www.douglasemmett.com
ANNUAL
REPORT
2024
Dear Fellow Shareholders,
With high interest rates and occupancy headwinds (including the departure of our largest tenant), 2024 was certainly a
challenging year. However, 2024 also incubated some of our greatest opportunities for growth in decades.
As we turn to 2025, our priorities are clear, beginning with office leasing, office leasing, and office leasing. With our team’s proven
abilities, large tenants returning to the office market and the enduring value of our focused submarket strategy in Los Angeles and
Honolulu, I am optimistic about achieving positive absorption in 2025.
In January 2025, we acquired a 247,000 square foot office tower and by-right residential development site at the intersection of
Wilshire and Westwood Boulevards. We expect to see similar opportunities in 2025 and are well positioned to take advantage of
them. Nearly half of our office portfolio is unencumbered, we have a deep bench of joint venture partners, and balance sheet liquidity.
During this year, we plan to advance our major development projects at Studio Plaza, Barrington Plaza and our newly acquired
property in Westwood. Over the past four decades, we have built Douglas Emmett to thrive during downturns and this one is no
exception.
Our supply-constrained markets, high-quality assets, and unique operating platform give us a competitive edge. As we look to 2025
and beyond, I am confident in our ability to deliver value. So, as I do every year, I promise that Ken and I, and the entire Douglas
Emmett team, remain committed to the high standards and hard work ethic that have been our hallmark for over 40 years.
Sincerely,
Jordan L. Kaplan
President & CEO
•
We achieved positive net absorption for our office portfolio in the second half of 2024 excluding Studio Plaza.
•
We kept our office rental rates stable, even in the face of hesitation from many larger tenants during the first half of the year.
•
Our multifamily portfolio performance continues to be a testament to the strength of our team and our residential markets.
•
We exercised disciplined control over operating expenses and kept our leasing costs and G&A among the lowest in our
benchmark group.
•
We launched the redevelopment of our 456,000-square-foot Studio Plaza in Burbank transforming it into a multi-tenant
property, and have already signed leases that will commence as floors are finished.
•
We laid the groundwork for a major fire life safety redevelopment of our 712-unit Barrington Plaza residential property and
have now secured the permit to begin construction.
DOUGLAS EMMETT, INC.
2024 ANNUAL REPORT
Table of Contents
Page
Glossary
2
Forward Looking Statements
5
Business
6
Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer
Purchases of Equity Securities
13
Management’s Discussion and Analysis of Financial Condition and Results of Operations
15
Quantitative and Qualitative Disclosures About Market Risk
29
Consolidated Financial Statements
30
2024 Annual Report Contents
This Annual Report includes certain sections from our Annual Report on Form 10-K filed with the
SEC on February 14, 2025, which is available on our website at www.douglasemmett.com. For more
information see "Available Information" in the Business section on page 6.
This Annual Report contains certain non-GAAP financial measures within the meaning of
Regulation G. The calculations of these non-GAAP financial measures may differ from those used by
other REITs. The reasons for their use and reconciliations to the most directly comparable GAAP
measures are included in Management's Discussion and Analysis of Financial Condition and Results of
Operations in this Report.
1
Glossary
Abbreviations used in this Report:
AOCI
Accumulated Other Comprehensive Income (Loss)
ASC
Accounting Standards Codification
ASU
Accounting Standards Update
BOMA
Building Owners and Managers Association
CEO
Chief Executive Officer
CFO
Chief Financial Officer
Code
Internal Revenue Code of 1986, as amended
COVID-19
Coronavirus Disease 2019
COO
Chief Operating Officer
DEI
Douglas Emmett, Inc.
EPA
United States Environmental Protection Agency
EPS
Earnings Per Share
Exchange Act
Securities Exchange Act of 1934, as amended
FASB
Financial Accounting Standards Board
FDIC
Federal Deposit Insurance Corporation
FFO
Funds From Operations
Fund
Unconsolidated Institutional Real Estate Fund
GAAP
Generally Accepted Accounting Principles (United States)
JV
Joint Venture
LIBOR
London Interbank Offered Rate
LTIP Units
Long-Term Incentive Plan Units
NAREIT
National Association of Real Estate Investment Trusts
NYSE
New York Stock Exchange
OCI
Other Comprehensive Income (Loss)
OP Units
Operating Partnership Units
Operating Partnership
Douglas Emmett Properties, LP
Partnership X
Douglas Emmett Partnership X, LP
PCAOB
Public Company Accounting Oversight Board (United States)
QRS
Qualified REIT subsidiary(ies)
REIT
Real Estate Investment Trust
Report
Annual Report
SEC
Securities and Exchange Commission
Securities Act
Securities Act of 1933, as amended
S&P 500
Standard & Poor's 500 Index
SOFR
Secured Overnight Financing Rate
TRS
Taxable REIT Subsidiary(ies)
US
United States
USD
United States Dollar
VIE
Variable Interest Entity(ies)
2
Defined terms used in this Report:
Annualized Rent
Annualized cash base rent (excludes tenant reimbursements, parking and other
revenue) before abatements under leases commenced as of the reporting date and
expiring after the reporting date. Annualized Rent for our triple net office properties
(in Honolulu) is calculated by adding expense reimbursements and estimates of
normal building expenses paid by tenants to base rent. Annualized Rent does not
include lost rent recovered from insurance and rent for building management use.
Annualized Rent includes rent for our corporate headquarters in Santa Monica. We
report Annualized Rent because it is a widely reported measure of the performance of
equity REITs, and is used by some investors as a means to determine tenant demand
and to compare our performance and value with other REITs. We use Annualized
Rent to manage and monitor the performance of our office and multifamily portfolios.
Consolidated Portfolio
Includes all of the properties included in our consolidated results, including our
consolidated JVs.
Development Portfolio
Represents the following properties undergoing development activities: (i) a
residential property with 712 apartments and approximately 34,000 square feet of
retail space in Los Angeles which we are removing from the residential rental market
following a fire in January 2020, and (ii) a 456,000 square foot single tenant office
property in Los Angeles that we commenced converting to multi-tenant after the
tenant's lease expired in 2024.
Funds From Operations (FFO) We calculate FFO in accordance with the standards established by NAREIT by
excluding gains (or losses) on sales of investments in real estate, gains (or losses)
from changes in control of investments in real estate, real estate depreciation and
amortization (other than amortization of right-of-use assets for which we are the
lessee and amortization of deferred loan costs), impairment write-downs of real estate
and impairment write-downs of our investment in our unconsolidated Fund from our
net income (loss) (including adjusting for the effect of such items attributable to our
consolidated JVs and our unconsolidated Fund, but not for noncontrolling interests
included in our Operating Partnership). FFO is a non-GAAP supplemental financial
measure that we report because we believe it is useful to our investors. See
"Management’s Discussion and Analysis of Financial Condition and Results of
Operations" included in this Report for a discussion of FFO.
In-Service Portfolio
Represents our Total Portfolio excluding properties in our Development Portfolio.
Leased Rate
Commencing in the fourth quarter of 2024, the Leased Rate reflects the percentage
leased for our In-Service Portfolio as of the reporting date. Prior to the fourth quarter
of 2024 the leased Rate reflected the percentage leased for our Total Portfolio as of
the reporting date. Management space is considered leased. Space taken out of
service during a repositioning or which is vacant as a result of a fire or other damage
is excluded from both the numerator and denominator for calculating the Leased Rate.
For newly developed buildings going through lease up, units are included in both the
numerator and denominator as they are leased. We report Leased Rate because it is a
widely reported measure of the performance of equity REITs, and is also used by
some investors as a means to determine tenant demand and to compare our
performance with other REITs. We use Leased Rate to manage and monitor the
performance of our office and multifamily portfolios.
Net Operating Income (NOI)
We calculate NOI as revenue less operating expenses attributable to the properties
that we own and operate. NOI is calculated by excluding the following from our net
income (loss): general and administrative expenses, depreciation and amortization
expense, other income, other expenses, income (loss) from unconsolidated Fund,
interest expense, gains (or losses) on sales of investments in real estate and net
income (loss) attributable to noncontrolling interests. NOI is a non-GAAP
supplemental financial measure that we report because we believe it is useful to our
investors. See "Management’s Discussion and Analysis of Financial Condition and
Results of Operations" included in this Report for a discussion of our Same Property
NOI.
Occupancy Rate
We calculate Occupancy Rate by excluding signed leases not yet commenced from
the Leased Rate. We report Occupancy Rate because it is a widely reported measure
of the performance of equity REITs, and is also used by some investors as a means to
determine tenant demand and to compare our performance with other REITs. We use
Occupancy Rate to manage and monitor the performance of our office and
multifamily portfolios.
3
Defined terms used in this Report (continued):
Recurring Capital
Expenditures
Building improvements required to maintain revenues once a property has been
stabilized, and excludes capital expenditures for (i) acquired buildings being
stabilized, (ii) newly developed space, (iii) upgrades to improve revenues or operating
expenses or significantly change the use of the space, (iv) casualty damage and (v)
bringing the property into compliance with governmental or lender requirements. We
report Recurring Capital Expenditures because it is a widely reported measure of the
performance of equity REITs, and is used by some investors as a means to determine
our cash flow requirements and to compare our performance with other REITs. We
use Recurring Capital Expenditures to manage and monitor the performance of our
office and multifamily portfolios.
Rentable Square Feet
Based on the BOMA remeasurement and consists of leased square feet (including
square feet with respect to signed leases not commenced as of the reporting date),
available square feet, building management use square feet and square feet of the
BOMA adjustment on leased space. We report Rentable Square Feet because it is a
widely reported measure of the performance and value of equity REITs, and is also
used by some investors to compare our performance and value with other REITs. We
use Rentable Square Feet to manage and monitor the performance of our office
portfolio.
Rental Rate
We present two forms of Rental Rates - Cash Rental Rates and Straight-Line Rental
Rates. Cash Rental Rate is calculated by dividing the rent paid on the measurement
date by the Rentable Square Feet. Straight-Line Rental Rate is calculated by dividing
the average rent over the lease term by the Rentable Square Feet.
Same Properties
Our consolidated properties that have been owned and operated by us in a consistent
manner, and reported in our consolidated results during the entire span of both
periods being compared. We exclude from our same property subset any properties
that during the comparable periods were (i) acquired, (ii) sold, held for sale,
contributed or otherwise removed from our consolidated financial statements, (iii)
that underwent a major repositioning project or were impacted by development
activity, or suffered significant casualty loss that we believed significantly affected
the properties' operating results. We also exclude rent received from ground leases.
Short-Term Leases
Represents leases that expired on or before the reporting date or had a term of less
than one year, including hold over tenancies, month to month leases and other short-
term occupancies.
Total Portfolio
Includes our Consolidated Portfolio plus the properties owned by our unconsolidated
Fund.
4
Forward Looking Statements
This Report contains forward-looking statements within the meaning of the Section 27A of the Securities Act and
Section 21E of the Exchange Act. You can find many (but not all) of these statements by looking for words such as “believe”,
“expect”, “anticipate”, “estimate”, “approximate”, “intend”, “plan”, “would”, “could”, “may”, “future” or other similar
expressions in this Report. We claim the protection of the safe harbor contained in the Private Securities Litigation Reform Act
of 1995. We caution investors that any forward-looking statements used in this Report, or those that we make orally or in
writing from time to time, are based on our beliefs and assumptions, as well as information currently available to us. Actual
outcomes will be affected by known and unknown risks, trends, uncertainties and factors beyond our control or ability to
predict. Although we believe that our assumptions are reasonable, they are not guarantees of future performance and some will
inevitably prove to be incorrect. As a result, our future results can be expected to differ from our expectations, and those
differences may be material. Accordingly, investors should use caution when relying on previously reported forward-looking
statements, which were based on results and trends at the time they were made, to anticipate future results or trends. Some of
the risks and uncertainties that could cause our actual results, performance or achievements to differ materially from those
expressed or implied by forward-looking statements include the following:
•
adverse economic, political or real estate developments affecting Southern California or Honolulu, Hawaii;
•
competition from other real estate investors in our markets;
•
decreasing rental rates or increasing tenant incentive and vacancy rates;
•
reduced demand for office space, including as a result of remote work and flexible working arrangements that
allow work from remote locations other than the employer’s office premises;
•
defaults on, early terminations of, or non-renewal of leases by tenants;
•
increases in interest rates;
•
increases in operating costs, including due to inflation;
•
insufficient cash flows to service our outstanding debt or pay rent on ground leases;
•
difficulties in raising capital;
•
inability to liquidate real estate or other investments quickly;
•
adverse changes to rent control laws and regulations;
•
environmental uncertainties;
•
natural disasters;
•
fire and other property damage;
•
insufficient insurance, or increases in insurance costs;
•
inability to successfully expand into new markets and submarkets;
•
difficulties in identifying properties to acquire and failure to complete acquisitions successfully;
•
failure to successfully operate acquired properties;
•
risks associated with property development;
•
risks associated with JVs;
•
conflicts of interest with our officers and reliance on key personnel;
•
changes in zoning and other land use laws;
•
adverse results of litigation or governmental proceedings;
•
failure to comply with laws, regulations and covenants that are applicable to our business;
•
possible terrorist attacks or wars;
•
possible cyber attacks or intrusions;
•
adverse changes to accounting rules;
•
weaknesses in our internal controls over financial reporting;
•
failure to maintain our REIT status under federal tax laws; and
•
adverse changes to tax laws, including those related to property taxes.
For further discussion of these and other risk factors see Item 1A "Risk Factors" in our 2024 Annual Report on Form 10-K
filed with the SEC on February 14, 2025. This Report and all subsequent written and oral forward-looking statements
attributable to us or any person acting on our behalf are expressly qualified in their entirety by the cautionary statements
contained or referred to in this section. We do not undertake any obligation to release publicly any revisions to our forward-
looking statements to reflect events or circumstances after the date of this Report.
5
Business
Overview
Douglas Emmett, Inc. is a fully integrated, self-administered and self-managed REIT. We are one of the largest owners
and operators of high-quality office and multifamily properties located in premier coastal submarkets in Los Angeles and
Honolulu. Through our interest in our Operating Partnership and its subsidiaries, our consolidated JVs, and our unconsolidated
Fund, we focus on owning, acquiring, developing and managing a substantial market share of top-tier office properties and
premier multifamily communities in neighborhoods with significant supply constraints, high-end executive housing and key
lifestyle amenities. Our properties are located in the Beverly Hills, Brentwood, Burbank, Century City, Olympic Corridor,
Santa Monica, Sherman Oaks/Encino, Warner Center/Woodland Hills and Westwood submarkets of Los Angeles County,
California, and in Honolulu, Hawaii. We intend to increase our market share in our existing submarkets and may enter into
other submarkets with similar characteristics where we believe we can gain significant market share. The terms "us," "we" and
"our" as used in this Report refer to Douglas Emmett, Inc. and its subsidiaries on a consolidated basis.
At December 31, 2024, we owned a Consolidated Portfolio consisting of (i) a 17.6 million square foot office portfolio, (ii)
4,472 multifamily apartment units and (iii) fee interests in two parcels of land from which we receive rent under ground leases.
We also manage and own equity interests in our unconsolidated Fund which, at December 31, 2024, owned an additional
0.4 million square feet of office space. We manage our unconsolidated Fund alongside our Consolidated Portfolio, and we
therefore present the statistics for our office portfolio on a Total Portfolio basis. For more information, see Item 2 "Properties"
in our 2024 Annual Report on Form 10-K filed with the SEC on February 14, 2025. As of December 31, 2024, our portfolio
consisted of the following (including ancillary retail space and excluding two parcels of land from which we receive rent under
ground leases):
Consolidated
Portfolio
Total
Portfolio
Office
Wholly-owned properties
52
52
Consolidated JV properties
16
16
Unconsolidated Fund properties
—
2
Total
68
70
Multifamily
Wholly-owned properties
12
12
Consolidated JV properties
2
2
Total
14
14
Total
82
84
Business Strategy
We employ a focused business strategy that we have developed and implemented over the past four decades:
•
Concentration of High Quality Office and Multifamily Properties in Premier Submarkets.
First we select submarkets that are supply constrained, with high barriers to entry, key lifestyle amenities,
proximity to high-end executive housing and a strong, diverse economic base. Virtually no entitled Class A office
space is currently under construction in our targeted submarkets. Our submarkets are dominated by small, affluent
tenants, whose rents are very small relative to their revenues and often not the paramount factor in their leasing
decisions. At December 31, 2024, our office portfolio median size tenant was approximately 2,400 square feet. Our
office tenants operate in diverse industries, including among others legal, financial services, entertainment, real estate,
accounting and consulting, health services, retail, technology and insurance, reducing our dependence on any one
industry. In 2022, 2023 and 2024, no tenant accounted for more than 10% of our total revenues.
6
•
Disciplined Strategy of Acquiring Substantial Market Share In Each Submarket.
Once we select a submarket, we follow a disciplined strategy of gaining substantial market share to provide us
with extensive local transactional market information, pricing power in lease and vendor negotiations and an enhanced
ability to identify and negotiate investment opportunities. As a result, we average approximately a 38% share of the
Class A office space in our submarkets based on the square feet of exposure in our total portfolio to each submarket.
See "Office Portfolio Summary" in Item 2 “Properties” in our 2024 Annual Report on Form 10-K filed with the SEC
on February 14, 2025.
•
Proactive Asset and Property Management.
Our fully integrated and focused operating platform provides the unsurpassed tenant service demanded in our
submarkets, with in-house leasing, proactive asset and property management and internal design and construction
services, which we believe provides us with a competitive advantage in managing our property portfolio. Our in-
house leasing agents and legal specialists allow us to lease a large property portfolio with a diverse group of smaller
tenants, closing an average of approximately three office leases each business day, and our in-house construction
company allows us to compress the time required for building out many smaller spaces, resulting in reduced vacancy
periods. Our property management group oversees day-to-day property management of both our office and
multifamily portfolios, allowing us to benefit from the operational efficiencies permitted by our submarket
concentration.
Corporate Structure
Douglas Emmett, Inc. was formed as a Maryland corporation on June 28, 2005 to continue and expand the operations of
Douglas Emmett Realty Advisors and its nine institutional funds. All of our assets are directly or indirectly held by our
Operating Partnership, which was formed as a Delaware limited partnership on July 25, 2005. As the sole stockholder of the
general partner of our Operating Partnership, we generally have the exclusive power under the partnership agreement to manage
and conduct the business of our Operating Partnership, subject to certain limited approval and voting rights of the other limited
partners. Our interest in our Operating Partnership entitles us to share in the profits and losses and cash distributions in
proportion to our percentage ownership.
JVs and Fund
At December 31, 2024, in addition to 52 office properties and 12 residential properties wholly-owned by our Operating
Partnership, we manage and own equity interests in:
•
four consolidated JVs, through which we and institutional investors own 16 office properties in our core markets
totaling 4.2 million square feet and two residential properties with 470 apartments, and in which we own a weighted
average of 46% at December 31, 2024 based on square footage. We are entitled to (i) distributions based on invested
capital as well as additional distributions based on cash net operating income, (ii) fees for property management and
other services and (iii) reimbursement of certain acquisition-related expenses and certain other costs.
•
one unconsolidated Fund, through which we and institutional investors own two office properties in our core markets
totaling 0.4 million square feet, and in which we own 74.0% at December 31, 2024. We are entitled to (i) priority
distributions, (ii) distributions based on invested capital, (iii) a carried interest if the investors’ distributions exceed a
hurdle rate, (iv) fees for property management and other services and (v) reimbursement of certain costs.
In addition to the above four consolidated JVs, we entered into a new consolidated JV in December 2024 which acquired
an office property in January 2025. See Note 18 to our consolidated financial statements in this Report for more information
regarding subsequent events.
The financial data in this Report presents our JVs on a consolidated basis and our Fund on an unconsolidated basis in
accordance with GAAP. See "Basis of Presentation" in Note 1 to our consolidated financial statements in this Report for more
information regarding the consolidation of our JVs. Most of the property data in this Report is presented for our Total
Portfolio, which includes the properties owned by our JVs and our Fund, as we believe this presentation assists in
understanding our business.
7
Segments
We operate two business segments, our office segment and our multifamily segment. Our segments include the
acquisition, development, ownership and management of office and multifamily real estate. The services for our office segment
include primarily the rental of office space and other tenant services, including parking and storage space rental. The services
for our multifamily segment include primarily the rental of apartments and other tenant services, including parking and storage
space rental. See Note 15 to our consolidated financial statements in this Report for more information regarding our segments.
Taxation
We believe that we qualify, and we intend to continue to qualify, for taxation as a REIT under the Code, although we
cannot provide assurance that this has happened or will happen. See Item 1A "Risk Factors" in our 2024 Annual Report on
Form 10-K filed with the SEC on February 14, 2025 for the risks we face regarding taxation as a REIT. The following
summary is qualified in its entirety by the applicable Code provisions and related rules, and administrative and judicial
interpretations. If we qualify for taxation as a REIT, we will generally not be required to pay federal corporate income taxes on
the portion of our net income that is currently distributed to stockholders. This treatment substantially eliminates the “double
taxation” (i.e., at the corporate and stockholder levels) that generally results from investment in a corporation. However, we
will be required to pay federal income tax under certain circumstances.
The Code defines a REIT as a corporation, trust or association (i) which is managed by one or more trustees or directors;
(ii) the beneficial ownership of which is evidenced by transferable shares or certificates of beneficial interest; (iii) which would
be taxable but for Sections 856 through 860 of the Code as a domestic corporation; (iv) which is neither a financial institution
nor an insurance company subject to certain provisions of the Code; (v) the beneficial ownership of which is held by 100 or
more persons; (vi) of which, during the last half of each taxable year, not more than 50% in value of the outstanding stock is
owned, actually or constructively, by five or fewer individuals; and (vii) which meets certain other tests, described below,
regarding the amount of its distributions and the nature of its income and assets. The Code requires that conditions (i) to (iv) be
met during the entire taxable year and that condition (v) be met during at least 335 days of a taxable year of 12 months, or
during a proportionate part of a taxable year of less than 12 months.
There are two gross income requirements we must satisfy:
i.
at least 75% of our gross income (excluding gross income from “prohibited transactions” as defined below and
qualifying hedges) for each taxable year must be derived directly or indirectly from investments relating to real
property or mortgages on real property or from certain types of temporary investment income, and
ii.
at least 95% of our gross income (excluding gross income from “prohibited transactions” and qualifying hedges)
for each taxable year must be derived from income that qualifies under the 75% test or from other dividends,
interest or gain from the sale or other disposition of stock or securities. In general, a “prohibited transaction” is a
sale or other disposition of property (other than foreclosure property) held primarily for sale to customers in the
ordinary course of business.
We must satisfy five asset tests at the close of each quarter of our taxable year:
i.
at least 75% of the value of our total assets must be represented by real estate assets including shares of stock of
other REITs, debt instruments of publicly offered REITs, certain other stock or debt instruments purchased with
the proceeds of a stock offering or long-term public debt offering by us (but only for the one-year period after
such offering), cash, cash items and government securities,
ii.
not more than 25% of our total assets may be represented by securities other than those in the 75% asset class,
iii. of the assets included in the 25% asset class, the value of any one issuer’s securities owned by us may not exceed
5% of the value of our total assets and we may not own more than 10% of the vote or value of the securities of any
one issuer, in each case other than securities included under the 75% asset test above and interests in TRS or QRS,
each as defined below, and in the case of the 10% value test, subject to certain other exceptions,
iv. not more than 20% of the value of our total assets may be represented by securities of one or more TRS, and
v.
not more than 25% of the value of our total assets may be represented by nonqualified publicly offered REIT debt
instruments.
8
In order to qualify as a REIT, we are required to distribute dividends (other than capital gains dividends) to our
stockholders equal to at least (A) the sum of (i) 90% of our “REIT taxable income” (computed without regard to the dividends
paid deduction and our net capital gain) and (ii) 90% of the net income, if any (after tax), from foreclosure property, less (B) the
sum of certain items of non-cash income. The distributions generally must be paid in the taxable year to which they relate. At
our election, a distribution will be treated as paid in a taxable year if it is declared before we timely file our tax return for such
year and is paid on or before the first regular dividend payment after such declaration, provided such payment is made during
the 12-month period following the close of such year. To the extent that we do not distribute all of our net long-term capital
gains or distribute at least 90%, but less than 100%, of our REIT taxable income, we will be required to pay tax thereon at the
regular corporate tax rate. Furthermore, if we fail to distribute during each calendar year the sum of at least (i) 85% of our
ordinary income for such year, (ii) 95% of our capital gains income for such year, and (iii) any undistributed taxable income
from prior periods, we would be required to pay a 4% excise tax on the excess of such required distributions over the amounts
actually distributed.
We own interests in various partnerships and limited liability companies. In the case of a REIT that is a partner in a
partnership or a member of a limited liability company that is treated as a partnership under the Code, Treasury Regulations
provide that for purposes of the REIT income and asset tests, the REIT will be deemed to own its proportionate share of the
assets of the partnership or limited liability company (determined in accordance with its capital interest in the entity), subject to
special rules related to the 10% asset test, and will be deemed to be entitled to the income of the partnership or limited liability
company attributable to such share.
We own an interest in a subsidiary that is intended to be treated as a QRS. The Code provides that a QRS will not be
treated as a separate corporation for federal income tax purposes, and all assets, liabilities and items of income, deduction and
credit of the QRS will be treated as our assets, liabilities and items of income. We hold certain of our properties through
subsidiaries that have elected to be taxed as REITs. Each such subsidiary REIT is subject to the various REIT qualification
requirements and other limitations described herein that are applicable to us. We also wholly own a corporation which has
elected to be treated as a TRS. A REIT may own more than 10% of the voting stock and value of the securities of a corporation
that jointly elects with the REIT to be a TRS, provided certain requirements are met. A TRS generally may engage in any
business, including the provision of customary or non-customary services to tenants of its parent REIT and of others, except a
TRS may not manage or operate a hotel or healthcare facility. A TRS is treated as a regular corporation and is subject to federal
income tax and applicable state income and franchise taxes at regular corporate rates. In addition, a 100% tax may be imposed
on a REIT if its rental, service or other agreements with its TRS, or the TRS agreements with the REIT’s tenants, are not on
arm’s-length terms.
We may be required to pay state or local tax in various state or local jurisdictions, including those in which we own
properties or otherwise transact business or reside. The state and local tax treatment of us and our stockholders may not
conform to the federal income tax consequences discussed above. We may also be subject to certain taxes applicable to REITs,
including taxes in lieu of disqualification as a REIT, on undistributed income, and on income from prohibited transactions.
In addition, if we acquire any asset from a corporation that is or has been a C corporation in certain transactions in which
our tax basis in the asset is less than the fair market value of the asset, in each case determined as of the date on which we
acquired the asset, and we subsequently recognize gain on the disposition of the asset during the five-year period beginning on
the date on which we acquired the asset, then we generally will be required to pay tax at the highest regular corporate tax rate
on this gain to the extent of the excess of (i) the fair market value of the asset over (ii) our adjusted tax basis in the asset, in each
case determined as of the date on which we acquired the asset.
Insurance
We carry comprehensive liability, fire, extended coverage, business interruption and rental loss insurance covering all of
the properties in our portfolio under blanket insurance policies. We believe the policy specifications and insured limits are
appropriate and adequate given the relative risk of loss and the cost of the coverage and industry practice. See Item 1A "Risk
Factors" in our 2024 Annual Report on Form 10-K filed with the SEC on February 14, 2025 for the risks we face regarding
insurance.
Competition
We compete with a number of developers, owners and operators of office and multifamily real estate, many of which own
properties similar to ours in the same markets in which our properties are located. See Item 2 "Properties" in our 2024 Annual
Report on Form 10-K filed with the SEC on February 14, 2025 for more information about our properties. See Item 1A "Risk
Factors" in our 2024 Annual Report on Form 10-K filed with the SEC on February 14, 2025 for the risks we face regarding
competition.
9
Regulation
Our properties are subject to various covenants, laws, ordinances and regulations, including regulations relating to common
areas, fire and safety requirements, various environmental laws, the ADA, eviction moratoriums related to COVID-19, and rent
control laws. See Item 1A "Risk Factors" in our 2024 Annual Report on Form 10-K filed with the SEC on February 14, 2025
for the risks we face regarding laws and regulations.
Environmental Sustainability
Our approach
We actively manage our operations in an environmentally sustainable manner. On an annual basis, our board of directors
assesses material climate-related risks by assigning numeric values based on both the likelihood of occurrence and the potential
impact, with mitigation approaches considered and evaluated. Throughout the year, our Corporate Sustainability Committee,
led by the Chairman of our board of directors and our COO, oversees our policies and operational controls for environmental,
health, safety and social risks, and monitors our progress and results. Every month, our Director of Engineering Services and
our six Regional Engineers meet to monitor and implement the policies set by our Corporate Sustainability Committee. Our
Regional Engineers hold monthly meetings with each Building Engineer in their respective regions to review specific building
operating issues and opportunities for improvement. We also use external resources to provide critical expertise, tools and
resources for our sustainability program.
We engage with our stakeholders to align sustainability efforts and improve the efficiency and health of our business and
communities. We share our sustainability goals and standards with our tenants, vendors and suppliers and work closely with
them to gather information, develop solutions, and implement technologies and programs to achieve our goals. In our
communities, we seek input from other stakeholders and participate in local Business Improvement Districts. We have
integrated sustainability into our property management practices, tenant improvement build-outs and meetings with existing and
prospective tenants.
Our sustainability program covers four key areas:
•
Energy Usage
Our actual energy consumption from year to year is impacted by many factors, such as weather, occupancy in our
buildings and activities of our tenants. Many of these factors are beyond our control. However, we can and do seek
to make our buildings more energy efficient.
Some of our initiatives to reduce our consumption include items such as real time energy monitoring software,
LED lighting retrofitting, and new energy management systems. As a result of our efforts, more than 91% of our
stabilized eligible office space as of December 31, 2023 qualified for "ENERGY STAR Certification" by the EPA as
having energy efficiency in the top 25% of buildings nationwide (our 2024 ENERGY STAR scores were not yet
available as of the date of this Report).
Our energy and electricity are provided by utility providers through the grid (LA Department of Water and Power,
Southern California Edison, and Hawaii Electric Company). We estimate the percentage of renewable energy
provided by our utility providers was approximately one-third in 2022 (the most recent available data).
•
Water Usage
We have undertaken a number of initiatives to conserve water across our portfolio. Our buildings use low flow
faucets and toilets, and we have also saved water by using waterless urinals. Where permitted, we try to recycle used
water (by law, we cannot recycle most of the water used in our buildings since it must be fit for human consumption).
In a few of our buildings where groundwater naturally seeps into our subterranean parking garages, we treat the water
before pumping it back into the ground.
10
•
Controlling Waste, including hazardous waste and recycling
Recycling: In partnership with our vendors and tenants, we have implemented business waste and e-waste
recycling programs (we do not generate any production waste or packaging waste) at our properties.
Non-Hazardous Waste: Our routine operations only generate modest amounts of ancillary waste, primarily from
typical operations in an office setting. A major source of our waste is the debris generated by refurbishment of our
buildings, particularly in recurring tenant improvements that can be generated when a new tenant moves into a
building. To minimize that waste, we attempt to construct tenant improvements that will be usable by future tenants,
and to fit tenants into existing spaces without substantial refurbishment.
Hazardous Waste: Our operations only generate modest ancillary amounts of hazardous waste (mostly office
supplies), which we dispose of in accordance with all applicable waste regulations. Similarly, our tenants are almost
entirely limited by their leases to general office uses that prohibit the use of additional hazardous wastes and are
required by their leases to comply with all applicable waste regulations.
•
Air Emissions, including transportation
Although our operations do not create significant air emissions such as nitrogen oxides (NOx), sulfur oxides
(Sox), volatile organic compounds (VOCs) or particulate matter (PM), our Los Angeles properties produce a small
amount of emissions from stationary sources such as natural gas boilers. We have been working to reduce those
emissions by upgrading to lower emission models. We expect to reduce the indirect air emissions from our utility
suppliers by reducing our per square foot electricity usage.
We also encourage sustainable transportation choices by our tenants: We have installed almost 400 electric
vehicle charging stations at our properties and have plans to add additional stations. All of our buildings provide
ample bicycle parking.
•
Development
Ground up development is a small but growing part of our business. So far, all our development projects have
been adding additional density in existing office or apartment community sites we already owned. We are committed
to selecting development sites that are not in environmentally protected areas or areas of high biodiversity, and strive
to use brownfield sites instead of greenfield sites.
Community Impact
We have a long history of providing meaningful, and often transformational, support to the communities in which we
operate. We also provide charitable support to key industry and professional organizations, often in the form of event
sponsorships.
Part of our business strategy is owning very large concentrations of office buildings and residential communities in our
target submarkets. Our large ownership share in many of these neighborhoods puts us in a unique position to sometimes invest
in outdoor enhancement projects that not only improve our properties but also provide a valuable amenity to the surrounding
community. For example, at our recently completed residential development project in Brentwood we invested significant
additional capital to build a one acre park on Wilshire Boulevard that is available to the public, providing urban green space as
well as a valuable amenity to the surrounding properties and community.
Human Capital
Central to our long-term strategy is attracting, developing and retaining the best talent with the right skills to drive our
success. Our ability to maintain our competitive position is largely dependent upon the skill and effort of our executive officers
and key personnel, who have significant real estate industry experience, strong industry reputations and networks, and assist us
in identifying acquisition, disposition, development and borrowing opportunities, negotiating with tenants and sellers of
properties, and managing our development projects and the operations of our properties. As of December 31, 2024, we
employed approximately 770 people.
11
We promote a culture of openness, respect and trust and bring a sense of teamwork and inclusion to all we do. We
recognize that having a range of experiences, backgrounds and perspectives allows us to find new ways of doing things. We
make sure to walk the talk in fostering a workplace culture that encourages and empowers all our employees to have a voice
and fulfill their potential. We have programs that actively promote our culture, such as our Daily Exchange program, which
provides employees with daily training regarding our vision statement and core values, and our quarterly employee recognition
program, the Jane Joyce Award.
We value and advance the diversity and inclusion of the people with whom we work. We are committed to equal
opportunity in workplaces that are free from discrimination or harassment on the basis of race, sex, color, ancestry, citizenship,
marital status, family status, national or social origin, ethnicity, religion, age, disability, sexual orientation, gender identification
or expression, medical condition, genetic information, military or veteran status, political opinion or any other status protected
by applicable law. Recruitment, hiring, placement, development, training, compensation and advancement may not be based on
any of these factors, but should instead be based on factors such as qualifications, performance, skills and experience.
We know that the first step in hiring and retaining the best talent is to create safe and inspiring workplaces where people
feel valued. We offer competitive compensation and benefits to all regular full-time employees, including but not limited to
paid holiday, vacation, and sick time, retirement savings plans and medical, dental, and vision coverage. We also offer a very
generous equity compensation program that empowers our employees to act and feel like owners, not just employees. In 2024,
we provided equity compensation to more than a quarter of our approximately 770 employees.
The health and safety of our employees, tenants, and vendors is of the utmost importance to us. We adhere to leading
health and safety standards across our portfolio, and each year, we require all our employees to complete safety training. We
have a wellness program that is designed to raise health awareness among our employees. Some of the program's activities
include biometric screenings, flu shots, healthy snacks and employee walking challenges. The program provides many benefits
including higher employee satisfaction, reduced healthcare costs, and improved employee performance.
Principal Executive Offices
Our principal executive offices are located in the building we own at 1299 Ocean Avenue, Suite 1000, Santa Monica,
California 90401 (telephone 310-255-7700).
Available Information
We make available on our website at www.douglasemmett.com our annual reports on Form 10-K, quarterly reports on
Form 10-Q, current reports on Form 8-K, and all amendments thereto, free of charge, as soon as reasonably practicable after we
file such reports with, or furnish them to, the SEC. See "Our Company - Investors - SEC Filings" on our website. Also
available on our website, free of charge, are our governance documents, which includes our Code of Business Conduct and
Ethics, and the charters of our board of directors and its committees. See "Our Company - Investors - Management" on our
website. None of the information on or hyperlinked from our website is incorporated into this Report. For more information,
please contact:
Stuart McElhinney
Vice President, Investor Relations
310-255-7751
smcelhinney@douglasemmett.com
12
Market for Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity
Securities
Market for Common Stock; Dividends
Our common stock is traded on the NYSE under the symbol “DEI”. On December 31, 2024, the closing price of our
common stock was $18.56.
The table below presents the dividends declared for our common stock as reported by the NYSE:
First
Quarter
Second
Quarter
Third
Quarter
Fourth
Quarter
2024
Dividend declared
$
0.19 $
0.19 $
0.19 $
0.19
2023
Dividend declared
$
0.19 $
0.19 $
0.19 $
0.19
Holders of Record
We had seven holders of record of our common stock on February 7, 2025. Most of the shares of our common stock are
held in “street” name and accordingly, the number of beneficial owners of such shares is not known or included in the foregoing
number.
Sales of Unregistered Securities
None.
Repurchases of Equity Securities
None.
13
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.
The graph below compares the cumulative total return on our common stock from December 31, 2019 to December 31,
2024 to the cumulative total return of the S&P 500, NAREIT Equity and an appropriate “peer group” index (assuming a $100
investment in our common stock and in each of the indexes on December 31, 2019, and that all dividends were reinvested into
additional shares of common stock at the frequency with which dividends are paid on the common stock during the applicable
fiscal year). The total return performance presented in this graph is not necessarily indicative of, and is not intended to suggest,
the total future return performance.
Period Ending
Index Value
Total Return Performance
DEI
S&P 500
NAREIT Equity
Peer group
12/31/19
12/31/20
12/31/21
12/31/22
12/31/23
12/31/24
0
50
100
150
200
250
Period Ending
Index
12/31/19
12/31/20
12/31/21
12/31/22
12/31/23
12/31/24
DEI
100.00
69.14
82.11
40.33
39.57
53.26
S&P 500
100.00
118.40
152.39
124.79
157.59
197.02
NAREIT Equity(1)
100.00
92.00
131.78
99.67
113.35
123.25
Peer group(2)
100.00
68.17
82.81
46.91
55.78
67.46
_____________________________________________
(1) FTSE NAREIT Equity REITs index.
(2) Consists of BXP, Inc. (BXP), Hudson Pacific Properties (HPP), Kilroy Realty Corporation (KRC), SL Green Realty
Corp. (SLG), and Vornado Realty Trust (VNO).
14
Management’s Discussion and Analysis of Financial Condition and Results of Operations
The following discussion should be read in conjunction with our Forward Looking Statements disclaimer and our
consolidated financial statements and related notes in this Report. During 2024, our results of operations were impacted by
various transactions - see "Debt and Equity Transactions, Development and Repositioning Projects, and Other Transactions"
further below.
Overview
Douglas Emmett, Inc. is a fully integrated, self-administered and self-managed REIT. Through our interest in our
Operating Partnership and its subsidiaries, our consolidated JVs and our unconsolidated Fund, we are one of the largest owners
and operators of high-quality office and multifamily properties in Los Angeles County, California and in Honolulu, Hawaii.
We focus on owning, acquiring, developing and managing a substantial market share of top-tier office properties and premier
multifamily communities in neighborhoods that possess significant supply constraints, high-end executive housing and key
lifestyle amenities.
For the purpose of reporting key operating metrics, commencing with the fourth quarter of 2024, we are focused on the
properties in our In-Service Portfolio. The In-Service Portfolio in the fourth quarter of 2024 consisted of our Total Portfolio
excluding our Development Portfolio. The Development Portfolio consists of one office property and one multifamily property
whose operations are significantly limited by the development activity and are excluded from our In-Service Portfolio statistics
and operating metrics. Our portfolio statistics and operating metrics as of December 31, 2024 were as follows:
In-Service
Portfolio
Development
Portfolio
Total
Office Portfolio
Number of Properties
69
1
70
Rentable square feet
17,524,458
456,205
17,980,663
Multifamily Portfolio
Number of Properties
13
1
14
Number of Units
4,391
712
5,103
In-Service Portfolio Leasing Statistics
Office Portfolio
Leased Rate
81.1 %
Occupancy Rate
79.2 %
Multifamily Portfolio Leased Rate
99.1 %
Revenues by Segment and Location
During 2024, revenues from our Consolidated Portfolio were derived as follows:
____
Revenues by Segment
Office:80.7%
Multifamily:
19.3%
Revenues by Location
Los Angeles,
CA:86.8%
Honolulu,
HI:13.2%
15
Debt and Equity Transactions, Development and Repositioning Projects, and Other Transactions
Debt and Equity Transactions
During the first quarter of 2024:
•
We acquired an additional 20.2% of the equity in our unconsolidated Fund, Partnership X, which increased our
ownership interest in the Fund to 74.0%.
•
We acquired 166 thousand OP Units in exchange for issuing an equal number of shares of our common stock
to the holders of the OP Units.
•
We acquired 461 OP Units for $6 thousand in cash.
•
In connection with the Barrington Plaza loan, we signed a construction completion guarantee. See
"Development Portfolio" further below for more information about Barrington Plaza.
During the second quarter of 2024:
•
We acquired 27 thousand OP Units in exchange for issuing an equal number of shares of our common stock to
the holders of the OP Units.
•
We acquired 703 OP Units for $10 thousand in cash.
During the third quarter of 2024:
•
We acquired 20 thousand OP Units in exchange for issuing an equal number of shares of our common stock to
the holders of the OP Units.
•
We acquired 6,798 OP Units for $105 thousand in cash.
•
Interest rate swaps, which fixed the interest rate on a $400 million interest-only, floating-rate loan that matures
in September 2026 for one of our wholly-owned subsidiaries, expired during September 2024, and the interest
rate on the respective loan is now floating. We also paid the respective loan principal down by $34.0 million in
order to meet a minimum financial threshold to exercise an extension option.
During the fourth quarter of 2024:
•
We acquired 17 thousand OP Units in exchange for issuing an equal number of shares of our common stock to
the holders of the OP Units.
•
We acquired 872 OP Units for $17 thousand in cash.
•
Interest rate swaps, which fixed the interest rate on a $200.0 million interest-only, floating-rate loan that
matures in September 2026 for one of our wholly-owned subsidiaries, expired during October 2024, and the
interest rate on the respective loan is now floating.
•
Interest rate swaps, which fixed the interest rate on a $400.0 million interest-only, floating-rate loan that
matures in November 2026 for one of our wholly-owned subsidiaries, expired during October 2024, and the
interest rate on the respective loan is now floating.
•
During December 2024, we closed a new $325.0 million loan for one of our JVs. The loan is secured by the
JV's five office properties and matures in December 2028. The interest rate is SOFR + 2.5% and we used
interest rate swaps to swap fix the rate at 6.36%. The swaps are effective on January 6, 2025. The loan requires
monthly payments of principal and interest commencing on January 5, 2028 for twelve months based upon a
25-year principal amortization schedule. The loan replaced a $400.0 million loan which we paid off using
proceeds from the new loan as well as cash on hand in the joint venture.
•
We entered into a new consolidated JV in December 2024 that we manage and in which we own a 30%
interest. The JV purchased a note receivable secured by a property. To fund the purchase of the secured note,
the JV obtained a $61.8 million loan. The secured loan matures in January 2030. The interest rate is fixed at
6.0% until July 2027 and then increases to 6.25% for the remaining loan term.
During January 2025
•
A consolidated JV that we manage, and in which we own a 30% interest, acquired a 17-story 247,000 square
foot office property located at 10900 Wilshire Boulevard in Westwood. Title to the property was transferred
following the purchase of a secured note by the respective JV. See Note 18 to our consolidated financial
statements in this Report for more information regarding subsequent events.
See Notes 6, 8, 10 and 11 to our consolidated financial statements in this Report for more information regarding our
unconsolidated Fund, debt, derivatives and equity, respectively.
16
Development Portfolio
Studio Plaza
Studio Plaza is a 456,000 square foot office property located in Burbank. Following the move-out of a long-term single
tenant, we have begun extensive redevelopment of the property to convert it into a multi-tenant building. The development
process is ongoing and we have begun leasing space to be occupied when the common areas and the related floors are
completed. Commencing with the fourth quarter of 2024, we classified this property as part of our Development Portfolio
and exclude it from our In-Service Portfolio statistics and operating metrics.
Barrington Plaza
During the second quarter of 2023, we removed our Barrington Plaza Apartments property in Los Angeles from the
rental market. A reconstruction of this property is expected to take a number of years at a cost of several hundred million
dollars. As of December 31, 2024, a significant majority of the tenants have vacated. See "Legal Proceedings" in Note 17
to our consolidated financial statements in this Report. We accelerated and recorded additional depreciation expense of
$82.1 million for the year ended December 31, 2023, which is included in Depreciation and amortization on our
consolidated statements of operations. Commencing with the fourth quarter of 2024, we classified this property as part of
our Development Portfolio and exclude it from our In-Service Portfolio statistics and operating metrics.
Repositionings
We often strategically purchase properties with large vacancies or expected near-term lease roll-over and use our
knowledge of the property and submarket to reposition the property for the optimal use and tenant mix. In addition, we may
reposition properties already in our portfolio. The work we undertake to reposition a building typically takes months or even
years, and could involve a range of improvements from a complete structural renovation to a targeted remodeling of selected
spaces. During the repositioning, the affected property may display depressed rental revenues and occupancy levels that impact
our operating results and, therefore, comparisons of our performance from period to period.
Rental Rate Trends - Total Portfolio
Office Rental Rates
The table below presents the average annual rental rate per leased square foot and the annualized lease transaction costs per
leased square foot for leases executed in our total office portfolio during the respective periods. Commencing with the fourth
quarter of 2024, the table below presents only our In-Service Portfolio.
Year Ended December 31,
2024
2023
2022
2021
2020
Average straight-line rental rate(1)(2)(4)(5)
$50.50
$42.97
$46.78
$44.99
$45.26
Annualized lease transaction costs(3)(4)(5)
$5.95
$5.53
$5.85
$4.77
$5.11
___________________________________________________
(1) These average rental rates are not directly comparable from year to year because the averages are significantly
affected from period to period by factors such as the buildings, submarkets, and types of space and terms involved
in the leases executed during the respective reporting period. Because straight-line rent takes into account the full
economic value during the full term of each lease, including rent concessions and escalations, we believe that it
may provide a better comparison than ending cash rents, which include the impact of the annual escalations over
the entire term of the lease.
(2) Reflects the weighted average straight-line Annualized Rent.
(3) Reflects the weighted average leasing commissions and tenant improvement allowances divided by the weighted
average number of years for the leases. Excludes leases substantially negotiated by the seller in the case of acquired
properties, leases for tenants relocated from space at the landlord's request, and non-comparable leases, such as
retail leases.
(4) Our office rental rates were adversely impacted by the COVID-19 pandemic during 2020, 2021 and 2022, although
the lower rental rates for the respective periods were partly offset by lower tenant improvement costs.
(5) Our office rental rates and lease transaction costs for the year ended December 31, 2024 were higher than historical
periods as a result of a large tenant lease renewal during the three months ended March 31, 2024.
17
Office Rent Roll
The table below presents the rent roll for new and renewed leases per leased square foot executed in our total office
portfolio. Commencing with the fourth quarter of 2024, the table below presents only our In-Service Portfolio.
Year Ended December 31, 2024
Rent Roll(1)(2)(3)
Expiring
Rate(2)
New/Renewal
Rate(2)
Percentage Change
Cash Rent
$50.03
$47.31
(5.4)%
Straight-line Rent
$44.47
$50.50
13.5%
___________________________________________________
(1) Represents the average annual initial stabilized cash and straight-line rents per square foot on new and
renewed leases signed during the year compared to the prior leases for the same space. Excludes leases with
a term of twelve months or less, leases where the prior lease was terminated more than a year before signing
of the new lease, leases for tenants relocated at the landlord's request, leases in acquired buildings where we
believe the information about the prior agreement is incomplete or where we believe the base rent reflects
other off-market inducements to the tenant, and other non-comparable leases, such as retail leases.
(2) Our office rent roll can fluctuate from period to period as a result of changes in our submarkets, buildings and
term of the expiring leases, making these metrics difficult to predict.
(3) Our office cash rent and straight-line rent roll were impacted by a large tenant lease renewal during the three
months ended March 31, 2024.
Multifamily Rental Rates
The table below presents the average annual rental rate per leased unit for new tenants. Commencing with the fourth
quarter of 2024, the table below presents only our In-Service Portfolio.
Year Ended December 31,
2024
2023
2022
2021
2020
Average annual rental rate - new tenants(1)(2)
$
39,580 $ 36,070 $ 31,763 $ 29,837 $ 28,416
_____________________________________________________
(1) These average rental rates are not directly comparable from year to year because of changes in the properties and
units included. For example:
(i) During 2020, the average was impacted by the addition of a significant number of units at our Bishop Place
development in Honolulu, where the rental rates were higher than the average in our portfolio, and
(ii) During 2022, the average was impacted by the acquisition of 1221 Ocean Avenue, where the rental rates were
higher than the average in our portfolio.
(iii) During 2023, the average was impacted by leasing of units at our newly developed West Los Angeles
property, where the rental rates were higher than the average in our portfolio. Barrington Plaza was removed
from this metric beginning with the third quarter of 2023.
(iv) During 2024, the average was impacted by leasing of units at our newly developed West Los Angeles
property, where the rental rates were higher than the average in our portfolio.
(2) Our multifamily rental rates were adversely impacted by the COVID-19 pandemic in 2020 but improved in 2021
and 2022.
Multifamily Rent Roll
The rent on leases subject to rent change during 2024 (new tenants and existing tenants undergoing annual rent review) was
2.4% higher on average than the prior rent for the same unit after adjusting for rent concessions. Commencing with the fourth
quarter of 2024, the rent change includes only our In-Service Portfolio.
18
Occupancy Rates - Total Portfolio
The tables below present the occupancy rates for our total office portfolio and multifamily portfolio. Our Occupancy Rates
may not be directly comparable from year to year, as they can be impacted by acquisitions, dispositions, and development and
redevelopment projects. Commencing with the fourth quarter of 2024, the table below presents only our In-Service Portfolio.
December 31,
Occupancy Rates as of:
2024
2023
2022
2021
2020
Office portfolio(1)
79.2 %
81.0 %
83.7 %
84.9 %
87.4 %
Multifamily portfolio(2)
97.4 %
96.7 %
98.1 %
98.0 %
94.2 %
Year Ended December 31,
Average Occupancy Rates(3):
2024
2023
2022
2021
2020
Office portfolio(1)
80.1 %
82.6 %
84.2 %
85.7 %
89.5 %
Multifamily portfolio(2)
97.0 %
96.9 %
97.9 %
96.8 %
94.2 %
___________________________________________________
(1) Our office occupancy rate for 2024 was impacted by a large tenant lease expiration during the three months ended
December 31, 2024. Our office occupancy rates were adversely impacted by the COVID-19 pandemic during 2020,
2021 and 2022.
(2) Excludes units vacated as part of removing Barrington Plaza from the rental market until June of 2023 and excludes
the impact of Barrington Plaza entirely starting in July 2023. Our multifamily occupancy rates were adversely
impacted by the COVID-19 pandemic during 2020 but recovered during 2021 and 2022.
(3) Average occupancy rates are calculated by averaging the occupancy rates at the end of each of the quarters in the
period and at the end of the quarter immediately prior to the start of the period.
In-Service Office Portfolio Lease Expirations
As of December 31, 2024, assuming non-exercise of renewal options and early termination rights, we expect to see
expiring square footage for our In-Service office portfolio as follows:
Expiring Square feet
1.6%
12.4% 13.1% 12.2%
9.6%
7.3%
6.7%
3.6%
2.8%
2.2%
1.6%
5.1%
December 31, 2024
Comparable curve based on
average of prior three years (1)
Short
Term
Leases
2025
2026
2027
2028
2029
2030
2031
2032
2033
2034Thereafter
0.0%
10.0%
20.0%
30.0%
40.0%
50.0%
_______________________________________________________________
(1) Average of the percentage of leases at December 31, 2021, 2022, and 2023 with the same remaining duration as the
leases for the labeled year had at December 31, 2024. Acquisitions are included in the prior year average commencing
in the quarter after the acquisition.
19
Results of Operations
Comparison of 2024 to 2023
Our operating results were adversely impacted by the effects of inflation and higher interest rates during 2024 and 2023.
Year Ended
December 31,
Favorable
(Unfavorable)
2024
2023
Change
%
Commentary
(In thousands)
Revenues
Office rental
revenue and
tenant recoveries
$ 683,901 $ 714,742 $ (30,841)
(4.3) %
The decrease was primarily due to a decrease in
rental revenues due to lower occupancy, and
lower tenant recoveries. The lower tenant
recoveries were primarily due to lower property
taxes.
Office parking
and other income
$ 112,503 $ 115,203 $ (2,700)
(2.3) %
The decrease was primarily due to a one-time
catch-up payment related to a ground lease
reset dispute in 2023, partly offset by an increase
in parking income due to higher parking rates.
Multifamily
revenue
$ 190,074 $ 190,543 $
(469)
(0.2) %
The decrease was primarily due to: (i) a decrease
in revenues at our Barrington Plaza property,
which we removed from service during the
second quarter of 2023, (ii) lower accretion from
below-market leases, and (iii) insurance proceeds
received during the first quarter of 2023 for the
2020 Barrington Plaza fire. The decrease was
partly offset by (i) an increase in revenues from
new units at our Landmark Los Angeles
development project and our Residences at
Bishop Place conversion project, and (ii) higher
rental rates.
Operating expenses
Office rental
expenses
$ 285,352 $ 294,310 $
8,958
3.0 %
The decrease was primarily due to lower property
taxes and lower repairs and maintenance
expenses, partly offset by higher personnel and
security expenses.
Multifamily
rental expenses
$ 64,906 $ 67,323 $
2,417
3.6 %
The decrease was primarily due to a decrease in
multifamily expenses at our Barrington Plaza
property, which we removed from service during
the second quarter of 2023, partly offset by an
increase in multifamily expenses from new units
at our Residences at Bishop Place conversion
project.
General and
administrative
expenses
$ 45,356 $ 49,236 $
3,880
7.9 % The decrease was primarily due to lower
advocacy, legal and personnel expenses.
Depreciation and
amortization
$ 384,048 $ 459,949 $ 75,901
16.5 %
The decrease was primarily due to accelerated
depreciation during 2023 related to removing
units from service at our Barrington Plaza
property.
20
Year Ended
December 31,
Favorable
(Unfavorable)
2024
2023
Change
%
Commentary
(In thousands)
Non-Operating Income and Expenses
Other income
$ 28,019 $ 19,633 $
8,386
42.7 %
The increase was primarily due to an increase in
interest income due to higher cash and cash
equivalent balances during the year.
Other expenses
$
(398) $ (1,032) $
634
61.4 %
The decrease was primarily due to transaction
costs during the first quarter of 2023 and lower
expenses related to property management and
other services provided to our unconsolidated
fund.
Income (loss)
from
unconsolidated
Fund
$
2,593 $ (34,643) $ 37,236
107.5 %
The increase was primarily due to an impairment
charge of $36.2 million in 2023 related to our
investment in our Fund.
Interest expense
$ (229,442) $ (209,468) $ (19,974)
(9.5) %
The increase was primarily due to higher interest
rates on our floating rate debt. The increase was
partly offset by interest capitalized related to
development activity.
Comparison of 2023 to 2022
See Item 7 of Part II in our Annual Report on Form 10-K for the year ended December 31, 2023 filed with the SEC on
February 16, 2024 for a comparison of our results of operations for 2023 compared to 2022.
21
Non-GAAP Supplemental Financial Measure: FFO
Usefulness to Investors
We report FFO because it is a widely reported measure of the performance of equity REITs, and is also used by some
investors to identify the impact of trends in occupancy rates, rental rates and operating costs from year to year, excluding
impacts from changes in the value of our real estate, and to compare our performance with other REITs. FFO is a non-GAAP
financial measure for which we believe that net income (loss) is the most directly comparable GAAP financial measure. FFO
has limitations as a measure of our performance because it excludes depreciation and amortization of real estate, and captures
neither the changes in the value of our properties that result from use or market conditions, nor the level of capital expenditures,
tenant improvements and leasing commissions necessary to maintain the operating performance of our properties, all of which
have real economic effect and could materially impact our results from operations. FFO should be considered only as a
supplement to net income (loss) as a measure of our performance and should not be used as a measure of our liquidity or cash
flow, nor is it indicative of funds available to fund our cash needs, including our ability to pay dividends. Other REITs may not
calculate FFO in accordance with the NAREIT definition and, accordingly, our FFO may not be comparable to the FFO of
other REITs. See "Results of Operations" above for a discussion of the items that impacted our net income (loss).
FFO Reconciliation to GAAP
The table below reconciles our FFO (the FFO attributable to our common stockholders and noncontrolling interests in our
Operating Partnership - which includes our share of our consolidated JVs and our unconsolidated Fund's FFO) to net income
(loss) attributable to common stockholders (the most directly comparable GAAP measure). Our FFO was adversely impacted
by the effects of inflation and higher interest rates during 2024 and 2023.
Year Ended December 31,
(In thousands)
2024
2023
Net income (loss) attributable to common stockholders(1)
$
23,517 $
(42,706)
Depreciation and amortization of real estate assets
384,048
459,949
Net loss attributable to noncontrolling interests
(15,929)
(33,134)
Adjustments attributable to unconsolidated Fund(1)(2)
4,579
39,194
Adjustments attributable to consolidated JVs (3)
(50,687)
(46,012)
FFO
$
345,528 $
377,291
___________________________________________________
(1) Our net loss for the year ended December 31, 2023 includes a $36.2 million impairment charge related to our
investment in our unconsolidated Fund. Adjustments attributable to our unconsolidated Fund include an
adjustment to exclude the respective impairment loss. We excluded this impairment charge from our
calculation of FFO because the impairment charge relates directly to the real estate held by the Fund.
(2) Adjusts for our share of Partnership X's depreciation and amortization of real estate assets.
(3) Adjusts for the net income (loss) and depreciation and amortization of real estate assets that is attributable to
the noncontrolling interests in our consolidated JVs.
Comparison of 2024 to 2023
During 2024, FFO decreased by $31.8 million, or 8.4%, to $345.5 million, compared to $377.3 million for 2023. The
decrease was primarily due to: (i) lower office occupancy and tenant recoveries, (ii) higher interest expense, and (iii) the
removal of our Barrington Plaza property from service during the second quarter of 2023. The decrease was partly offset by (i)
higher interest income, (ii) lower office property taxes, (iii) new units from our multifamily development projects, (iv) higher
multifamily rental rates, and (v) lower general and administrative expenses.
Comparison of 2023 to 2022
See Item 7 of Part II in our Annual Report on Form 10-K for the year ended December 31, 2023 filed with the SEC on
February 16, 2024 for a comparison of our FFO for 2023 compared to 2022.
22
Non-GAAP Supplemental Financial Measure: Same Property NOI
Usefulness to Investors
We report Same Property NOI to facilitate a comparison of our operations between reported periods. Many investors use
Same Property NOI to evaluate our operating performance and to compare our operating performance with other REITs,
because it can reduce the impact of investing transactions on operating trends. Same Property NOI is a non-GAAP financial
measure for which we believe that net income (loss) is the most directly comparable GAAP financial measure. We report Same
Property NOI because it is a widely recognized measure of the performance of equity REITs, and is used by some investors to
identify trends in occupancy rates, rental rates and operating costs and to compare our operating performance with that of other
REITs. Same Property NOI has limitations as a measure of our performance because it excludes depreciation and amortization
expense, and captures neither the changes in the value of our properties that result from use or market conditions, nor the level
of capital expenditures, tenant improvements and leasing commissions necessary to maintain the operating performance of our
properties, all of which have real economic effect and could materially impact our results from operations. Other REITs may
not calculate Same Property NOI in the same manner. As a result, our Same Property NOI may not be comparable to the Same
Property NOI of other REITs. Same Property NOI should be considered only as a supplement to net income (loss) as a measure
of our performance and should not be used as a measure of our liquidity or cash flow, nor is it indicative of funds available to
fund our cash needs, including our ability to pay dividends.
Comparison of 2024 to 2023:
Our Same Properties for 2024 included 66 office properties, aggregating 17.1 million Rentable Square Feet, and 11
multifamily properties with an aggregate 3,569 units. The amounts presented below reflect 100% (not our pro-rata share). Our
Same Property results were adversely impacted by the effects of inflation during 2024 and 2023.
Year Ended
December 31,
Favorable
(Unfavorable)
2024
2023
Change
%
Commentary
(In thousands)
Office revenues
$ 769,882
$ 795,768
$ (25,886)
(3.3) %
The decrease was primarily due to a decrease in
rental revenues due to lower occupancy, and
lower tenant recoveries. The decrease in tenant
recoveries was primarily due to lower property
taxes. The decrease was partly offset by higher
parking income, due to higher parking rates.
Office expenses
(282,634) (291,061)
8,427
2.9 %
The decrease was primarily due to lower
property taxes and repairs and maintenance
expenses. The decrease was partly offset by
higher personnel and security expenses.
Office NOI
487,248
504,707
(17,459)
(3.5) %
Multifamily revenues
144,084
141,640
2,444
1.7 %
The increase was primarily due to an increase in
rental revenues due to higher rental rates, partly
offset by lower accretion from below-market
leases.
Multifamily expenses
(44,894) (44,547)
(347)
(0.8) %
The increase was primarily due to higher
personnel expenses and professional fees. The
increase was partly offset by lower utility
expenses and lower property taxes.
Multifamily NOI
99,190
97,093
2,097
2.2 %
Total NOI
$ 586,438
$ 601,800
$ (15,362)
(2.6) %
23
Reconciliation to GAAP
The table below presents a reconciliation of Net income (loss) attributable to common stockholders (the most directly
comparable GAAP measure) to NOI and Same Property NOI:
Year Ended December 31,
(In thousands)
2024
2023
Net income (loss) attributable to common stockholders
$
23,517
$
(42,706)
Net loss attributable to noncontrolling interests
(15,929)
(33,134)
Net income (loss)
7,588
(75,840)
General and administrative expenses
45,356
49,236
Depreciation and amortization
384,048
459,949
Other income
(28,019)
(19,633)
Other expenses
398
1,032
(Income) loss from unconsolidated Fund
(2,593)
34,643
Interest expense
229,442
209,468
NOI
$
636,220
$
658,855
Same Property NOI by Segment
Same property office revenues
$
769,882
$
795,768
Same property office expenses
(282,634)
(291,061)
Same Property Office NOI
487,248
504,707
Same property multifamily revenues
144,084
141,640
Same property multifamily expenses
(44,894)
(44,547)
Same Property Multifamily NOI
99,190
97,093
Same Property NOI
586,438
601,800
Non-comparable office revenues
26,522
34,177
Non-comparable office expenses
(2,718)
(3,249)
Non-comparable multifamily revenues
45,990
48,903
Non-comparable multifamily expenses
(20,012)
(22,776)
NOI
$
636,220
$
658,855
Comparison of 2023 to 2022
See Item 7 of Part II in our Annual Report on Form 10-K for the year ended December 31, 2023 filed with the SEC on
February 16, 2024 for a comparison of our same property NOI for 2023 compared to 2022.
24
Liquidity and Capital Resources
Short-term liquidity
Our short-term liquidity needs consist primarily of funds necessary for our operating activities, development, repositioning
projects, dividends, distributions, and discretionary share repurchases. During 2024, we generated cash from operations of
$408.7 million. As of December 31, 2024, we had $444.6 million of cash and cash equivalents. See Note 8 to our consolidated
financial statements in this Report for more information regarding our debt maturities and interest rate swap expirations.
Excluding acquisitions and debt refinancings, we expect to meet our short-term liquidity requirements through cash on hand
and cash generated by operations. With respect to our short-term debt maturities, we expect to refinance or extend them prior to
maturity. We are currently in the process of negotiating an amendment and extension of a $335.0 million loan secured by a
wholly-owned office property that matures on March 03, 2025. If the amendment and extension is not finalized by the due
date, the holding period and carrying value for the asset encumbered by the loan may be affected.
Long-term liquidity
Our long-term liquidity needs consist primarily of funds necessary to pay for acquisitions, development and debt
refinancings. We do not expect to have sufficient funds on hand to cover these long-term cash requirements due to REIT
federal tax rules which require that we distribute at least 90% of our income on an annual basis. We plan to meet our long-term
liquidity needs through long-term secured non-recourse debt, the issuance of equity securities, including common stock and OP
Units, as well as property dispositions and JV transactions.
We generally only use non-recourse debt, secured by our properties. As of the date of this report, approximately 44% of
our total office portfolio was unencumbered. To mitigate the impact of changing interest rates on our cash flows from
operations, we generally enter into interest rate swap agreements with respect to our loans with floating interest rates. These
swap agreements generally expire two years before the maturity date of the related loan, during which time we can refinance the
loan without any interest penalty. We also enter into interest rate cap agreements from time to time to cap the interest rates on
our floating rate loans. See Notes 8 and 10 to our consolidated financial statements in this Report for more information
regarding our debt and derivative contracts, respectively. See "Quantitative and Qualitative Disclosures about Market Risk" in
this Report regarding the impact of interest rate increases on our future operating results and cash flows.
Certain Contractual Obligations
See the following notes to our consolidated financial statements in this Report for information regarding our contractual
commitments:
•
Note 4 - minimum future ground lease payments;
•
Note 8 - minimum future principal payments for our secured notes payable, and the interest rates that determine our
future periodic interest payments; and
•
Note 17 - contractual commitments and guarantees.
Off-Balance Sheet Arrangements
Unconsolidated Fund Debt
Our Fund, Partnership X, has its own secured non-recourse debt and interest rate swaps. We have made certain
environmental and other limited indemnities and guarantees covering customary non-recourse carve-outs related to that loan,
and we have also guaranteed the interest rate swaps. Partnership X has agreed to indemnify us for any amounts that we would
be required to pay under these agreements. As of December 31, 2024, all of the obligations under the respective loan and swap
agreements have been performed in accordance with the terms of those agreements. See "Guarantees" in Note 17 to our
consolidated financial statements in this Report for more information about our Fund's debt and swaps, and the respective
guarantees.
25
Cash Flows
Comparison of 2024 to 2023
Our operating cash flows were adversely impacted by the effects of inflation and higher interest rates during 2024 and
2023.
Year Ended December 31,
Increase
(Decrease)
In Cash
%
2024
2023
(In thousands)
Net cash provided by operating activities(1)
$
408,693 $
426,964 $
(18,271)
(4.3) %
Net cash used in investing activities(2)
$
(240,761) $
(233,590) $
(7,171)
(3.1) %
Net cash (used in) provided by financing activities(3)
$
(246,463) $
60,871 $
(307,334)
(504.9) %
___________________________________________________
(1) Our cash flows from operating activities are primarily dependent upon the occupancy and rental rates of our portfolio,
the collectibility of tenant receivables, the level of our operating and general and administrative expenses, and interest
expense. The decrease in cash from operating activities of $18.3 million was primarily due to: (i) lower office
occupancy and tenant recoveries, (ii) higher interest expense, and (iii) the removal of our Barrington Plaza property
from service during the second quarter of 2023. The decrease was partly offset by (i) higher cash provided by working
capital, (ii) higher interest income, (iii) lower office property taxes, (iv) new units from our multifamily development
projects, (v) higher multifamily rental rates, and (vi) lower general and administrative expenses.
(2) Our cash flows from investing activities is generally used to fund property acquisitions, developments and
redevelopment projects, and Recurring and non-Recurring Capital Expenditures. The decrease in cash from investing
activities of $7.2 million was primarily due to the purchase of a note receivable partly offset by a decrease in capital
expenditures for improvements to real estate.
(3) Our cash flows from financing activities are generally impacted by our borrowings and capital activities, as well as
dividends and distributions paid to common stockholders and noncontrolling interests, respectively. The decrease in
cash from financing activities of $307.3 million was primarily due to lower proceeds from borrowings and higher
repayments of borrowings, partly offset by the repurchase of common stock during the prior period and higher
contributions from noncontrolling interests in consolidated JVs during the current period.
Comparison of 2023 to 2022
See Item 7 of Part II in our Annual Report on Form 10-K for the year ended December 31, 2023 filed with the SEC on
February 16, 2024 for a comparison of our cash flows for 2023 compared to 2022.
26
Critical Accounting Policies and Estimates
Our discussion and analysis of our financial condition and results of operations is based upon our consolidated financial
statements, which have been prepared in accordance with US GAAP, and which requires us to make estimates of certain items,
which affect the reported amounts of our assets, liabilities, revenues and expenses. While we believe that our estimates are
based upon reasonable assumptions and judgments at the time that they are made, some of our estimates could prove to be
incorrect, and those differences could be material. Below is a discussion of our critical accounting policies, which are the
policies we believe require the most estimate and judgment. See Note 2 to our consolidated financial statements included in
this Report for the summary of our significant accounting policies.
Investment in Real Estate
Acquisitions and Initial Consolidation of VIEs
We account for property acquisitions as asset acquisitions. We allocate the purchase price for asset acquisitions, which
includes the capitalized transaction costs, and for the properties upon the initial consolidation of VIEs not determined to be a
business, on a relative fair value basis to: (i) land, (ii) buildings and improvements, (iii) tenant improvements and identifiable
intangible assets such as in-place at-market leases, (iv) acquired above- and below-market ground and tenant leases, and if
applicable (v) assumed debt, based upon comparable sales for land, and the income approach using our estimates of expected
future cash flows and other valuation techniques, which include but are not limited to, our estimates of rental rates, revenue
growth rates, capitalization rates and discount rates, for other assets and liabilities. We estimate the relative fair values of the
tangible assets on an "as-if-vacant" basis. The estimated relative fair value of acquired in-place at-market leases are the
estimated costs to lease the property to the occupancy level at the date of acquisition, including the fair value of leasing
commissions and legal costs. We evaluate the time period over which we expect such occupancy level to be achieved and
include an estimate of the net operating costs (primarily real estate taxes, insurance and utilities) incurred during the lease-up
period. Above and below-market ground and tenant leases are recorded as an asset or liability based upon the present value
(using an interest rate which reflects the risks associated with the leases acquired) of the difference between the contractual
amounts to be paid or received pursuant to the in-place ground or tenant leases, respectively, and our estimate of fair market
rental rates for the corresponding in-place leases, over the remaining non-cancelable term of the leases. Assumed debt is
recorded at fair value based upon the present value of the expected future payments and current interest rates.
These estimates require judgment, involve complex calculations, and the allocations have a direct and material impact on
our results of operations because, for example, (i) there would be less depreciation if we allocate more value to land (which is
not depreciated), or (ii) if we allocate more value to buildings than to tenant improvements, the depreciation would be
recognized over a much longer time period, because buildings are depreciated over a longer time period than tenant
improvements.
Impairment of Long-Lived Assets
We assess our investment in real estate for impairment on a periodic basis, and whenever events or changes in
circumstances indicate that the carrying value of our investments in real estate may not be recoverable. If the undiscounted
future cash flows expected to be generated by the asset are less than the carrying value of the asset, and our evaluation indicates
that we may be unable to recover the carrying value, then we would record an impairment loss to the extent that the carrying
value exceeds the estimated fair value of the asset. Our estimates of future cash flows are based in part upon assumptions
regarding future occupancy, rental revenues and operating costs, and could differ materially from actual results. We record real
estate held for sale at the lower of carrying value or estimated fair value, less costs to sell, and similarly recognize impairment
losses if we believe that we cannot recover the carrying value. Our evaluation of market conditions for assets held for sale
requires judgment, and our expectations could differ materially from actual results. Impairment losses would reduce our net
income and could be material. Based upon such periodic assessments we did not record any impairment losses for our long-
lived assets during 2024, 2023 or 2022.
27
Revenue Recognition - Collectibility of lease payments from office tenants
In accordance with Topic 842, if collectibility of lease payments is not probable at the commencement date, then we limit
the lease income to the lesser of the income recognized on a straight-line basis or cash basis. If our assessment of collectibility
changes after the commencement date, we record the difference between the lease income that would have been recognized on
a straight-line basis and cash basis as a current-period adjustment to rental revenues and tenant recoveries. We adopted the
Topic 842 complete impairment model. Under this model, we no longer maintain a general reserve related to our receivables,
and instead analyze, on a lease-by-lease basis, whether amounts due under the operating lease are deemed probable for
collection. We write off tenant and deferred rent receivables as a charge against rental revenues and tenant recoveries in the
period we determine the lease payments are not probable for collection. If we subsequently collect amounts that were
previously written off then the amounts collected are recorded as an increase to our rental revenues and tenant recoveries in the
period they are collected.
Our assessment of the collectibility of lease payments requires judgment and could have a material impact on our results of
operations. This assessment involves using a methodology that requires judgment and estimates about matters that are
uncertain at the time the estimates are made, including tenant specific factors, specific industry conditions, and general
economic trends and conditions.
Charges for uncollectible amounts related to tenant receivables and deferred rent receivables reduced our rental revenues
and tenant recoveries by $1.0 million, $0.8 million, and $0.6 million in 2024, 2023 and 2022, respectively. We restored accrual
basis accounting for certain office tenants that were previously determined to be uncollectible and accounted for on a cash basis
of accounting, which increased our office revenues by $0.9 million, $4.4 million, and $3.6 million in 2024, 2023, and 2022,
respectively.
Revenue Recognition for Tenant Recoveries
Our tenant recovery revenues for recoverable operating expenses are recognized as revenue in the period that the
recoverable expenses are incurred. Subsequent to year-end, we perform reconciliations on a lease-by-lease basis and bill or
credit each tenant for any differences between the estimated expenses we billed to the tenant and the actual expenses incurred.
Estimating tenant recovery revenues requires an in-depth analysis of the complex terms of each underlying lease. Examples of
estimates and judgments made when determining the amounts recoverable include:
•
estimating the recoverable expenses;
•
estimating the impact of changes to expense and occupancy during the year;
•
estimating the fixed and variable components of operating expenses for each building;
•
conforming recoverable expense pools to those used in the base year for the underlying lease; and
•
judging whether an expense or capital expenditure is recoverable pursuant to the terms of the underlying lease.
These estimates require judgment and involve calculations for each of our office properties. If our estimates prove to be
incorrect, then our tenant recovery revenues and net income could be materially and adversely affected in future periods when
we perform our reconciliations. The impact of changing our current year tenant recovery billings by 5% would result in a
change to our tenant recovery revenues and net income of $2.5 million, $2.6 million and $2.2 million during 2024, 2023 and
2022, respectively.
Stock-Based Compensation
We award stock-based compensation to certain employees and non-employee directors in the form of LTIP Units. We
recognize the fair value of the awards over the requisite vesting period, which is based upon service. The fair value of the
awards is based upon the market value of our common stock on the grant date and a discount for post-vesting restrictions.
Our estimate of the discount for post-vesting restrictions requires judgment. If our estimate of the discount is too high or
too low, it would result in the fair value of the awards that we make being too low or too high, respectively, which would result
in an under- or over-expense of stock-based compensation, respectively, and this under- or over-expensing of stock-based
compensation would result in our net income being overstated or understated, respectively. Stock-based compensation expense
was $21.0 million, $19.8 million and $21.0 million for 2024, 2023 and 2022, respectively. The impact of changing the discount
rate by 5% would result in a change to our stock-based compensation expense and net income of $1.1 million, $1.0 million and
$1.1 million during 2024, 2023 and 2022, respectively.
28
Quantitative and Qualitative Disclosures about Market Risk
Fixed-Rate Borrowings and Hedged Borrowings
As of December 31, 2024, the interest rates for 58% of our consolidated borrowings were fixed or swap-fixed with interest
rate swaps, and 15% were capped with interest rate caps. As of December 31, 2024, the maximum amount the interest expense
on our capped-rate borrowings could increase by is $21.7 million per year. Higher interest rates would cause an increase in our
future interest expense on our capped-rate debt, which would reduce our future net income, cash flows from operations and
FFO. Our interest rate swap agreements generally expire two years before the maturity date of the related loan, during which
time we can refinance the loan without any interest penalty. After the interest rate swap agreements expire the related debt will
be floating rate. Higher interest rates, to the extent they are higher than our swap-fixed rates when our interest rate swaps
expire, would cause our future interest expense on our debt to increase, which would reduce our future net income, cash flows
from operations and FFO. See Note 8 to our consolidated financial statements in this Report for more information regarding
our debt maturities and our interest rate swap expirations.
Our use of interest rate swaps and caps also exposes us to credit risk from the potential inability of our counterparties to
perform under the terms of those agreements. We attempt to minimize this credit risk by contracting with a variety of financial
counterparties with investment grade ratings. See Note 10 to our consolidated financial statements in this Report for more
information regarding our interest rate swaps and caps.
Unhedged Floating-Rate Borrowings
As of December 31, 2024, the interest rates for 27% of our consolidated borrowings were floating. As of December 31,
2024, the interest expense for our unhedged floating-rate borrowings would increase by $15.0 million per year for every one
hundred basis point increase in the related benchmark interest rate. Higher interest rates would cause an increase in our future
interest expense on our floating-rate debt, which would reduce our future net income, cash flows from operations and FFO. See
Note 8 to our consolidated financial statements in this Report for more information regarding our floating rate debt.
29
Consolidated Financial Statements
Report of Management on Internal Control over Financial Reporting
The management of Douglas Emmett, Inc. is responsible for establishing and maintaining adequate internal control over
financial reporting, as defined in Rules 13a-15(f) and 15d-15(f) under the Securities Exchange Act of 1934.
Our system of internal control is designed to provide reasonable assurance regarding the reliability of financial reporting
and preparation of our financial statements for external reporting purposes in accordance with US GAAP. Our management,
including the undersigned CEO and CFO, assessed the effectiveness of our internal control over financial reporting as of
December 31, 2024. In conducting its assessment, management used the criteria issued by the Committee of Sponsoring
Organizations of the Treadway Commission on Internal Control—Integrated Framework (2013 Framework). Based on this
assessment, management concluded that, as of December 31, 2024, our internal control over financial reporting was effective
based on those criteria.
Management, including our CEO and CFO, does not expect that our disclosure controls and procedures, or our internal
controls will prevent all error and fraud. A control system, no matter how well conceived and operated, can provide only
reasonable, not absolute, assurance that the objectives of the control system are met. Further, the design of a control system
must reflect the fact that there are resource constraints and the benefit of controls must be considered relative to their costs.
Because of the inherent limitations in all control systems, no evaluation of controls can provide absolute assurance that all
control issues and instances of fraud, if any, have been detected.
The effectiveness of our internal control over financial reporting as of December 31, 2024, has been audited by Ernst &
Young LLP, the independent registered public accounting firm that audited the consolidated financial statements included in
this annual report, as stated in their report appearing on page 31, which expresses an unqualified opinion on the effectiveness of
our internal control over financial reporting as of December 31, 2024.
/s/ JORDAN L. KAPLAN
Jordan L. Kaplan
President and CEO
/s/ PETER D. SEYMOUR
Peter D. Seymour
CFO
February 14, 2025
30
Report of Independent Registered Public Accounting Firm
To the Stockholders and the Board of Directors of Douglas Emmett, Inc.
Opinion on the Financial Statements
We have audited the accompanying consolidated balance sheets of Douglas Emmett, Inc. (the Company) as of December 31,
2024 and 2023, the related consolidated statements of operations, comprehensive income (loss), equity and cash flows for each
of the three years in the period ended December 31, 2024, and the related notes (collectively referred to as the “consolidated
financial statements”). In our opinion, the consolidated financial statements present fairly, in all material respects, the financial
position of the Company at December 31, 2024 and 2023, and the results of its operations and its cash flows for each of the
three years in the period ended December 31, 2024, in conformity with U.S. generally accepted accounting principles.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States)
(PCAOB), the Company's internal control over financial reporting as of December 31, 2024, 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 14, 2025 expressed an unqualified opinion thereon.
Basis for Opinion
These financial statements are the responsibility of the Company's management. Our responsibility is to express an opinion on
the Company’s financial statements based on our audits. We are a public accounting firm registered with the PCAOB and are
required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable
rules and regulations of the Securities and Exchange Commission and the PCAOB.
We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform the
audit to obtain reasonable assurance about whether the financial statements are free of material misstatement, whether due to
error or fraud. Our audits included performing procedures to assess the risks of material misstatement of the financial
statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included
examining, on a test basis, evidence regarding the amounts and disclosures in the financial statements. Our audits also included
evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall
presentation of the financial statements. We believe that our audits provide a reasonable basis for our opinion.
Critical Audit Matter
The critical audit matter communicated below is a matter arising from the current period audit of the financial statements that
was communicated or required to be communicated to the audit committee and that: (1) relates to accounts or disclosures that
are material to the financial statements and (2) involved our especially challenging, subjective or complex judgments. The
communication of the critical audit matter does not alter in any way our opinion on the consolidated financial statements, taken
as a whole, and we are not, by communicating the critical audit matter below, providing a separate opinion on the critical audit
matter or on the accounts or disclosures to which it relates.
32
Impairment of investment in real estate
Description of the Matter
The Company’s net investment in real estate totaled $8.6 billion as of December 31, 2024.
As discussed in Note 2 to the consolidated financial statements, on a periodic basis and
whenever events or changes in circumstances indicate that the carrying value of a property
may not be recoverable, the Company assesses whether there has been an impairment in
the carrying value of its properties. When indicators of impairment are present for a
property, management calculates the future undiscounted cash flows expected to be
generated by the property and compares it to the property’s carrying value to determine
whether an impairment occurred. Based on its assessment, management concluded that no
impairment occurred for the year ended December 31, 2024.
The Company’s evaluation of impairment indicators was based on qualitative and
quantitative factors including consideration of potential decreases in the market prices of
long-lived assets and the impact of current economic trends. When required, the estimation
of undiscounted future cash flow includes management’s assumptions regarding future
occupancy, rental revenues and operating costs. Auditing the Company's impairment
assessment for real estate assets was challenging because of the high degree of auditor
judgment necessary to evaluate management’s identification of indicators of potential
impairment. When indicators of potential impairment were identified, auditing the
Company’s evaluation of whether its real estate assets are recoverable was complex and
involved a high degree of subjectivity in evaluating management’s assumptions in
estimating the future cash flows based on assumptions about future market and economic
conditions.
How We Addressed the Matter in
Our Audit
We obtained an understanding, evaluated the design and tested the operating effectiveness
of controls over the Company’s real estate asset impairment assessment process.
Our testing of the Company’s impairment assessment included, among other procedures,
evaluating significant judgments applied in determining whether indicators of impairment
existed for the Company’s real estate assets, and considering the potential impact of debt
maturities and lease expirations on management's ability to hold the properties over the
expected term. Our procedures included obtaining evidence to corroborate such judgments
and consideration of contrary evidence. For properties with identified indicators of
potential impairment, we performed audit procedures over the Company’s estimation of the
properties’ undiscounted future cash flows. For example, we compared significant
assumptions to historical operating results and market data. We also tested the
mathematical accuracy of management’s forecasted cash flows and, for certain
assumptions, performed sensitivity analyses to evaluate the changes in the undiscounted
cash flows that would result from changes in the assumptions.
/s/ Ernst & Young LLP
We have served as the Company's auditor since 1995.
Los Angeles, California
February 14, 2025
33
Report of Independent Registered Public Accounting Firm
To the Stockholders and the Board of Directors of Douglas Emmett, Inc.
Opinion on Internal Control Over Financial Reporting
We have audited Douglas Emmett, Inc.’s internal control over financial reporting as of December 31, 2024, 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). In our opinion, Douglas Emmett, Inc. (the Company) maintained, in all
material respects, effective internal control over financial reporting as of December 31, 2024, based on the COSO criteria.
We also have audited, in accordance with the standards of the Public Company Accounting Oversight Board (United States)
(PCAOB), the consolidated balance sheets of the Company as of December 31, 2024 and 2023, the related consolidated
statements of operations, comprehensive income (loss), equity and cash flows for each of the three years in the period ended
December 31, 2024 and the related notes, and our report dated February 14, 2025 expressed an unqualified opinion thereon.
Basis for Opinion
The Company’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 Report of
Management 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 are a public accounting firm registered with the PCAOB and are
required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable
rules and regulations of the Securities and Exchange Commission and the PCAOB.
We conducted our audit in accordance with the standards of the PCAOB. 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.
Definition and Limitations of Internal Control Over Financial Reporting
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.
/s/ Ernst & Young LLP
Los Angeles, California
February 14, 2025
34
December 31, 2024
December 31, 2023
Assets
Investment in real estate, gross
$
12,495,252
$
12,405,814
Less: accumulated depreciation and amortization
(3,916,625)
(3,652,630)
Investment in real estate, net
8,578,627
8,753,184
Ground lease right-of-use asset
7,438
7,447
Cash and cash equivalents
444,623
523,082
Tenant receivables
4,242
6,096
Deferred rent receivables
117,570
115,321
Acquired lease intangible assets, net
2,487
2,971
Interest rate contract assets
77,620
170,880
Investment in unconsolidated Fund
23,770
15,977
Other assets
147,323
49,260
Total Assets
$
9,403,700
$
9,644,218
Liabilities
Secured notes payable, net
$
5,498,022
$
5,543,171
Ground lease liability
10,822
10,836
Interest payable, accounts payable and deferred revenue
131,011
131,237
Security deposits
62,449
61,958
Acquired lease intangible liabilities, net
11,331
19,838
Dividends payable
31,825
31,781
Total Liabilities
5,745,460
5,798,821
Equity
Douglas Emmett, Inc. stockholders' equity:
Common Stock, $0.01 par value, 750,000,000 authorized,
167,435,259 and 167,206,267 outstanding at December 31,
2024 and December 31, 2023, respectively
1,674
1,672
Additional paid-in capital
3,396,452
3,392,955
Accumulated other comprehensive income
54,917
115,917
Accumulated deficit
(1,394,394)
(1,290,682)
Total Douglas Emmett, Inc. stockholders' equity
2,058,649
2,219,862
Noncontrolling interests
1,599,591
1,625,535
Total Equity
3,658,240
3,845,397
Total Liabilities and Equity
$
9,403,700
$
9,644,218
See accompanying notes to the consolidated financial statements.
Douglas Emmett, Inc.
Consolidated Balance Sheets
(In thousands, except share data)
35
Year Ended December 31,
2024
2023
2022
Revenues
Office rental
Rental revenues and tenant recoveries
$
683,901
$
714,742
$
724,131
Parking and other income
112,503
115,203
100,442
Total office revenues
796,404
829,945
824,573
Multifamily rental
Rental revenues
174,278
174,296
152,314
Parking and other income
15,796
16,247
16,765
Total multifamily revenues
190,074
190,543
169,079
Total revenues
986,478
1,020,488
993,652
Operating Expenses
Office expenses
285,352
294,310
284,522
Multifamily expenses
64,906
67,323
49,299
General and administrative expenses
45,356
49,236
45,405
Depreciation and amortization
384,048
459,949
372,798
Total operating expenses
779,662
870,818
752,024
Other income
28,019
19,633
4,587
Other expenses
(398)
(1,032)
(714)
Income (loss) from unconsolidated Fund
2,593
(34,643)
1,224
Interest expense
(229,442)
(209,468)
(150,185)
Net income (loss)
7,588
(75,840)
96,540
Net loss attributable to noncontrolling interests
15,929
33,134
605
Net income (loss) attributable to common stockholders
$
23,517
$
(42,706) $
97,145
Net income (loss) per common share – basic and diluted
$
0.13
$
(0.26) $
0.55
See accompanying notes to the consolidated financial statements.
Douglas Emmett, Inc.
Consolidated Statements of Operations
(In thousands, except per share data)
36
Year Ended December 31,
2024
2023
2022
Net income (loss)
$
7,588
$
(75,840) $
96,540
Other comprehensive (loss) income: cash flow hedges
(90,965)
(100,031)
325,548
Comprehensive (loss) income
(83,377)
(175,871)
422,088
Comprehensive loss (income) attributable to noncontrolling interests
45,894
62,019
(99,106)
Comprehensive (loss) income attributable to common stockholders
$
(37,483) $ (113,852) $
322,982
See accompanying notes to the consolidated financial statements.
Douglas Emmett, Inc.
Consolidated Statements of Comprehensive Income (Loss)
(In thousands)
37
Year Ended December 31,
2024
2023
2022
Shares of Common
Stock
Beginning balance
167,206
175,810
175,529
Exchange of OP Units for common stock
229
468
281
Repurchases of common stock
—
(9,072)
—
Ending balance
167,435
167,206
175,810
Common Stock
Beginning balance
$
1,672
$
1,758
$
1,755
Exchange of OP Units for common stock
2
5
3
Repurchases of common stock
—
(91)
—
Ending balance
$
1,674
$
1,672
$
1,758
Additional Paid-in
Capital
Beginning balance
$ 3,392,955
$ 3,493,307
$ 3,488,886
Exchange of OP Units for common stock
3,501
7,736
4,597
Repurchases of OP Units with cash
(4)
1,054
(176)
Repurchases of common stock
—
(109,142)
—
Ending balance
$ 3,396,452
$ 3,392,955
$ 3,493,307
Accumulated Other
Comprehensive
Income (Loss)
Beginning balance
$
115,917
$
187,063
$
(38,774)
Cash flow hedge adjustments
(61,000)
(71,146)
225,837
Ending balance
$
54,917
$
115,917
$
187,063
Accumulated
Deficit
Beginning balance
$ (1,290,682) $ (1,119,714) $ (1,035,798)
Net income (loss) attributable to common
stockholders
23,517
(42,706)
97,145
Dividends
(127,229)
(128,262)
(181,061)
Ending balance
$ (1,394,394) $ (1,290,682) $ (1,119,714)
Noncontrolling
Interests
Beginning balance
$ 1,625,535
$ 1,713,369
$ 1,570,484
Net loss attributable to noncontrolling interests
(15,929)
(33,134)
(605)
Cash flow hedge adjustments
(29,965)
(28,885)
99,711
Contributions
28,000
125
81,000
Distributions
(31,590)
(40,589)
(58,969)
Exchange of OP Units for common stock
(3,503)
(7,741)
(4,600)
Repurchases of OP Units with cash
(134)
(3,460)
(161)
Stock-based compensation
27,177
25,850
26,509
Ending balance
$ 1,599,591
$ 1,625,535
$ 1,713,369
Statement continues on the following page.
Douglas Emmett, Inc.
Consolidated Statements of Equity
(In thousands, except dividend per share data)
38
Year Ended December 31,
2024
2023
2022
Total Equity
Beginning balance
$ 3,845,397
$ 4,275,783
$ 3,986,553
Net income (loss)
7,588
(75,840)
96,540
Cash flow hedge adjustments
(90,965)
(100,031)
325,548
Repurchases of OP Units with cash
(138)
(2,406)
(337)
Repurchases of common stock
—
(109,233)
—
Contributions
28,000
125
81,000
Dividends
(127,229)
(128,262)
(181,061)
Distributions
(31,590)
(40,589)
(58,969)
Stock-based compensation
27,177
25,850
26,509
Ending balance
$ 3,658,240
$ 3,845,397
$ 4,275,783
Dividends declared per common share
$
0.76
$
0.76
$
1.03
See accompanying notes to the consolidated financial statements.
Douglas Emmett, Inc.
Consolidated Statements of Equity
(In thousands, except dividend per share data)
39
Year Ended December 31,
2024
2023
2022
Operating Activities
Net income (loss)
$
7,588
$
(75,840) $
96,540
Adjustments to reconcile net income (loss) to net cash provided by operating
activities:
(Income) loss from unconsolidated Fund
(2,593)
34,643
(1,224)
Depreciation and amortization
384,048
459,949
372,798
Net accretion of acquired lease intangibles
(8,023)
(10,961)
(11,255)
Straight-line rent
(2,248)
(342)
169
Loan premium amortized and written off
(333)
(460)
(460)
Deferred loan costs amortized and written off
9,335
8,858
7,943
Amortization of stock-based compensation
21,038
19,834
21,025
Operating distributions from unconsolidated Fund
1,224
1,288
1,224
Purchase of interest rate caps
—
(1,622)
—
Change in working capital components:
Tenant receivables
1,854
783
6,248
Interest payable, accounts payable and deferred revenue
(4)
6,248
(1,399)
Security deposits
491
529
4,832
Other assets
(3,684)
(15,943)
447
Net cash provided by operating activities
408,693
426,964
496,888
Investing Activities
Capital expenditures for improvements to real estate
(167,337)
(189,157)
(162,364)
Capital expenditures for developments and purchase of note receivable secured
by real estate
(72,052)
(41,480)
(75,754)
Insurance recoveries for damage to real estate
3,573
2,181
5,716
Property acquisition
—
—
(330,470)
Acquisition of additional interest in unconsolidated Fund
(5,214)
(5,214)
—
Capital distributions from unconsolidated Fund
269
80
1,919
Net cash used in investing activities
(240,761)
(233,590)
(560,953)
Financing Activities
Proceeds from borrowings
325,000
505,000
245,000
Repayment of borrowings
(434,902)
(155,862)
(70,823)
Loan cost payments
(5,648)
(6,269)
(2,032)
Purchase of interest rate caps
—
—
(481)
Proceeds from sale of interest rate cap
—
—
444
Contributions from noncontrolling interests in consolidated JVs
28,000
125
81,000
Distributions paid to noncontrolling interests
(31,590)
(40,589)
(58,969)
Dividends paid to common stockholders
(127,185)
(129,895)
(196,805)
Repurchases of OP Units
(138)
(2,406)
(337)
Repurchases of common stock
—
(109,233)
—
Net cash (used in) provided by financing activities
(246,463)
60,871
(3,003)
(Decrease) increase in cash and cash equivalents and restricted cash
(78,531)
254,245
(67,068)
Cash and cash equivalents and restricted cash - beginning balance
523,183
268,938
336,006
Cash and cash equivalents and restricted cash - ending balance
$
444,652
$
523,183
$
268,938
Douglas Emmett, Inc.
Consolidated Statements of Cash Flows
(In thousands)
40
Reconciliation of Ending Cash Balance
Year Ended December 31,
2024
2023
2022
Cash and cash equivalents
$
444,623
$
523,082
$
268,837
Restricted cash (included in Other assets on our consolidated balance sheets)
29
101
101
Cash and cash equivalents and restricted cash
$
444,652
$
523,183
$
268,938
Supplemental Cash Flows Information
Year Ended December 31,
2024
2023
2022
Cash paid for interest, net of capitalized interest
$
219,503
$
195,952
$
141,427
Capitalized interest paid
$
8,724
$
1,474
$
9,101
Non-cash Investing Transactions
Accrual for real estate and development capital expenditures
$
15,831
$
16,540
$
33,783
Capitalized stock-based compensation for improvements to real estate and
developments
$
6,139
$
6,016
$
5,479
Removal of fully depreciated and amortized buildings, building improvements,
tenant improvements and lease intangibles
$
114,158
$
102,114
$
100,050
Removal of fully amortized acquired lease intangible assets
$
203
$
427
$
1,438
Removal of fully accreted acquired lease intangible liabilities
$
13,304
$
16,843
$
11,900
Non-cash Financing Transactions
Gain recorded in AOCI - consolidated derivatives
$
47,896
$
45,364
$
326,396
Gain recorded in AOCI - unconsolidated Fund's derivatives (our share)
$
5,417
$
585
$
3,780
Dividends declared
$
127,229
$
128,262
$
181,061
Exchange of OP Units for common stock
$
3,503
$
7,741
$
4,600
Seller financing of note receivable purchase
$
61,750
$
—
$
—
See accompanying notes to the consolidated financial statements.
Douglas Emmett, Inc.
Consolidated Statements of Cash Flows
(In thousands)
41
1. Overview
Organization and Business Description
Douglas Emmett, Inc. is a fully integrated, self-administered and self-managed REIT. We are one of the largest owners
and operators of high-quality office and multifamily properties in Los Angeles County, California and Honolulu, Hawaii.
Through our interest in our Operating Partnership and its subsidiaries, consolidated JVs and unconsolidated Fund, we focus on
owning, acquiring, developing and managing a substantial market share of top-tier office properties and premier multifamily
communities in neighborhoods that possess significant supply constraints, high-end executive housing and key lifestyle
amenities. The terms "us," "we" and "our" as used in the consolidated financial statements refer to Douglas Emmett, Inc. and
its subsidiaries on a consolidated basis.
At December 31, 2024, our Consolidated Portfolio consisted of (i) a 17.6 million square foot office portfolio, (ii) 4,472
multifamily apartment units and (iii) fee interests in two parcels of land from which we receive rent under ground leases. We
also manage and own an equity interest in an unconsolidated Fund which, at December 31, 2024, owned an additional
0.4 million square feet of office space. We manage our unconsolidated Fund alongside our Consolidated Portfolio, and we
therefore present the statistics for our office portfolio on a Total Portfolio basis. As of December 31, 2024, our portfolio
consisted of the following (including ancillary retail space and excluding two parcels of land from which we receive rent under
ground leases):
Consolidated
Portfolio
Total
Portfolio
Office
Wholly-owned properties
52
52
Consolidated JV properties
16
16
Unconsolidated Fund properties
—
2
68
70
Multifamily
Wholly-owned properties
12
12
Consolidated JV properties
2
2
14
14
Total
82
84
Basis of Presentation
The accompanying consolidated financial statements are the consolidated financial statements of Douglas Emmett, Inc. and
its subsidiaries, including our Operating Partnership and our consolidated JVs. All significant intercompany balances and
transactions have been eliminated in our consolidated financial statements.
We consolidate entities in which we are considered to be the primary beneficiary of a VIE or have a majority of the voting
interest of the entity. We are deemed to be the primary beneficiary of a VIE when we have (i) the power to direct the activities
of that VIE that most significantly impact its economic performance, and (ii) the obligation to absorb losses or the right to
receive benefits that could potentially be significant to the VIE. We do not consolidate entities in which the other parties have
substantive kick-out rights to remove our power to direct the activities, most significantly impacting the economic performance,
of that VIE. In determining whether we are the primary beneficiary, we consider factors such as ownership interest,
management representation, authority to control decisions, and contractual and substantive participating rights of each party.
We consolidate our Operating Partnership through which we conduct substantially all of our business, and own, directly
and through subsidiaries, substantially all of our assets, and are obligated to repay substantially all of our liabilities. The
consolidated debt, excluding our consolidated JVs, was $3.73 billion and $3.76 billion as of December 31, 2024 and
December 31, 2023. See Note 8. We also consolidate five JVs through our Operating Partnership. We consolidate our
Operating Partnership and our five JVs because they are VIEs and we or our Operating Partnership are the primary beneficiary
for each.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements
42
As of December 31, 2024, our consolidated VIE entities, excluding our Operating Partnership, had:
• aggregate consolidated assets of $3.77 billion (of which $3.38 billion related to investment in real estate), and
• aggregate consolidated liabilities of $1.86 billion (of which $1.80 billion related to debt).
As of December 31, 2023, our consolidated VIE entities, excluding our Operating Partnership, had:
• aggregate consolidated assets of $3.83 billion (of which $3.47 billion related to investment in real estate), and
• aggregate consolidated liabilities of $1.88 billion (of which $1.81 billion related to debt).
The accompanying consolidated financial statements have been prepared pursuant to the rules and regulations of the SEC
in conformity with US GAAP as established by the FASB in the ASC. The accompanying consolidated financial statements
include, in our opinion, all adjustments, consisting of normal recurring adjustments, necessary to present fairly the financial
information set forth therein. Any references to the number or class of properties, square footage, per square footage amounts,
apartment units and geography, are unaudited and outside the scope of our independent registered public accounting firm’s
audit of our consolidated financial statements in accordance with the standards of the PCAOB.
2. Summary of Significant Accounting Policies
Use of Estimates
The preparation of consolidated financial statements in conformity with US GAAP requires management to make certain
estimates that affect the reported amounts in the consolidated financial statements and accompanying notes. Actual results
could differ materially from those estimates.
Investment in Real Estate
Acquisitions and Initial Consolidation of VIEs
Acquisitions of properties generally do not meet the definition of a business and are accounted for as asset acquisitions, as
substantially all of the fair value of the gross assets acquired is concentrated in a single identifiable asset or a group of similar
identifiable assets. We include the acquired properties' results of operations in our results of operations from the respective
acquisition date. We allocate the purchase price for asset acquisitions, which includes the capitalized transaction costs, and for
the properties upon the initial consolidation of VIEs not determined to be a business, on a relative fair value basis to: (i) land,
(ii) buildings and improvements, (iii) tenant improvements and identifiable intangible assets such as in-place at-market leases,
(iv) acquired above- and below-market ground and tenant leases (including for renewal options), and if applicable (v) assumed
debt and (vi) assumed interest rate swaps. The fair values are based upon comparable sales for land, and the income approach
using our estimates of expected future cash flows and other valuation techniques, which include but are not limited to, our
estimates of rental rates, revenue growth rates, capitalization rates and discount rates, for other assets and liabilities. We
estimate the relative fair values of the tangible assets on an "as-if-vacant" basis. The estimated relative fair value of acquired
in-place at-market leases are the estimated costs to lease the property to the occupancy level at the date of acquisition, including
the fair value of leasing commissions and legal costs. We evaluate the time period over which we expect such occupancy level
to be achieved and include an estimate of the net operating costs (primarily real estate taxes, insurance and utilities) incurred
during the lease-up period. Above- and below-market ground and tenant leases are recorded as an asset or liability based on the
present value (using a discount rate which reflects the risks associated with the leases acquired) of the difference between the
contractual amounts to be paid or received pursuant to the in-place ground or tenant leases, respectively, and our estimate of the
fair market rental rates for the corresponding in-place leases, over the remaining non-cancelable term of the lease. Assumed
debt is recorded at fair value based upon the present value of the expected future payments and current interest rates. See Note
3 for our property acquisition disclosures.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
43
Depreciation and Amortization
The assets and liabilities listed below are carried on our consolidated balance sheets net of the related accumulated
depreciation or amortization/accretion, and any impairment charges. We accelerate depreciation for affected assets when we
renovate our buildings or our buildings are impacted by new developments. When assets are sold or retired, their cost and
related accumulated depreciation or amortization are removed from our consolidated balance sheets with the resulting gains or
losses, if any, reflected in our results of operations for the respective period.
•
Buildings and improvements are depreciated on a straight-line basis using an estimated life of twenty-five to forty
years for buildings and fifteen years for improvements.
•
Tenant improvements are depreciated on a straight-line basis over the life of the related lease, with any remaining
balance depreciated in the period of any early lease termination.
•
Acquired in-place leases are amortized on a straight-line basis over the weighted average remaining term of the
acquired in-place leases.
•
Acquired lease intangibles are amortized on a straight-line basis over the related lease term, with any remaining
balance amortized in the period of any early lease termination.
•
Acquired above- and below-market tenant leases are amortized/accreted on a straight line basis over the life of the
related lease and recorded as either an increase (for below-market leases) or a decrease (for above-market leases)
to rental revenue.
•
Acquired above- and below-market ground leases, from which we earn ground rent income, are amortized/
accreted on a straight line basis over the life of the related lease and recorded either as an increase (for below-
market leases) or a decrease (for above-market leases) to rental revenue.
•
Acquired above- and below-market ground leases, for which we incur ground rent expense, are accreted/
amortized over the life of the related lease and recorded either as an increase (for below-market leases) or a
decrease (for above-market leases) to expense.
Real Estate Held for Sale
Properties are classified as held for sale on our consolidated balance sheets when they meet certain requirements, including
the approval of the sale of the property, the marketing of the property for sale, and our expectation that the sale will likely occur
within the next 12 months. Properties classified as held for sale are carried at the lower of their carrying value or fair value less
costs to sell, and we also cease to depreciate the property. As of December 31, 2024 and 2023, we did not have any properties
held for sale.
Dispositions
Recognition of gains or losses from sales of investments in real estate requires that we meet certain revenue recognition
criteria and transfer control of the real estate to the buyer. The gain or loss recorded is measured as the difference between the
sales price, less costs to sell, and the carrying value of the real estate when we sell it. We did not sell any properties during
2024, 2023 and 2022.
Cost Capitalization
Costs incurred during the period of construction of real estate are capitalized. Cost capitalization of development and
redevelopment activities begins during the predevelopment period, which we define as the activities that are necessary to begin
the development of the property. We cease capitalization upon substantial completion of the project, but no later than one year
from cessation of major construction activity. We also cease capitalization when activities necessary to prepare the property for
its intended use have been suspended. Capitalized costs are included in Investment in real estate, gross, on our consolidated
balance sheets. Demolition expenses and repairs and maintenance are recorded as expense when incurred. During 2024, 2023
and 2022, we capitalized $43.2 million, $38.0 million and $59.7 million of costs related to our developments, respectively,
which included $8.7 million, $1.5 million and $9.1 million of capitalized interest, respectively.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
44
Ground Lease
We account for our ground lease, for which we are the lessee, in accordance with Topic 842 "Leases". We classify the
ground lease as an operating lease, and we recognize a right-of-use asset for the land and a lease liability for the future lease
payments. We recognize the lease payments as expense, which is included in Office expenses in our consolidated statements of
operations. See Note 4 for more information regarding this ground lease. See Note 14 for the fair value disclosures related to
the ground lease liability.
Investment in Unconsolidated Fund
As of December 31, 2024 and 2023, we managed and owned an equity interest in one unconsolidated Fund. See Note 6.
We account for our investment in our unconsolidated Fund using the equity method because we have significant influence but
not control over the Fund. Under the equity method, we initially recorded our investment in our Fund at cost, which includes
acquisition basis difference and additional basis for capital raising costs, and subsequently adjust the investment balance for: (i)
our share of the Fund's net income or losses, (ii) our share of the Fund's other comprehensive income or losses, (iii) our cash
contributions to the Fund and (iv) our distributions received from the Fund. If we sell our interest in the Fund, or if the Fund
qualifies for consolidation, we would remove our investment in our unconsolidated Fund from our consolidated balance sheets.
Our investment in our unconsolidated Fund is included in Investment in unconsolidated Fund on the consolidated balance
sheets. Our share of our Fund's accumulated other comprehensive income or losses is included in Accumulated other
comprehensive income (loss) on our consolidated balance sheets. As of December 31, 2024 and 2023, the total investment
basis difference included in our investment balance in our unconsolidated Fund was $4.0 million and $4.1 million, respectively.
Our share of the net income or losses from our Fund is included in Income (loss) from unconsolidated Fund in our consolidated
statements of operations.
We periodically assess whether there has been any impairment that is other than temporary in our investment in our
unconsolidated Fund. An impairment charge would be recorded if events or changes in circumstances indicate that a decline in
the fair value below the carrying value has occurred and the decline is other-than-temporary. Based upon such periodic
assessments, we recorded an impairment charge of $36.2 million during 2023. The impairment charge we recorded during 2023
is included in Income (loss) from unconsolidated Fund on our consolidated statement of operations. We did not record any
impairment charges during 2024 and 2022.
On January 1, 2025, we amended the Fund's operating agreement such that the Fund became a VIE, and as the primary
beneficiary of the VIE we will commence consolidating the JV on January 1, 2025. The results of the consolidated JV will be
included in our operating results from January 1, 2025 and we will no longer account for this investment using the equity
method.
Impairment of Long-Lived Assets
We periodically assess whether there has been any impairment in the carrying value of our properties and whenever events
or changes in circumstances indicate that the carrying value of a property may not be recoverable. An impairment charge
would be recorded if events or changes in circumstances indicate that a decline in the fair value below the carrying value has
occurred and the carrying value is not recoverable. Recoverability of the carrying value of our properties is measured by a
comparison of the carrying value to the undiscounted future cash flows expected to be generated by the property. If the
carrying value exceeds the estimated undiscounted future cash flows, an impairment loss is recorded equal to the difference
between the property's carrying value and its fair value based on the estimated discounted future cash flows. Based upon such
periodic assessments, no impairments occurred during 2024, 2023 or 2022.
Cash and Cash Equivalents
We consider short-term investments with maturities of three months or less when purchased to be cash equivalents.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
45
Revenue Recognition
Rental Revenues and Tenant Recoveries
We account for our rental revenues, and variable lease payments such as tenant recoveries and parking revenues, in
accordance with Topic 842. We adopted a practical expedient which allows us to account for our rental revenues, tenant
recoveries and certain parking revenues on a combined basis. Rental revenues and tenant recoveries from tenant leases are
included in Rental revenues and tenant recoveries on our consolidated statements of operations. Parking revenues are included
in office Parking and other income on our consolidated statements of operations. See "Office parking revenues" disclosure
further below. All of our tenant leases are classified as operating leases. For lease terms exceeding one year, rental income is
recognized on a straight-line basis over the lease term. Rental revenue from month-to-month leases or leases with no scheduled
rent increases or other adjustments is recognized on a monthly basis when earned.
Estimated tenant recoveries for real estate taxes, common area maintenance and other recoverable operating expenses,
which are included in Rental revenues and tenant recoveries on our consolidated statements of operations, are recognized as
revenue on a gross basis in the period that the recoverable expenses are incurred. Subsequent to year-end, in accordance with
our policy, we perform reconciliations on a lease-by-lease basis and bill or credit each tenant for any differences between the
estimated expenses we billed to the tenant and the actual expenses incurred. The amounts billed to tenants during 2024, 2023
and 2022 were not material. Tenant recoveries were $50.1 million, $61.6 million and $58.2 million in 2024, 2023 and 2022,
respectively.
Tenant receivables consist primarily of amounts due for contractual lease payments and reimbursements of common area
maintenance expenses, property taxes, and other costs recoverable from tenants. Deferred rent receivables represent the amount
by which the cumulative straight-line rental revenue recorded to date exceeds the cumulative cash rents billed to date under the
lease agreement.
Lease Terminations
Lease termination fees, which are included in Rental revenues and tenant recoveries on our consolidated statements of
operations, are recognized on a straight line basis over the new remaining lease term when the related lease is canceled. We
recognized lease termination revenue of $2.6 million, $5.2 million and $1.3 million during 2024, 2023 and 2022, respectively.
Tenant Improvements
Tenant improvements constructed, and owned by us, and reimbursed by tenants are recorded as our assets, and the related
revenue, which is included in Rental revenues and tenant recoveries on our consolidated statements of operations, is recognized
over the related lease term. We recognized revenue for reimbursement of tenant improvements of $7.0 million, $5.8 million
and $4.8 million during 2024, 2023 and 2022, respectively.
Collectibility
In accordance with Topic 842, we perform an assessment as to whether or not substantially all of the amounts due under a
tenant’s lease agreement is deemed probable of collection. This assessment involves using a methodology that requires
judgment and estimates about matters that are uncertain at the time the estimates are made, including tenant specific factors,
specific industry conditions, and general economic trends and conditions.
For leases where we have concluded it is probable that we will collect substantially all the lease payments due under those
leases, we continue to record lease income on a straight-line basis over the lease term. For leases where we have concluded that
it is not probable that we will collect substantially all the lease payments due under those leases, we limit the lease income to
the lesser of the income recognized on a straight-line basis or cash basis. We write-off tenant receivables and deferred rent
receivables as a charge against rental revenues and tenant recoveries in the period we conclude that substantially all of the lease
payments are not probable of collection. If we subsequently collect amounts that were previously written off then the amounts
collected are recorded as an increase to our rental revenues and tenant recoveries in the period they are collected. If our
conclusion of collectibility changes, we will record the difference between the lease income that would have been recognized
on a straight-line basis and cash basis as a current-period adjustment to rental revenues and tenant recoveries.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
46
Parking and Other Income
Office Parking Revenues
Our lease contracts generally make a specified number of parking spaces available to the tenant, and we bill and recognize
parking revenues on a monthly basis in accordance with the lease agreements, generally using the monthly parking rates in
effect at the time of billing. Office parking revenues were $94.2 million, $92.2 million and $84.9 million in 2024, 2023 and
2022, respectively, and are included in office Parking and other income on our consolidated statements of operations. Office
parking receivables were $1.2 million and $0.8 million as of December 31, 2024 and 2023, respectively, and are included in
Tenant receivables on our consolidated balance sheets.
Ground Lease Revenues
We own two parcels of land from which we receive rent under ground leases. We account for our ground lease revenues as
operating leases in accordance with Topic 842. Ground lease revenues were $3.4 million, $7.9 million and $2.1 million in
2024, 2023 and 2022, respectively, and are included in office Parking and other income on our consolidated statements of
operations.
Insurance Recoveries
The amount by which insurance recoveries related to property damage exceed any losses recognized from that damage are
recorded as Other income on our consolidated statements of operations when payment has been received or confirmation of the
amount of proceeds has been received.
In January 2020, there was a fire in one of our residential property buildings. We carry comprehensive liability and
property insurance covering all of the properties in our portfolio under blanket insurance policies to cover these kinds of losses.
We recorded $1.3 million and $3.9 million of business interruption revenues during 2023 and 2022, respectively, which is
included in Multifamily rental - Parking and other income on our consolidated statements of operations.
Interest Income
Interest income from our short-term money market fund investments is recognized on an accrual basis. Interest income is
included in Other income on our consolidated statements of operations.
Leasing Costs
We account for our leasing costs in accordance with Topic 842. In accordance with Topic 842, we capitalize initial direct
costs of a lease, which are costs that would not have been incurred had the lease not been executed. Costs to negotiate a lease
that would have been incurred regardless of whether the lease was executed, such as employee salaries, are not considered to be
initial direct costs, and are expensed as incurred.
Loan Costs
Loan costs incurred directly with the issuance of secured notes payable are deferred and amortized to interest expense over
the respective loan or credit facility term. Any unamortized amounts are written off upon early repayment of the secured notes
payable, and the related cost and accumulated amortization are removed from our consolidated balance sheets.
To the extent that a refinancing is considered an exchange of debt with the same lender, we account for loan costs based
upon whether the old debt is determined to be modified or extinguished for accounting purposes. If the old debt is determined
to be modified then we (i) continue to defer and amortize any unamortized deferred loan costs associated with the old debt at
the time of the modification over the new term of the modified debt, (ii) defer and amortize the lender costs incurred in
connection with the modification over the new term of the modified debt, and (iii) expense all other costs associated with the
modification. If the old debt is determined to be extinguished then we (i) write off any unamortized deferred loan costs
associated with the extinguished debt at the time of the extinguishment and remove the related cost and accumulated
amortization from our consolidated balance sheets, (ii) expense all lender costs associated with the extinguishment, and (iii)
defer and amortize all other costs incurred directly in connection with the extinguishment over the term of the new debt.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
47
Deferred loan costs are presented on the consolidated balance sheets as a deduction from the carrying amount of our
secured notes payable. All loan costs expensed and deferred loan costs amortized are included in interest expense in our
consolidated statements of operations. See Note 8 for our loan cost disclosures.
Debt Discounts and Premiums
Debt discounts and premiums related to recording debt assumed in connection with property acquisitions at fair value are
generally amortized and accreted, respectively, over the remaining term of the related loan, which approximates the effective
interest method. The amortization/accretion is included in interest expense in our consolidated statements of operations.
Derivative Contracts
We make use of interest rate swap and cap contracts to manage the risk associated with changes in interest rates on our
floating-rate debt and to satisfy certain lender requirements. When we enter into a floating-rate term loan, we generally enter
into an interest rate swap agreement for the equivalent principal amount, for a period covering the majority of the loan term,
which effectively converts our floating-rate debt to a fixed-rate basis during that time. We also enter into interest rate cap
agreements from time to time to cap the interest rates on our floating rate loans. We may enter into derivative contracts that are
intended to hedge certain economics risks, even though hedge accounting does not apply or we elect to not apply hedge
accounting. We do not speculate in derivatives and we do not make use of any other derivative instruments.
When entering into derivative agreements, we generally elect to designate them as cash flow hedges for accounting
purposes. Changes in fair value of hedging instruments designated as cash flow hedges are recorded in accumulated other
comprehensive income (loss) (AOCI), which is a component of equity outside of earnings. For our Fund's hedging instruments
designated as cash flow hedges, we record our share of the changes in fair value of the hedging instrument in AOCI. Amounts
recorded in AOCI related to our designated hedges are reclassified to Interest expense as interest payments are made on the
hedged floating rate debt. Amounts reported in AOCI related to our Fund's hedges are reclassified to Income (loss) from
unconsolidated Fund, as interest payments are made by our Fund on its hedged floating rate debt.
Our derivatives are included in Interest rate contract assets and Interest rate contract liabilities on our consolidated balance
sheets at fair value, on a gross basis, excluding accrued interest. The accrued interest is included in Interest Payable, accounts
payable and deferred revenue on our consolidated balance sheets. Our share of the fair value of our Fund's derivatives is
included in Investment in unconsolidated Fund on our consolidated balance sheets. See Note 10 for our derivative disclosures.
Stock-Based Compensation
We account for stock-based compensation, which includes grants of LTIP Units to certain employees and non-employee
directors, using the fair value method of accounting. The estimated fair value of the awards is based upon the market value of
our common stock on the grant date and a discount for post-vesting restrictions. The estimated fair value of LTIP Units
granted, net of estimated forfeitures, is amortized over the vesting period, which is based upon service. See Note 13 for our
stock-based compensation disclosures.
EPS
We calculate basic EPS by dividing the net income (loss) attributable to common stockholders for the period by the
weighted average number of common shares outstanding during the respective period. We calculate diluted EPS by dividing
the net income (loss) attributable to common stockholders for the period by the weighted average number of common shares
and dilutive instruments outstanding during the respective period using the treasury stock method. Unvested LTIP Units
contain non-forfeitable rights to dividends and we account for them as participating securities and include them in the
computation of basic and diluted EPS using the two-class method. See Note 12 for our EPS disclosures.
Segment Information
Segment information is prepared on the same basis that our chief operating decision maker (CODM) reviews information
to assess performance and make resource allocation decisions. We operate two business segments: the acquisition,
development, ownership and management of office real estate, and the acquisition, development, ownership and management of
multifamily real estate. The services for our office segment include primarily rental of office space and other tenant services,
including parking and storage space rental. The services for our multifamily segment include primarily rental of apartments and
other tenant services, including parking and storage space rental. See Note 15 for our segment disclosures.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
48
Income Taxes
We have elected to be taxed as a REIT under the Code, commencing with our initial taxable year ended December 31,
2006. To qualify as a REIT, we are required (among other things) to distribute at least 90% of our REIT taxable income to our
stockholders and meet various other requirements imposed by the Code relating to matters such as operating results, asset
holdings, distribution levels and diversity of stock ownership. Provided that we qualify 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 qualify 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 the regular corporate rate.
We have elected to treat one of our subsidiaries as a TRS, which generally may engage in any business, including the
provision of customary or non-customary services to our tenants. A TRS is treated as a regular corporation and is subject to
federal income tax and applicable state income and franchise taxes at regular corporate rates. Our TRS did not have significant
tax provision or deferred income tax items for 2024, 2023 or 2022. Our subsidiaries (other than our TRS), including our
Operating Partnership, are partnerships, disregarded entities, QRSs or REITs, as applicable, for federal income tax purposes.
Under applicable federal and state income tax rules, the allocated share of net income or loss from disregarded entities or flow-
through entities is reportable in the income tax returns of the respective owners. Accordingly, no income tax provision is
included in our consolidated financial statements for these entities.
New Accounting Pronouncements
Changes to US GAAP are implemented by the FASB in the form of ASUs. We consider the applicability and impact of all
ASUs. Other than the ASUs discussed below, the FASB has not issued any other ASUs that we expect to be applicable and
have a material impact on our consolidated financial statements.
ASUs Adopted
ASU 2023-07 "Improvements to Reportable Segment Disclosures" (Topic 280 - "Segment Reporting")
In November 2023, the FASB issued ASU No. 2023-07, which provides guidance on improvements to reportable segment
disclosures, primarily through enhanced disclosures about significant segment expenses. The ASU is effective for fiscal years
beginning after December 15, 2023 and interim periods within fiscal years beginning after December 15, 2024. The
requirements in the ASU should be applied on a retrospective basis. We adopted the ASU for our fiscal year ended December
31, 2024 and provided additional segment disclosures. See Note 15.
ASUs Not Yet Adopted
ASU 2024-03 "Disaggregation of Income Statement Expenses" (Subtopic 220-40 "Income Statement—Reporting
Comprehensive Income—Expense Disaggregation Disclosures)
In November 2024, the FASB issued ASU No. 2024-03, which provides guidance on disaggregation of income statement
expenses. The ASU is effective for fiscal years beginning after December 15, 2026 and interim periods within fiscal years
beginning after December 15, 2027. The requirements in the ASU should be applied on a prospective or retrospective basis.
We expect to provide additional disclosures regarding our expenses in our future financial statement disclosures when we adopt
the ASU.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
49
3. Investment in Real Estate
The table below summarizes our investment in real estate:
(In thousands)
December 31, 2024
December 31, 2023
Land
$
1,185,977
$
1,185,977
Buildings and improvements(1)
10,190,502
10,142,410
Tenant improvements and lease intangibles
1,032,373
1,020,988
Property under development(1)
86,400
56,439
Investment in real estate, gross
$
12,495,252
$
12,405,814
__________________________________________________________________________________
(1) Property under development balances transferred to Building and improvements for real estate placed into
service were $13.3 million and $51.6 million during 2024 and 2023, respectively.
2022 Property Acquisition
Acquisition of 1221 Ocean Avenue
On April 26, 2022, we paid $330 million, excluding acquisition costs, to acquire a luxury multifamily apartment
building with 120 units, located at 1221 Ocean Avenue in Santa Monica. We acquired the property through a new
consolidated JV that we manage and in which we own a 55% interest. We accounted for the acquisition as an asset
acquisition and the acquired property's operating results are included in our consolidated operating results from the date of
acquisition. The table below summarizes the purchase price allocation for the acquisition. The contract price and the
purchase price allocation total in the table below differ due to acquisition costs, prorations and similar adjustments:
(In thousands)
Purchase Price
Allocation
Land
$
22,086
Buildings and improvements
319,666
Tenant improvements and lease intangibles
8,879
Acquired below-market leases
(18,542)
Other liabilities assumed
(1,619)
Net assets and liabilities acquired
$
330,470
Barrington Plaza
During the second quarter of 2023, we removed our Barrington Plaza Apartments property in Los Angeles from the
rental market. In connection with the removal of the aforementioned property from the rental market, we accelerated and
recorded additional depreciation expense of $82.1 million during 2023, which is included in Depreciation and amortization
on our consolidated statements of operations.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
50
4. Ground Lease
We pay rent under a ground lease located in Honolulu, Hawaii, which expires on December 31, 2086. The rent is fixed at
$733 thousand per year until February 28, 2029, after which it will reset to the greater of the existing ground rent or the market
rent at that time.
As of December 31, 2024, the ground lease right-of-use asset carrying value was $7.4 million, and the ground lease
liability was $10.8 million. Ground rent expense, which is included in Office expenses on our consolidated statements of
operations, was $733 thousand during 2024, 2023 and 2022.
The table below, which assumes that the ground rent payments will continue to be $733 thousand per year after
February 28, 2029, presents the future minimum ground lease payments as of December 31, 2024:
Year ending December 31,
(In thousands)
2025
$
733
2026
733
2027
733
2028
733
2029
733
Thereafter
41,780
Total future minimum ground lease payments
$
45,445
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
51
5. Acquired Lease Intangibles
Summary of our Acquired Lease Intangibles
(In thousands)
December 31, 2024
December 31, 2023
Above-market tenant leases
$
4,338 $
4,541
Above-market tenant leases - accumulated amortization
(2,694)
(2,430)
Above-market ground lease where we are the lessor
1,152
1,152
Above-market ground lease - accumulated amortization
(309)
(292)
Acquired lease intangible assets, net
$
2,487 $
2,971
Below-market tenant leases
$
34,704 $
48,008
Below-market tenant leases - accumulated accretion
(23,373)
(28,170)
Acquired lease intangible liabilities, net
$
11,331 $
19,838
Impact on the Consolidated Statements of Operations
The table below summarizes the net amortization/accretion related to our above- and below-market leases:
Year Ended December 31,
(In thousands)
2024
2023
2022
Net accretion of above- and below-market tenant lease assets and liabilities(1)
$
8,040
$
10,978
$
11,272
Amortization of an above-market ground lease asset(2)
(17)
(17)
(17)
Total
$
8,023
$
10,961
$
11,255
_______________________________________________________________________________________
(1) Recorded as a net increase to office and multifamily rental revenues.
(2) Recorded as a decrease to office parking and other income.
The table below presents the future net accretion related to our above- and below-market leases at December 31, 2024.
Year ending December 31,
Net increase
(decrease) to
revenues
(In thousands)
2025
$
5,331
2026
2,547
2027
1,295
2028
743
2029
184
Thereafter
(1,256)
Total
$
8,844
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
52
6. Investment in Unconsolidated Fund
Description of our Fund
As of December 31, 2024, we managed and owned an equity interest of 74.0% in an unconsolidated Fund, Partnership X,
through which we and another investor in the Fund owned two office properties totaling 0.4 million square feet. During 2022
and 2023, we owned an equity interest of 33.5% in the Fund. On December 31, 2023, we purchased an additional 20.2% equity
interest in the Fund which increased our equity interest in the Fund to 53.8%. On February 29, 2024, we purchased an
additional 20.2% equity interest in the Fund which increased our equity interest in the Fund to 74.0%.
Partnership X pays us fees and reimburses us for certain expenses related to property management and other services we
provide, which are included in Other income on our consolidated statements of operations. We also receive distributions based
on invested capital and on any profits that exceed certain specified cash returns to the investors. The table below presents the
cash distributions we received from Partnership X:
Year Ended December 31,
(In thousands)
2024
2023
2022
Operating distributions received
$
1,224
$
1,288
$
1,224
Capital distributions received
269
80
1,919
Total distributions received
$
1,493
$
1,368
$
3,143
Summarized Financial Information for Partnership X
The tables below present selected financial information for Partnership X. The amounts presented reflect 100% (not our
pro-rata share) of the amounts related to the Fund, and are based upon historical book value:
(In thousands)
December 31, 2024
December 31, 2023
Total assets
$
145,626 $
146,945
Total liabilities
$
118,825 $
118,822
Total equity
$
26,801 $
28,123
Year Ended December 31,
(In thousands)
2024
2023
2022
Total revenues
$
18,016 $
19,879 $
18,561
Operating income
$
4,519 $
6,224 $
5,722
Net income
$
2,800 $
4,190 $
3,158
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
53
7. Other Assets
(In thousands)
December 31, 2024
December 31, 2023
Prepaid expenses, note receivable and other(1)
$
124,430 $
26,818
Deposit with lender(2)
14,072
13,440
Furniture, fixtures and equipment, net
6,833
7,014
Indefinite-lived intangibles
1,988
1,988
Total other assets
$
147,323 $
49,260
_______________________________________________________________________
(1) Includes a note receivable that we purchased during December 2024 through a consolidated JV. The
note receivable is secured by a property. In January 2025, the respective JV received the title to the property.
See Note 18.
(2) In connection with the Barrington Plaza loan, we deposited cash into an interest-bearing collateral
account with the lender. See our debt disclosures in Note 8 (note 7 to the table) for more detail regarding the
loan and the cash deposited.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
54
8. Secured Notes Payable, Net
Description
Maturity
Date(1)
Principal
Balance as of
December 31,
2024
Principal
Balance as of
December 31,
2023
Variable
Interest Rate
Fixed
Interest
Rate(2)
Swap
Maturity
Date
(In thousands)
Consolidated Wholly-Owned Subsidiaries
Term loan(3)(4)
3/3/2025
$
335,000 $
335,000
SOFR + 1.41%
N/A
N/A
Fannie Mae loan(3)
4/1/2025
102,400
102,400
SOFR + 1.36%
N/A
N/A
Term loan(3)
8/15/2026
415,000
415,000
SOFR + 1.20%
3.07%
8/1/2025
Term loan(3)(5)
9/19/2026
366,000
400,000
SOFR + 1.25%
N/A
N/A
Term loan(3)(6)
9/26/2026
200,000
200,000
SOFR + 1.30%
N/A
N/A
Term loan(3)(6)
11/1/2026
400,000
400,000
SOFR + 1.25%
N/A
N/A
Fannie Mae loan(3)(7)
6/1/2027
550,000
550,000
SOFR + 1.48%
N/A
N/A
Term loan(3)
5/18/2028
300,000
300,000
SOFR + 1.51%
2.21%
6/1/2026
Term loan(3)
1/1/2029
300,000
300,000
SOFR + 1.56%
2.66%
1/1/2027
Fannie Mae loan(3)
6/1/2029
255,000
255,000
SOFR + 1.09%
3.26%
6/1/2027
Fannie Mae loan(3)
6/1/2029
125,000
125,000
SOFR + 1.09%
3.25%
6/1/2027
Fannie Mae loan(3)(8)
8/1/2033
350,000
350,000
SOFR + 1.37%
N/A
N/A
Term loan(9)
6/1/2038
26,739
27,640
N/A
4.55%
N/A
Total Wholly-Owned Subsidiary Debt
3,725,139
3,760,040
Consolidated JVs
Term Loan(10)
N/A
—
400,000
N/A
N/A
N/A
Term loan(3)
5/15/2027
450,000
450,000
SOFR + 1.45%
2.26%
4/1/2025
Term loan(3)
8/19/2028
625,000
625,000
SOFR + 1.45%
2.12%
6/1/2025
Term loan(3)(11)
12/11/2028
325,000
—
SOFR + 2.50%
6.36%
1/5/2028
Term loan(3)(12)
4/26/2029
175,000
175,000
SOFR + 1.25%
3.90%
5/1/2026
Fannie Mae loan(3)
6/1/2029
160,000
160,000
SOFR + 1.09%
3.25%
7/1/2027
Term loan(13)
1/9/2030
61,750
—
N/A
6.00%
N/A
Total Consolidated Debt(14)
5,521,889
5,570,040
Unamortized loan premium, net(15)
2,754
3,087
Unamortized deferred loan costs, net(16)
(26,621)
(29,956)
Total Consolidated Debt, net
$
5,498,022 $
5,543,171
_____________________________________________________
Except as noted below, our loans: (i) are non-recourse, (ii) are secured by separate collateral pools consisting of one or more properties and
other collateral, (iii) require interest-only monthly payments with the outstanding principal due upon maturity, and (iv) contain certain
financial covenants which could require us to deposit excess cash flow with the lender under certain circumstances unless we (at our option)
either provide a guarantee or additional collateral or pay down the loan within certain parameters set forth in the loan documents. Certain
loans with maturity date extension options require us to meet minimum financial thresholds in order to extend the loan maturity date.
(1)
Maturity dates include extension options.
(2)
Effective rate as of December 31, 2024. Includes the effect of interest rate swaps (if applicable) and excludes the effect of prepaid loan
fees and loan premiums. See Note 10 for details of our interest rate swaps. See further below for details of our loan costs and loan
premiums.
(3)
The loan agreement includes a zero-percent SOFR floor. If the loan is swap-fixed then the related swaps do not include such a floor.
(4)
We are currently in the process of negotiating an amendment and extension of this loan. If the amendment is not finalized by the due
date, the holding period and carrying value for the asset encumbered by the loan may be affected.
(5)
During September 2024, we paid the loan principal down by $34.0 million in order to meet a minimum financial threshold to exercise an
extension option. The related swaps expired during September 2024.
(6)
The swaps expired on October 1, 2024.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
55
(7)
The loan is secured by four residential properties. A portion of the loan totaling $472 million has a lender-required out-of-the-money
interest rate cap at a weighted average of 8.99% until July 2026. For the portion of the loan relating to Barrington Plaza, in connection
with the redevelopment of that property, the lender is treating the debt as a construction loan and we signed a construction completion
guarantee in January 2024. See "Guarantees" in Note 17. The lender also required a $13.3 million cash deposit, which we placed into an
interest-bearing collateral account during 2023. The lender will return the deposit at the earlier of August 2026 or when the loan is paid
in full. The deposit is included in Other assets in our consolidated balance sheets. See Note 7.
(8)
The loan has a lender-required out-of-the-money interest rate cap at an interest rate of 7.84% until August 2026.
(9)
The loan requires monthly payments of principal and interest. The principal amortization is based upon a 30-year amortization schedule.
(10) We paid off the loan during the fourth quarter of 2024.
(11) We closed this loan during December 2024. The interest rate is SOFR + 2.5% and we used interest rate swaps to swap fix the rate at
6.36%. The swaps are effective on January 6, 2025. The loan requires monthly payments of principal and interest for twelve months
commencing on January 5, 2028 based upon a 25-year principal amortization schedule.
(12) We guaranteed the portion of the loan principal that would need to be paid down in order to meet the minimum debt yield in the loan
agreement. See "Guarantees" in Note 17.
(13) We closed the loan during December 2024. The interest rate is fixed at 6% until July 8, 2027 and then increases to 6.25% for the
remaining loan term.
(14) The table does not include our unconsolidated Fund's loan - see "Guarantees" in Note 17. See Note 14 for our debt fair value
disclosures.
(15) Balances are net of accumulated amortization of $1.4 million and $4.1 million at December 31, 2024 and December 31, 2023,
respectively.
(16) Balances are net of accumulated amortization of $56.9 million and $56.0 million at December 31, 2024 and December 31, 2023,
respectively.
Debt Statistics
The table below summarizes our consolidated fixed and floating rate debt:
(In thousands)
Principal Balance as
of December 31, 2024
Principal Balance as
of December 31, 2023
Aggregate swap-fixed rate loans
$
3,130,000 $
3,805,000
Aggregate fixed rate loans
88,489
27,640
Aggregate capped rate loans
822,000
822,000
Aggregate floating rate loans
1,481,400
915,400
Total Debt
$
5,521,889 $
5,570,040
The table below summarizes certain consolidated debt statistics as of December 31, 2024:
Statistics for consolidated loans with interest fixed under the terms of the loan or a swap
Principal balance (in billions)
$3.22
Weighted average remaining life (including extension options)
3.5 years
Weighted average remaining fixed interest period
1.5 years
Weighted average annual interest rate
3.18%
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
56
Future Principal Payments
At December 31, 2024, the minimum future principal payments due on our consolidated secured notes payable were as
follows:
Year ending December 31:
Including Maturity
Extension Options(1)
(In thousands)
2025
$
438,343
2026
1,381,987
2027
1,001,033
2028
1,251,081
2029
1,016,131
Thereafter
433,314
Total future principal payments
$
5,521,889
____________________________________________
(1) Some of our loan agreements require that we meet certain minimum financial thresholds to be able
to extend the loan maturity.
Loan Premium and Loan Costs
The table below presents loan premium and loan costs, which are included in Interest expense on our consolidated
statements of operations:
Year Ended December 31,
(In thousands)
2024
2023
2022
Loan premium amortized and written off
$
(333) $
(460) $
(460)
Deferred loan costs amortized and written off
9,335
8,858
7,943
Loan costs expensed
168
210
117
Total
$
9,170
$
8,608
$
7,600
9. Interest Payable, Accounts Payable and Deferred Revenue
(In thousands)
December 31, 2024
December 31, 2023
Interest payable
$
19,584 $
18,647
Accounts payable and accrued liabilities
60,131
61,767
Deferred revenue
51,296
50,823
Total interest payable, accounts payable and deferred revenue
$
131,011 $
131,237
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
57
10. Derivative Contracts
Derivative Summary
The table below summarizes our derivative contracts as of December 31, 2024:
Number of Interest
Rate Swaps
Notional
(In thousands)
Derivatives Designated as Cash Flow Hedges:
Consolidated derivatives - swaps(1)(2)(3)
22
$
3,130,000
Consolidated derivatives - caps(2)(3)
5
$
822,000
Unconsolidated Fund's derivatives - swaps(2)(3)(4)
2
$
115,000
___________________________________________________
(1) The notional amount reflects 100%, not our pro-rata share, of our consolidated JVs' derivatives. See Note 8
for more information about our hedged consolidated debt.
(2) Our derivative contracts do not provide for right of offset between derivative contracts.
(3) See Note 14 for our derivative fair value disclosures.
(4) The notional amount reflects 100%, not our pro-rata share, of our unconsolidated Fund's derivatives. See Note
6 for more information about our Fund, including our equity interest percentage. See "Guarantees" in Note 17
for more information about our Fund's hedged debt.
Counterparty Credit Risk
We are subject to credit risk from the counterparties on our interest rate swap and cap contract assets because we do not
receive collateral. We seek to minimize that risk by entering into agreements with a variety of counterparties with investment
grade ratings. The fair value of our interest rate swap and cap contract assets, including accrued interest and excluding credit
risk adjustments, was as follows:
(In thousands)
December 31, 2024
December 31, 2023
Consolidated derivatives(1)
$
85,420 $
184,700
Unconsolidated Fund's derivatives(2)
$
6,839 $
9,643
___________________________________________________
(1) The amounts reflect 100%, not our pro-rata share, of our consolidated JVs' derivatives.
(2) The amounts reflect 100%, not our pro-rata share, of our unconsolidated Fund's derivatives. For more
information about our Fund, including our equity interest percentage, see Note 6.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
58
Impact of Hedges on AOCI and the Consolidated Statements of Operations
The table below presents the effect of our derivatives on our AOCI and the consolidated statements of operations:
(In thousands)
Year Ended December 31,
2024
2023
2022
Derivatives Designated as Cash Flow Hedges:
Consolidated derivatives:
Gains recorded in AOCI before reclassifications(1)
$
47,896 $
45,364 $
326,396
Gains reclassified from AOCI to Interest expense(1)
$ (140,615) $ (144,318) $
(4,287)
Interest expense presented on the consolidated statements of operations
$ (229,442) $ (209,468) $ (150,185)
Unconsolidated Fund's derivatives (our share)(2):
Gains recorded in AOCI before reclassifications(1)
$
5,417 $
585 $
3,780
Gains reclassified from AOCI to Income (loss) from unconsolidated
Fund(1)
$
(3,663) $
(1,662) $
(341)
Income (loss) from unconsolidated Fund presented on the consolidated
statements of operations
$
2,593 $
(34,643) $
1,224
Derivatives Not Designated as Cash Flow Hedges:
Consolidated derivatives:
Loss recorded as interest expense(3)
$
— $
— $
38
__________________________________________________
(1) See Note 11 for our AOCI reconciliation.
(2) We calculate our share by multiplying the total amount for the Fund by our equity interest in the Fund. For more
information about our Fund, including our equity interest percentage, see Note 6.
(3) Gains and losses from non-designated interest rate caps offset each other during the periods presented. The respective
caps expired on July 1, 2023.
Future Reclassifications from AOCI
At December 31, 2024, our estimate of the AOCI related to derivatives designated as cash flow hedges that will be
reclassified to earnings during the next year is as follows:
(In thousands)
Consolidated derivatives:
Gains to be reclassified from AOCI to Interest Expense
$
51,246
Unconsolidated Fund's derivatives (our share)(1):
Gains to be reclassified from AOCI to Income (loss) from unconsolidated Fund
$
2,845
______________________________________________
(1) We calculate our share by multiplying the total amount for our Fund by our equity interest in the Fund. For
more information about our Fund, including our equity interest percentage, see Note 6.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
59
11. Equity
Transactions
During 2024:
•
We entered into a new consolidated JV in December 2024 that we manage and in which we own a 30% interest.
•
We acquired 229 thousand OP Units in exchange for issuing an equal number of shares of our common stock to the
holders of the OP Units.
•
We acquired 9 thousand OP Units for $138 thousand in cash.
During 2023:
•
We repurchased 9.1 million shares of our common stock for $109.1 million in cash, excluding transaction costs, in
open market transactions. The average purchase price was $12.03 per share.
•
We acquired 468 thousand OP Units in exchange for issuing an equal number of shares of our common stock to the
holders of the OP Units.
•
We acquired 209 thousand OP Units for $2.4 million in cash.
During 2022:
•
We acquired 281 thousand OP Units in exchange for issuing an equal number of shares of our common stock to the
holders of the OP Units.
•
We acquired 10 thousand OP Units for $337 thousand in cash.
•
We acquired a multifamily apartment building through a new consolidated JV that we manage and in which we own a
55% interest. See Note 3 for more information regarding the property we purchased. We contributed $99.0 million to
the JV and an outside investor contributed $81.0 million to the JV.
Noncontrolling Interests
Our noncontrolling interests consist of interests in our Operating Partnership and consolidated JVs which are not owned by
us. As of December 31, 2024, noncontrolling interests in our Operating Partnership owned 35.5 million OP Units and fully-
vested LTIP Units, which represented approximately 17.5% of our Operating Partnership's total outstanding interests, and we
owned 167.4 million OP Units (to match our 167.4 million shares of outstanding common stock), which represented
approximately 82.5% of our Operating Partnership's total outstanding interests.
A share of our common stock, an OP Unit and an LTIP Unit (once vested and booked up) have essentially the same
economic characteristics, sharing equally in the distributions from our Operating Partnership. Investors who own OP Units
have the right to cause our Operating Partnership to acquire their OP Units for an amount of cash per unit equal to the market
value of one share of our common stock at the date of acquisition, or, at our election, exchange their OP Units for shares of our
common stock on a one-for-one basis. LTIP Units have been granted to our employees and non-employee directors as part of
their compensation. These awards generally vest over a service period and once vested can generally be converted to OP Units
provided our stock price increases by more than a specified hurdle.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
60
Changes in our Ownership Interest in our Operating Partnership
The table below presents the effect on our equity from net income (loss) attributable to common stockholders and changes
in our ownership interest in our Operating Partnership:
Year Ended December 31,
(In thousands)
2024
2023
2022
Net income (loss) attributable to common stockholders
$
23,517
$
(42,706) $
97,145
Transfers from noncontrolling interests:
Exchange of OP Units with noncontrolling interests
3,503
7,741
4,600
Repurchases of OP Units from noncontrolling interests
(4)
1,054
(176)
Net transfers from noncontrolling interests
3,499
8,795
4,424
Change from net income (loss) attributable to common
stockholders and transfers from noncontrolling interests
$
27,016
$
(33,911) $
101,569
AOCI Reconciliation(1)
The table below presents a reconciliation of our AOCI, which consists solely of adjustments related to derivatives
designated as cash flow hedges:
Year Ended December 31,
(In thousands)
2024
2023
2022
Accumulated Other Comprehensive Income (Loss) - Beginning balance
$
115,917 $
187,063 $
(38,774)
Consolidated derivatives:
Other comprehensive income before reclassifications
47,896
45,364
326,396
Reclassification of gains from AOCI to Interest Expense
(140,615)
(144,318)
(4,287)
Unconsolidated Fund's derivatives (our share)(2):
Other comprehensive income before reclassifications
5,417
585
3,780
Reclassification of gains from AOCI to Income (loss) from
unconsolidated Fund
(3,663)
(1,662)
(341)
Net current period OCI
(90,965)
(100,031)
325,548
OCI attributable to noncontrolling interests
29,965
28,885
(99,711)
OCI attributable to common stockholders
(61,000)
(71,146)
225,837
Accumulated Other Comprehensive Income - Ending balance
$
54,917 $
115,917 $
187,063
__________________________________________________
(1) See Note 10 for the details of our derivatives and Note 14 for our derivative fair value disclosures.
(2) We calculate our share by multiplying the total amount for our Fund by our equity interest in the Fund. For more
information about our Fund, including our equity interest percentage, see Note 6.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
61
Dividends (unaudited)
Our common stock dividends paid during 2024 are classified for federal income tax purposes as follows:
Record Date
Paid Date
Dividend
Per Share
Ordinary
Income %
Capital Gain
%
Return of
Capital %
Section 199A
Dividend %
12/29/2023
1/17/2024
$
0.19
5.0 %
— %
95.0 %
5.0 %
3/28/2024
4/16/2024
0.19
5.0 %
— %
95.0 %
5.0 %
6/28/2024
7/16/2024
0.19
5.0 %
— %
95.0 %
5.0 %
9/30/2024
10/16/2024
0.19
5.0 %
— %
95.0 %
5.0 %
Total / Weighted Average
$
0.76
5.0 %
— %
95.0 %
5.0 %
12. EPS
The table below presents the calculation of basic and diluted EPS:
Year Ended December 31,
2024
2023
2022
Numerator (In thousands):
Net income (loss) attributable to common stockholders
$
23,517 $
(42,706) $
97,145
Allocation to participating securities: Unvested LTIP Units
(1,377)
(1,191)
(912)
Net income (loss) attributable to common stockholders - basic and diluted
$
22,140 $
(43,897) $
96,233
Denominator (In thousands):
Weighted average shares of common stock outstanding - basic and diluted(1)
167,389
169,597
175,756
Net income (loss) per common share - basic and diluted
$
0.13 $
(0.26) $
0.55
____________________________________________________
(1) Outstanding OP Units and vested LTIP Units are not included in the denominator in calculating diluted EPS, even though
they may be exchanged under certain conditions for common stock on a one-for-one basis, because their associated net
income or loss (equal on a per unit basis to the Net income or loss per common share - diluted) was already deducted in
calculating Net income (loss) attributable to common stockholders. Accordingly, any exchange would not have any
effect on diluted EPS. The table below presents the weighted average OP Units and vested LTIP Units outstanding for
the respective periods:
Year Ended December 31,
(In thousands)
2024
2023
2022
OP Units
31,452
30,931
29,756
Vested LTIP Units
2,237
1,585
1,120
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
62
13. Stock-Based Compensation
Stock Incentive Plan
Plan description
The Douglas Emmett, Inc. 2016 Omnibus Stock Incentive Plan, as amended, our stock incentive plan (our "2016 Plan"),
permits us to make grants of incentive stock options, non-qualified stock options, stock appreciation rights, deferred stock
awards, restricted stock awards, dividend equivalent rights and other stock-based awards. On May 24, 2023, our stockholders
approved an amendment to the 2016 Plan to, among other things, increase the number of common shares for future awards by
19.0 million. We had an aggregate of 12.7 million shares available for grant as of December 31, 2024. Awards such as LTIP
Units, deferred stock and restricted stock, which deliver the full value of the underlying shares, are counted against the Plan
limits as two shares. Awards such as stock options and stock appreciation rights are counted as one share. The number of
shares reserved under our 2016 Plan is also subject to adjustment in the event of a stock split, stock dividend or other change in
our capitalization. Shares of stock underlying any awards that are forfeited, canceled or otherwise terminated (other than by
exercise) are added back to the shares of stock available for future issuance under the 2016 Plan. For options exercised, our
policy is to issue common stock on a net settlement basis - net of the exercise price and related taxes.
Plan administration
Our 2016 Plan is administered by the compensation committee of our board of directors. The compensation committee
may interpret our Plan and make all determinations necessary or desirable for the administration of our Plan. The committee
has full power and authority to select the participants to whom awards will be granted, to make any combination of awards to
participants, to accelerate the exercisability or vesting of any award and to determine the specific terms and conditions of each
award, subject to the provisions of our Plan. All officers, employees, directors and other key personnel (including consultants
and prospective employees) are eligible to participate in our 2016 Plan.
LTIP Units
We have made certain awards in the form of a separate series of units of limited partnership interests in our Operating
Partnership called LTIP Units, which can be granted either as free-standing awards or in tandem with other awards under our
2016 Plan. Our LTIP Units are valued by reference to the value of our common stock at the time of grant, and are subject to
such conditions and restrictions as the compensation committee may determine, including continued employment or service,
and/or achievement of pre-established performance goals, financial metrics and other objectives. Once vested, LTIP Units can
generally be converted to OP Units on a one for one basis, provided our stock price increases by more than a specified hurdle.
Employee Awards
We grant stock-based compensation in the form of LTIP Units as a part of our annual incentive compensation to various
employees each year, a portion which vests at the date of grant, and the remainder which vests in three equal annual
installments over the three calendar years following the grant date. Compensation expense for LTIP Units which are not vested
at the grant date is recognized on a straight-line basis over the requisite service period for each separately vesting portion of the
award. We have also made long-term grants in the form of LTIP Units to certain employees, which generally vest in equal
annual installments over four to five calendar years following the grant date, and some of these grants include a portion which
vests at the date of grant. In aggregate, we granted 1.9 million, 2.2 million, and 2.2 million LTIP Units to employees during
2024, 2023 and 2022, respectively.
Non-Employee Director Awards
As annual fees for their services, each of our non-employee directors receives a grant of LTIP Units that vests on a
quarterly basis during the year the services are rendered, which is the calendar year following the grant date. In aggregate, we
granted 94 thousand, 146 thousand, and 134 thousand LTIP Units to our non-employee directors during 2024, 2023 and 2022,
respectively.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
63
Compensation Expense
See Note 2 regarding our accounting policy for stock based compensation. At December 31, 2024, the total unrecognized
stock-based compensation expense for unvested LTIP Unit awards was $19.1 million, which will be recognized over a
weighted-average term of 2 years. The table below presents our stock-based compensation expense:
Year Ended December 31,
(In thousands)
2024
2023
2022
Stock-based compensation expense, net
$
21,038
$
19,834
$
21,025
Capitalized stock-based compensation
$
6,139
$
6,016
$
5,479
Stock-Based Award Activity
The table below presents our unvested LTIP Units activity:
Unvested LTIP Units:
Number of
Units
(Thousands)
Weighted
Average
Grant Date
Fair Value
Grant Date
Fair Value
(Thousands)
Outstanding at December 31, 2021
1,015 $
25.17
Granted
2,310 $
11.69 $
26,987
Vested
(1,705) $
15.72 $
26,794
Forfeited
(20) $
29.20 $
587
Outstanding at December 31, 2022
1,600 $
15.73
Granted
2,384 $
10.89 $
25,959
Vested
(1,970) $
12.97 $
25,555
Forfeited
(17) $
18.70 $
327
Outstanding at December 31, 2023
1,997 $
12.64
Granted
1,945 $
14.38 $
27,970
Vested
(1,948) $
13.85 $
26,991
Forfeited
(49) $
14.65 $
714
Outstanding at December 31, 2024
1,945 $
13.12
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
64
14. Fair Value of Financial Instruments
Our estimates of the fair value of financial instruments were determined using available market information and widely
used valuation methods. Considerable judgment is necessary to interpret market data and determine an estimated fair
value. The use of different market assumptions or valuation methods may have a material effect on the estimated fair values.
The FASB fair value framework hierarchy distinguishes between assumptions based on market data obtained from sources
independent of the reporting entity, and the reporting entity’s own assumptions about market-based inputs. The hierarchy is as
follows:
Level 1 - inputs utilize unadjusted quoted prices in active markets for identical assets or liabilities.
Level 2 - inputs are observable either directly or indirectly for similar assets and liabilities in active markets.
Level 3 - inputs are unobservable assumptions generated by the reporting entity.
As of December 31, 2024, we did not have any fair value estimates of financial instruments using Level 3 inputs.
Financial instruments disclosed at fair value
Short term financial instruments
The carrying amounts for cash and cash equivalents, tenant receivables, interest payable, accounts payable, security
deposits and dividends payable approximate fair value because of the short-term nature of these instruments.
Secured notes payable
See Note 8 for the details of our secured notes payable. We estimate the fair value of our consolidated secured notes
payable by calculating the credit-adjusted present value of the principal and interest payments for each secured note payable.
The calculation incorporates observable market interest rates which we consider to be Level 2 inputs, assumes that the loans
will be outstanding through maturity, and includes any maturity extension options. The table below presents the estimated fair
value and carrying value of our secured notes payable, the carrying value includes unamortized loan premium and excludes
unamortized deferred loan fees:
(In thousands)
December 31, 2024
December 31, 2023
Fair value
$
5,429,586 $
5,484,032
Carrying value
$
5,524,643 $
5,573,127
Ground lease liability
See Note 4 for the details of our ground lease. We estimate the fair value of our ground lease liability by calculating the
present value of the future lease payments disclosed in Note 4 using our incremental borrowing rate. The calculation
incorporates observable market interest rates which we consider to be Level 2 inputs. The table below presents the estimated
fair value and carrying value of our ground lease liability:
(In thousands)
December 31, 2024
December 31, 2023
Fair value
$
3,764 $
4,496
Carrying value
$
10,822 $
10,836
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
65
Financial instruments measured at fair value on a recurring basis
Derivative instruments
See Note 10 for the details of our derivatives. We present our derivatives on our consolidated balance sheets at fair value,
on a gross basis, excluding accrued interest. We estimate the fair value of our derivative instruments by calculating the credit-
adjusted present value of the expected future cash flows of each derivative. The calculation incorporates the contractual terms
of the derivatives, observable market interest rates which we consider to be Level 2 inputs, and credit risk adjustments to reflect
the counterparty's as well as our own non-performance risk. Our derivatives are not subject to master netting
arrangements. See Note 2 for our accounting policy for derivative instruments regarding the impact of the changes in fair value
measurements on our financial statements.
The table below presents the estimated fair value of our derivatives. We did not have any consolidated or unconsolidated
derivatives in a liability position for the periods presented.
(In thousands)
December 31, 2024
December 31, 2023
Derivative Assets:
Fair value - consolidated derivatives(1)
$
77,620 $
170,880
Fair value - unconsolidated Fund's derivatives(2)
$
6,459 $
9,150
___________________________________________________________________________________
(1) Consolidated derivatives, which reflect 100%, not our pro-rata share, of our consolidated JVs' derivatives, are
included in interest rate contracts on our consolidated balance sheets. The fair values exclude accrued interest
which is included in interest payable on our consolidated balance sheets.
(2) Unconsolidated Fund's derivatives, which reflect 100%, not our pro-rata share, of our unconsolidated Fund's
derivatives. Our pro-rata share of the amounts related to the unconsolidated Fund's derivatives is included in
our Investment in unconsolidated Fund on our consolidated balance sheets. See Note 6 for more information
about our Fund, including our equity interest percentage, and see "Guarantees" in Note 17 regarding our Fund's
derivatives.
Items measured at fair value on a non-recurring basis
Equity method investment
As of December 31, 2024 and 2023, we managed and owned an equity interest in one unconsolidated Fund. See Note 6.
We account for our investment in our unconsolidated Fund using the equity method. See Note 2. Our investment in our
unconsolidated Fund is presented on the consolidated balance sheet at carrying value. On December 31, 2023, we recorded an
impairment charge of $36.2 million, which reduced the carrying value of our investment in our unconsolidated Fund to its fair
value of $10.8 million. The estimated fair value of our investment in the unconsolidated Fund, used to calculate the impairment
charge, was calculated using level 3 inputs for the Fund's investment in real estate. The fair value of the Fund's investment in
real estate was based upon the negotiated purchase price for our purchase of an additional 20.2% equity interest in the Fund on
December 31, 2023. As of December 31, 2023, the carrying value presented on our consolidated balance sheet of $16.0 million
includes the acquisition of our additional interest. No impairment charges occurred during 2024 or 2022.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
66
15. Segment Reporting
Segment information is prepared on the same basis that our chief operating decision maker (CODM) reviews information
to assess performance and make resource allocation decisions. Our CODM is our CEO. We operate in two business segments:
(i) the acquisition, development, ownership and management of office real estate and (ii) the acquisition, development,
ownership and management of multifamily real estate. The services for our office segment primarily include rental of office
space and other tenant services, including parking and storage space rental. The services for our multifamily segment include
rental of apartments and other tenant services, including parking and storage space rental. Asset information by segment is not
reported because we do not use this measure to assess performance or make decisions to allocate resources. Therefore,
depreciation and amortization expense is not allocated among segments. General and administrative expenses and interest
expense are not included in segment profit as our internal reporting addresses these items on a corporate level. The table below
presents the operating activity of our reportable segments:
(In thousands)
Year Ended December 31,
2024
2023
2022
Office Segment
Total office revenues
$
796,404
$
829,945 $
824,573
Office expenses
(285,352)
(294,310)
(284,522)
Office segment profit
$
511,052
$
535,635 $
540,051
Multifamily Segment
Total multifamily revenues
$
190,074
$
190,543 $
169,079
Multifamily expenses
(64,906)
(67,323)
(49,299)
Multifamily segment profit
$
125,168
$
123,220 $
119,780
Total profit from all segments
$
636,220
$
658,855 $
659,831
The table below presents a reconciliation of the net income (loss) attributable to common stockholders to the total profit
from all segments:
(In thousands)
Year Ended December 31,
2024
2023
2022
Net income (loss) attributable to
common stockholders
$
23,517 $
(42,706) $
97,145
Net loss attributable to noncontrolling interests
(15,929)
(33,134)
(605)
Net income (loss)
7,588
(75,840)
96,540
General and administrative expenses
45,356
49,236
45,405
Depreciation and amortization
384,048
459,949
372,798
Other income
(28,019)
(19,633)
(4,587)
Other expenses
398
1,032
714
(Income) loss from unconsolidated Fund
(2,593)
34,643
(1,224)
Interest expense
229,442
209,468
150,185
Total profit from all segments
$
636,220 $
658,855 $
659,831
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
67
16. Future Minimum Lease Rental Receipts
We lease space to tenants primarily under non-cancelable operating leases that generally contain provisions for a base rent
plus reimbursement of certain operating expenses, and we own fee interests in two parcels of land from which we receive rent
under ground leases. The table below presents the future minimum base rentals on our non-cancelable office tenant and ground
leases for our consolidated properties at December 31, 2024:
Year ending December 31:
(In thousands)
2025
$
589,658
2026
488,938
2027
407,668
2028
322,931
2029
250,529
Thereafter
920,083
Total future minimum base rentals(1)
$
2,979,807
_____________________________________________________
(1) Does not include (i) residential leases, which typically have a term of one year or less, (ii)
holdover rent, (iii) other types of rent such as storage and antenna rent, (iv) tenant
reimbursements, (v) straight line rent, (vi) amortization/accretion of acquired above/below-
market lease intangibles, and (vii) percentage rents. The amounts assume that early termination
options held by tenants will not be exercised.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
68
17. Commitments, Contingencies and Guarantees
Legal Proceedings
From time to time, we are party to various lawsuits, claims and other legal proceedings that arise in the ordinary course of
our business. Excluding ordinary, routine litigation incidental to our business, we are not currently a party to any legal
proceedings that we believe would reasonably be expected to have a materially adverse effect on our business, financial
condition or results of operations.
Barrington Plaza
In May 2023, we used a state law, the Ellis Act, to begin moving tenants out of the buildings in order to complete fire and
life safety retrofits. We are appealing a recent ruling by a trial court in Santa Monica that the Ellis Act wasn’t the proper avenue
for removing those tenants. We do not expect the ruling to have a meaningful impact on the anticipated timing, cost, or ultimate
plans for the Barrington Plaza property, and continue to coordinate with the City of Los Angeles to comply with its order to
sprinkler the Barrington Plaza property and to complete other fire life safety work. We are currently in litigation with the
insurance providers in 2020 for Barrington Plaza to recover certain costs associated with reconstruction.
Concentration of Risk
Tenant Receivables
We are subject to credit risk with respect to our tenant receivables and deferred rent receivables related to our tenant leases.
Our tenants' ability to honor the terms of their respective leases remains dependent upon economic, regulatory and social
factors. We seek to minimize our credit risk from our tenant leases by: (i) targeting smaller, more affluent office tenants, from a
diverse mix of industries, (ii) performing credit evaluations of prospective tenants, and (iii) obtaining security deposits or letters
of credit from our tenants. During 2024, 2023 and 2022, no tenant accounted for more than 10% of our total revenues.
Geographic Risk
All of our properties, including our consolidated JVs and our unconsolidated Fund's properties, are located in Los Angeles
County, California and Honolulu, Hawaii, and we are therefore susceptible to adverse economic and regulatory developments,
as well as natural disasters, in those markets.
Derivative Counterparty Credit Risk
We are subject to credit risk with respect to our derivative counterparties. We do not post or receive collateral with respect
to our derivative transactions. Our derivative contracts do not provide for right of offset between derivative contracts. See
Note 10 for the details of our derivative contracts. We seek to minimize our credit risk by entering into agreements with a
variety of counterparties with investment grade ratings.
Cash Balances
We have significant cash balances invested in a variety of short-term money market funds that are intended to preserve
principal value and maintain a high degree of liquidity while providing current income. These investments are not insured
against loss of principal and there is no guarantee that our investments in these funds will be redeemable at par value. We also
have significant cash balances in bank accounts with high quality financial institutions with investment grade ratings. Interest
bearing bank accounts at each U.S. banking institution are insured by the FDIC up to $250 thousand.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
69
Asset Retirement Obligations
Conditional asset retirement obligations represent a legal obligation to perform an asset retirement activity in which the
timing and/or method of settlement is conditional on a future event that may or may not be within our control. A liability for a
conditional asset retirement obligation must be recorded if the fair value of the obligation can be reasonably
estimated. Environmental site assessments have identified thirty-three buildings in our Consolidated Portfolio which contain
asbestos, and would have to be removed in compliance with applicable environmental regulations if these properties are
demolished or undergo major renovations.
As of December 31, 2024, the obligations to remove the asbestos from properties which are currently undergoing major
renovations, or that we plan to renovate in the future, are not material to our consolidated financial statements. As of
December 31, 2024, the obligations to remove the asbestos from our other properties have indeterminable settlement dates, and
we are unable to reasonably estimate the fair value of the associated conditional asset retirement obligations.
Contractual Commitments
As of December 31, 2024, we had an aggregate remaining contractual commitment for development projects, repositioning
projects, capital expenditure projects and tenant improvements of approximately $54.8 million.
Guarantees
Loan Guarantees
During 2023, we signed a guarantee for the $175.0 million consolidated JV loan which guarantees the portion of the loan
principal that would need to be paid down to meet the minimum debt yield in the loan agreement. The loan matures on
April 26, 2029. The guarantee will remain in effect until either the guarantee obligation or the loan is paid in full. As of
December 31, 2024, we estimate the risk of loss for this guarantee to be low. See Note 8 for more information regarding our
debt.
During 2023, we removed our Barrington Plaza Apartments property in Los Angeles from the rental market. See Note 3,
"Barrington Plaza." The reconstruction of this property is expected to take a number of years at a cost of several hundred
million dollars. The lender is treating the $210.0 million Barrington Plaza loan, which matures on June 1, 2027, as a
construction loan, and we signed a construction completion guarantee in January 2024. The guarantee will remain in effect
until either the construction is completed or the loan is paid in full. As of December 31, 2024, we estimate the risk of loss for
this guarantee to be low. See Note 8 for more information regarding our debt.
Unconsolidated Fund Guarantees
Our unconsolidated Fund, Partnership X, has a $115.0 million floating-rate term loan that matures on September 14, 2028.
The loan carries interest at SOFR + 1.46% (with a zero-percent SOFR floor), which has been effectively fixed at 2.19% until
October 1, 2026 with interest rate swaps (which do not have zero-percent SOFR floors). The loan is secured by two properties
held by Partnership X and is non-recourse.
We have made certain environmental and other limited indemnities and guarantees covering customary non-recourse carve-
outs for Partnership X's loan, and we have also guaranteed the related swaps. Partnership X has agreed to indemnify us for any
amounts that we would be required to pay under these agreements. As of December 31, 2024, assuming that SOFR does not
decrease below zero-percent, the maximum future interest payments for the swaps were $1.7 million. As of December 31,
2024, all of the obligations under the related loan and swap agreements have been performed in accordance with the terms of
those agreements. As of December 31, 2024, we estimate the risk of loss for the various indemnities and guarantees to be low.
See Note 6 for more information regarding Partnership X.
18. Subsequent Events
In January 2025, we acquired a 17-story, 247,000 square foot office building located at 10900 Wilshire Boulevard in
Westwood, adjacent to several of our existing properties. Title to the property was transferred following the purchase of a
secured note by a consolidated JV that we manage and in which we own a 30% interest.
Douglas Emmett, Inc.
Notes to Consolidated Financial Statements (continued)
70
OUR SENIOR MANAGEMENT
Jordan L. Kaplan
President & Chief Executive Officer
Kenneth M. Panzer
Chief Operating Officer
Peter D. Seymour
Chief Financial Officer
Kevin A. Crummy
Chief Investment Officer
Michele L. Aronson
Executive Vice President,
General Counsel and Secretary
CORPORATE HEADQUARTERS
1299 Ocean Avenue
Suite 1000
Santa Monica, CA 90401
310.255.7700
INVESTOR INFORMATION
For additional information,
please contact:
Stuart McElhinney
Vice President, Investor Relations
smcelhinney@douglasemmett.com
310.255.7751
Our SEC Filings, including
our latest 10-K and proxy statement,
are available on our website at
www.douglasemmett.com
OUR BOARD OF DIRECTORS
Dan A. Emmett
Chairman of the Board
Jordan L. Kaplan
President & Chief Executive Officer
Kenneth M. Panzer
Chief Operating Officer
Leslie E. Bider
Retired Executive and Investor
Dorene C. Dominguez
Chairwoman & Chief Executive Officer
Vanir Group of Companies Inc.
Ray C. Leonard
President, Sugar Ray Leonard Foundation
Virginia A. McFerran
Technology & Data Science Advisor
Thomas E. O’Hern
Former Chief Executive Officer,
The Macerich Company
William E. Simon, Jr.
Partner Emeritus, Simon Quick Advisors
Shirley wang
Founder & Chief Executive Officer,
Plastpro Inc.
STOCK EXCHANGE
The New York Stock Exchange – NYSE
Ticker Symbol – DEI
LEGAL COUNSEL
Latham & Watkins, LLP
Los Angeles
INDEPENDENT REGISTERED
PUBLIC ACCOUNTING FIRM
Ernst & Young LLP
Los Angeles, CA
SHAREHOLDER
ACCOUNT ASSISTANCE
Shareholder records are maintained by
Douglas Emmett’s Transfer Agent:
Computershare Investor Services, LLC
312.588.4990
ANNUAL MEETING
Virtual shareholders meeting by live
webcast only*
At Douglas Emmett concern for the environment is ingrained in our corporate culture. We are committed to implementing and maintaining
financially responsible sustainability programs in our properties. Through the years we have proactively introduced conservation
and sustainability measures across our portfolio that have significantly reduced our energy consumption, increased our operational
efficiencies and reduced our carbon footprint. We engage our service providers, suppliers, and tenants to join our mission and work with
them to pursue opportunities where cost savings and social responsibility merge.
At Douglas Emmett we know that sustainability is a yard stick for both social responsibility and fiscal management. Simply put, thoughtful
implementation of sustainable initiatives is good business.
*Please see our definitive proxy statement for our upcoming annual meeting for important instructions on how to register for, attend,
participate in and vote at the annual meeting. There is no in person attendance at the annual meeting.
Map of Office and Residential Properties
www.douglasemmett.com