.18 per basic and diluted share for the three months ended June 30, 2019. For the six months ended June 30, 2020, net income attributed to common stockholders was $19.7 million, or $0.33 per basic and diluted share compared to $20.0 million, or $0.41 per basic and diluted share for the six months ended June 30, 2019. The year-over-year decrease in net income attributable to common stockholders is primarily due to the increase in reserve for bad debts of rent receivables of approximately $3.3 million primarily at Alamo Quarry Market, Carmel Mountain Plaza, Carmel Country Plaza, and Waikiki Beach Walk Retail, a decrease in lease termination fees at Carmel Mountain Plaza attributed to the termination of our former ground lease, and a decrease in revenue at our Waikiki Beach Walk Retail and Embassy Suites Hotel due to the COVID-19 pandemic causing a decline in occupancy, partially offset by an increase in revenue from the acquisition of La Jolla Commons on June 20, 2019 and an increase in annualized base rents at The Landmark at One Market, Lloyd District Portfolio, Torrey Point, and City Center Bellevue.

During the second quarter of 2020, the company generated funds from operations (FFO) for common stockholders of $36.3 million, or $0.48 per diluted share, compared to $33.8 million, or $0.51 per diluted share, for the second quarter of 2019. For the six months ended June 30, 2020, the company generated FFO for common stockholders of $79.1 million, or $1.04 per diluted share, compared to $69.5 million, or $1.06 per diluted share, for the six months ended June 30, 2019. The decrease in FFO from the corresponding period in 2019 was primarily due to the increase in reserve for bad debts of rent receivables of approximately $3.3 million primarily at Alamo Quarry Market, Carmel Mountain Plaza, Carmel Country Plaza and Waikiki Beach Walk Retail, a decrease in lease termination fees at Carmel Mountain Plaza attributed to the termination of our former ground lease, and a decrease in revenue at our Waikiki Beach Walk Retail and Embassy Suites Hotel due to the COVID-19 pandemic causing a decline in occupancy, partially offset by an increase in revenue from the acquisition of La Jolla Commons on June 20, 2019 and an increase in annualized base rents at The Landmark at One Market, Lloyd District Portfolio, Torrey Point, and City Center Bellevue.

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, 2020 March 31, 2020 June 30, 2019Total Portfolio Office 94.4% 94.3% 93.7%Retail 94.7% 95.2% 97.5%Multifamily 85.1% 93.0% 92.6%Mixed-Use: Retail 95.7% 98.5% 98.2%Hotel 46.4% 75.4% 91.7% Same-Store Portfolio Office ^(1) 95.9% 93.1% 92.9%Retail ^(2) 93.8% 94.4% 97.1%Multifamily 85.1% 93.0% 92.6%

(1) Same-store office leased percentages includes the 830 building at Lloyd District Portfolio which was placed into operations on August 1, 2019 after renovating the building. Same-store office leased percentages excludes (i) La Jolla Commons, which was acquired on June 20, 2019 and (ii) One Beach Street due to significant redevelopment activity. La Jolla Commons will be included in same-store office leased percentages commencing in the third quarter of 2020.(2) Same-store retail leased percentages exclude Waikele Center, due to significant redevelopment activity.

During the second quarter of 2020, the company signed 20 leases for approximately 73,000 square feet of office and retail space, as well as 288 multifamily apartment leases. Renewals accounted for 83% of the comparable office leases, 92% of the comparable retail leases, and 64% of the residential leases.

Office and RetailOn a comparable space basis (i.e. leases for which there was a former tenant) during the second quarter of 2020 and trailing four quarters ended June30, 2020, our retail and office leasing spreads are shown below:

Average Prior Number Cash Average Average Straight-Line of Comparable Basis % Cash Cash Basis % Leases Leased Sq. Change Contractual Contractual Change Over Signed Ft. Over Rent Per Rent Per Prior Rent Prior Sq. Ft. Sq. Rent Ft. Q2 2020 6 40,000 32.3% $57.17 $43.21 65.5%Office Last 4 40 373,000 22.0% $50.36 $41.26 34.4% Quarters Q2 2020 12 23,000 0.9% $43.60 $43.23 2.2%Retail Last 4 55 148,000 (0.8)% $44.40 $44.73 7.1% Quarters

MultifamilyThe average monthly base rent per leased unit for same-store properties for the second quarter of 2020 was $2,152 compared to an average monthly base rent per leased unit of $2,092 for the second quarter of 2019, which is an increase of approximately 3%.

Same-Store Cash Net Operating IncomeFor the three and six months ended June 30, 2020, same-store cash NOI decreased 11.5% and 1.5%, respectively, compared to the three and six months ended June 30, 2019. The same-store cash NOI by segment was as follows (in thousands):

Three Months Ended ^(1) Six Months Ended ^(1) June 30, June 30, 2020 2019 Change 2020 2019 ChangeCash Basis: Office ^(2) $ 20,290 $ 17,433 16.4 $ 40,881 $ 34,824 17.4 %Retail ^(2) 7,906 14,861 (46.8 ) % 23,558 29,656 (20.6 ) Multifamily 7,555 8,094 (6.7 ) 14,822 15,987 (7.3 ) Mixed-Use ? ? ? ? ? ? Same-store Cash $ 35,751 $ 40,388 (11.5 ) % $ 79,261 $ 80,467 (1.5 ) %NOI ^(3)

(1) Same-store portfolio excludes (i) Waikele Center due to significant redevelopment activity; (ii) La Jolla Commons, which was acquired on June 20, 2019; (iii) One Beach Street due to significant redevelopment activity; (iv) Waikiki Beach Walk - Embassy Suites and Waikiki Beach Walk - Retail, due to significant spalling repair activity; and (v) land held for development.(2) Same-store cash NOI for the three and six months ended June 30, 2020 includes cash lease termination fees received of $0.3 million and $0.7 million, respectively. Excluding lease termination fees for the three and six months ended June30, 2020, office same-store cash NOI would have been 11.3% and 14.5%, respectively.(3) Excluding lease termination fees for the three and six months June30, 2020, same-store cash NOI would have been (3.6)% and 2.0%, 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 LiquidityAt June30, 2020, the company had gross real estate assets of $3.2 billion and liquidity of $396.1 million, comprised of cash and cash equivalents of $146.1 million and $250.0 million of availability on its line of credit, which the company believes is sufficient to meet the company's short-term liquidity requirements. At June30, 2020, the company has no debt obligations maturing during the remainder of 2020; and only 1 out of 28 assets encumbered by a mortgage. The company has $150 million of debt obligations maturing in 2021, assuming the company exercises its option and satisfies the conditions to extend the maturity date of its $100 million term loan from January 9, 2021 to January 9, 2022.

DividendsThe company declared dividends on its shares of common stock of $0.20 per share for the second quarter of 2020. The dividends were paid on June25, 2020.

In addition, the company has declared a dividend on its common stock of $0.25 per share for the third quarter of 2020.The dividend will be paid in cash on September24, 2020 to stockholders of record on September10, 2020. The company increased the dividend from $0.20 per share in the second quarter to $0.25 per share in the third quarter based on the company's rent collection in the second quarter.

COVID-19 Operational Update

OperationsAs of June30, 2020, we have entered into lease modifications that resulted in COVID-19 adjustments (including rent deferrals and other monetary lease concessions) for approximately 5% of the rent originally contracted for the three months ended June 30, 2020. Furthermore, as of June30, 2020 and specific to the impact of COVID-19 on our retail sector (including the retail component of Waikiki Beach Walk Retail and Embassy Suites Hotel), we have recorded an allowance for doubtful accounts against accounts receivable of approximately 14% and an allowance for doubtful accounts against deferred rent receivables (straight-line rent receivables) of approximately 7%.

Rent Collection for the Second Quarter of 2020 and July 2020(1)

April May June Q2 Average JulyOffice 98.0% 97.5% 96.9% 97.5% 94.7%Retail 59.6% 61.7% 65.6% 62.1% 70.1%Multifamily 95.0% 94.4% 94.3% 94.6% 93.7%Mixed-Use ^(2) 45.1% 28.9% 15.3% 29.7% 16.7%Average 82.3% 82.6% 83.1% 82.7% 83.3%

(1) Data as of July 27, 2020(2) Includes only the retail portion of Waikiki Beach Walk Retail and Embassy Suites Hotel.

Conference CallThe company will hold a conference call to discuss the results for the second quarter of 2020 on Wednesday, July29, 2020 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 4494304. A telephonic replay of the conference call will be available beginning at 2:00 p.m. PT on Wednesday, July29, 2020 through Wednesday, August5, 2020. To access the replay, dial 1-855-859-2056 and use the pass code 4494304. 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 InformationSupplemental financial information regarding the company's second quarter 2020 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 InformationAmerican Assets Trust, Inc.Consolidated Balance Sheets(In Thousands, Except Share Data)

June 30, 2020 December 31, 2019Assets (unaudited) Real estate, at cost Operating real estate $ 3,128,089 $ 3,096,886 Construction in progress 94,232 91,264 Held for development 547 547 3,222,868 3,188,697 Accumulated depreciation (710,795 ) (665,222 ) Net real estate 2,512,073 2,523,475 Cash and cash equivalents 146,131 99,303 Restricted cash 3,957 10,148 Accounts receivable, net 13,544 12,016 Deferred rent receivables, net 63,214 52,171 Other assets, net 107,363 93,220 Total assets $ 2,846,282 $ 2,790,333 Liabilities and equity Liabilities: Secured notes payable, net $ 110,902 $ 161,879 Unsecured notes payable, net 1,196,291 1,195,780 Unsecured line of credit, net 98,948 ? Accounts payable and accrued expenses 65,780 62,576 Security deposits payable 7,685 8,316 Other liabilities and deferred credits, net 90,188 68,110 Total liabilities 1,569,794 1,496,661 Commitments and contingencies Equity: American Assets Trust, Inc. stockholders' equityCommon stock, $0.01 par value, 490,000,000shares authorized, 60,073,918 and 60,068,228 601 601 shares issued and outstanding at June 30,2020 and December 31, 2019, respectivelyAdditional paid-in capital 1,454,516 1,452,014 Accumulated dividends in excess of net income (154,516 ) (144,378 ) Accumulated other comprehensive income 352 5,680 Total American Assets Trust, Inc. 1,300,953 1,313,917 stockholders' equityNoncontrolling interests (24,465 ) (20,245 ) Total equity 1,276,488 1,293,672 Total liabilities and equity $ 2,846,282 $ 2,790,333

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, 2020 2019 2020 2019Revenue: Rental income $ 79,230 $ 79,656 $ 171,300 $ 156,487 Other property 2,879 4,457 7,552 12,945 incomeTotal revenue 82,109 84,113 178,852 169,432 Expenses: Rental 16,981 21,826 39,549 42,622 expensesReal estate 8,961 9,275 20,006 18,321 taxesGeneral and 6,679 5,943 13,499 12,016 administrativeDepreciationand 26,493 22,582 53,955 43,165 amortizationTotaloperating 59,114 59,626 127,009 116,124 expensesOperating 22,995 24,487 51,843 53,308 incomeInterest (13,331 ) (13,129 ) (26,803 ) (26,478 ) expenseGain on sale ? 633 ? 633 of real estateOther income 162 (50 ) 270 (279 ) (expense), netNet income 9,826 11,941 25,310 27,184 Net incomeattributable (69 ) (92 ) (173 ) (185 ) to restrictedsharesNet incomeattributableto unitholders (2,101 ) (2,933 ) (5,413 ) (6,988 ) in theOperatingPartnershipNet incomeattributableto American $ 7,656 $ 8,916 $ 19,724 $ 20,011 Assets Trust,Inc.stockholders Net income per shareBasic incomeattributableto common $ 0.13 $ 0.18 $ 0.33 $ 0.41 stockholdersper shareWeightedaverage sharesof common 59,724,139 50,135,978 59,723,605 48,578,872 stockoutstanding -basic Diluted incomeattributableto common $ 0.13 $ 0.18 $ 0.33 $ 0.41 stockholdersper shareWeightedaverage sharesof common 76,114,687 66,889,784 76,114,153 65,543,409 stockoutstanding -diluted Dividendsdeclared per $ 0.20 $ 0.28 $ 0.50 $ 0.56 common share

Reconciliation of Net Income to Funds From OperationsThe 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, 2020 June 30, 2020Funds From Operations (FFO) Net income $ 9,826 $ 25,310 Depreciation and amortization of 26,493 53,955 real estate assetsFFO, as defined by NAREIT $ 36,319 $ 79,265 Less: Nonforfeitable dividends on (68 ) (170 ) restricted stock awardsFFO attributable to common stock and $ 36,251 $ 79,095 unitsFFO per diluted share/unit $ 0.48 $ 1.04 Weighted average number of common 76,115,546 76,114,609 shares and units, diluted

Reconciliation of Same-Store Cash NOI to Net IncomeThe 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, 2020 2019 2020 2019Same-store cash 35,751 $ 40,388 $ 79,261 $ 80,467 NOINon-same-store 6,624 9,705 19,807 18,664 cash NOITenantimprovement 73 6,423 2,869 7,413 reimbursements^(2)Cash NOI $ 42,448 $ 56,516 $ 101,937 $ 106,544 Non-cashrevenue and 13,719 (3,504 ) 17,360 1,945 other operatingexpenses ^(3)General and (6,679 ) (5,943 ) (13,499 ) (12,016 ) administrativeDepreciationand (26,493 ) (22,582 ) (53,955 ) (43,165 ) amortizationInterest (13,331 ) (13,129 ) (26,803 ) (26,478 ) expenseGain on sale of ? 633 ? 633 real estateOther income 162 (50 ) 270 (279 ) (expense), netNet income $ 9,826 $ 11,941 $ 25,310 $ 27,184 Number ofpropertiesincluded in 24 24 24 24same-storeanalysis

(1) Same-store portfolio includes the 830 building at Lloyd District Portfolio which was placed into operations on August 1, 2019 after renovating the building. Same-store portfolio excludes (i) Waikele Center, due to significant redevelopment activity; (ii) La Jolla Commons, which was acquired on June 20, 2019; (iii) One Beach Street, due to significant redevelopment activity; (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; net change in lease receivables, 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 lease 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 InformationFunds from OperationsThe 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 IncomeThe 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, net change in lease receivables, 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 50years of experience in acquiring, improving, developing and managing premier office, retail, and residential properties throughoutthe United Statesin some of the nations most dynamic, high-barrier-to-entry markets primarily inSouthern California,Northern California,Oregon,Washington, Texasand Hawaii. The company's office portfolio comprises approximately 3.4 million rentable square feet, and its retail portfolio comprises approximately 3.1 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 StatementsThis 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. Currently, one of the most significant risk factors, is the potential adverse effect of the current COVID-19 pandemic on the financial condition, results of operations, cash flows and performance of the company, its tenants and guests, the real estate market and the global economy and financial markets. The extent to which COVID-19 impacts the company, its tenants and guests will depend on future developments, which are highly uncertain and cannot be predicted with confidence, including the scope, severity and duration of the pandemic, the actions taken to contain the pandemic or mitigate its impact, and the direct and indirect economic effects of the pandemic and containment measures, among others. 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 most recent annual report on Form 10-K, 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 TrustRobert F. BartonExecutive Vice President and Chief Financial Officer858-350-2607