July 20, 2022 - EX-99.2 - 8-K: Current report filing | Rexford Industrial Realty, Inc. (REXR)

Exhibit 99.2


Table of Contents.


Section			Page

Corporate Data:
Investor Company Summary			3
Company Overview			4
Highlights - Consolidated Financial Results			5
Financial and Portfolio Highlights and Capitalization Data			6
Guidance			7
Consolidated Financial Results:
Consolidated Balance Sheets			9
Consolidated Statements of Operations			10
Non-GAAP FFO, Core FFO and AFFO Reconciliations			12
Statement of Operations Reconciliations			15
Same Property Portfolio Performance			16
Capitalization Summary			17
Debt Summary			18
Portfolio Data:
Operations			20
Portfolio Overview			21
Occupancy and Leasing Trends			22
Leasing Statistics			23
Top Tenants and Lease Segmentation			25
Capital Expenditure Summary			26
Properties and Space Under Repositioning/Redevelopment			27
Acquisitions and Dispositions Summary			30
Net Asset Value Components			32
Notes and Definitions			33

Disclosures:

Forward-Looking Statements: This supplemental package contains “forward-looking statements” within the meaning of the Private Securities Litigation Reform Act of 1995. We caution investors that any forward-looking statements presented herein are based on management’s beliefs and assumptions and information currently available to management. Such statements are subject to risks, uncertainties and assumptions and may be affected by known and unknown risks, trends, uncertainties and factors that are beyond our control. Should one or more of these risks or uncertainties materialize, or should underlying assumptions prove incorrect, actual results may vary materially from those anticipated, estimated or projected. These risks and uncertainties include, without limitation: general risks affecting the real estate industry (including, without limitation, the market value of our properties, the inability to enter into or renew leases at favorable rates, dependence on tenants’ financial condition, and competition from other developers, owners and operators of real estate); risks associated with the disruption of credit markets or a global economic slowdown; risks associated with the potential loss of key personnel (most importantly, members of senior management); risks associated with our failure to maintain our status as a Real Estate Investment Trust under the Internal Revenue Code of 1986, as amended; possible adverse changes in tax and environmental laws; an epidemic or pandemic (such as the outbreak and worldwide spread of novel coronavirus (COVID-19), and the measures that international, federal, state and local governments, agencies, law enforcement and/or health authorities may implement to address it, which may (as with COVID-19) precipitate or exacerbate one or more of the above-mentioned factors and/or other risks, and significantly disrupt or prevent us from operating our business in the ordinary course for an extended period; litigation, including costs associated with prosecuting or defending pending or threatened claims and any adverse outcomes, and potential liability for uninsured losses and environmental contamination.

For a further discussion of these and other factors that could cause our future results to differ materially from any forward-looking statements, see Item 1A. Risk Factors in our 2021 Annual Report on Form 10-K, which was filed with the Securities and Exchange Commission (“SEC”) on February 17, 2022. We disclaim 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.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 2


Investor Company Summary.


Executive Management Team
Howard Schwimmer						Co-Chief Executive Officer, Director
Michael S. Frankel						Co-Chief Executive Officer, Director
Laura Clark						Chief Financial Officer
David Lanzer						General Counsel and Corporate Secretary


Board of Directors
Richard Ziman						Chairman
Howard Schwimmer						Co-Chief Executive Officer, Director
Michael S. Frankel						Co-Chief Executive Officer, Director
Robert L. Antin						Director
Diana J. Ingram						Director
Angela L. Kleiman						Director
Debra L. Morris						Director
Tyler H. Rose						Lead Independent Director


Investor Relations Information
ICR
			Stephen Swett
www.icrinc.com
(212) 849-3882

Equity Research Coverage

Bank of America Merrill Lynch

James Feldman

(646) 855-5808

Baird

David Rodgers

(216) 737-7341

Berenberg Capital Markets

Connor Siversky

(646) 949-9037

Capital One

Chris Lucas

(571) 633-8151

Citigroup Investment Research

Craig Mailman

(212) 816-4471

Green Street

Vince Tibone

(949) 640-8780

J.P. Morgan

Michael W. Mueller, CFA

(212) 622-6689

Jefferies LLC

Jonathan Petersen

(212) 284-1705

Wells Fargo Securities

Blaine Heck

(443) 263-6529

Wolfe Research

Andrew Rosivach

(646) 582-9250

Disclaimer: This list may not be complete and is subject to change as firms add or delete coverage of our company. Please note that any opinions, estimates, forecasts or predictions regarding our historical or predicted performance made by these analysts are theirs alone and do not represent opinions, estimates, forecasts or predictions of Rexford Industrial Realty, Inc. or its management. We are providing this listing as a service to our stockholders and do not by listing these firms imply our endorsement of, or concurrence with, such information, conclusions or recommendations. Interested persons may obtain copies of analysts’ reports on their own; we do not distribute these reports.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 3


Company Overview.
For the Quarter Ended June 30, 2022

Second Quarter 2022

Supplemental Financial Reporting Package

Page 4


Highlights - Consolidated Financial Results.
Quarterly Results			(in millions)

Second Quarter 2022

Supplemental Financial Reporting Package

Page 5


Financial and Portfolio Highlights and Capitalization Data. (1)
			(in thousands except share and per share data and portfolio statistics)


	Three Months Ended
	June 30, 2022			March 31, 2022			December 31, 2021			September 30, 2021			June 30, 2021
Financial Results:
Total rental income	$	148,987		$	140,588		$	132,593		$	115,260		$	104,236
Net income	$	40,901		$	48,900		$	39,380		$	40,186		$	26,037

Net Operating Income (NOI)	$	113,582		$	107,159		$	100,503		$	87,759		$	79,681
Company share of Core FFO	$	81,671		$	76,630		$	69,591		$	59,592		$	52,789
Company share of Core FFO per common share - diluted	$	0.49		$	0.48		$	0.45		$	0.43		$	0.39



Adjusted EBITDA	$	108,309		$	101,546		$	95,804		$	88,988		$	75,675
Dividend declared per common share	$	0.315		$	0.315		$	0.240		$	0.240		$	0.240


Portfolio Statistics:
Portfolio rentable square feet (“RSF”)	39,441,055			38,133,166			36,922,021			34,932,613			32,955,385
Ending occupancy	95.2		%	96.3		%	96.3		%	96.1		%	95.4		%

Ending occupancy excluding repositioning/redevelopment	98.2		%	98.7		%	98.9		%	98.4		%	98.2		%
Rent Change - GAAP	83.0		%	71.1		%	34.2		%	54.3		%	33.9		%
Rent Change - Cash	61.5		%	56.9		%	21.5		%	38.5		%	21.3		%
Same Property Portfolio Performance:
Same Property Portfolio ending occupancy(2)	98.9		%	99.3		%	99.1		%	98.8		%	98.4		%
Same Property Portfolio NOI growth(3)	7.0		%	8.0		%
Same Property Portfolio Cash NOI growth(3)	10.1		%	11.7		%
Capitalization:
Total shares and units issued and outstanding at period end(4)	178,087,557			171,153,722			166,663,680			157,609,745			143,920,170

Series A, B and C Preferred Stock and Series 1, 2 and 3 CPOP Units(5)	$	241,068		$	241,068		$	229,068		$	229,068		$	319,068
Total equity market capitalization	$	10,497,130		$	13,007,424		$	13,747,159		$	9,173,421		$	8,515,322
Total consolidated debt	$	1,673,936		$	1,537,486		$	1,413,121		$	1,400,552		$	1,226,083
Total combined market capitalization (net debt plus equity)	$	12,136,749		$	14,496,066		$	15,116,293		$	10,513,819		$	9,677,186

Ratios:
Net debt to total combined market capitalization	13.5		%	10.3%			9.1%			12.7%			12.0%
Net debt to Adjusted EBITDA (quarterly results annualized)	3.8x			3.7x			3.6x			3.8x			3.8x

(1)For definition/discussion of non-GAAP financial measures and reconciliations to their nearest GAAP equivalents, see the definitions section & reconciliation section beginning on page 33 and page 12 of this report, respectively.

(2)Reflects the ending occupancy for the current 2022 Same Property Portfolio for each period presented. For historical ending occupancy as reported in prior Supplemental packages, see “SPP Historical Information” on page 36.

(3)Represents the year over year percentage change in NOI and Cash NOI for the Same Property Portfolio.

(4)Includes the following # of OP Units/vested LTIP units held by noncontrolling interests: 7,305,749 (Jun 30, 2022), 6,417,107 (Mar 31, 2022), 6,401,377 (Dec 31, 2021), 6,415,276 (Sep 30, 2021) and 6,428,125 (Jun 30, 2021). Excludes the following # of shares of unvested restricted stock: 282,611 (Jun 30, 2022), 280,972 (Mar 31, 2022), 249,179 (Dec 31, 2021), 250,439 (Sep 30, 2021) and 235,953 (Jun 30, 2021). Excludes unvested LTIP units and unvested performance units.

(5)On August 16, 2021, we redeemed all 3,600,000 shares of our 5.875% Series A Cumulative Redeemable Preferred Stock (the “Series A Preferred Stock”) at a redemption price equal to the stated liquidation preference of $25.00 per share, representing $90,000 in aggregate, plus all accrued and unpaid dividends.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 6


Guidance.
As of June 30, 2022

2022 OUTLOOK*



METRIC	RESULTS AS OF JUNE 30, 2022	Q2-2022 UPDATED GUIDANCE	Q1-2022 GUIDANCE
Net Income Attributable to Common Stockholders per diluted share (1)(2)	$0.49	$0.84 - $0.87	$0.79 - $0.83
Company share of Core FFO per diluted share (1)(2)	$0.97	$1.87 - $1.90	$1.84 - $1.88
Same Property Portfolio NOI Growth - GAAP (3)	7.5%	5.75% - 6.25%	4.0% - 5.0%
Same Property Portfolio NOI Growth - Cash (3)	10.9%	8.50% - 9.00%	6.75% - 7.75%
Average Same Property Portfolio Occupancy (3)	99.1%	98.50% - 98.75%	98.25% - 98.75%
General and Administrative Expenses (4)	$29.6M	$60.5M - $61.5M	$59.0M - $60.0M
Net Interest Expense	$19.9M	$51.0M - $52.0M	$39.0M - $40.0M

(1)Our 2022 Net Income and Core FFO guidance refers to the Company's in-place portfolio as of July 20, 2022, and does not include any assumptions for prospective acquisitions, dispositions or related balance sheet activities that have not closed.

(2)See page 37 for a reconciliation of the Company’s 2022 guidance range of net income attributable to common stockholders per diluted share, the most directly comparable forward-looking GAAP financial measure, to Company share of Core FFO per diluted share.

(3)Our 2022 Same Property Portfolio is a subset of our consolidated portfolio and includes properties that were wholly owned by us for the period from January 1, 2021 through July 20, 2022 and excludes properties that were or will be classified as repositioning/redevelopment (current and future) or lease-up during 2021 and 2022 (unless otherwise noted). As of June 30, 2022, our 2022 Same Property Portfolio consists of 224 properties aggregating 28.6 million rentable square feet.

(4)Our 2022 General and Administrative expense guidance includes estimated non-cash equity compensation expense of $23.9 million.

* A number of factors could impact the Company’s ability to deliver results in line with its guidance, including, but not limited to, interest rates, the economy, the supply and demand of industrial real estate, the availability and terms of financing to potential acquirers of real estate, the impact of COVID-19 and actions taken to contain its spread on the Company, the Company’s tenants and the economy, and the timing and yields for divestment and investment. There can be no assurance that the Company can achieve such results.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 7


Guidance (Continued).
As of June 30, 2022

2022 Guidance Rollforward (1)


Earnings Components	Range ($ per share)		Notes
2022 Core FFO Per Diluted Share Guidance (Previous)	$1.84	$1.88	Q1 2022 Guidance
Same Property Portfolio NOI Growth	0.03	0.02	SP NOI Guidance range of 5.75% - 6.25%
Repositioning/Redevelopment NOI	(0.01)	(0.01)	Reduction in redevelopment/repositioning incremental NOI related to project construction delays
2Q-3Q 2022 Acquisitions NOI	0.12	0.12	$599M 2Q Acquisitions - Guidance rollforward also reflects incremental NOI related to $587M acquired subsequent to quarter-end
Net G&A Expense	(0.01)	(0.01)	Guidance range of $60.5M - $61.5M
Net Interest Expense	(0.07)	(0.07)	Guidance range of $51.0M - $52.0M; Increase driven by incremental debt related to acquisition funding
Other	(0.03)	(0.03)	Includes investment related equity funding activity
2022 Core FFO Per Diluted Share Guidance (Current)	$1.87	$1.90
Core FFO Annual Growth Per Diluted Share	14%	16%

(1)2022 Guidance and Guidance Rollforward represent the in-place portfolio as of July 20, 2022, and does not include any assumptions for prospective acquisitions, dispositions or related balance sheet activities that have not closed unless otherwise noted.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 8


Consolidated Balance Sheets.
						(unaudited and in thousands)


	June 30, 2022		March 31, 2022		December 31, 2021		September 30, 2021		June 30, 2021
ASSETS
Land	$	4,896,343	$	4,466,240	$	4,143,021	$	3,714,038	$	2,942,639
Buildings and improvements	2,923,571		2,737,575		2,588,836		2,466,435		2,339,640
Tenant improvements	136,905		131,169		127,708		124,156		93,221
Furniture, fixtures, and equipment	132		132		132		132		132
Construction in progress	90,192		71,147		71,375		50,823		33,250
Total real estate held for investment	8,047,143		7,406,263		6,931,072		6,355,584		5,408,882
Accumulated depreciation	(538,711)		(505,196)		(473,382)		(452,019)		(427,387)
Investments in real estate, net	7,508,432		6,901,067		6,457,690		5,903,565		4,981,495
Cash and cash equivalents	34,317		48,844		43,987		60,154		64,219
Restricted cash	—		—		11		50		26

Rents and other receivables, net	10,382		11,130		11,027		9,863		8,228
Deferred rent receivable, net	75,024		67,832		61,511		55,726		49,933
Deferred leasing costs, net	37,343		33,703		32,940		33,531		31,183
Deferred loan costs, net	5,532		1,729		1,961		2,192		2,545
Acquired lease intangible assets, net(1)	164,764		153,665		132,158		125,697		89,560
Acquired indefinite-lived intangible	5,156		5,156		5,156		5,156		5,156

Other assets	19,513		22,671		19,066		18,213		18,841
Acquisition related deposits	18,475		18,275		8,445		9,610		14,540

Assets associated with real estate held for sale, net(2)	—		—		7,213		—		—
Total Assets	$	7,878,938	$	7,264,072	$	6,781,165	$	6,223,757	$	5,265,726
LIABILITIES & EQUITY
Liabilities
Notes payable	$	1,660,521	$	1,524,279	$	1,399,565	$	1,386,649	$	1,219,021
Interest rate swap liability	—		1,212		7,482		10,205		12,694
Accounts payable, accrued expenses and other liabilities	81,742		85,465		65,833		77,968		49,699
Dividends and distributions payable	56,300		54,115		40,143		37,970		34,681
Acquired lease intangible liabilities, net(3)	149,580		135,275		127,017		111,444		65,646
Tenant security deposits	64,436		61,701		57,370		55,487		38,489
Prepaid rents	14,661		14,265		15,829		16,358		12,724
Liabilities associated with real estate held for sale(2)	—		—		231		—		—
Total Liabilities	2,027,240		1,876,312		1,713,470		1,696,081		1,432,954
Equity



Preferred stock	155,676		155,676		155,676		155,676		242,327
Common stock	1,711		1,650		1,605		1,514		1,377
Additional paid in capital	5,556,819		5,133,875		4,828,292		4,283,600		3,499,623
Cumulative distributions in excess of earnings	(216,588)		(198,999)		(191,120)		(187,510)		(182,851)
Accumulated other comprehensive loss	(2,974)		(3,674)		(9,874)		(13,234)		(12,319)
Total stockholders’ equity	5,494,644		5,088,528		4,784,579		4,240,046		3,548,157
Noncontrolling interests	357,054		299,232		283,116		287,630		284,615
Total Equity	5,851,698		5,387,760		5,067,695		4,527,676		3,832,772
Total Liabilities and Equity	$	7,878,938	$	7,264,072	$	6,781,165	$	6,223,757	$	5,265,726

(1)Includes net above-market tenant lease intangibles of $13,810 (June 30, 2022), $10,312 (March 31, 2022), $10,671 (December 31, 2021), $11,086 (September 30, 2021) and $8,723 (June 30, 2021). Balance also includes net below-market ground lease intangible of $12,929 (June 30, 2022) and $12,970 (March 31, 2022) related to a ground lease that was assumed by Company, for which the Company is the lessee, in connection with its acquisition of 2970 East 50th Street.

(2)At December 31, 2021, our property located at 28159 Avenue Stanford was classified as held for sale.

(3)Represents net below-market tenant lease intangibles as of the balance sheet date.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 9


Consolidated Statements of Operations.
Quarterly Results						(unaudited and in thousands, except share and per share data)


	Three Months Ended
	Jun 30, 2022		Mar 31, 2022		Dec 31, 2021		Sep 30, 2021		Jun 30, 2021
Revenues



Rental income(1)	$	148,987	$	140,588	$	132,593	$	115,260	$	104,236
Management and leasing services	130		163		118		136		109
Interest income	1		1		1		7		15
Total Revenues	149,118		140,752		132,712		115,403		104,360
Operating Expenses
Property expenses	35,405		33,429		32,090		27,501		24,555
General and administrative	14,863		14,717		15,009		11,806		10,695
Depreciation and amortization	46,609		42,471		41,221		38,676		36,228
Total Operating Expenses	96,877		90,617		88,320		77,983		71,478
Other Expenses
Other expenses(2)	295		38		1,262		4		2
Interest expense	10,168		9,683		10,367		10,427		9,593

Total Expenses	107,340		100,338		99,949		88,414		81,073


Loss on extinguishment of debt(4)	(877)		—		—		(505)		—
Gain on sale of real estate	—		8,486		6,617		13,702		2,750
Net Income	40,901		48,900		39,380		40,186		26,037
Less: net income attributable to noncontrolling interests	(2,290)		(2,484)		(2,153)		(2,173)		(1,710)
Net income attributable to Rexford Industrial Realty, Inc.	38,611		46,416		37,227		38,013		24,327
Less: preferred stock dividends	(2,315)		(2,314)		(2,314)		(2,976)		(3,637)
Less: original issuance costs of redeemed preferred stock(3)	—		—		—		(3,349)		—
Less: earnings allocated to participating securities	(203)		(201)		(145)		(143)		(139)
Net income attributable to common stockholders	$	36,093	$	43,901	$	34,768	$	31,545	$	20,551

Earnings per Common Share
Net income attributable to common stockholders per share - basic	$	0.22	$	0.27	$	0.23	$	0.23	$	0.15
Net income attributable to common stockholders per share - diluted	$	0.22	$	0.27	$	0.23	$	0.23	$	0.15

Weighted average shares outstanding - basic	164,895,701		160,628,843		152,270,435		138,762,384		134,312,672
Weighted average shares outstanding - diluted	165,200,577		161,048,592		153,872,639		139,630,475		134,819,742

(1)We elected the “non-separation practical expedient” in ASC 842, which allows us to avoid separating lease and non-lease rental income. As a result of this election, all rental income earned pursuant to tenant leases, including tenant reimbursements, is reflected as one line, “Rental income,” in the consolidated statements of operations. Under the section “Rental Income” on page 36 in the definitions section of this report, we include a presentation of rental revenues, tenant reimbursements and other income for all periods because we believe this information is frequently used by management, investors, securities analysts and other interested parties to evaluate our performance.

(2)Acquisition expenses for all periods presented prior to December 31, 2021 have been reclassified to “Other expenses.” Other expenses for the three months ended December 31, 2021 include (i) a $992 impairment charge related to the right-of-use asset for one of our leased office spaces that we subleased, (ii) $211 of construction costs related to cancelled projects and (iii) $59 of acquisition expenses.

(3)In connection with the redemption of our Series A Preferred Stock on August 16, 2021, we recognized a non-cash charge of $3,349, as a reduction to net income attributable to common stockholders for the original issuance costs related to the Series A Preferred Stock.

(4)Represents the $718 write-off of unamortized debt issuance costs related to the $150.0 million unsecured term loan facility that we repaid in May 2022 in advance of its maturity, and the $159 write-off of a portion of the unamortized debt issuance costs related to our credit agreement that we amended in May 2022, in which one of the creditors under the old agreement did not participate as a lender in the amended credit agreement.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 10


Consolidated Statements of Operations.
Quarterly Results (continued)						(unaudited and in thousands, except share and per share data)


	Three Months Ended June 30,				Six Months Ended June 30,
	2022		2021		2022		2021
Revenues



Rental income	$	148,987	$	104,236	$	289,575	$	203,880
Management and leasing services	130		109		293		214
Interest income	1		15		2		29
Total Revenues	149,118		104,360		289,870		204,123
Operating Expenses
Property expenses	35,405		24,555		68,834		48,130
General and administrative	14,863		10,695		29,580		22,175
Depreciation and amortization	46,609		36,228		89,080		71,372
Total Operating Expenses	96,877		71,478		187,494		141,677
Other Expenses
Other expenses(1)	295		2		333		31
Interest expense	10,168		9,593		19,851		19,345

Total Expenses	107,340		81,073		207,678		161,053


Loss on extinguishment of debt	(877)		—		(877)		—
Gain on sale of real estate	—		2,750		8,486		13,610
Net Income	40,901		26,037		89,801		56,680
Less: net income attributable to noncontrolling interests	(2,290)		(1,710)		(4,774)		(3,679)
Net income attributable to Rexford Industrial Realty, Inc.	38,611		24,327		85,027		53,001
Less: preferred stock dividends	(2,315)		(3,637)		(4,629)		(7,273)

Less: earnings allocated to participating securities	(203)		(139)		(404)		(280)
Net income attributable to common stockholders	$	36,093	$	20,551	$	79,994	$	45,448

Net income attributable to common stockholders per share – basic	$	0.22	$	0.15	$	0.49	$	0.34
Net income attributable to common stockholders per share – diluted	$	0.22	$	0.15	$	0.49	$	0.34

Weighted-average shares of common stock outstanding – basic	164,895,701		134,312,672		162,774,059		132,970,234
Weighted-average shares of common stock outstanding – diluted	165,200,577		134,819,742		163,136,372		133,296,701

Second Quarter 2022

Supplemental Financial Reporting Package

Page 11


Non-GAAP FFO and Core FFO Reconciliations. (1)
						(unaudited and in thousands, except share and per share data)


	Three Months Ended
	June 30, 2022		March 31, 2022		December 31, 2021		September 30, 2021		June 30, 2021
Net Income	$	40,901	$	48,900	$	39,380	$	40,186	$	26,037
Add:
Depreciation and amortization	46,609		42,471		41,221		38,676		36,228
Deduct:
Gain on sale of real estate	—		8,486		6,617		13,702		2,750
NAREIT Defined Funds From Operations (FFO)	87,510		82,885		73,984		65,160		59,515
Less: preferred stock dividends	(2,315)		(2,314)		(2,314)		(2,976)		(3,637)
Less: original issuance costs of redeemed preferred stock(2)	—		—		—		(3,349)		—
Less: FFO attributable to noncontrolling interests(3)	(4,131)		(3,787)		(3,528)		(3,277)		(3,256)
Less: FFO attributable to participating securities(4)	(307)		(296)		(258)		(223)		(224)
Company share of FFO	$	80,757	$	76,488	$	67,884	$	55,335	$	52,398

Company share of FFO per common share‐basic	$	0.49	$	0.48	$	0.45	$	0.40	$	0.39
Company share of FFO per common share‐diluted	$	0.49	$	0.47	$	0.44	$	0.40	$	0.39

FFO	$	87,510	$	82,885	$	73,984	$	65,160	$	59,515
Add:
Acquisition expenses	56		36		59		4		2
Impairment of right-of-use asset(5)	—		—		992		—		—
Loss on extinguishment of debt	877		—		—		505		—
Amortization of loss on termination of interest rate swaps	23		112		734		615		410
Core FFO	88,466		83,033		75,769		66,284		59,927
Less: preferred stock dividends	(2,315)		(2,314)		(2,314)		(2,976)		(3,637)
Less: Core FFO attributable to noncontrolling interests(3)	(4,169)		(3,793)		(3,599)		(3,475)		(3,275)
Less: Core FFO attributable to participating securities(4)	(311)		(296)		(265)		(241)		(226)
Company share of Core FFO	$	81,671	$	76,630	$	69,591	$	59,592	$	52,789

Company share of Core FFO per common share‐basic	$	0.50	$	0.48	$	0.46	$	0.43	$	0.39
Company share of Core FFO per common share‐diluted	$	0.49	$	0.48	$	0.45	$	0.43	$	0.39

Weighted-average shares outstanding-basic	164,895,701		160,628,843		152,270,435		138,762,384		134,312,672
Weighted-average shares outstanding-diluted(6)	165,200,577		161,048,592		153,872,639		139,630,475		134,819,742

(1)For a definition and discussion of non-GAAP financial measures, see the definitions section beginning on page 33 of this report.

(2)In connection with the redemption of our Series A Preferred Stock on August 16, 2021, we recognized a non-cash charge of $3,349, as a reduction to net income attributable to common stockholders for the original issuance costs related to the Series A Preferred Stock.

(3)Noncontrolling interests relate to interests in the Company’s operating partnership, represented by common units and preferred units (Series 1, Series 2 and Series 3 CPOP units) of partnership interests in the operating partnership that are owned by unit holders other than the Company.

(4)Participating securities include unvested shares of restricted stock, unvested LTIP units and unvested performance units.

(5)Represents an impairment charge related to the right-of-use asset for one of our leased office spaces that we decided to sublease.

(6)Weighted-average shares outstanding-diluted includes adjustments for unvested performance units and shares issuable under forward equity sales agreements if the effect is dilutive for the reported period.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 12


Non-GAAP FFO and Core FFO Reconciliations. (1)
						(unaudited and in thousands, except share and per share data)


	Three Months Ended June 30,				Six Months Ended June 30,
	2022		2021		2022		2021
Net Income	$	40,901	$	26,037	$	89,801	$	56,680
Add:
Depreciation and amortization	46,609		36,228		89,080		71,372
Deduct:
Gain on sale of real estate	—		2,750		8,486		13,610
Funds From Operations (FFO)	87,510		59,515		170,395		114,442
Less: preferred stock dividends	(2,315)		(3,637)		(4,629)		(7,273)

Less: FFO attributable to noncontrolling interests	(4,131)		(3,256)		(7,918)		(6,390)
Less: FFO attributable to participating securities	(307)		(224)		(603)		(433)
Company share of FFO	$	80,757	$	52,398	$	157,245	$	100,346

Company share of FFO per common share‐basic	$	0.49	$	0.39	$	0.97	$	0.75
Company share of FFO per common share‐diluted	$	0.49	$	0.39	$	0.96	$	0.75

FFO	$	87,510	$	59,515	$	170,395	$	114,442
Add:
Acquisition expenses	56		2		92		31

Loss on extinguishment of debt	877		—		877		—
Amortization of loss on termination of interest rate swaps	23		410		135		820
Core FFO	88,466		59,927		171,499		115,293
Less: preferred stock dividends	(2,315)		(3,637)		(4,629)		(7,273)
Less: Core FFO attributable to noncontrolling interests	(4,169)		(3,275)		(7,962)		(6,430)
Less: Core FFO attributable to participating securities	(311)		(226)		(607)		(437)
Company share of Core FFO	$	81,671	$	52,789	$	158,301	$	101,153

Company share of Core FFO per common share‐basic	$	0.50	$	0.39	$	0.97	$	0.76
Company share of Core FFO per common share‐diluted	$	0.49	$	0.39	$	0.97	$	0.76

Weighted-average shares outstanding-basic	164,895,701		134,312,672		162,774,059		132,970,234
Weighted-average shares outstanding-diluted	165,200,577		134,819,742		163,136,372		133,296,701

(1)For a definition and discussion of non-GAAP financial measures, see the definitions section beginning on page 33 of this report.

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Non-GAAP AFFO Reconciliation. (1)
						(unaudited and in thousands, except share and per share data)


	Three Months Ended
	June 30, 2022		March 31, 2022		December 31, 2021		September 30, 2021		June 30, 2021
Funds From Operations(2)	$	87,510	$	82,885	$	73,984	$	65,160	$	59,515
Add:
Amortization of deferred financing costs	563		520		517		508		447
Non-cash stock compensation	6,342		6,052		6,277		4,506		4,463
Loss on extinguishment of debt	877		—		—		505		—
Impairment of right-of-use asset	—		—		992		—		—
Amortization related to termination/settlement of interest rate derivatives	93		181		804		655		410
Deduct:
Preferred stock dividends	2,315		2,314		2,314		2,976		3,637
Straight line rental revenue adjustment(3)	8,441		6,901		5,999		5,865		4,840
Amortization of net below-market lease intangibles	6,126		5,091		6,154		3,191		3,386
Capitalized payments(4)	5,715		4,878		4,150		3,339		2,593

Note payable (discount) premium amortization, net	(62)		(61)		(60)		(23)		28

Recurring capital expenditures(5)	2,063		1,251		3,363		2,509		2,053
2nd generation tenant improvements and leasing commissions(6)	4,031		2,147		1,510		2,523		4,885

Adjusted Funds From Operations (AFFO)	$	66,756	$	67,117	$	59,144	$	50,954	$	43,413

(1)For a definition and discussion of non-GAAP financial measures, see the definitions section beginning on page 33 of this report.

(2)A quarterly reconciliation of net income to Funds From Operations is set forth on page 12 of this report.

(3)The straight line rental revenue adjustment includes concessions of $3,785, $3,582, $3,273, $3,239 and $3,127 for the three months ended June 30, 2022, March 31, 2022, December 31, 2021, September 30, 2021 and June 30, 2021, respectively.

(4)Includes capitalized interest, taxes, insurance and construction related compensation costs.

(5)Excludes nonrecurring capital expenditures of $22,644, $18,815, $21,722, $20,271 and $21,968 for the three months ended June 30, 2022, March 31, 2022, December 31, 2021, September 30, 2021 and June 30, 2021, respectively.

(6)Excludes 1st generation tenant improvements and leasing commissions of $2,146, $997, $433, $2,531 and $3,272 for the three months ended June 30, 2022, March 31, 2022, December 31, 2021, September 30, 2021 and June 30, 2021, respectively.

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Statement of Operations Reconciliations - NOI, Cash NOI, EBITDAre and Adjusted EBITDA. (1)
						(unaudited and in thousands)


NOI and Cash NOI

	Three Months Ended
	Jun 30, 2022		Mar 31, 2022		Dec 31, 2021		Sep 30, 2021		Jun 30, 2021



Rental income(2)(3)	$	148,987	$	140,588	$	132,593	$	115,260	$	104,236
Less: Property expenses	35,405		33,429		32,090		27,501		24,555
Net Operating Income (NOI)	$	113,582	$	107,159	$	100,503	$	87,759	$	79,681
Amortization of above/below market lease intangibles	(6,126)		(5,091)		(6,154)		(3,191)		(3,386)
Straight line rental revenue adjustment	(8,441)		(6,901)		(5,999)		(5,865)		(4,840)
Cash NOI	$	99,015	$	95,167	$	88,350	$	78,703	$	71,455


EBITDAre and Adjusted EBITDA

	Three Months Ended
	Jun 30, 2022		Mar 31, 2022		Dec 31, 2021		Sep 30, 2021		Jun 30, 2021
Net income	$	40,901	$	48,900	$	39,380	$	40,186	$	26,037
Interest expense	10,168		9,683		10,367		10,427		9,593
Depreciation and amortization	46,609		42,471		41,221		38,676		36,228
Gain on sale of real estate	—		(8,486)		(6,617)		(13,702)		(2,750)
EBITDAre	$	97,678	$	92,568	$	84,351	$	75,587	$	69,108
Stock-based compensation amortization	6,342		6,052		6,277		4,506		4,463
Loss on extinguishment of debt	877		—		—		505		—

Acquisition expenses	56		36		59		4		2
Impairment of right-of-use asset	—		—		992		—		—
Pro forma effect of acquisitions(4)	3,376		2,938		4,175		8,572		2,086
Pro forma effect of dispositions(5)	—		(48)		(50)		(186)		16
Adjusted EBITDA	$	108,329	$	101,546	$	95,804	$	88,988	$	75,675

(1)For a definition and discussion of non-GAAP financial measures, see the definitions section beginning on page 33 of this report.

(2)See footnote (1) on page 10 for details related to our presentation of “Rental income” in the consolidated statements of operations for all periods presented.

(3)Reflects increase (reduction) to rental income due to changes in the Company’s assessment of lease payment collectability as follows (in thousands): $158, $40, $4, $142 and $(121) for the three months ended June 30, 2022, March 31, 2022, December 31, 2021, September 30, 2021 and June 30, 2021, respectively.

(4)Represents the estimated impact on Q2'22 EBITDAre of Q2'22 acquisitions as if they had been acquired on April 1, 2022, the impact on Q2'22 EBITDAre of Q2'22 acquisitions as if they had been acquired on January 1, 2022, the impact on Q2'22 EBITDAre of Q2'22 acquisitions as if they had been acquired on October 1, 2021, the impact on Q2'22 EBITDAre of Q2'22 acquisitions as if they had been acquired on July 1, 2021 and the impact on Q2'22 EBITDAre of Q2'22 acquisitions as if they had been acquired on April 1, 2021. We have made a number of assumptions in such estimates and there can be no assurance that we would have generated the projected levels of EBITDAre had we owned the acquired entities as of the beginning of each period.

(5)Represents the impact on Q2'22 EBITDAre of Q2'22 dispositions as if they had been sold as of April 1, 2022, the impact on Q2'22 EBITDAre of Q2'22 dispositions as if they had been sold as of January 1, 2022, the impact on Q2'22 EBITDAre of Q2'22 dispositions as if they had been sold as of October 1, 2021, the impact on Q2'22 EBITDAre of Q2'22 dispositions as if they had been sold as of July 1, 2021 and the impact on Q2'22 EBITDAre of Q2'22 dispositions as if they had been sold as of April 1, 2021.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 15


Same Property Portfolio Performance. (1)
						(unaudited and dollars in thousands)


Same Property Portfolio:
Number of properties									224
Square Feet									28,581,635


Same Property Portfolio NOI and Cash NOI:

	Three Months Ended June 30,								Six Months Ended June 30,
	2022		2021		$ Change		% Change		2022		2021		$ Change		% Change



Rental income(2)(3)(4)	$	102,205	$	94,677	$	7,528	8.0%		$	202,420	$	186,635	$	15,785	8.5%
Property expenses	24,135		21,745		2,390		11.0%		47,992		43,001		4,991		11.6%
Same Property Portfolio NOI	$	78,070	$	72,932	$	5,138	7.0%	(4)	$	154,428	$	143,634	$	10,794	7.5%	(4)
Straight-line rental revenue	(3,231)		(3,874)		643		(16.6)%		(5,922)		(7,727)		1,805		(23.4)%
Amort. of above/below market lease intangibles	(1,568)		(2,512)		944		(37.6)%		(3,207)		(4,889)		1,682		(34.4)%
Same Property Portfolio Cash NOI	$	73,271	$	66,546	$	6,725	10.1%	(4)(5)	$	145,299	$	131,018	$	14,281	10.9%	(4)(5)


Same Property Portfolio Occupancy:

	Three Months Ended June 30,			Three Months Ended March 31, 2022
	2022	2021	Year-over-Year Change (basis points)		Sequential Change (basis points)
Quarterly Weighted Average Occupancy:(6)
Los Angeles County	99.4%	98.2%	120 bps	99.1%	30 bps
Orange County	98.2%	98.6%	(40) bps	98.7%	(50) bps
San Bernardino County	98.7%	99.3%	(60) bps	99.8%	(110) bps
Ventura County	98.5%	95.3%	320 bps	99.1%	(60) bps
San Diego County	98.9%	97.3%	160 bps	99.4%	(50) bps
Quarterly Weighted Average Occupancy	99.1%	98.1%	100 bps	99.2%	(10) bps

Ending Occupancy:	98.9%	98.4%	50 bps	99.3%	(40) bps

(1)For a definition and discussion of non-GAAP financial measures, see the definitions section beginning on page 33 of this report.

(2)See “Same Property Portfolio Rental Income” on page 36 of the definitions section of this report for a breakdown of rental income into rental revenues, tenant reimbursement and other income for the three months ended June 30, 2022 and 2021.

(3)Reflects increase to rental income due to changes in the Company’s assessment of lease payment collectability as follows: $195 thousand and $301 thousand for the three months ended June 30, 2022 and 2021, respectively, and $395 thousand and $16 thousand for the six months ended June 30, 2022 and 2021, respectively.

(4)Rental income includes lease termination fees of $35 thousand and $199 thousand for the three months ended June 30, 2022 and 2021, respectively, and $38 thousand and $250 thousand for the six months ended June 30, 2022 and 2021, respectively. Excluding these lease termination fees, Same Property Portfolio NOI increased by approximately 7.3% and and 7.7% and Same Property Portfolio Cash NOI increased by approximately 10.4% and 11.1% during the three and six months ended June 30, 2022, compared to the three and six months ended June 30, 2021, respectively.

(5)Adjusting for the impact of short-term COVID-19 related rent deferral agreements, Same Property Portfolio Cash NOI increased by 10.5% and 11.4% for the three and six months ended June 30, 2022, compared to the three and six months ended June 30, 2021, respectively.

(6)Calculated by averaging the occupancy rate at the end of each month in 2Q-2022 and March 2022 (for 2Q-2022), the end of each month in 2Q-2021 and March 2021 (for 2Q-2021) and the end of each month in 1Q-2022 and December 2021 (for 1Q-2022).

Second Quarter 2022

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Page 16


Capitalization Summary.
						(unaudited and in thousands, except share and per share data)

Capitalization as of June 30, 2022


Description	June 30, 2022			March 31, 2022			December 31, 2021			September 30, 2021			June 30, 2021
Common shares outstanding(1)	170,781,808			164,736,615			160,262,303			151,194,469			137,492,045
Operating partnership units outstanding(2)	7,305,749			6,417,107			6,401,377			6,415,276			6,428,125
Total shares and units outstanding at period end	178,087,557			171,153,722			166,663,680			157,609,745			143,920,170
Share price at end of quarter	$	57.59		$	74.59		$	81.11		$	56.75		$	56.95
Common Stock and Operating Partnership Units - Capitalization	$	10,256,062		$	12,766,356		$	13,518,091		$	8,944,353		$	8,196,254




Series A, B and C Cumulative Redeemable Preferred Stock(3)	$	161,250		$	161,250		$	161,250		$	161,250		$	251,250
4.43937% Series 1 Cumulative Redeemable Convertible Preferred Units(4)	27,031			27,031			27,031			27,031			27,031
4.00% Series 2 Cumulative Redeemable Convertible Preferred Units(4)	40,787			40,787			40,787			40,787			40,787
3.00% Series 3 Cumulative Redeemable Convertible Preferred Units(4)	12,000			12,000			—			—			—
Preferred Equity	$	241,068		$	241,068		$	229,068		$	229,068		$	319,068
Total Equity Market Capitalization	$	10,497,130		$	13,007,424		$	13,747,159		$	9,173,421		$	8,515,322

Total Debt	$	1,673,936		$	1,537,486		$	1,413,121		$	1,400,552		$	1,226,083
Less: Cash and cash equivalents	(34,317)			(48,844)			(43,987)			(60,154)			(64,219)
Net Debt	$	1,639,619		$	1,488,642		$	1,369,134		$	1,340,398		$	1,161,864

Total Combined Market Capitalization (Net Debt plus Equity)	$	12,136,749		$	14,496,066		$	15,116,293		$	10,513,819		$	9,677,186
Net debt to total combined market capitalization	13.5		%	10.3		%	9.1		%	12.7		%	12.0		%
Net debt to Adjusted EBITDA (quarterly results annualized)(5)	3.8x			3.7x			3.6x			3.8x			3.8x
Net debt & preferred equity to Adjusted EBITDA (quarterly results annualized)(5)	4.3x			4.2x			4.2x			4.4x			4.9x

(1)Excludes the following number of shares of unvested restricted stock: 282,611 (Jun 30, 2022), 280,972 (Mar 31, 2022), 249,179 (Dec 31, 2021), 250,439 (Sep 30, 2021) and 235,953 (Jun 30, 2021).

(2)Represents outstanding common units of the Company’s operating partnership (“OP”), Rexford Industrial Realty, LP, that are owned by unitholders other than Rexford Industrial Realty, Inc. Represents the noncontrolling interest in our OP. As of Jun 30, 2022, includes 659,586 vested LTIP Units & 744,899 vested performance units & excludes 250,006 unvested LTIP Units & 1,096,819 unvested perf. units.

(3)Values based on liquidation preference of $25 per share and the following number of outstanding shares of preferred stock: 5.875% Series A (3,600,000); 5.875% Series B (3,000,000); 5.625% Series C (3,450,000). On August 16, 2021, we redeemed all 3,600,000 shares of our Series A Preferred Stock at a redemption price equal to the stated liquidation preference of $25.00 per share, representing $90,000 in aggregate, plus all accrued and unpaid dividends.

(4)Value based on 593,960 outstanding Series 1 preferred units at a liquidation preference of $45.50952 per unit, 906,374 outstanding Series 2 preferred units at a liquidation preference of $45.00 per unit and 164,998 outstanding Series 3 preferred units at a liquidation preference of $72.72825 per unit.

(5)For a definition and discussion of non-GAAP financial measures, see the definitions section beginning on page 33 of this report.

Second Quarter 2022

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Page 17


Debt Summary.
						(unaudited and dollars in thousands)


Debt Detail:
As of June 30, 2022
Debt Description	Maturity Date	Stated Interest Rate	Effective Interest Rate(1)	Principal Balance(2)
Unsecured Debt:
$1.0 Billion Revolving Credit Facility(3)	5/26/2026(4)	SOFR+0.775%(5)	2.375%	$	125,000
$100M Senior Notes	8/6/2025	4.290%	4.290%	100,000
$300M Term Loan Facility	5/26/2027	SOFR+0.850%(5)	2.636%	300,000
$125M Senior Notes	7/13/2027	3.930%	3.930%	125,000
$25M Series 2019A Senior Notes	7/16/2029	3.880%	3.880%	25,000
$400M Senior Notes due 2030	12/1/2030	2.125%	2.125%	400,000
$400M Senior Notes due 2031 - Green Bond	9/1/2031	2.150%	2.150%	400,000
$75M Series 2019B Senior Notes	7/16/2034	4.030%	4.030%	75,000

Secured Debt:
2601-2641 Manhattan Beach Boulevard	4/5/2023	4.080%	4.080%	3,892
$60M Term Loan	8/1/2023(6)	LIBOR+1.700%	3.487%	57,716
960-970 Knox Street	11/1/2023	5.000%	5.000%	2,354
7612-7642 Woodwind Drive	1/5/2024	5.240%	5.240%	3,760
11600 Los Nietos Road	5/1/2024	4.190%	4.190%	2,545
5160 Richton Street	11/15/2024	3.790%	3.790%	4,213
22895 Eastpark Drive	11/15/2024	4.330%	4.330%	2,648
701-751 Kingshill Place	1/5/2026	3.900%	3.900%	7,100
13943-13955 Balboa Boulevard	7/1/2027	3.930%	3.930%	15,144
2205 126th Street	12/1/2027	3.910%	3.910%	5,200
2410-2420 Santa Fe Avenue	1/1/2028	3.700%	3.700%	10,300
11832-11954 La Cienega Boulevard	7/1/2028	4.260%	4.260%	3,965
1100-1170 Gilbert Street (Gilbert/La Palma)	3/1/2031	5.125%	5.125%	2,028
7817 Woodley Avenue	8/1/2039	4.140%	4.140%	3,071

			2.742%	$	1,673,936


Debt Composition:
Category	Weighted Average Term Remaining (yrs)(7)	Stated Interest Rate	Effective Interest Rate	Balance		% of Total
Fixed	7.9	2.77%	2.77%	$	1,191,220	71%
Variable	4.2	SOFR/LIBOR + Margin (See Above)	2.67%	$	482,716	29%
Secured	3.0		3.81%	$	123,936	7%
Unsecured	7.1		2.66%	$	1,550,000	93%

*See footnotes on the following page*

Second Quarter 2022

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Page 18


Debt Summary (Continued).
						(unaudited and dollars in thousands)


Debt Maturity Schedule:
Year	Secured(8)		Unsecured		Total		% Total		Effective Interest Rate(1)
2022	$	—	$	—	$	—	—	%	—	%
2023	63,962		—		63,962		4	%	3.579	%
2024	13,166		—		13,166		1	%	4.390	%
2025	—		100,000		100,000		6	%	4.290	%
2026	7,100		125,000		132,100		8	%	2.457	%
2027	20,344		425,000		445,344		26	%	3.058	%
2028	14,265		—		14,265		1	%	3.856	%
2029	—		25,000		25,000		1	%	3.880	%
2030	—		400,000		400,000		24	%	2.125	%
2031	2,028		400,000		402,028		24	%	2.165	%
Thereafter	3,071		75,000		78,071		5	%	4.034	%
Total	$	123,936	$	1,550,000	$	1,673,936	100	%	2.742	%

(1)Excludes the effect of premiums/discounts, deferred loan costs and the credit facility fee.

(2)Excludes unamortized debt issuance costs, premiums and discounts aggregating $13.4 million as of June 30, 2022.

(3)The credit facility is subject to a facility fee which is calculated as a percentage of the total commitment amount, regardless of usage. The facility fee ranges from 0.125% to 0.300% depending on our investment grade rating. As of June 30, 2022, the facility fee rate is 0.150%.

(4)Two additional six-month extensions are available at the borrower’s option, subject to certain terms and conditions.

(5)The interest rates on these loans are comprised of Daily SOFR for the revolving credit facility and 1-Month Term SOFR for the $300M term loan facility, plus a SOFR adjustment of 0.10% and an applicable margin ranging from 0.725% to 1.40% for the revolving credit facility and 0.80% to 1.60% for the $300M term loan facility depending on our credit ratings, leverage ratio and sustainability performance metrics, which may change from time to time.

(6)One two-year extension is available, provided that certain conditions are satisfied.

(7)The weighted average remaining term to maturity of our consolidated debt is 6.8 years.

(8)Excludes the effect of scheduled monthly principal payments on amortizing loans.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 19


Operations.
Quarterly Results

Second Quarter 2022

Supplemental Financial Reporting Package

Page 20


Portfolio Overview.
At June 30, 2022						(unaudited results)

Consolidated Portfolio:


		Rentable Square Feet			Ending Occupancy %								In-Place ABR(2)
Market	# Properties	Same Property Portfolio	Non-Same Property Portfolio	Total Portfolio	Same Property Portfolio		Non-Same Property Portfolio		Total Portfolio		Total Portfolio Excluding Repositioning/ Redevelopment(1)		Total (in 000’s)		Per Square Foot
Central LA	20	2,456,761	517,036	2,973,797	100.0	%	60.4	%	93.1	%	95.8	%	$	29,100	$10.51
Greater San Fernando Valley	57	4,819,459	1,704,647	6,524,106	98.8	%	90.5	%	96.7	%	98.5	%	79,001		$12.53
Mid-Counties	27	2,188,592	493,382	2,681,974	100.0	%	54.8	%	91.7	%	100.0	%	30,309		$12.33
San Gabriel Valley	29	3,385,702	569,760	3,955,462	99.7	%	71.3	%	95.6	%	99.8	%	38,286		$10.12
South Bay	62	3,661,351	2,641,223	6,302,574	98.9	%	87.6	%	94.2	%	97.3	%	99,696		$16.80
Los Angeles County	195	16,511,865	5,926,048	22,437,913	99.4	%	81.8	%	94.7	%	98.2	%	276,392		$13.01

North Orange County	18	1,250,754	380,642	1,631,396	97.2	%	100.0	%	97.8	%	97.8	%	19,841		$12.43
OC Airport	9	463,537	597,757	1,061,294	98.3	%	75.0	%	85.2	%	96.5	%	14,903		$16.48
South Orange County	5	360,407	88,355	448,762	100.0	%	100.0	%	100.0	%	100.0	%	5,827		$12.98
West Orange County	8	725,788	392,068	1,117,856	100.0	%	28.4	%	74.9	%	100.0	%	8,840		$10.56
Orange County	40	2,800,486	1,458,822	4,259,308	98.5	%	70.5	%	88.9	%	98.2	%	49,411		$13.05

Inland Empire East	1	33,258	—	33,258	100.0	%	—	%	100.0	%	100.0	%	229		$6.89
Inland Empire West	43	4,552,148	2,028,019	6,580,167	97.9	%	98.3	%	98.0	%	98.0	%	63,199		$9.80
San Bernardino County	44	4,585,406	2,028,019	6,613,425	97.9	%	98.3	%	98.0	%	98.0	%	63,428		$9.78

Ventura	19	1,941,865	1,214,567	3,156,432	98.6	%	100.0	%	99.1	%	99.1	%	33,284		$10.64
Ventura County	19	1,941,865	1,214,567	3,156,432	98.6	%	100.0	%	99.1	%	99.1	%	33,284		$10.64

Central San Diego	18	1,297,498	196,964	1,494,462	98.8	%	86.4	%	97.2	%	97.2	%	22,290		$15.34
North County San Diego	14	1,444,515	35,000	1,479,515	98.0	%	100.0	%	98.1	%	98.1	%	18,403		$12.68

San Diego County	32	2,742,013	231,964	2,973,977	98.4	%	88.4	%	97.6	%	97.6	%	40,693		$14.01
CONSOLIDATED TOTAL / WTD AVG	330	28,581,635	10,859,420	39,441,055	98.9	%	85.5	%	95.2	%	98.2	%	$	463,208	$12.33

(1)Excludes space aggregating 1,199,025 square feet at our properties that were in various stages of repositioning, redevelopment or lease-up as of June 30, 2022. See pages 27-28 for additional details on these properties.

(2)See page 33 for definitions and details on how these amounts are calculated.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 21


Occupancy and Leasing Trends.
						(unaudited results)

Occupancy by County:


	Jun 30, 2022	Mar 31, 2022	Dec 31, 2021	Sep 30, 2021	Jun 30, 2021
Ending Occupancy:(1)
Los Angeles County	94.7%	96.2%	94.9%	95.1%	95.0%
Orange County	88.9%	87.4%	95.4%	96.5%	95.1%
San Bernardino County	98.0%	99.8%	99.9%	98.6%	98.4%
Ventura County	99.1%	98.9%	98.9%	96.8%	93.5%
San Diego County	97.6%	98.8%	97.3%	96.4%	94.7%
Total/Weighted Average	95.2%	96.3%	96.3%	96.1%	95.4%

Total Portfolio RSF	39,441,055	38,133,166	36,922,021	34,932,613	32,955,385


Leasing Activity:

	Three Months Ended
	Jun 30, 2022		Mar 31, 2022		Dec 31, 2021		Sep 30, 2021		Jun 30, 2021
Leasing Activity (SF):(2)
New leases(2)	649,099		314,567		223,347		717,104		1,207,516
Renewal leases(2)	745,840		552,828		776,554		1,104,424		981,781
Gross leasing	1,394,939		867,395		999,901		1,821,528		2,189,297

Expiring leases	1,255,301		842,891		1,092,589		1,678,180		1,480,571
Expiring leases - placed into repositioning	369,763		310,656		77,400		206,155		400,503
Net absorption	(230,125)		(286,152)		(170,088)		(62,807)		308,223

Retention rate(3)	66	%	79	%	72	%	72	%	74	%


Weighted Average New / Renewal Leasing Spreads:

	Three Months Ended
	Jun 30, 2022	Mar 31, 2022	Dec 31, 2021	Sep 30, 2021	Jun 30, 2021
GAAP Rent Change	83.0%	71.1%	34.2%	54.3%	33.9%
Cash Rent Change	61.5%	56.9%	21.5%	38.5%	21.3%

(1)See page 21 for the ending occupancy by County of our total portfolio excluding repositioning/redevelopment space.

(2)Excludes month-to-month tenants.

(3)Retention rate is calculated as renewal lease square footage plus relocation/expansion square footage, divided by expiring lease square footage. Retention excludes square footage related to the following: (i) expiring leases associated with space that is placed into repositioning after the tenant vacates (which beginning in Q2-22 includes “Other Repositioning” projects which have been aggregated on page 27), (ii) early terminations with prenegotiated replacement leases and (iii) move outs where space is directly leased by subtenants.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 22


Leasing Statistics.
						(unaudited results)

Leasing Activity:


Second Quarter 2022:	# Leases Signed	SF of Leasing	Weighted Average Lease Term (Years)
New	36	649,099	5.8
Renewal	70	745,840	3.9
Total/Weighted Average	106	1,394,939	4.8


Change in Annual Rental Rates and Turnover Costs for Current Quarter Leases:
	GAAP Rent				Cash Rent
Second Quarter 2022:	Current Lease	Prior Lease	Rent Change - GAAP	Weighted Avg. Abatement (Months)	Starting Cash Rent - Current Lease	Expiring Cash Rent - Prior Lease	Rent Change - Cash	Turnover Costs per SF(2)
New(1)	$19.03	$9.17	107.6%	0.5	$17.38	$9.84	76.6%	$6.23
Renewal	$19.28	$11.15	73.0%	0.7	$18.44	$11.88	55.3%	$2.32
Weighted Average	$19.20	$10.49	83.0%	0.6	$18.09	$11.20	61.5%	$3.40


Uncommenced Leases by County:
Market	Uncommenced Renewal Leases: Leased SF(3)	Uncommenced New Leases: Leased SF(3)	Percent Leased	ABR Under Uncommenced Leases (in thousands)(4)(5)		In-Place + Uncommenced ABR (in thousands)(4)(5)		In-Place + Uncommenced ABR per SF(5)
Los Angeles County	276,056	120,114	95.2%	$	7,221	$	283,613	$13.27
Orange County	26,475	129,686	91.9%	1,931		51,341		$13.11
San Bernardino County	245,646	—	98.0%	4,396		67,824		$10.46
San Diego County	44,846	22,667	98.4%	557		41,251		$14.10
Ventura County	80,976	—	99.1%	208		33,492		$10.70
Total/Weighted Average	673,999	272,467	95.9%	$	14,313	$	477,521	$12.62

(1)GAAP and cash rent statistics and turnover costs for new leases exclude eight leases aggregating 275,567 RSF for which there was no comparable lease data. Of these eight excluded leases, two leases totaling 125,957 RSF related to current year significant repositioning/redevelopment properties. Comparable leases generally exclude: (i) space that has never been occupied under our ownership, (ii) repositioned/redeveloped space, (iii) space that has been vacant for over one year or (iv) lease terms shorter than six months.

(2)Turnover costs include estimated tenant improvement and leasing costs associated with leases executed during the current period. Excludes costs for first generation leases.

(3)Reflects the square footage of renewal and new leases, respectively, that have been signed but have not yet commenced as of June 30, 2022.

(4)Includes $7.1 million of annualized base rent under Uncommenced New Leases and $7.2 million of incremental annualized base rent under Uncommenced Renewal Leases.

(5)See page 33 for further details on how these amounts are calculated.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 23


Leasing Statistics (Continued).
						(unaudited results)

Lease Expiration Schedule as of June 30, 2022:


Year of Lease Expiration	# of Leases Expiring	Total Rentable Square Feet	In-Place + Uncommenced ABR (in thousands)		In-Place + Uncommenced ABR per SF
Available	—	640,375	$	—	$—
Repositioning/Redevelopment(1)	—	974,809	—		$—
MTM Tenants	19	116,825	1,889		$16.17
2022	205	2,603,766	30,369		$11.66
2023	405	5,766,458	69,807		$12.11
2024	384	6,465,927	74,571		$11.53
2025	270	5,215,230	61,132		$11.72
2026	170	6,159,457	71,054		$11.54
2027	92	3,744,014	50,033		$13.36
2028	17	1,063,657	13,328		$12.53
2029	18	1,161,399	15,017		$12.93
2030	15	1,513,063	18,423		$12.18
2031	18	1,906,263	30,945		$16.23
Thereafter	34	2,109,812	40,953		$19.41
Total Portfolio	1,647	39,441,055	$	477,521	$12.62

(1)Represents vacant space at properties that were classified as repositioning or redevelopment as of June 30, 2022. Excludes completed or pre-leased repositioning/redevelopment properties and properties in lease-up. See pages 27-28 for additional details on these properties.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 24


Top Tenants and Lease Segmentation.
						(unaudited results)

Top 20 Tenants:


Tenant	Submarket	Leased Rentable SF	In-Place + Uncommenced ABR (in 000’s)(1)	% of In-Place + Uncommenced ABR(1)	In-Place + Uncommenced ABR per SF(1)	Lease Expiration
Zenith Energy West Coast Terminals LLC	South Bay	—(2)	$11,002	2.3%	$3.15(2)	9/29/2041
Federal Express Corporation	Multiple Submarkets(3)	527,861	$9,875	2.1%	$18.71	11/30/2032 (3)
L3 Technologies, Inc.	South Bay	461,431	$8,474	1.8%	$18.36	9/30/2031
Michael Kors (USA), Inc.	Mid-Counties	565,619	$5,748	1.2%	$10.16	11/30/2026
United Natural Foods, Inc.	Central LA	695,120	$5,588	1.2%	$8.04	5/8/2038
County of Los Angeles	Multiple Submarkets(4)	170,542	$4,597	1.0%	$26.95	1/31/2027 (4)
Madden Corporation	Multiple Submarkets(5)	312,570	$4,528	0.9%	$14.49	5/31/2027(5)
Global Mail. Inc.	Mid-Counties	346,381	$3,957	0.8%	$11.42	6/30/2030
Amazon	Multiple Submarkets(6)	129,061	$3,847	0.8%	$29.81	3/31/2031 (6)
Volt Information Sciences, Inc.	North Orange County	191,127	$3,423	0.7%	$17.91	3/31/2031
Top 10 Tenants		3,399,712	$61,039	12.8%
Top 11 - 20 Tenants		1,998,022	$28,245	5.9%
Total Top 20 Tenants		5,397,734	$89,284	18.7%

(1)See page 33 for further details on how these amounts are calculated.

(2)The tenant is leasing an 80.2 acre industrial outdoor storage site with ABR of $11.0 million or $3.15 per land square foot.

(3)Includes (i) land lease in LA-Mid-Counties expiring Jul 31, 2025, (ii) one land lease in North OC expiring Oct 31, 2026, (iii) 30,160 RSF in Ventura expiring Sep 30, 2027, (iv) one land lease in LA-Mid-Counties expiring Jun 30, 2029, (v) 42,270 RSF in LA-South Bay expiring Oct 31, 2030, (vi) 311,995 RSF in North County San Diego expiring Feb 28, 2031, & (vii) 143,436 RSF in LA-South Bay expiring Nov 30, 2032.

(4)Includes (i) 164,500 RSF in the Greater San Fernando Valley expiring Oct. 31, 2023 and (ii) 6,042 RSF in LA-South Bay expiring Jan. 31, 2027.

(5)Includes (i) 29,146 RSF in Inland Empire West expiring Dec 31, 2026 and (ii) 266,144 RSF in LA-South Bay expiring May 31, 2027.

(6)Includes (i) 30,000 RSF in LA-South Bay expiring Apr. 30, 2025, (ii) 55,748 RSF in Ventura expiring Aug. 31, 2025, (iii) 43,313 RSF in Greater San Fernando Valley expiring Aug. 31, 2025, and (iv) parking lot lease in LA-South Bay expiring Mar. 31, 2031.


Lease Segmentation by Size:

Square Feet	Number of Leases	Leased Building Rentable SF	Building Rentable SF		Building Leased %	Building Leased % Excl. Repositioning	In-Place + Uncommenced ABR (in 000’s)(1)		% of In-Place + Uncommenced ABR(1)	In-Place + Uncommenced ABR per SF(1)
<4,999	670	1,629,850	1,699,380		95.9%	95.9%	$	24,948	5.2%	$15.31
5,000 - 9,999	234	1,668,294	1,770,687		94.2%	94.5%	25,174		5.3%	$15.09
10,000 - 24,999	322	5,195,143	5,473,339		94.9%	95.4%	71,344		14.9%	$13.73
25,000 - 49,999	167	6,111,445	6,423,195		95.1%	96.8%	77,131		16.2%	$12.62
>50,000	197	23,037,476	23,871,921		96.5%	100.0%	248,778		52.1%	$10.80
Building Subtotal / Wtd. Avg.	1,590	37,642,208	39,238,522	(2)	95.9%	98.3%	$	447,375	93.7%	$11.88

Land/IOS(3)	23		7,407,527	(4)			27,975		5.9%	$3.78	(4)
Other(3)	34						2,171		0.4%
Total	1,647						$	477,521	100.0%

(1)See page 33 for further details on how these amounts are calculated.

(2)Excludes 202,533 building RSF that is associated with “Land/IOS”.

(3)“Land/IOS” includes leases for improved land sites and industrial outdoor storage (IOS) sites. “Other” includes amounts related to cellular tower, solar and parking lot leases.

(4)Represents land square feet and ABR per land square foot.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 25


Capital Expenditure Summary.
(unaudited results, in thousands, except square feet and per square foot data)

Six months ended June 30, 2022


							Year to Date
	Q2-2022			Q1-2022			Total			SF(1)	PSF
Tenant Improvements:
New Leases‐1st Generation	$	248		$	76		$	324		481,997	$	0.67
New Leases‐2nd Generation	45			85			130			244,988	$	0.53
Renewals	11			106			117			395,466	$	0.30
Total Tenant Improvements	$	304		$	267		$	571

Leasing Commissions & Lease Costs:
New Leases‐1st Generation	$	1,898		$	921		$	2,819		343,133	$	8.22
New Leases‐2nd Generation	3,059			846			3,905			696,596	$	5.61
Renewals	916			1,110			2,026			875,568	$	2.31
Total Leasing Commissions & Lease Costs	$	5,873		$	2,877		$	8,750


Total Recurring Capex	$	2,063		$	1,251		$	3,314		37,896,126	$	0.09
Recurring Capex % of NOI	1.8		%	1.2		%	1.5		%
Recurring Capex % of Rental Revenue	1.7		%	1.1		%	1.4		%

Nonrecurring Capex:
Repositioning and Redevelopment in Process(2)	$	18,009		$	15,413		$	33,422
Unit Renovation(3)	986			409			1,395
Other(4)	3,649			2,993			6,642
Total Nonrecurring Capex	$	22,644		$	18,815		$	41,459		19,790,395	$	2.09

Other Capitalized Costs(5)	$	5,880		$	5,000		$	10,880

(1)For tenant improvements and leasing commissions, reflects the aggregate square footage of the leases in which we incurred such costs, excluding new/renewal leases in which there were no tenant improvements and/or leasing commissions. For recurring capex, reflects the weighted average square footage of our consolidated portfolio for the period (including properties that were sold during the period). For nonrecurring capex, reflects the aggregate square footage of the properties in which we incurred such capital expenditures.

(2)Includes capital expenditures related to properties that were under repositioning or redevelopment as of June 30, 2022. See pages 27-28 for details of these properties.

(3)Includes non-tenant-specific capital expenditures with costs less than $100,000 per unit.

(4)Includes other nonrecurring capital expenditures including, but not limited to, seismic and fire sprinkler upgrades, replacements of either roof or parking lots, ADA related construction and capital expenditures for deferred maintenance existing at the time such property was acquired.

(5)Includes the following capitalized costs: (i) compensation costs of personnel directly responsible for and who spend their time on redevelopment, renovation and rehabilitation activity and (ii) interest, property taxes and insurance costs incurred during the pre-development and construction periods of repositioning or redevelopment projects.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 26


Properties and Space Under Repositioning*/Redevelopment.(1)
As of June 30, 2022						(unaudited results, $ in millions)


Repositioning



				Est. Constr. Period(1)
Property (Submarket)	Total Property RSF(2)	Repo/ Lease-Up RSF(2)	Total Property Leased % 6/30/22	Start	Target Complet.	Est. Stabilization Period(1)(3)	Purch. Price(1)		Proj. Repo Costs(1)		Proj. Total Invest.(1)		Cumulative Investment to Date(1)		Actual Cash NOI 2Q-2022(1)		Est. Annual Stabilized Cash NOI(1)		Est. UnleveredStabilized Yield(1)
CURRENT REPOSITIONING:
12821 Knott Street (West OC)(4)	165,171	165,171	0%	1Q-19	4Q-22	2Q-23	$	20.7	$	14.3	$	35.0	$	32.1	$	0.0	$	2.9	8.1%
12133 Greenstone Ave. (Mid-Counties)(5)	LAND	LAND	100%(5)	1Q-21	3Q-22	3Q-22	5.7		7.2		12.9		8.6		0.0		1.0		7.8%
11600 Los Nietos Road (Mid-Counties)	106,251	106,251	0%	2Q-21	3Q-22	4Q-22	17.0		6.4		23.4		21.5		0.0		1.9		8.1%
15650-15700 Avalon Blvd. (South Bay)(6)	98,259	98,259	100%(6)	3Q-21	3Q-22	3Q-22	28.3		7.8		36.1		31.6		0.0		2.8		7.7%
8210-8240 Haskell Avenue (SF Valley)	53,886	53,886	0%	1Q-22	3Q-22	1Q-23	12.5		2.3		14.8		12.9		0.0		1.0		6.4%
19431 Santa Fe Avenue (South Bay)	LAND	LAND	100%(7)	1Q-22	4Q-22	4Q-22	8.2		3.1		11.3		9.7		0.1		1.8		16.1%
14100 Vine Place (Mid-Counties)	123,148	123,148	0%	2Q-22	3Q-22	4Q-22	49.0		2.8		51.8		49.4		0.1		2.4		4.6%
3441 MacArthur Blvd. (OC Airport)	124,102	124,102	100%(8)	2Q-22	3Q-22	4Q-22	9.0		3.7		12.7		10.3		0.0		1.8		14.1%
Total/Weighted Average	670,817	670,817					$	150.4	$	47.6	$	198.0	$	176.1	$	0.2	$	15.6	7.8%



STABILIZED - REPOSITIONING:
900 East Ball Road (North OC)	62,607	62,607	100%	4Q-21	2Q-22	2Q-22	$	17.4	$	2.1	$	19.5	$	19.5	$	0.0	$	1.3	6.9%

FUTURE REPOSITIONING:
19474 Gramercy Place (South Bay)	47,712	47,712	0%	3Q-22	4Q-22	4Q-22	$	11.4	$	1.8	$	13.2	$	11.4	$	0.0	$	0.9	6.9%


Total Repositioning (Excluding Other)	781,136	781,136					$	179.2	$	51.5	$	230.7	$	207.0	$	0.2	$	17.8	7.7%

OTHER CURRENT REPOSITIONING IN PROCESS:
Other Repositioning - 20 projects with estimated costs < $1 million individually(9)									$	15.2			$	8.9					6.5%-7.5%

* “Properties and Space Under Repositioning” are typically defined as properties or units where a significant amount of space is held vacant in order to implement capital improvements that improve the functionality (not including basic refurbishments, i.e., paint and carpet), cash flow and value of that space. A repositioning is generally considered complete once the investment is fully or nearly fully deployed and the property is available for occupancy.

— See numbered footnotes on page 29 —

Second Quarter 2022

Supplemental Financial Reporting Package

Page 27


Properties and Space Under Repositioning/Redevelopment* (Continued).(1)
As of June 30, 2022						(unaudited results, $ in millions)


Redevelopment

			Est. Constr. Period(1)
Property (Submarket)	Projected RSF(10)	Total Property Leased % 6/30/2022	Start	Target Complet.	Estimated Stabilization Period(1)(3)	Purchase Price(1)		Projected Redev. Costs(1)		Projected Total Investment(1)		Cumulative Investment to Date(1)		Actual Cash NOI 2Q-2022(1)		Est. Annual Stabilized Cash NOI(1)		Estimated Unlevered Stabilized Yield(1)
CURRENT REDEVELOPMENT:
415-435 Motor Avenue (SG Valley)	94,321	—%	2Q-21	3Q-22	4Q-22	$	7.4	$	10.4	$	17.8	$	15.9	$	0.0	$	1.8	10.4%
15601 Avalon Boulevard (South Bay)	86,879	—%	3Q-21	4Q-22	1Q-23	16.1		12.9		29.0		20.9		0.0		1.8		6.1%
1055 Sandhill Avenue (South Bay)	127,853	—%	3Q-21	3Q-23	1Q-24	12.0		17.9		29.9		15.2		0.0		2.5		8.2%
9615 Norwalk Boulevard (Mid-Counties)	201,571	—%	3Q-21	4Q-23	1Q-24	9.6		34.5		44.1		18.5		0.0		4.1		9.4%
9920-10020 Pioneer Blvd (Mid-Counties)	162,231	—%	4Q-21	3Q-23	1Q-24	23.6		34.3		57.9		25.6		0.0		3.2		5.6%
12752-12822 Monarch St. (West OC) **	160,547	41%	1Q-22	2Q-23	3Q-23	34.1		17.4		51.5		37.2		0.2		3.8		7.4%
1901 Via Burton (North OC)	139,449	—%	1Q-22	4Q-23	1Q-24	24.5		21.4		45.9		25.8		0.0		2.9		6.3%
3233 Mission Oaks Blvd. (Ventura) ***	173,124	—%	2Q-22	3Q-23	1Q-24	40.7		30.8		71.5		41.0		0.9		5.5		7.7%
Total/Weighted Average	1,145,975					$	168.0	$	179.6	$	347.6	$	200.1	$	1.1	$	25.6	7.4%






FUTURE REDEVELOPMENT:
4416 Azusa Canyon Road (SG Valley)	130,063	—%	3Q-22	1Q-24	1Q-24	$	12.3	$	18.9	$	31.2	$	13.6	$	0.0	$	2.4	7.8%
8888-8892 Balboa Avenue (Central SD)	124,125	—%	3Q-22	4Q-23	1Q-24	19.9		21.2		41.1		20.6		0.0		2.3		5.5%
2390-2444 American Way (North OC)	97,170	—%	3Q-22	4Q-23	2Q-24	17.1		20.6		37.7		17.5		0.0		1.9		5.1%
12118 Bloomfield Avenue (Mid-Counties)	109,570	100%	3Q-22	1Q-24	2Q-24	16.7		17.0		33.7		17.1		0.1		2.1		6.3%
6027 Eastern Avenue (Central LA)	92,781	—%	4Q-22	4Q-23	1Q-24	23.4		20.6		44.0		23.7		0.0		2.1		4.7%
15010 Don Julian Road (SG Valley)	219,242	—%	4Q-22	4Q-23	2Q-24	22.9		32.3		55.2		23.6		(0.1)		3.7		6.8%
3071 Coronado Street (North OC)	107,000	100%	1Q-23	1Q-24	3Q-24	28.2		19.8		48.0		28.4		(0.1)		2.2		4.7%
13711 Freeway Drive (Mid-Counties)	108,000	100%	1Q-23	2Q-24	3Q-24	34.1		23.1		57.2		34.1		0.0		2.7		4.7%
12772 San Fernando Road (SF Valley)	143,421	52%	3Q-23	3Q-24	4Q-24	22.1		26.7		48.8		22.6		0.4		2.8		5.7%
21515 Western Avenue (South Bay)	84,100	—%	4Q-23	4Q-24	2Q-25	19.1		19.6		38.7		19.3		0.0		1.9		4.8%
Total/Weighted Average	1,215,472					$	215.8	$	219.8	$	435.6	$	220.5	$	0.3	$	24.1	5.5%

Total Redevelopment	2,361,447					$	383.8	$	399.4	$	783.2	$	420.6	$	1.4	$	49.7	6.4%

* “Properties Under Redevelopment” are typically defined as a properties where we plan to fully or partially demolish an existing building(s) due to building obsolescence and/or a property with excess or vacant land where we plan to construct a ground-up building.

** As of June 30, 2022, 12752-12822 Monarch Street comprises 276,585 RSF. The project includes 111,325 RSF that are not being redeveloped. We plan to reposition 65,335 RSF, and to demolish 99,925 RSF and construct a new 95,212 RSF building in its place. At completion, the total project will contain 271,872 RSF. Costs and yield shown above reflect the entire project.

*** As of June 30, 2022, 3233 Mission Oaks Blvd comprises 461,717 RSF. The project includes 409,217 RSF that are not being redeveloped. We plan to demolish the remaining 52,500 RSF and construct two new buildings comprising 173,124 RSF. We are also performing site work across the entire project. At completion, the total project will contain 582,505 RSF. Costs and yield shown above reflect the entire project.

— See numbered footnotes on page 29 —

Second Quarter 2022

Supplemental Financial Reporting Package

Page 28


Properties and Space Under Repositioning/Redevelopment (Continued).(1)
As of June 30, 2022						(unaudited results, in thousands, except square feet)


Stabilized Repositionings/Redevelopments: Properties and Space
Property (Submarket)	Rentable Square Feet	Stabilized Period	Unlevered Stabilized Yield
The Merge (Inland Empire West)	333,544	2Q-21	7.0%
16221 Arthur Street (Mid-Counties)	61,372	2Q-21	7.9%
Rancho Pacifica - Bldgs 1 & 6 (South Bay)(11)	488,114	3Q-21	6.3%
8745-8775 Production Avenue (Central SD)(12)	26,200	3Q-21	6.9%
19007 Reyes Avenue (South Bay)(13)	—	3Q-21	6.2%
851 Lawrence Drive (Ventura)	90,773	3Q-21	6.4%
29025 Avenue Paine (SF Valley)	111,260	1Q-22	6.6%
900 East Ball Road (North OC)	62,607	2Q-22	6.9%

(1)For definitions of “Properties and Space Under Repositioning/Redevelopment,” “Estimated Construction Period,” “Purchase Price,” “Projected Repositioning/Redevelopment Costs,” “Projected Total Investment,” “Cumulative Investment to Date,” “Estimated Annual Stabilized Cash NOI,” “Actual Cash NOI,” “Estimated Unlevered Stabilized Yield” and “Stabilization Date - Properties and Space Under Repositioning” see page 35-36 in the Notes and Definitions section of this report.

(2)“Total Property RSF” is the total RSF of the entire property or particular building(s) (footnoted if applicable) under repositioning. “Repositioning/Lease-up RSF” is the actual RSF that is subject to repositioning at the property/building, and may be less than Total Property RSF.

(3)Represents the estimated quarter that the project will reach stabilization. Includes time to complete construction & lease-up the project. The actual period of stabilization may vary materially from our estimates.

(4)At 12821 Knott Street, we are repositioning the existing 120,800 RSF building and are constructing approximately 45,000 RSF of new warehouse space.

(5)As of June 30, 2022, 12133 Greenstone Avenue has been pre-leased with the lease expected to commence in September 2022, subject to completion of repositioning work.

(6)As of June 30, 2022, 15650-15700 Avalon Boulevard has been pre-leased with the lease expected to commence in September 2022, subject to completion of repositioning work.

(7)As of June 30, 2022, 19431 Santa Fe Avenue has been leased and the tenant is occupying a portion of the property. The tenant is expected to take full occupancy in Q4 2022, subject to completion of repositioning work.

(8)As of June 30, 2022, 3441 MacArthur Blvd has been pre-leased with the lease expected to commence in November 2022, subject to completion of repositioning work.

(9)“Other Repositioning” includes 20 projects where estimated costs are generally less than $1.0 million individually. Repositioning work at these 20 projects totals 365,675 RSF. Other Repositioning is comprised of properties both included and excluded from our Same Property Portfolio.

(10)Represents the estimated rentable square footage of the project upon completion of redevelopment.

(11)Rancho Pacifica Buildings 1 & 6 are located at 2301-2329 Pacifica Place and 2332-2366 Pacifica Place, and represent two buildings totaling 488,114 RSF, out of six buildings at our Rancho Pacifica Park property, which has a total of 1,152,883 RSF. Amounts detailed in the table above (stabilized yield) reflect only these two buildings.

(12)At 8745-8775 Production Avenue, we repositioned 26,000 RSF of the 46,820 RSF property. The stabilized yield reflects the full project and its RSF.

(13)At 19007 Reyes Avenue, a 4.5 acre industrial site, we removed the dysfunctional improvements and converted the site into a single tenant industrial outdoor storage facility for container storage.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 29


Current Year Acquisitions and Dispositions Summary.
As of June 30, 2022							(unaudited results)

2022 Current Period Acquisitions
Acquisition Date	Property Address	County	Submarket	Rentable Square Feet	Acquisition Price ($ in MM)		Occ. % at Acquisition	Occ.% at Jun 30, 2022
1/14/2022	444 Quay Avenue(1)	Los Angeles	South Bay	29,760	$	10.76	86%	86%
1/31/2022	18455 Figueroa Street	Los Angeles	South Bay	146,765	64.25		100%	100%
2/1/2022	24903 Avenue Kearny	Los Angeles	Greater San Fernando Valley	214,436	58.46		100%	100%
2/2/2022	19475 Gramercy Place	Los Angeles	South Bay	47,712	11.30		—%	—%
2/8/2022	14005 Live Oak Avenue	Los Angeles	San Gabriel Valley	56,510	25.00		100%	100%
2/10/2022	13700-13738 Slover Ave(1)	San Bernardino	Inland Empire West	17,862	13.21		100%	100%
2/24/2022	Meggitt Simi Valley	Ventura	Ventura	285,750	57.00		100%	100%
2/25/2022	21415-21605 Plummer Street	Los Angeles	Greater San Fernando Valley	231,769	42.00		82%	82%
3/1/2022	1501-1545 Rio Vista Avenue	Los Angeles	Central LA	54,777	28.00		100%	58%
3/9/2022	17011-17027 Central Avenue	Los Angeles	South Bay	52,561	27.36		100%	100%
3/9/2022	2843 Benet Road	San Diego	North County San Diego	35,000	12.97		100%	100%
3/9/2022	14243 Bessemer Street	Los Angeles	Greater San Fernando Valley	14,299	6.59		100%	100%
3/9/2022	2970 East 50th Street	Los Angeles	Central LA	48,876	18.07		100%	100%
3/11/2022	19900 Plummer Street	Los Angeles	Greater San Fernando Valley	43,472	15.00		100%	100%
3/17/2022	Long Beach Business Park(2)	Los Angeles	South Bay	123,532	24.00		95%	94%
3/18/2022	13711 Freeway Drive(3)	Los Angeles	Mid-Counties	82,092	34.00		100%	100%
3/22/2022	6245 Providence Way	San Bernardino	Inland Empire West	27,636	9.67		100%	100%
4/19/2022	7815 Van Nuys Blvd	Los Angeles	Greater San Fernando Valley	43,101	25.00		100%	100%
4/21/2022	13535 Larwin Circle	Los Angeles	Mid-Counties	56,011	15.50		100%	100%
4/29/2022	1154 Holt Blvd	San Bernardino	Inland Empire West	35,033	14.16		100%	—%
5/3/2022	900-920 Allen Avenue	Los Angeles	Greater San Fernando Valley	68,630	25.00		100%	100%
5/6/2022	1550-1600 Champagne Avenue	San Bernardino	Inland Empire West	124,243	46.85		100%	100%
5/6/2022	10131 Banana Avenue(1)	San Bernardino	Inland Empire West	—	26.17		92%	92%
5/20/2022	2020 Central Avenue	Los Angeles	South Bay	30,233	10.80		100%	100%
5/25/2022	14200-14220 Arminta Street(4)	Los Angeles	Greater San Fernando Valley	200,003	80.65		100%	100%
5/25/2022	1172 Holt Blvd	San Bernardino	Inland Empire West	44,004	17.78		100%	100%
6/1/2022	1500 Raymond Avenue	Orange	North Orange County	—	45.00		—%	—%
6/2/2022	2400 Marine Avenue	Los Angeles	South Bay	50,000	30.00		100%	100%
6/3/2022	14434-14527 San Pedro Street	Los Angeles	South Bay	118,923	49.11		100%	100%
6/3/2022	20900 Normandie Avenue	Los Angeles	South Bay	74,038	39.98		100%	100%
6/9/2022	15771 Red Hill Avenue	Orange	OC Airport	103,281	46.00		76%	76%
6/10/2022	14350 Arminta Street	Los Angeles	Greater San Fernando Valley	18,147	8.40		100%	100%
6/14/2022	29125 Avenue Paine	Los Angeles	Greater San Fernando Valley	175,897	45.00		100%	100%
6/22/2022	3935-3949 Heritage Oak Court	Ventura	Ventura	186,726	56.40		100%	100%
6/23/2022	620 Anaheim Street	Los Angeles	South Bay	34,555	17.10		—%	—%
Total 2022 Current Period Acquisitions through June 30, 2022				2,875,634	$	1,056.54

Second Quarter 2022

Supplemental Financial Reporting Package

Page 30

Current Year Acquisitions and Dispositions Summary.

As of June 30, 2022

(unaudited results)

2022 Subsequent Period Acquisitions

Acquisition Date

Property Address

County

Submarket

Rentable Square Feet

Acquisition Price ($ in MM)

Occ. % at Acquisition

Occ.% at Jun 30, 2022

7/06/2022

400 Rosecrans Avenue

Los Angeles

South Bay

28,006

8.50

—%

n/a

7/12/2022

3547-3555 Voyager Street

Los Angeles

South Bay

60,248

20.90

82%

n/a

7/13/2022

6996-7044 Bandini Blvd

Los Angeles

Central LA

111,515

40.50

100%

n/a

7/15/2022

4325 Etiwanda Avenue

Riverside

Inland Empire West

124,258

47.50

100%

n/a

7/18/2022

Merge-West

Riverside

Inland Empire West

1,057,419

470.00

—%

n/a

Total Year to Date 2022 Acquisitions

4,257,080

1,643.94

2022 Current Period Dispositions

Disposition Date

Property Address

County

Submarket

Rentable Square Feet

Sale Price
($ in MM)

1/13/2022

28159 Avenue Stanford

Los Angeles

Greater San Fernando Valley

79,247

16.50

Total Current Period Dispositions

79,247

16.50

(1)Represents acquisition of an industrial outdoor storage site.

(2)In consideration for the purchase of the property, we (i) paid $12.0 million in cash and (ii) issued 164,998 3.00% Cumulative Redeemable Convertible Preferred Units of partnership interest in the Operating Partnership, all of which are more fully described in the Current Report on Form 8-K filed with the SEC on March 21, 2022.

(3)Represents acquisition of a current or near-term redevelopment site. See page 28 for additional details.

(4)This property was acquired for $80.7 million (including purchase price accounting adjustments), and was completed through a combination of cash and an UPREIT transaction, whereby the seller contributed the property to the Company's operating partnership in exchange for the issuance of 954,000 OP Units.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 31


Net Asset Value Components.
As of June 30, 2022						(unaudited and in thousands, except share data)


Net Operating Income

Pro Forma Net Operating Income (NOI)(1)			Three Months Ended Jun 30, 2022
Total operating rental income			$148,987
Property operating expenses			(35,405)
Pro forma effect of uncommenced leases(2)			1,864
Pro forma effect of acquisitions(3)			3,376

Pro forma NOI effect of significant properties classified as repositioning, redevelopment and lease-up(4)			15,418
Pro Forma NOI			134,240
Amortization of net below-market lease intangibles			(6,126)
Straight line rental revenue adjustment			(8,441)
Pro Forma Cash NOI			$119,673

Balance Sheet Items
Other assets and liabilities			June 30, 2022
Cash and cash equivalents			$34,317


Rents and other receivables, net			10,382
Other assets			19,513
Acquisition related deposits			18,475
Accounts payable, accrued expenses and other liabilities			(81,742)
Dividends payable			(56,300)
Tenant security deposits			(64,436)
Prepaid rents			(14,661)
Estimated remaining cost to complete repositioning/redevelopment projects			(386,097)
Total other assets and liabilities			$(520,549)

Debt and Shares Outstanding

Total consolidated debt(5)			$1,673,936
Preferred stock/units - liquidation preference			$241,068

Common shares outstanding(6)			170,781,808
Operating partnership units outstanding(7)			7,305,749
Total common shares and operating partnership units outstanding			178,087,557

(1)For a definition and discussion of non-GAAP financial measures, see the notes and definitions section beginning on page 33 of this report.

(2)Represents the estimated incremental base rent from uncommenced new and renewal leases as if they had commenced as of April 1, 2022.

(3)Represents the estimated incremental NOI from Q2'22 acquisitions as if they had been acquired on April 1, 2022. We have made a number of assumptions in such estimates and there can be no assurance that we would have generated the projected levels of NOI had we actually owned the acquired entities as of April 1, 2022.

(4)Represents the estimated incremental NOI from the properties that were classified as current or future repo/redev, lease-up or stabilized during the three months ended June 30, 2022, assuming that all repo/redevelopment work had been completed and all of the properties were fully stabilized as of April 1, 2022. Includes all properties that are separately listed on pages 27-28 and excludes “Other Repositionings.” We have made a number of assumptions in such estimates & there can be no assurance that we would have generated the projected levels of NOI had these properties actually been stabilized as of April 1, 2022.

(5)Excludes unamortized loan discount and debt issuance costs totaling $13.4 million.

(6)Represents outstanding shares of common stock of the Company, which excludes 282,611 shares of unvested restricted stock.

(7)Represents outstanding common units of the Company’s operating partnership, Rexford Industrial Realty, L.P., that are owned by unit holders other than Rexford Industrial Realty, Inc. Includes 659,586 vested LTIP Units and 744,899 vested performance units and excludes 250,006 unvested LTIP Units and 1,096,819 unvested performance units.

Second Quarter 2022

Supplemental Financial Reporting Package

Page 32


Notes and Definitions.

Adjusted Funds from Operations (“AFFO”): We calculate adjusted funds from operations, or AFFO, by adding to or subtracting from FFO, as defined below, the following items: (i) certain non-cash operating revenues and expenses, (ii) capitalized operating expenditures such as construction payroll, (iii) recurring capital expenditures required to maintain and re-tenant our properties, (iv) capitalized interest costs resulting from the repositioning/redevelopment of certain of our properties and (v) 2nd generation tenant improvements and leasing commissions. Management uses AFFO as a supplemental performance measure because it provides a performance measure that, when compared year over year, captures trends in portfolio operating results. We also believe that, as a widely recognized measure of the performance of REITs, AFFO will be used by investors as a basis to assess our performance in comparison to other REITs. However, because AFFO may exclude certain non-recurring capital expenditures and leasing costs, the utility of AFFO as a measure of our performance is limited. Additionally, other Equity REITs may not calculate AFFO using the method we do. As a result, our AFFO may not be comparable to such other Equity REITs’ AFFO. AFFO should be considered only as a supplement to net income (as computed in accordance with GAAP) as a measure of our performance.

In-Place Annualized Base Rent and Uncommenced Annualized Base Rent:

•In-Place Annualized Base Rent (“In-Place ABR”): Calculated as the monthly contractual base rent (before rent abatements) per the terms of the lease, as of June 30, 2022, multiplied by 12. Includes leases that have commenced as of June 30, 2022 or leases where tenant has taken early possession of space as of June 30, 2022. Excludes billboard and antenna revenue and tenant reimbursements.

•In-Place ABR per Square Foot: Calculated by dividing In-Place ABR for the lease by the occupied square feet of the lease, as of June 30, 2022.

•Combined In-Place and Uncommenced Annualized Base Rent (“In-Place + Uncommenced ABR”): Calculated by adding (i) In-Place ABR and (ii) ABR Under Uncommenced Leases (see definition below). Does not include adjustments for leases that expired and were not renewed subsequent to June 30, 2022, or adjustments for future known non-renewals.

•ABR Under Uncommenced Leases: Calculated by adding the following:

(i) ABR under Uncommenced New Leases = first full month of contractual base rents (before rent abatements) to be received under Uncommenced New Leases, multiplied by 12.

(ii) Incremental ABR under Uncommenced Renewal Leases = difference between: (a) the first full month of contractual base rents (before rent abatements) to be received under Uncommenced Renewal Leases and (b) the monthly In-Place ABR for the same space as of June 30, 2022, multiplied by 12.

•In-Place + Uncommenced ABR per Square Foot: Calculated by dividing (i) In-Place + Uncommenced ABR for the leases by (ii) the square footage under commenced and uncommenced leases (net of renewal space) as of June 30, 2022.

•Uncommenced New Leases: Reflects new leases (for vacant space) that have been signed but have not yet commenced as of June 30, 2022.

•Uncommenced Renewal Leases: Reflects renewal leases (for space occupied by renewing tenant) that have been signed but have not yet commenced as of June 30, 2022.

Capital Expenditures, Non-recurring: Expenditures made with respect to a property for repositioning, redevelopment, major property or unit upgrade or renovation, and further includes capital expenditures for seismic upgrades, roof or parking lot replacements and capital expenditures for deferred maintenance existing at the time such property was acquired.

Capital Expenditures, Recurring: Expenditures made with respect to a property for maintenance of such property and replacement of items due to ordinary wear and tear including, but not limited to, expenditures made for maintenance of parking lot, roofing materials, mechanical systems, HVAC systems and other structural systems. Recurring capital expenditures shall not include any of the following: (a) major upgrade or renovation of such property not necessary for proper maintenance or marketability of such property; (b) capital expenditures for seismic upgrades; (c) capital expenditures for deferred maintenance for such property existing at the time such property was acquired; or (d) replacements of either roof or parking lots.

Capital Expenditures, First Generation: Capital expenditures for newly acquired space, newly developed or redeveloped space, or change in use.

Cash NOI: Cash basis NOI is a non-GAAP measure, which we calculate by adding or subtracting from NOI (i) fair value lease revenue and (ii) straight-line rent adjustment. We use Cash NOI, together with NOI, as a supplemental performance measure. Cash NOI should not be used as a measure of our liquidity, nor is it indicative of funds available to fund our cash needs. Cash NOI should not be used as a substitute for cash flow from operating activities computed in accordance with GAAP. We use Cash NOI to help evaluate the performance of the Company as a whole, as well as the performance of our Same Property Portfolio.

Core Funds from Operations (“Core FFO”): We calculate Core FFO by adjusting FFO, as defined below, to exclude the impact of certain items that we do not consider reflective of our core revenue or expense streams. Core FFO adjustments consist of (i) acquisition expenses, (ii) loss on extinguishment of debt, (iii) the amortization of the loss on termination of interest rate swaps, (iv) impairments of right of use assets and (v) other amounts as they may occur. Management believes that Core FFO is a useful supplemental measure as it provides a more meaningful and consistent comparison of operating performance and allows investors to more easily compare the Company's operating results. Because these adjustments have a real economic impact on our financial condition and results from operations, the utility of Core FFO as a measure of our performance is limited. Other REITs may not calculate Core FFO in a consistent manner. Accordingly, our Core FFO may not be comparable to other REITs' core FFO. Core FFO should be considered only as a supplement to net income computed in accordance with GAAP as a measure of our performance. “Company Share of Core FFO” reflects Core FFO attributable to common stockholders, which excludes amounts allocable to noncontrolling interests, participating securities and preferred stockholders (which consists of preferred stock dividends, but excludes non-recurring preferred stock redemption charges related to the write-off of original issuance costs which we do not consider reflective of our core revenue or expense streams).

Second Quarter 2022

Supplemental Financial Reporting Package

Page 33


Notes and Definitions.

Debt Covenants ($ in thousands)

June 30, 2022

Current Period Covenant

Revolver and $300M Term Loan Facility

Senior Notes ($100M, $125M, $25M, $75M)

Maximum Leverage Ratio

less than 60%

19.4%

21.2%

Maximum Secured Leverage Ratio

less than 45%

1.4%

N/A

Maximum Secured Leverage Ratio

less than 40%

N/A

1.5%

Maximum Secured Recourse Debt

less than 15%

N/A

—%

Minimum Tangible Net Worth

$4,649,422

N/A

$6,370,069

Minimum Fixed Charge Coverage Ratio

at least 1.50 to 1.00

7.07 to 1.00

Unencumbered Leverage Ratio

less than 60%

19.4%

21.1%

Unencumbered Interest Coverage Ratio

at least 1.75 to 1.00

10.52 to 1.00


		June 30, 2022
	Current Period Covenant	$400M 2.125% Senior Notes and $400M 2.15% Senior Notes
Maximum Debt to Total Asset Ratio	less than 60%	19.7%
Maximum Secured Debt to Total Asset Ratio	less than 40%	1.5%
Minimum Debt Service Coverage Ratio	at least 1.50 to 1.00	6.18 to 1.00
Minimum Unencumbered Assets to Unsecured Debt Ratio	at least 1.50 to 1.00	5.64 to 1.00

Our actual performance for each covenant is calculated based on the definitions set forth in each loan agreement/indenture.

EBITDAre and Adjusted EBITDA: We calculate EBITDAre in accordance with the standards established by the National Association of Real Estate Investment Trusts (“NAREIT”). EBITDAre is calculated as net income (loss) (computed in accordance with GAAP), before interest expense, tax expense, depreciation and amortization, gains (or losses) from sales of depreciable operating property, impairment losses of depreciable property and adjustments to reflect our proportionate share of EBITDAre from our unconsolidated joint venture. We calculate Adjusted EBITDA by adding or subtracting from EBITDAre the following items: (i) non-cash stock based compensation expense, (ii) gain (loss) on extinguishment of debt, (iii) acquisition expenses, (iv) impairments of right of use assets and (v) the pro-forma effects of acquisitions and dispositions. We believe that EBITDAre and Adjusted EBITDA are helpful to investors as a supplemental measure of our operating performance as a real estate company because it is a direct measure of the actual operating results of our industrial properties. We also use these measures in ratios to compare our performance to that of our industry peers. In addition, we believe EBITDAre and Adjusted EBITDA are frequently used by securities analysts, investors and other interested parties in the evaluation of Equity REITs. However, because EBITDAre and Adjusted EBITDA are calculated before recurring cash charges including interest expense and income taxes, and are not adjusted for capital expenditures or other recurring cash requirements of our business, their utility as a measure of our liquidity is limited. Accordingly, EBITDAre and Adjusted EBITDA should not be considered alternatives to cash flow from operating

activities (as computed in accordance with GAAP) as a measure of our liquidity. EBITDAre and Adjusted EBITDA should not be considered as alternatives to net income or loss as an indicator of our operating performance. Other Equity REITs may calculate EBITDAre and Adjusted EBITDA differently than we do; accordingly, our EBITDAre and Adjusted EBITDA may not be comparable to such other Equity REITs’ EBITDAre and Adjusted EBITDA. EBITDAre and Adjusted EBITDA should be considered only as supplements to net income (as computed in accordance with GAAP) as a measure of our performance.

Fixed Charge Coverage Ratio:


	For the Three Months Ended
	Jun 30, 2022			Mar 31, 2022			Dec 31, 2021			Sep 30, 2021			Jun 30, 2021
EBITDAre	$	97,678		$	92,568		$	84,351		$	75,587		$	69,108
Amortization of above/below market lease intangibles	(6,126)			(5,091)			(6,154)			(3,191)			(3,386)
Non-cash stock compensation	6,342			6,052			6,277			4,506			4,463
Loss on extinguishment of debt	877			—			—			505			—
Impairment of right-of-use asset	—			—			992			—			—
Straight line rental revenue adj.	(8,441)			(6,901)			(5,999)			(5,865)			(4,840)
Capitalized payments	(3,296)			(2,895)			(2,539)			(2,062)			(1,700)


Recurring capital expenditures	(2,063)			(1,251)			(3,363)			(2,509)			(2,053)
2nd gen. tenant improvements & leasing commissions	(4,031)			(2,147)			(1,510)			(2,523)			(4,885)

Cash flow for fixed charge coverage calculation	$	80,940		$	80,335		$	72,055		$	64,448		$	56,707
Cash interest expense calculation detail:
Interest expense	10,168			9,683			10,367			10,427			9,593
Capitalized interest	2,419			1,983			1,611			1,277			893
Note payable premium amort.	(62)			(61)			(60)			(23)			28
Amort. of deferred financing costs	(563)			(520)			(517)			(508)			(447)
Amort. of swap term fees & t-locks	(93)			(181)			(804)			(655)			(410)
Cash interest expense	11,869			10,904			10,597			10,518			9,657
Scheduled principal payments	607			635			598			531			332
Preferred stock/unit dividends	3,112			3,037			3,022			3,684			4,345
Fixed charges	$	15,588		$	14,576		$	14,217		$	14,733		$	14,334
Fixed Charge Coverage Ratio	5.2		x	5.5		x	5.1		x	4.4		x	4.0		x

NAREIT Defined Funds from Operations (“FFO”): We calculate FFO in accordance with the standards established by NAREIT. FFO represents net income (loss) (computed in accordance with GAAP), excluding gains (or losses) on sale of real estate assets, gains (or losses) on sale of assets incidental to our business, impairment losses of depreciable operating property or assets incidental to our business, real estate related depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated joint ventures. Management uses FFO as a

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Notes and Definitions.

supplemental performance measure because, in excluding real estate related depreciation and amortization, gains and losses from property dispositions or assets incidental to our business, other than temporary impairments of unconsolidated real estate entities, and impairment on our investment in real estate and other assets incidental to our business, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs. We also believe that, as a widely recognized measure of performance used by other REITs, FFO may be used by investors as a basis to compare our operating performance with that of other REITs. However, because FFO excludes depreciation and amortization and captures neither the changes in the value of our properties that result from use or market conditions nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of our properties, all of which have real economic effects and could materially impact our results from operations, the utility of FFO as a measure of our performance is limited. Other equity REITs may not calculate or interpret FFO in accordance with the NAREIT definition as we do, and, accordingly, our FFO may not be comparable to such other REITs’ FFO. FFO should not be used as a measure of our liquidity, and is not indicative of funds available for our cash needs, including our ability to pay dividends. FFO should be considered only as a supplement to net income computed in accordance with GAAP as a measure of our performance. “Company Share of FFO” reflects FFO attributable to common stockholders, which excludes amounts allocable to noncontrolling interests, participating securities and preferred stockholders (which consists of preferred stock dividends and any preferred stock redemption charges related to the write-off of original issuance costs).

Net Operating Income (“NOI”): NOI is a non-GAAP measure which includes the revenue and expense directly attributable to our real estate properties. NOI is calculated as total revenue from real estate operations including i) rental income, ii) tenant reimbursements, and iii) other income less property expenses. We use NOI as a supplemental performance measure because, in excluding real estate depreciation and amortization expense, general and administrative expenses, interest expense, gains (or losses) on sale of real estate and other non-operating items, it provides a performance measure that, when compared year over year, captures trends in occupancy rates, rental rates and operating costs. We also believe that NOI will be useful to investors as a basis to compare our operating performance with that of other REITs. However, because NOI excludes depreciation and amortization expense and captures neither the changes in the value of our properties that result from use or market conditions, nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of our properties (all of which have real economic effect and could materially impact our results from operations), the utility of NOI as a measure of our performance is limited. Other equity REITs may not calculate NOI in a similar manner and, accordingly, our NOI may not be comparable to such other REITs’ NOI. Accordingly, NOI should be considered only as a supplement to net income as a measure of our performance. NOI should not be used as a measure of our liquidity, nor is it indicative of funds available to fund our cash needs. NOI should not be used as a substitute for cash flow from operating activities in accordance with GAAP. We use NOI to help evaluate the performance of the Company as a whole, as well as the performance of our Same Property Portfolio.

Proforma NOI: Proforma NOI is calculated by adding to NOI the following adjustments: (i) the estimated impact on NOI of uncommenced leases as if they had commenced at the beginning of the reportable period, (ii) the estimated impact on NOI of current period acquisitions as if they had been acquired at the beginning of the reportable period, (iii) the actual NOI of properties sold during the current period and (iv) the estimated incremental NOI from properties that were classified as

repositioning/lease-up properties as of the end of the reporting period, assuming that all repositioning work had been completed and the properties/space were fully stabilized as of the beginning of the reportable period. These estimates do not purport to be indicative of what operating results would have been had the transactions actually occurred at the beginning of the reportable period and may not be indicative of future operating results.

Definitions Related to Properties and Space Under Repositioning/Redevelopment:

•Properties and Space Under Repositioning: Typically defined as properties or units where a significant amount of space is held vacant in order to implement capital improvements that improve the functionality (not including basic refurbishments, i.e., paint and carpet), cash flow and value of that space. A repositioning is generally considered complete once the investment is fully or nearly fully deployed and the property is available for occupancy.

•Properties Under Redevelopment: Typically defined as a properties where we plan to fully or partially demolish an existing building(s) due to building obsolescence and/or a property with excess or vacant land where we plan to construct a ground-up building.

•Estimated Construction Period: The “Start” of the Estimated Construction Period is our current estimate of the period in which we will start physical construction on a property. Prior to Q4-2020, we defined the “Start” as the period in which we began activities to get a property ready for its intended use, which included pre-construction activities, including securing entitlements or permits, design, site work, and other necessary activities preceding construction. The Target Completion of the Estimated Construction Period is our current estimate of the period in which we will have substantially completed a project and the project is made available for occupancy. We expect to update our timing estimates on a quarterly basis.

•Purchase Price: Represents the contractual purchase price of the property plus closing costs.

•Projected Repositioning/Redevelopment Costs: Represents the estimated costs to be incurred to complete construction and lease-up each repositioning/redevelopment project. Estimated costs include (i) nonrecurring capital expenditures, (ii) estimated tenant improvement allowances/costs and (iii) estimated leasing commissions. We expect to update our estimates upon completion of the project, or sooner if there are any significant changes to expected costs from quarter to quarter. Excludes capitalized costs including capitalized interest, property taxes, insurance and compensation.

•Projected Total Investment: Includes the sum of the Purchase Price and Projected Repositioning/Redevelopment Costs.

•Cumulative Investment to Date: Includes the Purchase Price and nonrecurring capital expenditures, tenant improvement costs and leasing commission costs incurred as of the reporting date.

•Estimated Annual Stabilized Cash NOI: Represents management’s estimate of each project’s annual Cash NOI once the property has reached stabilization and initial rental concessions, if any, have elapsed. Actual results may vary materially from our estimates.

•Actual Quarterly NOI: Represents the actual cash NOI (a non-GAAP measure defined on page 33) for the repositioning/redevelopment property for the entire reported quarter or from the date of acquisition if such property was acquired during the current reported quarter.

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Notes and Definitions.

•Estimated Unlevered Stabilized Yield: Calculated by dividing each project’s Estimated Annual Stabilized Cash NOI by its Projected Total Investment.

•Stabilization Date - Properties and Space Under Repositioning/Redevelopment: We consider a repositioning/redevelopment property to be stabilized at the earlier of the following: (i) upon reaching 90% occupancy or (ii) one year from the date of completion of repositioning/redevelopment construction work.

Rental Income: See below for a breakdown of consolidated rental income for the last five trailing quarters. We believe this information is frequently used by management, investors, securities analysts and other interested parties to evaluate the our performance.


	Three Months Ended
	Jun 30, 2022		Mar 31, 2022		Dec 31, 2021		Sep 30, 2021		Jun 30, 2021
Rental revenue (before collectability adjustment)	$	122,937	$	115,532	$	110,009	$	95,862	$	86,935
Tenant reimbursements	25,413		24,553		22,192		19,024		17,119
Other income	479		463		388		232		303
Increase (reduction) in revenue due to change in collectability assessment	158		40		4		142		(121)
Rental income	$	148,987	$	140,588	$	132,593	$	115,260	$	104,236

Rent Change - Cash: Compares the first month cash rent excluding any abatement on new/renewal leases to the last month rent for the most recent expiring lease. Data included for comparable leases only. Comparable leases generally exclude: (i) space that has never been occupied under our ownership, (ii) repositioned/redeveloped space, (iii) space that has been vacant for over one year or (iv) lease terms shorter than six months.

Rent Change - GAAP: Compares GAAP rent, which straightlines rental rate increases and abatements, on new/renewal leases to GAAP rent for the most recent expiring lease. Data included for comparable leases only. Comparable leases generally exclude: (i) space that has never been occupied under our ownership, (ii) repositioned/redeveloped space, (iii) space that has been vacant for over one year or (iv) lease terms shorter than six months.

Same Property Portfolio (“SPP”) (previously referred to as the "Stabilized Same Property Portfolio."): Our 2022 SPP is a subset of our consolidated portfolio and includes properties that were wholly owned by us for the period from January 1, 2021 through June 30, 2022, and excludes (i) any properties that were acquired or sold during the period from January 1, 2021 through June 30, 2022, and (ii) properties acquired prior to January 1, 2021 that were or will be classified as repositioning/redevelopment (current and future) or lease-up during 2021 and 2022 (unless otherwise noted), which we believe will significantly affect the properties’ results during the comparative periods.

SPP Historical Information: The table below reflects selected information related to our SPP as initially reported in each quarter’s respective supplemental package.


	Three Months Ended
	Jun 30, 2022		Mar 31, 2022		Dec 31, 2021		Sep 30, 2021		Jun 30, 2021
# of Properties	224		224		193		194		195
Square Feet	28,581,635		28,570,287		24,619,258		24,652,152		24,721,010
Ending Occupancy	98.9	%	99.3	%	99.1	%	98.8	%	98.4	%
SPP NOI growth	7.0	%	8.0	%	10.0	%	9.7	%	10.1	%
SPP Cash NOI growth	10.1	%	11.7	%	6.8	%	13.3	%	22.0	%

Same Property Portfolio Rental Income: See below for a breakdown of 2022 & 2021 rental income for our SPP. We believe this information is frequently used by management, investors, securities analysts and other interested parties to evaluate the our performance.


	Three Months Ended June 30,							Six Months Ended June 30,
	2022		2021		$ Change		% Change	2022		2021		$ Change		% Change
Rental revenue	$	84,074	$	78,629	$	5,445	6.9%	$	166,333	$	155,009	$	11,324	7.3%
Tenant reimbursements	17,822		15,806		2,016		12.8%	35,536		31,283		4,253		13.6%
Other income	309		242		67		27.7%	551		343		208		60.6%
Rental income	$	102,205	$	94,677	$	7,528	8.0%	$	202,420	$	186,635	$	15,785	8.5%

Reconciliation of Net Income to NOI and Cash NOI (in thousands):


	Three Months Ended
	Jun 30, 2022		Mar 31, 2022		Dec 31, 2021		Sep 30, 2021		Jun 30, 2021
Net Income	$	40,901	$	48,900	$	39,380	$	40,186	$	26,037
Add:
General and administrative	14,863		14,717		15,009		11,806		10,695
Depreciation & amortization	46,609		42,471		41,221		38,676		36,228
Other expenses	295		38		1,262		4		2
Interest expense	10,168		9,683		10,367		10,427		9,593
Loss on extinguishment of debt	877		—		—		505		—
Subtract:
Management & leasing services	130		163		118		136		109
Interest income	1		1		1		7		15


Gain on sale of real estate	—		8,486		6,617		13,702		2,750
NOI	$	113,582	$	107,159	$	100,503	$	87,759	$	79,681
S/L rental revenue adj.	(8,441)		(6,901)		(5,999)		(5,865)		(4,840)
Amortization of above/below market lease intangibles	(6,126)		(5,091)		(6,154)		(3,191)		(3,386)
Cash NOI	$	99,015	$	95,167	$	88,350	$	78,703	$	71,455

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Notes and Definitions.

Reconciliation of Net Income to Total Portfolio NOI, Same Property Portfolio NOI and Same Property Portfolio Cash NOI:


	Three Months Ended June 30,				Six Months Ended June 30,
	2022		2021		2022		2021
Net income	$	40,901	$	26,037	$	89,801	$	56,680
Add:
General and administrative	14,863		10,695		29,580		22,175
Depreciation and amortization	46,609		36,228		89,080		71,372
Other expenses	295		2		333		31
Interest expense	10,168		9,593		19,851		19,345
Loss on extinguishment of debt	877		—		877		—
Deduct:
Management and leasing services	130		109		293		214
Interest income	1		15		2		29

Gain on sale of real estate	—		2,750		8,486		13,610
NOI	$	113,582	$	79,681	$	220,741	$	155,750
Non-Same Property Portfolio rental income	(46,782)		(9,559)		(87,155)		(17,245)
Non-Same Property Portfolio property exp.	11,270		2,810		20,842		5,129
Same Property Portfolio NOI	$	78,070	$	72,932	$	154,428	$	143,634
Straight line rental revenue adjustment	(3,231)		(3,874)		(5,922)		(7,727)
Amort. of above/below market lease intangibles	(1,568)		(2,512)		(3,207)		(4,889)
Same Property Portfolio Cash NOI	$	73,271	$	66,546	$	145,299	$	131,018

Reconciliation of Net Income Attributable to Common Stockholders per Diluted Share Guidance to Company share of Core FFO per Diluted Share Guidance:


	2022 Estimate
	Low		High
Net income attributable to common stockholders	$	0.84	$	0.87
Company share of depreciation and amortization	1.08		1.08
Company share of gains on sale of real estate(1)	(0.05)		(0.05)



Company share of Core FFO	$	1.87	$	1.90

(1)Reflects the sale of 28159 Avenue Stanford on January 13, 2022.

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Form: 8-K

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