Haendel Juste

pretty striking how we've gone from almost 60% back in 2009, 41% a year ago and sitting in the low 30s today

wanted a little bit color on San Francisco, Seattle

If you guys are willing to provide a guide for a second quarter blends

Can you talk more about capital allocation from here, your level of interest in maybe more buybacks?

I was hoping you could dig a bit more into the DC and L.A. portfolio performance

maybe you can help us understand if there's anything contemplated in the second half that we're not aware of

walk us through the quarter a bit and give us some color on how the portfolio performed in terms of new lease rate expectations

Which of those markets are you most excited about?

which markets perhaps are standing up beyond the maybe the Atlantics of the world?

can you talk a little bit about your expectation for tech employment and how that colors your view for San Francisco and Seattle

did you give new and renewals for October?

I was hoping you could shed some light on the range of expectations there for, say, your weaker coastal markets like D.C., Boston, L.A. as well as some of your better markets

Are you guys seeing a little bit of a slowing there. I'm wondering if it's maybe just tough comps, or if there's anything in particular

can you talk a little bit about where concessions are today in your San Fran and Seattle portfolios and where we -- or maybe where you'd expect them to trend

I was hoping to get a bit more color on some of those blended rent expectations by region

Maybe some color on where they stand today across the portfolio, how that compares to a year ago last quarter, some context.

is your view on Seattle, I guess, the more constructive, more hopeful view tied to that reduction in supply you're referring to? Perhaps are there other KPIs you're watching more closely?

it looks like your outlook for blended rents for the year implies a slight decel in the back half of the year, which seems pretty unlike your peers who are embedding an acceleration in the second h...

how you would think of L.A. growth over the next few years? You mentioned cap rates generally being kind of in that sub 5-ish range. But curious how you think an IRR for a L.A. portfolio would look...

I'm curious on if you could set some color on what that spread is on the new versus renewals in L.A.? And if that's a sustainable spread and if you think that maybe perhaps renewals could come unde...

I was hoping you could comment on the use of concessions across the portfolio where it is today versus maybe a year ago and how it compares across the key regions, SoCal, NorCal, Seattle?

I wanted to get some more color and clarity on the expected cadence of earnings from the structured investment book. It sounds like you're expecting the majority of repayments over the next 3, 4 qu...

I was curious on your thoughts last month, the California State Assembly passed and governor some sign to bill that appears, I guess, aimed at what they say, catalyzing new housing through exemptio...

I guess, I'm assuming that's a fancy way of saying you bought the asset or exercised an option

I guess I'm curious how much more appetite there could be for that? How much more exposure perhaps you would want in NorCal?

just curious on the loss to lease and maybe concession activity across some of your major markets

whether it's fair to think this could be a source of upside with the demand improvement you're seeing in Seattle and San Francisco

Can you expand a bit more about the opportunity set you're seeing here in development, the markets you've a bit more focused on

what can you share with us about the earnings trajectory that you think you're setting up here, how sustainable it is? And then remind us what the long-term plan for the green bond refinancing here...

Wanted to ask about just talk about tariffs. I'm just curious how

can you talk about the increase in the acquisition guide? I'm assuming that's coming from your builder relationships and some of the dynamics you're talking about earlier. But I'm also curious on t...

can you talk about kind of the opportunity that you see there, maybe putting some numbers around what potentially you can deploy capital in that niche over the near term

Turnover continues to come in, really, really low. Matter of fact, lower than last year, which was a really low year. So maybe you could talk a bit about what you sense is the drivers

I guess I'm curious how you're thinking about the sustainable long-term same-store revenue run rate for this business

Can you discuss some of the -- not only the projects being added in the yields you're underwriting

give us an update on the backfills of the JOANNs and the Party City boxes. How many are left to fill?

I was hoping you could add some color on the expected capital required to backfill some of these boxes, the timeline to cash flow from two cash flow

Curious what's driving that. Is that some capitalized interest? Then maybe some color on the one the some of the items that could be swing factors

maybe expound a bit more on the decision to pull back on some of the new development starts. And with that lower use of capital, I guess, lower capital deployment overall suggest you might be more ...

can you tell us what the new lease rate was for January specifically?

that view on leaning into leverage to acquire assets, how that might be different today versus maybe 90 days ago

I'm curious how that figure is trending. It sounds like it's picking up from where we were earlier this year

how long do you think this low supply narrative for Sunbelt plays out? Looks like that the low supply window is now being pushed out to 2028

how much you'd be willing to lean into that, which obviously carries a lower cost? And how much buying power that could allow you to perhaps do more deals

can you just provide a little bit more detail on the cadence you're expecting in both your blended spreads

Would not that cause some upward pressure on turnover?

how much actual rents would need to change over the course of this year for new lease rates to be positive

what is the time line to full deployment of the $1.7 billion U.S. Core+ Fund raise? And how much management fee income could that generate on an annualized basis?

where we are overall in the process. When should we expect a launch

how you're thinking or looking -- feeling about the overall balance sheet, your growth liquidity here in the current environment

You settled a lot of ATM in the quarter, I think $631 million, $69 million I think is remaining

maybe some color on who or what you're lending to perhaps the risk profile and then your appetite for perhaps doing more

what your thoughts or plans were for that capital

I was hoping you could talk a little bit more about what seeing and hearing from luxury shoppers and tenants

I'm curious if there are any changes or shift in how you're thinking about your investment in your European platform

I'm curious if that's more of a unique dynamic to this transaction because you were, I guess, the only logical bidder

I'm curious how you're able to generate the 12% returns versus, I think the 8% to 9% we've seen in more of your A projects

how does UDR, Inc. assess the risk to their Boston portfolio from the Massachusetts proposed statewide rent control measure

the outlook for Boston, DC, LA, less so. So maybe some incremental color on your expectation

could you provide the July stats

there's been some noise, some concern about the market in light of some life sciences, market weakness, some political noise

I'm just curious kind of what level of inbound? I'm assuming there are more that you're seeing these days

I haven't heard any updates recently on the CFO search, but perhaps maybe an update there

how you're factoring in potentially higher input costs from potential tariffs, lumber labor into the high 5 yield targets you mentioned

How many are shovel-ready today? And maybe how many could be within the next couple of quarters?

I'm curious on some of the variables that could drive us to the upper and lower end of the range

it's on the MGM decision to withdraw from the New York City license bidding process