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the pace of lease-ups that you had
since you launched the CP program a year ago
the asset sales, the $585 million in the quarter
there's the debate over return to office, how that's impacting apartments
The seasonal OpEx increase in the second quarter, can you just walk through that
fee income has been a popular topic
how you weigh starting a potential office deal future versus where the stock is trading right now
is there a way to reimagine leasing
how much the criteria have tightened up, meaning have yields been raised
what would be the earnings hit on an annualized basis? Just trying to understand as we think into next year
should we think about others of the Norges JV assets being sold, are you guys buying out interest in others
Do you still feel comfortable that we'll see this ramp up in the back half of the year?
What are the risks or offsets? Like, for example, acquisitions that maybe dilutive or taking buildings out of service
is this a jobs issue, or is this a supply issue?
do you think the traditional sort of 20% rent to income still holds?
Can we just get a bit more color on the $14 million of legal expenses
what do you think is missing there? And do you think that the current setup where, as you just described, less home affordability, more propensity to rent, do you think it's finally the time
do you think the growth in private credit as it pertains to funding real estate development is something to be worried about?
if we look at your implied fourth quarter versus the Street, fourth quarter implied for you guys is below the Street
can you just elaborate a little bit more what the cost advantages versus line of credit, why you do it
with the drop in oil prices, any ramifications down the Houston market? And out in L.A., with what's going on in Hollywood
how are you making the decision which markets sort of may have deeper longer challenges
how does that look versus buybacks as you judge the math
are you guys sort of factoring in as you assess different markets in different regions sort of layering in, okay, what's the sort of regulatory, if you will, cost of operating in those markets
just curious where your headset is on the potential to reenter the convert market
are you seeing a ripple effect where the AI job hiring is benefiting other related industries and you're seeing net overall job growth?
just wondering if there's been any change in foreign student appetite given they are a part -- an outsized part of that renter market
do you view the rent freezes as a net positive and more than offsetting quality of life concerns? Or are you more concerned about potential quality of life versus the ability to gain on market rents?
Isn't there a sense that apartments are forward looking because of that leasing activity, that you can see what's going on over the next, call it three, four months
From a federal level, do you guys have any sense update on any shift in how DOJ or FTC is looking at these?
are you seeing any pricing differences setting out Sunbelt versus coastal meeting as people understand the regulatory changes
can you just provide a little bit more color on how the market breaks out? Seattle CBD would certainly seem culturally to be a little bit more exciting than maybe sort of the 95 Bellevue.
the interest that you hear that they're receiving, is it what you expected? Or are you surprised by maybe the number of people who are coming to look at the portfolio?
Do you see a lot of these deals coming to the market to trade? Or as you guys take a look at these deals that are having issues, most of them seem to be resolved internally between the existing spo...
given that advocacy is sort of a recurring part of operating assets and real estate in California, would these expenses just be a normal part of the business
in the current environment where acquisition yields are in the 4s, which is well inside of where your stock is trading and the DPE, you guys have a long successful track record with and provides be...
Seattle has got an interesting election coming up next week, with the Mayor and City Attorney that are both being challenged from the progressive side. So can you just give some thoughts on how the...
But presumably, we would have thought that L.A. would have seen a pickup in demand. And I know that you guys and others articulated that, hey, single-family people are different than apartment peop...
why the decision to scale back when you have a successful track record and two, Barb, can you just articulate the fourth quarter FFO impact because obviously, the number is below where consensus is.
Do you guys participate in helping those entities get their information?
Just sort of curious your take on this AB-609, if it seems like finally Sequoia could be reined in
are the positive changes being implemented, like, is that real-time or that's the hope, but right now it's not much really has changed on the ground
is there any discussion about, you know, dialing back the ultimate powers that both these entities have to improve construction
Don, just a question on the new governor in Virginia. Certainly, you guys are used to operating in some other very deep blue states, but Virginia has taken a noticeable shift.
Don, you were among the standouts sticking with the Nareit FFO not going to Core. Real estate has a lot of -- there's a lot of cost, there's a lot of benefits, right?
is that tenant looking to be on track for '26, meaning like should we expect sort of early in '26 that, that revenue would start flowing?
do you find that the rents have been pushed in the same way?
is it really a function that just the big developments no longer work and hence, you need to go expand elsewhere?
is this one of these sort of feel- good, like ESG green things that companies do? Or is there like legit economics?
your overall watch list and, you know, your confidence that your tenancy is in a good credit position.
just sort of curious if you're sort of rethinking your traditional type scenarios like high affluent
are you seeing a difference in how the tenants approach leasing?
can you just walk more through that and how you are balancing the desire to have Kimco Realty Corporation be a top earners grower versus the clear disconnect between where the stock is and the unde...
can you just give an overview of the retailer environment? Are there just very few deals out there
I just want to get a sense of if you think that this business is sustainable at a run rate. Or if your view of this business is, it's more a moment in time
How much extra you're getting out of it and curious, I don't know if you still break out the performance, but how the same-store of that portfolio is trending
either you guys are packing a lot more punch in there that gave you the confidence to raise, or what else is giving you that comfort?
Just a question on small shop. Sort of stagnated around 97.7, 97.8. And just sort of curious if this is sort of a frictional cap
it would sound like you think there's potential for upside, but yet you trimmed the top end and tightened the range. So can you just talk a little bit more about your decision to revisit guidance n...
As those leases roll and those renters face market rents, are you expecting a lot of churn
do you have a sense for how much of this year's supply will slip into next year?
How much of it do you think is just pure rent fatigue over the past few years that new prospects even if they're relocating within the market or just sort of fed up with the rent increases
do you see leasing as a good healthy leading indicator?
when do you think that you guys would have a sense of how much of the competitive supply potentially slips into next year?
how long do you think people because not everyone could be an all-cash buyer. So what is your sense for how long people are tolerating that negative leverage
How much of your how much of the math is coming from other income, meaning WiFi or cell service or waste or other services
do you see opportunity where whether they're mini data centers or maybe even converting the entire site to data center
is your view that as, you know, presumably the economy grows all these other revenue levers that you guys have will
can you help us understand sort of the pricing of the final 12% and how that relates to the 7.25%
what is the return threshold, the gap that you need when you go externally versus ability to reinvest internally
it sounds like the consumer is fine despite what we read in online in the newspapers
is this back to sort of the old Simon days pre-pandemic where you guys just had strong internal growth that was accelerating
How do you think about breaking into that high net worth and that whole distribution channel that the private REITs and those other structured products seem to enjoy
How have those changed in your markets? And second, what are you guys budgeting for legal political advocacy
Are you guys nervous that retention may start to slip and what has been the saver may start to be a headwind
are you only looking at deals that you would actually potentially own
is your sense that tech is just sort of a percent -- a set percent of the business
just trying to understand putting money out in Riverside versus elsewhere
just sort of curious what you guys are seeing overall in the transaction market and how buyers and sellers look at the disruption
Are there any changes to underwriting or geographies that you would no longer look at? Or was the fill sort of an isolated one
do you feel that these efforts are truly accelerating overall earnings growth? Or is it sort of a pie mix where you can either push rent or push these other fees