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): June 14, 2021
ALEXANDRIA REAL ESTATE EQUITIES, INC.
(Exact name of registrant as specified in its charter)
| Maryland | | 1-12993 | | 95-4502084 |
(State or other jurisdiction of incorporation) | | (Commission File Number) | | (I.R.S. Employer Identification No.) |
| 26 North Euclid Avenue | |
| Pasadena , California | 91101 |
| (Address of principal executive offices) | (Zip Code) |
Registrant’s telephone number, including area code: (626) 578-0777 N/A
(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:
| ¨ | Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425) |
| ¨ | Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12) |
| ¨ | Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b)) |
| ¨ | Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c)) |
Securities registered pursuant to Section 12(b) of the Exchange Act:
| Title of each class | | Trading Symbol(s) | | Name of each exchange on which
registered |
| Common Stock, $.01 par value per share | | ARE | | 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 ¨
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. ¨
Item 7.01. Regulation FD Disclosure.
Alexandria Real Estate Equities, Inc. (the “Company”) previously provided guidance as of April 26, 2021, for, among other things, earnings per share (“EPS”), funds from operations (“FFO”) per share, and key sources and uses of capital, for the Company’s fiscal year ending December 31, 2021, which was included in its Form 8-K, filed with the Securities and Exchange Commission on April 26, 2021. The Company hereby updates its guidance for 2021, including key assumptions and key sources and uses of capital. The key changes to guidance for 2021 are attached hereto as Exhibit 99.1 and incorporated herein by reference. The guidance included in Exhibit 99.1 shall be deemed “filed” for the purposes of Section 18 of the Securities Exchange Act of 1934.
Item 8.01. Other Events.
Recent Developments
We continue to execute our unique and differentiated life science strategy at an accelerated pace, expand our collaborative campuses and asset base in each of our key life science cluster submarkets, and have strategically positioned ourselves to take maximum advantage of historic tenant demand.
Historic demand for our value-creation development and redevelopment projects of high-quality office/laboratory space, as well as continued operational excellence at our world-class, sophisticated laboratory facilities and strong execution by our team, has translated into accelerated leasing activity.
Leasing activity of development and redevelopment projects:
| | Leased RSF | | | | In-Process RSF(1) | |
| | 2020 | | | | YTD 2021 Through June 14, 2021 | | | | As of June 14, 2021 | |
| | 1.0 million | | | | 0.9 million | | | | 3.1 million | |
| (1) | Represents in-process leasing activity on near-term value-creation development and redevelopment projects that are expected to commence construction in 2021/2022. Includes 2.2 million RSF related to leases under negotiation/executed letters of intent, and 0.9 million RSF related to letters of intent under negotiation. |
Value-creation development and redevelopment projects are expected to generate significant growth in rental revenues and cash flows
Our value-creation pipeline of development and redevelopment projects consists of 7.6 million RSF, including 4.0 million RSF undergoing construction (79% leased/negotiating, including RSF in service) and 3.6 million RSF of near-term value-creation development and redevelopment projects (91% leased/negotiating) expected to commence construction in 2021/2022. These projects are expected to generate significant growth in annual rental revenues and cash flows as follows:
| Under Construction | | Projects Expected to Commence
Construction in 2021/2022 | | | Incremental Projected
Annual Rental Revenues |
| 4.0 million RSF | | 3.6 million RSF | | | |
| 31 Properties | | 17 Properties | | | >$575 million |
| 79% Leased/Negotiating | | 91% Leased/Negotiating | | | |
Expansion of our collaborative campuses, as well as our asset base in each of our key life science cluster markets, through strategic acquisitions is focused on value-creation development and redevelopment opportunities
| · | From April 1, 2021 through June 14, 2021, we completed the acquisition of 18 properties in key life science cluster submarkets aggregating 5.9 million SF, including 5.0 million RSF of value-creation opportunities and 0.9 million RSF of operating space, for an aggregate purchase price of $966.5 million. |
| · | Our current outlook for the remainder of 2021 includes projected acquisitions aggregating $2.1 billion. Each of these transactions include significant future value-creation development and redevelopment opportunities. |
| · | Refer to “Key Pending and Completed Acquisitions in our Key Life Science Cluster Markets” section below for additional detail. |
Key pending and completed acquisitions in our key life science cluster markets
Charles Park located in our Cambridge Submarket
In June 2021, we entered into a definitive agreement to expand our campus at Alexandria Center® at Kendall Square through the acquisition of One Rogers Street and One Charles Park for a purchase price of $815.0 million. This acquisition provides a key expansion to our mega campus strategy in our Cambridge submarket, the premier life science market in the world, and consists of the following:
| · | Upon closing the acquisition, we expect to redevelop the two buildings aggregating 400,000 RSF into technical office/laboratory space. |
| · | These two buildings are 100% under lease negotiation with several cutting-edge life science companies. |
| · | The redevelopment project is targeting initial occupancy in 2023. |
| · | Parking garage with approximately 650 spaces. |
| · | We expect to pursue additional entitlement opportunities for future development of additional office/laboratory space. |
| · | We expect to complete this acquisition in December 2021. |
Sequence District by Alexandria located in our Sorrento Mesa submarket
In June 2021, we acquired five operating buildings at 6260, 6290, 6310, 6340, and 6350 Sequence Drive, aggregating 487,023 RSF, located in our Sorrento Mesa submarket, for a purchase price of $298.5 million, with the opportunity to increase the campus by approximately 400,000 square feet through ground-up development.
| · | The five buildings are currently 100% occupied with a weighted-average remaining lease term of 2.7 years. We expect to develop or redevelop these spaces upon expiration of the existing in-place leases. |
| · | The aggregate 887,000 RSF from this acquisition provides a significant future development opportunity to expand our existing Sequence District by Alexandria into a flagship mega campus aggregating 1.9 million square feet. |
Our completed and projected real estate asset acquisitions for 2021 consist of the following:
| | | | | | | | | | | | | | Square Footage | | | | |
| | | | | | | | | | | | | | Acquisitions with Development/Redevelopment Opportunities | | | | | | | | | | |
| Property | | Submarket/
Market | | Date of
Purchase | | | Number of
Properties | | | Operating
Occupancy | | | Future
Development | | | Active
Development/
Redevelopment | | | Operating With
Future
Development/
Redevelopment | | | Operating | | | Operating | | | Total | | | Purchase Price
(in thousands) | |
| Completed in 1Q21 | | | | | 1Q21 | | | | 25 | | | | 94 | % | | | 374,426 | | | | 849,411 | | | | 431,066 | | | | 1,353,247 | | | | 80,032 | | | | 3,088,182 | | | $ | 1,873,750 | |
| Completed 4/1/21 – 6/14/21: | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| Alexandria Center® for Advanced Technologies – Sorrento Mesa | | Sorrento Mesa/San Diego | | | 6/10/21 | | | | 5 | | | | 100 | % | | | 887,000 | | | | — | | | | 487,023 | | | | — | | | | — | | | | 1,374,023 | | | | 298,476 | (1) |
| 550 Arsenal Street | | Cambridge/Inner Suburbs/Greater Boston | | | 4/21/21 | | | | 1 | | | | 98 | % | | | 515,000 | | | | — | | | | 260,867 | | | | — | | | | — | | | | 775,867 | | | | 130,000 | (1) |
| One Investors Way | | Route 128/Greater Boston | | | 4/6/21 | | | | 1 | | | | 100 | % | | | 350,000 | | | | — | | | | — | | | | 240,000 | | | | — | | | | 590,000 | | | | 105,000 | (1) |
| Other | | Various | | | 2Q21 | | | | 11 | | | | 94 | % | | | 2,121,280 | | | | 131,523 | | | | 289,873 | | | | 645,220 | | | | — | | | | 3,187,896 | | | | 432,979 | |
| | | | | | | | | | 18 | | | | 97 | % | | | 3,873,280 | | | | 131,523 | | | | 1,037,763 | | | | 885,220 | | | | — | | | | 5,927,786 | | | | 966,455 | |
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| Pending acquisitions: | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| Charles Park | | Cambridge/Greater Boston | | | December 2021 | | | | 2 | | | | N/A | | | | TBD(2) | | | | 400,000 | | | | — | | | | — | | | | — | | | | 400,000 | | | | 815,000 | (1) |
| Mercer Mega Block | | Lake Union/Seattle | | | 2H21 | | | | — | | | | N/A | | | | 800,000 | | | | — | | | | — | | | | — | | | | — | | | | 800,000 | | | | 143,500 | |
| | | | | | | | | | 2 | | | | | | | | 800,000 | | | | 400,000 | | | | — | | | | — | | | | — | | | | 1,200,000 | | | | 958,500 | |
| | | | | | | | | | 45 | | | | | | | | 5,047,706 | | | | 1,380,934 | | | | 1,468,829 | | | | 2,238,467 | | | | 80,032 | | | | 10,215,968 | | | | 3,798,705 | |
| Other future acquisitions | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | 1,161,295 | |
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | $ | 4,960,000 | |
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| 2021 acquisition guidance range as of 6/14/21 | | | | | | | | | | | | | | | | | | | | | | | | $4,460,000 – $5,460,000 | |
(1) We will provide total estimated costs and related yields for development and redevelopment projects in the future, subsequent to the commencement of construction.
(2) We expect to pursue additional entitlement opportunities for future development of additional office/laboratory space.
Vacancy within the operating RSF of our recent value-creation acquisitions represents lease-up opportunities that will generate growth in annual rental revenues and cash flows
A portion of certain recent acquisitions with development/redevelopment opportunities also included operating properties with vacant space. As of March 31, 2021, we had 1.2 million RSF of vacancy from recently completed value-creation acquisitions. This 1.2 million RSF is now 37% leased/negotiating (31% leased and 6% negotiating), of which the majority is expected to commence occupancy by the end of 2021. For example, in August 2020, we acquired Alexandria Center® for Life Science – Durham, a 16-building collaborative life science campus aggregating 2.2 million RSF, located in our Research Triangle market for $590.4 million. The campus comprises 12 operating properties, one operating property with future redevelopment opportunities, and three properties that are currently undergoing redevelopment. As of March 31, 2021, the operating properties contained 233,362 RSF of vacant space. Currently, this space is 72% leased/negotiating.
| | | As of | | | |
| | | March 31, 2021 | | | June 14, 2021 | | | |
Property
Market/Submarket | | Vacancy Acquired
from Value-Creation
Opportunities | | | Percentage of
Vacancy Leased/
Negotiating | | | Incremental
Projected Annual
Rental Revenues |
Alexandria Center® for Life Science – Durham
Research Triangle/Research Triangle | | | 233,362 | | | | 72 | % | | |
601, 611, and 651 Gateway Blvd
San Francisco Bay Area/South San Francisco | | | 254,582 | | | | 4 | | | |
Alexandria Center® for Life Science – Fenway
Greater Boston/Fenway | | | 98,174 | | | | 39 | | | >$50 million |
SD Tech by Alexandria
San Diego/Sorrento Mesa | | | 83,171 | | | | 10 | | | |
| Other acquisitions/Various | | | 518,830 | | | | 41 | | | |
| | | | 1,188,119 | | | | 37 | % | | |
Our completed and pending value-creation acquisitions subsequent to March 31, 2021 include an estimated 350,000 RSF of vacant operating space that will provide additional opportunities to grow annual rental revenues and cash flows. Our updated guidance assumes that we complete these pending acquisitions prior to December 31, 2021. The additional vacancy from these acquisitions is projected to result in a temporary 1.0% decline in our overall operating occupancy as of December 31, 2021. As such, our guidance for occupancy as of December 31, 2021, was updated to a range from 94.3% to 94.9%.
Updated guidance as of June 14, 2021
We have updated key components of our 2021 guidance that was provided on April 26, 2021. Refer to Exhibit 99.1 for specific details.
New Class A development and redevelopment properties: current projects
The following tables set forth a summary of our new Class A development and redevelopment properties under construction and pre-leased near-term projects as of March 31, 2021, and includes 400,000 RSF at Charles Park, a pending acquisition, as well as nearly 3.0 million RSF across 11 other pre-leased near-term projects. Our leased and leased/negotiating percentages are as of June 14, 2021 (dollars in thousands):
| | | | | Square Footage | | | Percentage | |
Market Property/Submarket | | Dev/Redev | | In Service | | | CIP | | | Total | | | Leased | | | Leased/
Negotiating | |
| Under construction | | | | | | | | | | | | | | | | | | | | | | |
| Greater Boston | | | | | | | | | | | | | | | | | | | | | | |
| The Arsenal on the Charles/Cambridge/Inner Suburbs | | Redev | | | 475,743 | | | | 360,545 | | | | 836,288 | | | | 84 | % | | | 91 | % |
| 201 Brookline Avenue/Fenway | | Dev | | | — | | | | 510,116 | | | | 510,116 | | | | 17 | | | | 80 | |
| 840 Winter Street/Route 128 | | Redev | | | 30,009 | | | | 130,000 | | | | 160,009 | | | | 19 | | | | 19 | |
| San Francisco Bay Area | | | | | | | | | | | | | | | | | | | | | | |
| 201 Haskins Way/South San Francisco | | Dev | | | — | | | | 315,000 | | | | 315,000 | | | | 100 | | | | 100 | |
| Alexandria Center® for Life Science – San Carlos/Greater Stanford | | Dev | | | 196,020 | | | | 330,158 | | | | 526,178 | | | | 100 | | | | 100 | |
| 3160 Porter Drive/Greater Stanford | | Redev | | | — | | | | 92,147 | | | | 92,147 | | | | 20 | | | | 38 | |
| New York City | | | | | | | | | | | | | | | | | | | | | | |
| Alexandria Center® for Life Science – Long Island City/New York City | | Redev | | | 54,377 | | | | 122,382 | | | | 176,759 | | | | 35 | | | | 44 | |
| San Diego | | | | | | | | | | | | | | | | | | | | | | |
| 3115 Merryfield Row/Torrey Pines | | Dev | | | — | | | | 146,456 | | | | 146,456 | | | | 100 | | | | 100 | |
| SD Tech by Alexandria/Sorrento Mesa | | Dev | | | — | | | | 176,428 | | | | 176,428 | | | | 96 | | | | 100 | |
| 5505 Morehouse Drive/Sorrento Mesa | | Redev | | | — | | | | 79,945 | | | | 79,945 | | | | 35 | | | | 100 | |
| Other | | Redev | | | — | | | | 128,745 | | | | 128,745 | | | | 100 | | | | 100 | |
| Seattle | | | | | | | | | | | | | | | | | | | | | | |
| Other | | Redev | | | 246,647 | | | | 213,976 | | | | 460,623 | | | | 51 | | | | 51 | |
| Maryland | | | | | | | | | | | | | | | | | | | | | | |
| 9950 Medical Center Drive/Rockville | | Dev | | | — | | | | 84,264 | | | | 84,264 | | | | 100 | | | | 100 | |
| 700 Quince Orchard Road/Gaithersburg | | Redev | | | — | | | | 169,420 | | | | 169,420 | | | | 100 | | | | 100 | |
| 20400 Century Boulevard/Gaithersburg | | Redev | | | — | | | | 80,550 | | | | 80,550 | | | | 13 | | | | 18 | |
| Research Triangle | | | | | | | | | | | | | | | | | | | | | | |
| Alexandria Center® for Life Science – Durham/Research Triangle | | Redev | | | — | | | | 652,381 | | | | 652,381 | | | | 77 | | | | 77 | |
| Alexandria Center® for AgTech/Research Triangle | | Redev/Dev | | | 180,400 | | | | 160,000 | | | | 340,400 | | | | 55 | | | | 59 | |
| Alexandria Center® for Advanced Technologies/Research Triangle | | Dev | | | — | | | | 250,000 | | | | 250,000 | | | | 61 | | | | 79 | |
| | | | | | 1,183,196 | | | | 4,002,513 | | | | 5,185,709 | | | | 69 | | | | 79 | |
| Pre-leased/negotiating near-term projects and key pending acquisitions | | | | | | | | | | | | | | | | | | | | | | |
| Charles Park/Greater Boston/Cambridge/(1) | | Redev | | | — | | | | 400,000 | | | | 400,000 | | | | — | | | | 100 | |
| Alexandria Point/San Diego/University Town Center | | Dev | | | — | | | | 171,102 | | | | 171,102 | | | | 100 | | | | 100 | |
| Other near-term projects (11 projects) | | Dev | | | — | | | | 2,982,956 | | | | 2,982,956 | | | | — | | | | 90 | |
| | | | | | — | | | | 3,554,058 | | | | 3,554,058 | | | | 5 | | | | 91 | |
| | | | | | 1,183,196 | | | | 7,556,571 | | | | 8,739,767 | | | | 43 | % | | | 84 | % |
| (1) | We expect to complete this acquisition in December 2021. |
| | | | | | | | | | | | | | | | | | | | | | | | Unlevered Yields | |
Market
Property/Submarket | | | Our
Ownership
Interest | | | | In
Service | | | | CIP | | | | Cost to
Complete | | | | Total at
Completion | | | | Initial
Stabilized | | | | Initial
Stabilized
(Cash Basis) | |
| Under construction | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| Greater Boston | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| The Arsenal on the Charles/Cambridge/Inner Suburbs | | | 100 | % | | | 357,448 | | | | 248,243 | | | $ | 166,309 | | | $ | 772,000 | | | | 6.2 | % | | | 5.5 | % |
| 201 Brookline Avenue/Fenway | | | 97.9 | % | | | — | | | | 370,409 | | | | 363,591 | | | | 734,000 | | | | 6.8 | % | | | 6.0 | % |
| 840 Winter Street/Route 128 | | | 100 | % | | | 12,517 | | | | 47,979 | | | | TBD | |
| San Francisco Bay Area | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| 201 Haskins Way/South San Francisco | | | 100 | % | | | — | | | | 291,082 | | | | 78,918 | | | | 370,000 | | | | 6.4 | % | | | 6.2 | % |
| Alexandria Center® for Life Science – San Carlos/Greater Stanford | | | 100 | % | | | 182,558 | | | | 340,378 | | | | 107,064 | | | | 630,000 | | | | 6.4 | % | | | 6.1 | % |
| 3160 Porter Drive/Greater Stanford | | | 100 | % | | | — | | | | 74,864 | | | | TBD | |
| New York City | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| Alexandria Center® for Life Science – Long Island City/New York City | | | 100 | % | | | 36,560 | | | | 127,232 | | | | 20,508 | | | | 184,300 | | | | 5.5 | % | | | 5.6 | % |
| San Diego | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| 3115 Merryfield Row/Torrey Pines | | | 100 | % | | | — | | | | 72,464 | | | | 79,536 | | | | 152,000 | | | | 6.2 | % | | | 6.2 | % |
| SD Tech by Alexandria/Sorrento Mesa | | | 50.0 | % | | | — | | | | 25,117 | | | | 155,883 | | | | 181,000 | | | | 7.2 | % | | | 6.6 | % |
| 5505 Morehouse Drive/Sorrento Mesa | | | 100 | % | | | — | | | | 21,950 | | | | TBD | |
| Other | | | 100 | % | | | — | | | | 27,855 | | | | 19,145 | | | | 47,000 | | | | 8.0 | %(1) | | | 8.0 | %(1) |
| Seattle | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| Other | | | 100 | % | | | 54,152 | | | | 65,329 | | | | TBD | |
| Maryland | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| 9950 Medical Center Drive/Rockville | | | 100 | % | | | — | | | | 41,154 | | | | 18,446 | | | | 59,600 | | | | 8.6 | % | | | 7.7 | % |
| 700 Quince Orchard Road/Gaithersburg | | | 100 | % | | | — | | | | 49,561 | | | | 29,939 | | | | 79,500 | | | | 8.6 | % | | | 7.3 | % |
| 20400 Century Boulevard/Gaithersburg | | | 100 | % | | | — | | | | 8,920 | | | | TBD | |
| Research Triangle | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| Alexandria Center® for Life Science – Durham/Research Triangle | | | 100 | % | | | — | | | | 143,036 | | | | 101,964 | | | | 245,000 | | | | 7.5 | % | | | 6.7 | % |
| Alexandria Center® for AgTech/Research Triangle | | | 100 | % | | | 90,677 | | | | 69,548 | | | | 32,775 | | | | 193,000 | | | | 7.1 | % | | | 7.0 | % |
| Alexandria Center® for Advanced Technologies/Research Triangle | | | 100 | % | | | — | | | | 46,612 | | | | 104,388 | | | | 151,000 | | | | 7.5 | % | | | 7.3 | % |
| | | | | | | | | | | | | | | | | | | | | | | | | | | | | |
| | | | | | | | 733,912 | | | | 2,071,733 | | | $ | 1,520,000 | (2) | | $ | 4,330,000 | (2) | | | | | | | | |
| (1) | We expect to achieve yields greater than 8.0%. |
| (2) | Amounts rounded to the nearest $50 million. |
Fourth consecutive Nareit Gold Investor CARE Award
In June 2021, we were awarded our fourth consecutive, and sixth overall, Nareit Gold Investor CARE (Communications and Reporting Excellence) Award in the Large Cap Equity REIT category as the best-in-class REIT that delivers best-in-class communications and reporting excellence, including transparent, high-quality, and efficient disclosures and reporting to the investment community.
Item 9.01. Financial Statements and Exhibits.
(d) Exhibits
The exhibit referenced herein provides key assumptions included in our guidance for the year ending December 31, 2021. Our expected sources and uses of capital are subject to a number of variables and uncertainties, including those discussed under the “Forward-looking statements” section under Part I and the “Risk Factors” section under Item 1A of our Annual Report on Form 10-K for the year ended December 31, 2020 and in our Quarterly Report on Form 10-Q for the quarter ended March 31, 2021. We expect to update our forecast of key sources and uses of capital on a quarterly basis.
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.
| | ALEXANDRIA REAL ESTATE EQUITIES, INC. |
| | |
| Date: June 14, 2021 | By: | /s/ Dean A. Shigenaga |
| | | Dean A. Shigenaga President and Chief Financial Officer |
