2015 ANNUAL REPORT
FOCUSED ON
GROWTH
Celebrating 50 Years and our 5th Anniversary on the NYSE.
NET ASSET VALUE (NAV) PER SHARE*
(January 13, 2011–December 31, 2015)
1/13/11
12/31/11
12/31/12
12/31/13
12/31/14
12/31/15
$22.78
$24.25
$29.50
$34.00
$40.75
$45.00
*NAV is unaudited and has been estimated based on management’s knowledge of its core markets and published pricing data.
On the cover:
WAIKIKI BEACH WALK
Honolulu, HI
THE LANDMARK AT
ONE MARKET
San Francisco, CA
2015 ANNUAL REPORT
This year, American Assets Trust, Inc. proudly celebrates
its 50th anniversary of acquiring, improving, developing and
managing premier retail, office and multifamily properties through-
out the United States in some of the nation’s most dynamic, high-
barrier-to-entry markets. We also celebrate our 5th year as a public company
listed on the NYSE. As many of you know, our predecessor was originally founded
fifty years ago by Ernest Rady with just $35,000 in the trunk of his car, with the
primary focus of creating long term Net Asset Value for its stockholders through high
quality diversified real estate investments.
At American Assets Trust, we celebrate success and we detest failure. We are a company of over 130
caring, committed and diligent employees that are focused on creating success that we measure in
terms of the creation of long term Net Asset Value for our stockholders.
Over the last five years as a public company, we have grown the Net Asset Value of your company from
approximately $22.00 per share to currently over $45.00 per share, which is a compounded annual growth
rate of approximately 14%. Our total shareholder compounded annual return over that same period has been
approximately 17% and our compounded annual growth rate of our dividend has been approximately 8.5%.
We believe we have been a good custodian for our stockholders.
COMPARISON OF 5-YEAR CUMULATIVE TOTAL RETURN
(January 13, 2011–December 31, 2015)
TOTAL RETURN PERFORMANCE
American Assets Trust
S&P 500
FTSE NAREIT All
Equity REITs Index
e
u
l
a
V
x
e
d
n
I
250
225
200
175
150
125
100
75
1/13/2011
12/31/2011
12/31/2012
12/31/2013
12/31/2014
12/31/2015
TOTAL STOCKHOLDER RETURNS
The performance graph above compares the cumulative stockholder return on our shares of common stock for
the period beginning with our initial public offering on the NYSE on January 13, 2011 and ending on December 31,
2015 with the cumulative return of the S&P 500 and the index of equity real estate investment trusts prepared by
the National Association of Real Estate Investment Trusts (“NAREIT”). (The performance graph assumes an initial
investment of $100 and the reinvestment of all dividends into additional common shares during the holding
period. Equity real estate investment trusts are defined as those that derive more than 75% of their gross income
from equity investments in real estate assets. The FTSE NAREIT Equity REIT Total Return Index includes tax quali-
fied real estate investment trusts listed on the NYSE, NYSE Amex, or the NASDAQ.) Past performance is no indica-
tion of future results.
Prior to becoming a public company in 2011, we owned properties not only in our current geographic markets, but
also in other areas of the United States. We learned that the best returns on real estate come from a coastal West
Coast focus where the barriers to entry are high and where people enjoy the moderate climate. As a result, we
AMERICAN ASSETS TRUST
| 1
2015 ANNUAL REPORT
HASSALO ON EIGHTH
Portland, OR
2
| AMERICAN ASSETS TRUST
2015 ANNUAL REPORT
changed our strategy in the early 2000s to sell and/or exchange on a tax-deferred basis our properties across the
country so that what remained was the high quality coastal West Coast portfolio that we have today. That geo-
graphic focus is currently the coastal area between San Diego to Seattle, as well as Hawaii. The majority of our Net
Operating Income comes from retail properties, followed by office and then multifamily.
Our real estate portfolio is not diversified geographically but we are diversified by asset class. Our experience
shows that diversification by asset class works where the asset is of high quality and the barriers to entry are
extremely high. These characteristics go hand in hand with strong demographics such as high household income
and high education levels, which support shopping centers that are dominant in their trade area, office buildings
that cater to corporations and professionals and multifamily projects that provide modern amenities and irre-
placeable locations. Our experience has further shown that the high quality asset diversification has enabled us to
opportunistically focus on one asset class when the market dynamics of another asset class may not be accretive
to our stockholders. It allows us to continue our focus on creating long term Net Asset Value for our
stockholders.
But we are not stopping there. We are committed to further enhancing our portfolio and fueling our internal
growth by not only successfully executing our current development pipeline but also by continuing to unlock
embedded redevelopment opportunities. Please read on to see how we will continue this growth:
1. Existing built-in rent increases within our existing portfolio of high quality real estate.
2. The lease-up and stabilization of our Torrey Reserve expansion of approximately 81,500 square feet of office
and retail space, in San Diego, California, which was completed in the 2nd quarter of 2015.
3. The lease-up and stabilization of Hassalo on Eighth, comprised of 657 multifamily apartment units and approxi-
mately 48,000 square feet of retail space in the Lloyd District of Portland, Oregon, which was completed in the
4th quarter of 2015.
4. The completion, lease-up and stabilization of our Torrey Point development in San Diego, California, comprised
of two Class A office buildings totaling approximately 90,000 square feet, with panoramic unobstructed views of
the Torrey Pines State Park Beach, Torrey Reserve and Pacific Ocean. We expect this development to be com-
pleted in 2017.
5. The potential redevelopment of Oregon Square, which is adjacent to our Hassalo on Eighth development.
6. Opportunistic and accretive acquisitions.
DEVELOPMENT ACTIVITY
Two significant development projects were completed during 2015. Our expansion project at Torrey Reserve in
San Diego was completed during the 2nd quarter of 2015 and added approximately 81,500 square feet of Class A
office space to our Torrey Reserve Campus. In addition, our new mixed use development project known as Hassalo
on Eighth in Portland was completed during the 4th quarter of 2015 and added 657 multifamily units and 47,000
square feet of retail space to our Lloyd District Portfolio. The initial lease-up for both of these projects is in process
and we expect that both projects will be stabilized during the 1st quarter of 2017. As a result of completing these
development projects, we expect to see substantial increases in our operational results in the coming years,
beginning with the 4th quarter of 2016.
Construction of our long anticipated Torrey Point development (formerly known as Sorrento Pointe) commenced
during 2015 and is well under way. Torrey Point, which we anticipate will be completed in early 2017, will consist of
approximately 90,000 square feet of Class A office space. We expect that Torrey Point will be the crown jewel of
office space in San Diego County, with its proximity to Interstates 5 and 805 and State Route 56 and unobstructed,
panoramic views of the Torrey Pines State Park Beach, Torrey Reserve and Pacific Ocean.
We also look forward to the next potential development project within our Lloyd District Portfolio, which we refer
to as “Phase II.” As our Hassalo on Eighth project nears stabilization, we are planning for Phase II, which consists of
four city blocks currently referred to as Oregon Square. We believe our Hassalo on Eighth project is transforming
the Lloyd District in a positive and exciting way, providing luxury apartments and a vibrant nightlife to create a live/
work/play neighborhood within this transit-oriented district. Given this change-in-process, we are evaluating
different alternatives for Phase II to ensure the next development phase enhances our investment in the
Hassalo on Eighth project and is economically prudent given current market conditions.
PORTFOLIO SUMMARY
As of December 31, 2015, our operating portfolio was comprised of 23 retail, office, multifamily and
mixed-use properties with an aggregate of approximately 5.8 million rentable square feet of
retail and office space (including mixed-use retail space), 1,579 residential units (including
122 RV spaces) and a 369-room hotel. Additionally, as of December 31, 2015, we
owned land at five of our properties that we classified as held for development
and construction in progress.
AMERICAN ASSETS TRUST
| 3
2015 ANNUAL REPORT
FINANCIAL REVIEW
.
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RENTAL
INCOME(2)
($ in thousands)
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REAL ESTATE
ASSETS(3)
(at cost, $ In millions)
’11
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’14
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(2) As reported in our Annual Report
on Form 10-K, includes the results
of discontinued operations.
(3) As reported in our
Annual Report on
Form 10-K, includes
the results of
discontinued
operations.
(1) Represents FFO as Adjusted which
excludes one time charges for early
extinguishment of debt, loan trans-
fer and consent fees and gains
from disposition of assets. FFO as
Adjusted may not be comparable to
other REITs. A reconciliation of FFO
to net income can be found in our
Annual Report on Form 10-K.
EMBASSY SUITES
Wakiki Beach Walk
Honolulu, HI
4
| AMERICAN ASSETS TRUST
2015 ANNUAL REPORT
PORTFOLIO HIGHLIGHTS
RETAIL We finished the year 98.6% leased in our retail portfolio, which was the same percentage
leased in 2014. Our retail occupancy and annualized base rent continues to be the highest amongst
our peers. Retail same store NOI growth was 5.5% for 2015 in comparison to 2014.
OFFICE We finished the year 92.4% leased in our office portfolio, an increase of 100 bps over 2014. Office
same store NOI growth was 8.4% for 2015 in comparison to 2014.
MULTIFAMILY We finished the year 95.5% leased in our multifamily portfolio, excluding the recently completed
657 units at Hassalo on Eighth. Our multifamily same store NOI growth was 6.2% in 2015 in comparison to 2014.
MIXED-USE Our mixed-use same store NOI growth was 13.7% in 2015 in comparison to 2014.
PORTFOLIO Overall our portfolio same store NOI growth was 7.7% in 2015 in comparison to 2014.
FINANCING ACTIVITY
In 2015, we closed on our private placement of $200 million of unsecured notes, which included $100 million of
4.45% Senior Guaranteed Notes, Series B, due February 2, 2025 and $100 million of 4.50% Senior Guaranteed
Notes, Series C, due April 1, 2025.
In 2015, we earned investment grade credit ratings from all three major U.S. credit rating agencies. We were
assigned a BBB rating from Fitch Ratings, a Baa3 rating from Moody’s Investors Service and a BBB- rating from
Standard & Poor’s Rating Services. All three credit ratings have a stable outlook.
FINANCIAL RESULTS
For the year ended December 31, 2015, we generated funds from operation, or FFO, for holders of common stock
of $110.0 million, or $1.76 per diluted share, compared to $97.6 million, or $1.62 per diluted share, for the year
ended December 31, 2014. Financial highlights for the year ended December 31, 2015 compared to the year ended
December 31, 2014 include:
Total Revenues grew 6.0% to $275.6 million
Earnings Before Interest Taxes Depreciation and Amortization (EBITDA) grew 4.4% to $157.7 million
FFO per diluted share grew 8.6% to $1.76
We increased our quarterly dividend by 7.5%
Total Debt/Total Capitalization increased from 30.4% to 30.5%
Total Debt/Total Assets Gross decreased from 46.5% to 44.5%
Interest Coverage Ratio increased from 2.9x to 3.4x
Portfolio Weighted Average Fixed Interest Rate decreased from 4.8% to 4.6%
We believe that the real estate climate in our core markets continues to steadily improve as it has over the past five
years and that fundamentals currently remain strong in terms of supply and demand in all three of our asset
classes. However, there is a great deal of development either underway or in the pipeline with respect to office
space in San Francisco and Seattle and multifamily in Portland, which we will continue to monitor closely for poten-
tial impact on our assets and markets. Notwithstanding, we continue to believe that our focus on these major
metropolitan markets and dominant assets will continue to serve our stockholders well for many years to come.
Additionally, we are fortunate to have such a strong, tenured senior management team, each member of which has
significant experience and capabilities across the real estate sector in various asset classes, which provides for
flexibility in pursuing attractive retenanting, acquisitions, development, operational and repositioning opportunities.
We take great pride in what we do and are honored to have all of you as stockholders. On behalf of all of us,
we thank you for your confidence in allowing us to manage your company and we look forward to your
continued support.
Sincerely,
ERNEST S. RADY
Executive Chairman,
President and Chief Executive Officer
ROBERT F. BARTON
Executive Vice President and
Chief Financial Officer
AMERICAN ASSETS TRUST
| 5
2015 ANNUAL REPORT
DEL MONTE SHOPPING CENTER
Monterey, CA
6
6
| AMERICAN ASSETS TRUST
| AMERICAN ASSETS TRUST
AMERICAN ASSETS TRUST
FORM 10-K
UNITED STATES
SECURITIES AND EXCHANGE COMMISSION
WASHINGTON, D.C. 20549
FORM 10-K
ANNUAL REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE ACT OF
1934
For the fiscal year ended December 31, 2015
TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(D) OF THE SECURITIES EXCHANGE
ACT OF 1934
For the transition period from to
or
AMERICAN ASSETS TRUST, INC.
(Exact Name of Registrant as Specified in its Charter)
Commission file number: 001-35030
AMERICAN ASSETS TRUST, L.P.
(Exact Name of Registrant as Specified in its Charter)
Maryland (American Assets Trust, Inc.)
Maryland (American Assets Trust, L.P.)
(State or other jurisdiction of incorporation or organization)
27-3338708 (American Assets Trust, Inc.)
27-3338894 (American Assets Trust, L.P.)
(IRS Employer Identification No.)
11455 El Camino Real, Suite 200, San Diego, California
(Address of Principal Executive Offices)
92130
(Zip Code)
(858) 350-2600
(Registrant’s Telephone Number, Including Area Code)
Securities registered pursuant to Section 12(b) of the Act:
Registrant
American Assets Trust, Inc.
American Assets Trust, L.P.
Title of Each Class
Common Stock, $.01 par value per share
None
Name Of Each Exchange On Which Registered
New York Stock Exchange
None
Securities registered pursuant to Section 12(g) of the Act:
American Assets Trust, Inc.
American Assets Trust, L.P.
None
None
Indicate by check mark if the Registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act.
American Assets Trust, Inc.
American Assets Trust, L.P.
Yes
Yes
No
No
Indicate by check mark if the Registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act.
American Assets Trust, Inc.
American Assets Trust, L.P.
Yes
Yes
No
No
Indicate by check mark whether the Registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the
Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the Registrant was required
to file such reports), and (2) has been subject to such filing requirements for the past 90 days.
American Assets Trust, Inc.
American Assets Trust, L.P.
Yes
Yes
No
No
Indicate by check mark whether the Registrant has submitted electronically and posted on its corporate Website, if any,
every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T during the preceding
12 months (or for such shorter period that the Registrant was required to submit and post such files).
American Assets Trust, Inc.
American Assets Trust, L.P.
Yes
Yes
No
No
Indicate by check mark if disclosure of delinquent filers pursuant to Item 405 of Regulation S-K is not contained herein,
and will not be contained, to the best of Registrant’s knowledge, in definitive proxy or information statements incorporated by
reference in Part III of this Form 10-K or any amendment to this Form 10-K.
Indicate by check mark whether the Registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer or a
smaller reporting company. See definitions of “large accelerated filer,” “accelerated filer” and “smaller reporting company” in
Rule 12b-2 of the Exchange Act. (Check one):
American Assets Trust, Inc.
Large Accelerated Filer
Accelerated Filer
Non-Accelerated Filer
(Do not check if a smaller reporting company)
Smaller reporting company
American Assets Trust, L.P.
Large Accelerated Filer
Accelerated Filer
Non-Accelerated Filer
(Do not check if a smaller reporting company)
Smaller reporting company
Indicate by check mark whether the Registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act).
American Assets Trust, Inc.
American Assets Trust, L.P.
Yes
Yes
No
No
The aggregate market value of American Assets Trust, Inc.'s common shares held by non-affiliates of the Registrant,
based upon the closing sales price of the Registrant's common shares on June 30, 2015 was $1,485.6 million.
The number of American Assets Trust, Inc.’s common shares outstanding on February 19, 2016 was 45,407,402.
DOCUMENTS INCORPORATED BY REFERENCE
Portions of American Assets Trust, Inc.'s Proxy Statement with respect to its 2016 Annual Meeting of Stockholders to be filed
not later than 120 days after the end of its fiscal year are incorporated by reference into Part III hereof.
EXPLANATORY NOTE
This report combines the annual reports on Form 10-K for the year ended December 31, 2015 of American Assets Trust,
Inc., a Maryland corporation, and American Assets Trust, L.P., a Maryland limited partnership, of which American Assets Trust,
Inc. is the parent company and sole general partner. Unless otherwise indicated or unless the context requires otherwise, all
references in this report to “we,” “us,” “our” or “the company” refer to American Assets Trust, Inc. together with its
consolidated subsidiaries, including American Assets Trust, L.P. Unless otherwise indicated or unless the context requires
otherwise, all references in this report to “our Operating Partnership” or “the Operating Partnership” refer to American Assets
Trust, L.P. together with its consolidated subsidiaries.
American Assets Trust, Inc. operates as a real estate investment trust, or REIT, and is the sole general partner of the
Operating Partnership. As of December 31, 2015, American Assets Trust, Inc. owned an approximate 71.7% partnership
interest in the Operating Partnership. The remaining 28.3% partnership interests are owned by non-affiliated investors and
certain of our directors and executive officers. As the sole general partner of the Operating Partnership, American Assets Trust,
Inc. has full, exclusive and complete authority and control over the Operating Partnership’s day-to-day management and
business, can cause it to enter into certain major transactions, including acquisitions, dispositions and refinancings, and can
cause changes in its line of business, capital structure and distribution policies.
The company believes that combining the annual reports on Form 10-K of American Assets Trust, Inc. and the Operating
Partnership into a single report will result in the following benefits:
•
•
•
•
better reflects how management and the analyst community view the business as a single operating unit;
enhance investors' understanding of American Assets Trust, Inc. and the Operating Partnership by enabling them to
view the business as a whole and in the same manner as management;
greater efficiency for American Assets Trust, Inc. and the Operating Partnership and resulting savings in time, effort
and expense; and
greater efficiency for investors by reducing duplicative disclosure by providing a single document for their review.
Management operates American Assets Trust, Inc. and the Operating Partnership as one enterprise. The management of
American Assets Trust, Inc. and the Operating Partnership are the same.
There are a few differences between American Assets Trust, Inc. and the Operating Partnership, which are reflected in the
disclosures in this report. We believe it is important to understand the differences between American Assets Trust, Inc. and the
Operating Partnership in the context of how American Assets Trust, Inc. and the Operating Partnership operate as an
interrelated consolidated company. American Assets Trust, Inc. is a REIT, whose only material asset is its ownership of
partnership interests of the Operating Partnership. As a result, American Assets Trust, Inc. does not conduct business itself,
other than acting as the sole general partner of the Operating Partnership, issuing public equity from time to time and
guaranteeing certain debt of the Operating Partnership. American Assets Trust, Inc. itself does not hold any indebtedness. The
Operating Partnership holds substantially all the assets of the company, directly or indirectly holds the ownership interests in
the company’s real estate ventures, conducts the operations of the business and is structured as a partnership with no publicly-
traded equity. Except for net proceeds from public equity issuances by American Assets Trust, Inc., which are generally
contributed to the Operating Partnership in exchange for partnership units, the Operating Partnership generates the capital
required by the company’s business through the Operating Partnership’s operations, by the Operating Partnership’s direct or
indirect incurrence of indebtedness or through the issuance of operating partnership units.
Noncontrolling interests and stockholders’ equity and partners’ capital are the main areas of difference between the
consolidated financial statements of American Assets Trust, Inc. and those of American Assets Trust, L.P. The partnership
interests in the Operating Partnership that are not owned by American Assets Trust, Inc. are accounted for as partners’ capital in
the Operating Partnership’s financial statements and as noncontrolling interests in American Assets Trust, Inc.’s financial
statements. To help investors understand the significant differences between the company and the Operating Partnership, this
report presents the following separate sections for each of American Assets Trust, Inc. and the Operating Partnership:
•
•
consolidated financial statements;
the following notes to the consolidated financial statements:
Debt;
Equity/Partners' Capital; and
Earnings Per Share/Unit;
• Market for Registrant's Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities; and
• Liquidity and Capital Resources in Management's Discussion and Analysis of Financial Condition and Results of
Operations.
This report also includes separate Item 9A. Controls and Procedures sections and separate Exhibit 31 and 32
certifications for each of American Assets Trust, Inc. and the Operating Partnership in order to establish that the Chief
Executive Officer and the Chief Financial Officer of American Assets Trust, Inc. have made the requisite certifications and
American Assets Trust, Inc. and the Operating Partnership are compliant with Rule 13a-15 or Rule 15d-15 of the Securities
Exchange Act of 1934 and 18 U.S.C. §1350.
AMERICAN ASSETS TRUST, INC. AND AMERICAN ASSETS TRUST, L.P.
ANNUAL REPORT ON FORM 10-K
FISCAL YEAR ENDED DECEMBER 31, 2015
TABLE OF CONTENTS
PART I
ITEM 1. BUSINESS
ITEM 1A. RISK FACTORS
ITEM 1B. UNRESOLVED STAFF COMMENTS
ITEM 2. PROPERTIES
ITEM 3. LEGAL PROCEEDINGS
ITEM 4. MINE SAFETY DISCLOSURES
PART II
ITEM 5. MARKET FOR OUR COMMON EQUITY, RELATED STOCKHOLDER MATTERS AND ISSUER
PURCHASES OF EQUITY SECURITIES
ITEM 6. SELECTED FINANCIAL DATA
ITEM 7. MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
OF OPERATIONS
ITEM 7A. QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
ITEM 8. FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
ITEM 9. CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND
FINANCIAL DISCLOSURE
ITEM 9A. CONTROLS AND PROCEDURES
ITEM 9B. OTHER INFORMATION
PART III
ITEM 10. DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE
ITEM 11. EXECUTIVE COMPENSATION
ITEM 12. SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND
RELATED STOCKHOLDER MATTERS
ITEM 13. CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR
INDEPENDENCE
ITEM 14. PRINCIPAL ACCOUNTING FEES AND SERVICES
PART IV
ITEM 15. EXHIBITS AND FINANCIAL STATEMENT SCHEDULES
SIGNATURES
2
2
6
27
27
32
32
33
33
35
38
63
64
64
64
66
66
66
66
66
66
66
67
67
68
Forward Looking Statements.
We make statements in this report that are forward-looking statements within the meaning of the Private Securities Litigation
Reform Act of 1995 (set forth in Section 27A of the Securities Act of 1933, as amended, or the Securities Act, and Section 21E
of the Securities Exchange Act of 1934, as amended, or the Exchange Act). In particular, statements pertaining to our capital
resources, portfolio performance and results of operations contain forward-looking statements. Likewise, our statements
regarding anticipated growth in our funds from operations and anticipated market conditions, demographics and results of
operations are forward-looking statements. You can identify forward-looking statements by the use of forward-looking
terminology such as “believes,” “expects,” “may,” “will,” “should,” “seeks,” “approximately,” “intends,” “plans,”
“estimates” or “anticipates” or the negative of these words and phrases or similar words or phrases which are predictions of
or indicate future events or trends and which do not relate solely to historical matters. You can also identify forward-looking
statements by discussions of strategy, plans or intentions.
Forward-looking statements involve numerous risks and uncertainties and you should not rely on them as predictions of future
events. Forward-looking statements depend on assumptions, data or methods which may be incorrect or imprecise and we may
not be able to realize them. We do not guarantee that the transactions and events described will happen as described (or that
they will happen at all). The following factors, among others, could cause actual results and future events to differ materially
from those set forth or contemplated in the forward-looking statements:
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
•
adverse economic or real estate developments in our markets;
our failure to generate sufficient cash flows to service our outstanding indebtedness;
defaults on, early terminations of or non-renewal of leases by tenants, including significant tenants;
difficulties in identifying properties to acquire and completing acquisitions;
difficulties in completing dispositions;
our failure to successfully operate acquired properties and operations;
our inability to develop or redevelop our properties due to market conditions;
fluctuations in interest rates and increased operating costs;
risks related to joint venture arrangements;
our failure to obtain necessary outside financing;
on-going litigation;
general economic conditions;
financial market fluctuations;
risks that affect the general retail, office, multifamily and mixed-use environment;
the competitive environment in which we operate;
decreased rental rates or increased vacancy rates;
conflicts of interests with our officers or directors;
lack or insufficient amounts of insurance;
environmental uncertainties and risks related to adverse weather conditions and natural disasters;
other factors affecting the real estate industry generally;
limitations imposed on our business and our ability to satisfy complex rules in order for American Assets
Trust, Inc. to continue to qualify as a real estate investment trust, or REIT, for U.S. federal income tax
purposes; and
changes in governmental regulations or interpretations thereof, such as real estate and zoning laws and
increases in real property tax rates and taxation of REITs.
While forward-looking statements reflect our good faith beliefs, they are not guarantees of future performance. We disclaim any
obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors,
or new information, data or methods, future events or other changes. For a further discussion of these and other factors that
could impact our future results, performance or transactions, see the section entitled “Item 1A. Risk Factors.”
1
ITEM 1.
General
BUSINESS
PART I
References to “we,” “our,” “us” and “our company” refer to American Assets Trust, Inc., a Maryland corporation,
together with our consolidated subsidiaries, including American Assets Trust, L.P., a Maryland limited partnership, of which we
are the sole general partner and which we refer to in this report as our Operating Partnership.
We are a full service, vertically integrated and self-administered real estate investment trust, or REIT, that owns, operates,
acquires and develops high quality retail, office, multifamily and mixed-use properties in attractive, high-barrier-to-entry
markets in Southern California, Northern California, Oregon, Washington, Texas and Hawaii. As of December 31, 2015, our
portfolio is comprised of ten retail shopping centers; seven office properties; a mixed-use property consisting of a 369-room all-
suite hotel and a retail shopping center; and five multifamily properties. Additionally, as of December 31, 2015, we owned land
at five of our properties that we classified as held for development and construction in progress. Our core markets include San
Diego, the San Francisco Bay Area, Portland, Oregon, Bellevue, Washington and Oahu, Hawaii.
We are a Maryland corporation that was formed on July 16, 2010 to acquire the entities owning various controlling and
noncontrolling interests in real estate assets owned and/or managed by Ernest S. Rady or his affiliates, including the Ernest
Rady Trust U/D/T March 13, 1983, or the Rady Trust, and did not have any operating activity until the consummation of our
initial public offering and the related acquisition of our Predecessor (as defined below) on January 19, 2011. After the
completion of our initial public offering and the Formation Transactions (as defined below) on January 19, 2011, our operations
have been carried on through our Operating Partnership. Our company, as the sole general partner of our Operating Partnership,
has control of our Operating Partnership and owned 71.7% of our Operating Partnership as of December 31, 2015. Accordingly,
we consolidate the assets, liabilities and results of operations of our Operating Partnership.
Our “Predecessor” is not a legal entity but rather a combination of entities whose assets included entities owned and/or
controlled by Ernest S. Rady and his affiliates, including the Rady Trust, which in turn owned (1) controlling interests in
entities owning 17 properties and the property management business of American Assets, Inc. and (2) noncontrolling interests
in entities owning four properties (the assets described at (1) and (2) are the “Acquired Assets,” and do not include our
Predecessor's noncontrolling 25% ownership interest in Novato FF Venture, LLC, the entity that owns the Fireman's Fund
Headquarters in Novato, California). The “Formation Transactions” included the acquisition by our Operating Partnership of
the (a) Acquired Assets, (b) the entities that own Waikiki Beach Walk (a mixed-used property consisting of a retail portion and
a hotel portion), or the Waikiki Beach Walk entities, and (c) the entities that own Solana Beach Towne Centre and Solana Beach
Corporate Centre, or the Solana Beach Centre entities (including our Predecessor's ownership interest in these entities).
As noted above, since our initial public offering and the Formation Transactions occurred on January 19, 2011, the results
of operations and financial condition for the entities acquired by us in connection with our initial public offering and related
Formation Transactions are not included in certain historical financial statements. Our results of operations for the year ended
December 31, 2011 reflect the results of operations and financial condition for our Predecessor together with the entities we
acquired at the time of our initial public offering, namely, the Waikiki Beach Walk entities and the Solana Beach Centre
entities.
Our Competitive Strengths
We believe the following competitive strengths distinguish us from other owners and operators of commercial real estate
and will enable us to take advantage of new acquisition and development opportunities, as well as growth opportunities within
our portfolio:
•
Irreplaceable Portfolio of High Quality Retail, Office and Multifamily Properties. We have acquired and
developed a high quality portfolio of retail, office and multifamily properties located in affluent
neighborhoods and sought-after business centers in Southern California, Northern California, Portland,
Oregon, Bellevue, Washington, San Antonio, Texas and Oahu, Hawaii. Many of our properties are located in
in-fill locations where developable land is scarce or where we believe current zoning, environmental and
entitlement regulations significantly restrict new development. We believe that the location of many of our
properties will provide us an advantage in terms of generating higher internal revenue growth on a relative
basis.
• Experienced and Committed Senior Management Team with Strong Sponsorship. The members of our
senior management team have significant experience in all aspects of the commercial real estate industry.
• Properties Located in High-Barrier-to-Entry Markets with Strong Real Estate Fundamentals. Our core
markets currently include Southern California, Northern California, Oregon, Washington and Hawaii, which
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we believe have attractive long-term real estate fundamentals driven by favorable supply and demand
characteristics.
• Extensive Market Knowledge and Long-Standing Relationships Facilitate Access to a Pipeline of
Acquisition and Leasing Opportunities. We believe that our in-depth market knowledge and extensive
network of long-standing relationships in the real estate industry provide us access to an ongoing pipeline of
attractive acquisition and investment opportunities in and near our core markets, while also facilitating our
leasing efforts and providing us with opportunities to increase occupancy rates at our properties.
Internal Growth Prospects through Development, Redevelopment and Repositioning. The development and
redevelopment potential at several of our properties presents compelling growth prospects and our expertise
enhances our ability to capitalize on these opportunities.
•
• Broad Real Estate Expertise with Retail, Office and Multifamily Focus. Our senior management team has
strong experience and capabilities across the real estate sector with significant expertise in the retail, office
and multifamily asset classes, which provides for flexibility in pursuing attractive acquisition, development
and repositioning opportunities. Ernest Rady, our Chairman, President and Chief Executive Officer, and
Robert Barton, our Chief Financial Officer, each have over 25 years of commercial real estate experience,
and the other members of senior management each have over 15 years of commercial real estate experience.
Business and Growth Strategies
Our primary business objectives are to increase operating cash flows, generate long-term growth and maximize
stockholder value. Specifically, we pursue the following strategies to achieve these objectives:
• Capitalizing on Acquisition Opportunities in High-Barrier-to-Entry Markets. We intend to pursue growth
through the strategic acquisition of attractively priced, high quality properties that are well located in their
submarkets, focusing on markets that generally are characterized by strong supply and demand
characteristics, including high barriers to entry and diverse industry bases, that appeal to institutional
investors.
• Repositioning/Redevelopment and Development of Office, Retail and Multifamily Properties. Our strategy
is to selectively reposition and redevelop several of our existing or newly-acquired properties, and we will
also selectively pursue ground-up development of undeveloped land where we believe we can generate
attractive risk-adjusted returns.
• Disciplined Capital Recycling Strategy. Our strategy is to pursue an efficient asset allocation strategy that
maximizes the value of our investments by selectively disposing of properties whose returns appear to have
been maximized and redeploying capital into acquisition, repositioning, redevelopment and development
opportunities with higher return prospects, in each case in a manner that is consistent with our qualification as
a REIT.
• Proactive Asset and Property Management. We actively manage our properties, employ targeted leasing
strategies, leverage our existing tenant relationships and focus on reducing operating expenses to increase
occupancy rates at our properties, attract high quality tenants and increase property cash flows, thereby
enhancing the value of our properties.
Employees
At December 31, 2015, we had 131 employees. None of our employees are represented by a collective bargaining unit.
We believe that our relationship with our employees is good.
Tax Status
We have elected to be taxed as a REIT and believe we are organized and operate in a manner that allows us to qualify and
to remain qualified as a REIT for federal income tax purposes commencing with our taxable year ended December 31, 2011.
We believe that our organization and method of operation will enable us to continue to meet the requirements for qualification
and taxation as a REIT. To maintain REIT status, we must meet a number of organizational and operational requirements,
including a requirement that we annually distribute at least 90% of our net taxable income to our stockholders (excluding any
net capital gains).
Insurance
We carry comprehensive liability, fire, extended coverage, business interruption and rental loss insurance covering all of
the properties in our portfolio under a blanket insurance policy, in addition to other coverages, such as trademark and pollution
coverage, that may be appropriate for certain of our properties. We believe the policy specifications and insured limits are
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appropriate and adequate for our properties given the relative risk of loss, the cost of the coverage and industry practice;
however, our insurance coverage may not be sufficient to fully cover our losses. We do not carry insurance for certain losses,
including, but not limited to, losses caused by riots or war. Some of our policies, like those covering losses due to terrorism and
earthquakes, are insured subject to limitations involving large deductibles or co-payments and policy limits that may not be
sufficient to cover losses, for such events. In addition, all but one of our properties are subject to an increased risk of
earthquakes. While we carry earthquake insurance on all of our properties, the amount of our earthquake insurance coverage
may not be sufficient to fully cover losses from earthquakes. We may reduce or discontinue earthquake, terrorism or other
insurance on some or all of our properties in the future if the cost of premiums for any of these policies exceeds, in our
judgment, the value of the coverage discounted for the risk of loss. Also, if destroyed, we may not be able to rebuild certain of
our properties due to current zoning and land use regulations. As a result, we may be required to incur significant costs in the
event of adverse weather conditions and natural disasters. In addition, our title insurance policies may not insure for the current
aggregate market value of our portfolio, and we do not intend to increase our title insurance coverage if the market value of our
portfolio increases. If we or one or more of our tenants experiences a loss that is uninsured or that exceeds policy limits, we
could lose the capital invested in the damaged properties as well as the anticipated future cash flows from those properties. In
addition, if the damaged properties are subject to recourse indebtedness, we would continue to be liable for the indebtedness,
even if these properties were irreparably damaged. Furthermore, we may not be able to obtain adequate insurance coverage at
reasonable costs in the future as the costs associated with property and casualty renewals may be higher than anticipated.
Regulation
Our properties are subject to various covenants, laws, ordinances and regulations, including laws such as the Americans
with Disabilities Act of 1990, or ADA, and the Fair Housing Amendment Act of 1988, or FHAA, that impose further
restrictions on our properties and operations. Under the ADA and the FHAA, all public accommodations must meet federal
requirements related to access and use by disabled persons. Some of our properties may currently be in non-compliance with
the ADA or the FHAA. If one or more of the properties in our portfolio is not in compliance with the ADA, the FHAA or any
other regulatory requirements, we may be required to incur additional costs to bring the property into compliance and we might
incur governmental fines or the award of damages to private litigants. In addition, we do not know whether existing
requirements will change or whether future requirements will require us to make significant unanticipated expenditures.
Under various federal, state and local laws and regulations relating to the environment, as a current or former owner or
operator of real property, we may be liable for costs and damages resulting from the presence or discharge of hazardous or toxic
substances, waste or petroleum products at, on, in, under or migrating from such property, including costs to investigate, clean
up such contamination and liability for harm to natural resource. Such laws often impose liability without regard to whether the
owner or operator knew of, or was responsible for, the presence of such contamination, and the liability may be joint and
several. These liabilities could be substantial and the cost of any required remediation, removal, fines or other costs could
exceed the value of the property and/or our aggregate assets. In addition, the presence of contamination or the failure to
remediate contamination at our properties may expose us to third-party liability for costs of remediation and/or personal or
property damage or materially adversely affect our ability to sell, lease or develop our properties or to borrow using the
properties as collateral. In addition, environmental laws may create liens on contaminated sites in favor of the government for
damages and costs it incurs to address such contamination. Moreover, if contamination is discovered on our properties,
environmental laws may impose restrictions on the manner in which property may be used or businesses may be operated, and
these restrictions may require substantial expenditures.
Some of our properties have been or may be impacted by contamination arising from current or prior uses of the property,
or adjacent properties, for commercial or industrial purposes. Such contamination may arise from spills of petroleum or
hazardous substances or releases from tanks used to store such materials. For example, Del Monte Center is currently
undergoing remediation of dry cleaning solvent contamination from a former onsite dry cleaner. The environmental issue is
currently in the final stages of remediation which entails the long term ground monitoring by the appropriate regulatory agency
over the next five to seven years. The prior owner of Del Monte Center entered into a fixed fee environmental services
agreement in 1997 pursuant to which the remediation will be completed for approximately $3.5 million, with the remediation
costs paid for through an escrow funded by the prior owner. We expect that the funds in this escrow account will cover all
remaining costs and expenses of the environmental remediation. However, if the Regional Water Quality Control Board -
Central Coast Region were to require further work costing more than the remaining escrowed funds, we could be required to
pay such overage although we may have a claim for such costs against the prior owner or our environmental remediation
consultant. In addition to the foregoing, we possess Phase I Environmental Site Assessments for certain of the properties in our
portfolio. However, the assessments are limited in scope (e.g., they do not generally include soil sampling, subsurface
investigations or hazardous materials survey) and may have failed to identify all environmental conditions or concerns.
Furthermore, we do not have Phase I Environmental Site Assessment reports for all of the properties in our portfolio and, as
such, may not be aware of all potential or existing environmental contamination liabilities at the properties in our portfolio. As
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a result, we could potentially incur material liability for these issues, which could adversely impact our financial condition,
results of operations, cash flow and the per share trading price of our common stock.
As the owner of the buildings on our properties, we could face liability for the presence of hazardous materials (e.g.,
asbestos or lead) or other adverse conditions (e.g., poor indoor air quality) in our buildings. Environmental laws govern the
presence, maintenance, and removal of hazardous materials in buildings, and if we do not comply with such laws, we could
face fines for such noncompliance. Also, we could be liable to third parties (e.g., occupants of the buildings) for damages
related to exposure to hazardous materials or adverse conditions in our buildings, and we could incur material expenses with
respect to abatement or remediation of hazardous materials or other adverse conditions in our buildings. In addition, some of
our tenants routinely handle and use hazardous or regulated substances and wastes as part of their operations at our properties,
which are subject to regulation. Such environmental and health and safety laws and regulations could subject us or our tenants
to liability resulting from these activities.
Competition
We compete with a number of developers, owners and operators of retail, office, multifamily and mixed-use real estate,
many of which own properties similar to ours in the same markets in which our properties are located and some of which have
greater financial resources than we do. In operating and managing our portfolio, we compete for tenants based on a number of
factors, including location, rental rates, security, flexibility and expertise to design space to meet prospective tenants' needs and
the manner in which the property is operated, maintained and marketed. As leases at our properties expire, we may encounter
significant competition to renew or re-let space in light of the large number of competing properties within the markets in
which we operate. As a result, we may be required to provide rent concessions or abatements, incur charges for tenant
improvements and other inducements, including early termination rights or below market renewal options, or we may not be
able to timely lease vacant space. In that case, our financial condition, results of operations, cash flow, per share trading price of
our common stock and ability to satisfy our debt service obligations and to pay dividends may be adversely affected.
We also face competition when pursuing acquisition and disposition opportunities. Our competitors may be able to pay
higher property acquisition prices, may have private access to opportunities not available to us and otherwise be in a better
position to acquire a property. Competition may also have the effect of reducing the number of suitable acquisition
opportunities available to us, increase the price required to consummate an acquisition opportunity and generally reduce the
demand for retail, office, mixed-use and multifamily space in our markets. Likewise, competition with sellers of similar
properties to locate suitable purchasers may result in us receiving lower proceeds from a sale or in us not being able to dispose
of a property at a time of our choosing due to the lack of an acceptable return.
Segments
We operate in four business segments: retail, office, multifamily and mixed-use. Information related to our business
segments for 2015, 2014 and 2013 is set forth in Note 17 to our consolidated financial statements in Item 8 of this Report.
Tenants Accounting for over 10% of Revenues
None of our tenants accounted for more than 10% of total revenues in any of the years ended December 31, 2015, 2014
or 2013. salesforce.com at The Landmark at One Market accounted for approximately 15.7%, 15.9% and 15.9% of total office
segment revenues for the years ended December 31, 2015, 2014 and 2013, respectively.
Foreign Operations
We do not engage in any foreign operations or derive any revenue from foreign sources.
Available Information
We file our annual report on Form 10-K, quarterly reports on Form 10-Q, current reports on Form 8-K, and all
amendments to those reports with the Securities and Exchange Commission, or the SEC. You may obtain copies of these
documents by visiting the SEC’s Public Reference Room at 100 F Street, N.E., Washington, D.C. 20549, by calling the SEC at
1-800-SEC-0330 or by accessing the SEC’s website at www.sec.gov. In addition, as soon as reasonably practicable after such
materials are furnished to the SEC, we make copies of these documents available to the public free of charge through our
website at www.americanassetstrust.com, or by contacting our Secretary at our principal office, which is located at 11455 El
Camino Real, Suite 200, San Diego, California 92130. Our telephone number is (858) 350-2600. The information contained on
our website is not a part of this report and is not incorporated herein by reference.
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Our Corporate Governance Guidelines, Code of Business Conduct and Ethics, Policies and Procedures for Complaints
Regarding Accounting, Internal Accounting Controls, Fraud or Auditing Matters and the charters of our audit committee,
compensation committee and nominating and corporate governance committee are all available in the Corporate Governance
section of the Investor Relations section of our website.
ITEM 1A.
RISK FACTORS
The following section includes the most significant factors that may adversely affect our business and operations. The
risk factors describe risks that may affect these statements but are not all-inclusive, particularly with respect to possible future
events. Moreover, we operate in a very competitive and rapidly changing environment. New risk factors emerge from time to
time and it is not possible for us to predict all such risk factors, nor can we assess the impact of all such risk factors on our
business or the extent to which any factor, or combination of factors, may cause actual results to differ materially from those
contained in any forward-looking statements. This discussion of risk factors includes many forward-looking statements. For
cautions about relying on forward-looking statements, please refer to the section entitled “Forward Looking Statements” at the
beginning of this Report immediately prior to Item 1.
Risks Related to Our Business and Operations
Our portfolio of properties is dependent upon regional and local economic conditions and is geographically concentrated in
California, Oregon, Washington, Texas and Hawaii, which may cause us to be more susceptible to adverse developments in
those markets than if we owned a more geographically diverse portfolio.
Our properties are located in California, Oregon, Washington, Texas and Hawaii, and substantially all of our properties
are concentrated in California, Oregon, Washington and Hawaii, which exposes us to greater economic risks than if we owned a
more geographically diverse portfolio. As a result, we are particularly susceptible to adverse economic or other conditions in
these markets (such as periods of economic slowdown or recession, business layoffs or downsizing, industry slowdowns,
relocations of businesses, increases in real estate and other taxes and the cost of complying with governmental regulations or
increased regulation), as well as to natural disasters that occur in these markets (such as earthquakes, wildfires and other
events). If there is a downturn in the economy in these markets, our operations and our revenue and cash available for
distribution, including cash available to pay distributions to American Assets Trust, Inc.'s stockholders or American Assets
Trust, L.P.'s unitholders, could be materially adversely affected. We cannot assure you that these markets will grow or that
underlying real estate fundamentals will be favorable to owners and operators of retail, office, mixed-use or multifamily
properties. Our operations may also be affected if competing properties are built in any of these markets. Moreover, submarkets
within any of our core markets may be dependent upon a limited number of industries. In addition, the State of California is
regarded as more litigious, highly regulated and taxed than many other states, all of which may reduce demand for retail, office,
mixed-use or multifamily space in California. Any adverse economic or real estate developments in the California, Oregon,
Washington or Hawaii markets, or any decrease in demand for retail, office, multifamily or mixed-use space resulting from the
regulatory environment, business climate or energy or fiscal problems, could adversely impact our financial condition, results
of operations, cash flow, our ability to satisfy our debt service obligations and our ability to pay distributions to American
Assets Trust, Inc.'s stockholders or American Assets Trust, L.P.'s unitholders.
We have a substantial amount of indebtedness, which may expose us to the risk of default under our debt obligations.
At December 31, 2015, we had total debt outstanding of $1,064.0 million, excluding the unamortized fair value
adjustment, a substantial portion of which contains non-recourse carve-out guarantees and environmental indemnities from us
and our Operating Partnership, and we may incur significant additional debt to finance future acquisition and development
activities. We also have an amended and restated credit facility with a capacity of $350.0 million, consisting of a revolving line
of credit of $250 million and a term loan of $100 million. Payments of principal and interest on borrowings may leave us with
insufficient cash resources to operate our properties or to pay the dividends currently contemplated or necessary to maintain our
REIT qualification. Our level of debt and the limitations imposed on us by our debt agreements could have significant adverse
consequences, including the following:
our cash flow may be insufficient to meet our required principal and interest payments;
•
• we may be unable to borrow additional funds as needed or on favorable terms, which could, among other
things, adversely affect our ability to meet operational needs;
• we may be unable to refinance our indebtedness at maturity or the refinancing terms may be less favorable
than the terms of our original indebtedness;
• we may be forced to dispose of one or more of our properties, possibly on unfavorable terms or in violation
of certain covenants to which we may be subject;
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• we may violate restrictive covenants in our loan documents, which would entitle the lenders to accelerate our
debt obligations; and
•
our default under any loan with cross default provisions could result in a default on other indebtedness.
If any one of these events were to occur, our financial condition, results of operations, cash flow and per share trading
price of our common stock could be adversely affected. Furthermore, foreclosures could create taxable income without
accompanying cash proceeds, which could hinder our ability to meet the REIT distribution requirements imposed by the
Internal Revenue Code of 1986, or the Code.
We depend on significant tenants in our office properties, and a bankruptcy, insolvency or inability to pay rent of any of
these tenants may adversely affect the income produced by our office properties and could have an adverse effect on our
financial condition, results of operations, cash flow and the per share trading price of our common stock.
As of December 31, 2015, the three largest tenants in our office portfolio - salesforce.com, Inc., Autodesk, Inc. and
Veterans Benefits Administration - represented approximately 25.9% of the total annualized base rent in our office portfolio.
salesforce.com, Inc. is a provider of customer and collaboration relationship management services to various businesses and
industries worldwide. Autodesk, Inc. is an American multinational corporation that focuses on 3-D design software for use in
the architecture, engineering, construction, manufacturing, media and entertainment industries. The Veterans Benefits
Administration is a division of the U.S. Department of Veterans Affairs and is responsible for administering financial and other
forms of assistance to veterans and their dependents. The inability of a significant tenant to pay rent or the bankruptcy or
insolvency of a significant tenant may adversely affect the income produced by our office properties. If a tenant becomes
bankrupt or insolvent, federal law may prohibit us from evicting such tenant based solely upon such bankruptcy or insolvency.
In addition, a bankrupt or insolvent tenant may be authorized to reject and terminate its lease with us. Any claim against such
tenant for unpaid, future rent would be subject to a statutory cap that might be substantially less than the remaining rent owed
under the lease. If any of these tenants were to experience a downturn in its business or a weakening of its financial condition
resulting in its failure to make timely rental payments or causing it to default under its lease, we may experience delays in
enforcing our rights as landlord and may incur substantial costs in protecting our investment. Any such event could have an
adverse effect on our financial condition, results of operations, cash flow and the per share trading price of our common stock.
Our retail shopping center properties depend on anchor stores or major tenants to attract shoppers and could be adversely
affected by the loss of, or a store closure by, one or more of these tenants.
Our retail shopping center properties typically are anchored by large, nationally recognized tenants. At any time, our
tenants may experience a downturn in their business that may significantly weaken their financial condition. As a result, our
tenants, including our anchor and other major tenants, may fail to comply with their contractual obligations to us, seek
concessions in order to continue operations or declare bankruptcy, any of which could result in the termination of such tenants'
leases and the loss of rental income attributable to the terminated leases. In addition, certain of our tenants may cease
operations while continuing to pay rent, which could decrease customer traffic, thereby decreasing sales for our other tenants at
the applicable retail property. In addition to these potential effects of a business downturn, mergers or consolidations among
large retail establishments could result in the closure of existing stores or duplicate or geographically overlapping store
locations, which could include stores at our retail properties.
Loss of, or a store closure by, an anchor or major tenant could significantly reduce our occupancy level or the rent we
receive from our retail properties, and we may not have the right to re-lease vacated space or we may be unable to re-lease
vacated space at attractive rents or at all. Moreover, in the event of default by a major tenant or anchor store, we may
experience delays and costs in enforcing our rights as landlord to recover amounts due to us under the terms of our agreements
with those parties. The occurrence of any of the situations described above, particularly if it involves an anchor tenant with
leases in multiple locations, could seriously harm our performance and could adversely affect the value of the applicable retail
property.
For example, Sears Holdings Corporation, the parent company of Sears Roebuck and Co. and Kmart Corporation, which
leases retail space for a Kmart store at one of our properties with an aggregate of 119,590 leased square feet for an aggregate
annualized base rent of $4.5 million as of December 31, 2015, announced in early 2012 that it would close approximately 80
stores during the year. While Sears Holdings Corporation has not closed the Kmart store at one of our properties, Kmart
continued to have ongoing financial difficulties during 2015 and there is no guaranty that the Kmart store will not be closed in
the future. The loss of Kmart as a tenant at our property could (1) decrease customer traffic for our other tenants at the
property, thereby decreasing sales for such tenants and (2) make it more difficult for us to secure tenant lease renewals or new
tenants for the property.
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As of December 31, 2015, our largest anchor tenants were Kmart, Lowe's and Sports Authority, which together
represented approximately 15.1% of our total annualized base rent of our retail portfolio in the aggregate, and 6.2%, 6.0% and
2.9%, respectively, of the annualized base rent generated by our retail properties.
Many of the leases at our retail properties contain “co-tenancy” or “go-dark” provisions, which, if triggered, may allow
tenants to pay reduced rent, cease operations or terminate their leases, any of which could adversely affect our performance
or the value of the applicable retail property.
Many of the leases at our retail properties contain “co-tenancy” provisions that condition a tenant's obligation to remain
open, the amount of rent payable by the tenant or the tenant's obligation to continue occupancy on certain conditions, including:
(1) the presence of a certain anchor tenant or tenants; (2) the continued operation of an anchor tenant's store; and (3) minimum
occupancy levels at the applicable retail property. If a co-tenancy provision is triggered by a failure of any of these or other
applicable conditions, a tenant could have the right to cease operations, to terminate its lease early or to a reduction of its rent.
In periods of prolonged economic decline, there is a higher than normal risk that co-tenancy provisions will be triggered as
there is a higher risk of tenants closing stores or terminating leases during these periods. In addition to these co-tenancy
provisions, certain of the leases at our retail properties contain “go-dark” provisions that allow the tenant to cease operations
while continuing to pay rent. This could result in decreased customer traffic at the applicable retail property, thereby decreasing
sales for our other tenants at that property, which may result in our other tenants being unable to pay their minimum rents or
expense recovery charges. These provisions also may result in lower rental revenue generated under the applicable leases. To
the extent co-tenancy or go-dark provisions in our retail leases result in lower revenue or tenant sales or tenants' rights to
terminate their leases early or to a reduction of their rent, our performance or the value of the applicable retail property could be
adversely affected.
We may be unable to renew leases, lease vacant space or re-let space as leases expire, thereby increasing or prolonging
vacancies, which could adversely affect our financial condition, results of operations, cash flow and per share trading price
of our common stock.
As of December 31, 2015, leases representing 8.1% of the square footage and 9.6% of the annualized base rent of the
properties in our office, retail and retail portion of our mixed-use portfolios will expire in 2016, and an additional 4.2% of the
square footage of the properties in our office, retail and retail portion of our mixed-use portfolios was available. We cannot
assure you that leases will be renewed or that our properties will be re-let at rental rates equal to or above the current average
rental rates or that substantial rent abatements, tenant improvements, early termination rights or below market renewal options
will not be offered to attract new tenants or retain existing tenants. In addition, our ability to lease our multifamily properties at
favorable rates, or at all, is dependent upon the overall level of spending in the economy, which is adversely affected by, among
other things, job losses and unemployment levels, recession, personal debt levels, the downturn in the housing market, stock
market volatility and uncertainty about the future. If the rental rates for our properties decrease, our existing tenants do not
renew their leases or we do not re-let a significant portion of our available space and space for which leases will expire, our
financial condition, results of operations, cash flow and per share trading price of our common stock could be adversely
affected.
We may be unable to identify and complete acquisitions of properties that meet our criteria, which may impede our growth.
Our business strategy involves the acquisition of retail, office, multifamily and mixed-use properties. These activities
require us to identify suitable acquisition candidates or investment opportunities that meet our criteria and are compatible with
our growth strategies. We continue to evaluate the market of available properties and may attempt to acquire properties when
strategic opportunities exist. However, we may be unable to acquire properties identified as potential acquisition opportunities.
Our ability to acquire properties on favorable terms, or at all, may be exposed to the following significant risks:
• we may incur significant costs and divert management attention in connection with evaluating and
negotiating potential acquisitions, including ones that we are subsequently unable to complete;
even if we enter into agreements for the acquisition of properties, these agreements are subject to conditions
to closing, which we may be unable to satisfy; and
•
• we may be unable to finance the acquisition on favorable terms or at all.
If we are unable to finance property acquisitions or acquire properties on favorable terms, or at all, our financial
condition, results of operations, cash flow and per share trading price of our common stock could be adversely affected. In
addition, failure to identify or complete acquisitions of suitable properties could slow our growth.
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We face significant competition for acquisitions of real properties, which may reduce the number of acquisition
opportunities available to us and increase the costs of these acquisitions.
The current market for acquisitions continues to be extremely competitive. This competition may increase the demand for
the types of properties in which we typically invest and, therefore, reduce the number of suitable acquisition opportunities
available to us and increase the prices paid for such acquisition properties. We also face significant competition for attractive
acquisition opportunities from an indeterminate number of investors, including publicly traded and privately held REITs,
private equity investors and institutional investment funds, some of which have greater financial resources than we do, a greater
ability to borrow funds to acquire properties and the ability to accept more risk than we can prudently manage, including risks
with respect to the geographic proximity of investments and the payment of higher acquisition prices. This competition will
increase if investments in real estate become more attractive relative to other forms of investment. Competition for investments
may reduce the number of suitable investment opportunities available to us and may have the effect of increasing prices paid
for such acquisition properties and/or reducing the rents we can charge and, as a result, adversely affecting our operating
results.
Our future acquisitions may not yield the returns we expect, and we may otherwise be unable to operate these properties to
meet our financial expectations, which could adversely affect our financial condition, results of operations, cash flow and
per share trading price of our common stock.
Our future acquisitions and our ability to successfully operate the properties we acquire in such acquisitions may be
exposed to the following significant risks:
•
even if we are able to acquire a desired property, competition from other potential acquirers may significantly
increase the purchase price;
• we may acquire properties that are not accretive to our results upon acquisition, and we may not successfully
manage and lease those properties to meet our expectations;
our cash flow may be insufficient to meet our required principal and interest payments;
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• we may spend more than budgeted amounts to make necessary improvements or renovations to acquired
properties;
• we may be unable to quickly and efficiently integrate new acquisitions, particularly acquisitions of portfolios
of properties, into our existing operations, and as a result our results of operations and financial condition
could be adversely affected;
• market conditions may result in higher than expected vacancy rates and lower than expected rental rates; and
• we may acquire properties subject to liabilities and without any recourse, or with only limited recourse, with
respect to unknown liabilities, such as liabilities for clean-up of undisclosed environmental contamination,
claims by tenants, vendors or other persons dealing with the former owners of the properties, liabilities
incurred in the ordinary course of business and claims for indemnification by general partners, directors,
officers and others indemnified by the former owners of the properties.
If we cannot operate acquired properties to meet our financial expectations, our financial condition, results of operations,
cash flow and per share trading price of our common stock could be adversely affected.
We may not be able to control our operating costs or our expenses may remain constant or increase, even if our revenues do
not increase, causing our results of operations to be adversely affected.
Factors that may adversely affect our ability to control operating costs include the need to pay for insurance and other
operating costs, including real estate taxes, which could increase over time, the need periodically to repair, renovate and re-
lease space, the cost of compliance with governmental regulation, including zoning and tax laws, the potential for liability
under applicable laws, interest rate levels and the availability of financing. If our operating costs increase as a result of any of
the foregoing factors, our results of operations may be adversely affected.
The expense of owning and operating a property is not necessarily reduced when circumstances such as market factors
and competition cause a reduction in income from the property. As a result, if revenues decline, we may not be able to reduce
our expenses accordingly. Costs associated with real estate investments, such as real estate taxes, insurance, loan payments and
maintenance, generally will not be reduced even if a property is not fully occupied or other circumstances cause our revenues to
decrease. If we are unable to decrease operating costs when demand for our properties decreases and our revenues decline, our
financial condition, results of operations and our ability to make distributions to American Assets Trust, Inc.'s stockholders or
American Assets Trust, L.P.'s unitholders may be adversely affected.
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Our ability to grow will be limited if we cannot obtain additional capital.
If economic conditions and conditions in the capital markets are not favorable at the time we need to raise capital, we
may need to obtain capital on less favorable terms than our current debt financings. Equity capital could include our common
shares or preferred shares. We cannot guarantee that additional financing, refinancing or other capital will be available in the
amounts we desire or on favorable terms. Our access to debt or equity capital depends on a number of factors, including the
market's perception of our growth potential, our ability to pay dividends, and our current and potential future earnings.
Depending on the outcome of these factors as well as the impact of the economic environment, we could experience delay or
difficulty in implementing our growth strategy, including the development and redevelopment of our assets, on satisfactory
terms, or be unable to implement this strategy.
High mortgage rates and/or unavailability of mortgage debt may make it difficult for us to finance or refinance properties,
which could reduce the number of properties we can acquire, our net income and the amount of cash distributions we can
make.
If mortgage debt is unavailable at reasonable rates, we may not be able to finance the purchase of properties. If we place
mortgage debt on properties, we may be unable to refinance the properties when the loans become due, or to refinance on
favorable terms. If interest rates are higher when we refinance our properties, our income could be reduced. If any of these
events occur, our cash flow could be reduced. This, in turn, could reduce cash available for distribution to our stockholders and
may hinder our ability to raise more capital by issuing more stock or by borrowing more money. In addition, to the extent we
are unable to refinance the properties when the loans become due, we will have fewer debt guarantee opportunities available to
offer under our tax protection agreement.
Mortgage debt obligations expose us to the possibility of foreclosure, which could result in the loss of our investment in a
property or group of properties subject to mortgage debt.
Incurring mortgage and other secured debt obligations increases our risk of property losses because defaults on
indebtedness secured by properties may result in foreclosure actions initiated by lenders and ultimately our loss of the property
securing any loans for which we are in default. Any foreclosure on a mortgaged property or group of properties could adversely
affect the overall value of our portfolio of properties. Moreover, repayment of mortgage and other secured debt obligations
could limit the funds that are available to repay our unsecured debt obligations. For tax purposes, a foreclosure on any of our
properties that is subject to a nonrecourse mortgage loan would be treated as a sale of the property for a purchase price equal to
the outstanding balance of the debt secured by the mortgage. If the outstanding balance of the debt secured by the mortgage
exceeds our tax basis in the property, we would recognize taxable income on foreclosure, but would not receive any cash
proceeds, which could hinder our ability to meet the REIT distribution requirements imposed by the Code.
Some of our financing arrangements involve balloon payment obligations, which may adversely affect our ability to make
distributions.
Some of our financing arrangements require us to make a lump-sum or “balloon” payment at maturity. Our ability to
make a balloon payment at maturity is uncertain and may depend upon our ability to obtain additional financing or our ability
to sell the property. At the time the balloon payment is due, we may or may not be able to refinance the existing financing on
terms as favorable as the original loan or sell the property at a price sufficient to make the balloon payment. The effect of a
refinancing or sale could affect the rate of return to stockholders and the projected time of disposition of our assets. In addition,
payments of principal and interest made to service our debts may leave us with insufficient cash to pay the distributions that we
are required to pay to maintain our qualification as a REIT.
Failure to hedge effectively against interest rate changes may adversely affect our financial condition, results of operations,
cash flow and per share trading price of our common stock.
The REIT rules impose certain restrictions on our ability to utilize hedges, swaps and other types of derivatives to hedge
our liabilities. Subject to these restrictions, we may enter into hedging transactions to protect us from the effects of interest rate
fluctuations on floating rate debt. Our hedging transactions may include entering into interest rate cap agreements or interest
rate swap agreements. For example, in January 2014, we entered into an interest rate swap agreement that is intended to fix the
interest rate associated with our term loan of $100 million at approximately 3.08% (subject to adjustments based on our
consolidated leverage ratio) through the maturity date of the loan and maturity date extension options. Additionally, in August
2014, we entered into (and later settled in September 2014) a one-month forward-starting seven-year swap contract to reduce
the interest rate variability exposure of the projected interest cash flows of our then-prospective Series A Notes (as defined
below). These agreements involve risks, such as the risk that such arrangements would not be effective in reducing our
exposure to interest rate changes or that a court could rule that such an agreement is not legally enforceable. In addition,
interest rate hedging can be expensive, particularly during periods of rising and volatile interest rates. Hedging could reduce the
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overall returns on our investments. Failure to hedge effectively against interest rate changes could materially adversely affect
our financial condition, results of operations, cash flow and per share trading price of our common stock. In addition, while
such agreements would be intended to lessen the impact of rising interest rates on us, they could also expose us to the risk that
the other parties to the agreements would not perform, we could incur significant costs associated with the settlement of the
agreements or that the underlying transactions could fail to qualify as highly-effective cash flow hedges under Financial
Accounting Standards Board, or FASB, Accounting Standards Codification, or ASC, Topic 815, Derivative and Hedging.
Our amended and restated credit facility and note purchase agreement restrict our ability to engage in some business
activities, including our ability to incur additional indebtedness, make capital expenditures and make certain investments,
which could adversely affect our financial condition, results of operations, cash flow and per share trading price of our
common stock.
Our amended and restated credit facility and note purchase agreement contain customary negative covenants and other
financial and operating covenants that, among other things:
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restrict our ability to incur additional indebtedness;
restrict our ability to incur additional liens;
restrict our ability to make certain investments (including certain capital expenditures);
restrict our ability to merge with another company;
restrict our ability to sell or dispose of assets;
restrict our ability to make distributions to American Assets Trust, Inc.'s stockholders or American Assets
Trust, L.P.'s unitholders; and
require us to satisfy minimum financial coverage ratios, minimum tangible net worth requirements and
maximum leverage ratios.
These limitations restrict our ability to engage in some business activities, which could adversely affect our financial
condition, results of operations, cash flow and per share trading price of our common stock. In addition, our credit facility
contains specific cross-default provisions with respect to specified other indebtedness, giving the lenders and/or note
purchasers the right to declare a default if we are in default under other loans in some circumstances.
The effective subordination of our unsecured indebtedness may reduce amounts available for payment on our unsecured
indebtedness.
Our amended and restated credit facility and the notes issued under our note purchase agreement represent unsecured
indebtedness. The holders of our secured debt may foreclose on the assets securing such debt, reducing the cash flow from the
foreclosed property available for payment of unsecured debt. The holders of any of our secured debt also would have priority
over unsecured creditors in the event of a bankruptcy, liquidation or similar proceeding.
If we invest in mortgage receivables, including originating mortgages, such investment would be subject to several risks, any
of which could decrease the value of such investments and result in a significant loss to us.
From time to time, we may invest in mortgage receivables, including originating mortgages. In general, investments in
mortgages are subject to several risks, including:
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borrowers may fail to make debt service payments or pay the principal when due, which may make it
necessary for us to foreclose our mortgages or engage in costly negotiations;
the value of the mortgaged property may be less than the principal amount of the mortgage note securing the
property;
interest rates payable on the mortgages may be lower than our cost for the funds to acquire these mortgages;
and
the mortgages may be or become subordinated to mechanics' or materialmen's liens or property tax liens, in
which case we would need to make payments to maintain the current status of a prior lien or discharge it in its
entirety to protect such mortgage investment.
If any of these risks were to be realized, the total amount we would recover from our mortgage receivables may be less
than our total investment, resulting in a loss and our mortgage receivables may be materially and adversely affected.
Adverse economic and geopolitical conditions and dislocations in the credit markets could have a material adverse effect on
our financial condition, results of operations, cash flow and per share trading price of our common stock.
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Our business may be affected by market and economic challenges experienced by the U.S. economy or real estate
industry as a whole, including dislocations in the credit markets. These conditions, or similar conditions existing in the future,
may adversely affect our financial condition, results of operations, cash flow and per share trading price of our common stock
as a result of the following potential consequences, among others:
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decreased demand for retail, office, multifamily and mixed-use space, which would cause market rental rates
and property values to be negatively impacted;
reduced values of our properties may limit our ability to dispose of assets at attractive prices or to obtain debt
financing secured by our properties and may reduce the availability of unsecured loans;
our ability to obtain financing on terms and conditions that we find acceptable, or at all, may be limited,
which could reduce our ability to pursue acquisition and development opportunities and refinance existing
debt, reduce our returns from our acquisition and development activities and increase our future interest
expense; and
one or more lenders under our amended and restated credit facility could refuse to fund their financing
commitment to us or could fail and we may not be able to replace the financing commitment of any such
lenders on favorable terms, or at all.
We are subject to risks that affect the general retail environment, such as weakness in the economy, the level of consumer
spending, the adverse financial condition of large retailing companies and competition from discount and internet retailers,
any of which could adversely affect market rents for retail space and the willingness or ability of retailers to lease space in
our shopping centers.
A portion of our properties are in the retail real estate market. This means that we are subject to factors that affect the
retail sector generally, as well as the market for retail space. The retail environment and the market for retail space have
previously been, and could again be, adversely affected by weakness in the national, regional and local economies, the level of
consumer spending and consumer confidence, the adverse financial condition of some large retailing companies, the ongoing
consolidation in the retail sector, the excess amount of retail space in a number of markets and increasing competition from
discount retailers, outlet malls, internet retailers and other online businesses. Increases in consumer spending via the internet
may significantly affect our retail tenants' ability to generate sales in their stores. In addition, some of our retail tenants face
competition from the expanding market for digital content and hardware. New and enhanced technologies, including new
digital technologies and new web services technologies, may increase competition for certain of our retail tenants.
Any of the foregoing factors could adversely affect the financial condition of our retail tenants and the willingness of
retailers to lease space in our shopping centers. In turn, these conditions could negatively affect market rents for retail space
and could materially and adversely affect our financial condition, results of operations, cash flow, the trading price of our
common shares and our ability to satisfy our debt service obligations and to pay distributions to American Assets Trust, Inc.'s
stockholders or American Assets Trust, L.P.'s unitholders.
We face significant competition in the leasing market, which may decrease or prevent increases of the occupancy and rental
rates of our properties.
We compete with numerous developers, owners and operators of real estate, many of which own properties similar to
ours in the same submarkets in which our properties are located. If our competitors offer space at rental rates below current
market rates, or below the rental rates we currently charge our tenants, we may lose existing or potential tenants and we may be
pressured to reduce our rental rates below those we currently charge or to offer more substantial rent abatements, tenant
improvements, early termination rights or below market renewal options in order to retain tenants when our tenants' leases
expire. As a result, our financial condition, results of operations, cash flow and per share trading price of our common stock
could be adversely affected.
We may be required to make rent or other concessions and/or significant capital expenditures to improve our properties in
order to retain and attract tenants, causing our financial condition, results of operations, cash flow and per share trading
price of our common stock to be adversely affected.
We may be required, upon expiration of leases at our properties, to make rent or other concessions to tenants,
accommodate requests for renovations, build-to-suit remodeling and other improvements or provide additional services to our
tenants. As a result, we may have to make significant capital or other expenditures in order to retain tenants whose leases expire
and to attract new tenants in sufficient numbers. Additionally, we may need to raise capital to make such expenditures. If we are
unable to do so or capital is otherwise unavailable, we may be unable to make the required expenditures. This could result in
non-renewals by tenants upon expiration of their leases, which could cause an adverse effect to our financial condition, results
of operations, cash flow and per share trading price of our common stock.
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The actual rents we receive for the properties in our portfolio may be less than our asking rents, and we may experience
lease roll down from time to time, which could negatively impact our ability to generate cash flow growth.
As a result of various factors, including competitive pricing pressure in our submarkets, adverse conditions in the
California, Oregon, Washington, Texas and Hawaii real estate markets and the desirability of our properties compared to other
properties in our submarkets, we may be unable to realize the asking rents across the properties in our portfolio. In addition, the
degree of discrepancy between our asking rents and the actual rents we are able to obtain may vary both from property to
property and among different leased spaces within a single property. If we are unable to obtain rental rates that are on average
comparable to our asking rents across our portfolio, then our ability to generate cash flow growth will be negatively impacted.
In addition, depending on asking rental rates at any given time as compared to expiring leases in our portfolio, from time to
time rental rates for expiring leases may be higher than starting rental rates for new leases.
We may acquire properties or portfolios of properties through tax deferred contribution transactions, which could result in
stockholder dilution and limit our ability to sell or refinance such assets.
In the future we may acquire properties or portfolios of properties through tax deferred contribution transactions in
exchange for partnership interests in our Operating Partnership, which may result in stockholder dilution through the issuance
of Operating Partnership units that may be exchanged for shares of our common stock. This acquisition structure may have the
effect of, among other things, reducing the amount of tax depreciation we could deduct over the tax life of the acquired
properties, and may require that we agree to protect the contributors' ability to defer recognition of taxable gain through
restrictions on our ability to dispose of, or refinance the debt on, the acquired properties. Similarly, we may be required to incur
or maintain debt we would otherwise not incur so we can allocate the debt to the contributors to maintain their tax bases. These
restrictions could limit our ability to sell an asset at a time, or on terms, that would be favorable absent such restrictions.
We are subject to the business, financial and operating risks inherent to the hospitality industry, including competition for
guests with other hospitality properties and general and local economic conditions that may affect demand for travel in
general, any of which could adversely affect the revenues generated by our hospitality properties.
Because we own the Waikiki Beach Walk-Embassy Suites™ in Hawaii and the Santa Fe Park RV Resort in California, we
are susceptible to risks associated with the hospitality industry, including:
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competition for guests with other hospitality properties, some of which may have greater marketing and
financial resources than the managers of our hospitality properties;
increases in operating costs from inflation, labor costs (including the impact of unionization), workers'
compensation and healthcare related costs, utility costs, insurance and other factors that the managers of our
hospitality properties may not be able to offset through higher rates;
the fluctuating and seasonal demands of business travelers and tourism, which seasonality may cause
quarterly fluctuations in our revenues;
general and local economic conditions that may affect demand for travel in general;
periodic oversupply resulting from excessive new development;
unforeseen events beyond our control, such as terrorist attacks, travel-related health concerns, including
pandemics and epidemics, imposition of taxes or surcharges by regulatory authorities, travel-related accidents
and unusual weather patterns, including natural disasters such as earthquakes or wildfires; and
decreased reimbursement revenue from the licensor for traveler reward programs.
If our hospitality properties do not generate sufficient revenues, our financial position, results of operations, cash flow,
per share trading price of our common stock and ability to satisfy our debt service obligations and to pay distributions to
American Assets Trust, Inc.'s stockholders or American Assets Trust, L.P.'s unitholders may be adversely affected.
We must rely on third-party management companies to operate the Waikiki Beach Walk-Embassy Suites™ in order to
maintain our qualification as a REIT under the Code, and, as a result, we will have less control than if we were operating
the hotel directly.
In order to assist us in maintaining our qualification as a REIT, we have leased the Waikiki Beach Walk-Embassy
Suites™ to WBW Hotel Lessee, LLC, our taxable REIT subsidiary, or TRS, lessee, and engaged a third-party management
company to operate our hotel. While we have some input into operating decisions for the hotel leased by our TRS lessee and
operated under a management agreement, we have less control than if we managed the hotel ourselves. Even if we believe that
our hotel is not being operated efficiently, we may not have sufficient rights under the management agreement to enable us to
force the management company to change its method of operation. We cannot assure you that the management company will
successfully manage our hotel. A failure by the management company to successfully manage the hotel could lead to an
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increase in our operating expenses or a decrease in our revenue, or both, which could adversely impact our financial condition,
results of operations, cash flow, our ability to satisfy our debt service obligations and our ability to pay distributions to
American Assets Trust, Inc.'s stockholders or American Assets Trust, L.P.'s unitholders
If our relationship with the franchisor of the Waikiki Beach Walk-Embassy Suites™ was to deteriorate or terminate, it could
have a material adverse effect on our business, financial condition, results of operations and our ability to make
distributions to American Assets Trust, Inc.'s stockholders or American Assets Trust, L.P.'s unitholders.
We cannot assure you that disputes between us and the franchisor of the Waikiki Beach Walk- Embassy Suites™ will not
arise. If our relationship with the franchisor were to deteriorate as a result of disputes regarding the franchise agreement under
which our hotel operates or for other reasons, the franchisor could, under certain circumstances, terminate our current license
with them or decline to provide licenses for hotels that we may acquire in the future. If any of the foregoing were to occur, it
could have a material adverse effect on our business, financial condition, results of operations and our ability to make
distributions to American Assets Trust, Inc.'s stockholders or American Assets Trust, L.P.'s unitholders.
Our franchisor, Embassy Suites™, could cause us to expend additional funds on upgraded operating standards, which may
adversely affect our results of operations and reduce cash available for distribution to stockholders.
Under the terms of our franchise license agreement, our hotel operator must comply with operating standards and terms
and conditions imposed by the franchisor of the hotel brand, Embassy Suites™. Failure by us, our TRS lessees or any hotel
management company that we engage to maintain these standards or other terms and conditions could result in the franchise
license being canceled or the franchisor requiring us to undertake a costly property improvement program. If the franchise
license is terminated due to our failure to make required improvements or to otherwise comply with its terms, we may be liable
to the franchisor for a termination payment, which we expect could be as high as approximately $6.8 million based on
operating performance through December 31, 2015. In addition, our franchisor may impose upgraded or new brand standards,
such as substantially upgrading the bedding, enhancing the complimentary breakfast or increasing the value of guest awards
under its “frequent guest” program, which can add substantial expense for the hotel. Furthermore, under certain circumstances,
the franchisor may require us to make certain capital improvements to maintain the hotel in accordance with system standards,
the cost of which can be substantial and may adversely affect our results of operations and reduce cash available for distribution
to our stockholders.
Embassy Suites™, our franchisor, has a right of first offer with respect to the Waikiki Beach Walk-Embassy Suites™, which
may limit our ability to obtain the highest price possible for the hotel.
Pursuant to the terms of our franchise agreement for the Waikiki Beach Walk-Embassy Suites™, the franchisor has a
right of first offer to purchase the hotel if we propose to sell all or a portion of the hotel or any interest therein. In the event that
we choose to dispose of the hotel, we would be required to notify the franchisor, prior to offering the hotel to any other
potential buyer, of the price and conditions on which we would be willing to sell the hotel, and the franchisor would have the
right, within 30 days of receiving such notice, to make an offer to purchase the hotel. If the franchisor makes an offer to
purchase that is equal to or greater than the price and on substantially the same terms set forth in our notice, then we will be
obligated to sell the hotel to the franchisor at that price and on those terms. If the franchisor makes an offer to purchase for less
than the price stated in our notice or on less favorable terms, then we may reject the franchisor's offer. The existence of this
right of first offer could adversely impact our ability to obtain the highest possible price for the hotel as, during the term of the
franchise agreement, we would not be able to offer the hotel to potential purchasers through a competitive bid process or in a
similar manner designed to maximize the value obtained for the property without first offering to sell this property to the
franchisor.
Our real estate development activities are subject to risks particular to development, such as unanticipated expenses, delays
and other contingencies, any of which could adversely affect our financial condition, results of operations, cash flow and
the per share trading price of our common stock.
We may engage in development and redevelopment activities with respect to certain of our properties. To the extent that
we do so, we will be subject to the following risks associated with such development and redevelopment activities:
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unsuccessful development or redevelopment opportunities could result in direct expenses to us;
construction or redevelopment costs of a project may exceed original estimates, possibly making the project
less profitable than originally estimated, or unprofitable;
time required to complete the construction or redevelopment of a project or to lease up the completed project
may be greater than originally anticipated, thereby adversely affecting our cash flow and liquidity;
contractor and subcontractor disputes, strikes, labor disputes or supply disruptions;
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failure to achieve expected occupancy and/or rent levels within the projected time frame, if at all;
delays with respect to obtaining or the inability to obtain necessary zoning, occupancy, land use and other
governmental permits, and changes in zoning and land use laws;
occupancy rates and rents of a completed project may not be sufficient to make the project profitable;
our ability to dispose of properties developed or redeveloped with the intent to sell could be impacted by the
ability of prospective buyers to obtain financing given the current state of the credit markets; and
the availability and pricing of financing to fund our development activities on favorable terms or at all.
These risks could result in substantial unanticipated delays or expenses and, under certain circumstances, could prevent
completion of development or redevelopment activities once undertaken, any of which could have an adverse effect on our
financial condition, results of operations, cash flow and the per share trading price of our common stock.
Our success depends on key personnel whose continued service is not guaranteed, and the loss of one or more of our key
personnel could adversely affect our ability to manage our business and to implement our growth strategies, or could create
a negative perception in the capital markets.
Our continued success and our ability to manage anticipated future growth depend, in large part, upon the efforts of key
personnel, particularly Messrs. Rady and Barton, who have extensive market knowledge and relationships and exercise
substantial influence over our operational, financing, acquisition and disposition activity. Among the reasons that these
individuals are important to our success is that each has a national or regional industry reputation that attracts business and
investment opportunities and assists us in negotiations with lenders, existing and potential tenants and industry personnel. If we
lose their services, our relationships with such personnel could diminish.
Many of our other senior executives also have extensive experience and strong reputations in the real estate industry,
which aid us in identifying opportunities, having opportunities brought to us and negotiating with tenants and build-to-suit
prospects. The loss of services of one or more members of our senior management team, or our inability to attract and retain
highly qualified personnel, could adversely affect our business, diminish our investment opportunities and weaken our
relationships with lenders, business partners, existing and prospective tenants and industry participants, which could adversely
affect our financial condition, results of operations, cash flow and per share trading price of our common stock.
Mr. Rady is involved in outside businesses, which may interfere with his ability to devote time and attention to our business
and affairs.
We rely on our senior management team, including Mr. Rady, for the day-to-day operations of our business. Our
employment agreement with Mr. Rady requires him to devote a substantial portion of his business time and attention to our
business. Mr. Rady continues to serve as chairman of the board of directors and president of American Assets, Inc. and
chairman of the board of directors of Insurance Company of the West. As such, Mr. Rady has certain ongoing duties to
American Assets, Inc., Insurance Company of the West and other business ventures that could require a portion of his time and
attention. Although we expect that Mr. Rady will continue to devote a substantial majority of his business time and attention to
us, we cannot accurately predict the amount of time and attention that will be required of Mr. Rady to perform such ongoing
duties. To the extent that Mr. Rady is required to dedicate time and attention to American Assets, Inc. and/or Insurance
Company of the West, his ability to devote a substantial majority of his business time and attention to our business and affairs
may be limited and could adversely affect our operations.
We may be subject to on-going or future litigation and otherwise in the ordinary course of business, which could have a
material adverse effect on our financial condition, results of operations, cash flow and per share trading price of our
common stock.
We may be subject to on-going litigation at our properties and otherwise in the ordinary course of business. Some of
these claims may result in significant defense costs and potentially significant judgments against us, some of which are not, or
cannot be, insured against. We generally intend to vigorously defend ourselves; however, we cannot be certain of the ultimate
outcomes of currently asserted claims or of those that may arise in the future. Resolution of these types of matters against us
may result in our having to pay significant fines, judgments, or settlements, which, if uninsured, or if the fines, judgments, and
settlements exceed insured levels, could adversely impact our earnings and cash flows, thereby having an adverse effect on our
financial condition, results of operations, cash flow and per share trading price of our common stock. Certain litigation or the
resolution of certain litigation may affect the availability or cost of some of our insurance coverage, which could adversely
impact our results of operations and cash flows, expose us to increased risks that would be uninsured, and/or adversely impact
our ability to attract officers and directors.
Potential losses from earthquakes in California, Oregon, Washington and Hawaii may not be fully covered by insurance.
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Many of the properties we currently own are located in California, Oregon, Washington and Hawaii, which are areas
especially subject to earthquakes. While we carry earthquake insurance on all of our properties, the amount of our earthquake
insurance coverage may not be sufficient to fully cover losses from earthquakes and will be subject to limitations involving
large deductibles or co-payments. In addition, we may reduce or discontinue earthquake insurance on some or all of our
properties in the future if the cost of premiums for any such policies exceeds, in our judgment, the value of the coverage
discounted for the risk of loss. As a result, in the event of an earthquake, we may be required to incur significant costs, and, to
the extent that a loss exceeds policy limits, we could lose the capital invested in the damaged properties as well as the
anticipated future cash flows from those properties. In addition, if the damaged properties are subject to recourse indebtedness,
we would continue to be liable for the indebtedness, even if these properties were irreparably damaged.
We may not be able to rebuild our existing properties to their existing specifications if we experience a substantial or
comprehensive loss of such properties.
In the event that we experience a substantial or comprehensive loss of one of our properties, we may not be able to
rebuild such property to its existing specifications. Further, reconstruction or improvement of such a property would likely
require significant upgrades to meet zoning and building code requirements. Environmental and legal restrictions could also
restrict the rebuilding of our properties. For example, if we experienced a substantial or comprehensive loss of Torrey Reserve
Campus in San Diego, California, reconstruction could be delayed or prevented by the California Coastal Commission, which
regulates land use in the California coastal zone.
Joint venture investments could be adversely affected by our lack of sole decision-making authority, our reliance on co-
venturers' financial condition and disputes between us and our co-venturers.
We may co-invest in the future with other third parties through partnerships, joint ventures or other entities, acquiring
non-controlling interests in or sharing responsibility for managing the affairs of a property, partnership, joint venture or other
entity. Consequently, with respect to any such arrangement we may enter into in the future, we would not be in a position to
exercise sole decision-making authority regarding the property, partnership, joint venture or other entity. Investments in
partnerships, joint ventures or other entities may, under certain circumstances, involve risks not present were a third party not
involved, including the possibility that partners or co-venturers might become bankrupt or fail to fund their share of required
capital contributions. Partners or co-venturers may have economic or other business interests or goals which are inconsistent
with our business interests or goals, and may be in a position to take actions contrary to our policies or objectives, and they may
have competing interests in our markets that could create conflict of interest issues. Such investments may also have the
potential risk of impasses on decisions, such as a sale, because neither we nor the partner or co-venturer would have full control
over the partnership or joint venture. In addition, a sale or transfer by us to a third party of our interests in the joint venture may
be subject to consent rights or rights of first refusal, in favor of our joint venture partners, which would in each case restrict our
ability to dispose of our interest in the joint venture. Where we are a limited partner or non-managing member in any
partnership or limited liability company, if such entity takes or expects to take actions that could jeopardize our status as a
REIT or require us to pay tax, we may be forced to dispose of our interest in such entity. Disputes between us and partners or
co-venturers may result in litigation or arbitration that would increase our expenses and prevent our officers and/ or directors
from focusing their time and effort on our business. Consequently, actions by or disputes with partners or co-venturers might
result in subjecting properties owned by the partnership or joint venture to additional risk. In addition, we may in certain
circumstances be liable for the actions of our third-party partners or co-venturers. Our joint ventures may be subject to debt
and, in the current volatile credit market, the refinancing of such debt may require equity capital calls.
Increased competition and increased affordability of residential homes could limit our ability to retain our residents, lease
apartment homes or increase or maintain rents at our multifamily apartment communities.
Our multifamily apartment communities compete with numerous housing alternatives in attracting residents, including
other multifamily apartment communities and single-family rental homes, as well as owner occupied single-and multifamily
homes. Competitive housing in a particular area and an increase in the affordability of owner occupied single and multifamily
homes due to, among other things, housing prices, oversupply, mortgage interest rates and tax incentives and government
programs to promote home ownership, could adversely affect our ability to retain residents, lease apartment homes and increase
or maintain rents.
Our growth depends on external sources of capital that are outside of our control and may not be available to us on
commercially reasonable terms or at all, which could limit our ability, among other things, to meet our capital and operating
needs or make the cash distributions to American Assets Trust, Inc.'s stockholders or American Assets Trust, L.P.'s
unitholders necessary to maintain our qualification as a REIT.
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In order to maintain our qualification as a REIT, we are required under the Code, among other things, to distribute
annually at least 90% of our REIT taxable income, determined without regard to the dividends paid deduction and excluding
any net capital gain. In addition, we will be subject to income tax at regular corporate rates to the extent that we distribute less
than 100% of our REIT taxable income, including any net capital gains. Because of these distribution requirements, we may not
be able to fund future capital needs, including any necessary acquisition financing, from operating cash flow. Consequently, we
intend to rely on third-party sources to fund our capital needs. We may not be able to obtain such financing on favorable terms
or at all and any additional debt we incur will increase our leverage and likelihood of default. Our access to third-party sources
of capital depends, in part, on:
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general market conditions;
the market's perception of our growth potential;
our current debt levels;
our current and expected future earnings;
our cash flow and cash distributions; and
the market price per share of our common stock.
Recently, the capital markets have been subject to significant disruptions. If we cannot obtain capital from third-party
sources, we may not be able to acquire or develop properties when strategic opportunities exist, meet the capital and operating
needs of our existing properties, satisfy our debt service obligations or make the cash distributions to American Assets Trust,
Inc.'s stockholders or American Assets Trust, L.P.'s unitholders necessary to maintain our qualification as a REIT.
We rely on information technology in our operations, and any breach, interruption or security failure of that technology
could have a negative impact on our business, operations and/or financial condition.
Information security risks have generally increased in recent years due to the rise in new technologies and the increased
sophistication and activities of perpetrators of cyber-attacks. We face risks associated with security breaches, whether through
cyber-attacks or cyber-intrusions over the internet, malware, computer viruses, attachments to e-mails and/or employees or
third-parties with access to our systems.
Our information technology, or IT networks and related systems, are essential to the operation of our business and our
ability to perform day-to-day operations, and, in some cases, may be critical to the operations of certain of our tenants.
Additionally, we collect and hold personally identifiable information of our residents and prospective residents in
connection with our leasing activities at our multifamily locations. We also collect and hold personally identifiable information
of our employees in connection with their employment. In addition, we engage third-party service providers that may have
access to such personally identifiable information in connection with providing business services to us, whether through our
own IT networks and related systems, or through the third-party service providers’ IT networks and related systems.
There can be no assurance that our efforts to maintain the security and integrity of our (or our third-party service
providers') IT networks and related systems will be effective or that attempted security breaches or disruptions would not be
successful or damaging. A security breach or other significant disruption involving our (or our third-party service providers')
IT networks and related systems could materially and adversely impact our income, cash flow, results of operations, financial
condition, liquidity, the ability to service our debt obligations, the market price of our common stock, our ability to pay
dividends and/or other distributions to our shareholders. A security breach could additionally cause the disclosure or misuse of
confidential or proprietary information (including personal information of our residents and/or employees) and damage to our
reputation.
Risks Related to the Real Estate Industry
Our performance and value are subject to risks associated with real estate assets and the real estate industry, including local
oversupply, reduction in demand or adverse changes in financial conditions of buyers, sellers and tenants of properties,
which could decrease revenues or increase costs, which would adversely affect our financial condition, results of operations,
cash flow and the per share trading price of our common stock.
Our ability to make expected distributions to American Assets Trust, Inc.'s stockholders or American Assets Trust, L.P.'s
unitholders depends on our ability to generate revenues in excess of expenses, scheduled principal payments on debt and capital
expenditure requirements. Events and conditions generally applicable to owners and operators of real property that are beyond
our control may decrease cash available for distribution and the value of our properties. These events include many of the risks
set forth above under “Risks Related to Our Business and Operations,” as well as the following:
•
local oversupply or reduction in demand for retail, office, multifamily or mixed-use space;
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adverse changes in financial conditions of buyers, sellers and tenants of properties;
vacancies or our inability to rent space on favorable terms, including possible market pressures to offer
tenants rent abatements, tenant improvements, early termination rights or below market renewal options, and
the need to periodically repair, renovate and re-let space;
increased operating costs, including insurance premiums, utilities, real estate taxes and state and local taxes;
a favorable interest rate environment that may result in a significant number of potential residents of our
multifamily apartment communities deciding to purchase homes instead of renting;
rent control or stabilization laws, or other laws regulating rental housing, which could prevent us from raising
rents to offset increases in operating costs;
civil unrest, acts of war, terrorist attacks and natural disasters, including earthquakes and floods, which may
result in uninsured or underinsured losses;
decreases in the underlying value of our real estate;
changing submarket demographics; and
changing traffic patterns.
In addition, periods of economic downturn or recession, rising interest rates or declining demand for real estate, or the
public perception that any of these events may occur, could result in a general decline in rents or an increased incidence of
defaults under existing leases, which would adversely affect our financial condition, results of operations, cash flow and per
share trading price of our common stock.
Illiquidity of real estate investments could significantly impede our ability to respond to adverse changes in the performance
of our properties and harm our financial condition.
The real estate investments made, and to be made, by us are relatively difficult to sell quickly. As a result, our ability to
promptly sell one or more properties in our portfolio in response to changing economic, financial and investment conditions is
limited. Return of capital and realization of gains, if any, from an investment generally will occur upon disposition or
refinancing of the underlying property. We may be unable to realize our investment objectives by sale, other disposition or
refinancing at attractive prices within any given period of time or may otherwise be unable to complete any exit strategy. In
particular, our ability to dispose of one or more properties within a specific time period is subject to certain limitations imposed
by our tax protection agreement, as well as weakness in or even the lack of an established market for a property, changes in the
financial condition or prospects of prospective purchasers, changes in national or international economic conditions, such as the
recent economic downturn, and changes in laws, regulations or fiscal policies of jurisdictions in which the property is located.
In addition, the Code imposes restrictions on a REIT's ability to dispose of properties that are not applicable to other
types of real estate companies. In particular, the tax laws applicable to REITs effectively require that we hold our properties for
investment, rather than primarily for sale in the ordinary course of business, which may cause us to forego or defer sales of
properties that otherwise would be in our best interest. Therefore, we may not be able to vary our portfolio in response to
economic or other conditions promptly or on favorable terms, which may adversely affect our financial condition, results of
operations, cash flow and per share trading price of our common stock.
Our property taxes could increase due to property tax rate changes or reassessment, which would adversely impact our cash
flows.
Even if we continue to qualify as a REIT for federal income tax purposes, we will be required to pay some state and local
taxes on our properties. The real property taxes on our properties may increase as property tax rates change or as our properties
are assessed or reassessed by taxing authorities. If the property taxes we pay increase, our cash flow would be adversely
impacted, and our ability to pay any expected dividends to our stockholders could be adversely affected.
As an owner of real estate, we could incur significant costs and liabilities related to environmental matters.
Under various federal, state and local laws and regulations relating to the environment, as a current or former owner or
operator of real property, we may be liable for costs and damages resulting from the presence or discharge of hazardous or toxic
substances, waste or petroleum products at, on, in, under or migrating from such property, including costs to investigate, clean
up such contamination and liability for harm to natural resources. Such laws often impose liability without regard to whether
the owner or operator knew of, or was responsible for, the presence of such contamination, and the liability may be joint and
several. These liabilities could be substantial and the cost of any required remediation, removal, fines or other costs could
exceed the value of the property and/or our aggregate assets. In addition, the presence of contamination or the failure to
remediate contamination at our properties may expose us to third-party liability for costs of remediation and/or personal or
property damage or materially adversely affect our ability to sell, lease or develop our properties or to borrow using the
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properties as collateral. In addition, environmental laws may create liens on contaminated sites in favor of the government for
damages and costs it incurs to address such contamination. Moreover, if contamination is discovered on our properties,
environmental laws may impose restrictions on the manner in which property may be used or businesses may be operated, and
these restrictions may require substantial expenditures.
Some of our properties have been or may be impacted by contamination arising from current or prior uses of the property,
or adjacent properties, for commercial or industrial purposes. Such contamination may arise from spills of petroleum or
hazardous substances or releases from tanks used to store such materials. For example, Del Monte Center is currently
undergoing remediation of dry cleaning solvent contamination from a former onsite dry cleaner. The environmental issues is
currently in the final stages of remediation which entails the long term ground monitoring by the appropriate regulatory agency
over the next five to seven years. The prior owner of Del Monte Center entered into a fixed fee environmental services
agreement in 1997 pursuant to which the remediation will be completed for approximately $3.5 million, with the remediation
costs paid for through an escrow funded by the prior owner. We expect that the funds in this escrow account will cover all
remaining costs and expenses of the environmental remediation. However, if the Regional Water Quality Control Board -
Central Coast Region were to require further work costing more than the remaining escrowed funds, we could be required to
pay such overage although we may have a claim for such costs against the prior owner or our environmental remediation
consultant. In addition to the foregoing, we possess Phase I Environmental Site Assessments for certain of the properties in our
portfolio. However, the assessments are limited in scope (e.g., they do not generally include soil sampling, subsurface
investigations or hazardous materials survey) and may have failed to identify all environmental conditions or concerns.
Furthermore, we do not have Phase I Environmental Site Assessment reports for all of the properties in our portfolio and, as
such, may not be aware of all potential or existing environmental contamination liabilities at the properties in our portfolio. As
a result, we could potentially incur material liability for these issues, which could adversely impact our financial condition,
results of operations, cash flow and the per share trading price of our common stock.
As the owner of the buildings on our properties, we could face liability for the presence of hazardous materials (e.g.,
asbestos or lead) or other adverse conditions (e.g., poor indoor air quality) in our buildings. Environmental laws govern the
presence, maintenance, and removal of hazardous materials in buildings, and if we do not comply with such laws, we could
face fines for such noncompliance. Also, we could be liable to third parties (e.g., occupants of the buildings) for damages
related to exposure to hazardous materials or adverse conditions in our buildings, and we could incur material expenses with
respect to abatement or remediation of hazardous materials or other adverse conditions in our buildings. In addition, some of
our tenants routinely handle and use hazardous or regulated substances and wastes as part of their operations at our properties,
which are subject to regulation. Such environmental and health and safety laws and regulations could subject us or our tenants
to liability resulting from these activities. Environmental liabilities could affect a tenant's ability to make rental payments to us,
and changes in laws could increase the potential liability for noncompliance. This may result in significant unanticipated
expenditures or may otherwise materially and adversely affect our operations, or those of our tenants, which could in turn have
an adverse effect on us.
We cannot assure you that costs or liabilities incurred as a result of environmental issues will not affect our ability to
make distributions to you or that such costs or other remedial measures will not have an adverse effect on our financial
condition, results of operations, cash flow and per share trading price of our common stock. If we do incur material
environmental liabilities in the future, we may face significant remediation costs, and we may find it difficult to sell any
affected properties.
Our properties may contain or develop harmful mold or suffer from other air quality issues, which could lead to liability for
adverse health effects and costs of remediation.
When excessive moisture accumulates in buildings or on building materials, mold growth may occur, particularly if the
moisture problem remains undiscovered or is not addressed over a period of time. Some molds may produce airborne toxins or
irritants. Indoor air quality issues can also stem from inadequate ventilation, chemical contamination from indoor or outdoor
sources, and other biological contaminants such as pollen, viruses and bacteria. Indoor exposure to airborne toxins or irritants
above certain levels can be alleged to cause a variety of adverse health effects and symptoms, including allergic or other
reactions. As a result, the presence of significant mold or other airborne contaminants at any of our properties could require us
to undertake a costly remediation program to contain or remove the mold or other airborne contaminants from the affected
property or increase indoor ventilation. In addition, the presence of significant mold or other airborne contaminants could
expose us to liability from our tenants, employees of our tenants or others if property damage or personal injury is alleged to
have occurred.
We may incur significant costs complying with various federal, state and local laws, regulations and covenants that are
applicable to our properties.
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The properties in our portfolio are subject to various covenants and federal, state and local laws and regulatory
requirements, including permitting and licensing requirements. Local regulations, including municipal or local ordinances,
zoning restrictions and restrictive covenants imposed by community developers may restrict our use of our properties and may
require us to obtain approval from local officials or restrict our use of our properties and may require us to obtain approval from
local officials of community standards organizations at any time with respect to our properties, including prior to acquiring a
property or when undertaking renovations of any of our existing properties. Among other things, these restrictions may relate to
fire and safety, seismic or hazardous material abatement requirements. There can be no assurance that existing laws and
regulatory policies will not adversely affect us or the timing or cost of any future acquisitions or renovations, or that additional
regulations will not be adopted that increase such delays or result in additional costs. Our growth strategy may be affected by
our ability to obtain permits, licenses and zoning relief. Our failure to obtain such permits, licenses and zoning relief or to
comply with applicable laws could have an adverse effect on our financial condition, results of operations, cash flow and per
share trading price of our common stock.
In addition, federal and state laws and regulations, including laws such as the ADA and the FHAA, impose further
restrictions on our properties and operations. Under the ADA and the FHAA, all public accommodations must meet federal
requirements related to access and use by disabled persons. Some of our properties may currently be in non-compliance with
the ADA or the FHAA. If one or more of the properties in our portfolio is not in compliance with the ADA, the FHAA or any
other regulatory requirements, we may be required to incur additional costs to bring the property into compliance and we might
incur governmental fines or the award of damages to private litigants. In addition, we do not know whether existing
requirements will change or whether future requirements will require us to make significant unanticipated expenditures that
will adversely impact our financial condition, results of operations, cash flow and per share trading price of our common stock.
Risks Related to Our Organizational Structure
Ernest S. Rady and his affiliates, directly or indirectly, own a substantial beneficial interest in our company on a fully
diluted basis and have the ability to exercise significant influence on our company and our Operating Partnership,
including the approval of significant corporate transactions.
As of December 31, 2015, Mr. Rady and his affiliates owned approximately 10.1% of our outstanding common stock and
23.5% of our outstanding common units, which together represent an approximate 33.6% beneficial interest in our company on
a fully diluted basis. Consequently, Mr. Rady may be able to significantly influence the outcome of matters submitted for
stockholder action, including the approval of significant corporate transactions, including business combinations,
consolidations and mergers. In addition, we may not, without prior limited partner approval, directly or indirectly transfer all or
any portion of our interest in the Operating Partnership before the later of the death of Mr. Rady and the death of his wife, in
connection with a merger, consolidation or other combination of our assets with another entity, a sale of all or substantially all
of our assets, a reclassification, recapitalization or change in any outstanding shares of our stock or other outstanding equity
interests or an issuance of shares of our stock, in any case that requires approval by our common stockholders. As a result, Mr.
Rady has substantial influence on us and could exercise his influence in a manner that conflicts with the interests of other
stockholders.
Conflicts of interest may exist or could arise in the future between the interests of our stockholders and the interests of
holders of units in our Operating Partnership, which may impede business decisions that could benefit our stockholders.
Conflicts of interest may exist or could arise in the future as a result of the relationships between us and our affiliates, on
the one hand, and our Operating Partnership or any partner thereof, on the other. Our directors and officers have duties to our
company under Maryland law in connection with their management of our company. At the same time, we, as the general
partner of our Operating Partnership, have fiduciary duties and obligations to our Operating Partnership and its limited partners
under Maryland law and the partnership agreement of our Operating Partnership in connection with the management of our
Operating Partnership. Our fiduciary duties and obligations as the general partner of our Operating Partnership may come into
conflict with the duties of our directors and officers to our company.
Under Maryland law, a general partner of a Maryland limited partnership has fiduciary duties of loyalty and care to the
partnership and its partners and must discharge its duties and exercise its rights as general partner under the partnership
agreement or Maryland law consistently with the obligation of good faith and fair dealing. The partnership agreement provides
that, in the event of a conflict between the interests of our Operating Partnership or any partner, on the one hand, and the
separate interests of our company or our stockholders, on the other hand, we, in our capacity as the general partner of our
Operating Partnership, are under no obligation not to give priority to the separate interests of our company or our stockholders,
and that any action or failure to act on our part or on the part of our directors that gives priority to the separate interests of our
company or our stockholders that does not result in a violation of the contract rights of the limited partners of the Operating
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Partnership under its partnership agreement does not violate the duty of loyalty that we, in our capacity as the general partner of
our Operating Partnership, owe to the Operating Partnership and its partners.
Additionally, the partnership agreement provides that we will not be liable to the Operating Partnership or any partner for
monetary damages for losses sustained, liabilities incurred or benefits not derived by the Operating Partnership or any limited
partner, except for liability for our intentional harm or gross negligence. Our Operating Partnership must indemnify us, our
directors and officers, officers of our Operating Partnership and our designees from and against any and all claims that relate to
the operations of our Operating Partnership, unless (1) an act or omission of the person was material to the matter giving rise to
the action and either was committed in bad faith or was the result of active and deliberate dishonesty, (2) the person actually
received an improper personal benefit in violation or breach of the partnership agreement or (3) in the case of a criminal
proceeding, the indemnified person had reasonable cause to believe that the act or omission was unlawful. Our Operating
Partnership must also pay or reimburse the reasonable expenses of any such person upon its receipt of a written affirmation of
the person's good faith belief that the standard of conduct necessary for indemnification has been met and a written undertaking
to repay any amounts paid or advanced if it is ultimately determined that the person did not meet the standard of conduct for
indemnification. Our Operating Partnership will not indemnify or advance funds to any person with respect to any action
initiated by the person seeking indemnification without our approval (except for any proceeding brought to enforce such
person's right to indemnification under the partnership agreement) or if the person is found to be liable to our Operating
Partnership on any portion of any claim in the action. No reported decision of a Maryland appellate court has interpreted
provisions similar to the provisions of the partnership agreement of our Operating Partnership that modify and reduce our
fiduciary duties or obligations as the general partner or reduce or eliminate our liability for money damages to the Operating
Partnership and its partners, and we have not obtained an opinion of counsel as to the enforceability of the provisions set forth
in the partnership agreement that purport to modify or reduce the fiduciary duties that would be in effect were it not for the
partnership agreement.
Our charter and bylaws, the partnership agreement of our Operating Partnership and Maryland law contain provisions that
may delay, defer or prevent a change of control transaction that might involve a premium price for our common stock or
that our stockholders otherwise believe to be in their best interest.
Our charter contains certain ownership limits with respect to our stock. Our charter, subject to certain exceptions,
authorizes our board of directors to take such actions as it determines are advisable to preserve our qualification as a REIT. Our
charter also prohibits the actual, beneficial or constructive ownership by any person of more than 7.275% in value or number of
shares, whichever is more restrictive, of the outstanding shares of our common stock or more than 7.275% in value of the
aggregate outstanding shares of all classes and series of our stock, excluding any shares that are not treated as outstanding for
federal income tax purposes. Our board of directors, in its sole and absolute discretion, may exempt a person, prospectively or
retroactively, from these ownership limits if certain conditions are satisfied. Our board of directors has granted to each of (1)
Mr. Rady (and certain of his affiliates), (2) Cohen & Steers Management, Inc. and (3) BlackRock, Inc. an exemption from the
ownership limits that will allow them to own, in the aggregate, up to 19.9%, 15.0% and 10.0%, respectively, in value or in
number of shares, whichever is more restrictive, of our outstanding common stock, subject to various conditions and
limitations. The restrictions on ownership and transfer of our stock may:
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discourage a tender offer or other transactions or a change in management or of control that might involve a
premium price for our common stock or that our stockholders otherwise believe to be in their best interests;
or
result in the transfer of shares acquired in excess of the restrictions to a trust for the benefit of a charitable
beneficiary and, as a result, the forfeiture by the acquirer of the benefits of owning the additional shares.
We could increase the number of authorized shares of stock, classify and reclassify unissued stock and issue stock without
stockholder approval.
Our board of directors, without stockholder approval, has the power under our charter to amend our charter to increase
the aggregate number of shares of stock or the number of shares of stock of any class or series that we are authorized to issue,
to authorize us to issue authorized but unissued shares of our common stock or preferred stock and to classify or reclassify any
unissued shares of our common stock or preferred stock into one or more classes or series of stock and set the terms of such
newly classified or reclassified shares. As a result, we may issue series or classes of common stock or preferred stock with
preferences, dividends, powers and rights, voting or otherwise, that are senior to, or otherwise conflict with, the rights of
holders of our common stock. Although our board of directors has no such intention at the present time, it could establish a
class or series of preferred stock that could, depending on the terms of such series, delay, defer or prevent a transaction or a
change of control that might involve a premium price for our common stock or that our stockholders otherwise believe to be in
their best interest.
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Certain provisions of Maryland law could inhibit changes in control, which may discourage third parties from conducting a
tender offer or seeking other change of control transactions that could involve a premium price for our common stock or
that our stockholders otherwise believe to be in their best interest.
Certain provisions of the Maryland General Corporation Law, or MGCL, may have the effect of inhibiting a third party
from making a proposal to acquire us or of impeding a change of control under circumstances that otherwise could provide the
holders of shares of our common stock with the opportunity to realize a premium over the then-prevailing market price of such
shares, including:
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“business combination” provisions that, subject to limitations, prohibit certain business combinations
between us and an “interested stockholder” (defined generally as any person who beneficially owns 10% or
more of the voting power of our shares or an affiliate thereof or an affiliate or associate of ours who was the
beneficial owner, directly or indirectly, of 10% or more of the voting power of our then outstanding voting
stock at any time within the two-year period immediately prior to the date in question) for five years after the
most recent date on which the stockholder becomes an interested stockholder, and thereafter impose fair price
and/or supermajority and stockholder voting requirements on these combinations; and
“control share” provisions that provide that “control shares” of our company (defined as shares that, when
aggregated with other shares controlled by the stockholder, entitle the stockholder to exercise one of three
increasing ranges of voting power in electing directors) acquired in a “control share acquisition” (defined as
the direct or indirect acquisition of ownership or control of issued and outstanding “control shares”) have no
voting rights with respect to their control shares, except to the extent approved by our stockholders by the
affirmative vote of at least two-thirds of all the votes entitled to be cast on the matter, excluding all interested
shares.
As permitted by the MGCL, our board of directors has, by board resolution, elected to opt out of the business
combination provisions of the MGCL. However, we cannot assure you that our board of directors will not opt to be subject to
such business combination provisions of the MGCL in the future.
Certain provisions of the MGCL permit our board of directors, without stockholder approval and regardless of what is
currently provided in our charter or bylaws, to implement certain corporate governance provisions, some of which (for
example, a classified board) are not currently applicable to us. These provisions may have the effect of limiting or precluding a
third party from making an unsolicited acquisition proposal for us or of delaying, deferring or preventing a change in control of
us under circumstances that otherwise could provide the holders of shares of our common stock with the opportunity to realize
a premium over the then current market price. Our charter contains a provision whereby we elected to be subject to the
provisions of Title 3, Subtitle 8 of the MGCL relating to the filling of vacancies on our board of directors.
Certain provisions in the partnership agreement of our Operating Partnership may delay or prevent unsolicited acquisitions
of us.
Provisions in the partnership agreement of our Operating Partnership may delay, or make more difficult, unsolicited
acquisitions of us or changes of our control. These provisions could discourage third parties from making proposals involving
an unsolicited acquisition of us or change of our control, although some stockholders might consider such proposals, if made,
desirable. These provisions include, among others:
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redemption rights of qualifying parties;
a requirement that we may not be removed as the general partner of our Operating Partnership without our
consent;
transfer restrictions on common units;
our ability, as general partner, in some cases, to amend the partnership agreement and to cause the Operating
Partnership to issue units with terms that could delay, defer or prevent a merger or other change of control of
us or our Operating Partnership without the consent of the limited partners; and
the right of the limited partners to consent to direct or indirect transfers of the general partnership interest,
including as a result of a merger or a sale of all or substantially all of our assets, in the event that such transfer
requires approval by our common stockholders.
In particular, we may not, without prior “partnership approval,” directly or indirectly transfer all or any portion of our
interest in our Operating Partnership, before the later of the death of Mr. Rady and the death of his wife, in connection with a
merger, consolidation or other combination of our assets with another entity, a sale of all or substantially all of our assets, a
reclassification, recapitalization or change in any outstanding shares of our stock or other outstanding equity interests or an
issuance of shares of our stock, in any case that requires approval by our common stockholders. The “partnership approval”
requirement is satisfied, with respect to such a transfer, when the sum of (1) the percentage interest of limited partners
consenting to the transfer of our interest, plus (2) the product of (a) the percentage of the outstanding common units held by us
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multiplied by (b) the percentage of the votes that were cast in favor of the event by our common stockholders equals or exceeds
the percentage required for our common stockholders to approve the event resulting in the transfer. As of December 31, 2015,
the limited partners, including Mr. Rady and his affiliates and our other executive officers and directors, owned approximately
29.7% of our outstanding common units and approximately 11.5% of our outstanding common stock, which together represent
an approximate 41.2% beneficial interest in our company on a fully diluted basis.
Our charter and bylaws, the partnership agreement of our Operating Partnership and Maryland law also contain other
provisions that may delay, defer or prevent a transaction or a change of control that might involve a premium price for our
common stock or that our stockholders otherwise believe to be in their best interest.
Tax protection agreements could limit our ability to sell or otherwise dispose of certain properties, even though a sale or
disposition may otherwise be in our stockholders' best interest.
In connection with the Formation Transactions, we entered into tax protection agreements with certain limited partners of
our Operating Partnership, including Mr. Rady and his affiliates, that provide that if we dispose of any interest with respect to
Carmel Country Plaza, Carmel Mountain Plaza, Del Monte Center, Loma Palisades, Lomas Santa Fe Plaza, Waikele Center or
the ICW Plaza portion of Torrey Reserve Campus, which we collectively refer to as the tax protected properties, in a taxable
transaction during the period from the closing of our initial public offering through the seventh anniversary of such closing, we
will indemnify such limited partners for their tax liabilities attributable to their share of the built-in gain that existed with
respect to such property interest as of the time of our initial public offering and tax liabilities incurred as a result of the
reimbursement payment; provided that, subject to certain exceptions and limitations, such indemnification rights will terminate
for any such protected partner that sells, exchanges or otherwise disposes of more than 50% of his or her common units.
Notwithstanding the foregoing the Operating Partnership's indemnification obligations under the tax protection agreement will
terminate upon the later of the death of Mr. Rady and the death of his wife. The tax protected properties represented 33.7% of
our portfolio's annualized base rent as of December 31, 2015 and included total revenue for Waikiki Beach Walk-Embassy
Suites™ for the 12 month period ended December 31, 2015. We have no present intention to sell or otherwise dispose of the
properties or interest therein in taxable transactions during the restriction period. If we were to trigger the tax protection
provisions under these agreements, we would be required to pay damages in the amount of the taxes owed by these limited
partners (plus additional damages in the amount of the taxes incurred as a result of such payment). In addition, although it may
otherwise be in our stockholders' best interest that we sell one of these properties, it may be economically prohibitive for us to
do so because of these obligations.
Our tax protection agreements may require our Operating Partnership to maintain certain debt levels that otherwise would
not be required to operate our business.
Our tax protection agreements provide that during the period from the closing of our initial public offering through the
seventh anniversary of such closing, our Operating Partnership will offer certain holders of common units the opportunity to
guarantee its debt, and following such period, our Operating Partnership will use commercially reasonable efforts to provide
such prior investors with debt guarantee opportunities. We will be required to indemnify such holders for their tax liabilities
resulting from our failure to make such opportunities available to them (and any tax liabilities incurred as a result of the
indemnity payment). Notwithstanding the foregoing the Operating Partnership's indemnification obligations under the tax
protection agreement will terminate upon the later of the death of Mr. Rady and the death of his wife. Subject to certain
exceptions and limitations, such holders' rights to guarantee opportunities will terminate for any given holder that sells,
exchanges or otherwise disposes of more than 50% of his or her common units. We agreed to these provisions in order to assist
certain prior investors in deferring the recognition of taxable gain as a result of and after the Formation Transactions. These
obligations may require us to maintain more or different indebtedness than we would otherwise require for our business.
Our board of directors may change our investment and financing policies without stockholder approval and we may become
more highly leveraged, which may increase our risk of default under our debt obligations.
Our investment and financing policies are exclusively determined by our board of directors. Accordingly, our
stockholders do not control these policies. Further, our charter and bylaws do not limit the amount or percentage of
indebtedness, funded or otherwise, that we may incur. Our board of directors may alter or eliminate our current policy on
borrowing at any time without stockholder approval. If this policy changed, we could become more highly leveraged which
could result in an increase in our debt service. Higher leverage also increases the risk of default on our obligations. In addition,
a change in our investment policies, including the manner in which we allocate our resources across our portfolio or the types
of assets in which we seek to invest, may increase our exposure to interest rate risk, real estate market fluctuations and liquidity
risk. Changes to our policies with regards to the foregoing could adversely affect our financial condition, results of operations,
cash flow and per share trading price of our common stock.
Our rights and the rights of our stockholders to take action against our directors and officers are limited.
23
As permitted by Maryland law, our charter eliminates the liability of our directors and officers to us and our stockholders
for money damages, except for liability resulting from:
•
•
actual receipt of an improper benefit or profit in money, property or services; or
a final judgment based upon a finding of active and deliberate dishonesty by the director or officer that was
material to the cause of action adjudicated.
As a result, we and our stockholders may have more limited rights against our directors and officers than might otherwise
exist. Accordingly, in the event that actions taken in good faith by any of our directors or officers impede the performance of
our company, your ability to recover damages from such director or officer will be limited.
We are a holding company with no direct operations and, as such, we will rely on funds received from our Operating
Partnership to pay liabilities, and the interests of our stockholders will be structurally subordinated to all liabilities and
obligations of our Operating Partnership and its subsidiaries.
We are a holding company and conduct substantially all of our operations through our Operating Partnership. We do not
have, apart from an interest in our Operating Partnership, any independent operations. As a result, we rely on distributions from
our Operating Partnership to pay any dividends we might declare on shares of our common stock. We also rely on distributions
from our Operating Partnership to meet our obligations, including any tax liability on taxable income allocated to us from our
Operating Partnership. In addition, because we are a holding company, claims of stockholders are structurally subordinated to
all existing and future liabilities and obligations (whether or not for borrowed money) of our Operating Partnership and its
subsidiaries. Therefore, in the event of our bankruptcy, liquidation or reorganization, our assets and those of our Operating
Partnership and its subsidiaries will be available to satisfy the claims of our stockholders only after all of our and our Operating
Partnership's and its subsidiaries' liabilities and obligations have been paid in full.
Our Operating Partnership may issue additional partnership units to third parties without the consent of our stockholders,
which would reduce our ownership percentage in our Operating Partnership and would have a dilutive effect on the amount
of distributions made to us by our Operating Partnership and, therefore, the amount of distributions we can make to
American Assets Trust, Inc.'s stockholders or American Assets Trust, L.P.'s unitholders.
We may, in connection with our acquisition of properties or otherwise, issue additional partnership units to third parties.
Such issuances would reduce our ownership percentage in our Operating Partnership and affect the amount of distributions
made to us by our Operating Partnership and, therefore, the amount of distributions we can make to American Assets Trust,
Inc.'s stockholders or American Assets Trust, L.P.'s unitholders. To the extent that our stockholders do not directly own
partnership units, our stockholders will not have any voting rights with respect to any such issuances or other partnership level
activities of our Operating Partnership.
Our operating structure subjects us to the risk of increased hotel operating expenses.
Our lease with our TRS lessee requires our TRS lessee to pay us rent based in part on revenues from the Waikiki Beach
Walk-Embassy Suites™. Our operating risks include decreases in hotel revenues and increases in hotel operating expenses,
which would adversely affect our TRS lessee's ability to pay us rent due under the lease, including but not limited to the
increases in:
• wage and benefit costs;
•
•
•
•
•
repair and maintenance expenses;
energy costs;
property taxes;
insurance costs; and
other operating expenses.
Increases in these operating expenses can have an adverse impact on our financial condition, results of operations, the
market price of our common stock and our ability to make distributions to American Assets Trust, Inc.'s stockholders or
American Assets Trust, L.P.'s unitholders.
Future sales of common stock or common units by our directors and officers, or their pledgees, as a result of margin calls
or foreclosures could adversely affect the price of our common stock and could, in the future, result in a loss of control of
our company.
Our directors and officers may pledge shares of common stock or common units owned or controlled by them as
collateral for loans or for margin purposes in favor of third parties. Depending on the status of the various loan obligations for
which the stock or units ultimately serve as collateral and the trading price of our common stock, our directors and/or officers,
24
and their affiliates, may experience a foreclosure or margin call that could result in the sale of the pledged stock or units, in the
open market or otherwise. Unlike for our directors and officers, sales by these pledgees may not be subject to the volume
limitations of Rule 144 of the Securities Act. A sale of pledged stock or units by pledgees could result in a loss of control of our
company, depending upon the number of shares of stock or units sold and the ownership interests of other stockholders. In
addition, sale of these shares or units, or the perception of possible future sales, could have a materially adverse effect on the
trading price of our common stock or make it more difficult for us to raise additional capital through sales of equity securities.
Risks Related to Our Status as a REIT
Failure to maintain our qualification as a REIT would have significant adverse consequences to us and the value of our
common stock.
We have elected to be taxed as a REIT and believe we are organized and operate in a manner that has allowed us to
qualify and to remain qualified as a REIT for federal income tax purposes commencing with our taxable year ended December
31, 2011. We have not requested and do not plan to request a ruling from the Internal Revenue Service, or IRS, that we qualify
as a REIT. Therefore, we cannot assure you that we have qualified as a REIT, or that we will remain qualified as such in the
future. If we lose our REIT status, we will face serious tax consequences that would substantially reduce the funds available for
distribution to you for each of the years involved because:
• we would not be allowed a deduction for distributions to American Assets Trust, Inc.'s stockholders or
American Assets Trust, L.P.'s unitholders in computing our taxable income and would be subject to federal
income tax at regular corporate rates;
• we also could be subject to the federal alternative minimum tax and possibly increased state and local taxes;
and
•
unless we are entitled to relief under applicable statutory provisions, we could not elect to be taxed as a REIT
for four taxable years following the year during which we were disqualified.
Any such corporate tax liability could be substantial and would reduce our cash available for, among other things, our
operations and distributions to American Assets Trust, Inc.'s stockholders or American Assets Trust, L.P.'s unitholders. In
addition, if we fail to maintain our qualification as a REIT, we will not be required to make distributions to our American
Assets Trust, Inc.'s stockholders or American Assets Trust, L.P.'s unitholders. As a result of all these factors, our failure to
maintain our qualification as a REIT also could impair our ability to expand our business and raise capital, and could materially
and adversely affect the value of our common stock.
Qualification as a REIT involves the application of highly technical and complex Code provisions for which there are
only limited judicial and administrative interpretations. The complexity of these provisions and of the applicable Treasury
regulations that have been promulgated under the Code, or the Treasury Regulations, is greater in the case of a REIT that, like
us, holds its assets through a partnership. The determination of various factual matters and circumstances not entirely within
our control may affect our ability to maintain our qualification as a REIT. In order to maintain our qualification as a REIT, we
must satisfy a number of requirements, including requirements regarding the ownership of our stock, requirements regarding
the composition of our assets and a requirement that at least 95% of our gross income in any year must be derived from
qualifying sources, such as “rents from real property.” Also, we must make distributions to American Assets Trust, Inc.'s
stockholders or American Assets Trust, L.P.'s unitholders aggregating annually at least 90% of our net taxable income,
excluding net capital gains. In addition, legislation, new regulations, administrative interpretations or court decisions may
materially adversely affect our investors, our ability to maintain our qualification as a REIT for federal income tax purposes or
the desirability of an investment in a REIT relative to other investments.
Even if we maintain our qualification as a REIT for federal income tax purposes, we may be subject to some federal, state
and local income, property and excise taxes on our income or property and, in certain cases, a 100% penalty tax, in the event
we sell property as a dealer. In addition, our taxable REIT subsidiaries will be subject to tax as regular corporations in the
jurisdictions they operate.
If our Operating Partnership failed to qualify as a partnership for federal income tax purposes, we would cease to qualify as
a REIT and suffer other adverse consequences.
We believe that our Operating Partnership is treated as a partnership for federal income tax purposes. As a partnership,
our Operating Partnership is not be subject to federal income tax on its income. Instead, each of its partners, including us, is
allocated, and may be required to pay tax with respect to, its share of our Operating Partnership's income. We cannot be
assured, however, that the IRS will not challenge the status of our Operating Partnership or any other subsidiary partnership in
which we own an interest as a partnership for federal income tax purposes, or that a court would not sustain such a challenge. If
the IRS were successful in treating our Operating Partnership or any such other subsidiary partnership as an entity taxable as a
25
corporation for federal income tax purposes, we would fail to meet the gross income tests and certain of the asset tests
applicable to REITs and, accordingly, we would likely cease to qualify as a REIT. Also, the failure of our Operating Partnership
or any subsidiary partnerships to qualify as a partnership could cause it to become subject to federal and state corporate income
tax, which would reduce significantly the amount of cash available for debt service and for distribution to its partners, including
us.
Our ownership of taxable REIT subsidiaries will be limited, and we will be required to pay a 100% penalty tax on certain
income or deductions if our transactions with our taxable REIT subsidiaries are not conducted on arm's length terms.
We own an interest in one taxable REIT subsidiary, our TRS lessee, and may acquire securities in additional taxable
REIT subsidiaries in the future. A taxable REIT subsidiary is a corporation other than a REIT in which a REIT directly or
indirectly holds stock, and that has made a joint election with such REIT to be treated as a taxable REIT subsidiary. If a taxable
REIT subsidiary owns more than 35% of the total voting power or value of the outstanding securities of another corporation,
such other corporation will also be treated as a taxable REIT subsidiary. Other than some activities relating to lodging and
health care facilities, a taxable REIT subsidiary may generally engage in any business, including the provision of customary or
non-customary services to tenants of its parent REIT. A taxable REIT subsidiary is subject to federal income tax as a regular C
corporation. In addition, a 100% excise tax will be imposed on certain transactions between a taxable REIT subsidiary and its
parent REIT that are not conducted on an arm's length basis.
A REIT's ownership of securities of a taxable REIT subsidiary is not subject to the 5% or 10% asset tests applicable to
REITs. Not more than 25% of a REIT's total assets may be represented by securities (including securities of one or more
taxable REIT subsidiaries), other than those securities includable in the 75% asset test. We anticipate that the aggregate value
of the stock and securities of our taxable REIT subsidiaries and other nonqualifying assets will be less than 25% of the value of
our total assets, and we will monitor the value of these investments to ensure compliance with applicable ownership limitations.
In addition, we intend to structure our transactions with our taxable REIT subsidiaries to ensure that they are entered into on
arm's length terms to avoid incurring the 100% excise tax described above. There can be no assurance, however, that we will be
able to comply with the 25% limitation or to avoid application of the 100% excise tax discussed above.
To maintain our REIT status, we may be forced to borrow funds during unfavorable market conditions, and the
unavailability of such capital on favorable terms at the desired times, or at all, may cause us to curtail our investment
activities and/or to dispose of assets at inopportune times, which could adversely affect our financial condition, results of
operations, cash flow and per share trading price of our common stock.
To maintain our REIT status, we generally must distribute to our stockholders at least 90% of our net taxable income
each year, excluding net capital gains, and we will be subject to regular corporate income taxes to the extent that we distribute
less than 100% of our net taxable income each year, including net capital gains. In addition, we will be subject to a 4%
nondeductible excise tax on the amount, if any, by which distributions paid by us in any calendar year are less than the sum of
85% of our ordinary income, 95% of our capital gain net income and 100% of our undistributed income from prior years. In
order to maintain our REIT status and avoid the payment of income and excise taxes, we may need to borrow even if the then
prevailing market conditions are not favorable for these borrowings. These borrowing needs could result from, among other
things, differences in timing between the actual receipt of cash and inclusion of income for federal income tax purposes, or the
effect of non-deductible capital expenditures, the creation of reserves or required debt or amortization payments. These sources,
however, may not be available on favorable terms or at all. Our access to third-party sources of capital depends on a number of
factors, including the market's perception of our growth potential, our current debt levels, the market price of our common
stock, and our current and potential future earnings. We cannot assure you that we will have access to such capital on favorable
terms at the desired times, or at all, which may cause us to curtail our investment activities and/or to dispose of assets at
inopportune times, and could adversely affect our financial condition, results of operations, cash flow and per share trading
price of our common stock.
We may in the future choose to make dividends payable partly in our common stock, in which case you may be required to
pay tax in excess of the cash you receive.
To maintain our REIT status, we generally must distribute to our stockholders at least 90% of our net taxable income each
year, excluding net capital gains. In order to preserve cash to repay debt or for other reasons, we may choose to satisfy the
REIT distribution requirements by distributing taxable dividends that are payable partly in our stock and partly in cash. Taxable
stockholders receiving such dividends will be required to include the full amount of the dividend as ordinary income to the
extent of our current and accumulated earnings and profits for federal income tax purposes. As a result, a U.S. stockholder may
be required to pay tax with respect to such dividends in excess of the cash received. If a U.S. stockholder sells the stock it
receives as a dividend in order to pay this tax, the sales proceeds may be less than the amount included in income with respect
to the dividend, depending on the market price of our stock at the time of the sale. Furthermore, with respect to non-U.S.
26
stockholders, we may be required to withhold U.S. tax with respect to such dividends, including in respect of all or a portion of
such dividend that is payable in stock. In addition, if a significant number of our stockholders determine to sell shares of our
stock in order to pay taxes owed on dividends, such sales may have an adverse effect on the per share trading price of our
common stock.
Dividends payable by REITs do not qualify for the reduced tax rates available for some dividends.
The maximum tax rate applicable to income from “qualified dividends” payable to U.S. stockholders that are individuals,
trusts and estates is 20%. Dividends payable by REITs, however, generally are not eligible for the 20% rate. Although these
rules do not adversely affect the taxation of REITs or dividends payable by REITs investors who are individuals, trusts and
estates may perceive investments in REITs to be relatively less attractive than investments in the stocks of non-REIT
corporations that pay dividends, which could adversely affect the value of the shares of REITs, including the per share trading
price of our common stock.
The tax imposed on REITs engaging in “prohibited transactions” may limit our ability to engage in transactions which
would be treated as sales for federal income tax purposes.
A REIT's net income from prohibited transactions is subject to a 100% penalty tax. In general, prohibited transactions are
sales or other dispositions of property, other than foreclosure property, held primarily for sale to customers in the ordinary
course of business. Although we do not intend to hold any properties that would be characterized as held for sale to customers
in the ordinary course of our business, unless a sale or disposition qualifies under certain statutory safe harbors, such
characterization is a factual determination and no guarantee can be given that the IRS would agree with our characterization of
our properties or that we will always be able to make use of the available safe harbors.
Complying with REIT requirements may affect our profitability and may force us to liquidate or forgo otherwise attractive
investments.
To maintain our qualification as a REIT, we must continually satisfy tests concerning, among other things, the nature and
diversification of our assets, the sources of our income and the amounts we distribute to our stockholders. We may be required
to liquidate or forgo otherwise attractive investments in order to satisfy the asset and income tests or to qualify under certain
statutory relief provisions. We also may be required to make distributions to American Assets Trust, Inc.'s stockholders or
American Assets Trust, L.P.'s unitholders at disadvantageous times or when we do not have funds readily available for
distribution. As a result, having to comply with the distribution requirement could cause us to: (1) sell assets in adverse market
conditions; (2) borrow on unfavorable terms; or (3) distribute amounts that would otherwise be invested in future acquisitions,
capital expenditures or repayment of debt. Accordingly, satisfying the REIT requirements could have an adverse effect on our
business results, profitability and ability to execute our business plan. Moreover, if we are compelled to liquidate our
investments to meet any of these asset, income or distribution tests, or to repay obligations to our lenders, we may be unable to
comply with one or more of the requirements applicable to REITs or may be subject to a 100% tax on any resulting gain if such
sales constitute prohibited transactions.
Legislative or other actions affecting REITs could have a negative effect on us, including our ability to maintain our
qualification as a REIT or the federal income tax consequences of such qualification.
The rules dealing with federal income taxation are constantly under review by persons involved in the legislative process
and by the IRS and the U.S. Department of the Treasury. Changes to the tax laws, with or without retroactive application, could
adversely affect our investors or us. We cannot predict how changes in the tax laws might affect our investors or us. New
legislation, Treasury Regulations, administrative interpretations or court decisions could significantly and negatively affect our
ability to qualify as a REIT or the federal income tax consequences of such qualification.
ITEM 1B.
UNRESOLVED STAFF COMMENTS
None.
ITEM 2.
PROPERTIES
Our Portfolio
As of December 31, 2015, our operating portfolio was comprised of 23 retail, office, multifamily and mixed-use
properties with an aggregate of approximately 5.8 million rentable square feet of retail and office space (including mixed-use
retail space), 1,579 residential units (including 122 RV spaces) and a 369-room hotel. Additionally, as of December 31, 2015,
we owned land at five of our properties that we classified as held for development and construction in progress.
27
Location
Year Built/
Renovated
Number
of
Buildings
Net
Rentable
Square
Feet
Percentage
Leased
Annualized
Base Rent
Annualized
Base Rent
Per Leased
Square
Foot
Retail and Office Portfolios
Property
RETAIL PROPERTIES
Carmel Country Plaza
Carmel Mountain Plaza
(1)
South Bay Marketplace
(1)
San Diego, CA
San Diego, CA
San Diego, CA
1991
1994/2014
1997
1972/1997
Lomas Santa Fe Plaza
Solana Beach, CA
Solana Beach Towne Centre
Solana Beach, CA
1973/2000/2004
Del Monte Center
(1)
Geary Marketplace
The Shops at Kalakaua
Waikele Center
Alamo Quarry Market
(1)
Monterey, CA
1967/1984/2006
Walnut Creek, CA
Honolulu, HI
Waipahu, HI
San Antonio, TX
2012
1971/2006
1993/2008
1997/1999
Subtotal / Weighted Average Retail Portfolio
OFFICE PROPERTIES
Torrey Reserve
San Diego, CA
Solana Beach Corporate Centre
The Landmark at One Market (2)
Solana Beach, CA
San Francisco, CA
1996-2000/2014-
present
1982/2005
1917/2000
One Beach Street
First & Main
Lloyd District Portfolio
City Center Bellevue
San Francisco, CA
1924/1972/1987/1992
Portland, OR
Portland, OR
Bellevue, WA
2010
1940-2011/present
1987
9
15
9
9
12
16
3
3
9
16
101
78,098
528,416
132,877
209,569
246,730
675,678
35,156
11,671
537,637
589,362
96.2 % $
3,633,249
$
98.4
100.0
96.4
98.0
98.7
100.0
100.0
100.0
98.5
12,276,717
2,265,539
5,219,920
6,062,709
10,328,271
1,195,524
1,850,604
17,154,243
13,765,779
3,045,194
98.6 % $ 73,752,555
$
48.36
23.61
17.05
25.84
25.07
15.49
34.01
158.56
31.91
23.71
24.56
12
493,435
88.4 % $ 15,493,803
$
35.52
4
1
1
1
6
1
212,215
419,371
97,614
360,641
580,545
494,753
97.1
100.0
100.0
97.4
80.5
96.9
7,331,085
21,417,478
3,920,994
10,207,922
10,498,292
17,014,605
35.58
51.07
40.17
29.06
22.46
35.49
34.96
29.25
Subtotal / Weighted Average Office Portfolio
Total / Weighted Average Retail and Office Portfolio
26
127
2,658,574
5,703,768
92.4 % $ 85,884,179
95.7 % $159,636,734
$
$
Mixed-Use Portfolio
Retail Portion
Waikiki Beach Walk—Retail (3)
Location
Honolulu, HI
Hotel Portion
Location
Waikiki Beach Walk—Embassy SuitesTM Honolulu, HI
Year Built/
Renovated
Number
of
Buildings
Net
Rentable
Square
Feet
Percent
Leased
Annualized
Base Rent
Annualized
Base Rent
Per Leased
Square
Foot
2006
3
96,707
100% $ 10,902,402
$
112.74
Year Built/
Renovated
Number
of
Buildings
Units
Average
Occupancy
Average
Daily Rate
Revenue
per
Available
Room
2008/2014
2
369
89.6% $
316.59
$
283.55
Multifamily Portfolio
Property
Loma Palisades
San Diego, CA
1958/2001-2008
Imperial Beach Gardens
Imperial Beach, CA
1959/2008
Imperial Beach, CA
Mariner’s Point
Santa Fe Park RV Resort (4)
Hassalo on Eighth (5)
Total / Weighted Average Multifamily
San Diego, CA
Portland, OR
1986
1971/2007-2008
2015
28
Location
Year Built/
Renovated
Number
of
Buildings
Units
Percentage
Leased
Annualized
Base Rent
Average
Monthly Base
Rent per
Leased Unit
80
26
8
1
3
548
160
88
126
657
95.4 % $ 11,778,588
$
94.4
97.7
96.0
42.3
2,994,060
1,426,332
1,111,080
5,008,116
118
1,579
73.4% $ 22,318,176
$
1,878
1,652
1,382
765
1,502
1,605
(1) Net rentable square feet at certain of our retail properties includes square footage leased pursuant to ground leases, as described in the following table:
Property
Carmel Mountain Plaza
South Bay Marketplace
Del Monte Center
Alamo Quarry Market
Number of Ground
Leases
Square Footage
Leased Pursuant to
Ground Leases
Aggregate Annualized
Base Rent
6
1
2
4
125,477
2,824
295,100
31,994
$
$
$
$
1,193,816
91,320
201,291
470,075
(2) This property contains 419,371 net rentable square feet consisting of The Landmark at One Market (375,151 net rentable square feet) as well as a separate
long-term leasehold interest in approximately 44,220 net rentable square feet of space located in an adjacent six-story leasehold known as the Annex. We
currently lease the Annex from an affiliate of the Paramount Group pursuant to a long-term master lease effective through June 30, 2021, which we have
the option to extend until 2031 pursuant to two five-year extension options.
(3) Waikiki Beach Walk-Retail contains 96,707 net rentable square feet consisting of 94,093 net rentable square feet that we own in fee and approximately
2,614 net rentable square feet of space in which we have a subleasehold interest pursuant to a sublease from First Hawaiian Bank effective through
December 31, 2021.
(4) The Santa Fe Park RV Resort is subject to seasonal variation, with higher rates of occupancy occurring during the summer months. The number of units at
the Santa Fe Park RV Resort includes 122 RV spaces and four apartments.
(5) The Hassalo on Eighth property is comprised of three multifamily buildings: Velomor, Aster Tower and Elwood. On July 2, 2015, the Velomor building at
Hassalo on Eighth became available for occupancy by residential tenants. The Aster Tower and Elwood buildings became available for occupancy by
residential tenants in October of 2015.
In the tables above:
• The net rentable square feet for each of our retail properties and the retail portion of our mixed-use property is the
sum of (1) the square footages of existing leases, plus (2) for available space, the field-verified square footage.
The net rentable square feet for each of our office properties is the sum of (1) the square footages of existing
leases, plus (2) for available space, management's estimate of net rentable square feet based, in part, on past
leases. The net rentable square feet included in such office leases is generally determined consistently with the
Building Owners and Managers Association, or BOMA, 2010 measurement guidelines. Net rentable square
footage may be adjusted from the prior period to reflect re-measurement of leased space at the properties.
Percentage leased for each of our retail and office properties and the retail portion of the mixed-use property is
calculated as square footage under leases as of December 31, 2015, divided by net rentable square feet, expressed
as a percentage. The square footage under lease includes leases which may not have commenced as of
December 31, 2015. Percentage leased for our multifamily properties is calculated as total units rented as of
December 31, 2015, divided by total units available, expressed as a percentage.
•
• Annualized base rent is calculated by multiplying base rental payments (defined as cash base rents, before
abatements) for the month ended December 31, 2015, by 12. Annualized base rent per leased square foot is
calculated by dividing annualized base rent, by square footage under lease as of December 31, 2015. In the case
of triple net or modified gross leases, annualized base rent does not include tenant reimbursements for real estate
taxes, insurance, common area or other operating expenses. Total abatements for leases in effect as of
December 31, 2015 for our retail and office portfolio equaled approximately $2.4 million for the year ended
December 31, 2015. There were no abatements for the retail portion of our mixed-use portfolio for the year ended
December 31, 2015. Total abatements for leases in effect as of December 31, 2015 for our multifamily portfolio
equaled approximately $0.3 million for the year ended December 31, 2015.
• Units represent the total number of units available for sale/rent at December 31, 2015.
• Average occupancy represents the percentage of available units that were sold during the 12-month period ended
December 31, 2015, and is calculated by dividing the number of units sold by the product of the total number of
units and the total number of days in the period. Average daily rate represents the average rate paid for the units
sold and is calculated by dividing the total room revenue (i.e., excluding food and beverage revenues or other
hotel operations revenues such as telephone, parking and other guest services) for the 12-month period ended
December 31, 2015, by the number of units sold. Revenue per available room, or RevPAR, represents the total
unit revenue per total available units for the 12-month period ended December 31, 2015 and is calculated by
multiplying average occupancy by the average daily rate. RevPAR does not include food and beverage revenues
or other hotel operations revenues such as telephone, parking and other guest services.
• Average monthly base rent per leased unit represents the average monthly base rent per leased units as of
December 31, 2015.
29
Tenant Diversification
At December 31, 2015, our operating portfolio had approximately 731 leases with office and retail tenants, of which 13
expired on December 31, 2015 and 24 had not yet commenced. Our residential properties had approximately 1,038 leases with
residential tenants at December 31, 2015, excluding Santa Fe Park RV Resort. The retail portion of our mixed-use property had
approximately 73 leases with retailers, of which two expired on December 31, 2015. No one tenant or affiliated group of
tenants accounted for more than 7.9% of our annualized base rent as of December 31, 2015 for our retail, office and retail
portion of our mixed-use property portfolio. The following table sets forth information regarding the 25 tenants with the
greatest annualized base rent for our combined retail, office and retail portion of our mixed-use property portfolios as of
December 31, 2015.
Lease
Expiration
Total Leased
Square Feet
Rentable
Square
Feet as a
Percentage
of Total
Annualized
Base Rent (1)
Annualized
Base Rent
as a
Percentage
of Total
Tenant
Property(ies)
salesforce.com, inc.
The Landmark at One Market
Autodesk, Inc.
The Landmark at One Market
Kmart
Lowe's
Waikele Center
Waikele Center
Veterans Benefits Administration
First & Main
Insurance Company of the West
Torrey Reserve Campus
Clearesult Operating, LLC (as
successor to Portland Energy
Conservation)
First & Main
Caradigm USA LLC
City Center Bellevue
Alliant International University
One Beach Street
Quiksilver
Waikiki Beach Walk
Treasury Call Center (2)
First & Main
Sports Authority
HDR Engineering
Nordstrom Rack
Sprouts Farmers Market
Waikele Center,
Carmel Mountain Plaza
City Center Bellevue
Carmel Mountain Plaza,
Alamo Quarry Market
Solana Beach Towne Centre,
Carmel Mountain Plaza,
Geary Marketplace
California Bank & Trust
Torrey Reserve Campus
Familycare, Inc.
Inome, Inc.
Troutman Sanders, LLP
Lloyd District Portfolio
City Center Bellevue
Torrey Reserve Campus
First & Main
6/30/2019
4/30/2020
5/31/2021
12/31/2017
12/31/2018
6/30/2018
5/31/2018
8/31/2020
12/31/2016
4/30/2025
8/14/2017
10/31/2019
12/31/2021
12/31/2015
8/31/2020
7/18/2018
11/30/2018
12/31/2017
9/30/2022
10/31/2022
6/30/2019
3/31/2025
9/30/2032
2/29/2024
9/30/2024
7/31/2017
11/30/2019
4/30/2025
Eisneramper LLP
The Landmark at One Market
12/31/2018
Vistage Worldwide, Inc.
Torrey Reserve Campus
Marshalls
Old Navy
Vons
Drug Enforcement
Administration (3)
TOTAL
Carmel Mountain Plaza,
Solana Beach Towne Centre
South Bay Marketplace,
Waikele Center,
Alamo Quarry Market
Lomas Santa Fe Plaza
First & Main
6/30/2018
1/31/2019
1/31/2025
4/30/2016
7/31/2016
9/30/2017
12/31/2017
8/31/2025
254,118
4.4 % $
13,478,140
7.9 %
114,664
119,590
155,000
93,572
81,040
101,848
68,956
64,161
9,625
63,648
90,722
57,238
69,047
71,431
34,731
56,640
37,276
33,812
19,126
36,769
68,055
59,780
49,895
31,376
2.0
2.1
2.7
1.6
1.4
1.8
1.2
1.1
0.2
1.1
1.6
1.0
1.2
1.2
0.6
1.0
0.6
0.6
0.3
0.6
1.2
1.0
0.9
0.5
5,733,597
4,544,420
4,460,079
3,006,453
2,676,783
2,503,140
2,298,303
2,292,955
2,256,293
2,184,302
2,133,950
2,044,876
1,990,316
1,919,436
1,654,219
1,570,534
1,472,402
1,467,574
1,453,576
1,381,096
1,258,083
3.4
2.7
2.6
1.8
1.6
1.5
1.3
1.3
1.3
1.3
1.3
1.2
1.2
1.1
1.0
0.9
0.9
0.9
0.9
0.8
0.7
*
*
1,216,700
1,170,062
0.7
0.7
1,842,120
31.9% $
66,167,289
39.0%
* Data withheld at tenant’s request.
(1) Annualized base rent is calculated by multiplying (i) base rental payments (defined as cash base rents before abatements) for the month ended
December 31, 2015 for the applicable lease(s) by (ii) 12.
(2) The earliest option termination date under this lease is August 31, 2017.
(3) The earliest option termination date under this lease is August 31, 2020.
30
Geographic Diversification
Our properties are located in Southern California, Northern California, Oregon, Washington, Texas and Hawaii. The
following table shows the number of properties, the net rentable square feet and the percentage of total portfolio net rentable
square footage in each region as of December 31, 2015. Our five multifamily properties are excluded from the table below and
are located in Southern California and Portland, Oregon. The hotel portion of our mixed-use property is also excluded and is
located in Hawaii.
Region
Southern California
Northern California
Oregon
Washington
Texas
Hawaii (2)
Total
Number of
Properties
Net Rentable Square Feet
1,901,340
1,227,819
941,186
494,753
589,362
646,015
5,800,475
7
4
2
1
1
3
18
Percentage of Net
Rentable Square Feet (1)
32.8 %
21.2
16.2
8.5
10.2
11.1
100.0%
(1) Percentage of Net Rentable Square Feet is calculated based on the total net rentable square feet available in our retail portfolio, office portfolio and
the retail portion of our mixed-use portfolio.
Includes the retail portion related to the mixed-use property.
(2)
Segment Diversification
The following table sets forth information regarding the total property operating income for each of our segments for the
year ended December 31, 2015 (dollars in thousands).
Segment
Retail
Office
Mixed-Use
Multifamily
Total
Lease Expirations
Number of
Properties
Property Operating
Income
Percentage of Property
Operating Income
10
7
1
5
23
$
$
73,123
68,808
11,121
24,565
177,617
41.2 %
38.7
6.3
13.8
100.0%
The following table sets forth a summary schedule of the lease expirations for leases in place as of December 31, 2015,
plus available space, for each of the ten calendar years beginning January 1, 2016 at the properties in our retail portfolio, office
portfolio and the retail portion of our mixed-use portfolio. The square footage of available space includes the space from 15
leases that terminated on December 31, 2015. In 2016, we expect a similar level of leasing activity for new and expiring leases
compared to prior years with overall positive increases in rental income. However, changes in rental income associated with
individual signed leases on comparable spaces may be positive or negative, and we can provide no assurance that the rents on
new leases will continue to increase at the above disclosed levels, if at all.
31
The lease expirations for our multifamily portfolio and the hotel portion of our mixed-use portfolio are excluded from
this table because multifamily unit leases generally have lease terms ranging from seven to 15 months, with a majority having
12-month lease terms, and because rooms in the hotel are rented on a nightly basis. The information set forth in the table
assumes that tenants do not exercise any renewal options.
Year of Lease Expiration
Available
Month to Month
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Thereafter
Signed Leases Not Commenced
Total:
Square
Footage of
Expiring
Leases
242,761
25,050
467,218
722,158
1,349,621
683,902
625,095
282,020
205,860
184,269
355,968
355,761
206,498
94,294
5,800,475
Percentage
of Portfolio
Net
Rentable
Square
Feet
Annualized Base
Rent (1)
Percentage
of Portfolio
Annualized
Base Rent
4.2 % $
0.4
8.1
12.4
23.3
11.8
10.8
4.9
3.5
3.2
6.1
6.1
3.6
1.6
—
248,214
16,310,001
24,363,736
34,822,428
24,135,770
20,331,340
14,413,321
7,092,055
5,342,591
9,935,716
9,048,389
4,495,575
—
100.0% $ 170,539,136
Annualized
Base Rent Per
Leased
Square Foot (2)
—
9.91
34.91
33.74
25.80
35.29
32.53
51.11
34.45
28.99
27.91
25.43
21.77
—
29.40
— % $
0.1
9.6
14.3
20.4
14.2
11.9
8.5
4.2
3.1
5.8
5.3
2.6
—
100.0% $
(1) Annualized base rent is calculated by multiplying base rental payments (defined as cash base rents (before abatements)) for the month ended
December 31, 2015 for the leases expiring during the applicable period, by 12.
(2) Annualized base rent per leased square foot is calculated by dividing annualized base rent for leases expiring during the applicable period by square
footage under such expiring leases.
ITEM 3.
LEGAL PROCEEDINGS
We are not currently a party, as plaintiff or defendant, to any legal proceedings that we believe to be material or which,
individually or in the aggregate, would be expected to have a material effect on our business, financial condition or results of
operation if determined adversely to us. We may be subject to ongoing litigation and we expect to otherwise be party from time
to time to various lawsuits, claims and other legal proceedings that arise in the ordinary course of our business.
ITEM 4.
MINE SAFETY DISCLOSURES
Not applicable.
32
PART II
ITEM 5.
MARKET FOR OUR COMMON EQUITY, RELATED STOCKHOLDER MATTERS AND ISSUER
PURCHASES OF EQUITY SECURITIES
American Assets Trust, Inc.
Shares of American Assets Trust, Inc.'s common stock began trading on the NYSE under the symbol “AAT” on
January 13, 2011. Prior to that time there was no public market for the company's common stock. On February 12, 2016, the
reported close sale price per share was $34.94. The following table sets forth, for the periods indicated, the high and low close
prices in dollars on the NYSE for the company's common stock and the dividends we declared per share.
Period
Per Share Price
Low
High
Dividend per
Common Share
First Quarter 2014
Second Quarter 2014
Third Quarter 2014
Fourth Quarter 2014
First Quarter 2015
Second Quarter 2015
Third Quarter 2015
Fourth Quarter 2015
$
$
$
$
$
$
$
$
31.26
32.65
32.97
33.08
40.11
38.97
37.49
38.14
$
$
$
$
$
$
$
$
34.04
35.00
35.77
40.65
45.05
43.59
42.22
43.53
$
$
$
$
$
$
$
$
0.2200
0.2200
0.2200
0.2325
0.2325
0.2325
0.2325
0.2500
On February 12, 2016, we had 93 stockholders of record of our common stock. Certain shares are held in “street” name
and accordingly, the number of beneficial owners of such shares is not known or included in the foregoing number.
American Assets Trust, L.P.
There is no established trading market for American Assets Trust, L.P.'s operating partnership units. The following table
sets forth the distributions we declared with respect to American Assets Trust, L.P.'s operating partnership units for the periods
indicated:
Period
Distribution
per Unit
First Quarter 2014
Second Quarter 2014
Third Quarter 2014
Fourth Quarter 2014
First Quarter 2015
Second Quarter 2015
Third Quarter 2015
Fourth Quarter 2015
$
$
$
$
$
$
$
$
0.2200
0.2200
0.2200
0.2325
0.2325
0.2325
0.2325
0.2500
As of February 12, 2016, we had 30 holders of record of American Assets Trust, L.P.'s operating partnership units,
including American Assets Trust, Inc.
Distribution Policy
We pay and intend to continue to pay regular quarterly dividends to holders of our common stock and unitholders of our
Operating Partnership and to make dividend distributions that will enable us to meet the distribution requirements applicable to
REITs and to eliminate or minimize our obligation to pay income and excise taxes. Dividend amounts depend on our available
cash flows, financial condition and capital requirements, the annual distribution requirements under the REIT provisions of the
Code and such other factors as our board of directors deems relevant.
33
Recent Sales of Unregistered Equity Securities
Common Stock of American Assets Trust, Inc.
On March 9, 2015, we entered into a common stock purchase agreement (the “Purchase Agreement”) with Explorer
Insurance Company, a California corporation ("EIC"), an entity owned and controlled by Ernest Rady, our Chairman, President
and Chief Executive Officer. The Purchase Agreement provided for the sale by us to EIC, in a private placement,
of 200,000 shares of our common stock at a purchase price of $40.54 per share, resulting in gross proceeds to us of
approximately $8.1 million. The price per share paid by EIC was equal to the closing price of a share of our common stock on
the New York Stock Exchange on the date of the Purchase Agreement. We contributed the net proceeds of the Private
Placement to our Operating Partnership in exchange for common units and our Operating Partnership used the net proceeds
received from us for general working capital purposes. These shares were registered on March 27, 2015 by virtue of our filing
of a prospectus supplement to our universal shelf registration statement on Form S-3 filed on February 6,
Operating Partnership Units
During the years ended December 31, 2015, 2014 and 2013, American Assets Trust, Inc. issued an aggregate of 98,354
shares, 216,748 shares, and 5,004 shares, respectively, of its common stock in connection with the vesting of restricted stock
awards under its 2011 Equity Incentive Award Plan for no cash consideration. For each share of vested common stock issued
by American Assets Trust, Inc. in connection with such an award, American Assets Trust, L.P. issued a restricted operating
partnership unit to American Assets Trust, Inc. in reliance on the exemption from registration provided by Section 4(a)(2) of the
Securities Act. During the years ended December 31, 2015, 2014 and 2013, American Assets Trust, L.P. issued an aggregate of
98,354 units, 216,748 units, and 5,004 units, respectively, of its restricted operating partnership units to American Assets Trust,
Inc., as required by American Assets Trust, L.P.'s partnership agreement.
On May 6, 2013, our general partner entered into an at-the-market ("ATM") equity program with four sales agents, under
which it could offer and sell shares of its common stock having an aggregate offering price of up to $150.0 million over time.
We completed $150.0 million of issuances under such ATM program on May 21, 2015. On May 27, 2015, we entered into a
new ATM equity program with five sales agents under which we may, from time to time, offer and sell shares of our common
stock having an aggregate offering price of up to $250.0 million. Through December 31, 2015, our general partner had issued
an aggregate of 5,063,970 shares under these sales agreements. Our general partner contributed the net proceeds from this
program of approximately $180.4 million, after deducting the underwriters’ discount and commissions and estimated offering
expenses, to us in exchange for 5,063,970 operating partnership units. The shares of common stock were offered and sold under
prospectus supplements and related prospectuses filed with the SEC pursuant to our general partner’s shelf registration
statements on Form S-3 (File Nos. 333-179411 and 333-201909).
For all issuances of common units to our general partner, we relied on our general partner’s status as a publicly traded
NYSE-listed company with approximately $2.0 billion in total consolidated assets at December 31, 2015 and as our majority
owner and general partner as the basis for the exemption under Section 4(2) of the Securities Act.
Purchases of Equity Securities by the Issuer and Affiliated Purchasers
No equity securities were purchased by us during 2015.
Equity Compensation Plan Information
Information about our equity compensation plans is incorporated by reference in Item 12 of Part III of this annual report
on Form 10-K.
Stock Performance Graph
The information below shall not be deemed to be “soliciting material” or to be “filed” with the SEC or subject to
Regulation 14A or 14C, other than as provided in Item 201 of Regulation S-K, or to the liabilities of Section 18 of the
Exchange Act, except to the extent we specifically request that such information be treated as soliciting material or specifically
incorporate it by reference into a filing under the Securities Act or the Exchange Act.
34
The following graph shows our cumulative total stockholder return for the period beginning with the initial listing of our
common stock on the NYSE on January 13, 2011 and ending on December 31, 2015. The graph assumes a $100 investment in
each of the indices on January 13, 2011 and the reinvestment of all dividends. The graph also shows the cumulative total
returns of the Standard & Poor's 500 Stock Index, or S&P 500 Index, and an industry peer group, SNL US REIT Equity Index.
Note that historic stock price performance is not necessarily indicative of future stock price performance.
ITEM 6.
SELECTED FINANCIAL DATA
The following table sets forth summary selected financial and operating data on a historical combined basis for our
Predecessor prior to our initial public offering and American Assets Trust, Inc. following our initial public offering. Our
Predecessor was comprised of certain entities and their consolidated subsidiaries that, prior to the completion of the Formation
Transactions, owned directly or indirectly 17 retail, office and multifamily properties, and unconsolidated equity interests in
four retail, mixed-use and office properties. We refer to these entities and their subsidiaries as the “ownership entities.” Prior to
the completion of the Formation Transactions, each of the ownership entities owned, directly or indirectly, one or more retail,
office, mixed-use or multifamily property. Upon completion of our initial public offering and the Formation Transactions, we
acquired the 17 retail, office and multifamily properties owned directly or indirectly by our Predecessor, as well our
Predecessor's unconsolidated equity interests in three other retail, office and mixed-use properties, and assumed the ownership
and operation of its business. As a result of the completion of the Formation Transactions we acquired direct or indirect
ownership of a total of 20 retail, office, mixed-use and multifamily properties. Subsequently, we sold two office properties and
one retail property, acquired four office properties and one retail property, developed one multifamily property and redeveloped
one office property.
35
You should read the following summary selected financial data in conjunction with “Item 7. Management's Discussion
and Analysis of Financial Condition and Results of Operations” and “Item 8. Financial Statements and Supplementary Data.”
The following data is in thousands, except per share and share data.
Statement of Operations Data:
Revenue:
Rental income
Other property income
Total revenues
Expenses:
Rental expenses
Real estate taxes
General and administrative
Depreciation and amortization
Total operating expenses
Operating income
Interest expense
Gain on sale of real estate
Early extinguishment of debt
Loan transfer and consent fees
Gain on acquisition
Other income (expense), net
Income from continuing operations
Discontinued operations:
Income from discontinued operations
Gain on sale of real estate property
Results from discontinued operations
Net income
Net income attributable to restricted shares
Net loss attributable to Predecessor's
noncontrolling interests in consolidated real
estate entities
Net income attributable to Predecessor's
controlled owners' equity
Net income attributable to unitholders in the
Operating Partnership
Net income attributable to American Assets
Trust, Inc. stockholders
Income from continuing operations attributable to
common stockholders per share
Basic earnings (loss) per share
Diluted earnings (loss) per share
Net income attributable to common stockholders per
share
Basic earnings per share
Diluted earnings per share
Weighted average shares of common stock
outstanding - basic
Weighted average shares of common stock
outstanding - diluted
Dividends declared per share
American Assets Trust, Inc.
Year Ended December 31,
2015
2014
2013
2012
2011
$
$
261,887
13,736
275,623
$
246,078
13,922
260,000
242,757
12,300
255,057
$
$
225,249
10,217
235,466
194,168
8,617
202,785
73,187
24,819
20,074
63,392
181,472
94,151
(47,260)
7,121
—
—
—
(97)
53,915
—
—
—
53,915
(168)
68,267
22,964
18,532
66,568
176,331
83,669
(52,965)
—
—
—
—
441
31,145
—
—
—
31,145
(374)
68,608
21,378
17,195
66,775
173,956
81,101
(58,020)
—
—
—
—
(487)
22,594
—
—
—
22,594
(536)
64,089
22,025
15,593
61,853
163,560
71,906
(57,328)
—
—
—
—
(629)
13,949
932
36,720
37,652
51,601
(529)
—
—
—
—
—
—
—
—
58,133
18,746
13,627
55,936
146,442
56,343
(54,580)
—
(25,867)
(8,808)
46,371
212
13,671
1,672
3,981
5,653
19,324
(482)
2,458
(16,995)
(15,238)
(9,015)
(6,838)
(16,134)
(1,388)
38,509
$
21,756
$
15,220
$
34,938
$
2,917
0.87
0.86
0.87
0.86
$
$
$
$
0.52
0.51
0.52
0.51
$
$
$
$
0.38
0.38
0.38
0.38
$
$
$
$
0.24
0.24
0.90
0.90
$
$
$
$
(0.02)
(0.02)
0.08
0.08
$
$
$
$
$
44,439,112
42,041,126
39,539,457
38,736,113
36,748,806
62,339,163
0.9475
$
59,947,474
0.8925
$
57,515,810
0.8500
$
57,053,909
0.8400
$
54,219,807
0.8000
$
36
Balance Sheet Data:
Net real estate
Total assets
Notes payable
Total liabilities
Stockholders' equity and owner's equity
Noncontrolling interests
Total equity
Total liabilities and equity
Other Data:
Funds from operations (FFO) (1)
FFO attributable to common stock and units
American Assets Trust, Inc.
Year Ended December 31,
2015
2014
2013
2012
2011
$ 1,834,862
1,978,419
1,059,743
1,149,492
$ 1,775,400
1,941,762
1,312,811
1,175,186
$ 1,676,836
1,832,443
1,045,174
1,145,865
$ 1,668,182
1,827,587
1,044,682
1,141,858
$ 1,403,946
1,709,281
912,067
1,029,553
799,562
29,365
828,927
1,978,419
735,303
31,273
766,576
1,941,762
648,511
38,067
686,578
1,832,443
638,361
47,368
685,729
1,827,587
626,031
53,697
679,728
1,709,281
$ 110,186
$
97,713
$
89,369
$
77,892
$
110,027
97,576
89,012
77,538
74,574
57,285
(1) We present FFO because we consider FFO an important supplemental measure of our operating performance and believe it is frequently used by
securities analysts, investors and other interested parties in the evaluation of REITs, many of which present FFO when reporting their results. We
calculate FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts, or NAREIT. FFO represents net
income (loss) (computed in accordance with GAAP), excluding gains (or losses) from sales of depreciable operating property, impairment losses, real
estate related depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated partnerships
and joint ventures. FFO is a supplemental non-GAAP financial measure. Management uses FFO as a supplemental performance measure because it
believes that FFO is beneficial to investors as a starting point in measuring our operational performance. Specifically, in excluding real estate related
depreciation and amortization and gains and losses from property dispositions, which do not relate to or are not indicative of operating performance, FFO
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 the performance of REITs, FFO will 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. In addition, other equity REITs may not calculate FFO in accordance with the NAREIT definition as we do, and, accordingly, our
FFO may not be comparable to such other REITs' FFO. Accordingly, FFO should be considered only as a supplement to net income as a measure of our
performance. FFO should not be used as a measure of our liquidity, nor is it indicative of funds available to fund our cash needs, including our ability to
pay dividends or service indebtedness. FFO also should not be used as a supplement to or substitute for cash flow from operating activities computed in
accordance with GAAP.
The following table sets forth a reconciliation of our FFO to net income, the nearest GAAP equivalent, for the periods presented (in thousands):
Net income (loss)
Year Ended December 31,
2015
2014
2013
2012
2011
$ 53,915
$ 31,145
$
22,594
$ 51,601
$ 19,324
Plus: Real estate depreciation and amortization (including discontinued operations)
63,392
66,568
66,775
63,011
58,543
Plus: Depreciation and amortization on unconsolidated real estate joint ventures (pro rata)
Less: Gain on sale of real estate
Funds from operations, as defined by NAREIT
Less: FFO attributable to Predecessor's controlled and noncontrolled owners' equity
Less: Nonforfeitable dividends on restricted stock awards
FFO attributable to common stock and units
—
(7,121)
—
—
—
—
—
(36,720)
110,186
97,713
89,369
77,892
688
(3,981)
74,574
—
(159)
—
(137)
—
(357)
—
(16,973)
(354)
(316)
$ 110,027
$ 97,576
$
89,012
$ 77,538
$ 57,285
37
ITEM 7.
MANAGEMENT’S DISCUSSION AND ANALYSIS OF FINANCIAL CONDITION AND RESULTS
OF OPERATIONS
The following discussion should be read in conjunction with the audited historical consolidated financial statements and
notes thereto appearing in “Item 8. Financial Statements and Supplementary Data” of this report. As used in this section, unless
the context otherwise requires, “we,” “us,” “our,” and “our company” mean American Assets Trust, Inc., a Maryland
corporation and its consolidated subsidiaries, including American Assets Trust, L.P. This discussion may contain forward-
looking statements based upon current expectations that involve risks and uncertainties. Our actual results may differ materially
from those anticipated in these forward looking statements as a result of various factors, including those set forth under “Item
1A. Risk Factors” or elsewhere in this document. See “Item 1A. Risk Factors” and “Forward-Looking Statements.”
Overview
Our Company
We are a full service, vertically integrated and self-administered REIT that owns, operates, acquires and develops high
quality retail, office, multifamily and mixed-use properties in attractive, high-barrier-to-entry markets in Southern California,
Northern California, Oregon, Washington, Texas, and Hawaii. As of December 31, 2015, our portfolio was comprised of ten
retail shopping centers; seven office properties; a mixed-use property consisting of a 369-room all-suite hotel and a retail
shopping center; and five multifamily properties. Additionally, as of December 31, 2015, we owned land at five of our
properties that we classified as held for development and construction in progress. Our core markets include San Diego, the San
Francisco Bay Area, Portland, Oregon, Bellevue, Washington and Oahu, Hawaii. Our company, as the sole general partner of
our Operating Partnership, has control of our Operating Partnership and owned 71.7% of our Operating Partnership as of
December 31, 2015. Accordingly, we consolidate the assets, liabilities and results of operations of our Operating Partnership.
Taxable REIT Subsidiary
On November 5, 2010, we formed American Assets Services, Inc., a Delaware corporation that is wholly owned by our
Operating Partnership and which we refer to as our services company. We have elected, together with our services company, to
treat our services company as a taxable REIT subsidiary for federal income tax purposes. A taxable REIT subsidiary generally
may provide non-customary and other services to our tenants and engage in activities that we may not engage in directly
without adversely affecting our qualification as a REIT, provided a taxable REIT subsidiary may not operate or manage a
lodging facility or provide rights to any brand name under which any lodging facility is operated. We may form additional
taxable REIT subsidiaries in the future, and our Operating Partnership may contribute some or all of its interests in certain
wholly owned subsidiaries or their assets to our services company. Any income earned by our taxable REIT subsidiaries will
not be included in our taxable income for purposes of the 75% or 95% gross income tests, except to the extent such income is
distributed to us as a dividend, in which case such dividend income will qualify under the 95%, but not the 75%, gross income
test. Because a taxable REIT subsidiary is subject to federal income tax, and state and local income tax (where applicable) as a
regular corporation, the income earned by our taxable REIT subsidiaries generally will be subject to an additional level of tax
as compared to the income earned by our other subsidiaries.
Outlook
We seek growth in earnings, funds from operations, and cash flows primarily through a combination of the following:
growth in our same-store portfolio, growth in our portfolio from property development and redevelopments and expansion of
our portfolio through property acquisitions. Our properties are located in some of the nation's most dynamic, high-barrier-to-
entry markets primarily in Southern California, Northern California, Oregon, Washington and Hawaii, which we believe allow
us to take advantage of redevelopment opportunities that enhance our operating performance through renovation, expansion,
reconfiguration, and/or retenanting. We evaluate our properties on an ongoing basis to identify these types of opportunities.
Our new development at Torrey Point (previously Sorrento Pointe) is close in proximity to Torrey Reserve Campus.
Groundbreaking on Torrey Point occurred in July 2015 with development plans including two Class A office buildings of
approximately 88,000 square feet in the aggregate, with panoramic unobstructed views of the Torrey Pines State Park Beach,
Torrey Reserve and the Pacific Ocean. Projected costs of the development at Torrey Point are approximately $53 million, of
which approximately $12 million has been incurred to date. We expect to incur the remaining costs for development of Torrey
Point in 2016 and 2017. We expect the Torrey Point development to be stabilized in 2018 with an estimated stabilized cash
yield of approximately 7.54% to 8.55%.
We intend to opportunistically pursue other projects in our development pipeline including future phases of Lloyd District
Portfolio, Solana Beach - Highway 101, as well as other redevelopments at Solana Beach Corporate Centre and Lomas Santa
Fe Plaza. The commencement of these developments is based on, among other things, market conditions and our evaluation of
38
whether such opportunities would generate appropriate risk adjusted financial returns. Our redevelopment and development
opportunities are subject to various factors, including market conditions and may not ultimately come to fruition. We continue
to review acquisition opportunities in our primary markets that would complement our portfolio and provide long-term growth
opportunities. Some of our acquisitions do not initially contribute significantly to earnings growth; however, we believe they
provide long-term re-leasing growth, redevelopment opportunities and other strategic opportunities. Any growth from
acquisitions is contingent on our ability to find properties that meet our qualitative standards at prices that meet our financial
hurdles. Changes in interest rates may affect our success in achieving earnings growth through acquisitions by affecting both
the price that must be paid to acquire a property, as well as our ability to economically finance a property acquisition.
Generally, our acquisitions are initially financed by available cash, mortgage loans and/or borrowings under our amended and
restated credit facility, which may be repaid later with funds raised through the issuance of new equity or new long-term debt.
Same-store
We have provided certain information on a total portfolio, same-store and redevelopment same-store basis. Information
provided on a same-store basis includes the results of properties that we owned and operated for the entirety of both periods
being compared except for properties for which significant redevelopment or expansion occurred during either of the periods
being compared, properties under development, properties classified as held for development and properties classified as
discontinued operations. Information provided on a redevelopment same-store basis includes the results of properties
undergoing significant redevelopment for the entirety or portion of both periods being compared. Same-store and
redevelopment same-store is considered by management to be an important measure because it assists in eliminating disparities
due to the development, acquisition or disposition of properties during the particular period presented, and thus provides a more
consistent performance measure for the comparison of the company's stabilized and redevelopment properties, as applicable.
Additionally, redevelopment same-store is considered by management to be an important measure because it assists in
evaluating the timing of the start and stabilization of our redevelopment opportunities and the impact that these redevelopments
have in enhancing our operating performance.
While there is judgment surrounding changes in designations, we typically reclassify significant development,
redevelopment or expansion properties to same-store properties once they are stabilized. Properties are deemed stabilized
typically at the earlier of (1) reaching 90% occupancy or (2) four quarters following a property's inclusion in operating real
estate. We typically remove properties from same-store properties when the development, redevelopment or expansion has or
is expected to have a significant impact on the property's annualized base rent, occupancy and operating income within the
calendar year. Acquired properties are classified to same-store properties once we have owned such properties for the entirety
of comparable period(s) and the properties are not under significant development or expansion.
In our determination of same-store and redevelopment same-store properties, Lloyd District Portfolio and Torrey Reserve
Campus have been identified as redevelopment same-store properties due to the significant construction activity noted above.
Office same-store net operating income increased approximately 9.9% for the year ended December 31, 2015, respectively,
compared to the same periods in 2014. Office redevelopment same-store net operating income increased approximately 5.1%
for the year ended December 31, 2015, respectively, compared to the same periods in 2014.
Below is a summary of our same-store composition for the years ended December 31, 2015, 2014 and 2013. For the year
ended December 31, 2015, one disposed property was removed from same-store and redevelopment same-store properties and
the Hassalo on Eighth multifamily was included in non-same-store properties when compared to the designations for the year
ended December 31, 2014. For the year ended December 31, 2014, three acquired properties were classified into same-store
properties when compared to the designations for the year ended December 31, 2013.
Same-Store
Non-Same Store
Total Properties
Redevelopment Same-Store
Total Development Properties
2015
December 31,
2014
2013
20
3
23
22
5
21
2
23
23
5
18
5
23
20
5
39
Revenue Base
Rental income consists of scheduled rent charges, straight-line rent adjustments and the amortization of above market and
below market rents acquired. We also derive revenue from tenant recoveries and other property revenues, including parking
income, lease termination fees, late fees, storage rents and other miscellaneous property revenues.
Retail Leases. Our retail portfolio included ten properties with a total of approximately 3.0 million rentable square feet
available for lease as of December 31, 2015. As of December 31, 2015, these properties were 98.6% leased. For the year ended
December 31, 2015, the retail segment contributed 35.8%, of our total revenue. Historically, we have leased retail properties to
tenants primarily on a triple-net lease basis, and we expect to continue to do so in the future. In a triple-net lease, the tenant is
responsible for all property taxes and operating expenses. As such, the base rent payment does not include any operating
expense, but rather all such expenses, to the extent they are paid by the landlord, are billed to the tenant. The full amount of the
expenses for this lease type, to the extent they are paid by the landlord, is reflected in operating expenses, and the
reimbursement is reflected in tenant recoveries.
During the year ended December 31, 2015, we signed 84 retail leases for 277,914 square feet with an average rent of
$32.24 per square foot during the initial year of the lease term, including leases signed for the retail portion of our mixed-use
property. Of the leases, 67 represent comparable leases where there was a prior tenant, with an increase of 13.6% in cash basis
rent and an increase of 19.2% in straight-line rent compared to the prior leases.
Office Leases. Our office portfolio included seven properties with a total of approximately 2.7 million rentable square feet
available for lease as of December 31, 2015. As of December 31, 2015, these properties were 92.4% leased. For the year ended
December 31, 2015, the office segment contributed 35.4% of our total revenue. Historically, we have leased office properties to
tenants primarily on a full service gross or a modified gross basis and to a limited extent on a triple-net lease basis. We expect
to continue to do so in the future. A full-service gross or modified gross lease has a base year expense stop, whereby the tenant
pays a stated amount of certain expenses as part of the rent payment, while future increases in property operating expenses
(above the base year stop) are billed to the tenant based on such tenant's proportionate square footage of the property. The
increased property operating expenses billed are reflected as operating expenses and amounts recovered from tenants are
reflected as rental income in the statements of operations.
During the year ended December 31, 2015, we signed 84 office leases for 431,766 square feet with an average rent of
$42.36 per square foot during the initial year of the lease term. Of the leases, 58 represent comparable leases where there was
a prior tenant, with an increase of 21.3% in cash basis rent and an increase of 29.4% in straight-line rent compared to the prior
leases.
Multifamily Leases. Our multifamily portfolio included four apartment properties, as well as an RV resort, with a total of
1,579 units (including 122 RV spaces) available for lease as of December 31, 2015. As of December 31, 2015, these properties
were 73.4% leased. For the year ended December 31, 2015, the multifamily segment contributed 7.1% of our total revenue. Our
multifamily leases, other than at our RV Resort, generally have lease terms ranging from 7 to 15 months, with a majority
having 12-month lease terms. Tenants normally pay a base rental amount, usually quoted in terms of a monthly rate for the
respective unit. Spaces at the RV Resort can be rented at a daily, weekly, or monthly rate. The average monthly base rent per
leased unit as of December 31, 2015 was $1,605 compared to $1,503 at December 31, 2014.
Mixed-Use Property Revenue. Our mixed-use property consists of approximately 97,000 rentable square feet of retail
space and a 369-room all-suite hotel. Revenue from the mixed-use property consists of revenue earned from retail leases, and
revenue earned from the hotel, which consists of room revenue, food and beverage services, parking and other guest services.
As of December 31, 2015, the retail portion of the property was 100.0% leased, and for the year ended December 31, 2015, the
hotel had an average occupancy of 89.6%. For the year ended December 31, 2015, the mixed-use segment contributed 21.7%,
of our total revenue. We have leased the retail portion of such property to tenants primarily on a triple-net lease basis, and we
expect to continue to do so in the future. As such, the base rent payment under such leases does not include any operating
expenses, but rather all such expenses, to the extent they are paid by the landlord, are billed to the tenant. Rooms at the hotel
portion of our mixed-use property are rented on a nightly basis.
40
Leasing
Our same-store growth is primarily driven by increases in rental rates on new leases and lease renewals and changes in
portfolio occupancy. Over the long-term, we believe that the infill nature and strong demographics of our properties provide us
with a strategic advantage, allowing us to maintain relatively high occupancy and increase rental rates. We have continued to
see signs of improvement for many of our tenants as well as increased interest from prospective tenants for our spaces. While
there can be no assurance that these positive signs will continue, we remain cautiously optimistic regarding the improved trends
we have seen over the past few years. We believe the locations of our properties and diverse tenant base mitigate the potentially
negative impact of a poor economic environment. However, any reduction in our tenants' abilities to pay base rent, percentage
rent or other charges, may adversely affect our financial condition and results of operations.
During the three months ended December 31, 2015, we signed 21 retail leases for a total of 90,943 square feet of retail
space including 78,994 square feet of comparable space leases (leases for which there was a prior tenant), an increase of 3.9%
on a cash basis and an increase of 20.2% on a straight-line basis. New retail leases for comparable spaces were signed for
12,256 square feet at an average rental rate increase of 21.3% on a cash basis and 57.7% on a straight-line basis. Renewals for
comparable retail spaces were signed for 66,738 square feet at an average rental rate increase of 2.3% on a cash basis and an
increase of 16.8% on a straight-line basis. Tenant improvements and incentives were $7.00 per square foot of retail space for
comparable new leases for the three months ended December 31, 2015. There were $4.26 per square foot of retail space of
tenant improvement or incentives for comparable renewal leases for the three months ended December 31, 2015.
During the three months ended December 31, 2015, we signed 19 office leases for a total of 103,220 square feet of office
space including 92,002 square feet of comparable space leases, at an average rental rate increase of 4.4% on a cash basis and an
average rental increase of 10.6% on a straight-line basis. New office leases for comparable spaces were signed for 15,647
square feet at an average rental rate increase of 24.2% on a cash basis and an average rental rate increase of 31.0% on a
straight-line basis. Renewals for comparable office spaces were signed for 76,355 square feet at an average rental rate increase
of 0.7% on a cash basis and increase of 6.6% on a straight-line basis. Tenant improvements and incentives were $22.05 per
square foot of office space for comparable new leases for the three months ended December 31, 2015. There were $8.25 per
square foot of office space of tenant improvement or incentives for comparable renewal leases for the three months ended
December 31, 2015
The rental increases associated with comparable spaces generally include all leases signed in arms-length transactions
reflecting market leverage between landlords and tenants during the period. The comparison between average rent for expiring
leases and new leases is determined by including minimum rent and percentage rent paid on the expiring lease and minimum
rent and, in some instances, projections of first lease year percentage rent, to be paid on the new lease. In some instances,
management exercises judgment as to how to most effectively reflect the comparability of spaces reported in this calculation.
The change in rental income on comparable space leases is impacted by numerous factors including current market rates,
location, individual tenant creditworthiness, use of space, market conditions when the expiring lease was signed, capital
investment made in the space and the specific lease structure. Tenant improvements and incentives include the total dollars
committed for the improvement of a space as it relates to a specific lease, but may also include base building costs (i.e.,
expansion, escalators or new entrances) which are required to make the space leasable. Incentives include amounts paid to
tenants as an inducement to sign a lease that do not represent building improvements.
The leases signed in 2015 generally become effective over the following year, though some may not become effective
until 2017. Further, there is risk that some new tenants will not ultimately take possession of their space and that tenants for
both new and renewal leases may not pay all of their contractual rent due to operating, financing or other matters. However, we
believe that these increases do provide information about the tenant/landlord relationship and the potential fluctuations we may
achieve in rental income over time.
In 2016, we believe our leasing volume will be in-line with our historical averages with overall positive increases in rental
income. However, changes in rental income associated with individual signed leases on comparable spaces may be positive or
negative, and we can provide no assurance that the rents on new leases will continue to increase at the above disclosed levels, if
at all.
41
Critical Accounting Policies
The preparation of financial statements in conformity with GAAP requires management to make estimates and
assumptions that in certain circumstances affect the reported amounts of assets and liabilities, disclosure of contingent assets
and liabilities, and revenues and expenses. These estimates are prepared using management's best judgment, after considering
past and current events and economic conditions. In addition, information relied upon by management in preparing such
estimates includes internally generated financial and operating information, external market information, when available, and
when necessary, information obtained from consultations with third party experts. Actual results could differ from these
estimates. A discussion of possible risks which may affect these estimates is included in the section above entitled “Item 1A.
Risk Factors.” Management considers an accounting estimate to be critical if changes in the estimate could have a material
impact on our consolidated results of operations or financial condition.
Our significant accounting policies are more fully described in the notes to the consolidated financial statements included
elsewhere in this report; however, the most critical accounting policies, which involve the use of estimates and assumptions as
to future uncertainties and, therefore, may result in actual amounts that differ from estimates, are as follows:
Revenue Recognition and Accounts Receivable
Our leases with tenants are classified as operating leases. Substantially all such leases contain fixed rent escalations which
occur at specified times during the term of the lease. Base rents are recognized on a straight-line basis from when the tenant
controls the space through the term of the related lease, net of valuation adjustments, based on management's assessment of
credit, collection and other business risks. When we determine that we are the owner of tenant improvements and the tenant
has reimbursed us for a portion or all of the tenant improvement costs, we consider the amount paid to be additional rent, which
is recognized on a straight-line basis over the term of the related lease. For first generation tenants, in instances in which we
fund tenant improvements and the improvements are deemed to be owned by us, revenue recognition will commence when the
improvements are substantially completed and possession or control of the space is turned over to the tenant. When we
determine that the tenant is the owner of tenant improvements, tenant allowances are recorded as lease incentives and we
commence revenue recognition and lease incentive amortization when possession or control of the space is turned over to the
tenant for tenant work to begin. Percentage rents, which represent additional rents based upon the level of sales achieved by
certain tenants, are recognized at the end of the lease year or earlier if we have determined the required sales level is achieved
and the percentage rents are collectible. Real estate tax and other cost reimbursements are recognized on an accrual basis over
the periods in which the related expenditures are incurred. We recognize revenue on the hotel portion of our mixed-use
property from the rental of hotel rooms and guest services when the rooms are occupied and services have been provided.
Other property income includes parking income, general excise tax billed to tenants, fees charged to tenants at our
multifamily properties and food and beverage sales at the hotel. Other property income is recognized when earned. For a tenant
to terminate its lease agreement prior to the end of the agreed term, we may require that they pay a fee to cancel the lease
agreement. Lease termination fees for which the tenant has relinquished control of the space are generally recognized on the
termination date. When a lease is terminated early but the tenant continues to control the space under a modified lease
agreement, the lease termination fee is generally recognized evenly over the remaining term of the modified lease agreement.
Current accounts receivable from tenants primarily relate to contractual minimum rent and percentage rent as well as real
estate tax and other cost reimbursements. Accounts receivable from straight-line rent is typically longer term in nature and
relates to the cumulative amount by which straight-line rental income recorded to date exceeds cash rents billed to date under
the contractual lease agreement.
We make estimates of the collectability of our current accounts receivable and straight-line rents receivable which
requires significant judgment by management. The collectability of receivables is affected by numerous different factors
including current economic conditions, tenant bankruptcies, the status of collectability of current cash rents receivable, tenants'
recent and historical financial and operating results, changes in our tenants' credit ratings, communications between our
operating personnel and tenants, the extent of security deposits and letters of credits held with respect to tenants, and the ability
of the tenant to perform under the terms of their lease agreement. While we make estimates of potentially uncollectible amounts
and provide an allowance for them through bad debt expense, actual collectability could differ from those estimates which
could affect our net income. With respect to the allowance for current uncollectible tenant receivables, we assess the
collectability of outstanding receivables by evaluating such factors as nature and age of the receivable, past history and current
financial condition of the specific tenant including our assessment of the tenant's ability to meet its contractual lease
obligations, and the status of any pending disputes or lease negotiations with the tenant. A change in the estimate of
collectability of a receivable would result in a change to our allowance for doubtful accounts and corresponding bad debt
expense and net income.
42
Additionally, our assessment of our tenants' abilities to meet their contractual lease obligations includes consideration of
the status of collectability of current cash rents receivable, tenants' recent and historical financial and operating results, changes
in our tenants' credit ratings, communications between our operating personnel and tenants and the extent of security deposits
and letters of credits held with respect to tenants.
Due to the nature of the accounts receivable from straight-line rents, the collection period of these amounts typically
extends beyond one year. Our experience relative to unbilled straight-line rents is that a portion of the amounts otherwise
recognizable as revenue is never billed to or collected from tenants due to early lease terminations, lease modifications,
bankruptcies and other factors. Accordingly, the extended collection period for straight-line rents along with our evaluation of
tenant credit risk may result in the nonrecognition of a portion of straight-line rental income until the collection of such income
is reasonably assured. If our evaluation of tenant credit risk changes indicating more straight-line revenue is reasonably
collectible than previously estimated and realized, the additional straight-line rental income is recognized as revenue. If our
evaluation of tenant credit risk changes indicating a portion of realized straight-line rental income is no longer collectible, a
reserve and bad debt expense is recorded. Correspondingly, these estimates of collectability have a direct impact on our net
income.
Real Estate
Depreciation and maintenance costs relating to our properties constitute substantial costs for us. Land, buildings and
improvements are recorded at cost. Depreciation is computed using the straight-line method. Estimated useful lives range
generally from 30 years to a maximum of 40 years on buildings and major improvements. Minor improvements, furniture and
equipment are capitalized and depreciated over useful lives ranging from 3 to 15 years. Maintenance and repairs that do not
improve or extend the useful lives of the related assets are charged to operations as incurred. Tenant improvements are
capitalized and depreciated over the life of the related lease or their estimated useful life, whichever is shorter. If a tenant
vacates its space prior to contractual termination of its lease, the undepreciated balance of any tenant improvements are written
off if they are replaced or have no future value. Our estimates of useful lives have a direct impact on our net income. If
expected useful lives of our real estate assets were shortened, we would depreciate the assets over a shorter time period,
resulting in an increase to depreciation expense and a corresponding decrease to net income on an annual basis.
Acquisitions of properties are accounted for in accordance with the authoritative accounting guidance on acquisitions and
business combinations. Our methodology of allocating the cost of acquisitions to assets acquired and liabilities assumed is
based on estimated fair values, replacement cost and appraised values. When we acquire operating real estate properties, the
purchase price is allocated to land and buildings, intangibles such as in-place leases, and to current assets and liabilities
acquired, if any. Such valuations include a consideration of the noncancelable terms of the respective leases as well as any
applicable renewal period(s). The fair values associated with below market renewal options are determined based on a review
of several qualitative and quantitative factors on a lease-by-lease basis at acquisition to determine whether it is probable that the
tenant would exercise its option to renew the lease agreement. These factors include: (1) the type of tenant in relation to the
property it occupies, (2) the quality of the tenant, including the tenant's long term business prospects, and (3) whether the fixed
rate renewal option was sufficiently lower than the fair rental of the property at the date the option becomes exercisable such
that it would appear to be reasonably assured that the tenant would exercise the option to renew. Each of these estimates
requires a great deal of judgment, and some of the estimates involve complex calculations. These allocation assessments have
a direct impact on our results of operations because if we were to allocate more value to land, there would be no depreciation
with respect to such amount. If we were to allocate more value to the buildings, as opposed to allocating to the value of tenant
leases, this amount would be recognized as an expense over a much longer period of time, since the amounts allocated to
buildings are depreciated over the estimated lives of the buildings whereas amounts allocated to tenant leases are amortized
over the remaining terms of the leases.
The value allocated to in-place leases is amortized over the related lease term and reflected as depreciation and
amortization in the statement of operations. The value of above and below market leases associated with the original
noncancelable lease terms are amortized to rental income over the terms of the respective noncancelable lease periods and are
reflected as either an increase (for below market leases) or a decrease (for above market leases) to rental income in the
statement of operations. If a tenant vacates its space prior to contractual termination of its lease or the lease is not renewed, the
unamortized balance of any in-place lease value is written off to rental income and amortization expense. The value of the
leases associated with below market lease renewal options that are likely to be exercised are amortized to rental income over
the respective renewal periods. We make assumptions and estimates related to below market lease renewal options, which
impact revenue in the period in which the renewal options are exercised and could result in significant increases to revenue if
the renewal options are not exercised at which time the related below market lease liabilities would be written off as an increase
to revenue.
43
Capitalized Costs
Certain external and internal costs directly related to the development and redevelopment of real estate, including pre-
construction costs, real estate taxes, insurance, interest, construction costs and salaries and related costs of personnel directly
involved, are capitalized. We capitalize costs under development until construction is substantially complete and the property
is held available for occupancy. The determination of when a development project is substantially complete and when
capitalization must cease involves a degree of judgment. We consider a construction project as substantially complete and held
available for occupancy upon the completion of landlord-owned tenant improvements or when the lessee takes possession of
the unimproved space for construction of its own improvements, but not later than one year from cessation of major
construction activity. We cease capitalization on the portion substantially completed and occupied or held available for
occupancy, and capitalize only those costs associated with any remaining portion under construction.
We capitalized external and internal costs related to both development and redevelopment activities combined of $93.0
million and $128.8 million for the years ended December 31, 2015 and 2014, respectively.
We capitalized external and internal costs related to other property improvements combined of $26.7 million and $25.8
million for the years ended December 31, 2015 and 2014, respectively.
We capitalized internal costs for salaries and related benefits for development and redevelopment activities and other
property improvements of $0.3 million and $0.1 million for the years ended December 31, 2015 and 2014, respectively.
Interest costs on developments and major redevelopments are capitalized as part of developments and redevelopments not
yet placed in service. Capitalization of interest commences when development activities and expenditures begin and end upon
completion, which is when the asset is ready for its intended use as noted above. We make judgments as to the time period over
which to capitalize such costs and these assumptions have a direct impact on net income because capitalized costs are not
subtracted in calculating net income. If the time period for capitalizing interest is extended, more interest is capitalized, thereby
decreasing interest expense and increasing net income during that period. We capitalized interest costs related to both
development and redevelopment activities combined of $7.6 million and $5.5 million for the years ended December 31, 2015
and 2014, respectively.
44
Segment capital expenditures for the years ended December 31, 2015 and 2014 are as follows (dollars in thousands):
Year Ended December 31, 2015
Segment
Tenant
Improvements and
Leasing
Commissions
Maintenance
Capital
Expenditures
Total Tenant
Improvements,
Leasing
Commissions and
Maintenance
Capital
Expenditures
Redevelopment
and Expansions
New
Development
Total Capital
Expenditures
Retail Portfolio
Office Portfolio
Multifamily Portfolio
Mixed-Use Portfolio
Total
$
$
4,733
$
1,716
$
6,449
$
161
$
13,850
—
305
18,888
$
9,238
786
329
12,069
$
23,088
786
634
30,957
$
14,773
1,316
—
16,250
$
783 (1) $
11,188
79,457 (1)
—
91,428
$
7,393
49,049
81,559
634
138,635
Year Ended December 31, 2014
Segment
Tenant
Improvements and
Leasing
Commissions
Maintenance
Capital
Expenditures
Total Tenant
Improvements,
Leasing
Commissions and
Maintenance
Capital
Expenditures
Redevelopment
and Expansions
New
Development
Total Capital
Expenditures
Retail Portfolio
Office Portfolio
Multifamily Portfolio
Mixed-Use Portfolio
Total
$
$
4,584
$
1,446
$
6,030
$
1,476
$
1,165
$
9,929
—
80
14,593
$
5,804
892
5,052
13,194
$
15,733
892
5,132
27,787
$
16,513
—
—
17,989
$
2,331
100,500 (1)
—
103,996
$
8,671
34,577
101,392
5,132
149,772
(1) New development capital expenditures for the retail and multifamily segments include capital expenditures incurred for Hassalo on Eighth, which consists
of 657 multifamily units and 47,000 square feet of retail space. Hassalo on Eighth - Multifamily was completed and became available for occupancy during
the third and fourth quarters of 2015. From inception of construction through the third quarter of 2015, all capital expenditures incurred for Hassalo on Eighth
were included in the multifamily segment. Since the fourth quarter of 2015, capital expenditures incurred for Hassalo on Eighth have been recorded in both the
retail and multifamily segments.
The increase in tenant improvements and leasing commissions in our retail portfolio for the year ended December 31,
2015 compared to the year ended December 31, 2014 was primarily related to the cost of tenant improvements for new tenants
located at Carmel Mountain Plaza. The increase in tenant improvements and leasing commissions in our office portfolio was
primarily related to the cost of tenant improvements incurred for new tenants located at First & Main and Lloyd District
Portfolio.
The increase in maintenance capital expenditures in our office portfolio was primarily related to building remodeling and
renovations at City Center Bellevue. The decrease in maintenance capital expenditures in our mixed-use portfolio was related
to the completion of the room renovations at the hotel.
The decrease in redevelopment and expansion expenditures in our retail portfolio for the year ended December 31, 2015
was primarily related to the completion of the expansion at Carmel Mountain Plaza. Redevelopment and expansion
expenditures in our office portfolio for the year ended December 31, 2015 reflect costs incurred in the development of Lloyd
District Portfolio. Redevelopment and expansion expenditures in our multifamily portfolio for the years ended December 31,
2015 reflect costs incurred in the development of Hassalo on Eighth.
New development expenditures in our office portfolio for the year ended December 31, 2015 reflect costs incurred in the
development of Lloyd District Portfolio and Torrey Point. The decrease in new development costs for the multifamily portfolio
for the year ended December 31, 2015 was primarily related to the completion of Hassalo on Eighth.
Our capital expenditures during 2016 will depend upon acquisition opportunities, the level of improvements and
redevelopments on existing properties and the timing and cost of development of our development, held for development and
construction in progress properties. While the amount of future expenditures will depend on numerous factors, we expect
45
expenditures incurred in 2016 will be less than those incurred in 2015 as the development activities at Torrey Reserve Campus
and Lloyd District Portfolio have been substantially completed. We anticipate an increase in tenant improvements and leasing
commissions noting lease expirations of approximately 8.1% in our total portfolio, assuming tenants do not exercise their
options to extend their leases.
Impairment of Long-Lived Assets
We review for impairment on a property by property basis. Impairment is recognized on properties held for use when the
expected undiscounted cash flows for a property are less than its carrying amount at which time the property is written-down to
fair value. The calculation of both discounted and undiscounted cash flows requires management to make estimates of future
cash flows including revenues, operating expenses, required maintenance and development expenditures, market conditions,
demand for space by tenants and rental rates over long periods. Since our properties typically have a long life, the assumptions
used to estimate the future recoverability of book value requires significant management judgment. Actual results could be
significantly different from the estimates. These estimates have a direct impact on net income because recording an impairment
charge results in a negative adjustment to net income. The evaluation of anticipated cash flows is highly subjective and is based
in part on assumptions regarding future occupancy, rental rates and capital requirements that could differ materially from actual
results in future periods.
Properties held for sale are recorded at the lower of the carrying amount or the expected sales price less costs to sell.
Although our strategy is to hold our properties over the long-term, if our strategy changes or market conditions otherwise
dictate an earlier sale date, an impairment loss may be recognized to reduce the property to fair value and such loss could be
material.
As of December 31, 2015 and 2014, none of our properties were impaired.
Income Taxes
We elected to be taxed as a REIT under the Code commencing with the taxable year ended December 31, 2011. To
maintain our qualification as a REIT, we are required to distribute at least 90% of our net taxable income to our stockholders,
excluding net capital gains, and meet the various other requirements imposed by the Code relating to such matters as operating
results, asset holdings, distribution levels and diversity of stock ownership. Provided we maintain our qualification for taxation
as a REIT, we are generally not subject to corporate level income tax on the earnings distributed currently to our stockholders.
If we fail to maintain our qualification as a REIT in any taxable year, and are unable to avail ourselves of certain savings
provisions set forth in the Code, our taxable income generally would be subject to federal income tax at regular corporate rates,
including any applicable alternative minimum tax. Any such corporate tax liability could be substantial and would reduce our
cash available for, among other things, our operations and distributions to American Assets Trust, Inc.'s stockholders or
American Assets Trust, L.P.'s unitholders.
We, together with one of our subsidiaries, have elected to treat such subsidiary as a taxable REIT subsidiary for federal
income tax purposes. A taxable REIT subsidiary is subject to federal and state income taxes.
Interest Rate Hedging
We may use derivative instruments to manage exposure to variable interest rate risk. We may enter into interest rate swaps
to manage our exposure to variable interest rate risk and treasury locks to manage the risk of interest rates rising prior to the
issuance of debt. Concurrent with the closing of the amended and restated credit facility on January 9, 2014, we entered into an
interest rate swap agreement that is intended to fix the interest rate associated with the term loan at approximately 3.08%
through its maturity date and extension options, subject to adjustments based on our consolidated leverage ratio. If and when
we enter into derivative instruments, we ensure that such instruments qualify as cash flow hedges and would not enter into
derivative instruments for speculative purposes.
Any interest rate swaps associated with our cash flow hedges are recorded at fair value on a recurring basis. We assess
effectiveness of our cash flow hedges both at inception and on an ongoing basis. The effective portion of changes in fair value
of the interest rate swaps associated with our cash flow hedges is recorded in other comprehensive income which is included in
accumulated other comprehensive loss on our consolidated balance sheet and our consolidated statement of equity. Our cash
flow hedges become ineffective if critical terms of the hedging instrument and the debt instrument do not match, such as
notional amounts, settlement dates, reset dates, calculation period and LIBOR rate. In addition, we evaluate the default risk of
the counterparty by monitoring the credit worthiness of the counterparty which includes reviewing debt ratings and financial
performance. However, management does not anticipate non-performance by the counterparty. If a cash flow hedge is deemed
ineffective, the ineffective portion of changes in fair value of the interest rate swaps associated with our cash flow hedges is
recognized in earnings in the period affected.
46
Property Acquisitions and Dispositions
2015 Acquisitions and Dispositions
On August 6, 2015, we sold Rancho Carmel Plaza located in San Diego, California, which was previously included in our
retail segment. The sales price of this property of approximately $12.7 million, less costs to sell, resulted in net proceeds to us
of approximately $12.3 million. Accordingly, we recorded a gain on sale of approximately $7.1 million for the year ended
December 31, 2015.
During 2015, there were no acquisitions.
2014 Acquisitions and Dispositions
During 2014, there were no acquisitions or dispositions.
2013 Acquisitions and Dispositions
During 2013, there were no acquisitions or dispositions.
Results of Operations
For our discussion of results of operations, we have provided information on a total portfolio and same-store basis.
Comparison of the Year Ended December 31, 2015 to the Year Ended December 31, 2014
The following summarizes our consolidated results of operations for the year ended December 31, 2015 compared to our
consolidated results of operations for the year ended December 31, 2014. As of December 31, 2015, our operating portfolio
was comprised of 23 retail, office, multifamily and mixed-use properties with an aggregate of approximately 5.8
million rentable square feet of retail and office space (including mixed-use retail space), 1,579 residential units (including 122
RV spaces) and a 369-room hotel. As of December 31, 2014, our operating portfolio was comprised of 23 retail, office,
multifamily and mixed-use properties with an aggregate of approximately 5.8 million rentable square feet of retail and office
space (including mixed-use retail space), 922 residential units (including 122 RV spaces) and a 369-room hotel. Additionally, as
of December 31, 2015 and 2014, we owned land at five of our properties that we classified as held for development and
construction in progress.
47
The following table sets forth selected data from our consolidated statements of income for the years ended December 31,
2015 and 2014 (dollars in thousands):
Revenues
Rental income
Other property income
Total property revenues
Expenses
Rental expenses
Real estate taxes
Total property expenses
Net operating income
General and administrative
Depreciation and amortization
Interest expense
Gain on sale of real estate
Other income (expense), net
Net income
Net income attributable to restricted shares
Net income attributable to unitholders in the Operating
Partnership
Net income attributable to American Assets Trust, Inc.
stockholders
Revenue
Year Ended December 31,
2015
2014
Change
%
$
261,887
$
13,736
275,623
73,187
24,819
98,006
177,617
(20,074)
(63,392)
(47,260)
7,121
(97)
53,915
(168)
246,078
13,922
260,000
$ 15,809
(186)
15,623
68,267
22,964
91,231
168,769
(18,532)
(66,568)
(52,965)
—
441
31,145
(374)
4,920
1,855
6,775
8,848
(1,542)
3,176
5,705
7,121
(538)
22,770
206
6%
(1)
6
7
8
7
5
8
(5)
(11)
100
(122)
73
(55)
(15,238)
(9,015)
(6,223)
69
$
38,509
$
21,756
$ 16,753
77%
Total property revenues. Total property revenue consists of rental revenue and other property income. Total property
revenue increased $15.6 million, or 6%, to $275.6 million for the year ended December 31, 2015 compared to $260.0 million
for the year ended December 31, 2014. The percentage leased was as follows for each segment as of December 31, 2015 and
2014:
Retail
Office
Multifamily
Mixed-Use (2)
Percentage Leased (1)
Year Ended
December 31,
2015
2014
98.6%
92.4%
73.4%
100.0%
98.6%
91.4%
97.1%
99.6%
(1) The percentage leased includes the square footage under lease, including leases which may not have commenced as of December 31, 2015 or
December 31, 2014, as applicable.
Includes the retail portion of the mixed-use property only.
(2)
The increase in total property revenue was attributable primarily to the factors discussed below.
48
Rental revenues. Rental revenue includes minimum base rent, cost reimbursements, percentage rents and other rents.
Rental revenue increased $15.8 million, or 6%, to $261.9 million for the year ended December 31, 2015 compared to $246.1
million for the year ended December 31, 2014. Rental revenue by segment was as follows (dollars in thousands):
Total Portfolio
Same-Store Portfolio (1)
Year Ended December 31,
Year Ended December 31,
2015
2014
Change
%
2015
2014
Change
%
Retail
Office
Multifamily
Mixed-Use
$
$
97,568
92,670
18,147
53,502
261,887
$
$
94,869
86,657
15,738
48,814
246,078
$
2,699
6,013
2,409
4,688
$ 15,809
3% $
7
15
10
6% $
96,917
66,584
16,758
53,502
233,761
$
$
93,894
61,081
15,738
48,814
219,527
$
3,023
5,503
1,020
4,688
$ 14,234
3%
9
6
10
6%
(1) For this table and tables following, the same-store portfolio excludes: (i) Torrey Reserve Campus and Lloyd District Portfolio due to
significant redevelopment activity during the period; (ii) Rancho Carmel Plaza as it was sold on August 6, 2015; (iii) the Hassalo on Eighth -
Multifamily, which became available for occupancy in July and October of 2015; and (iv) land held for development.
Retail rental revenue increased $2.7 million for the year ended December 31, 2015 compared to the year ended December
31, 2014 primarily due to an increase in annualized base rent and additional cost reimbursements for the year ended December
31, 2015, minimally offset by the sale of Rancho Carmel Plaza on August 6, 2015. The increase in annualized base rent was
primarily due to leases at Lomas Santa Fe Plaza. The increase is also attributed to higher base rents for tenants at Carmel
Mountain Plaza, Del Monte Center and Waikele Center.
Office rental revenue increased $6.0 million for the year ended December 31, 2015 compared to the year ended
December 31, 2014 due to an increase in the percentage leased and annualized base rent for the year ended December 31, 2015.
The increase in annualized base rent was primarily due to leases at First & Main. The increase is also attributed to higher base
rents for tenants at The Landmark at One Market, One Beach Street and City Center Bellevue.
Multifamily rental revenue increased $2.4 million for the year ended December 31, 2015 compared to the year ended
December 31, 2014 primarily due to the completion of the Hassalo on Eighth multifamily buildings during the third and fourth
quarters of 2015, which had rental revenue of approximately $1.4 million for the year ended December 31, 2015 and an
increase in same-store revenue. Same-store multifamily rental revenue increased $1.0 million during the period due to higher
average base rent per unit of $1,592 for the year ended December 31, 2015 compared to $1,463 for the year ended December
31, 2014.
Mixed-use rental revenue increased $4.7 million for the year ended December 31, 2015 compared to the year ended
December 31, 2014 primarily due to higher occupancy at the hotel during the year ended December 31, 2015 of 89.6%
compared to 79.8% for the year ended December 31, 2014 and higher revenue per available room of $284 for the year ended
December 31, 2015 compared to $252 for the year ended December 31, 2014. These increases are attributed to the completion
of the room refresh of both hotel towers during 2014.
Other property income. Other property income decreased $0.2 million, or 1%, to $13.7 million for the year ended
December 31, 2015, compared to $13.9 million for the year ended December 31, 2014. Other property income by segment was
as follows (dollars in thousands):
Total Portfolio
Same-Store Portfolio
Year Ended December 31,
Year Ended December 31,
Retail
Office
Multifamily
Mixed-Use
$
$
2015
2014
Change
1,227
4,981
1,308
6,220
13,736
$
$
1,271
5,817
1,238
5,596
13,922
$
$
(44)
(836)
70
624
(186)
%
(3)% $
(14)
6
11
(1)% $
2015
2014
Change
1,224
3,440
1,206
6,220
12,090
$
$
1,268
3,206
1,238
5,596
11,308
$
$
(44)
234
(32)
624
782
%
(3)%
7
(3)
11
7 %
Office other property income decreased $0.8 million for the year ended December 31, 2015 compared to the year ended
December 31, 2014 primarily due to lease termination fees from tenants at Torrey Reserve Campus received during 2014.
Same-store office other property income increased $0.2 million for the year ended December 31, 2015 compared to the year
ended December 31, 2014 due to an increase in parking revenue at First & Main and City Center Bellevue.
49
Multifamily other property income increased $0.1 million for the year ended December 31, 2015 compared to the year
ended December 31, 2014 primarily due to the completion of the Hassalo on Eighth multifamily buildings during the third and
fourth quarters of 2015.
Mixed-use other property income increased $0.6 million for the year ended December 31, 2015 compared to the year
ended December 31, 2014 primarily due to an increase in parking income at the retail portion of our mixed-use property. The
increase is also attributed to an increase in rent excise tax at the hotel portion of our mixed-use property attributed to the
increase in rental revenues and occupancy for the hotel during the period.
Property Expenses
Total Property Expenses. Total property expenses consist of rental expenses and real estate taxes. Total property expenses
increased by $6.8 million, or 7%, to $98.0 million for the year ended December 31, 2015, compared to $91.2 million for the
year ended December 31, 2014. This increase in total property expenses was attributable primarily to the factors discussed
below.
Rental Expenses. Rental expenses increased $4.9 million, or 7%, to $73.2 million for the year ended December 31, 2015,
compared to $68.3 million for the year ended December 31, 2014. Rental expense by segment was as follows (dollars in
thousands):
Total Portfolio
Same-Store Portfolio
Year Ended December 31,
Year Ended December 31,
Retail
Office
Multifamily
Mixed-Use
$
$
2015
2014
Change
14,243
19,475
6,601
32,868
73,187
$
$
14,359
18,816
4,447
30,645
68,267
$
$
(116)
659
2,154
2,223
4,920
%
(1)% $
4
48
7
7 % $
2015
2014
Change
14,026
12,882
4,726
32,868
64,502
$
$
14,158
12,450
4,447
30,645
61,700
$
$
(132)
432
279
2,223
2,802
%
(1)%
3
6
7
5 %
Retail rental expenses decreased $0.1 million for the year ended December 31, 2015 compared to the year ended
December 31, 2014 due to a decrease in parking lot repairs at Alamo Quarry Market and a decrease in litigation expense
associated with Lomas Santa Fe Plaza during the period.
Office rental expenses increased $0.7 million for the year ended December 31, 2015 compared to the year ended
December 31, 2014 primarily due to an increase in repairs and maintenance at our office properties during the period.
Multifamily rental expenses increased $2.2 million for the year ended December 31, 2015 compared to the year ended
December 31, 2014 primarily due to the completion of the Hassalo on Eighth multifamily buildings during the third and fourth
quarters of 2015, which had rental expenses of approximately $1.9 million for the year ended December 31, 2015. Same-store
multifamily rental expenses increased $0.3 million for the year ended December 31, 2015 compared to the year ended
December 31, 2014 primarily due to higher personnel costs and increases in bad debt expense and repairs and maintenance
expense during the period.
Mixed-use rental expenses increased $2.2 million for the year ended December 31, 2015 compared to the year ended
December 31, 2014 primarily due to an increase in the variable expenses of our hotel operations, such as parking, food and
beverage and room expenses during the period.
Real Estate Taxes. Real estate tax expense increased $1.9 million, or 8%, to $24.8 million for the year ended December
31, 2015, compared to $23.0 million for the year ended December 31, 2014. Real estate tax expense by segment was as follows
(dollars in thousands):
50
Total Portfolio
Same-Store Portfolio
Year Ended December 31,
Year Ended December 31,
2015
2014
Change
%
2015
2014
Change
%
Retail
Office
Multifamily
Mixed-Use
$
$
11,429
9,368
1,733
2,289
24,819
$
$
11,092
8,187
1,652
2,033
22,964
$
$
337
1,181
81
256
1,855
3% $
14
5
13
8% $
11,279
6,218
1,689
2,289
21,475
$
$
10,907
5,520
1,652
2,033
20,112
$
$
372
698
37
256
1,363
3%
13
2
13
7%
Retail real estate taxes increased $0.3 million for the year ended December 31, 2015 compared to the year ended
December 31, 2014 primarily due to higher assessments for Alamo Quarry Market, Carmel Mountain Plaza and Waikele Center
during the period.
Office real estate taxes increased $1.2 million for the year ended December 31, 2015 compared to the year ended
December 31, 2014 primarily due to an increase in real estate taxes at The Landmark at One Market attributed to an increased
assessment during 2015 and refunds received during 2014 for the property. The increase is also due to completion of
redevelopment at Torrey Reserve Campus, for which real estate taxes were capitalized in the prior year during the construction
period.
Multifamily real estate taxes increased $0.1 million for the year ended December 31, 2015 compared to the year ended
December 31, 2014 primarily due to the completion of the Hassalo on Eighth multifamily buildings during the third and fourth
quarters of 2015.
Mixed-use real estate taxes increased $0.3 million for the year ended December 31, 2015 compared to the year ended
December 31, 2014 primarily due to an increase in real estate taxes for the hotel portion of our mixed-use property that are
assessed annually based on the hotel's room rates, which have increased from the prior year.
Property Operating Income.
Property operating income increased $8.8 million, or 5%, to $177.6 million for the year ended December 31, 2015,
compared to $168.8 million for the year ended December 31, 2014. Property operating income by segment was as follows
(dollars in thousands):
Total Portfolio
Same-Store Portfolio
Year Ended December 31,
Year Ended December 31,
2015
2014
Change
%
2015
2014
Change
%
Retail
Office
Multifamily
Mixed-Use
$
$
73,123
$
70,689
$
2,434
3% $
72,836
$
70,097
$
2,739
4%
68,808
11,121
24,565
177,617
$
65,471
10,877
21,732
168,769
$
3,337
244
2,833
8,848
5
2
13
5% $
50,924
11,549
24,565
159,874
46,317
10,877
4,607
672
21,732
149,023
2,833
$ 10,851
$
10
6
13
7%
Retail property operating income increased $2.4 million for the year ended December 31, 2015 compared to the year
ended December 31, 2014 primarily due to an increase in annualized base rent primarily at Lomas Santa Fe Plaza, Carmel
Mountain Plaza, Del Monte Center and Waikele Center and decrease in the rental expenses. These increases were partially
offset by an increase in real estate tax expense and the sale of Rancho Carmel Plaza on August 6, 2015.
Office property operating income increased $3.3 million for the year ended December 31, 2015 compared to the year
ended December 31, 2014 primarily due to an increase in the percentage leased and higher annualized base rent during the
period offset by a decrease in termination fees at Torrey Reserve Campus and increase in real estate taxes at Torrey Reserve
Campus. Same-store office property operating income increased $4.6 million due to an increase in the percentage leased and
higher annualized base rent during the period offset by an increase in real estate taxes at The Landmark at One Market.
Multifamily property operating income increased $0.2 million for the year ended December 31, 2015 compared to the
year ended December 31, 2014 primarily due to higher average base rent per leased unit for 2015 compared to 2014. These
51
increases were offset by rental expenses at Hassalo on Eighth, which was completed and became available for occupancy
during the third and fourth quarters of 2015.
Mixed-use property operating income increased $2.8 million for the year ended December 31, 2015 compared to the year
ended December 31, 2014 primarily due to an increase in occupancy and average revenue per available room during the period.
Other
General and administrative. General and administrative expenses increased $1.5 million, or 8%, to $20.1 million for the
year ended December 31, 2015, compared to $18.5 million for the year ended December 31, 2014. This increase was primarily
due to higher personnel costs during the year ended December 31, 2015, which include business transition costs incurred
during the period associated with the resignation of our former President and Chief Executive Officer, John W. Chamberlain.
Depreciation and amortization. Depreciation and amortization expense decreased $3.2 million, or 5%, to $63.4 million
for the year ended December 31, 2015, compared to $66.6 million for the year ended December 31, 2014. This decrease was
primarily due to the accelerated depreciation of furniture and fixtures at the hotel portion of our mixed-use property in
connection with the hotel's 2014 room refresh offset by an increase in depreciation for Hassalo on Eighth Multifamily buildings
which were placed into service during the third and fourth quarters of 2015.
Interest expense. Interest expense decreased $5.7 million, or 11%, to $47.3 million for the year ended December 31, 2015
compared with $53.0 million for the year ended December 31, 2014. This decrease was primarily due to the payments of the
outstanding mortgages encumbering Waikele Center during the fourth quarter of 2014, The Shops at Kalakaua and Del Monte
Center during the first quarter of 2015, The Landmark at One Market during the second quarter of 2015 and an increase in
capitalized interest related to our redevelopment properties.
Gain on sale of real estate. Gain on sale of real estate of $7.1 million during the period relates to our sale of Rancho
Carmel Plaza on August 6, 2015.
Other Income (Expense), Net. Other income (expense), net increased $0.5 million, or 122%, to other expense, net of $0.1
million for the year ended December 31, 2015 compared to other income, net of $0.4 million for the year ended December 31,
2014, primarily due to a net termination fee earned on a canceled acquisition during the second quarter of 2014.
Comparison of the Year Ended December 31, 2014 to the Year Ended December 31, 2013
The following summarizes the historical results of operations for the year ended December 31, 2014 compared to our
consolidated results of operations for the year ended December 31, 2013. As of December 31, 2014 and 2013, our operating
portfolio was comprised of 23 retail, office, multifamily and mixed-used properties with an aggregate of approximately 5.8
million rentable square feet of retail and office space (including mixed-use retail space), 922 residential units (including 122
RV spaces) and a 369-room hotel. Additionally, as of December 31, 2014 and 2013, we owned land at five of our properties
that we classified as held for development and construction in progress.
52
The following table sets forth selected data from our consolidated statements of income for the years ended December 31,
2014 and 2013 (dollars in thousands):
Revenues
Rental income
Other property income
Total property revenues
Expenses
Rental expenses
Real estate taxes
Total property expenses
Net operating income
General and administrative
Depreciation and amortization
Interest expense
Other income (expense), net
Net income
Net income attributable to restricted shares
Net income attributable to unitholders in the Operating
Partnership
Net income attributable to American Assets Trust, Inc.
stockholders
Revenue
Year Ended December 31,
2014
2013
Change
%
$
$
246,078
13,922
260,000
$
242,757
12,300
255,057
3,321
1,622
4,943
68,267
22,964
91,231
168,769
(18,532)
(66,568)
(52,965)
441
31,145
(374)
68,608
21,378
89,986
165,071
(17,195)
(66,775)
(58,020)
(487)
22,594
(536)
(341)
1,586
1,245
3,698
(1,337)
207
5,055
928
8,551
162
(9,015)
(6,838)
(2,177)
$
21,756
$
15,220
$
6,536
1%
13
2
—
7
1
2
8
—
(9)
(191)
38
(30)
32
43%
Total property revenues. Total property revenue consists of rental revenue and other property income. Total property
revenue increased $4.9 million, or 2%, to $260.0 million for the year ended December 31, 2014 compared to $255.1 million for
the year ended December 31, 2013. The percentage leased was as follows for each segment as of December 31, 2014 and 2013:
Retail
Office
Multifamily
Mixed-Use (2)
Percentage Leased (1)
Year Ended
December 31,
2014
2013
98.6%
91.4%
97.1%
99.6%
97.0%
89.8%
96.4%
97.8%
(1) The percentage leased includes the square footage under lease, including leases which may not have commenced as of December 31, 2014 or
December 31, 2013, as applicable.
Includes the retail portion of the mixed-use property only.
(2)
The increase in total property revenue was attributable primarily to the factors discussed below.
Rental revenues. Rental revenue includes minimum base rent, cost reimbursements, percentage rents and other rents.
Rental revenue increased $3.3 million, or 1%, to $246.1 million for the year ended December 31, 2014 compared to $242.8
million for the year ended December 31, 2013. Rental revenue by segment was as follows (dollars in thousands):
53
Total Portfolio
Same-Store Portfolio (1)
Year Ended December 31,
Year Ended December 31,
2014
2013
Change
%
2014
2013
Change
%
Retail
Office
Multifamily
Mixed-Use
$
$
94,869
86,657
15,738
48,814
246,078
$
$
92,101
86,395
14,933
49,328
242,757
$
$
2,768
262
805
(514)
3,321
3% $
—
5
(1)
1% $
94,823
61,081
15,738
48,814
220,456
$
$
92,044
60,874
14,933
49,328
217,179
$
$
2,779
207
805
(514)
3,277
3%
—
5
(1)
2%
(1) For this table and tables following, the same-store portfolio excludes Torrey Reserve Campus and Lloyd District Portfolio due to significant
redevelopment activity during the period and land held for development.
Retail rental revenue increased $2.8 million for the year ended December 31, 2014 compared to the year ended
December 31, 2013 primarily due to an increase in percentage leased during the year ended December 31, 2014 from 97.0% to
98.6% for all retail properties. The increase can be partially attributed to the commencement of the Saks Off 5th lease signed
during the second quarter of 2014. The increase in rental revenue was also the result of an increase in cost reimbursements at
Alamo Quarry Market related to real estate tax refunds received during 2013. These increases were offset by a decrease in
rental revenue at Waikele Center due to the expiration of the Foodland Super Market lease during the first quarter of 2014.
Office rental revenue increased $0.3 million for the year ended December 31, 2014 compared to the year ended
December 31, 2013 due to an increase in percentage leased and annual base rent per square feet for the year ended December
31, 2014, primarily at City Center Bellevue where percentage leased and annual base rent increased from 93.6% to 97.9% and
from $32.31 to $34.65, respectively. These increases were offset by a decrease in rental revenue at First & Main due to the
expiration of the Treasury Tax Administration lease during the fourth quarter of 2013.
Multifamily rental revenue increased $0.8 million for the year ended December 31, 2014 compared to the year ended
December 31, 2013. The increase was primarily due to an increase in average occupancy to 97.1% from 96.4% for the year
ended December 31, 2014 compared to the year ended December 31, 2013. The increase was also attributed to an increase in
average base rent per unit to $1,463 from $1,405 for the year ended December 31, 2014 compared to the year ended December
31, 2013.
The rental revenue for our mixed-use segment represents rental revenue recognized for minimum base rent, cost
reimbursements, percentage rents and other rents charged to retail tenants and rental of hotel rooms. Mixed-use rental revenue
decreased $0.5 million for the year ended December 31, 2014 compared to the year ended December 31, 2013 primarily due to
a decrease in hotel average occupancy from 87.2% for the year ended December 31, 2013 to 79.8% for the year ended
December 31, 2014. The decrease in average occupancy resulted from a room refresh of both hotel towers which was
completed during the second and fourth quarters of the year ended December 31, 2014. This decrease was partially offset by an
increase in the average daily rate from $299.24 for the year ended December 31, 2013 to $315.36 for the year ended December
31, 2014. Additionally, rental revenues derived from our mixed-use retail property increased due to an increase in both the
percentage leased and annualized base rent per square foot for the year ended December 31, 2014 compared to the year ended
December 31, 2013.
Other property income. Other property income increased $1.6 million, or 13%, to $13.9 million for the year ended
December 31, 2014, compared to $12.3 million for the year ended December 31, 2013. Other property income by segment was
as follows (dollars in thousands):
Total Portfolio
Same-Store Portfolio
Year Ended December 31,
Year Ended December 31,
Retail
Office
Multifamily
Mixed-Use
$
$
2014
2013
Change
1,271
5,817
1,238
5,596
13,922
$
$
1,348
4,132
1,192
5,628
12,300
$
$
(77)
1,685
46
(32)
1,622
%
(6)% $
41
4
(1)
13 % $
2014
2013
Change
1,271
3,206
1,238
5,596
11,311
$
$
1,348
2,934
1,192
5,628
11,102
$
$
(77)
272
46
(32)
209
%
(6)%
9
4
(1)
2 %
Retail other property income decreased $0.1 million for the year ended December 31, 2014 compared to the year ended
December 31, 2013 primarily due to a reduction in recoverable expenses due to the expiration of the Foodland Supermarket
54
lease during the first quarter of 2014 and an additional distribution of bankruptcy claim amounts from the liquidation trustee of
our former Borders tenants received during the second quarter of 2013.
Office other property income increased $1.7 million for the year ended December 31, 2014 compared to the year ended
December 31, 2013 primarily due to lease termination fees from tenants at Torrey Reserve Campus received during the second
quarter of 2014. Same-store office other property income increased $0.3 million for the year ended December 31, 2014
compared to the year ended December 31, 2013 due to an increase in parking revenue at First & Main and City Center
Bellevue.
Property Expenses
Total Property Expenses. Total property expenses consist of rental expenses and real estate taxes. Total property expenses
increased by $1.2 million, or 1%, to $91.2 million for the year ended December 31, 2014, compared to $90.0 million for the
year ended December 31, 2013. This increase in total property expenses was attributable primarily to the factors discussed
below.
Rental Expenses. Rental expenses decreased $0.3 million, to $68.3 million for the year ended December 31, 2014,
compared to $68.6 million for the year ended December 31, 2013. Rental expense by segment was as follows (dollars in
thousands):
Total Portfolio
Same-Store Portfolio
Year Ended December 31,
Year Ended December 31,
2014
2013
Change
Retail
Office
Multifamily
Mixed-Use
$
$
14,359
18,816
4,447
30,645
68,267
$
$
14,194
18,468
4,339
31,607
68,608
$
$
%
1 % $
2
2
(3)
165
348
108
(962)
(341) — % $
2014
2013
Change
14,317
12,450
4,447
30,645
61,859
$
$
14,166
12,280
4,339
31,607
62,392
$
$
151
170
108
(962)
(533)
%
1 %
1
2
(3)
(1)%
Retail rental expenses increased $0.2 million for the year ended December 31, 2014 compared to the year ended
December 31, 2013 due to an increase in litigation expenses related to Lomas Santa Fe Plaza and an increase in repairs at Del
Monte Center for the year ended December 31, 2014 compared to the year ended December 31, 2013. These increases were
partially offset by a decrease in parking lot repairs at Carmel Mountain Plaza.
Office rental expenses increased $0.3 million for the year ended December 31, 2014 compared to the year ended
December 31, 2013 primarily due to the recovery of bad debts recorded during the year ended December 31, 2013 for Torrey
Reserve Campus and an increase in maintenance and utility expenses at The Landmark at One Market. The increases were
partially offset by a decrease of maintenance and utility expenses at Lloyd District Portfolio.
Multifamily rental expenses increased $0.1 million for the year ended December 31, 2014 compared to the year ended
December 31, 2013 primarily due to an increase in maintenance and utility expenses at our multifamily properties during the
period.
Mixed-use rental expenses decreased $1.0 million or the year ended December 31, 2014 compared to the year ended
December 31, 2013 primarily due to a decrease in the variable expenses of our hotel operations, such as food and beverage,
room expenses and repairs and maintenance during the year ended December 31, 2014, which was itself attributable to a
decrease in occupancy at the hotel portion of our mixed-use property.
55
Real Estate Taxes. Real estate tax expense increased $1.6 million, or 7%, to $23.0 million for the year ended December
31, 2014, compared to $21.4 million for the year ended December 31, 2013. Real estate tax expense by segment was as follows
(dollars in thousands):
Total Portfolio
Same-Store Portfolio
Year Ended December 31,
Year Ended December 31,
Retail
Office
Multifamily
Mixed-Use
$
$
2014
2013
Change
11,092
8,187
1,652
2,033
22,964
$
$
9,706
8,220
1,578
1,874
21,378
$
$
1,386
(33)
74
159
1,586
%
14% $
—
5
8
7% $
2014
2013
Change
11,010
5,520
1,652
2,033
20,215
$
$
9,625
5,480
1,578
1,874
18,557
$
$
1,385
40
74
159
1,658
%
14%
1
5
8
9%
Retail real estate taxes increased $1.4 million for the year ended December 31, 2014 compared to the year ended
December 31, 2013 primarily due to property tax refunds received during 2013, mainly at Lomas Santa Fe Plaza and Alamo
Quarry Market.
Office real estate taxes were relatively unchanged for the year ended December 31, 2014 compared to the year ended
December 31, 2013. Real estate taxes at City Center Bellevue increased during the year ended December 31, 2014 due to
higher tax assessments related to increased occupancy. This increase was offset by a decrease at The Landmark at One Market
for additional tax refunds received during the year ended December 31, 2014.
Multifamily real estate taxes increased $0.1 million or the year ended December 31, 2014 compared to the year ended
December 31, 2013 primarily due to refunds received during 2013 at the multifamily properties for successful appeals of
property value reductions.
Mixed-use real estate taxes increased $0.2 million for the year ended December 31, 2014 compared to the year ended
December 31, 2013 primarily due to an increase in real estate taxes for the hotel portion of our mixed-use property that are
assessed annually based on the hotel's room rates, which have increased from the prior year.
Property Operating Income
Property operating income increased $3.7 million, or 2%, to $168.8 million for the year ended December 31, 2014,
compared to $165.1 million for the year ended December 31, 2013. Property operating income by segment was as follows
(dollars in thousands):
Total Portfolio
Same-Store Portfolio
Year Ended December 31,
Year Ended December 31,
2014
2013
Change
%
2014
2013
Change
%
Retail
Office
Multifamily
Mixed-Use
$
$
70,689
65,471
10,877
21,732
168,769
$
$
69,549
63,839
10,208
21,475
165,071
$
$
1,140
1,632
669
257
3,698
2% $
3
7
1
2% $
70,767
46,317
10,877
21,732
149,693
$
$
69,601
46,048
10,208
21,475
147,332
$
$
1,166
269
669
257
2,361
2%
1
7
1
2%
Retail property operating income increased $1.1 million for the year ended December 31, 2014 compared to the year
ended December 31, 2013 primarily due to an increase in percentage leased and annualized base rent per leased square foot.
This increase was offset by the expiration of the Foodland Super Market lease during the first quarter of 2014, an increase in
real estate tax expense related to property tax refunds for prior years which were received during 2013 and an increase in
litigation expenses related to Lomas Santa Fe Plaza.
Office property operating income increased $1.6 million for the year ended December 31, 2014 compared to the year
ended December 31, 2013 primarily due to lease termination fees at Torrey Reserve Campus received during the first quarter of
2014, increases in percentage leased and annual base rent per leased square foot at City Center Bellevue and additional tax
refunds received at The Landmark at One Market. These increases were partially offset by the decrease in same store rental
revenue at First & Main due to the expiration of the Treasury Tax Administration lease in 2013.
56
Multifamily property operating income increased $0.7 million for the year ended December 31, 2014 compared to the
year ended December 31, 2013 primarily due to increases at all multifamily properties in the percentage leased and average
base rent per leased unit for 2014 compared to 2013.
Mixed-use property operating income increased $0.3 million for the year ended December 31, 2014 compared to the year
ended December 31, 2013 primarily due to an increase in the retail portion of our mixed use property as the result of an
increase in percentage leased and annual base rent per leased square foot. This increase was partially offset by a decrease in
the hotel portion of our mixed use property primarily due to a decrease in hotel occupancy which in turn was due to the room
refresh of both hotel towers completed during the second and fourth quarters of the year ended December 31, 2014.
Other
General and administrative. General and administrative expenses increased $1.3 million, or 8%, to $18.5 million for the
year ended December 31, 2014, compared to $17.2 million for the year ended December 31, 2013. This increase was primarily
due to higher personnel costs primarily related to expenses associated with our 2011 Equity Incentive Award Plan, under which
216,748 shares of our common stock were granted during the year ended December 31, 2014 compared to 5,004 shares granted
during the year ended December 31, 2013.
Depreciation and amortization. Depreciation and amortization expense decreased $0.2 million, to $66.6 million for the
year ended December 31, 2014, compared to $66.8 million for the year ended December 31, 2013. This decrease was primarily
due to the full amortization of in-place leases at City Center Bellevue during 2013, partially offset by accelerated depreciation
of furniture and fixtures at the hotel portion of our mixed-use property in connection with the hotel's room refresh.
Interest expense. Interest expense decreased $5.1 million, or 9%, to $53.0 million for the year ended year ended
December 31, 2014 compared with $58.0 million for the year ended December 31, 2013. This decrease was primarily due to
the capitalization of interest costs related to our redevelopment and development construction activities during the year ended
December 31, 2014 and the payment of the outstanding mortgages encumbering Alamo Quarry Market and Waikele Center
during the fourth quarter of 2013 and the fourth quarter of 2014, respectively.
Other Income (Expense), Net. Other income, net increased $0.9 million, or 191%, to $0.4 million for the year ended
December 31, 2014 compared to other expense, net of $0.5 million for the year ended December 31, 2013, primarily due to a
net termination fee earned on a canceled acquisition and a decrease in income tax expense attributed to the decrease in hotel
revenue during 2014.
Liquidity and Capital Resources of American Assets Trust, Inc.
In this “Liquidity and Capital Resources of American Assets Trust, Inc” section, the term the “company” refers only to
American Assets Trust, Inc. on an unconsolidated basis, and excludes the Operating Partnership and all other subsidiaries.
The company’s business is operated primarily through the Operating Partnership, of which the company is the parent
company and sole general partner, and which it consolidates for financial reporting purposes. Because the company operates
on a consolidated basis with the Operating Partnership, the section entitled “Liquidity and Capital Resources of American
Assets Trust, L.P. ” should be read in conjunction with this section to understand the liquidity and capital resources of the
company on a consolidated basis and how the company is operated as a whole.
The company issues public equity from time to time, but does not otherwise generate any capital itself or conduct any
business itself, other than incurring certain expenses in operating as a public company which are fully reimbursed by the
Operating Partnership. The company itself does not have any indebtedness, and its only material asset is its ownership of
partnership interests of the Operating Partnership. Therefore, the consolidated assets and liabilities and the consolidated
revenues and expenses of the company and the Operating Partnership are the same on their respective financial
statements. However, all debt is held directly or indirectly by the Operating Partnership. The company’s principal funding
requirement is the payment of dividends on its common stock. The company’s principal source of funding for its dividend
payments is distributions it receives from the Operating Partnership.
As of December 31, 2015, the company owned an approximate 71.7% partnership interest in the Operating Partnership.
The remaining 28.3% are owned by non-affiliated investors and certain of the company's directors and executive officers. As
the sole general partner of the Operating Partnership, American Assets Trust, Inc. has the full, exclusive and complete authority
and control over the Operating Partnership’s day-to-day management and business, can cause it to enter into certain major
transactions, including acquisitions, dispositions and refinancings, and can cause changes in its line of business, capital
structure and distribution policies. The company causes the Operating Partnership to distribute such portion of its available
57
cash as the company may in its discretion determine, in the manner provided in the Operating Partnership’s partnership
agreement.
The liquidity of the company is dependent on the Operating Partnership’s ability to make sufficient distributions to the
company. The primary cash requirement of the company is its payment of dividends to its stockholders. The company also
guarantees some of the Operating Partnership’s debt, as discussed further in Note 7 of the Notes to Consolidated Financial
Statements included elsewhere herein. If the Operating Partnership fails to fulfill certain of its debt requirements, which trigger
the company’s guarantee obligations, then the company will be required to fulfill its cash payment commitments under such
guarantees. However, the company’s only significant asset is its investment in the Operating Partnership.
We believe the Operating Partnership’s sources of working capital, specifically its cash flow from operations, and
borrowings available under its unsecured line of credit, are adequate for it to make its distribution payments to the company
and, in turn, for the company to make its dividend payments to its stockholders. As of December 31, 2015, the company has
determined that it has adequate working capital to meet its dividend funding obligations for the next 12 months. However, we
cannot assure you that the Operating Partnership’s sources of capital will continue to be available at all or in amounts sufficient
to meet its needs, including its ability to make distribution payments to the company. The unavailability of capital could
adversely affect the Operating Partnership’s ability to pay its distributions to the company, which would in turn, adversely
affect the company’s ability to pay cash dividends to its stockholders.
Our short-term liquidity requirements consist primarily of funds to pay for future dividends expected to be paid to the
company’s stockholders, operating expenses and other expenditures directly associated with our properties, interest expense
and scheduled principal payments on outstanding indebtedness, general and administrative expenses, funding construction
projects, capital expenditures, tenant improvements and leasing commissions.
The company may from time to time seek to repurchase or redeem the Operating Partnership’s outstanding debt, the
company’s shares of common stock or other securities in open market purchases, privately negotiated transactions or otherwise.
Such repurchases or redemptions, if any, will depend on prevailing market conditions, our liquidity requirements, contractual
restrictions and other factors. The amounts involved may be material.
For the company to maintain its qualification as a REIT, it must pay dividends to its stockholders aggregating annually at
least 90% of its REIT taxable income, excluding net capital gains. While historically the company has satisfied this distribution
requirement by making cash distributions to American Assets Trust, Inc.'s stockholders or American Assets Trust, L.P.'s
unitholders, it may choose to satisfy this requirement by making distributions of cash or other property, including, in limited
circumstances, the company’s own stock. As a result of this distribution requirement, the Operating Partnership cannot rely on
retained earnings to fund its ongoing operations to the same extent that other companies whose parent companies are not REITs
can. The company may need to continue to raise capital in the equity markets to fund the operating partnership’s working
capital needs, acquisitions and developments.
The company is a well-known seasoned issuer. As circumstances warrant, the company may issue equity from time to
time on an opportunistic basis, dependent upon market conditions and available pricing. When the company receives proceeds
from preferred or common equity issuances, it is required by the Operating Partnership’s partnership agreement to contribute
the proceeds from its equity issuances to the Operating Partnership in exchange for preferred or common partnership units of
the operating partnership. The operating partnership may use the proceeds to repay debt, to develop new or existing properties,
to acquire properties or for general corporate purposes.
In February 2012, the company filed a universal shelf registration statement on Form S-3 with the SEC, which was
declared effective in February 2012. The universal shelf registration statement may permit the company, from time to time, to
offer and sell up to approximately $500.0 million of equity securities. Additionally, in February 2015, the company filed a
universal shelf registration statement on Form S-3ASR with the SEC, which replaced the prior Form S-3. However, there can
be no assurance that the company will be able to complete any such offerings of securities. Factors influencing the availability
of additional financing include investor perception of our prospects and the general condition of the financial markets, among
others.
On May 6, 2013, the company entered into an at-the-market, or ATM, equity program with four sales agents under which
the company may from time to time offer and sell shares of common stock having an aggregate offering price of up to $150.0
million. The sales of shares of the company's common stock made through the ATM equity program are made in “at-the-
market” offerings as defined in Rule 415 of the Securities Act. The company completed $150.0 million of issuances under such
ATM program on May 21, 2015. On May 27, 2015, the company entered into a new ATM equity program with five sales agents
under which the company may, from time to time, offer and sell shares of common stock having an aggregate offering price of
58
up to $250.0 million. As of December 31, 2015, the company has issued 5,063,970 shares of common stock at a weighted
average price per share of $36.22 for gross cash proceeds of $183.4 million. The company intends to use the net proceeds to
fund development or redevelopment activities, repay amounts outstanding from time to time under our amended and restated
credit facility or other debt financing obligations, fund potential acquisition opportunities and/or for general corporate purposes.
As of December 31, 2015, the company had the capacity to issue up to an additional $216.6 million in shares of common stock
under the active ATM equity program. Actual future sales will depend on a variety of factors including, but not limited to,
market conditions, the trading price of the company's common stock and the company's capital needs. The company has no
obligation to sell the remaining shares available for sale under the active ATM equity program.
Liquidity and Capital Resources of American Assets Trust, L.P.
In this “Liquidity and Capital Resources of American Assets Trust, L.P.” section, the terms “we,” “our” and “us” refer to
the Operating Partnership together with its consolidated subsidiaries, or the Operating Partnership and American Assets Trust,
Inc. together with their consolidated subsidiaries, as the context requires. American Assets Trust, Inc. is our sole general partner
and consolidates our results of operations for financial reporting purposes. Because we operate on a consolidated basis with
American Assets Trust, Inc., the section entitled “Liquidity and Capital Resources of American Assets Trust, Inc.” should be
read in conjunction with this section to understand our liquidity and capital resources on a consolidated basis.
Due to the nature of our business, we typically generate significant amounts of cash from operations. The cash generated
from operations is used for the payment of operating expenses, capital expenditures, debt service and dividends to American
Assets Trust, Inc.'s stockholders and our unitholders. As a REIT, American Assets Trust, Inc. must generally make annual
distributions to its stockholders of at least 90% of its net taxable income.
Our short-term liquidity requirements consist primarily of operating expenses and other expenditures associated with our
properties, regular debt service requirements, dividend payments to American Assets Trust, Inc.'s stockholders required to
maintain its REIT status, distributions to our other unitholders, capital expenditures and, potentially, acquisitions. We expect to
meet our short-term liquidity requirements through net cash provided by operations, reserves established from existing cash
and, if necessary, borrowings available under our amended and restated credit facility.
Our long-term liquidity needs consist primarily of funds necessary to pay for the repayment of debt at maturity, property
acquisitions, tenant improvements and capital improvements. We expect to meet our long-term liquidity requirements to pay
scheduled debt maturities and to fund property acquisitions and capital improvements with net cash from operations, long-term
secured and unsecured indebtedness and, if necessary, the issuance of equity and debt securities. We also may fund property
acquisitions and capital improvements using our amended and restated credit facility pending permanent financing. We believe
that we have access to multiple sources of capital to fund our long-term liquidity requirements, including the incurrence of
additional debt, noting that during the third quarter of 2015, the Company obtained investment grade credit ratings from
Moody’s Investors Service (Baa3), Standard & Poor’s Ratings Services (BBB-) and Fitch Ratings, Inc. (BBB), and the issuance
of additional equity. However, we cannot be assured that this will be the case. Our ability to incur additional debt will be
dependent on a number of factors, including our degree of leverage, the value of our unencumbered assets and borrowing
restrictions that may be imposed by lenders. Our ability to access the equity capital markets will be dependent on a number of
factors as well, including general market conditions for REITs and market perceptions about our company. Given our past
ability to access the capital markets, we expect debt or equity to be available to us. Although there is no intent at this time, if
market conditions deteriorate, we may also delay the timing of future development and redevelopment projects as well as limit
future acquisitions, reduce our operating expenditures, or re-evaluate our dividend policy.
Our overall capital requirements will depend upon acquisition opportunities, the level of improvements and
redevelopments on existing properties and the timing and cost of developments. While the amount of future expenditures will
depend on numerous factors, we expect to continue to see higher levels of capital investments in our properties under
development and redevelopment, partly as a result of an additional 88,000 square feet of office space under development at
Torrey Point, which we expect to complete during 2017 and in which we expect to invest an additional approximate $40.4
million. Our capital investments will be funded on a short-term basis with cash on hand, cash flow from operations and/or our
amended and restated credit facility.
We intend to operate with and maintain a conservative capital structure that will allow us to maintain strong debt service
coverage and fixed-charge coverage ratios as part of our commitment to investment-grade debt ratings. In the short and long
term, we may seek to obtain funds through the issuance of additional equity, unsecured and/or secured debt financings, and
property dispositions that are consistent with this conservative structure.
59
We currently believe that cash flows from operations, cash on hand, our ATM equity program, our revolving credit facility
and our general ability to access the capital markets will be sufficient to finance our operations and fund our debt service
requirements and capital expenditures.
Contractual Obligations
The following table outlines the timing of required payments related to our commitments as of December 31, 2015
(dollars in thousands):
Contractual Obligations
Principal payments on long-term
indebtedness
Interest payments
Operating lease (1) (2)
Tenant-related commitments
Total
Within
1 Year
2 Years
3 Years
4 Years
5 Years
More than
5 Years
Payments by Period
$ 1,034,002
$ 113,974
$ 190,139
$ 75,224
$ 142,662
$ 51,003
$ 461,000
211,277
43,091
13,947
46,335
2,096
13,707
38,623
30,754
23,939
21,040
3,097
—
3,167
240
3,240
—
3,315
—
50,586
28,176
—
Construction-related commitments
Total
31,150
$ 1,333,467
25,512
$ 201,624
5,638
$ 237,497
—
$ 109,385
—
$ 169,841
—
$ 75,358
—
$ 539,762
(1) Lease payments on the Waikiki Beach Walk lease will be equal to fair rental value from March 2017 through the end of the lease term. In the table, we
have shown the lease payments for this period at the stated rate for February 2017 of $61,690.
(2) Lease payments on The Landmark at One Market lease will be equal to fair rental value from July 2021 through the end of the options lease term. In the
table, we have shown the option lease payments for this period based on the stated rate for the month of June 2021 of $217,744.
Off-Balance Sheet Arrangements
We currently do not have any off-balance sheet arrangements.
Cash Flows
Comparison of the year ended December 31, 2015 to the year ended December 31, 2014
Cash and cash equivalents were $39.9 million and $59.4 million at December 31, 2015 and 2014, respectively.
Net cash provided by operating activities increased $5.1 million to $110.7 million for the year ended December 31, 2015,
compared to $105.6 million for the year ended December 31, 2014. The increase was primarily the result of an increase in cash
net operating income from office and retail properties due to an increase in the percentage leased and a decrease in interest
expense due to increased capitalized interest related to our development and redevelopment activities at Torrey Reserve
Campus, Lloyd District Portfolio and Torrey Point.
Net cash used in investing activities decreased $25.5 million to $127.3 million for the year ended December 31, 2015,
compared to $152.8 million for the year ended December 31, 2014. This decrease was primarily attributable to a decrease in
capital expenditures of our development and redevelopment activities at Torrey Reserve Campus and Lloyd District Portfolio,
which were completed in 2015, and proceeds from the sale of Rancho Carmel Plaza on August 6, 2015.
Net cash used by financing activities was $2.9 million for the year ended December 31, 2015 compared to net cash
provided in financing activities of $57.6 million for the year ended December 31, 2014. The decrease in cash provided by
financing activities is primarily due to repayment of our secured notes payable at The Shops at Kalakaua, The Landmark at One
Market and Del Monte Center, partially offset by proceeds from the issuance of Senior Guaranteed Notes, Series B and Series
C. The decrease is also attributed to less proceeds from the issuance of common stock under the ATM equity program.
Comparison of the year ended December 31, 2014 to the year ended December 31, 2013
Cash and cash equivalents were $59.4 million and $49.0 million at December 31, 2014 and 2013, respectively.
Net cash provided by operating activities increased $12.9 million to $105.6 million for the year ended December 31,
2014, compared to $92.7 million for the year ended December 31, 2013. The increase was primarily the result of an increase in
cash net operating income from office and retail properties due to an increase in the percentage leased and a decrease in interest
expense due to increased capitalized interest related to our development and redevelopment activities primarily at Torrey
Reserve Campus and Lloyd District Portfolio. In addition, proceeds from the settlement of a forward-starting seven year swap
60
contract, deemed to be a highly effective hedge, increased cash from operating activities by $1.6 million compared to no such
activity in 2013.
Net cash used in investing activities increased $94.5 million to $152.8 million for the year ended December 31, 2014,
compared to $58.3 million for the year ended December 31, 2013. The increase was primarily attributable to an increase in our
2014 capital expenditures of $89.0 million related to our development and redevelopment activities primarily at our Torrey
Reserve Campus and Lloyd District Portfolio.
Net cash used in financing activities was $57.6 million for the year ended December 31, 2014, compared to net cash
provided by financing activities of $28.0 million for the year ended December 31, 2013. The increase in cash provided by
financing activities of $85.6 million is primarily related to the net increase in proceeds of $78.8 million from the issuance of
common stock under the ATM equity program. In addition, the net proceeds from debt financing activities increased $15.0
million due to the issuance of the term loan and senior guaranteed notes payable, which was partially offset by the repayment of
the unsecured line of credit under the revolver loans and secured notes payable. The increase was also partially offset by the
increase in dividends paid to common stock and unitholders, which increased $4.8 million to $54.3 million for the year ended
December 31, 2014 compared to $49.5 million for the year ended December 31, 2013.
Net Operating Income
Net Operating Income, or NOI, is a non-GAAP financial measure of performance. We define NOI as operating revenues
(rental income, tenant reimbursements, lease termination fees, ground lease rental income and other property income) less
property and related expenses (property expenses, ground lease expense, property marketing costs, real estate taxes and
insurance). NOI excludes general and administrative expenses, interest expense, depreciation and amortization, acquisition-
related expense, other non-property income and losses, gains and losses from property dispositions, extraordinary items, tenant
improvements and leasing commissions. Other REITs may use different methodologies for calculating NOI, and accordingly,
our NOI may not be comparable to other REITs.
NOI is used by investors and our management to evaluate and compare the performance of our properties and to
determine trends in earnings and to compute the fair value of our properties as it is not affected by (1) the cost of funds of the
property owner, (2) the impact of depreciation and amortization expenses as well as gains or losses from the sale of operating
real estate assets that are included in net income computed in accordance with GAAP, or (3) general and administrative
expenses and other gains and losses that are specific to the property owner. The cost of funds is eliminated from net income
because it is specific to the particular financing capabilities and constraints of the owner. The cost of funds is also eliminated
because it is dependent on historical interest rates and other costs of capital as well as past decisions made by us regarding the
appropriate mix of capital which may have changed or may change in the future. Depreciation and amortization expenses as
well as gains or losses from the sale of operating real estate assets are eliminated because they may not accurately represent the
actual change in value in our retail, office, multifamily or mixed-use properties that result from use of the properties or changes
in market conditions. While certain aspects of real property do decline in value over time in a manner that is intended to be
captured by depreciation and amortization, the value of the properties as a whole have historically increased or decreased as a
result of changes in overall economic conditions instead of from actual use of the property or the passage of time. Gains and
losses from the sale of real property vary from property to property and are affected by market conditions at the time of sale
which will usually change from period to period. These gains and losses can create distortions when comparing one period to
another or when comparing our operating results to the operating results of other real estate companies that have not made
similarly timed purchases or sales. We believe that eliminating these costs from net income is useful because the resulting
measure captures the actual revenue generated and actual expenses incurred in operating our properties as well as trends in
occupancy rates, rental rates and operating costs.
However, the usefulness of NOI is limited because it excludes general and administrative costs, interest expense, interest
income and other expense, depreciation and amortization expense and gains or losses from the sale of properties, and other
gains and losses as stipulated by GAAP, the level of capital expenditures and leasing costs necessary to maintain the operating
performance of our properties, all of which are significant economic costs. NOI may fail to capture significant trends in these
components of net income which further limits its usefulness.
NOI is a measure of the operating performance of our properties but does not measure our performance as a whole. NOI
is therefore not a substitute for net income as computed in accordance with GAAP. This measure should be analyzed in
conjunction with net income computed in accordance with GAAP and discussions elsewhere in “Management's Discussion and
Analysis of Financial Condition and Results of Operations” regarding the components of net income that are eliminated in the
calculation of NOI. Other companies may use different methods for calculating NOI or similarly entitled measures and,
accordingly, our NOI may not be comparable to similarly entitled measures reported by other companies that do not define the
measure exactly as we do.
61
The following is a reconciliation of our NOI to net income for the years ended December 31, 2015, 2014 and 2013
computed in accordance with GAAP (in thousands):
Net operating income
General and administrative
Depreciation and amortization
Interest expense
Gain on sale of real estate
Other income (expense), net
Net income
Funds from Operations
Year Ended December 31,
2015
177,617
(20,074)
(63,392)
(47,260)
7,121
(97)
53,915
$
$
2014
168,769
(18,532)
(66,568)
(52,965)
—
441
31,145
$
$
$
$
2013
165,071
(17,195)
(66,775)
(58,020)
—
(487)
22,594
We present FFO because we consider FFO an important supplemental measure of our operating performance and believe
it is frequently used by securities analysts, investors and other interested parties in the evaluation of REITs, many of which
present FFO when reporting their results. We calculate FFO in accordance with the standards established by the National
Association of Real Estate Investment Trusts, or NAREIT. FFO represents net income (loss) (computed in accordance with
GAAP), excluding gains (or losses) from sales of depreciable operating property, impairment losses, real estate related
depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated
partnerships and joint ventures.
FFO is a supplemental non-GAAP financial measure. Management uses FFO as a supplemental performance measure
because it believes that FFO is beneficial to investors as a starting point in measuring our operational performance. Specifically,
in excluding real estate related depreciation and amortization and gains and losses from property dispositions, which do not
relate to or are not indicative of operating performance, FFO 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 the performance of REITs, FFO will 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. In addition, other equity REITs may not
calculate FFO in accordance with the NAREIT definition as we do, and, accordingly, our FFO may not be comparable to such
other REITs' FFO. Accordingly, FFO should be considered only as a supplement to net income as a measure of our
performance. FFO should not be used as a measure of our liquidity, nor is it indicative of funds available to fund our cash
needs, including our ability to pay dividends or service indebtedness. FFO also should not be used as a supplement to or
substitute for cash flow from operating activities computed in accordance with GAAP.
The following table sets forth a reconciliation of our FFO for the years ended December 31, 2015, 2014 and 2013 to net
income, the nearest GAAP equivalent (in thousands, except per share and share data):
Net income
Plus: Real estate depreciation and amortization
Less: Gain on sale of real estate
Funds from operations, as defined by NAREIT
Less: Nonforfeitable dividends on incentive stock awards
FFO attributable to common stock and units
FFO per diluted share/unit
Weighted average number of common shares and units, diluted (1)
Year Ended December 31,
$
$
$
$
2015
2014
2013
53,915
63,392
(7,121)
110,186
(159)
110,027
1.76
62,342,953
$
$
$
$
31,145
66,568
—
97,713
(137)
97,576
1.62
60,256,335
$
$
$
$
22,594
66,775
—
89,369
(357)
89,012
1.54
57,726,012
(1) For the years ended December 31, 2015, 2014 and 2013 the weighted average common shares used to compute FFO per diluted share include unvested
restricted stock awards that are subject to time vesting, as the vesting of the restricted stock awards is dilutive in the computation of FFO per diluted
62
shares, but is anti-dilutive for the computation of diluted EPS for the periods. Diluted shares exclude incentive restricted stock as these awards are
considered contingently issuable.
Inflation
Substantially all of our office and retail leases provide for separate real estate tax and operating expense escalations. In
addition, many of the leases provide for fixed base rent increases. We believe that inflationary increases may be at least
partially offset by the contractual rent increases and expense escalations described above. In addition, our multifamily leases
(other than at our RV resort where spaces can be rented at a daily, weekly or monthly rate) generally have lease terms ranging
from seven to 15 months, with a majority having 12-month lease terms, and generally allow for rent adjustments at the time of
renewal, which we believe reduces our exposure to the effects of inflation. For the hotel portion of our mixed-use property, we
possess the ability to adjust room rates daily to reflect the effects of inflation. However, competitive pressures may limit our
ability to raise room rates.
ITEM 7A.
QUANTITATIVE AND QUALITATIVE DISCLOSURES ABOUT MARKET RISK
Our future income, cash flows and fair values relevant to financial instruments are dependent upon prevalent market
interest rates. Market risk refers to the risk of loss from adverse changes in market prices and interest rates.
We may enter into certain types of derivative financial instruments to further reduce interest rate risk. We use interest rate
swap agreements, for example, to convert some of our variable rate debt to a fixed-rate basis or to hedge anticipated financing
transactions. We use derivatives for hedging purposes rather than speculation and do not enter into financial instruments for
trading purposes. As of December 31, 2015, we were party to an interest rate swap agreement that effectively fixed the rate on
the $100.0 million term loan at 3.08% through its maturity date and extension options, subject to adjustments based on our
consolidated leverage ratio. In addition, on August 19, 2014, we entered into a one-month forward-starting swap contract to
reduce the interest rate variability exposure of the projected interest cash flows of our then-prospective Series A Notes. The
forward-starting swap contract was deemed to be a highly effective cash flow hedge and we elected to designate the forward-
starting swap contract as an accounting hedge. We settled the forward-starting seven year-swap contract on September 19,
2014, resulting in a gain of approximately $1.6 million. This gain is included in accumulated other comprehensive income on
the consolidated balance sheets and will be amortized to interest expense over the life of the Series A Notes.
Interest Rate Risk
Outstanding Debt
The following discusses the effect of hypothetical changes in market rates of interest on the fair value of our total
outstanding debt. Interest rate risk amounts were determined by considering the impact of hypothetical interest rates on our
debt. Discounted cash flow analysis is generally used to estimate the fair value of our mortgages payable. Considerable
judgment is necessary to estimate the fair value of financial instruments. This analysis does not purport to take into account all
of the factors that may affect our debt, such as the effect that a changing interest rate environment could have on the overall
level of economic activity or the action that our management might take to reduce our exposure to the change. This analysis
assumes no change in our financial structure.
Fixed Interest Rate Debt
Except as described below, all of our outstanding debt obligations (maturing at various times through November 2022)
have fixed interest rates which limit the risk of fluctuating interest rates. However, interest rate fluctuations may affect the fair
value of our fixed rate debt instruments. At December 31, 2015, we had $1,034.0 million of fixed-rate debt outstanding with an
estimated fair value of $950.7 million. If interest rates at December 31, 2015 had been 1.0% higher, the fair value of those debt
instruments on that date would have decreased by approximately $35.2 million. If interest rates at December 31, 2015 had been
1.0% lower, the fair value of those debt instruments on that date would have increased by approximately $37.8 million.
Variable Interest Rate Debt
At December 31, 2015, our only variable interest rate debt outstanding was related to our amended and restated credit
agreement, of which a $100.0 million term loan was outstanding under our amended and restated credit facility at
December 31, 2015. Concurrent with the funding of our term loan, we entered into an interest rate swap agreement that is
intended to fix the interest rate associated with the term loan at approximately 3.08% through its maturity date and extension
options, subject to adjustments based on our consolidated leverage ratio.
63
ITEM 8.
FINANCIAL STATEMENTS AND SUPPLEMENTARY DATA
Our consolidated financial statements and supplementary data are included as a separate section of this Annual Report on
Form 10-K commencing on page F-1 and are incorporated herein by reference.
ITEM 9.
None.
CHANGES IN AND DISAGREEMENTS WITH ACCOUNTANTS ON ACCOUNTING AND
FINANCIAL DISCLOSURE
ITEM 9A.
CONTROLS AND PROCEDURES
Controls and Procedures (American Assets Trust, Inc.)
Evaluation of Disclosure Controls and Procedures
American Assets Trust, Inc. maintains disclosure controls and procedures (as defined in Rule 13a-15(e) or Rule 15d-15(e)
under the Exchange Act) that are designed to ensure that information required to be disclosed in its Exchange Act reports is
recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms, and that such
information is accumulated and communicated to its management, including its Chief Executive Officer and Chief Financial
Officer, as appropriate, to allow for timely decisions regarding required disclosure. In designing and evaluating the disclosure
controls and procedures, management recognizes that any controls and procedures, no matter how well designed and operated,
can provide only reasonable assurance of achieving the desired control objectives, and management is required to apply its
judgment in evaluating the cost-benefit relationship of possible controls and procedures.
As required by Rule 13a-15(b) under the Exchange Act, American Assets Trust, Inc. carried out an evaluation, under the
supervision and with the participation of its management, including its Chief Executive Officer and Chief Financial Officer, of
the effectiveness of the design and operation of its disclosure controls and procedures. Based on the foregoing, American Assets
Trust, Inc.’s Chief Executive Officer and Chief Financial Officer concluded that, as of the end of the period covered by this
report, American Assets Trust, Inc.’s disclosure controls and procedures were effective and were operating at a reasonable
assurance level.
Management’s Report on Internal Control over Financial Reporting
Internal control over financial reporting refers to the process designed by, or under the supervision of, American Assets
Trust, Inc.’s Chief Executive Officer and Chief Financial Officer, and effected by American Assets Trust, Inc.’s board of
directors, management and other personnel, to provide reasonable assurance regarding the reliability of financial reporting and
the preparation of financial statements for external purposes in accordance with GAAP, and includes those policies and
procedures that: (1) pertain to the maintenance of records that in reasonable detail accurately and fairly reflect the transactions
and dispositions of the assets of the company; (2) provide reasonable assurance that transactions are recorded as necessary to
permit preparation of financial statements in accordance with GAAP, and that receipts and expenditures of the company are
being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable
assurance regarding prevention or timely detection of unauthorized acquisition, use or disposition of the company’s assets that
could have a material effect on the financial statements.
Internal control over financial reporting cannot provide absolute assurance of achieving financial reporting objectives
because of its inherent limitations. Internal control over financial reporting is a process that involves human diligence and
compliance and is subject to lapses in judgment and breakdowns resulting from human failures. Internal control over financial
reporting also can be circumvented by collusion or improper management override. Because of such limitations, there is a risk
that material misstatements may not be prevented or detected on a timely basis by internal control over financial reporting.
However, these inherent limitations are known features of the financial reporting process. Therefore, it is possible to design into
the process safeguards to reduce, though not eliminate, this risk.
Management is responsible for establishing and maintaining adequate internal control over financial reporting for the
company, as such term is defined in Rule 13a-15(f) under the Exchange Act. Under the supervision and with the participation of
management, including American Assets Trust, Inc.’s Chief Executive Officer and Chief Financial Officer, American Assets
Trust, Inc. conducted an evaluation of the effectiveness of its internal control over financial reporting. Management has used
the framework set forth in the report entitled “Internal Control — Integrated Framework (2013)” published by the Committee
of Sponsoring Organizations of the Treadway Commission to evaluate the effectiveness of the company’s internal control over
financial reporting. Based on its evaluation, management has concluded that the company’s internal control over financial
reporting was effective as of December 31, 2015.
American Assets Trust, Inc.’s independent registered public accounting firm, Ernst & Young LLP, has issued an
attestation report over American Assets Trust, Inc.’s internal control over financial reporting, which report is contained
elsewhere in this annual report on Form 10-K.
64
Changes in Internal Control over Financial Reporting
There were no changes in American Assets Trust, Inc.'s internal control over financial reporting during the quarter ended
December 31, 2015 that materially affected, or are reasonably likely to materially affect, American Assets Trust, Inc.'s internal
control over financial reporting.
Controls and Procedures (American Assets Trust, L.P.)
Evaluation of Disclosure Controls and Procedures
The Operating Partnership maintains disclosure controls and procedures (as defined in Rule 13a-15(e) or Rule 15d-15(e)
under the Exchange Act) that are designed to ensure that information required to be disclosed in its Exchange Act reports is
recorded, processed, summarized and reported within the time periods specified in the SEC’s rules and forms, and that such
information is accumulated and communicated to management, including the Chief Executive Officer and Chief Financial
Officer of its general partner, as appropriate, to allow for timely decisions regarding required disclosure. In designing and
evaluating the disclosure controls and procedures, management recognizes that any controls and procedures, no matter how
well designed and operated, can provide only reasonable assurance of achieving the desired control objectives, and
management is required to apply its judgment in evaluating the cost-benefit relationship of possible controls and procedures.
As required by Rule 13a-15(b) under the Exchange Act, the Operating Partnership carried out an evaluation, under the
supervision and with the participation of management, including the Chief Executive Officer and Chief Financial Officer of its
general partner, of the effectiveness of the design and operation of the Operating Partnership’s disclosure controls and
procedures. Based on the foregoing, the Chief Executive Officer and Chief Financial Officer of the Operating Partnership's
general partner concluded that, as of the end of the period covered by this report, the Operating Partnership’s disclosure
controls and procedures were effective and were operating at a reasonable assurance level.
Management’s Report on Internal Control over Financial Reporting
Internal control over financial reporting refers to the process designed by, or under the supervision of, the Chief Executive
Officer and Chief Financial Officer of the Operating Partnership's general partner and effected by the general partner's board of
directors, management and other personnel, to provide reasonable assurance regarding the reliability of financial reporting and
the preparation of financial statements for external purposes in accordance with GAAP, and includes those policies and
procedures that: (1) pertain to the maintenance of records that in reasonable detail accurately and fairly reflect the transactions
and dispositions of the assets of the Operating Partnership; (2) provide reasonable assurance that transactions are recorded as
necessary to permit preparation of financial statements in accordance with GAAP, and that receipts and expenditures of the
Operating Partnership are being made only in accordance with authorizations of management and directors of the general
partner of the Operating Partnership; and (3) provide reasonable assurance regarding prevention or timely detection of
unauthorized acquisition, use or disposition of the Operating Partnership’s assets that could have a material effect on the
financial statements.
Internal control over financial reporting cannot provide absolute assurance of achieving financial reporting objectives
because of its inherent limitations. Internal control over financial reporting is a process that involves human diligence and
compliance and is subject to lapses in judgment and breakdowns resulting from human failures. Internal control over financial
reporting also can be circumvented by collusion or improper management override. Because of such limitations, there is a risk
that material misstatements may not be prevented or detected on a timely basis by internal control over financial reporting.
However, these inherent limitations are known features of the financial reporting process. Therefore, it is possible to design into
the process safeguards to reduce, though not eliminate, this risk.
Management is responsible for establishing and maintaining adequate internal control over financial reporting for the
Operating Partnership, as such term is defined in Rule 13a-15(f) under the Exchange Act. Under the supervision and with the
participation of management, including the Chief Executive Officer and Chief Financial Officer of the Operating Partnership's
general partner, the Operating Partnership conducted an evaluation of the effectiveness of its internal control over financial
reporting. Management has used the framework set forth in the report entitled “Internal Control — Integrated Framework
(2013)” published by the Committee of Sponsoring Organizations of the Treadway Commission to evaluate the effectiveness of
the Operating Partnership’s internal control over financial reporting. Based on its evaluation, management has concluded that
the Operating Partnership’s internal control over financial reporting was effective as of December 31, 2015.
Changes in Internal Control over Financial Reporting
There were no changes in the Operating Partnership's internal control over financial reporting during the quarter ended
December 31, 2015 that materially affected, or are reasonably likely to materially affect, the Operating Partnership's internal
control over financial reporting.
65
ITEM 9B.
OTHER INFORMATION
None.
PART III
ITEM 10.
DIRECTORS, EXECUTIVE OFFICERS AND CORPORATE GOVERNANCE
The information concerning our directors, executive officers and corporate governance required by Item 10 will be
included in the Proxy Statement to be filed relating to American Asset Trust, Inc.'s 2016 Annual Meeting of Stockholders and is
incorporated herein by reference.
Pursuant to instruction G(3) to Form 10-K, information concerning audit committee financial expert disclosure set forth
under the heading “Information Regarding the Board - Committees of the Board - Audit Committee” will be included in the
Proxy Statement to be filed relating to American Asset Trust, Inc.'s 2016 Annual Meeting of Stockholders and is incorporated
herein by reference.
Pursuant to instruction G(3) to Form 10-K, information concerning compliance with Section 16(a) of the Exchange Act
concerning our directors and executive officers set forth under the heading entitled “General - Section 16(a) Beneficial
Ownership Reporting Compliance” will be included in the Proxy Statement to be filed relating to American Asset Trust, Inc.'s
2016 Annual Meeting of Stockholders and is incorporated herein by reference.
ITEM 11.
EXECUTIVE COMPENSATION
The information concerning our executive compensation required by Item 11 will be included in the Proxy Statement to
be filed relating to American Asset Trust, Inc.'s 2016 Annual Meeting of Stockholders and is incorporated herein by reference.
ITEM 12.
SECURITY OWNERSHIP OF CERTAIN BENEFICIAL OWNERS AND MANAGEMENT AND
RELATED STOCKHOLDER MATTERS
The information concerning the security ownership of certain beneficial owners and management and related stockholder
matters required by Item 12 will be included in the Proxy Statement to be filed relating to American Asset Trust, Inc.'s 2016
Annual Meeting of Stockholders and is incorporated herein by reference.
ITEM 13.
CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS, AND DIRECTOR
INDEPENDENCE
The information concerning certain relationships and related transactions, and director independence required by Item 13
will be included in the Proxy Statement to be filed relating to American Asset Trust, Inc.'s 2016 Annual Meeting of
Stockholders and is incorporated herein by reference.
ITEM 14.
PRINCIPAL ACCOUNTING FEES AND SERVICES
The information concerning our principal accountant fees and services required by Item 14 will be included in the Proxy
Statement to be filed relating to American Asset Trust, Inc.'s 2016 Annual Meeting of Stockholders and is incorporated herein
by reference.
66
ITEM 15.
EXHIBITS AND FINANCIAL STATEMENT SCHEDULES
PART IV
(a)
(1) Financial Statements
Our consolidated financial statements and notes thereto, together with Report of Independent Registered
Public Accounting Firm are included as a separate section of this Annual Report on Form 10-K commencing on page
F-1.
(2) Financial Statement Schedules
Our financial statement schedules are included in a separate section of this Annual Report on Form 10-K
commencing on page F-1.
(3) Exhibits
A list of exhibits to this Annual Report on Form 10-K is set forth on the Exhibit Index immediately preceding
such exhibits and is incorporated herein by reference.
(b) See Exhibit Index
(c) Not Applicable
67
Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, as amended, the Registrants have
duly caused this Report to be signed on their behalf by the undersigned thereunto duly authorized this 19th day of February,
2016.
SIGNATURES
American Assets Trust, Inc.
/s/ ERNEST RADY
Ernest Rady
American Assets Trust, L.P.
By: American Assets Trust, Inc.
Its: General Partner
/s/ ERNEST RADY
Ernest Rady
Chairman, President and Chief Executive Officer
(Principal Executive Officer)
Chairman, President and Chief Executive Officer
(Principal Executive Officer)
/s/ ROBERT F. BARTON
Robert F. Barton
Executive Vice President and Chief Financial Officer
/s/ ROBERT F. BARTON
Robert F. Barton
Executive Vice President and Chief Financial Officer
(Principal Financial and Accounting Officer)
(Principal Financial and Accounting Officer)
Pursuant to the requirements of the Securities Exchange Act of 1934, as amended, this Report has been signed below by the
following persons on behalf of the Registrants and in the capacities and on the dates indicated.
Signature
/s/ ERNEST RADY
Ernest Rady
/s/ ROBERT F. BARTON
Robert F. Barton
/s/ LARRY E. FINGER
Larry E. Finger
/s/ DUANE A. NELLES
Duane A. Nelles
/s/ THOMAS S. OLINGER
Thomas S. Olinger
/s/ ROBERT S. SULLIVAN
Robert S. Sullivan
Title
Chairman of the Board, President and
Chief Executive Officer
Date
February 19, 2016
Executive Vice President, Chief Financial
Officer and Treasurer
February 19, 2016
Director
Director
Director
Director
February 19, 2016
February 19, 2016
February 19, 2016
February 19, 2016
68
Item 8 and Item 15(a) (1) and (2)
Index to Consolidated Financial Statements and Schedules
Reports of Independent Registered Public Accounting Firm
American Assets Trust, Inc.
Consolidated Balance Sheets as of December 31, 2015 and 2014
Consolidated Statements of Comprehensive Income for the years ended December 31, 2015, 2014, and 2013
Consolidated Statements of Equity for the years ended December 31, 2015, 2014, and 2013
Consolidated Statements of Cash Flows for the years ended December 31, 2015, 2014, and 2013
American Assets Trust, L.P.
Consolidated Balance Sheets as of December 31, 2015 and 2014
Consolidated Statements of Comprehensive Income for the years ended December 31, 2015, 2014, and 2013
Consolidated Statements of Partners' Capital for the years ended December 31, 2015, 2014, and 2013
Consolidated Statements of Cash Flows for the years ended December 31, 2015, 2014, and 2013
Notes to Consolidated Financial Statements of American Assets Trust, Inc. and American Assets Trust, L.P.
Schedule III—Consolidated Real Estate and Accumulated Depreciation
F-2
F-5
F-6
F-7
F-8
F-9
F-10
F-11
F-12
F-13
F-41
F-1
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
The Board of Directors and Stockholders of American Assets Trust, Inc.
We have audited the accompanying consolidated balance sheets of American Assets Trust, Inc. as of December 31, 2015 and
2014, and the related consolidated statements of comprehensive income, equity, and cash flows for each of the three years in
the period ended December 31, 2015. Our audits also included the financial statement schedule listed in the Index at Item 15(a),
Schedule III-Consolidated Real Estate and Accumulated Depreciation. These financial statements are the responsibility of the
Company's management. Our responsibility is to express an opinion on these financial statements based on our audits.
We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States).
Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial
statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and
disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates
made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a
reasonable basis for our opinion.
In our opinion, the financial statements referred to above present fairly, in all material respects, the consolidated financial
position of American Assets Trust, Inc. at December 31, 2015 and 2014, and the consolidated results of its operations and its
cash flows for each of the three years in the period ended December 31, 2015, in conformity with U.S. generally accepted
accounting principles. Also, in our opinion, the related financial statement schedule, when considered in relation to the basic
financial statements taken as a whole, presents fairly in all material respects the information set forth therein.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States),
American Assets Trust, Inc.’s internal control over financial reporting as of December 31, 2015, based on criteria established in
Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway Commission
(2013 Framework) and our report dated February 19, 2016 expressed an unqualified opinion thereon.
/s/ ERNST & YOUNG LLP
San Diego, California
February 19, 2016
F-2
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
The Board of Directors and Stockholders of American Assets Trust, Inc.
We have audited American Assets Trust, Inc.’s internal control over financial reporting as of December 31, 2015, based on criteria
established in Internal Control-Integrated Framework issued by the Committee of Sponsoring Organizations of the Treadway
Commission (2013 Framework) (the COSO criteria). American Assets Trust, Inc.’s management is responsible for maintaining
effective internal control over financial reporting, and for its assessment of the effectiveness of internal control over financial
reporting included in the accompanying Management’s Report on Internal Control over Financial Reporting. Our responsibility
is to express an opinion on the company’s internal control over financial reporting based on our audit.
We conducted our audit in accordance with the standards of the Public Company Accounting Oversight Board (United States).
Those standards require that we plan and perform the audit to obtain reasonable assurance about whether effective internal control
over financial reporting was maintained in all material respects. Our audit included obtaining an understanding of internal control
over financial reporting, assessing the risk that a material weakness exists, testing and evaluating the design and operating
effectiveness of internal control based on the assessed risk, and performing such other procedures as we considered necessary in
the circumstances. We believe that our audit provides a reasonable basis for our opinion.
A company’s internal control over financial reporting is a process designed to provide reasonable assurance regarding the reliability
of financial reporting and the preparation of financial statements for external purposes in accordance with generally accepted
accounting principles. A company’s internal control over financial reporting includes those policies and procedures that (1) pertain
to the maintenance of records that, in reasonable detail, accurately and fairly reflect the transactions and dispositions of the assets
of the company; (2) provide reasonable assurance that transactions are recorded as necessary to permit preparation of financial
statements in accordance with generally accepted accounting principles, and that receipts and expenditures of the company are
being made only in accordance with authorizations of management and directors of the company; and (3) provide reasonable
assurance regarding prevention or timely detection of unauthorized acquisition, use, or disposition of the company’s assets that
could have a material effect on the financial statements.
Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Also,
projections of any evaluation of effectiveness to future periods are subject to the risk that controls may become inadequate because
of changes in conditions, or that the degree of compliance with the policies or procedures may deteriorate.
In our opinion, American Assets Trust, Inc. maintained, in all material respects, effective internal control over financial reporting
as of December 31, 2015, based on the COSO criteria.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States),
the consolidated balance sheets of American Assets Trust, Inc. as of December 31, 2015 and 2014, and the related consolidated
statements of comprehensive income, equity, and cash flows for each of the three years in the period ended December 31, 2015
of American Assets Trust, Inc. and our report dated February 19, 2016 expressed an unqualified opinion thereon.
/s/ ERNST & YOUNG LLP
San Diego, California
February 19, 2016
F-3
REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM
The Partners of American Assets Trust, L.P.
We have audited the accompanying consolidated balance sheets of American Assets Trust, L.P. (the "Operating Partnership) as
of December 31, 2015 and 2014, and the related consolidated statements of comprehensive income, Partners' capital, and cash
flows for each of the three years in the period ended December 31, 2015. Our audits also included the financial statement
schedule listed in the Index at Item 15(a), Schedule III-Consolidated Real Estate and Accumulated Depreciation. These
financial statements are the responsibility of the Operating Partnership's management. Our responsibility is to express an
opinion on these financial statements based on our audits.
We conducted our audits in accordance with the standards of the Public Company Accounting Oversight Board (United States).
Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial
statements are free of material misstatement. An audit includes examining, on a test basis, evidence supporting the amounts and
disclosures in the financial statements. An audit also includes assessing the accounting principles used and significant estimates
made by management, as well as evaluating the overall financial statement presentation. We believe that our audits provide a
reasonable basis for our opinion.
In our opinion, the financial statements referred to above present fairly, in all material respects, the consolidated financial
position of American Assets Trust, L.P. at December 31, 2015 and 2014, and the consolidated results of its operations and its
cash flows for each of the three years in the period ended December 31, 2015, in conformity with U.S. generally accepted
accounting principles. Also, in our opinion, the related financial statement schedule, when considered in relation to the basic
financial statements taken as a whole, present fairly in all material respects the information set forth therein.
/s/ ERNST & YOUNG LLP
San Diego, California
February 19, 2016
F-4
American Assets Trust, Inc.
Consolidated Balance Sheets
(In Thousands, Except Share Data)
ASSETS
Real estate, at cost
Operating real estate
Construction in progress
Held for development
Accumulated depreciation
Net real estate
Cash and cash equivalents
Restricted cash
Accounts receivable, net
Deferred rent receivables, net
Other assets, net
TOTAL ASSETS
LIABILITIES AND EQUITY
LIABILITIES:
Secured notes payable
Unsecured notes payable
Unsecured line of credit
Accounts payable and accrued expenses
Security deposits payable
Other liabilities and deferred credits
Total liabilities
Commitments and contingencies (Note 12)
EQUITY:
American Assets Trust, Inc. stockholders' equity
Common stock, $0.01 par value, 490,000,000 shares authorized,
45,407,719 and 43,701,669 shares issued and outstanding at December 31,
2015 and December 31, 2014, respectively
Additional paid-in capital
Accumulated dividends in excess of net income
Accumulated other comprehensive income
Total American Assets Trust, Inc. stockholders' equity
Noncontrolling interests
Total equity
TOTAL LIABILITIES AND EQUITY
December 31, 2015
December 31, 2014
$
$
$
$
$
$
$
2,163,444
73,121
9,463
2,246,028
(411,166)
1,834,862
39,925
11,623
7,518
38,422
46,069
1,978,419
579,743
450,000
30,000
31,821
5,956
51,972
1,149,492
1,931,698
195,736
9,390
2,136,824
(361,424)
1,775,400
59,357
10,994
6,727
35,883
53,401
1,941,762
812,811
250,000
—
50,861
5,521
55,993
1,175,186
454
863,432
(64,066)
(258)
799,562
29,365
828,927
1,978,419
$
437
795,065
(60,291)
92
735,303
31,273
766,576
1,941,762
The accompanying notes are an integral part of these consolidated financial statements.
F-5
American Assets Trust, Inc.
Consolidated Statements of Comprehensive Income
(In Thousands, Except Shares and Per Share Data)
Year Ended December 31,
2015
2014
2013
REVENUE:
Rental income
Other property income
Total revenue
EXPENSES:
Rental expenses
Real estate taxes
General and administrative
Depreciation and amortization
Total operating expenses
OPERATING INCOME
Interest expense
Gain on sale of real estate
Other income (expense), net
NET INCOME
Net income attributable to restricted shares
Net income attributable to unitholders in the Operating Partnership
NET INCOME ATTRIBUTABLE TO AMERICAN ASSETS TRUST,
INC. STOCKHOLDERS
EARNINGS PER COMMON SHARE, BASIC
Basic income attributable to common stockholders per share
Weighted average shares of common stock outstanding - basic
EARNINGS PER COMMON SHARE, DILUTED
Diluted income attributable to common stockholders per share
Weighted average shares of common stock outstanding - diluted
COMPREHENSIVE INCOME
Net income
Other comprehensive loss - unrealized loss on swap derivative during the
period
Other comprehensive income - unrealized gain on forward starting swap
Reclassification of amortization of forward starting swap included in interest
expense
Comprehensive income
Comprehensive income attributable to non-controlling interest
Comprehensive income attributable to American Assets Trust, Inc.
$
$
$
$
$
$
$
261,887
13,736
275,623
$
246,078
13,922
260,000
73,187
24,819
20,074
63,392
181,472
94,151
(47,260)
7,121
(97)
53,915
(168)
(15,238)
68,267
22,964
18,532
66,568
176,331
83,669
(52,965)
—
441
31,145
(374)
(9,015)
242,757
12,300
255,057
68,608
21,378
17,195
66,775
173,956
81,101
(58,020)
—
(487)
22,594
(536)
(6,838)
38,509
$
21,756
$
15,220
0.87
$
0.52
$
0.38
44,439,112
42,041,126
39,539,457
0.86
62,339,163
$
0.51
59,947,474
$
0.38
57,515,810
53,915
$
31,145
$
22,594
(238)
—
(231)
53,446
(15,119)
38,327
$
(1,448)
1,617
(39)
31,275
(9,053)
22,222
$
—
—
—
22,594
(6,838)
15,756
The accompanying notes are an integral part of these consolidated financial statements.
F-6
American Assets Trust, Inc.
Consolidated Statements of Equity
(In Thousands, Except Share Data)
American Assets Trust, Inc. Stockholders' Equity
Common Shares
Shares
39,664,212
—
741,452
Amount
397
$
—
7
Additional
Paid-in
Capital
$ 663,589
—
24,903
106,326
5,004
(4,431)
—
—
40,512,563
—
3,110,067
216,748
(1,192)
11,852
—
—
1
—
—
—
—
405
—
31
2
—
—
—
—
859
—
—
—
2,845
692,196
—
104,117
(2)
—
(133)
—
3,666
(148,369)
(1)
(4,779)
—
—
—
43,701,669
—
1,812,451
98,354
(40,687)
5,741
—
—
—
—
—
437
—
18
1
—
—
—
—
—
—
—
795,065
—
72,818
(1)
—
67
—
2,877
(169,809)
(2)
(7,394)
—
—
—
Accumulated
Dividends in
Excess of Net
Income
Accumulated
Other
Comprehensive
Income (Loss)
Noncontrolling
Interests -
Unitholders in
the Operating
Partnership
$
(25,625) $
15,756
—
— $
47,368
6,838
—
Total
$685,729
22,594
24,910
—
—
—
(34,221)
—
(44,090)
22,130
—
—
—
—
(38,331)
—
—
—
—
—
(60,291)
38,677
—
—
—
—
(42,452)
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
(860)
—
—
(15,279)
—
38,067
9,015
—
—
—
(49,500)
2,845
686,578
31,145
— 104,148
—
—
—
—
133
(15,980)
—
—
(54,311)
3,666
—
(4,780)
(1,024)
(424)
(1,448)
1,144
473
1,617
(28)
92
—
—
—
—
—
—
—
—
(11)
31,273
15,238
—
—
—
(67)
(16,960)
—
(39)
766,576
53,915
72,836
—
—
—
(59,412)
2,877
—
(7,396)
(184)
(54)
(238)
Balance at December 31, 2012
Net income
Common shares issued
Conversion of operating
partnership units
Issuance of restricted stock
Forfeiture of restricted stock
Dividends declared and paid
Stock-based compensation
Balance at December 31, 2013
Net income
Common shares issued
Issuance of restricted stock
Forfeiture of restricted stock
Conversion of operating
partnership units
Dividends declared and paid
Stock-based compensation
Shares withheld for employee
taxes
Other comprehensive loss -
change in value of interest
rate swap
Other comprehensive income -
unrealized gain on forward
starting swap
Reclassification of
amortization of forward
starting swap included in
interest expense
Balance at December 31, 2014
Net income
Common shares issued
Issuance of restricted stock
Forfeiture of restricted stock
Conversion of operating
partnership units
Dividends declared and paid
Stock-based compensation
Shares withheld for employee
taxes
Other comprehensive loss -
change in value of interest
rate swap
Reclassification of
amortization of forward-
starting swap included in
interest expense
Balance at December 31, 2015
—
45,407,719
$
—
454
—
$ 863,432
$
—
(64,066) $
(166)
(258) $
(65)
29,365
(231)
$828,927
The accompanying notes are an integral part of these consolidated financial statements.
F-7
American Assets Trust, Inc.
Consolidated Statements of Cash Flows
(In Thousands)
OPERATING ACTIVITIES
Net income
Adjustments to reconcile income from continuing operations to net cash
provided by operating activities:
Deferred rent revenue and amortization of lease intangibles
Depreciation and amortization
Amortization of debt issuance costs and debt fair value adjustments
Gain on sale of real estate
Stock-based compensation expense
Settlement of forward interest rate swap agreement
Other noncash interest expense
Other, net
Changes in operating assets and liabilities
Change in restricted cash
Change in accounts receivable
Change in other assets
Change in accounts payable and accrued expenses
Change in security deposits payable
Change in other liabilities and deferred credits
Net cash provided by operating activities
INVESTING ACTIVITIES
Capital expenditures
Proceeds from sale of real estate, net of selling costs
Change in restricted cash, reserves for capital improvements
Leasing commissions
Net cash used in investing activities
FINANCING ACTIVITIES
Change in restricted cash
Repayment of secured notes payable
Proceeds from term loan
Proceeds from unsecured line of credit
Repayment of unsecured line of credit
Proceeds from issuance of unsecured notes payable
Debt issuance costs
Proceeds from issuance of common stock, net
Dividends paid to common stock and unitholders
Shares withheld for employee taxes
Net cash provided by (used in) financing activities
Net increase (decrease) in cash and cash equivalents
Cash and cash equivalents, beginning of period
Cash and cash equivalents, end of period
Year ended December 31,
2014
2013
2015
$
53,915
$
31,145
$
22,594
(5,587)
63,392
4,214
(7,121)
2,877
—
(231)
878
265
(1,011)
(243)
(1,081)
493
(36)
110,724
(134,174)
12,259
(893)
(4,461)
(127,269)
—
(235,980)
—
65,000
(35,000)
200,000
(2,881)
72,782
(59,412)
(7,396)
(2,887)
(19,432)
59,357
39,925
$
(4,623)
66,568
4,075
—
3,666
1,617
(39)
(95)
1,198
279
(107)
1,381
358
188
105,611
(144,674)
—
(3,068)
(5,098)
(152,840)
—
(142,276)
100,000
—
(93,000)
150,000
(2,141)
104,107
(54,311)
(4,780)
57,599
10,370
48,987
59,357
$
$
(4,997)
66,775
3,932
—
2,845
—
—
848
(755)
(45)
(88)
1,167
307
151
92,734
(55,675)
—
453
(3,032)
(58,254)
(1,400)
(95,420)
—
93,000
—
—
—
25,348
(49,500)
—
(27,972)
6,508
42,479
48,987
The accompanying notes are an integral part of these consolidated financial statements.
F-8
American Assets Trust, L.P.
Consolidated Balance Sheets
(In Thousands, Except Unit Data)
ASSETS
Real estate, at cost
Operating real estate
Construction in progress
Held for development
Accumulated depreciation
Net real estate
Cash and cash equivalents
Restricted cash
Accounts receivable, net
Deferred rent receivables, net
Other assets, net
TOTAL ASSETS
LIABILITIES AND CAPITAL
LIABILITIES:
Secured notes payable
Unsecured notes payable
Unsecured line of credit
Accounts payable and accrued expenses
Security deposits payable
Other liabilities and deferred credits
Total liabilities
Commitments and contingencies (Note 12)
CAPITAL:
Limited partners' capital, 17,899,516 and 17,905,257 units issued and
outstanding as of December 31, 2015 and December 31, 2014, respectively
General partner's capital, 45,407,719 and 43,701,669 units issued and
outstanding as of December 31, 2015 and December 31, 2014, respectively
Accumulated other comprehensive income
Total partners' capital
Total capital
TOTAL LIABILITIES AND CAPITAL
December 31,
2015
December 31,
2014
$
$
$
$
$
$
$
2,163,444
73,121
9,463
2,246,028
(411,166)
1,834,862
39,925
11,623
7,518
38,422
46,069
1,978,419
579,743
450,000
30,000
31,821
5,956
51,972
1,149,492
1,931,698
195,736
9,390
2,136,824
(361,424)
1,775,400
59,357
10,994
6,727
35,883
53,401
1,941,762
812,811
250,000
—
50,861
5,521
55,993
1,175,186
29,446
31,235
799,820
(339)
828,927
828,927
1,978,419
$
735,211
130
766,576
766,576
1,941,762
The accompanying notes are an integral part of these consolidated financial statements.
F-9
American Assets Trust, L.P.
Consolidated Statements of Comprehensive Income
(In Thousands, Except Units and Per Unit Data)
Year Ended December 31,
2015
2014
2013
REVENUE:
Rental income
Other property income
Total revenue
EXPENSES:
Rental expenses
Real estate taxes
General and administrative
Depreciation and amortization
Total operating expenses
OPERATING INCOME
Interest expense
Gain on sale of real estate
Other income (expense), net
NET INCOME
Net income attributable to restricted shares
NET INCOME ATTRIBUTABLE TO AMERICAN ASSETS TRUST,
L.P.
EARNINGS PER UNIT - BASIC
Earnings per unit, basic
Weighted average units outstanding, basic
EARNINGS PER UNIT - DILUTED
Earnings per unit, diluted
Weighted average units outstanding, diluted
DISTRIBUTIONS PER UNIT
COMPREHENSIVE INCOME
Net income
Other comprehensive loss - unrealized loss on swap derivative during the
period
Other comprehensive income - unrealized gain on forward starting swap
Reclassification of amortization of forward starting swap included in
interest expense
Comprehensive income
Comprehensive income attributable to Limited Partners
Comprehensive income attributable to General Partners
$
$
$
$
$
$
$
$
261,887
13,736
275,623
$
246,078
13,922
260,000
73,187
24,819
20,074
63,392
181,472
94,151
(47,260)
7,121
(97)
53,915
(168)
53,747
0.86
62,339,163
0.86
62,339,163
$
$
$
68,267
22,964
18,532
66,568
176,331
83,669
(52,965)
—
441
31,145
(374)
30,771
0.51
59,947,474
0.51
59,947,474
$
$
$
242,757
12,300
255,057
68,608
21,378
17,195
66,775
173,956
81,101
(58,020)
—
(487)
22,594
(536)
22,058
0.38
57,515,810
0.38
57,515,810
0.9475
$
0.8925
$
0.8500
53,915
$
31,145
$
22,594
(238)
—
(231)
53,446
(15,119)
38,327
$
(1,448)
1,617
(39)
31,275
(9,053)
22,222
$
—
—
—
22,594
(6,838)
15,756
The accompanying notes are an integral part of these consolidated financial statements.
F-10
American Assets Trust, L.P.
Consolidated Statements of Partners' Capital
(In Thousands, Except Unit Data)
Limited Partners' Capital (1)
General Partners' Capital (2)
Units
18,023,435
—
Amount
$
47,368
6,838
Units
39,664,212
—
Amount
$
638,361
15,756
—
—
741,452
24,910
(106,326)
—
—
—
—
17,917,109
—
(860)
—
—
(15,279)
—
38,067
9,015
106,326
5,004
(4,431)
—
—
40,512,563
—
860
—
—
(34,221)
2,845
648,511
22,130
—
— 3,110,067
104,148
(11,852)
—
—
—
—
—
—
—
133
—
—
(15,980)
—
—
—
—
11,852
216,748
(1,192)
—
—
(148,369)
—
—
(133)
—
—
(38,331)
3,666
(4,780)
—
—
—
17,905,257
—
—
31,235
15,238
—
43,701,669
—
—
735,211
38,677
—
— 1,812,451
72,836
(5,741)
—
—
—
—
—
(67)
—
—
(16,960)
—
—
5,741
98,354
(40,687)
—
—
(169,809)
67
—
—
(42,452)
2,877
(7,396)
Accumulated
Other
Comprehensive
Income (Loss)
$
Total Capital
685,729
22,594
— $
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
—
24,910
—
—
—
(49,500)
2,845
686,578
31,145
104,148
—
—
—
(54,311)
3,666
(4,780)
(1,448)
(1,448)
1,617
1,617
(39)
130
—
—
—
—
—
—
—
—
(39)
766,576
53,915
72,836
—
—
—
(59,412)
2,877
(7,396)
—
—
—
—
(238)
(238)
—
17,899,516
$
—
29,446
—
45,407,719
$
—
799,820
$
(231)
(339) $
(231)
828,927
Balance at December 31, 2012
Net income
Contributions from American
Assets Trust, Inc.
Conversion of operating
partnership units
Issuance of restricted units
Forfeiture of restricted units
Distributions
Stock-based compensation
Balance at December 31, 2013
Net income
Contributions from American
Assets Trust, Inc.
Conversion of operating
partnership units
Issuance of restricted units
Forfeiture of restricted units
Distributions
Stock-based compensation
Shares withheld for employee taxes
Other comprehensive loss - change
in value of interest rate swap
Other comprehensive income -
unrealized gain on forward starting
swap
Reclassification of amortization of
forward starting swap included in
interest expense
Balance at December 30, 2014
Net income
Contributions from American
Assets Trust, Inc.
Conversion of operating
partnership units
Issuance of restricted units
Forfeiture of restricted units
Distributions
Stock-based compensation
Units withheld for employee taxes
Other comprehensive loss - change
in value of interest rate swap
Reclassification of amortization of
forward-starting swap included in
interest expense
Balance at December 31, 2015
(1) Consists of limited partnership interests held by third parties.
(2) Consists of general and limited partnership interests held by American Assets Trust, Inc.
The accompanying notes are an integral part of these consolidated financial statements.
F-11
American Assets Trust, L.P.
Consolidated Statements of Cash Flows
(In Thousands)
OPERATING ACTIVITIES
Net income
Adjustments to reconcile income from operations to net cash provided
by operating activities:
Deferred rent revenue and amortization of lease intangibles
Depreciation and amortization
Amortization of debt issuance costs and debt fair value adjustments
Gain on sale of real estate
Stock-based compensation expense
Settlement of forward interest rate swap agreement
Other noncash interest expense
Other, net
Changes in operating assets and liabilities
Change in restricted cash
Change in accounts receivable
Change in other assets
Change in accounts payable and accrued expenses
Change in security deposits payable
Change in other liabilities and deferred credits
Net cash provided by operating activities
INVESTING ACTIVITIES
Capital expenditures
Proceeds from sale of real estate, net of selling costs
Change in restricted cash, reserves for capital improvements
Leasing commissions
Net cash used in investing activities
FINANCING ACTIVITIES
Change in restricted cash
Repayment of secured notes payable
Proceeds from term loan
Proceeds from unsecured line of credit
Repayment of unsecured line of credit
Proceeds from issuance of unsecured notes payable
Debt issuance costs
Contributions from American Assets Trust, Inc.
Distributions
Shares withheld for employee taxes
Net cash provided by (used in) financing activities
Net increase (decrease) in cash and cash equivalents
Cash and cash equivalents, beginning of period
Cash and cash equivalents, end of period
Year Ended December 31,
2015
2014
2013
$
53,915
$
31,145
$
22,594
(5,587)
63,392
4,214
(7,121)
2,877
—
(231)
878
265
(1,011)
(243)
(1,081)
493
(36)
110,724
(134,174)
12,259
(893)
(4,461)
(127,269)
—
(235,980)
—
65,000
(35,000)
200,000
(2,881)
72,782
(59,412)
(7,396)
(2,887)
(19,432)
59,357
39,925
$
(4,623)
66,568
4,075
—
3,666
1,617
(39)
(95)
1,198
279
(107)
1,381
358
188
105,611
(144,674)
—
(3,068)
(5,098)
(152,840)
—
(142,276)
100,000
—
(93,000)
150,000
(2,141)
104,107
(54,311)
(4,780)
57,599
10,370
48,987
59,357
$
$
(4,997)
66,775
3,932
—
2,845
—
—
848
(755)
(45)
(88)
1,167
307
151
92,734
(55,675)
—
453
(3,032)
(58,254)
(1,400)
(95,420)
—
93,000
—
—
—
25,348
(49,500)
—
(27,972)
6,508
42,479
48,987
The accompanying notes are an integral part of these consolidated financial statements.
F-12
American Assets Trust, Inc. and American Assets Trust, L.P.
Notes to Consolidated Financial Statements
NOTE 1. SUMMARY OF SIGNIFICANT ACCOUNTING POLICIES
Business and Organization
American Assets Trust, Inc. (which may be referred to in these financial statements as the “company,” “we,” “us,” or
“our”) is a Maryland corporation formed on July 16, 2010 that did not have any operating activity until the consummation of
our initial public offering (the “Offering”) and the related acquisition on January 19, 2011 of certain assets of a combination of
entities whose assets included entities owned and/or controlled by Ernest S. Rady and his affiliates, including the Rady Trust,
which in turn owned (1) controlling interests in entities owning 17 properties and the property management business of
American Assets, Inc. and (2) noncontrolling interests in entities owning four properties. The company is the sole general
partner of American Assets Trust, L.P., a Maryland limited partnership formed on July 16, 2010 (the “Operating Partnership”).
The company's operations are carried on through our Operating Partnership and its subsidiaries, including our taxable REIT
subsidiary. Since the formation of our Operating Partnership, the company has controlled our Operating Partnership as its
general partner and has consolidated its assets, liabilities and results of operations.
We are a vertically integrated and self-administered REIT with 131 employees providing substantial in-house expertise in
asset management, property management, property development, leasing, tenant improvement construction, acquisitions,
repositioning, redevelopment and financing.
Any reference to the number of properties or units and square footage or acres; or references to beneficial ownership
interests, are unaudited and outside the scope of our independent registered public accounting firm's audit of our financial
statements in accordance with the standards of the United States Public Company Accounting Oversight Board.
As of December 31, 2015, we owned or had a controlling interest in 23 office, retail, multifamily and mixed-use
operating properties, the operations of which we consolidate. Additionally, as of December 31, 2015, we owned land at five of
our properties that we classify as held for development and construction in progress. A summary of the properties owned by us
is as follows:
Del Monte Center
Geary Marketplace
The Shops at Kalakaua
Waikele Center
Alamo Quarry Market
Lloyd District Portfolio
City Center Bellevue
Retail
Carmel Country Plaza
Carmel Mountain Plaza
South Bay Marketplace
Lomas Santa Fe Plaza
Solana Beach Towne Centre
Office
Torrey Reserve Campus
Solana Beach Corporate Centre
The Landmark at One Market
One Beach Street
First & Main
Multifamily
Loma Palisades
Imperial Beach Gardens
Mariner's Point
Santa Fe Park RV Resort
Hassalo on Eighth
Mixed-Use
Waikiki Beach Walk Retail and Embassy Suites™ Hotel
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Held for Development and Construction in Progress
Solana Beach Corporate Centre – Land
Solana Beach – Highway 101 – Land
Torrey Point (formerly Sorrento Pointe) – Construction in Progress
Torrey Reserve – Construction in Progress
Lloyd District Portfolio – Construction in Progress
Basis of Presentation
Our consolidated financial statements include the accounts of the company, our Operating Partnership and our
subsidiaries. The equity interests of other investors in our Operating Partnership are reflected as noncontrolling interests.
All significant intercompany transactions and balances are eliminated in consolidation.
Use of Estimates
The preparation of financial statements in conformity with accounting principles generally accepted in the United States
of America, referred to as “GAAP,” requires management to make estimates and assumptions that in certain circumstances
affect the reported amounts of assets and liabilities, disclosure of contingent assets and liabilities, and revenues and expenses.
These estimates are prepared using management's best judgment, after considering past, current and expected events and
economic conditions. Actual results could differ from these estimates.
Consolidated Statements of Cash Flows-Supplemental Disclosures
The following table provides supplemental disclosures related to the Consolidated Statements of Cash Flows (in
thousands):
Supplemental cash flow information
Total interest costs incurred
Interest capitalized
Interest expense
Cash paid for interest, net of amounts capitalized
Cash paid for income taxes
Supplemental schedule of noncash investing and financing activities
Accounts payable and accrued liabilities for construction in progress
Accrued leasing commissions
Accrued placement fees for senior guaranteed notes payable
Reduction to capital for prepaid equity financing costs
Year Ended December 31,
2015
2014
2013
$
$
$
$
$
$
$
$
$
54,829
7,569
47,260
42,691
633
$
$
$
$
$
(14,733) $
(901) $
— $
$
54
58,455
5,490
52,965
48,032
404
9,908
763
750
40
$
$
$
$
$
$
$
$
$
60,133
2,113
58,020
54,345
901
5,001
1,385
—
437
Revenue Recognition and Accounts Receivable
Our leases with tenants are classified as operating leases. Substantially all such leases contain fixed rent escalations
which occur at specified times during the term of the lease. Base rents are recognized on a straight-line basis from when the
tenant controls the space through the term of the related lease, net of valuation adjustments, based on management's assessment
of credit, collection and other business risks. When we determine that we are the owner of tenant improvements and the tenant
has reimbursed us for a portion or all of the tenant improvement costs, we consider the amount paid to be additional rent, which
is recognized on a straight-line basis over the term of the related lease. For first generation tenants, in instances in which we
fund tenant improvements and the improvements are deemed to be owned by us, revenue recognition will commence when the
improvements are substantially completed and possession or control of the space is turned over to the tenant. When we
determine that the tenant is the owner of tenant improvements, tenant allowances are recorded as lease incentives and we
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commence revenue recognition and lease incentive amortization when possession or control of the space is turned over to the
tenant for tenant work to begin. Percentage rents, which represent additional rents based upon the level of sales achieved by
certain tenants, are recognized at the end of the lease year or earlier if we have determined the required sales level is achieved
and the percentage rents are collectible. Real estate tax and other cost reimbursements are recognized on an accrual basis over
the periods in which the related expenditures are incurred.
Other property income includes parking income, general excise tax billed to tenants and fees charged to tenants at our
multifamily properties. Other property income is recognized when earned. We recognize general excise tax gross, with the
amounts billed to tenants and customers recorded in other property income and the related taxes paid as rental expense. The
general excise tax included in other income was $3.7 million, $3.4 million and $3.5 million for the years ended December 31,
2015, 2014 and 2013, respectively. For a tenant to terminate its lease agreement prior to the end of the agreed term, we may
require that they pay a fee to cancel the lease agreement. Lease termination fees for which the tenant has relinquished control of
the space are generally recognized on the termination date. When a lease is terminated early but the tenant continues to control
the space under a modified lease agreement, the lease termination fee is generally recognized evenly over the remaining term of
the modified lease agreement.
We recognize revenue on the hotel portion of our mixed-use property from the rental of hotel rooms and guest services
when the rooms are occupied and services have been provided. Food and beverage sales are recognized when the customer has
been served or at the time the transaction occurs. Revenue from room rental is included in rental revenue on the statement of
income. Revenue from other sales and services provided is included in other property income on the statement of income.
We make estimates of the collectability of our accounts receivable related to minimum rents, straight-line rents, expense
reimbursements and other revenue. Accounts receivable and deferred rent receivable are carried net of this allowance for
doubtful accounts. We generally do not require collateral or other security from our tenants, other than letters of credit or
security deposits. Our determination as to the collectability of accounts receivable and correspondingly, the adequacy of this
allowance, is based primarily upon evaluations of individual receivables, current economic conditions, historical experience
and other relevant factors. The allowance for doubtful accounts is increased or decreased through bad debt expense. In some
cases, primarily relating to straight-line rents, the collection of these amounts extends beyond one year. Our experience relative
to unbilled straight-line rents is that a portion of the amounts otherwise recognizable as revenue is never billed to or collected
from tenants due to early lease terminations, lease modifications, bankruptcies and other factors. Accordingly, the extended
collection period for straight-line rents along with our evaluation of tenant credit risk may result in the nonrecognition of a
portion of straight-line rental income until the collection of such income is reasonably assured. If our evaluation of tenant credit
risk changes indicating more straight-line revenue is reasonably collectible than previously estimated and realized, the
additional straight-line rental income is recognized as revenue. If our evaluation of tenant credit risk changes indicating a
portion of realized straight-line rental income is no longer collectible, a reserve and bad debt expense is recorded. At
December 31, 2015 and December 31, 2014, our allowance for doubtful accounts was $0.5 million and $0.8 million,
respectively, and our allowance for deferred rent receivables was $1.3 million and $1.2 million, respectively. Total bad debt
expense was $0.4 million, $0.2 million and $0.1 million for the years ended December 31, 2015, 2014 and 2013, respectively.
We recognize gains on sales of properties upon the closing of the transaction with the purchaser. Gains on properties sold
are recognized using the full accrual method when (1) the collectability of the sales price is reasonably assured, (2) we are not
obligated to perform significant activities after the sale, (3) the initial investment from the buyer is sufficient and (4) other
profit recognition criteria have been satisfied. Gains on sales of properties may be deferred in whole or in part until the
requirements for gain recognition have been met.
Real Estate
Land, buildings and improvements are recorded at cost. Depreciation is computed using the straight-line method.
Estimated useful lives range generally from 30 years to a maximum of 40 years on buildings and major improvements. Minor
improvements, furniture and equipment are capitalized and depreciated over useful lives ranging from 3 years to 15 years.
Maintenance and repairs that do not improve or extend the useful lives of the related assets are charged to operations as
incurred. Tenant improvements are capitalized and depreciated over the life of the related lease or their estimated useful life,
whichever is shorter. If a tenant vacates its space prior to the contractual termination of its lease, the undepreciated balance of
any tenant improvements are written off if they are replaced or have no future value. For the years ended December 31, 2015,
2014 and 2013, real estate depreciation expense was $54.2 million, $56.0 million and $52.0 million, respectively.
Acquisitions of properties are accounted for in accordance with the authoritative accounting guidance on acquisitions and
business combinations. Our methodology of allocating the cost of acquisitions to assets acquired and liabilities assumed is
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based on estimated fair values, replacement cost and appraised values. When we acquire operating real estate properties, the
purchase price is allocated to land and buildings, intangibles such as in-place leases, and to current assets and liabilities
acquired, if any. Such valuations include a consideration of the noncancelable terms of the respective leases as well as any
applicable renewal periods. The fair values associated with below market renewal options are determined based on a review of
several qualitative and quantitative factors on a lease-by-lease basis at acquisition to determine whether it is probable that the
tenant would exercise its option to renew the lease agreement. These factors include: (1) the type of tenant in relation to the
property it occupies, (2) the quality of the tenant, including the tenant's long term business prospects and (3) whether the fixed
rate renewal option was sufficiently lower than the fair rental of the property at the date the option becomes exercisable such
that it would appear to be reasonably assured that the tenant would exercise the option to renew. The value allocated to in-place
leases is amortized over the related lease term and reflected as depreciation and amortization in the statement of income.
The value of above and below market leases associated with the original noncancelable lease terms are amortized to
rental income over the terms of the respective noncancelable lease periods and are reflected as either an increase (for below
market leases) or a decrease (for above market leases) to rental income in the statement of income. The value of the leases
associated with below market lease renewal options that are likely to be exercised are amortized to rental income over the
respective renewal periods. If a tenant vacates its space prior to contractual termination of its lease or the lease is not renewed,
the unamortized balance of any in-place lease value is written off to rental income and amortization expense. Acquisition-
related expenses are expensed in the period incurred.
Capitalized Costs
We capitalize certain costs related to the development and redevelopment of real estate including pre-construction costs,
real estate taxes, insurance and construction costs and salaries and related costs of personnel directly involved. Additionally, we
capitalize interest costs related to development and significant redevelopment activities. Capitalization of these costs begins
when the activities and related expenditures commence and cease when the project is substantially complete and ready for its
intended use, at which time the project is placed in service and depreciation commences. Additionally, we make estimates as to
the probability of certain development and redevelopment projects being completed. If we determine that the completion of
development or redevelopment is no longer probable, we expense all capitalized costs which are not recoverable.
Impairment of Long Lived Assets
We review for impairment on a property by property basis. Impairment is recognized on properties held for use when the
expected undiscounted cash flows for a property are less than its carrying amount at which time the property is written-down to
fair value. Properties held for sale are recorded at the lower of the carrying amount or the expected sales price less costs to sell.
Financial Instruments
The estimated fair values of financial instruments are determined using available market information and appropriate
valuation methods. Considerable judgment is necessary to interpret market data and develop estimated fair values. The use of
different market assumptions or estimation methods may have a material effect on the estimated fair value amounts.
Accordingly, estimated fair values are not necessarily indicative of the amounts that could be realized in current market
exchanges.
Derivative Instruments
At times, we may use derivative instruments to manage exposure to variable interest rate risk. We may enter into interest
rate swaps to manage our exposure to variable interest rate risk. If and when we enter into derivative instruments, we ensure
that such instruments qualify as cash flow hedges and would not enter into derivative instruments for speculative purposes.
Any interest rate swaps associated with our cash flow hedges are recorded at fair value on a recurring basis. We assess
effectiveness of our cash flow hedges both at inception and on an ongoing basis. The effective portion of changes in fair value
of the interest rate swaps associated with our cash flow hedges is recorded in accumulated other comprehensive income (loss)
and is subsequently reclassified into interest expense as interest is incurred on the related variable rate debt. Our cash flow
hedges become ineffective if critical terms of the hedging instrument and the debt instrument do not perfectly match such as
notional amounts, settlement dates, reset dates, calculation period and LIBOR rate. In addition, we evaluate the default risk of
the counterparty by monitoring the credit worthiness of the counterparty. When ineffectiveness exists, the ineffective portion of
changes in fair value of the interest rate swaps associated with our cash flow hedges is recognized in earnings in the period
affected. We had no hedging instruments outstanding during 2013. Concurrent with the closing of the amended and restated
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credit facility, we entered into an interest rate swap agreement that is intended to fix the interest rate associated with the term
loan at approximately 3.08% through its maturity date and extension options, subject to adjustments based on our consolidated
leverage ratio (see Note 8).
Cash and Cash Equivalents
We define cash and cash equivalents as cash on hand, demand deposits with financial institutions and short term liquid
investments with an initial maturity of less than 3 months. Cash balances in individual banks may exceed the federally insured
limit of $250,000 by the Federal Deposit Insurance Corporation (the "FDIC"). No losses have been experienced related to such
accounts. At December 31, 2015 and December 31, 2014, we had $32.8 million and $32.4 million, respectively, in excess of
the FDIC insured limit. At December 31, 2015 and December 31, 2014, we had $0.1 million and $20.0 million, respectively, in
money market funds that are not FDIC insured.
Restricted Cash
Restricted cash consists of amounts held by lenders to provide for future real estate tax expenditures, insurance
expenditures and reserves for capital improvements. Activity for accounts related to real estate tax and insurance expenditures
is classified as operating activities in the statement of cash flows. Changes in reserves for capital improvements are classified
as investing activities in the statement of cash flows. At December 31, 2015 and 2014, we had $11.6 million and $11.0 million,
respectively, in restricted cash.
Other Assets
Other assets consist primarily of lease costs, lease incentives, acquired in-place leases, acquired above market leases and
debt issuance costs. Capitalized lease costs are direct costs incurred which were essential to originate a lease and would not
have been incurred had the leasing transaction not taken place and include third party commissions related to obtaining a lease.
Capitalized lease costs are amortized over the life of the related lease and included in depreciation and amortization expense on
the statement of income. If a tenant vacates its space prior to the contractual termination of its lease, the unamortized balance of
any lease costs are written off. We view these lease costs as part of the up-front initial investment we made in order to generate
a long-term cash inflow. Therefore, we classify cash outflows for lease costs as an investing activity in our consolidated
statements of cash flows.
Costs related to the issuance of debt instruments are capitalized and are amortized as interest expense over the estimated
life of the related issue using the straight-line method which approximates the effective interest method. If a debt instrument is
paid off prior to its original maturity date, the unamortized balance of debt issuance costs are written off to interest expense or,
if significant, included in “early extinguishment of debt.” For the years ended December 31, 2015, 2014 and 2013 there were
no early extinguishments of debt or write offs of debt issuance costs.
Variable Interest Entities
Certain entities that do not have sufficient equity at risk for the entity to finance its activities without additional
subordinated financial support from other parties or in which equity investors do not have the characteristics of a controlling
financial interest qualify as variable interest entities (“VIEs”). VIEs are required to be consolidated by their primary
beneficiary. The primary beneficiary of a VIE is the party that has a controlling interest in the VIE. Identifying the party with
the controlling interest requires a focus on which entity has the power to direct the activities of the VIE that most significantly
impact the VIE's economic performance and (1) the obligation to absorb the expected losses of the VIE or (2) the right to
receive the benefits from the VIE. At December 31, 2014 and December 31, 2015 we had no investments in real estate joint
ventures, and accordingly we had no VIEs which needed to be consolidated.
Stock-Based Compensation
We grant stock-based compensation awards to our employees and directors typically in the form of restricted shares of
common stock, options to purchase common stock and/or shares of common stock. We measure stock-based compensation
expense based on the fair value of the award on the grant date and recognize the expense ratably over the vesting period.
Deferred Compensation
Our Operating Partnership has adopted the American Assets Trust Executive Deferral Plan V (“EDP V”) and the
American Assets Trust Executive Deferral Plan VI (“EDP VI”). These plans were adopted by our Operating Partnership as
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successor plans to those deferred compensation plans maintained by American Assets Inc. ("AAI") in which certain employees
of AAI, who were transferred to us in connection with the Offering (the “Transferred Participants”), participated prior to the
Offering. EDP V and EDP VI contain substantially the same terms and conditions as these predecessor plans. AAI transferred
to our Operating Partnership the Transferred Participants' account balances under the predecessor plans. These transferred
account balances represent amounts deferred by the Transferred Participants prior to the Offering while they were employed by
AAI.
At the time eligible participants defer compensation, we record compensation cost and a corresponding deferred
compensation plan liability, which is included in other liabilities and deferred credits on our consolidated balance sheets. This
liability is adjusted to fair value at the end of each accounting period based on the performance of the benchmark funds selected
by each participant, and the impact of adjusting the liability to fair value is recorded as an increase or decrease to compensation
cost.
Income Taxes
We elected to be taxed as a REIT under the Internal Revenue Code of 1986, as amended (the “Code”) commencing with
the taxable year ending December 31, 2011. To maintain our qualification as a REIT, we are required to distribute at least 90%
of our REIT taxable income to our stockholders and meet the various other requirements imposed by the Code relating to such
matters as operating results, asset holdings, distribution levels and diversity of stock ownership. Provided we maintain our
qualification for taxation as a REIT, we are generally not subject to corporate level income tax on the earnings distributed
currently to our stockholders that we derive from our REIT qualifying activities. If we fail to maintain our qualification as a
REIT in any taxable year, and are unable to avail ourselves of certain savings provisions set forth in the Code, all of our taxable
income would be subject to federal income tax at regular corporate rates, including any applicable alternative minimum tax.
We are subject to certain state and local income taxes.
We, together with one of our subsidiaries, have elected to treat such subsidiary as a taxable REIT subsidiary (a “TRS”)
for federal income tax purposes. Certain activities that we undertake must be conducted by a TRS, such as non-customary
services for our tenants, and holding assets that we cannot hold directly. A TRS is subject to federal and state income taxes.
Segment Information
Segment information is prepared on the same basis that our management reviews information for operational decision-
making purposes. We operate in four business segments: the acquisition, redevelopment, ownership and management of retail
real estate, office real estate, multifamily real estate and mixed-use real estate. The products for our retail segment primarily
include rental of retail space and other tenant services, including tenant reimbursements, parking and storage space rental. The
products for our office segment primarily include rental of office space and other tenant services, including tenant
reimbursements, parking and storage space rental. The products for our multifamily segment include rental of apartments and
other tenant services. The products of our mixed-use segment include rental of retail space and other tenant services, including
tenant reimbursements, parking and storage space rental and operation of a 369-room all-suite hotel.
Recent Accounting Pronouncements
In April 2014, the FASB issued ASU 2014-08, Presentation of Financial Statements (Topic 205) and Property, Plant, and
Equipment (Topic 360): Reporting Discontinued Operations and Disclosures of Disposals of Components of an Entity. ASU
2014-08 revises the definition of a discontinued operation to a disposal, sale or held-for-sale component or group of
components that represents a strategic shift that will have a major effect on an entity's operations and financial results. This
pronouncement is effective in 2015, however, calendar year-end companies may early adopt during the first quarter of 2014.
We have chosen to early adopt this pronouncement and it became effective for us in the first quarter of 2014. The adoption of
this pronouncement resulted in the gain on sale of real estate of $7.1 million for the year ended December 31, 2015 included in
continuing operations as opposed to discontinued operations under the previous standard.
In May 2014, the FASB issued Update No. 2014-09, Revenue from Contracts with Customers. Update No. 2014-09
establishes that companies may recognize revenue to depict the transfer of promised goods or services to customers in an
amount that reflects the consideration to which the entity expects to be entitled in exchange for those goods or services. This
pronouncement is effective for annual reporting periods beginning after December 15, 2016, including interim reporting
periods within that reporting period; early adoption is not permitted. We are in the process of evaluating the impact this
pronouncement will have on our consolidated financial statements.
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In February 2015, the FASB issued an ASU that requires reporting entities to evaluate whether they should consolidate
certain legal entities. The ASU modifies the evaluation of whether limited partnerships and similar legal entities are VIEs or
voting interest entities and eliminates the presumption that a general partner should consolidate a limited partnership. This
affects the consolidation analysis of reporting entities that are involved with VIEs, particularly those that have fee arrangements
and related party relationships. The ASU is effective for fiscal years, and for interim periods within those fiscal years,
beginning after December 15, 2015, with early adoption permitted. A reporting entity may apply the amendments in the ASU
using: (i) a modified retrospective approach by recording a cumulative-effect adjustment to equity as of the beginning of the
fiscal year of adoption; or (ii) by applying the amendments retrospectively. We do not expect the adoption of this
pronouncement to have a significant impact on our consolidated financial statements.
In April 2015, the FASB issued an ASU that requires reporting entities to present debt issuance cost related to a note as a
direct deduction from the face amount of that note presented in the balance sheet. The ASU requires the amortization of debt
issuance costs presented as interest expense. The ASU is effective for fiscal years, and for interim periods within those fiscal
years, beginning after December 15, 2015, with early adoption permitted. A reporting entity may apply the amendments in the
ASU retrospectively to all prior periods. We do not expect the adoption of this pronouncement to have a significant impact on
our consolidated financial statements.
NOTE 2. REAL ESTATE
A summary of our real estate investments is as follows (in thousands):
December 31, 2015
Land
Buildings
Land improvements
Tenant improvements
Furniture, fixtures, and equipment
Construction in progress
Accumulated depreciation
Net real estate
December 31, 2014
Land
Buildings
Land improvements
Tenant improvements
Furniture, fixtures, and equipment
Construction in progress
Accumulated depreciation
Net real estate
Retail
Office
Multifamily
Mixed-Use
Total
$
245,588
$
143,575
$
24,696
$
76,635
$
490,494
$
$
500,075
40,203
54,993
491
20,817
862,167
(223,274)
638,893
248,386
500,088
39,999
50,504
491
5,327
844,795
(205,339)
$
$
$
639,456
$
665,431
8,273
63,880
1,265
41,669
924,093
(127,320)
796,773
143,575
621,343
8,273
56,127
750
31,878
$
$
210,093
3,280
—
7,638
1,649
247,356
(38,626)
208,730
25,507
42,270
3,085
—
5,832
141,205
$
$
125,860
2,363
1,846
5,671
37
212,412
(21,946)
190,466
76,635
125,798
2,363
1,679
5,383
326
$
$
1,501,459
54,119
120,719
15,065
64,172 (1)
2,246,028
(411,166)
1,834,862
494,103
1,289,499
53,720
108,310
12,456
178,736 (1)
861,946
(104,092)
757,854
$
217,899
(35,431)
182,468
$
212,184
(16,562)
195,622
$
2,136,824
(361,424)
1,775,400
(1) Land related to held for development and construction in progress is included in the Held for Development and Construction in Progress classifications on
the consolidated balance sheets.
Dispositions
On August 6, 2015, we sold Rancho Carmel Plaza. The property is located in San Diego, California and was previously
included in our retail segment. The sales price of this property of approximately $12.7 million, less costs to sell, resulted in net
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proceeds to us of approximately $12.3 million. Accordingly, we recorded a gain on sale of approximately $7.1 million for the
year ended December 31, 2015.
NOTE 3. ACQUIRED IN-PLACE LEASES AND ABOVE/BELOW MARKET LEASES
The following summarizes our acquired lease intangibles, which are included in other assets and other liabilities and
deferred credits (in thousands):
In-place leases
Accumulated amortization
Above market leases
Accumulated amortization
Acquired lease intangible assets, net
Below market leases
Accumulated accretion
Acquired lease intangible liabilities, net
December 31, 2015
52,289
$
(38,425)
22,201
(18,864)
17,201
68,973
(30,806)
38,167
$
$
$
December 31, 2014
53,967
$
(35,336)
22,500
(17,397)
23,734
70,013
(27,161)
42,852
$
$
$
The value allocated to in-place leases is amortized over the related lease term as depreciation and amortization expense in
the statement of income. Above and below market leases are amortized over the related lease term as additional rental income
for below market leases or a reduction of rental income for above market leases in the statement of income. Rental income
(loss) includes net amortization from acquired above and below market leases of $2.9 million, $2.8 million and $2.4 million in
2015, 2014 and 2013, respectively. The remaining weighted-average amortization period as of December 31, 2015, is 2.0 years,
0.7 years and 7.8 years for in-place leases, above market leases and below market leases, respectively. Below market leases
include $17.5 million related to below market renewal options, and the weighted-average period prior to the commencement of
the renewal options is 9.8 years.
Increases (decreases) in net income as a result of amortization of our in-place leases, above market leases and below
market leases are as follows (in thousands):
Amortization of in-place leases
Amortization of above market leases
Amortization of below market leases
Net loss
Year Ended December 31,
2015
2014
2013
$
$
(4,767) $
(1,767)
4,686
(1,848) $
(5,903) $
(2,296)
5,057
(3,142) $
(9,120)
(4,052)
6,440
(6,732)
As of December 31, 2015, the amortization for acquired leases during the next five years and thereafter, assuming no
early lease terminations, is as follows (in thousands):
Year Ending December 31,
2016
2017
2018
2019
2020
Thereafter
In-Place
Leases
Above Market
Leases
Below Market
Leases
$
3,931
3,189
1,893
1,452
909
2,490
$
$
1,248
932
628
319
99
111
$
13,864
$
3,337
$
4,605
4,235
3,572
3,481
2,917
19,357
38,167
F-20
NOTE 4. FAIR VALUE OF FINANCIAL INSTRUMENTS
A fair value measurement is based on the assumptions that market participants would use in pricing an asset or liability.
The hierarchy for inputs used in measuring fair value is as follows:
1. Level 1 Inputs—quoted prices in active markets for identical assets or liabilities
2. Level 2 Inputs—observable inputs other than quoted prices in active markets for identical assets and liabilities
3. Level 3 Inputs—unobservable inputs
In certain cases, the inputs used to measure fair value may fall into different levels of the fair value hierarchy. In such
cases, for disclosure purposes, the level within which the fair value measurement is categorized is based on the lowest level
input that is significant to the fair value measurement.
Except as disclosed below, the carrying amount of our financial instruments approximates their fair value. Financial
assets and liabilities whose fair values we measure on a recurring basis using Level 2 inputs consist of our deferred
compensation liability and interest rate swap liability. We measure the fair values of these liabilities based on prices provided
by independent market participants that are based on observable inputs using market-based valuation techniques provided by
third parties using proprietary valuation models and analytical tools as of December 31, 2015 and 2014. These valuation
models and analytical tools use market pricing or similar instruments that are both objective and publicly available, including
matrix pricing or reported trades, benchmark yields, broker/dealer quotes, issuer spreads, two-sided markets, benchmark
securities, bids and/or offers.
A summary of our financial liabilities that are measured at fair value on a recurring basis by level within the fair value
hierarchy is as follows (in thousands):
December 31, 2015
December 31, 2014
Level 1
Level 2
Level 3
Total
Level 1
Level 2
Level 3
Total
Deferred compensation liability
Interest rate swap liability
$
$
— $
— $
929 $
1,686 $
— $
— $
929
1,686
$
$
— $
— $
981 $
1,448 $
— $
— $
981
1,448
The fair value of our secured notes payable and unsecured notes payable is sensitive to fluctuations in interest rates.
Discounted cash flow analysis (Level 2) is generally used to estimate the fair value of our mortgages and notes payable, using
rates ranging from 3.5% to 6.4%.
Considerable judgment is necessary to estimate the fair value of financial instruments. The estimates of fair value
presented herein are not necessarily indicative of the amounts that could be realized upon disposition of the financial
instruments. The carrying values of our line of credit and term loan set forth below are deemed to be at fair value since the
outstanding debt is directly tied to monthly LIBOR contracts. A summary of the carrying amount and fair value of our financial
instruments, all of which are based on Level 2 inputs, is as follows (in thousands):
December 31, 2015
December 31, 2014
Carrying Value
812,811
$
$
$
$
100,000
150,000
— $
$
$
$
Fair Value
850,475
100,000
154,560
—
Secured notes payable
Unsecured term loan
Unsecured senior guaranteed notes
Unsecured line of credit
Carrying Value
579,743
$
$
$
$
100,000
350,000
30,000
$
$
$
$
Fair Value
592,956
100,000
357,779
30,000
F-21
NOTE 5. OTHER ASSETS
Other assets consist of the following (in thousands):
December 31, 2015
December 31, 2014
Leasing commissions, net of accumulated amortization of $23,565 and $20,659
respectively
$
18,952
$
Acquired above market leases, net
Acquired in-place leases, net
Lease incentives, net of accumulated amortization of $3,341 and $2,960, respectively
Other intangible assets, net of accumulated amortization of $1,904 and $1,590,
respectively
Debt issuance costs, net of accumulated amortization of $4,648 and $4,147,
respectively
Prepaid expenses, deposits and other
Total other assets
3,337
13,864
509
941
4,130
4,336
$
46,069
$
19,484
5,103
18,631
740
453
5,361
3,629
53,401
Lease incentives are amortized over the term of the related lease and included as a reduction of rental income in the
statement of income.
NOTE 6. OTHER LIABILITIES AND DEFERRED CREDITS
Other liabilities and deferred credits consist of the following (in thousands):
Acquired below market leases, net
Prepaid rent and deferred revenue
Interest rate swap liability
Straight-line rent liability
Deferred rent expense and lease intangible
Deferred compensation
Deferred tax liability
Other liabilities
Total other liabilities and deferred credits, net
December 31, 2015
38,167
$
December 31, 2014
42,852
$
8,203
1,686
2,319
434
929
174
60
51,972
$
$
7,288
1,448
2,533
584
981
219
88
55,993
Straight-line rent liability relates to leases which have rental payments that decrease over time or one-time upfront
payments for which the rental revenue is deferred and recognized on a straight-line basis.
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NOTE 7. DEBT
Debt of American Assets Trust, Inc.
American Assets Trust, Inc. does not hold any indebtedness. All debt is held directly or indirectly by the Operating
Partnership; however, American Assets Trust, Inc. has guaranteed the Operating Partnership's amended and restated credit
facility, term loan and carve-out guarantees on property-level debt.
Debt of American Assets Trust, L.P.
Secured notes payable
The following is a summary of the Operating Partnership's total secured notes payable outstanding as of December 31,
2015 and December 31, 2014 (in thousands):
Principal Balance as of
Stated Interest Rate
December 31, 2015
—
December 31, 2014
19,000
as of December 31, 2015
—%
—%
—%
3.97%
Stated Maturity Date
May 1, 2015
July 5, 2015
July 8, 2015
July 1, 2016
6.16% September 1, 2016
6.09% September 1, 2016
5.48% February 10, 2017
5.39%
6.39%
6.09%
3.94%
7.22%
6.36%
5.91%
5.91%
July 1, 2017
August 1, 2017
July 1, 2018
April 1, 2019
June 1, 2019
June 1, 2020
June 1, 2020
June 1, 2020
3.98% November 1, 2022
133,000
82,300
84,500
20,000
7,700
23,000
130,310
36,376
73,744
21,900
21,075
7,101
11,302
37,675
111,000
819,983
(7,172)
812,811
Description of Debt
The Shops at Kalakaua (1)(2)
The Landmark at One Market (1)(3)
Del Monte Center (1)(4)
First & Main (1)
Imperial Beach Gardens (1)
Mariner’s Point (1)
South Bay Marketplace (1)
Waikiki Beach Walk—Retail (1)
Solana Beach Corporate Centre III-IV (5)
Loma Palisades (1)
One Beach Street (1)
Torrey Reserve—North Court (5)
Torrey Reserve—VCI, VCII, VCIII (5)
Solana Beach Corporate Centre I-II (5)
Solana Beach Towne Centre (5)
City Center Bellevue (1)
Total
—
—
84,500
20,000
7,700
23,000
130,310
35,920
73,744
21,900
20,749
6,995
11,119
37,065
111,000
584,002
Unamortized fair value adjustment
Total Secured Notes Payable
(4,259)
579,743
$
$
Interest only.
(1)
(2) Loan repaid in full, without premium or penalty, on February 2, 2015.
(3) Loan repaid in full, without premium or penalty, on April 6, 2015.
(4) Loan repaid in full, without premium or penalty, on February 6, 2015.
(5) Principal payments based on a 30-year amortization schedule.
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Unsecured notes payable
The following is a summary of the Operating Partnership's total unsecured notes payable outstanding as of December 31,
2015 and December 31, 2014 (in thousands):
Description of Debt
Term Loan
Principal Balance as of
Stated Interest Rate
December 31, 2015
100,000
$
December 31, 2014
100,000
$
as of December 31,
2015
Variable (1)
Stated Maturity Date
January 9, 2019 (2)
Senior Guaranteed Notes, Series A
Senior Guaranteed Notes, Series B
Senior Guaranteed Notes, Series C
Total Unsecured Notes Payable
$
150,000
100,000
100,000
450,000
$
150,000
—
—
250,000
4.04% (3) October 31, 2021
February 2, 2025
4.45%
4.50%
April 1, 2025
(1) The company has entered into an interest rate swap agreement that is intended to fix the interest rate associated with the Term Loan at approximately
3.08% through its maturity date and extension options, subject to adjustments based on the Operating Partnership's consolidated leverage ratio.
(2) The Operating Partnership has an option to extend the Term Loan up to two times, with each such extension for a 12-month period. The foregoing
extension options are exercisable by the Operating Partnership subject to the satisfaction of certain conditions.
(3) The company entered into a one-month forward-starting seven-year swap contract on August 19, 2014, which was settled on September 19, 2014 at a gain
of approximately $1.6 million (see Note 8). The forward-starting seven-year swap contract was deemed to be a highly effective cash flow hedge,
accordingly, the effective interest rate is approximately 3.88% per annum.
On October 31, 2014, the Operating Partnership entered into a note purchase agreement (the "Note Purchase Agreement")
with a group of institutional purchasers that provided for the private placement of an aggregate of $350 million of senior
guaranteed notes, of which (i) $150 million are designated as 4.04% Senior Guaranteed Notes, Series A, due October 31, 2021
(the “Series A Notes”), (ii) $100 million are designated as 4.45% Senior Guaranteed Notes, Series B, due February 2, 2025 (the
“Series B Notes”) and (iii) $100 million are designated as 4.50% Senior Guaranteed Notes, Series C, due April 1, 2025 (the
“Series C Notes”, and collectively with the Series A Notes and Series B Notes, are referred to herein as, the “Notes”). The
Series A Notes were issued on October 31, 2014, the Series B Notes were issued on February 2, 2015 and the Series C Notes
were issued on April 2, 2015. The Notes will pay interest quarterly on the last day of January, April, July and October until their
respective maturities.
The Operating Partnership may prepay at any time all, or from time to time any part of, the Notes, in an amount not less
than 5% of the aggregate principal amount of any series of the Notes then outstanding in the case of a partial prepayment, at
100% of the principal amount so prepaid plus a Make-Whole Amount (as defined in the Note Purchase Agreement).
The Note Purchase Agreement contains a number of customary financial covenants, including, without limitation,
tangible net worth thresholds, secured and unsecured leverage ratios and fixed charge coverage ratios. Subject to the terms of
the Note Purchase Agreement and the Notes, upon certain events of default, including, but not limited to, (i) a default in the
payment of any principal, Make-Whole Amount or interest under the Notes, and (ii) a default in the payment of certain other
indebtedness by us or our subsidiaries, the principal, accrued and unpaid interest, and the Make-Whole Amount on the
outstanding Notes will become due and payable at the option of the purchasers.
The Operating Partnership's obligations under the Notes are fully and unconditionally guaranteed by the Operating
Partnership and certain of the Operating Partnership's subsidiaries.
Certain loans require the Operating Partnership to comply with various financial covenants, including the maintenance of
minimum debt coverage ratios. As of December 31, 2015, the Operating Partnership was in compliance with all loan covenants.
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Scheduled principal payments on secured and unsecured notes payable as of December 31, 2015 are as follows (in
thousands):
2016
2017
2018
2019
2020
Thereafter
Credit Facility
$
$
113,974
190,139
75,224
142,662
51,003
461,000
1,034,002
On January 19, 2011, the company and the Operating Partnership entered into a revolving credit facility, or the credit
facility. A group of lenders for which an affiliate of Merrill Lynch, Pierce, Fenner & Smith Incorporated acts as administrative
agent and joint arranger, and an affiliate of Wells Fargo Securities, LLC acts as syndication agent and joint arranger, provided
commitments for a revolving credit facility allowing borrowings of up to $250.0 million. The credit facility also had an
accordion feature that allowed the Operating Partnership to increase the availability thereunder up to a maximum of $400.0
million, subject to meeting specified requirements and obtaining additional commitments from lenders. The credit facility bore
interest at the rate of either LIBOR or a base rate, in each case plus a margin that varied depending on our leverage ratio. The
amount available for us to borrow under the credit facility was subject to the net operating income of our properties that form
the borrowing base of the facility and a minimum implied debt yield of such properties.
On March 7, 2011, the credit facility was amended to allow the company or the Operating Partnership to purchase
GNMA securities with maturities of up to 30 years. On January 10, 2012, the credit facility was amended a second time to (1)
extend the maturity date to January 10, 2016 (with a one-year extension option), (2) decrease the applicable interest rates and
(3) modify certain financial covenants contained therein. On September 7, 2012, the credit facility was amended a third time to
allow our consolidated total secured indebtedness to be up to 55% of our secured total asset value for the period commencing
upon the date that a material acquisition (generally, greater than $100 million) was consummated through and including the last
day of the third fiscal quarter that followed such date.
On January 9, 2014, the company and the Operating Partnership entered into an amended and restated credit agreement,
or the amended and restated credit facility, which amended and restated the then in-place credit facility. The amended and
restated credit facility provides for aggregate, unsecured borrowing of $350 million, consisting of a revolving line of credit of
$250 million (the "Revolver Loan") and a term loan of $100 million (the "Term Loan"). The amended and restated credit
facility has an accordion feature that may allow the Operating Partnership to increase the availability thereunder up to an
additional $250 million, subject to meeting specified requirements and obtaining additional commitments from lenders. At
December 31, 2015, $30 million was outstanding under the Revolver Loan.
On October 16, 2014, we entered into a first amendment to the amended and restated credit agreement that amends
provisions of the amended and restated credit agreement to, among other things, (1) describe the treatment of our pari passu
obligations under the amended and restated credit agreement and (2) remove the material acquisition provisions previously set
forth in the amended and restated credit agreement.
Borrowings under the amended and restated credit facility initially bear interest at floating rates equal to, at our option,
either (1) LIBOR, plus a spread which ranges from (a) 1.35%-1.95% (with respect to the Revolver Loan) and (b) 1.30% to
1.90% (with respect to the Term Loan), in each case based on our consolidated leverage ratio, or (2) a base rate equal to the
highest of (a) the prime rate, (b) the federal funds rate plus 50 bps or (c) the Eurodollar rate plus 100 bps, plus a spread which
ranges from (i) 0.35%-0.95% (with respect to the Revolver Loan) and (ii) 0.30% to 0.90% (with respect to the Term Loan), in
each case based on our consolidated leverage ratio. The foregoing rates are more favorable than previously contained in the
credit agreement in place as of December 31, 2013. If American Assets Trust, Inc. obtains an investment-grade debt rating,
under the terms set forth in the amended and restated credit facility, the spreads will further improve. For the year-ended
December 31, 2015, the weighted average interest rate on the Revolver Loan was 1.54%.
The Revolver Loan initially matures on January 9, 2018, subject to the Operating Partnership's option to extend the
Revolver Loan up to two times, with each such extension for a six-month period. The Term Loan initially matures on January
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9, 2016, subject to our option to extend the Term Loan up to three times, with each such extension for a 12-month period. The
foregoing extension options are exercisable by us subject to the satisfaction of certain conditions. Effective as of January 8,
2016, the Operating Partnership exercised the first of three options to extend the maturity date of the Term Loan to January 9,
2017.
Concurrent with the closing of the amended and restated credit facility, the Operating Partnership drew down on the
entirety of the $100 million Term Loan remains outstanding and is included in unsecured notes payable as discussed above.
Additionally, the amended and restated credit facility includes a number of financial covenants, including:
• A maximum leverage ratio (defined as total indebtedness net of certain cash and cash equivalents to total asset
value) of 60%,
• A maximum secured leverage ratio (defined as total secured debt to secured total asset value) of 40%,
• A minimum fixed charge coverage ratio (defined as consolidated earnings before interest, taxes, depreciation and
amortization to consolidated fixed charges) of 1.50x,
• A minimum unsecured interest coverage ratio of 1.75x,
• A maximum unsecured leverage ratio of 60%,
• A minimum tangible net worth of $721.16 million, and 75% of the net proceeds of any additional equity issuances
(other than additional equity issuances in connection with any dividend reinvestment program), and
• Recourse indebtedness at any time cannot exceed 15% of total asset value.
The amended and restated credit facility provides that American Assets Trust, Inc.'s annual distributions may not exceed
the greater of (1) 95% of our funds from operations (“FFO”) or (2) the amount required for us to (a) qualify and maintain our
REIT status and (b) avoid the payment of federal or state income or excise tax. If certain events of default exist or would result
from a distribution, we may be precluded from making distributions other than those necessary to qualify and maintain our
status as a REIT.
American Assets Trust, Inc. and certain of its subsidiaries guaranteed the obligations under the amended and restated
credit facility, and certain of its subsidiaries pledged specified equity interests in our subsidiaries as collateral for our
obligations under the amended and restated credit facility.
As of December 31, 2015, the Operating Partnership was in compliance with all then in-place amended and restated credit
facility covenants.
NOTE 8. DERIVATIVE AND HEDGING ACTIVITIES
Our objectives in using interest rate derivatives are to add stability to interest expense and to manage exposure to interest
rate movement. To accomplish these objectives, we use interest rate swaps as part of our interest rate risk management
strategy. Interest rate swaps designated as cash flow hedges involve the receipt of variable-rate amounts from a counterparty in
exchange for us making fixed-rate payments over the life of the agreements without exchange of the underlying notional
amount.
Concurrent with the closing of our amended and restated credit facility, we entered into an interest rate swap agreement
that is intended to fix the interest rate associated with our term loan of $100 million at approximately 3.08% through its
maturity date and extension options, subject to adjustments based on our consolidated leverage ratio. The following is a
summary of the terms of the interest rate swap as of December 31, 2015 (dollars in thousands):
Swap Counterparty
Bank of America, N.A.
Notional Amount
$100,000
Effective Date
1/9/2014
Maturity Date
1/9/2019
Fair Value
$
1,686
The effective portion of changes in the fair value of the derivatives that are designated as cash flow hedges are being
recorded as accumulated other comprehensive income and will be subsequently reclassified into earnings during the period in
which the hedged forecasted transaction affects earnings.
F-26
Table of Contents
The valuation of these instruments is determined using widely accepted valuation techniques including discounted cash
flow analysis on the expected cash flows of the derivative. This analysis reflects the contractual terms of the derivative,
including the period to maturity, and uses observable market-based inputs, including interest rate curves, and implied
volatilities. The fair value of the interest rate swaps is determined using the market standard methodology of netting the
discounted future fixed cash receipts (or payments) and the discounted expected variable cash payments (or receipts). The
variable cash payments (or receipts) are based on an expectation of future interest rates (forward curves) derived from
observable market interest rate curves.
Forward Starting Swap
On August 19, 2014, we entered into a one-month forward-starting seven-year swap contract with Wells Fargo Bank, N.A.
to reduce the interest rate variability exposure of the projected interest cash flows of our then-prospective Series A Notes. The
forward-starting seven-year swap contract had a notional amount of $150 million, a termination date of October 31, 2014, a
fixed pay rate of 2.1305%, a receive rate equal to the one-month LIBOR, with fixed rate payments due quarterly on the last day
of each January, April, July and October commencing January 30, 2015, floating payments due quarterly on the last day of each
January, April, July and October commencing January 30, 2015, and floating reset dates two days prior to the first day of each
calculation period. The forward-starting seven-year swap contract's accrual period, October 31, 2014 to October 31, 2021, was
designed to match the expected tenor of the Series A Notes.
The forward-starting seven-year swap contract was deemed to be a highly effective cash flow hedge and we elected to
designate the forward-starting swap contract as an accounting hedge. We settled the forward-starting seven-year swap contract
on September 19, 2014, resulting in a gain of approximately $1.6 million. This gain is included in accumulated other
comprehensive income and will be amortized to interest expense over the life of the Series A Notes.
NOTE 9. PARTNERS' CAPITAL OF AMERICAN ASSETS TRUST, L.P.
As of December 31, 2015, the Operating Partnership had 17,899,516 common units (the “Noncontrolling Common
Units”) outstanding. American Assets Trust, Inc. owned 71.7% of the Operating Partnership at December 31, 2015. The
remaining 28.3% of the partnership interests are owned by non-affiliated investors and certain of our directors and executive
officers. Common units and shares of the company's common stock have essentially the same economic characteristics in that
common units and shares of the company's common stock share equally in the total net income or loss distributions of the
Operating Partnership.
American Assets Trust, Inc. is the Operating Partnership’s general partner and is responsible for the management of the
Operating Partnership’s business. As the general partner of the Operating Partnership, the company effectively controls the
ability to issue common stock of American Assets Trust, Inc. upon a limited partner’s notice of redemption. Investors who own
common units have the right to cause the Operating Partnership to redeem any or all of their common units for cash equal to the
then-current market value of one share of the company's common stock, or, at the company's election, shares of the company's
common stock on a one-for-one basis. In addition, American Assets Trust, Inc. has generally acquired common units upon a
limited partner’s notice of redemption in exchange for shares of the company's common stock. The redemption provisions of
common units owned by limited partners that permit the Operating Partnership to settle in either cash or common stock at the
option of the company are further evaluated in accordance with applicable accounting guidance to determine whether
temporary or permanent equity classification on the balance sheet is appropriate. The Operating Partnership evaluated this
guidance, including the requirement to settle in unregistered shares, and determined that these common units meet the
requirements to qualify for presentation as permanent equity.
During the years ended December 31, 2015, 2014 and 2013, approximately 5,741, 11,852 and 106,326, respectively,
common units were converted into shares of the company's common stock.
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NOTE 10. EQUITY OF AMERICAN ASSETS TRUST, INC.
Stockholders' Equity
On May 6, 2013, we entered into an at-the-market (“ATM”) equity program with four sales agents pursuant to which we
may, from time to time, offer and sell shares of our common stock having an aggregate offering price of up to $150.0 million.
We completed $150.0 million of issuances under such ATM program on May 21, 2015. On May 27, 2015, we entered into a
new ATM equity program with five sales agents under which we may, from time to time, offer and sell shares of our common
stock having an aggregate offering price of up to $250.0 million. The sales of shares of our common stock made through the
ATM equity program are made in "at-the-market" offerings as defined in Rule 415 of the Securities Act of 1933, as amended
("the Securities Act"). For the year ended December 31, 2015, we issued 1,612,451 shares of common stock through the ATM
equity program at a weighted average price per share of $40.77 for gross proceeds of $65.7 million and paid $0.7 million in
sales agent compensation and $0.4 million in additional offering expenses related to the sales of these shares of common stock.
As of December 31, 2015, we had the capacity to issue up to an additional $216.6 million in shares of our common stock under
our active ATM equity program. Actual future sales will depend on a variety of factors including, but not limited to, market
conditions, the trading price of our common stock and our capital needs. We have no obligation to sell the remaining shares
available for sale under the active ATM equity program.
On March 9, 2015, we entered into a common stock purchase agreement (the “Purchase Agreement”) with Explorer
Insurance Company, a California corporation ("EIC"), an entity owned and controlled by Ernest Rady, our Chairman, President
and Chief Executive Officer. The Purchase Agreement provided for the sale by us to EIC, in a private placement,
of 200,000 shares of our common stock at a purchase price of $40.54 per share, resulting in gross proceeds to us of
approximately $8.1 million. The price per share paid by EIC was equal to the closing price of a share of our common stock on
the New York Stock Exchange on the date of the Purchase Agreement. These shares were registered on March 27, 2015 by
virtue of our filing of a prospectus supplement to our universal shelf registration statement on Form S-3 filed on February 6,
2015.
On September 12, 2014, we entered into a common stock purchase agreement (the “Purchase Agreement”) with Insurance
Company of the West, a California corporation ("ICW") which is an insurance company owned and controlled by Ernest Rady.
The Purchase Agreement provided for the sale by the company to ICW, in a private placement, of 400,000 shares of the
company's common stock at a purchase price of $33.76 per share, resulting in gross proceeds to the company of approximately
$13.5 million. The price per share paid by ICW was equal to the closing price of a share of the company's common stock on the
New York Stock Exchange on the date of the Purchase Agreement. These shares were registered in connection with the filing
of our universal shelf registration statement on Form S-3 ASR on February 6, 2015.
Preferred Stock Authorized Shares
We have been authorized to issue 10,000,000 shares of preferred stock with a par value of $0.01, of which no shares were
outstanding at December 31, 2015. Upon issuance, our Board of Directors has the ability to define the terms of the preferred
shares, including voting rights, liquidation preferences, conversion and redemption provisions and dividend rates.
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Table of Contents
Dividends
The following table lists the dividends declared and paid on our shares of common stock and Noncontrolling Common
Units for the years ended December 31, 2015, 2014 and 2013:
Period
Amount per
Share/Unit
Period Covered
Dividend Paid Date
First Quarter 2013
Second Quarter 2013
Third Quarter 2013
Fourth Quarter 2013
First Quarter 2014
Second Quarter 2014
Third Quarter 2014
Fourth Quarter 2014
First Quarter 2015
Second Quarter 2015
Third Quarter 2015
Fourth Quarter 2015
Taxability of Dividends
$
$
$
$
$
$
$
$
$
$
$
$
0.2100
January 1, 2013 to March 31, 2013
March 29, 2013
July 1, 2013 to September 30, 2013
0.2100 April 1, 2013 to June 30, 2013
0.2100
0.2200 October 1, 2013 to December 31, 2013
0.2200
January 1, 2014 to March 31, 2014
0.2200 April 1, 2014 to June 30, 2014
0.2200
July 1, 2014 to September 30, 2014
0.2325 October 1, 2014 to December 31, 2014
0.2325
January 1, 2015 to March 31, 2015
0.2325 April 1, 2015 to June 30, 2015
June 28, 2013
September 27, 2013
December 27, 2013
March 28, 2014
June 27, 2014
September 26, 2014
December 26, 2014
March 27, 2015
June 26, 2015
0.2325
July 1, 2015 to September 30, 2015
September 25, 2015
0.2500 October 1, 2015 to December 31, 2015
December 23, 2015
Earnings and profits, which determine the taxability of distributions to stockholders and holders of common units, may
differ from income reported for financial reporting purposes due to the differences for federal income tax purposes in the
treatment of loss on extinguishment of debt, revenue recognition and compensation expense and in the basis of depreciable
assets and estimated useful lives used to compute depreciation. A summary of the income tax status of dividends per share paid
is as follows:
Ordinary income
Capital gain
Return of capital
Total
Stock-Based Compensation
Year Ended December 31,
2015
Per Share
$
$
0.72
0.04
0.19
0.95
%
75.9% $
4.4%
19.7%
100.0% $
2014
Per Share
0.61
—
0.28
0.89
2013
%
68.9% $
Per Share
0.83
—%
31.1%
100.0% $
—
0.02
0.85
%
97.6%
—%
2.4%
100.0%
The company has established the 2011 Equity Incentive Award Plan (the "2011 Plan"), which provides for grants to
directors, employees and consultants of the company and the Operating Partnership of stock options, restricted stock, dividend
equivalents, stock payments, performance shares, LTIP units, stock appreciation rights and other incentive awards. An
aggregate of 4,054,411 shares of our common stock are authorized for issuance under awards granted pursuant to the 2011 Plan,
and as of December 31, 2015, 3,093,627 shares of common stock remain available for future issuance.
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The following shares of restricted common stock have been issued as of December 31, 2015:
Grant
January 19, 2012 (1)
July 10, 2012 (2)
July 13, 2013 (2)
March 25, 2014 (3)
June 17, 2014 (4)
December 1, 2014 (5)
June 16, 2015 (4)
December 1, 2015 (6)
Price at Grant Date
Number
$11.91 - $12.61
$25.05
$31.97
$28.89 - $31.25
$34.10
$36.28 - $36.32
$39.64
$13.67 - $26.39
2,000
8,015
5,004
112,119
5,864
98,765
5,044
93,310
(1) Restricted common stock issued to certain of the company's senior management and other employees, which are subject to performance-based vesting.
These shares vest in two substantially equal installments, with the first installment vested on the third anniversary of the date of grant and the second
installment vesting on the fourth anniversary of the date of grant, subject to the employee's continued employment on those dates.
(2) Restricted common stock issued to members of the company's non-employee directors. These awards of restricted stock vest ratably as to one-third of the
shares granted on each of the first three anniversaries of the date of grant, subject to the director's continued service on our Board of Directors.
(3) Restricted common stock issued to certain of the company's senior management and other employees, which are subject to pre-defined market specific
performance criteria based vesting. Up to one-third of the shares of restricted stock may vest on each of November 30, 2014, 2015 and 2016, subject to
the employee's continued employment on those dates.
(4) Restricted common stock issued to members of the company's non-employee directors. These awards of restricted stock will vest subject to the director's
continued service on the Board of Directors on the earlier of (i) the one year anniversary of the date of grant or (ii) the date of the next annual meeting of
our stockholders, if such non-employee director continues his or her service on the Board of Directors until the next annual meeting of stockholders, but
not thereafter, pursuant to our independent director compensation policy.
(5) Restricted common stock issued to certain of the company's senior management and other employees, which are subject to pre-defined market specific
performance criteria based vesting. Up to one-third of the shares of restricted stock may vest on each of November 30, 2015, 2016 and 2017, subject to
the employee's continued employment on those dates.
(6) Restricted common stock issued to certain of the company's senior management and other employees, which are subject to pre-defined market specific
performance criteria based vesting. Up to one-third of the shares of restricted stock may vest on each of November 30, 2016, 2017 and 2018, subject to
the employee's continued employment on those dates.
For the performance-based stock awards, the fair value of the awards was estimated using a Monte Carlo Simulation
model. Our stock price, along with the stock prices of the group of peer REITs, is assumed to follow the Multivariate
Geometric Brownian Motion Process. Multivariate Geometric Brownian Motion is a common assumption when modeling in
financial markets, as it allows the modeled quantity (in this case, the stock price) to vary randomly from its current value and
take any value greater than zero. The volatilities of the returns on the stock price of the company and the group REITs were
estimated based on a three year look-back period. The expected growth rate of the stock prices over the “derived service
period” of the employee is determined with consideration of the risk free rate as of the grant date. For the restricted stock grants
that are time-vesting, we estimate the stock compensation expense based on the fair value of the stock at the grant date.
The following table summarizes the activity of non-vested restricted stock awards during the year ended December 31,
2015:
Balance at beginning of year
Granted
Vested
Forfeited
Balance at end of year
2015
Units
Weighted Average
Grant Date Fair
Value
493,539
98,354
(376,462)
(40,687)
174,744
$
$
22.01
22.11
18.51
32.78
27.11
We recognize noncash compensation expense ratably over the vesting period, and accordingly, we recognized $2.9
million, $3.7 million and $2.8 million in noncash compensation expense for the years ended December 31, 2015, 2014 and
2013, each of which is included in general and administrative expense on the statement of income. Unrecognized compensation
expense was $2.8 million at December 31, 2015, which will be recognized over a weighted-average period of 1.6 years.
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Earnings Per Share
We have calculated earnings per share (“EPS”) under the two-class method. The two-class method is an earnings
allocation methodology whereby EPS for each class of common stock and participating security is calculated according to
dividends declared and participation rights in undistributed earnings. For the years ended December 31, 2015, 2014 and 2013,
we had a weighted average of approximately 184,545 shares, 430,584 shares and 630,130 unvested shares outstanding,
respectively, which are considered participating securities. Therefore, we have allocated our earnings for basic and diluted EPS
between common shares and unvested shares.
Diluted EPS is calculated by dividing the net income attributable to common stockholders for the period by the weighted
average number of common and dilutive instruments outstanding during the period using the treasury stock method. For the
year ended December 31, 2015, diluted shares exclude incentive restricted stock as these awards are considered contingently
issuable. Additionally, the unvested restricted stock awards subject to time vesting are anti-dilutive for all periods presented and
accordingly, have been excluded from the weighted average common shares used to compute diluted EPS.
Earnings Per Unit of the Operating Partnership
Basic earnings (loss) per unit (“EPU”) of the Operating Partnership is computed by dividing income (loss) applicable
to unitholders by the weighted average Operating Partnership units outstanding, as adjusted for the effect of participating
securities. Operating Partnership units granted in equity-based payment transactions are considered participating securities prior
to vesting. The impact of unvested Operating Partnership unit awards on EPU has been calculated using the two-class method
whereby earnings are allocated to the unvested Operating Partnership unit awards based on distributions and the unvested
Operating Partnership units’ participation rights in undistributed earnings (losses).
The calculation of diluted earnings per unit for the year ended December 31, 2015, 2014, and 2013 does not include
184,545 units, 430,584 units, and 630,130 unvested weighted average Operating Partnership units, respectively, as these equity
securities are either considered contingently issuable or the effect of including these equity securities was anti-dilutive.
The computation of basic and diluted EPS is presented below (dollars in thousands, except share and per share amounts):
NUMERATOR
Income from operations
Less: Net income attributable to restricted shares
Less: Income from operations attributable to unitholders in the
Operating Partnership
Net income attributable to common stockholders—basic
Income from operations attributable to American Assets Trust, Inc.
common stockholders—basic
Plus: Income from operations attributable to unitholders in the Operating
Partnership
Net income attributable to common stockholders—diluted
DENOMINATOR
Weighted average common shares outstanding—basic
Effect of dilutive securities—conversion of Operating Partnership units
Weighted average common shares outstanding—diluted
Earnings per common share, basic
Earnings per common share, diluted
NOTE 11. INCOME TAXES
Year Ended December 31,
2015
2014
2013
$
$
$
$
$
$
53,915
(168)
(15,238)
38,509
38,509
15,238
53,747
44,439,112
17,900,051
62,339,163
0.87
0.86
$
$
$
$
$
$
31,145
(374)
(9,015)
21,756
21,756
9,015
30,771
42,041,126
17,906,348
59,947,474
0.52
0.51
$
$
$
$
$
$
22,594
(536)
(6,838)
15,220
15,220
6,838
22,058
39,539,457
17,976,353
57,515,810
0.38
0.38
We elected to be taxed as a REIT and operate in a manner that allows us to qualify as a REIT, for federal income tax
purposes commencing with our taxable year ending December 31, 2011. As a REIT, we are generally not subject to corporate
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level income tax on the earnings distributed currently to our stockholders that we derive from our REIT qualifying activities.
Taxable income from non-REIT activities managed through our TRS is subject to federal and state income taxes.
We lease our hotel property to a wholly owned TRS that is subject to federal and state income taxes. We account for
income taxes using the asset and liability method, under which deferred tax assets and liabilities are recognized for the future
tax consequences attributable to differences between GAAP carrying amounts and their respective tax bases. Additionally, we
classify certain state taxes as income taxes for financial reporting purposes in accordance with ASC Topic 740, Income Taxes.
A deferred tax liability is included in our consolidated balance sheets of $0.2 million as of December 31, 2015 and 2014,
in relation to real estate asset basis differences and prepaid expenses for our TRS.
The income tax provision included in other income (expense) on the consolidated statement of income is as follows (in
thousands):
Current:
Federal
State
Deferred:
Federal
State
Provision for income taxes
NOTE 12. COMMITMENTS AND CONTINGENCIES
Legal
Year Ended
December 31, 2015
Year Ended
December 31, 2014
Year Ended
December 31, 2013
$
$
$
$
305
35
— $
(45)
295
$
$
190
284
— $
(14)
460
$
370
362
(47)
(40)
645
We are sometimes involved in various disputes, lawsuits, warranty claims, environmental and other matters arising in the
ordinary course of business. Management makes assumptions and estimates concerning the likelihood and amount of any
potential loss relating to these matters.
We are currently a party to various legal proceedings. We accrue a liability for litigation if an unfavorable outcome is
probable and the amount of loss can be reasonably estimated. If an unfavorable outcome is probable and a reasonable estimate
of the loss is a range, we accrue the best estimate within the range; however, if no amount within the range is a better estimate
than any other amount, the minimum within the range is accrued. Legal fees related to litigation are expensed as incurred. We
do not believe that the ultimate outcome of these matters, either individually or in the aggregate, could have a material adverse
effect on our financial position or overall trends in results of operations; however, litigation is subject to inherent uncertainties.
Also, under our leases, tenants are typically obligated to indemnify us from and against all liabilities, costs and expenses
imposed upon or asserted against us as owner of the properties due to certain matters relating to the operation of the properties
by the tenant.
Commitments
At The Landmark at One Market, we lease, as lessee, a building adjacent to The Landmark under an operating lease
effective through June 30, 2021, which we have the option to extend until 2031 by way of two five-year extension options.
At Waikiki Beach Walk, we sublease a portion of the building of which Quiksilver is currently in possession, under an
operating lease effective through December 31, 2021, which we have the option to extend at fair rental value in the event the
sublessor extends its lease for the space with the master landlord. The lease payments under the lease will increase by
approximately 3.4% annually through 2017 and, thereafter, will be equal to fair rental value, as defined in the lease, through
lease expiration.
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Current minimum annual payments under the leases are as follows, as of December 31, 2015 (in thousands):
2016
2017
2018
2019
2020
Thereafter
Total
$
$
2,096
3,097 (1)
3,167
3,240
3,315
28,176 (2)
43,091
(1) Lease payments on the Waikiki Beach Walk lease will be equal to fair rental value from March 2017 through the end of the lease term. In the table, we
have shown the lease payments for this period based on the stated rate for the month of February 2017 of $61,690.
(2) Lease payments on The Landmark at One Market lease will be equal to fair rental value from July 2021 through the end of the options lease term. In the
table, we have shown the option lease payments for this period based on the stated rate for the month of June 2021 of $217,744.
We have management agreements with Outrigger Hotels & Resorts or an affiliate thereof (“Outrigger”) pursuant to which
Outrigger manages each of the retail and hotel portions of the Waikiki Beach Walk property. Under the management agreement
with Outrigger relating to the retail portion of Waikiki Beach Walk (the “retail management agreement”), we pay Outrigger a
monthly management fee of 3.0% of net revenues from the retail portion of Waikiki Beach Walk. Pursuant to the terms of the
retail management agreement, if the agreement is terminated in certain instances, including our election not to repair damage or
destruction at the property, a condemnation or our failure to make required working capital infusions, we would be obligated to
pay Outrigger a termination fee equal to the sum of the management fees paid for the two calendar months immediately
preceding the termination date. The retail management agreement may not be terminated by us or by Outrigger without cause.
Under our management agreement with Outrigger relating to the hotel portion of Waikiki Beach Walk (the “hotel management
agreement”), we pay Outrigger a monthly management fee of 6.0% of the hotel's gross operating profit, as well as 3.0% of the
hotel's gross revenues; provided that the aggregate management fee payable to Outrigger for any year shall not exceed 3.5% of
the hotel's gross revenues for such fiscal year. Pursuant to the terms of the hotel management agreement, if the agreement is
terminated in certain instances, including upon a transfer by us of the hotel or upon a default by us under the hotel management
agreement, we would be required to pay a cancellation fee calculated by multiplying (1) the management fees for the previous
12 months by (2) (a) eight, if the agreement is terminated in the first 11 years of its term, or (b) four, three, two or one, if the
agreement is terminated in the twelfth, thirteenth, fourteenth or fifteenth year, respectively, of its term. The hotel management
agreement may not be terminated by us or by Outrigger without cause.
A wholly owned subsidiary of our Operating Partnership, WBW Hotel Lessee LLC, entered into a franchise license
agreement with Embassy Suites Franchise LLC, the franchisor of the brand “Embassy Suites™,” to obtain the non-exclusive
right to operate the hotel under the Embassy Suites brand for 20 years. The franchise license agreement provides that WBW
Hotel Lessee LLC must comply with certain management, operational, record keeping, accounting, reporting and marketing
standards and procedures. In connection with this agreement, we are also subject to the terms of a product improvement plan
pursuant to which we expect to undertake certain actions to ensure that our hotel's infrastructure is maintained in compliance
with the franchisor's brand standards. In addition, we must pay to Embassy Suites Franchise LLC a monthly franchise royalty
fee equal to 4.0% of the hotel's gross room revenue through December 2021 and 5.0% of the hotel's gross room revenue
thereafter, as well as a monthly program fee equal to 4.0% of the hotel's gross room revenue. If the franchise license is
terminated due to our failure to make required improvements or to otherwise comply with its terms, we may be liable to the
franchisor for a termination payment, which could be as high as $6.8 million based on operating performance through
December 31, 2015.
Our Del Monte Center property has ongoing environmental remediation related to ground water contamination. The
environmental issue existed at purchase and is currently in the final stages of remediation. The final stages of the remediation
will include routine, long term ground monitoring by the appropriate regulatory agency over the next five to seven years. The
work performed is financed through an escrow account funded by the seller upon our purchase of the Del Monte Center. We
believe the funds in the escrow account are sufficient for the remaining work to be performed. However, if further work is
required costing more than the remaining escrow funds, we could be required to pay such overage, although we may have a
contractual claim for such costs against the prior owner or our environmental remediation consultant.
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In connection with the Offering, we entered into tax protection agreements with certain limited partners of our Operating
Partnership. These agreements provide that if we dispose of any interest with respect to Carmel Country Plaza, Carmel
Mountain Plaza, Del Monte Center, Loma Palisades, Lomas Santa Fe Plaza, Waikele Center or the ICW Plaza portion of Torrey
Reserve Campus, in a taxable transaction during the period from the closing of the Offering through January 19, 2018, we will
indemnify such limited partners for their tax liabilities attributable to their share of the built-in gain that existed with respect to
such property interest as of the time of the Offering and tax liabilities incurred as a result of the reimbursement payment.
Subject to certain exceptions and limitations, the indemnification rights will terminate for any such protected partner that sells,
exchanges or otherwise disposes of more than 50% of his or her common units. We have no present intention to sell or
otherwise dispose of the properties or interest therein in taxable transactions during the restriction period. If we were to trigger
the tax protection provisions under these agreements, we would be required to pay damages in the amount of the taxes owed by
these limited partners (plus additional damages in the amount of the taxes incurred as a result of such payment).
As of December 31, 2015, the company accrued approximately $6.6 million for transfer taxes in connection with its
Offering. The company believes that it has filed all necessary forms with the requisite taxing authorities.
Concentrations of Credit Risk
Our properties are located in Southern California, Northern California, Hawaii, Oregon, Texas and Washington. The
ability of the tenants to honor the terms of their respective leases is dependent upon the economic, regulatory and social factors
affecting the markets in which the tenants operate. Eleven of our consolidated properties, representing 28.7% of our total
revenue for the year ended December 31, 2015, are located in Southern California, which exposes us to greater economic risks
than if we owned a more geographically diverse portfolio. Our mixed-use property located in Honolulu, Hawaii accounted for
21.7% of total revenues for the year ended December 31, 2015.
Tenants in the retail industry accounted for 35.8% and 37.0% of total revenues for the years December 31, 2015 and
2014, respectively. This makes us susceptible to demand for retail rental space and subject to the risks associated with an
investment in real estate with a concentration of tenants in the retail industry. Two retail properties, Alamo Quarry Market and
Waikele Center, accounted for 15.0% and 15.6% of total revenues for the years ended December 31, 2015 and 2014,
respectively.
Tenants in the office industry accounted for 35.4% and 35.6% of total revenues for the years December 31, 2015 and
2014, respectively. This makes us susceptible to demand for office rental space and subject to the risks associated with an
investment in real estate with a concentration of tenants in the office industry.
For the years ended December 31, 2015 and 2014, no tenant accounted for more than 10.0% of our total rental revenue.
At December 31, 2015, salesforce.com, inc. at The Landmark at One Market accounted for 7.9% of total annualized base rent.
Three other tenants (Autodesk, Inc., Kmart, and Lowe's) comprise 8.7% of our total annualized base rent at December 31,
2015, in the aggregate. No other tenants represent greater than 2.0% of our total annualized base rent. Total annualized base
rent used for the percentage calculations includes the annualized base rent as of December 31, 2015 for our office properties,
retail properties and the retail portion of our mixed-use property.
NOTE 13. OPERATING LEASES
At December 31, 2015, our retail, office and mixed-use properties are located in five states: California, Oregon, Hawaii,
Washington and Texas. At December 31, 2015, we had approximately 804 leases with office and retail tenants, including the
retail portion of our mixed-use property. Our multifamily properties are located in Southern California, and we had
approximately 1,038 leases with residential tenants at December 31, 2015, excluding Santa Fe Park RV Resort.
Our leases with office, retail, mixed-use and residential tenants are classified as operating leases. Leases at our office and
retail properties and the retail portion of our mixed-use property generally range from three to ten years (certain leases with
anchor tenants may be longer), and in addition to minimum rents, usually provide for cost recoveries for the tenant's share of
certain operating costs and also may include percentage rents based on the tenant's level of sales achieved. Leases on
apartments generally range from seven to fifteen months, with a majority having 12 month lease terms. Rooms at the hotel
portion of our mixed-use property are rented on a nightly basis.
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As of December 31, 2015, minimum future rentals from noncancelable operating leases before any reserve for
uncollectible amounts and assuming no early lease terminations, at our office and retail properties and the retail portion of our
mixed-use property are as follows for the years ended December 31 (in thousands):
2016
2017
2018
2019
2020
Thereafter
Total
$
$
167,417
156,368
123,262
87,738
65,087
181,245
781,117
The above future minimum rentals exclude residential leases, which are typically range from seven to fifteen months, and
exclude the hotel, as rooms are rented on a nightly basis.
NOTE 14. COMPONENTS OF RENTAL INCOME AND EXPENSE
The principal components of rental income are as follows (in thousands):
Minimum rents
Retail
Office
Multifamily
Mixed-Use
Cost reimbursement
Percentage rent
Hotel revenue
Other
Total rental income
Year Ended December 31,
2015
2014
2013
$
$
72,999
87,125
18,137
10,313
30,796
2,834
38,191
1,492
261,887
$
$
70,573
82,018
15,732
10,004
29,052
3,107
33,911
1,681
246,078
$
$
69,374
81,845
14,926
9,549
27,583
2,655
35,137
1,688
242,757
Minimum rents include $2.7 million, $1.9 million and $2.6 million for the years ended December 31, 2015, 2014 and
2013, respectively, to recognize minimum rents on a straight-line basis. In addition, minimum rents include $2.9 million, $2.8
million and $2.4 million for the years ended December 31, 2015, 2014 and 2013, respectively, to recognize the amortization of
above and below market leases.
The principal components of rental expenses are as follows (in thousands):
Rental operating
Hotel operating
Repairs and maintenance
Marketing
Rent
Hawaii excise tax
Management fees
Total rental expenses
Year Ended December 31,
2015
2014
2013
27,611
23,112
11,503
2,104
2,511
4,408
1,938
73,187
$
$
26,371
21,488
10,600
1,623
2,452
3,981
1,752
68,267
$
$
26,028
22,115
10,514
1,547
2,442
4,153
1,809
68,608
$
$
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NOTE 15. OTHER INCOME (EXPENSE)
The principal components of other income (expense), net are as follows (in thousands):
Interest and investment income
Income tax expense
Other non-operating income
Total other income (expense)
Year Ended December 31,
2015
2014
2013
$
$
$
90
(295)
108
(97) $
155
(460)
746
441
$
$
148
(645)
10
(487)
NOTE 16. RELATED PARTY TRANSACTIONS
At Torrey Reserve Campus, we lease space to ICW, an entity owned and controlled by Ernest Rady. Rental revenue
recognized on the leases of $2.2 million, $2.2 million and $2.2 million for the years ended December 31, 2015, 2014 and 2013,
respectively, is included in rental income. Additionally, on July 1, 2014, we entered into a workers' compensation insurance
policy with ICW. The policy premium is approximately $0.4 million for the period July 1, 2014 through July 1, 2015. We
renewed this policy with ICW on July 1, 2015 and the premium is approximately $0.2 million for the period July 1, 2015
through July 1, 2016.
On occasion, the company utilizes aircraft services provided by AAI Aviation, Inc. ("AAIA"), an entity owned and
controlled by Ernest Rady. For the years ending December 31, 2015, 2014 and 2013, we incurred approximately $0.2 million,
$0.1 million and $0.1 million, respectively, of expenses related to aircraft services of AAIA or reimbursement to Mr. Rady (or
his trust) for use of the aircraft owned by AAIA. These expenses are recorded as general and administrative expenses in our
consolidated statements of comprehensive income.
On March 9, 2015, we entered into a common stock Purchase Agreement with EIC, an entity owned and controlled by
Ernest Rady. The Purchase Agreement provided for the sale by us to EIC, in a private placement, of 200,000 shares of common
stock at a price of $40.54 per share, resulting in gross proceeds to us of approximately $8.1 million. The price per share paid by
EIC was equal to the closing price of a share of our common stock on the New York Stock Exchange on the date of the
Purchase Agreement.
On September 12, 2014, the company entered into a common stock Purchase Agreement with ICW. The Purchase
Agreement provides for the sale by the company to ICW, in a private placement, of 400,000 shares of common stock at a price
of $33.76 per share, resulting in gross proceeds to the company of approximately $13.5 million. See Note 10.
As of December 31, 2015, Mr. Rady and his affiliates owned approximately 10.1% of our outstanding common stock and
23.5% of our outstanding common units, which together represent an approximate 33.6% beneficial interest in our company on
a fully diluted basis.
The Waikiki Beach Walk entities have a 47.7% investment in WBW CHP LLC, an entity that was formed to, among other
things, construct a chilled water plant to provide air conditioning to the property and other adjacent facilities. The operating
expenses of WBW CHP LLC are recovered through reimbursements from its members, and reimbursements to WBW CHP
LLC of $1.0 million, $1.1 million and $1.1 million were made for the years ended December 31, 2015, 2014 and 2013 and
included in rental expenses on the statements of income.
NOTE 17. SEGMENT REPORTING
Segment information is prepared on the same basis that our management reviews information for operational decision-
making purposes. We review operating and financial information for each property on an individual basis and therefore, each
property represents an individual operating segment. However, we have aggregated our properties into reportable segments as
the properties share similar long-term economic characteristics and have other similarities including the fact that they are
operated using consistent business strategies.
We operate in four business segments: the acquisition, redevelopment, ownership and management of retail real estate,
office real estate, multifamily real estate and mixed-use real estate. The products for our retail segment primarily include rental
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of retail space and other tenant services, including tenant reimbursements, parking and storage space rental. The products for
our office segment primarily include rental of office space and other tenant services, including tenant reimbursements, parking
and storage space rental. The products for our multifamily segment include rental of apartments and other tenant services. The
products of our mixed-use segment include rental of retail space and other tenant services, including tenant reimbursements,
parking and storage space rental and operation of a 369-room all-suite hotel.
We evaluate the performance of our segments based on segment profit which is defined as property revenue less property
expenses. We do not use asset information as a measure to assess performance and make decisions to allocate resources.
Therefore, depreciation and amortization expense is not allocated among segments. General and administrative expenses,
interest expense, depreciation and amortization expense and other income and expense are not included in segment profit as our
internal reporting addresses these items on a corporate level.
Segment profit is not a measure of operating income or cash flows from operating activities as measured by GAAP, and it
is not indicative of cash available to fund cash needs and should not be considered an alternative to cash flows as a measure of
liquidity. Not all companies calculate segment profit in the same manner. We consider segment profit to be an appropriate
supplemental measure to net income because it assists both investors and management in understanding the core operations of
our properties.
The following table represents operating activity within our reportable segments (in thousands):
Total Retail
Property revenue
Property expense
Segment profit
Total Office
Property revenue
Property expense
Segment profit
Total Multifamily
Property revenue
Property expense
Segment profit
Total Mixed-Use
Property revenue
Property expense
Segment profit
Total segments’ profit
Year Ended December 31,
2015
2014
2013
$
98,795
(25,672)
73,123
$
96,140
(25,451)
70,689
97,651
(28,843)
68,808
19,455
(8,334)
11,121
92,474
(27,003)
65,471
16,976
(6,099)
10,877
59,722
(35,157)
24,565
177,617
$
54,410
(32,678)
21,732
168,769
$
93,449
(23,900)
69,549
90,527
(26,688)
63,839
16,125
(5,917)
10,208
54,956
(33,481)
21,475
165,071
$
$
F-37
Table of Contents
The following table is a reconciliation of segment profit to net income attributable to stockholders (in thousands):
Total segments' profit
General and administrative
Depreciation and amortization
Interest expense
Gain on sale of real estate
Other income (expense), net
Net income
Net income attributable to restricted shares
Net income attributable to unitholders in the Operating Partnership
Net income attributable to American Assets Trust, Inc. stockholders
$
$
Year Ended December 31,
2015
177,617
(20,074)
(63,392)
(47,260)
7,121
(97)
53,915
(168)
(15,238)
38,509
$
$
2014
168,769
(18,532)
(66,568)
(52,965)
—
441
31,145
(374)
(9,015)
21,756
$
$
2013
165,071
(17,195)
(66,775)
(58,020)
—
(487)
22,594
(536)
(6,838)
15,220
The following table shows net real estate and secured note payable balances for each of the segments, along with their
capital expenditures for each year (in thousands):
Net real estate
Retail
Office
Multifamily
Mixed-Use
Secured Notes Payable (1)
Retail
Office
Multifamily
Mixed-Use
Capital Expenditures (2)
Retail
Office
Multifamily
Mixed-Use
December 31, 2015
December 31, 2014
$
$
$
$
$
$
638,893
$
796,773
208,730
190,466
1,834,862
60,065
292,183
101,444
130,310
584,002
7,393
49,049
81,559
634
138,635
$
$
$
$
$
639,456
757,854
182,468
195,622
1,775,400
161,975
426,254
101,444
130,310
819,983
8,671
34,577
101,392
5,132
149,772
(1) Excludes unamortized fair market value adjustment of $4.3 million and $7.2 million as of December 31, 2015 and 2014, respectively.
(2) Capital expenditures represent cash paid for capital expenditures during the year and includes leasing commissions paid.
F-38
NOTE 18. QUARTERLY FINANCIAL INFORMATION (UNAUDITED)
The tables below reflect selected American Assets Trust, Inc. quarterly information for 2015 and 2014 (in thousands,
except per shares data):
Total revenue
Operating income
Net income
Net income attributable to restricted shares
Net income attributable to unitholders in the Operating
Partnership
Net income attributable to American Assets Trust, Inc.
stockholders
Net income per share attributable to common
stockholders - basic and diluted
Total revenue
Operating income
Net income
Net income attributable to restricted shares
Net income attributable to unitholders in the Operating
Partnership
Net income attributable to American Assets Trust, Inc.
stockholders
Net income per share attributable to common
stockholders - basic and diluted
Three Months Ended
December 31,
2015
September 30,
2015
June 30,
2015
March 31,
2015
$
71,530
$
71,289
$
66,769
$
23,893
11,226
(53)
23,510
19,026
(32)
23,504
12,284
(40)
66,035
23,244
11,379
(43)
(2,961)
(5,432)
(3,536)
(3,309)
8,212
0.18
$
$
13,562
0.30
$
$
8,708
0.20
$
$
8,027
0.18
Three Months Ended
December 31,
2014
September 30,
2014
June 30,
2014
March 31,
2014
66,478
$
67,343
$
62,199
$
22,526
10,046
(115)
23,036
9,090
(95)
17,726
5,351
(94)
63,980
20,381
6,658
(70)
(2,907)
(2,578)
(1,544)
(1,986)
7,024
0.16
$
$
6,417
0.15
$
$
3,713
0.09
$
$
4,602
0.11
$
$
$
$
$
F-39
The tables below reflect selected American Assets Trust, L.P. quarterly information for 2015 and 2014 (in thousands,
except per shares data):
Total revenue
Operating income
Net income
Net income attributable to restricted shares
Net income attributable to American Assets Trust, L.P.
unit holders
Net income per unit attributable to unit holders - basic and
diluted
Total revenue
Operating income
Net income
Net income attributable to restricted shares
Net income attributable to American Assets Trust, L.P.
unit holders
Net income per unit attributable to common unit holders -
basic and diluted
NOTE 19. SUBSEQUENT EVENTS
Three Months Ended
December 31,
2015
September 30,
2015
June 30,
2015
March 31,
2015
71,530
23,893
11,226
(53)
11,173
0.18
$
$
$
71,289
23,510
19,026
(32)
18,994
0.3
$
$
$
66,769
23,504
12,284
(40)
12,244
0.2
$
$
$
66,035
23,244
11,379
(43)
11,336
0.18
Three Months Ended
December 31,
2014
September 30,
2014
June 30,
2014
March 31,
2014
66,478
$
67,343
$
62,199
$
22,526
10,046
(115)
23,036
9,090
(95)
17,726
5,351
(94)
9,931
0.16
$
$
8,995
0.15
$
$
5,257
0.09
$
$
63,980
20,381
6,658
(70)
6,588
0.11
$
$
$
$
$
$
On January 29, 2016, we entered into a forward-starting interest rate swap contract with U.S. Bank National Association
to reduce the interest rate variability exposure of the projected interest cash flows of our prospective new seven-year term loan
(anticipated to close on March 1, 2016). The forward-starting seven-year swap contract had a notional amount of $100 million,
a termination date of March 1, 2023, a fixed pay rate of 1.4485%, a receive rate equal to the one-month LIBOR, with fixed rate
payments due monthly commencing April 1, 2016, floating payments due monthly commencing April 1, 2016, and floating
reset dates two days prior to the first day of each calculation period. The forward-starting seven-year swap contract accrual
period, March 1, 2016 to March 1, 2023, was designed to match the expected tenor of our prospective new seven-year term
loan (anticipated to close on March 1, 2016).
The forward-starting interest rate swap contract was deemed to be a highly effective cash flow hedge and we elected to
designate the forward-starting swap contract as an accounting hedge.
F-40
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Table of Contents
American Assets Trust, Inc.
SCHEDULE III—Consolidated Real Estate and Accumulated Depreciation -(Continued)
(In Thousands)
Real estate assets
Balance, beginning of period
Additions:
Improvements
Deductions:
Cost of Real Estate Sold
Other (1)
Balance, end of period
Accumulated depreciation
Balance, beginning of period
Additions—depreciation
Deductions:
Cost of Real Estate Sold
Other (1)
Balance, end of period
Year Ended December 31,
2015
2014
2013
$
2,136,824
1,995,417
1,938,676
119,719
154,594
60,677
(7,396)
(3,119)
2,246,028
361,424
54,534
(2,334)
(2,458)
411,166
$
$
$
—
(13,187)
2,136,824
318,581
55,159
—
(12,316)
361,424
$
$
$
—
(3,936)
1,995,417
270,494
51,949
—
(3,862)
318,581
$
$
$
(1) Other deductions for the years ended December 31, 2015, 2014 and 2013 represent the write-off of fully depreciated assets.
F-42
Exhibit No.
3.1(1)
3.2(1)
3.3(2)
4.1(1)
10.1(3)
10.2(3)
10.3(1)
10.4(1)
10.5(1)
10.6(1)
10.9(3)
10.10(1)
10.11(1)
10.12(1)
10.13(1)
10.14(1)
10.15(3)
10.16(1)
10.17(1)
10.18(12)
10.19(3)
10.20(4)
10.21(5)
10.22(5)
10.23(6)
EXHIBIT INDEX
Description
Articles of Amendment and Restatement of American Assets Trust, Inc.
Amended and Restated Bylaws of American Assets Trust, Inc.
Certificate of Limited Partnership of American Assets Trust, L.P.
Form of Certificate of Common Stock of American Assets Trust, Inc.
Amended and Restated Agreement of Limited Partnership of American Assets Trust, L.P., dated January 19,
2011
Registration Rights Agreement among American Assets Trust, Inc. and the persons named therein, dated
January 19, 2011
American Assets Trust, Inc. and American Assets Trust, L.P. 2011 Equity Incentive Award Plan
Form of American Assets Trust, Inc. Restricted Stock Award Agreement (Time Vesting)
Form of American Assets Trust, Inc. Restricted Stock Award Agreement (Performance Vesting)
Form of Indemnification Agreement between American Assets Trust, Inc. and its directors and officers
Tax Protection Agreement by and among American Assets Trust, Inc., American Assets Trust, L.P., and each
partner set forth in Schedule I, Schedule II and Schedule III thereto, dated January 19, 2011
Mortgage, Assignment of Leases and Rents, Security Agreement, Financing Statement and Fixture Filing
by ABW Holdings LLC, as mortgagor, to Column Financial, Inc., as mortgagee, dated as of February 15,
2007
First Amendment to Mortgage and Other Loan Documents by and among ABW Holdings LLC, American
Assets, Inc. Outrigger Enterprises, Inc. and Column Financial, Inc., dated as of
October 31, 2007
Promissory Note by ABW Holdings LLC, as maker, to Column Financial, Inc., dated as of February 15,
2007
Multifamily Deed of Trust, Assignment of Rents, Security Agreement and Fixture Filing by Loma
Palisades, a California general partnership, as trustor, to First American Title Insurance Company, as
trustee, for the benefit of Wells Fargo Bank, National Association, as beneficiary, dated as of June 30, 2008
Multifamily Note by Loma Palisades, a California general partnership, to Wells Fargo Bank, National
Association, dated as of June 30, 2008
Transition Services Agreement between American Assets, Inc. and American Assets Trust, L.P., dated
January 19, 2011
Management Agreement for Waikiki Beach Walk®—Retail between ABW Holdings LLC and Retail Resort
Properties LLC, dated as of November 1, 2007
Outrigger Hotels Hawaii—Hotel Management Agreement—Embassy SuitesTM—Waikiki Beach WalkTM
Hotel by and among EBW Hotel LLC, Waikele Venture Holdings, LLC, Broadway 225 Sorrento Holdings,
LLC, Broadway 225 Stonecrest Holdings, LLC and Outrigger Hotels Hawaii, dated as of January 10, 2006
Amended and Restated Independent Director Compensation Policy
Franchise License Agreement—Embassy Suites—Waikiki Beach Walk—Honolulu, Hawaii between
Embassy Suites Franchise LLC and WBW Hotel Lessee, LLC, dated January 19, 2011
Credit Agreement among American Assets Trust, L.P., as the Borrower, American Assets Trust, Inc., as a
Guarantor, Bank of America, N.A., as Administrative Agent, Swing Line Lender and L/C Issuer, and the
other lenders party thereto and Merrill Lynch, Pierce, Fenner & Smith Incorporated and Wells Fargo
Securities, LLC, as Joint Lead Arrangers and Joint Bookrunners and Wells Fargo Bank, N.A., as
Syndication Agent and KeyBank National Association and Royal Bank of Canada as Co-Documentation
Agents, dated January 19, 2011
Deed of Trust and Security Agreement by and between AAT Oregon Office I, LLC, as Borrower, and PNC
Bank, National Association, as Lender, dated June 1, 2011
Promissory Note by AAT Oregon Office I, LLC, as maker, to PNC Bank, National Association, dated June
1, 2011
First Amendment to Credit Agreement, dated March 7, 2011, by and among the company, the Operating
Partnership, Bank of America, N.A., as Administrative Agent, Swing Line Lender and L/C Issuer, and other
entities named therein
F-43
Exhibit No.
10.24(6)
10.25(7)
10.26(8)
10.27(8)
10.28(10)
10.29(9)
10.30(11)
10.31(11)
10.32(11)
10.33(11)
10.34(11)
10.35(12)
10.36(13)
10.37(14)
10.38(15)
10.39(16)
21.1*
23.1*
23.2*
31.1*
31.2*
31.3*
31.4*
32.1*
32.2*
101*
Description
Second Amendment to Credit Agreement, dated January 10, 2012, by and among the company, the
Operating Partnership, Bank of America, N.A., as Administrative Agent, Swing Line Lender and L/C
Issuer, and other entities named therein
Third Amendment to Credit Agreement, dated September 7, 2012, by and among the company, the
Operating Partnership, Bank of America, N.A., as Administrative Agent, Swing Line Lender and L/C
Issuer, and other entities named herein.
Deed of Trust and Security Agreement by and between AAT CC Bellevue, LLC, as Borrower, and PNC
Bank, National Association, as Lender, dated October 10, 2012.
Promissory Note by AAT CC Bellevue, LLC, as maker, to PNC Bank, National Association, dated as of
October 10, 2012.
American Assets Trust, Inc. and American Assets Trust, L.P. Incentive Bonus Plan, effective as of October
16, 2013.
Amended and Restated Credit Agreement, dated January 9, 2014, among American Assets Trust, L.P., as the
Borrower, American Assets Trust, Inc., as a Guarantor, Bank of America, N.A., as Administrative Agent,
Swing Line Lender and L/C Issuer, and the other lenders party thereto and Merrill Lynch, Pierce, Fenner &
Smith Incorporated and Wells Fargo Securities, LLC, as Joint Lead Arrangers and Joint Bookrunners and
Wells Fargo Bank, N.A., as Syndication Agent and KeyBank National Association, Royal Bank of Canada
and U.S. Bank National Association as Documentation Agents
American Assets Trust, Inc. and American Assets Trust, L.P. Amended and Restated Incentive Bonus Plan,
effective as of March 25, 2014.
Amended and Restated Employment Agreement among American Assets Trust, Inc., American Assets
Trust, L.P. and Ernest S. Rady dated March 25, 2014
Amended and Restated Employment Agreement among American Assets Trust, Inc., American Assets
Trust, L.P. and Robert F. Barton dated March 25, 2014
Amended and Restated Employment Agreement among American Assets Trust, Inc., American Assets
Trust, L.P. and Adam Wyll dated March 25, 2014
Form of American Assets Trust, Inc. Restricted Stock Award Agreement (Performance Vesting)
Common Stock Purchase Agreement dated as of September 12, 2014 by and between American Assets
Trust, Inc. and Insurance Company of the West.
First Amendment to Amended and Restated Credit Agreement, dated as of October 16, 2014, by and among
the company, the Operating Partnership, Bank of America, N. A., as Administrative Agent, Swing Line
Lender and L/C Issuer, and other entities named therein.
Note Purchase Agreement, dated as of October 31, 2014 by and among American Assets Trust, Inc.,
American Assets Trust, L.P. and the purchasers named therein.
Common Stock Purchase Agreement dated as of March 9, 2015 by and between American Assets Trust, Inc.
and Explorer Insurance Company.
General Release by and among American Assets Trust, Inc., American Assets Trust, L.P. and John W.
Chamberlain dated September 16, 2015.
List of Subsidiaries of American Assets Trust, Inc.
Consent of Ernst & Young LLP for American Assets Trust, Inc.
Consent of Ernst & Young LLP for American Assets Trust, L.P.
Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 of
American Assets Trust, Inc.
Certification of Chief Executive Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 of
American Assets Trust, L.P.
Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 of
American Assets Trust, Inc.
Certification of Chief Financial Officer pursuant to Section 302 of the Sarbanes-Oxley Act of 2002 of
American Assets Trust, L.P.
Certification of Chief Executive Officer and Chief Financial Officer of American Assets Trust, Inc. pursuant
to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
Certification of Chief Executive Officer and Chief Financial Officer of American Assets Trust, L.P.
pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002
The company's Annual Report on Form 10-K for the year ended December 31, 2015, formatted in XBRL
(Extensible Business Reporting Language): (i) Consolidated Balance Sheets, (ii) Consolidated Statements
of Operations, (iii) Consolidated Statement of Equity, (iv) Consolidated Statements of Cash Flows and (v)
the Notes to Consolidated Financial Statements, tagged as blocks of text
F-44
*
Filed herewith.
(1)
(2)
(3)
(4)
(5)
(6)
(7)
(8)
(9)
Incorporated herein by reference to American Assets Trust, Inc.'s Registration Statement on Form S-11, as amended (File
No. 333-169326), filed with the Securities and Exchange Commission on September 13, 2010.
Incorporated herein by reference to American Assets Trust, Inc.'s Current Report on Form 10-K filed with the Securities
and Exchange Commission on February 20, 2015.
Incorporated herein by reference to American Assets Trust, Inc.'s Current Report on Form 8-K filed with the Securities
and Exchange Commission on January 19, 2011.
Incorporated herein by reference to American Assets Trust, Inc.'s Current Report on Form 8-K filed with the Securities
and Exchange Commission on January 20, 2011.
Incorporated herein by reference to American Assets Trust, Inc.'s Current Report on Form 8-K filed with the Securities
and Exchange Commission on June 1, 2011.
Incorporated herein by reference to American Assets Trust, Inc.'s Current Report on Form 8-K filed with the Securities
and Exchange Commission on January 10, 2012.
Incorporated herein by reference to American Assets Trust, Inc’s Current Report on Form 8-K filed with the Securities
and Exchange Commission on September 7, 2012.
Incorporated herein by reference to American Assets Trust, Inc’s Current Report on Form 8-K filed with the Securities
and Exchange Commission on October 10, 2012.
Incorporated herein by reference to American Assets Trust, Inc’s Current Report on Form 8-K filed with the Securities
and Exchange Commission on January 9, 2014.
(10) Incorporated herein by reference to American Assets Trust, Inc’s Current Report on Form 10-K filed with the Securities
and Exchange Commission on February 21, 2014.
(11) Incorporated herein by reference to American Assets Trust, Inc’s Current Report on Form 10-Q filed with the Securities
and Exchange Commission on May 2, 2014.
(12) Incorporated herein by reference to American Assets Trust, Inc.'s Current Report on Form 8-K filed with the Securities
and Exchange Commission on September 15, 2014.
(13) Incorporated herein by reference to American Assets Trust, Inc.'s Current Report on Form 8-K filed with the Securities
and Exchange Commission on October 17, 2014.
(14) Incorporated herein by reference to American Assets Trust, Inc.'s Current Report on Form 8-K filed with the Securities
and Exchange Commission on October 31, 2014.
(15) Incorporated herein by reference to American Assets Trust, Inc.'s Current Report on Form 8-K filed with the Securities
and Exchange Commission on March 10, 2015.
(16) Incorporated herein by reference to American Assets Trust, Inc's Current Report on Form 10-Q filed with the Securities
and Exchange Commission on November 6, 2015.
F-45
2015 ANNUAL REPORT
EXECUTIVE OFFICERS:
INDEPENDENT AUDITORS:
Ernest Rady
Executive Chairman,
President and Chief Executive Officer
Robert Barton
Executive Vice President
and Chief Financial Officer
Adam Wyll
Senior Vice President,
General Counsel and Secretary
Jerry Gammieri
Vice President of Construction
and Development
BOARD OF DIRECTORS:
Ernest S. Rady
Larry E. Finger
Duane A. Nelles
Thomas S. Olinger
Dr. Robert S. Sullivan
CORPORATE OFFICE:
11455 El Camino Real, Suite 200
San Diego, CA 92130
Phone: 858-350-2791
Fax: 858-350-2620
Ernst & Young LLP
San Diego, CA
LEGAL COUNSEL:
Latham & Watkins LLP
San Diego, CA
STOCK EXCHANGE LISTING:
NYSE Symbol: AAT
REGISTRAR AND TRANSFER AGENT:
American Stock Transfer & Trust Company, LLC
6201 15th Avenue
Brooklyn, NY 11219
Phone: (718) 921-8200
www.amstock.com
WEBSITE:
For additional information on the
Company, visit our website at
www.AmericanAssetsTrust.com
11455 El Camino Real, Suite 200
San Diego, CA 92130
Phone: (858) 350-2600
Fax: (858) 350-2620
(NYSE: AAT )
www.AmericanAssetsTrust.com