Business Segments | NOTE 11. BUSINESS SEGMENTS Our current business strategy includes two operating segments: Real Estate (Rental Operations and Development) and Strategic Capital. We generate revenues, earnings, net operating income and cash flows through our segments, as follows: • Real Estate Segment. This operating segment represents the ownership and development of operating properties and is the largest component of our revenue and earnings. We collect rent from our customers through operating leases, including reimbursements for the majority of our property operating costs. Each operating property is considered to be an individual operating segment with similar economic characteristics; these properties are combined within the reportable business segment based on geographic location. The Real Estate Segment also includes development activities that lead to rental operations, including land held for development and properties currently under development, and other real estate investments. Within this line of business, we utilize the following: (i) our land bank; (ii) the development and leasing expertise of our local teams; and (iii) our customer relationships. • Strategic Capital Segment. This operating segment represents the management of unconsolidated co-investment ventures. We generate strategic capital revenues primarily from our unconsolidated co-investment ventures through asset management and property management services and we earn additional revenues by providing leasing, acquisition, construction, development, financing and disposition services. Depending on the structure of the venture and the returns provided to our partners, we also earn revenues through promotes periodically during the life of a venture or upon liquidation. Each unconsolidated co-investment venture we manage is considered to be an individual operating segment with similar economic characteristics; these ventures are combined within the reportable business segment based on geographic location. Below we present: (i) each reportable business segment’s revenues from external customers to Total Revenues ; (ii) each reportable business segment’s net operating income from external customers to Operating Income and Earnings Before Income Taxes ; and (iii) each reportable business segment’s assets to Total Assets . Our chief operating decision makers rely principally on net operating income and similar measures to make decisions about allocating resources and assessing segment performance. The applicable components of Total Revenues , Operating Income , Earnings Before Income Taxes and Total Assets in the Consolidated Financial Statements are allocated to each reportable business segment’s revenues, net operating income and assets. Items that are not directly assignable to a segment, such as certain corporate income and expenses, are not allocated but reflected as non-segment items. The following reportable business segment revenues, net operating income and assets are presented in thousands: Three Months Ended Nine Months Ended 2023 2022 2023 2022 Revenues: Real estate segment: U.S. $ 1,705,656 $ 1,102,418 $ 4,866,508 $ 3,187,756 Other Americas 29,442 23,774 81,576 69,136 Europe 29,101 13,437 69,368 37,145 Asia 13,617 16,511 46,186 43,147 Total real estate segment 1,777,816 1,156,140 5,063,638 3,337,184 Strategic capital segment: U.S. 53,077 53,973 786,222 155,474 Other Americas 14,054 13,344 74,139 57,809 Europe 45,457 503,764 135,267 599,076 Asia 24,260 23,671 74,956 72,557 Total strategic capital segment 136,848 594,752 1,070,584 884,916 Total revenues 1,914,664 1,750,892 6,134,222 4,222,100 Segment net operating income: (1) Real estate segment: U.S. (2) 1,295,042 828,144 3,671,766 2,384,060 Other Americas 23,184 17,068 62,429 50,010 Europe 22,235 7,758 51,493 13,592 Asia 8,937 11,459 29,696 30,462 Total real estate segment 1,349,398 864,429 3,815,384 2,478,124 Strategic capital segment: U.S. (2) 6,302 ( 16,055 ) 622,802 33,930 Other Americas 7,147 7,410 53,962 43,657 Europe 27,187 461,701 53,288 528,323 Asia 12,143 11,141 33,848 39,588 Total strategic capital segment 52,779 464,197 763,900 645,498 Non-segment items: General and administrative expenses ( 96,673 ) ( 87,903 ) ( 292,097 ) ( 245,663 ) Depreciation and amortization expenses ( 642,010 ) ( 401,450 ) ( 1,846,545 ) ( 1,200,410 ) Gains on dispositions of development properties and land, net 89,030 74,678 273,907 390,686 Gains on other dispositions of investments in real estate, net 129,584 1,019 158,392 585,854 Operating income 882,108 914,970 2,872,941 2,654,089 Earnings from unconsolidated entities, net 71,365 84,925 217,786 241,481 Interest expense ( 181,053 ) ( 63,884 ) ( 466,882 ) ( 188,241 ) Foreign currency and derivative gains and other income, net 67,964 171,832 102,682 364,623 Gains (losses) on early extinguishment of debt, net - - 3,275 ( 18,895 ) Earnings before income taxes $ 840,384 $ 1,107,843 $ 2,729,802 $ 3,053,057 September 30, December 31, Segment assets: Real estate segment: U.S. $ 75,749,288 $ 71,858,560 Other Americas 1,873,732 1,831,956 Europe 2,280,004 1,952,160 Asia 697,222 1,031,135 Total real estate segment 80,600,246 76,673,811 Strategic capital segment: (3) U.S. 10,499 10,817 Europe 25,280 25,280 Asia 192 231 Total strategic capital segment 35,971 36,328 Total segment assets 80,636,217 76,710,139 Non-segment items: Investments in and advances to unconsolidated entities 9,091,824 9,698,898 Assets held for sale or contribution 797,758 531,257 Cash and cash equivalents 740,841 278,483 Other assets 682,769 678,671 Total non-segment items 11,313,192 11,187,309 Total assets $ 91,949,409 $ 87,897,448 (1) Net Operating Income ("NOI") from the Real Estate Segment is calculated directly from the Consolidated Financial Statements as Rental Revenues and Development Management and Other Revenues less Rental Expenses and Other Expenses. NOI from the Strategic Capital Segment is calculated directly from the Consolidated Financial Statements as Strategic Capital Revenues less Strategic Capital Expenses. (2) This includes compensation and personnel costs for employees who were located in the U.S. but also support other geographies. (3) Represents management contracts and goodwill recorded in connection with business combinations associated with the Strategic Capital Segment. Goodwill was $ 25.3 million at September 30, 2023 and December 31, 2022 . |