8-K

UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

_________________________

FORM 8-K

_________________________

CURRENT REPORT

Pursuant to Section 13 or 15(d) of The Securities Exchange Act of 1934

Date of Report (Date of Earliest Event Reported):

April 27, 2021

_________________________

American Assets Trust, Inc.

(Exact name of registrant as specified in its charter)

_________________________

Maryland	001-35030	27-3338708
(State or other jurisdiction of incorporation)	(Commission File No.)	(I.R.S. Employer Identification No.)

3420 Carmel Mountain Road, Suite 100

San Diego, California 92121

(Address of principal executive offices and Zip Code)

(858) 350-2600

(Registrant’s telephone number, including area code)

Not Applicable

(Former name or former address, if changed since last report.)

_________________________

Check the appropriate box below if the Form 8-K filing is intended to simultaneously satisfy the filing obligation of the registrant under any of the following provisions:

☐	Written communications pursuant to Rule 425 under the Securities Act (17 CFR 230.425)
☐	Soliciting material pursuant to Rule 14a-12 under the Exchange Act (17 CFR 240.14a-12)
☐	Pre-commencement communications pursuant to Rule 14d-2(b) under the Exchange Act (17 CFR 240.14d-2(b))
☐	Pre-commencement communications pursuant to Rule 13e-4(c) under the Exchange Act (17 CFR 240.13e-4(c))

Securities registered pursuant to Section 12(b) of the Act:

Name of Registrant	Title of each class	Trading Symbol	Name of each exchange on which registered
American Assets Trust, Inc.	Common Stock, par value $0.01 per share	AAT	New York Stock Exchange

Indicate by check mark whether the registrant is an emerging growth company as defined in Rule 405 of the Securities Act of 1933 (§230.405 of this chapter) or Rule 12b-2 of the Securities Exchange Act of 1934 (§240.12b-2 of this chapter).

Emerging growth company ☐

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act. ☐

Item 2.02    Results of Operations and Financial Condition.

On April 27, 2021, American Assets Trust, Inc. (the “Company”) issued a press release regarding its financial results for the quarter ending March 31, 2021. Also on April 27, 2021, the Company made available on the "Investors" page of its website at www.americanassetstrust.com certain supplemental information concerning the Company’s financial results and operations for the quarter ending March 31, 2021. Copies of the press release and supplemental information are attached hereto as Exhibits 99.1 and 99.2, respectively.

Exhibits 99.1 and 99.2, are being furnished pursuant to Item 2.02 and shall not be deemed “filed” for any purpose, including for the purposes of Section 18 of the Securities Exchange Act of 1934, as amended (the “Exchange Act”), or otherwise subject to the liabilities of that section. Such information shall not be incorporated by reference into any filing of the Company, whether made before or after the date hereof, regardless of any general incorporation language in such filing.

Item 7.01    Regulation FD Disclosure.

As discussed in Item 2.02 above, the Company issued a press release regarding its financial results for the quarter ending March 31, 2021 and made available on its website certain supplement information relating thereto.

The information being furnished pursuant to Item 7.01 and shall not be deemed “filed” for any purpose, including for the purposes of Section 18 of the Exchange Act, or otherwise subject to the liabilities of that section. Such information shall not be incorporated by reference into any filing of the Company, whether made before or after the date hereof, regardless of any general incorporation language in such filing.

Item 9.01    Financial Statements and Exhibits.

(d)    Exhibits:

The following exhibits are filed herewith:

Exhibit Number	Exhibit Description
99.1**	Press release issued by American Assets Trust, Inc. on April 27, 2021.
99.2**	American Assets Trust, Inc. Supplemental Information for the quarter ended March 31, 2021.
104	Cover Page Interactive Data File (the cover page XBRL tags are embedded within the Inline XBRL document).

_____________________

** Furnished herewith

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SIGNATURES

Pursuant to the requirements of the Securities Exchange Act of 1934, the registrant has duly caused this report to be signed on its behalf by the undersigned hereunto duly authorized.

	American Assets Trust, Inc.
	By:	/s/ Robert F. Barton
	Robert F. Barton Executive Vice President, CFO
April 27, 2021

4

EX-99.1

American Assets Trust, Inc. Reports First Quarter 2021 Financial Results and COVID-19 Operational Update

Net income available to common stockholders of $1.3 million for the first quarter, or $0.02 per diluted share

Funds From Operations per diluted share decreased 32% year-over-year for the first quarter, to $0.38 per diluted share

Collected 93% to date of rents that were due during the first quarter of 2021

SAN DIEGO, California - 4/27/2021 - American Assets Trust, Inc. (NYSE: AAT) (the “company”) today reported financial results for its first quarter ended March 31, 2021.

First Quarter Highlights

•Net income available to common stockholders of $1.3 million for the first quarter, or $0.02 per diluted share.

•Funds From Operations decreased 32% year-over-year to $0.38 per diluted share for the first quarter.

•Same-store cash NOI decreased 4.5% year-over-year for the first quarter. Excluding lease termination fees, same-store cash NOI would have been (3.9)%.

•For the three months ended March 31, 2021, we have collected 99% of office rents, 84% of retail rents (including the retail component of Waikiki Beach Walk) and 95% of multifamily rents, that were due during the first quarter.

•Total collections increased to 93% in the first quarter of 2021 compared to 92% in the fourth quarter of 2021, 90% in the third quarter of 2020 and 87% in the second quarter of 2020.

•Leased approximately 65,000 comparable office square feet at an average straight-line basis and cash-basis contractual rent increase of 1% and decrease of 2%, respectively, for the first quarter.

•Leased approximately 46,000 comparable retail square feet at an average straight-line basis and cash-basis contractual rent decrease of 5% and decrease of 8%, respectively, for the first quarter.

•Closed inaugural public bond offering of $500 million in principal amount of 3.375% senior unsecured notes due 2031.

•With proceeds from the inaugural public bond offering, we repaid the $150 million Senior Guaranteed Notes, Series A, with make-whole payment thereon, and the $100 million outstanding on our revolving line of credit.

•As of March 31, 2021, cash on the balance sheet was approximately $380 million with no debt obligations maturing during the remainder of 2021.

Financial Results

Net income attributable to common stockholders was $1.3 million, or $0.02 per basic and diluted share for the three months ended March 31, 2021 compared to $12.1 million, or $0.20 per basic and diluted share for the three months ended March 31, 2020. The year-over-year decrease in net income attributable to common stockholders is primarily due to (i) a $4.3 million debt extinguishment charge related to the repayment of the company's Senior Guaranteed Notes, Series A on January 26, 2021, (ii) a $2.8 million decrease in rental revenue for tenants who were changed to cash basis of revenue recognition during 2020 as the collectability was determined to be no longer probable for certain tenants at Alamo Quarry Market, Carmel Mountain Plaza, Del Monte Center, The Shops at Kalakaua, and Waikiki Beach Walk Retail, in large part due to, collection challenges with our movie theatres and gyms and a reduction in Hawaii tourism, and (iii) a decrease in revenue at our Waikiki Beach Walk Retail and Embassy Suites Hotel due to the COVID-19 pandemic causing a decline in occupancy, partially offset by an incremental increase in annualized base rents at La Jolla Commons, City Center Bellevue, and Torrey Reserve Campus.

1

During the first quarter of 2021, the company generated Funds From Operations (“FFO”) for common stockholders of $29.1 million, or $0.38 per diluted share, compared to $42.8 million, or $0.56 per diluted share, for the first quarter of 2020. The decrease in FFO from the corresponding period in 2020 was primarily due to the above described debt extinguishment charge, decrease in rental revenue from tenants who were changed to cash basis of revenue recognition, and a decrease in revenue at our Waikiki Beach Walk Retail and Embassy Suites Hotel, partially offset by an increase in revenue and annualized base rents in our office segment.

FFO is a non-GAAP supplemental earnings measure which the company considers meaningful in measuring its operating performance. A reconciliation of FFO to net income is attached to this press release.

Leasing

The portfolio leased status as of the end of the indicated quarter was as follows:

	March 31, 2021	December 31, 2020	March 31, 2020
Total Portfolio
Office	91.4%	93.0%	94.3%
Retail	90.8%	90.7%	95.2%
Multifamily	91.9%	86.2%	93.0%
Mixed-Use:
Retail	88.2%	89.2%	98.5%
Hotel	47.5%	51.3%	75.4%
Same-Store Portfolio
Office (1)	93.7%	95.3%	96.3%
Retail (2)	89.3%	89.2%	94.4%
Multifamily	91.9%	86.2%	93.0%

(1) Same-store office leased percentages excludes One Beach Street due to significant redevelopment activity.

(2) Same-store retail leased percentages exclude Waikele Center, due to significant redevelopment activity.

During the first quarter of 2021, the company signed 39 leases for approximately 124,300 square feet of office and retail space, as well as 432 multifamily apartment leases. Renewals accounted for 86% of the comparable office leases, 100% of the comparable retail leases, and 40% of the residential leases.

Office and Retail

On a comparable space basis (i.e. leases for which there was a former tenant) during the first quarter of 2021 and trailing four quarters ended March 31, 2021, our retail and office leasing spreads are shown below:

		Number of Leases Signed	Comparable Leased Sq. Ft.	Average Cash Basis % Change Over Prior Rent		Average Cash Contractual Rent Per Sq. Ft.	Prior Average Cash Contractual Rent Per Sq. Ft.	Straight-Line Basis % Change Over Prior Rent
Office	Q1 2021	14	65,000		(2.3)%	$42.16	$43.16		1.3%
	Last 4 Quarters	36	182,000		8.9%	$47.10	$43.27		16.9%
Retail	Q1 2021	20	46,000		(7.8)%	$53.23	$57.74		(5.0)%
	Last 4 Quarters	75	288,000		(8.5)%	$35.55	$38.85		(4.9)%

Multifamily

The average monthly base rent per leased unit for same-store properties for the first quarter of 2021 was $2,174 compared to an average monthly base rent per leased unit of $2,079 for the first quarter of 2020, which is an increase of approximately 5%.

2

Same-Store Cash Net Operating Income

For the three months ended March 31, 2021, same-store cash NOI decreased 4.5% compared to the three months ended March 31, 2020. The same-store cash NOI by segment was as follows (in thousands):

	Three Months Ended (1)
	March 31,
	2021		2020		Change
Cash Basis:
Office (2)	$	26,291	$	26,693	(1.5)
Retail (2)	13,999		15,651		(10.6)	%
Multifamily	7,107		7,266		(2.2)
Mixed-Use	—		—		—
Same-store Cash NOI (3)	$	47,397	$	49,610	(4.5)	%

(1)    Same-store portfolio excludes (i) Waikele Center due to significant redevelopment activity; (ii) One Beach Street due to significant redevelopment activity; (iii) Waikiki Beach Walk - Embassy Suites™ and Waikiki Beach Walk - Retail, due to significant spalling repair activity; and (iv) land held for development.

(2)    Same-store cash NOI for the three months ended March 31, 2021 includes cash lease termination fees received of $0.1 million. Excluding lease termination fees for the three months ended March 31, 2021, office same-store cash NOI would have been (1.2)%.

(3)    Excluding lease termination fees for the three months ended March 31, 2021, same-store cash NOI would have been (3.9)%.

Same-store cash NOI is a non-GAAP supplemental earnings measure which the company considers meaningful in measuring its operating performance. A reconciliation of same-store cash NOI to net income is attached to this press release.

Balance Sheet and Liquidity

At March 31, 2021, the company had gross real estate assets of $3.3 billion and liquidity of $730.4 million, comprised of cash and cash equivalents of $380.4 million and $350.0 million of availability on its line of credit, which the company believes is sufficient to meet the company's short-term liquidity requirements. At March 31, 2021, the company has only 1 out of 28 assets encumbered by a mortgage. The company has no debt obligations maturing during the remainder of 2021.

Dividends

The company declared dividends on its shares of common stock of $0.28 per share for the first quarter of 2021. The dividends were paid on March 25, 2021.

In addition, the company has declared a dividend on its common stock of $0.28 per share for the second quarter of 2021. The dividend will be paid in cash on June 24, 2021 to stockholders of record on June 10, 2021. The company maintained the dividend from $0.28 per share in the second quarter of 2021 based on the company's rent collection in the first quarter.

COVID-19 Operational Update

Operations

As of March 31, 2021, we have entered into lease modifications that resulted in COVID-19 adjustments (including rent deferrals and other monetary lease concessions) for approximately 1.5% of the rent originally contracted for the three months ended March 31, 2021. Furthermore, as of March 31, 2021 and specific to the impact of COVID-19 on our retail sector (including the retail component of Waikiki Beach Walk Retail and Embassy Suites Hotel) for the three months ended March 31, 2021, we have recorded an allowance for doubtful accounts against accounts receivable of approximately 2% and an allowance for doubtful accounts against deferred rent receivables (straight-line rent receivables) of approximately 2%.

3

Rent Collection for the First Quarter of 2021 and April 2021(1)

	January	February	March	Q1 Average	April
Office	99.0%	99.1%	99.1%	99.0%	99.0%
Retail	89.8%	90.2%	90.4%	90.1%	89.8%
Multifamily	95.0%	95.4%	95.4%	95.3%	94.5%
Mixed-Use (2)	44.1%	42.6%	40.3%	42.4%	43.9%
Average	92.8%	93.1%	93.4%	93.1%	93.5%

(1) Data as of April 23, 2021.

(2) Includes only the retail portion of Waikiki Beach Walk Retail and Embassy Suites Hotel.

Rent Deferrals

As of March 31, 2021, we have entered into deferral agreements for $8.6 million of recurring rents related to the second, third, and fourth quarters of 2020 and first quarter of 2021. The weighted average payback period of the deferral agreements is approximately 43 months. Revenue from approximately 69% of tenants with deferral agreements is recognized on a straight-line basis comprising approximately 40% of the deferred amount. For the first quarter of 2021, we collected approximately 88% of the $0.8 million of the deferred rent repayments due during the period.

Conference Call

The company will hold a conference call to discuss the results for the first quarter and year end 2021 on Wednesday, April 28, 2021 at 8:00 a.m. Pacific Time (“PT”). To participate in the event by telephone, please dial 1-877-868-5513 and use the pass code 3392808. A telephonic replay of the conference call will be available beginning at 2:00 p.m. PT on Wednesday, April 28, 2021 through Wednesday, May 5, 2021. To access the replay, dial 1-855-859-2056 and use the pass code 3392808. A live on-demand audio webcast of the conference call will be available on the company's website at www.americanassetstrust.com. A replay of the call will also be available on the company's website.

Supplemental Information

Supplemental financial information regarding the company's first quarter 2021 results may be found on the “Investors” page of the company's website at www.americanassetstrust.com. This supplemental information provides additional detail on items such as property occupancy, financial performance by property and debt maturity schedules.

4

Financial Information

American Assets Trust, Inc.

Consolidated Balance Sheets

(In Thousands, Except Share Data)

	March 31, 2021		December 31, 2020
Assets	(unaudited)
Real estate, at cost
Operating real estate	$	3,164,594	$	3,155,280
Construction in progress		93,001		91,047
Held for development		547		547
		3,258,142		3,246,874
Accumulated depreciation		(776,825)		(754,140)
Real estate, net		2,481,317		2,492,734
Cash and cash equivalents		380,434		137,333
Restricted cash		1,716		1,716
Accounts receivable, net		6,031		6,938
Deferred rent receivables, net		76,690		72,476
Other assets, net		103,158		106,112
Total assets	$	3,049,346	$	2,817,309
Liabilities and equity
Liabilities:
Secured notes payable, net	$	110,934	$	110,923
Unsecured notes payable, net		1,536,890		1,196,677
Unsecured line of credit, net		—		99,151
Accounts payable and accrued expenses		71,226		59,262
Security deposits payable		6,629		6,590
Other liabilities and deferred credits, net		88,228		91,300
Total liabilities		1,813,907		1,563,903
Commitments and contingencies
Equity:
American Assets Trust, Inc. stockholders' equity
Common stock, $0.01 par value, 490,000,000 shares authorized, 60,472,286 and 60,476,292 shares issued and outstanding at March 31, 2021 and December 31, 2020, respectively		605		605
Additional paid-in capital		1,447,128		1,445,644
Accumulated dividends in excess of net income		(192,098)		(176,560)
Accumulated other comprehensive income		1,964		1,753
Total American Assets Trust, Inc. stockholders' equity		1,257,599		1,271,442
Noncontrolling interests		(22,160)		(18,036)
Total equity		1,235,439		1,253,406
Total liabilities and equity	$	3,049,346	$	2,817,309

5

American Assets Trust, Inc.

Unaudited Consolidated Statements of Operations

(In Thousands, Except Shares and Per Share Data)

	Three Months Ended March 31,
	2021		2020
Revenue:
Rental income	$	81,130	$	92,070
Other property income	2,856		4,673
Total revenue	83,986		96,743
Expenses:
Rental expenses	18,246		22,568
Real estate taxes	11,354		11,045
General and administrative	6,823		6,820
Depreciation and amortization	27,501		27,462
Total operating expenses	63,924		67,895
Operating income	20,062		28,848
Interest expense	(14,005)		(13,472)
Early extinguishment of debt	(4,271)		—
Other income (expense), net	(53)		108
Net income	1,733		15,484
Net income attributable to restricted shares	(137)		(104)
Net income attributable to unitholders in the Operating Partnership	(339)		(3,312)
Net income attributable to American Assets Trust, Inc. stockholders	$	1,257	$	12,068
Net income per share
Basic income attributable to common stockholders per share	$	0.02	$	0.20
Weighted average shares of common stock outstanding - basic	59,984,335		59,723,072
Diluted income attributable to common stockholders per share	$	0.02	$	0.20
Weighted average shares of common stock outstanding - diluted	76,165,872		76,113,620
Dividends declared per common share	$	0.28	$	0.30

6

Reconciliation of Net Income to Funds From Operations

The company's FFO attributable to common stockholders and operating partnership unitholders and reconciliation to net income is as follows (in thousands except shares and per share data, unaudited):

	Three Months Ended
	March 31, 2021
Funds From Operations (FFO)
Net income	$	1,733
Depreciation and amortization of real estate assets		27,501
FFO, as defined by NAREIT	$	29,234
Less: Nonforfeitable dividends on restricted stock awards		(135)
FFO attributable to common stock and units	$	29,099
FFO per diluted share/unit	$	0.38
Weighted average number of common shares and units, diluted		76,170,653

Reconciliation of Same-Store Cash NOI to Net Income

The company's reconciliation of Same-Store Cash NOI to Net Income is as follows (in thousands, unaudited):

	Three Months Ended (1)
	March 31,
	2021		2020
Same-store cash NOI	47,397		$	49,610
Non-same-store cash NOI	2,317		7,083
Tenant improvement reimbursements (2)	69		2,796
Cash NOI	$	49,783	$	59,489
Non-cash revenue and other operating expenses (3)	4,603		3,641
General and administrative	(6,823)		(6,820)
Depreciation and amortization	(27,501)		(27,462)
Interest expense	(14,005)		(13,472)
Early extinguishment of debt	(4,271)		—
Other income (expense), net	(53)		108
Net income	$	1,733	$	15,484
Number of properties included in same-store analysis	25		24

(1)    Same-store portfolio includes the 830 building at Lloyd Portfolio which was placed into operations on August 1, 2019 after renovating the building. Same-store portfolio excludes (i) Waikele Center, due to significant redevelopment activity; (ii) One Beach Street, due to significant redevelopment activity; (iii) Waikiki Beach Walk - Embassy Suites™ and Waikiki Beach Walk - Retail, due to significant spalling repair activity; and (iv) land held for development.

(2)    Tenant improvement reimbursements are excluded from same-store cash NOI to provide a more accurate measure of operating performance.

(3)    Represents adjustments related to the straight-line rent income recognized during the period offset by cash received during the period and the provision for bad debts recorded for deferred rent receivable balances; net change in lease receivables, the amortization of above (below) market rents, the amortization of lease incentives paid to tenants, the amortization of other lease intangibles, lease termination fees at Carmel Mountain Plaza, and straight-line rent expense for our lease of the Annex at The Landmark at One Market.

Reported results are preliminary and not final until the filing of the company's Form 10-Q with the Securities and Exchange Commission and, therefore, remain subject to adjustment.

7

Use of Non-GAAP Information

Funds from Operations

The company calculates FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts, or NAREIT. FFO represents net income (computed in accordance with GAAP), excluding gains (or losses) from sales of depreciable operating property, impairment losses, real estate related depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated partnerships and joint ventures.

FFO is a supplemental non-GAAP financial measure. Management uses FFO as a supplemental performance measure because it believes that FFO is beneficial to investors as a starting point in measuring the company's operational performance. Specifically, in excluding real estate related depreciation and amortization and gains and losses from property dispositions, which do not relate to or are not indicative of operating performance, FFO provides a performance measure that, when compared year-over-year, captures trends in occupancy rates, rental rates and operating costs. The company also believes that, as a widely recognized measure of the performance of REITs, FFO will be used by investors as a basis to compare the company's operating performance with that of other REITs. However, because FFO excludes depreciation and amortization and captures neither the changes in the value of the company's properties that result from use or market conditions nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of the company's properties, all of which have real economic effects and could materially impact the company's results from operations, the utility of FFO as a measure of the company's performance is limited. In addition, other equity REITs may not calculate FFO in accordance with the NAREIT definition as the company does, and, accordingly, the company's FFO may not be comparable to such other REITs' FFO. Accordingly, FFO should be considered only as a supplement to net income as a measure of the company's performance. FFO should not be used as a measure of the company's liquidity, nor is it indicative of funds available to fund the company's cash needs, including the company's ability to pay dividends or service indebtedness. FFO also should not be used as a supplement to or substitute for cash flow from operating activities computed in accordance with GAAP.

Cash Net Operating Income

The company uses cash net operating income ("NOI") internally to evaluate and compare the operating performance of the company's properties. The company believes cash NOI provides useful information to investors regarding the company's financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level, and when compared across periods, can be used to determine trends in earnings of the company's properties as this measure is not affected by (1) the non-cash revenue and expense recognition items, (2) the cost of funds of the property owner, (3) the impact of depreciation and amortization expenses as well as gains or losses from the sale of operating real estate assets that are included in net income computed in accordance with GAAP or (4) general and administrative expenses and other gains and losses that are specific to the property owner. The company believes the exclusion of these items from net income is useful because the resulting measure captures the actual revenue generated and actual expenses incurred in operating the company's properties as well as trends in occupancy rates, rental rates and operating costs. Cash NOI is a measure of the operating performance of the company's properties but does not measure the company's performance as a whole. Cash NOI is therefore not a substitute for net income as computed in accordance with GAAP.

Cash NOI, is a non-GAAP financial measure of performance. The company defines cash NOI as operating revenues (rental income, tenant reimbursements, lease termination fees, ground lease rental income and other property income) less property and related expenses (property expenses, ground lease expense, property marketing costs, real estate taxes and insurance), adjusted for non-cash revenue and operating expense items such as straight-line rent, net change in lease receivables, amortization of lease intangibles, amortization of lease incentives and other adjustments. Cash NOI also excludes general and administrative expenses, depreciation and amortization, interest expense, other nonproperty income and losses, acquisition-related expense, gains and losses from property dispositions, extraordinary items, tenant improvements, and leasing commissions. Other REITs may use different methodologies for calculating cash NOI, and accordingly, the company's cash NOI may not be comparable to the cash NOIs of other REITs.

8

About American Assets Trust, Inc.

American Assets Trust, Inc. is a full service, vertically integrated and self-administered real estate investment trust, or REIT, headquartered in San Diego, California. The company has over 50 years of experience in acquiring, improving, developing and managing premier office, retail, and residential properties throughout the United States in some of the nation’s most dynamic, high-barrier-to-entry markets primarily in Southern California, Northern California, Oregon, Washington, Texas and Hawaii.  The company's office portfolio comprises approximately 3.4 million rentable square feet, and its retail portfolio comprises approximately 3.1 million square feet. In addition, the company owns one mixed-use property (including approximately 97,000 rentable square feet of retail space and a 369-room all-suite hotel) and 2,112 multifamily units. In 2011, the company was formed to succeed to the real estate business of American Assets, Inc., a privately held corporation founded in 1967 and, as such, has significant experience, long-standing relationships and extensive knowledge of its core markets, submarkets and asset classes. For additional information, please visit www.americanassetstrust.com.

Forward Looking Statements

This press release may contain forward-looking statements within the meaning of the federal securities laws, which are based on current expectations, forecasts and assumptions that involve risks and uncertainties that could cause actual outcomes and results to differ materially. Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In some cases, you can identify forward-looking statements by the use of forward-looking terminology such as “may,” “will,” “should,” “expects,” “intends,” “plans,” “anticipates,” “believes,” “estimates,” “predicts,” or “potential” or the negative of these words and phrases or similar words or phrases which are predictions of or indicate future events or trends and which do not relate solely to historical matters. While forward-looking statements reflect the company's good faith beliefs, assumptions and expectations, they are not guarantees of future performance. Currently, one of the most significant risk factors, is the potential adverse effect of the current COVID-19 pandemic on the financial condition, results of operations, cash flows and performance of the company, its tenants and guests, the real estate market and the global economy and financial markets. The extent to which COVID-19 impacts the company, its tenants and guests will depend on future developments, which are highly uncertain and cannot be predicted with confidence, including the scope, severity and duration of the pandemic, the actions taken to contain the pandemic or mitigate its impact, and the direct and indirect economic effects of the pandemic and containment measures, among others. For a further discussion of these and other factors that could cause the company's future results to differ materially from any forward-looking statements, see the section entitled “Risk Factors” in the company's most recent annual report on Form 10-K, and other risks described in documents subsequently filed by the company from time to time with the Securities and Exchange Commission. The company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes.

Source: American Assets Trust, Inc.

Investor and Media Contact:

American Assets Trust

Robert F. Barton

Executive Vice President and Chief Financial Officer

858-350-2607

9

EX-99.2

FIRST QUARTER 2021

Supplemental Information

Investor and Media Contact
American Assets Trust, Inc.
Robert F. Barton
Executive Vice President and Chief Financial Officer
858-350-2607

American Assets Trust, Inc.'s Portfolio is concentrated in high-barrier-to-entry markets

with favorable supply/demand characteristics

		Office	Retail	Multifamily		Mixed-Use
	Market	Square Feet	Square Feet	Units		Square Feet	Suites
	San Diego	1,550,673	1,322,012	1,455	(1)	—	—
	San Francisco	522,696	35,159	—		—	—
	Oahu	—	429,718	—		96,707	369
	Monterey	—	673,155	—		—	—
	San Antonio	—	588,148	—		—	—
	Portland	876,243	44,236	657		—	—
	Seattle	497,666	—	—		—	—
	Total	3,447,278	3,092,428	2,112		96,707	369

		Square Feet		%	NOI % (2)
Note: Circled areas represent all markets in which American Assets Trust, Inc. currently owns and operates its real estate properties. Size of circle denotes approximation of square feet / units. Net rentable square footage may be adjusted from the prior periods to reflect re-measurement of leased space at the properties.	Office	3.4	million	52%	61%
	Retail	3.1	million	48%	26%
Data is as of March 31, 2021.	Totals	6.5	million
(1) Includes 122 RV spaces.
(2) Percentage of Net Operating Income (NOI) calculated for the three months ended March 31, 2021. Reconciliation of NOI to net income is included in the Glossary of Terms.

First Quarter 2021 Supplemental Information Page

2

INDEX

	FIRST QUARTER 2021 SUPPLEMENTAL INFORMATION
1.	FINANCIAL HIGHLIGHTS
	Consolidated Balance Sheets	5
	Consolidated Statements of Operations	6
	Funds From Operations (FFO), FFO As Adjusted & Funds Available for Distribution	7
	Same-Store Net Operating Income (NOI)	9
	Same-Store Cash NOI Comparison excluding Redevelopment	10
	Same-Store Cash NOI Comparison with Redevelopment	11
	Cash NOI By Region	12
	Cash NOI Breakdown	13
	Property Revenue and Operating Expenses	14
	Segment Capital Expenditures	16
	Summary of Outstanding Debt	17
	Market Capitalization	18
	Summary of Development Opportunities	19
2.	PORTFOLIO DATA
	Property Report	21
	Office Leasing Summary	24
	Retail Leasing Summary	25
	Multifamily Leasing Summary	26
	Mixed-Use Leasing Summary	28
	Lease Expirations	29
	Portfolio Leased Statistics	31
	Top Tenants - Office	32
	Top Tenants - Retail	33
3.	APPENDIX
	Glossary of Terms	35

This Supplemental Information contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995 (set forth in Section 27A of the Securities Act of 1933, as amended, or the Securities Act, and Section 21E of the Securities Exchange Act of 1934, as amended, or the Exchange Act). Forward-looking statements involve numerous risks and uncertainties and you should not rely on them as predictions of future events. Forward-looking statements depend on assumptions, data or methods which may be incorrect or imprecise and we may not be able to realize them. We do not guarantee that the transactions and events described will happen as described (or that they will happen at all). The following factors, among others, could cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking statements: adverse economic or real estate developments in our markets; our failure to generate sufficient cash flows to service our outstanding indebtedness; defaults on, early terminations of or non-renewal of leases by tenants, including significant tenants; difficulties in identifying properties to acquire and completing acquisitions; difficulties in completing dispositions; our failure to successfully operate acquired properties and operations; our inability to develop or redevelop our properties due to market conditions; fluctuations in interest rates and increased operating costs; risks related to joint venture arrangements; our failure to obtain necessary outside financing; on-going litigation; general economic conditions; financial market fluctuations; risks that affect the general retail, office, multifamily and mixed-use environment; the competitive environment in which we operate; decreased rental rates or increased vacancy rates; conflicts of interests with our officers or directors; lack or insufficient amounts of insurance; environmental uncertainties and risks related to adverse weather conditions and natural disasters; other factors affecting the real estate industry generally; limitations imposed on our business and our ability to satisfy complex rules in order for us to continue to qualify as a REIT for U.S. federal income tax purposes; and changes in governmental regulations or interpretations thereof, such as real estate and zoning laws and increases in real property tax rates and taxation of REITs. Currently, one of the most significant risk factors, is the potential adverse effect of the current COVID-19 pandemic on our financial condition, results of operations, cash flows and performance or that of, our tenants and guests, the real estate market and the global economy and financial markets. The extent to which COVID-19 impacts us, our tenants and guests will depend on future developments, which are highly uncertain and cannot be predicted with confidence, including the scope, severity and duration of the pandemic, the actions taken to contain the pandemic or mitigate its impact, and the direct and indirect economic effects of the pandemic and containment measures, among others.

While forward-looking statements reflect our good faith beliefs, they are not guarantees of future performance. We disclaim any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, or new information, data or methods, future events or other changes. For a further discussion of these and other factors that could impact our future results, refer to our most recent Annual Report on Form 10-K and other risks described in documents subsequently filed by us from time to time with the Securities and Exchange Commission.

First Quarter 2021 Supplemental Information Page

3

FINANCIAL HIGHLIGHTS

First Quarter 2021 Supplemental Information Page

4

CONSOLIDATED BALANCE SHEETS

(Amounts in thousands, except shares and per share data)	March 31, 2021		December 31, 2020
ASSETS	(unaudited)		(audited)
Real estate, at cost
Operating real estate	$	3,164,594	$	3,155,280
Construction in progress	93,001		91,047
Held for development	547		547
	3,258,142		3,246,874
Accumulated depreciation	(776,825)		(754,140)
Net real estate	2,481,317		2,492,734
Cash and cash equivalents	380,434		137,333
Restricted cash	1,716		1,716
Accounts receivable, net	6,031		6,938
Deferred rent receivable, net	76,690		72,476
Other assets, net	103,158		106,112
TOTAL ASSETS	$	3,049,346	$	2,817,309
LIABILITIES AND EQUITY
LIABILITIES:
Secured notes payable, net	$	110,934	$	110,923
Unsecured notes payable, net	1,536,890		1,196,677
Unsecured line of credit, net	—		99,151
Accounts payable and accrued expenses	71,226		59,262
Security deposits payable	6,629		6,590
Other liabilities and deferred credits, net	88,228		91,300
Total liabilities	1,813,907		1,563,903
Commitments and contingencies
EQUITY:
American Assets Trust, Inc. stockholders' equity
Common stock, $0.01 par value, 490,000,000 shares authorized, 60,472,286 and 60,476,292 shares issued and outstanding at March 31, 2021 and December 31, 2020, respectively	605		605
Additional paid in capital	1,447,128		1,445,644
Accumulated dividends in excess of net income	(192,098)		(176,560)
Accumulated other comprehensive income	1,964		1,753
Total American Assets Trust, Inc. stockholders' equity	1,257,599		1,271,442
Noncontrolling interests	(22,160)		(18,036)
Total equity	1,235,439		1,253,406
TOTAL LIABILITIES AND EQUITY	$	3,049,346	$	2,817,309

First Quarter 2021 Supplemental Information Page

5

CONSOLIDATED STATEMENTS OF OPERATIONS

(Unaudited, amounts in thousands, except shares and per share data)	Three Months Ended
	March 31,
	2021		2020
REVENUE:
Rental income	$	81,130	$	92,070
Other property income	2,856		4,673
Total revenue	83,986		96,743
EXPENSES:
Rental expenses	18,246		22,568
Real estate taxes	11,354		11,045
General and administrative	6,823		6,820
Depreciation and amortization	27,501		27,462
Total operating expenses	63,924		67,895
OPERATING INCOME	20,062		28,848
Interest expense	(14,005)		(13,472)
Early extinguishment of debt	(4,271)		—
Other (expense) income, net	(53)		108
NET INCOME	1,733		15,484
Net income attributable to restricted shares	(137)		(104)
Net income attributable to unitholders in the Operating Partnership	(339)		(3,312)
NET INCOME ATTRIBUTABLE TO AMERICAN ASSETS TRUST, INC. STOCKHOLDERS	$	1,257	$	12,068
EARNINGS PER COMMON SHARE
Basic income from operations attributable to common stockholders per share	$	0.02	$	0.20
Weighted average shares of common stock outstanding - basic	59,984,335		59,723,072
Diluted income from continuing operations attributable to common stockholders per share	$	0.02	$	0.20
Weighted average shares of common stock outstanding - diluted	76,165,872		76,113,620

First Quarter 2021 Supplemental Information Page

6

FUNDS FROM OPERATIONS, FFO AS ADJUSTED & FUNDS AVAILABLE FOR DISTRIBUTION

(Unaudited, amounts in thousands, except shares and per share data)	Three Months Ended
	March 31,
	2021		2020
Funds from Operations (FFO)(1)
Net income	$	1,733	$	15,484
Depreciation and amortization of real estate assets	27,501		27,462
FFO, as defined by NAREIT	29,234		42,946
Less: Nonforfeitable dividends on restricted stock awards	(135)		(102)
FFO attributable to common stock and common units	$	29,099	$	42,844
FFO per diluted share/unit	$	0.38	$	0.56
Weighted average number of common shares and common units, diluted (2)	76,170,653		76,117,072
Funds Available for Distribution (FAD) (1)	$	18,029	$	19,065
Dividends
Dividends declared and paid	$	21,463	$	22,937
Dividends declared and paid per share/unit	$	0.28	$	0.30

First Quarter 2021 Supplemental Information Page

7

FUNDS FROM OPERATIONS, FFO AS ADJUSTED & FUNDS AVAILABLE FOR DISTRIBUTION (CONTINUED)

(Unaudited, amounts in thousands, except shares and per share data)	Three Months Ended
	March 31,
	2021		2020
Funds Available for Distribution (FAD)(1)
FFO	$	29,234	$	42,946
Adjustments:
Tenant improvements, leasing commissions and maintenance capital expenditures	(8,528)		(21,762)
Net effect of straight-line rents (3)	(5,221)		(2,752)
Amortization of net above (below) market rents (4)	(779)		(947)
Net effect of other lease assets (5)	1,397		58
Amortization of debt issuance costs and debt fair value adjustment	577		374
Non-cash compensation expense	1,484		1,250
Nonforfeitable dividends on restricted stock awards	(135)		(102)
FAD	$	18,029	$	19,065
Summary of Capital Expenditures
Tenant improvements and leasing commissions	$	4,718	$	15,032
Maintenance capital expenditures	3,810		6,730
	$	8,528	$	21,762

Notes:

(1)    See Glossary of Terms.

(2)    For the three months ended March 31, 2021 and 2020, the weighted average common shares and common units used to compute FFO per diluted share/unit include operating partnership common units and unvested restricted stock awards that are subject to time vesting. The shares/units used to compute FFO per diluted share/unit include additional shares/units which were excluded from the computation of diluted EPS, as they were anti-dilutive for the periods presented.

(3)    Represents the straight-line rent income recognized during the period offset by cash received during the period and the provision for bad debts recorded for deferred rent receivable balances.

(4)    Represents the adjustment related to the acquisition of buildings with above (below) market rents.

(5)    Represents adjustments related to amortization of lease incentives paid to tenants, amortization of lease intangibles, net change in lease receivables, and straight-line rent expense for our leases at the Annex at The Landmark at One Market.

First Quarter 2021 Supplemental Information Page

8

SAME-STORE NET OPERATING INCOME (NOI)

(Unaudited, amounts in thousands)	Three Months Ended March 31, 2021
	Office		Retail		Multifamily		Mixed-Use		Total
Real estate rental revenue
Same-store	$	44,221	$	17,605	$	12,552	$	—	$	74,378
Non-same store (1)	243		4,169		—		5,196		9,608
Total	44,464		21,774		12,552		5,196		83,986
Real estate expenses
Same-store	11,097		5,898		5,491		—		22,486
Non-same store (1)	267		1,544		—		5,303		7,114
Total	11,364		7,442		5,491		5,303		29,600
Net Operating Income (NOI)
Same-store	33,124		11,707		7,061		—		51,892
Non-same store (1)	(24)		2,625		—		(107)		2,494
Total	$	33,100	$	14,332	$	7,061	$	(107)	$	54,386
Same-store NOI	$	33,124	$	11,707	$	7,061	$	—	$	51,892
Net effect of straight-line rents (2)	(5,993)		677		(258)		—		(5,574)
Amortization of net above (below) market rents (3)	(487)		(247)		—		—		(734)
Net effect of other lease assets (4)	(284)		1,862		304		—		1,882
Tenant improvement reimbursements (5)	(69)		—		—		—		(69)
Same-store cash NOI (5)	$	26,291	$	13,999	$	7,107	$	—	$	47,397

Notes:

(1)    Same-store and non-same store classifications are determined based on properties held on March 31, 2021 and 2020. See Glossary of Terms.

(2)    Represents the straight-line rent income recognized during the period offset by cash received during the period and the provision for bad debts recorded for deferred rent receivable balances.

(3)    Represents the adjustment related to the acquisition of buildings with above (below) market rents.

(4)    Represents adjustments related to amortization of lease incentives paid to tenants, amortization of lease intangibles, net change in lease receivables, and straight-line rent expense for our leases at the Annex at The Landmark at One Market.

(5)    Tenant improvement reimbursements are excluded from same-store cash NOI to provide a more accurate measure of operating performance.

NOI and same-store cash NOI are non-GAAP supplemental earnings measures which we consider meaningful in measuring our operating performance. Reconciliations of NOI and same-store cash NOI to net income are included in the Glossary of Terms.

First Quarter 2021 Supplemental Information Page

9

SAME-STORE CASH NOI COMPARISON EXCLUDING REDEVELOPMENT

(Unaudited, amounts in thousands)	Three Months Ended
	March 31,
	2021		2020		Change
Cash Basis:
Office	$	26,291	$	26,693	(1.5)	%
Retail	13,999		15,651		(10.6)
Multifamily	7,107		7,266		(2.2)
Mixed-Use	—		—		—
Same-store Cash NOI (1)(2)	$	47,397	$	49,610	(4.5)	%

Notes:

(1)    Excluding lease termination fees, for the three months ended March 31, 2021 and 2020, same-store cash NOI would be (3.9)%.

(2)    See Glossary of Terms.

Same-store cash NOI is a non-GAAP supplemental earnings measure which we consider meaningful in measuring our operating performance. A reconciliation of same-store cash NOI to net income is included in the Glossary of Terms.

First Quarter 2021 Supplemental Information Page

10

SAME-STORE CASH NOI COMPARISON WITH REDEVELOPMENT

(Unaudited, amounts in thousands)	Three Months Ended
	March 31,
	2021		2020		Change
Cash Basis:
Office	$	26,299	$	26,529	(0.9)	%
Retail	16,290		18,403		(11.5)
Multifamily	7,107		7,266		(2.2)
Mixed-Use	—		—		—
Same-store Cash NOI with Redevelopment (1)(2)	$	49,696	$	52,198	(4.8)	%

Notes:

(1)    Excluding lease termination fees, for the three months ended March 31, 2021 and 2020, same-store cash NOI with redevelopment would be (4.3)%.

(2)    See Glossary of Terms.

Same-store cash NOI with redevelopment is a non-GAAP supplemental earnings measure which we consider meaningful in measuring our operating performance. A reconciliation of same-store cash NOI with redevelopment to net income is included in the Glossary of Terms.

First Quarter 2021 Supplemental Information Page

11

CASH NOI BY REGION

(Unaudited, amounts in thousands)	Three Months Ended March 31, 2021
	Office		Retail		Multifamily		Mixed-Use		Total
Cash Basis:
Southern California	12,805		7,915		6,379		—		27,099
Northern California	5,210		3,536		—		—		8,746
Hawaii	—		2,507		—		2		2,509
Oregon	4,123		129		728		—		4,980
Texas	—		2,202		—		—		2,202
Washington	4,247		—		—		—		4,247
Total Cash NOI	$	26,385	$	16,289	$	7,107	$	2	$	49,783

Cash NOI is a non-GAAP supplemental earnings measure which we consider meaningful in measuring our operating performance. A reconciliation of cash NOI to net income is included in the Glossary of Terms.

First Quarter 2021 Supplemental Information Page

12

CASH NOI BREAKDOWN

Three Months Ended March 31, 2021

Cash NOI Breakdown
Portfolio Diversification by Geographic Region	Portfolio Diversification by Segment

Cash NOI is a non-GAAP supplemental earnings measure which we consider meaningful in measuring our operating performance. A reconciliation of cash NOI to net income is included in the Glossary of Terms.

First Quarter 2021 Supplemental Information Page

13

PROPERTY REVENUE AND OPERATING EXPENSES

(Unaudited, amounts in thousands)	Three Months Ended March 31, 2021
			Additional				Property
			Property		Billed Expense		Operating		Rental		Cash
Property	Base Rent (1)		Income (2)		Reimbursements (3)		Expenses (4)		Adjustments (5)		NOI (6)
Office Portfolio
La Jolla Commons	$	7,426	$	187	$	2,463	$	(2,600)	$	(493)	$	6,983
Torrey Reserve Campus (7)	5,412		79		218		(1,413)		(452)		3,844
Torrey Point	979		77		—		(319)		(303)		434
Solana Crossing	2,096		11		36		(504)		(112)		1,527
The Landmark at One Market	9,605		68		53		(2,457)		(2,160)		5,109
One Beach Street	245		—		(2)		(144)		2		101
First & Main	2,660		114		488		(915)		(1,404)		943
Lloyd Portfolio (7)	4,094		250		187		(1,265)		6		3,272
City Center Bellevue	5,425		291		144		(1,448)		(165)		4,247
Subtotal Office Portfolio	$	37,942	$	1,077	$	3,587	$	(11,065)	$	(5,081)	$	26,460
Retail Portfolio
Carmel Country Plaza	$	819	$	42	$	194	$	(218)	$	28	$	865
Carmel Mountain Plaza	2,879		137		723		(837)		233		3,135
South Bay Marketplace	479		75		156		(198)		(3)		509
Gateway Marketplace	596		4		200		(216)		—		584
Lomas Santa Fe Plaza	1,439		10		283		(388)		18		1,362
Solana Beach Towne Centre	1,522		57		493		(536)		(76)		1,460
Del Monte Center	2,095		104		746		(1,213)		1,529		3,261
Geary Marketplace	283		—		120		(136)		8		275
The Shops at Kalakaua	221		20		53		(82)		3		215
Waikele Center	2,952		318		888		(1,544)		(322)		2,292
Alamo Quarry Market	2,868		130		1,106		(1,985)		83		2,202
Hassalo on Eighth - Retail	181		24		40		(88)		(28)		129
Subtotal Retail Portfolio	$	16,334	$	921	$	5,002	$	(7,441)	$	1,473	$	16,289

First Quarter 2021 Supplemental Information Page

14

PROPERTY REVENUE AND OPERATING EXPENSES (CONTINUED)

(Unaudited, amounts in thousands)	Three Months Ended March 31, 2021
			Additional				Property
			Property		Billed Expense		Operating		Rental		Cash
Property	Base Rent (1)		Income (2)		Reimbursements (3)		Expenses (4)		Adjustments (5)		NOI (6)
Multifamily Portfolio
Loma Palisades	$	3,509	$	207	$	—	$	(1,330)	$	(2)	$	2,384
Imperial Beach Gardens	896		50		—		(415)		4		535
Mariner's Point	466		30		—		(183)		5		318
Santa Fe Park RV Resort	299		25		—		(259)		—		65
Pacific Ridge Apartments	4,438		175		—		(1,720)		184		3,077
Hassalo on Eighth - Multifamily	2,381		313		—		(1,585)		(381)		728
Subtotal Multifamily Portfolio	$	11,989	$	800	$	—	$	(5,492)	$	(190)	$	7,107
Mixed-Use Portfolio
Waikiki Beach Walk - Retail	$	309	$	833	$	727	$	(1,609)	$	(132)	$	128
Waikiki Beach Walk - Embassy Suites™	3,270		296		—		(3,694)		2		(126)
Subtotal Mixed-Use Portfolio	$	3,579	$	1,129	$	727	$	(5,303)	$	(130)	$	2
Subtotal Development Properties	$	—	$	25	$	—	$	(123)	$	23	$	(75)
Total	$	69,844	$	3,952	$	9,316	$	(29,424)	$	(3,905)	$	49,783

Cash NOI is a non-GAAP supplemental earnings measure which the company considers meaningful in measuring its operating performance. A reconciliation of total cash NOI to net income is included in the Glossary of Terms.

Notes:

(1)    Base rent for our office and retail portfolio and the retail portion of our mixed-use portfolio represents base rent for the three months ended March 31, 2021 (before deferrals, abatements, and tenant improvement reimbursements) and excludes the impact of straight-line rent and above (below) market rent adjustments. Total abatements for our office and retail portfolio were approximately $4,480 and $413, respectively, for the three months ended March 31, 2021. Total abatements for our mixed-use portfolio were approximately $103 for the three months ended March 31, 2021. In the case of triple net or modified gross leases, annualized base rent does not include tenant reimbursements for real estate taxes, insurance, common area or other operating expenses. Multifamily portfolio base rent represents base rent (including parking, before abatements) less vacancy allowance and employee rent credits and includes additional rents (additional rents include insufficient notice penalties, month-to-month charges and pet rent). There were $494 of abatements for our multifamily portfolio for the three months ended March 31, 2021. For Waikiki Beach Walk - Embassy SuitesTM, base rent is equal to the actual room revenue for the three months ended March 31, 2021. Total tenant improvement reimbursements for our office portfolio was approximately $69 for the three months ended March 31, 2021. There were no tenant improvement reimbursements for our retail portfolio or the retail portion of our mixed-use portfolio for the three months ended March 31, 2021.

(2)    Represents additional property-related income for the three months ended March 31, 2021, which includes: (i) percentage rent, (ii) other rent (such as storage rent, license fees and association fees) and (iii) other property income (such as late fees, default fees, lease termination fees, parking revenue, the reimbursement of general excise taxes, laundry income and food and beverage sales).

(3)    Represents billed tenant expense reimbursements for the three months ended March 31, 2021.

(4)    Represents property operating expenses for the three months ended March 31, 2021. Property operating expenses includes all rental expenses, except non cash rent expense.

(5)    Represents various rental adjustments related to base rent (deferrals, abatements, tenant improvement reimbursements, and net change in lease receivables).

(6)    See Glossary of Terms.

(7)    Base rent shown includes amounts related to American Assets Trust, L.P.'s corporate leases at Torrey Point, Torrey Reserve Campus and Lloyd Portfolio. Our corporate headquarters transferred from Torrey Reserve Campus to Torrey Point effective March 1, 2021. This intercompany rent is eliminated in the consolidated statement of operations. The base rent and abatements were both $384 for the three months ended March 31, 2021.

First Quarter 2021 Supplemental Information Page

15

SEGMENT CAPITAL EXPENDITURES

(Unaudited, amounts in thousands)	Three Months Ended March 31, 2021
Segment	Tenant Improvements and Leasing Commissions		Maintenance Capital Expenditures		Total Tenant Improvements, Leasing Commissions and Maintenance Capital Expenditures		Redevelopment and Expansions		New Development		Total Capital Expenditures
Office Portfolio	$	3,208	$	2,639	$	5,847	$	2,771	$	909	$	9,527
Retail Portfolio	1,585		129		1,714		8		—		1,722
Multifamily Portfolio	—		963		963		—		—		963
Mixed-Use Portfolio	(75)		79		4		—		—		4
Total	$	4,718	$	3,810	$	8,528	$	2,779	$	909	$	12,216

First Quarter 2021 Supplemental Information Page

16

SUMMARY OF OUTSTANDING DEBT

(Unaudited, amounts in thousands)	Amount
	Outstanding at				Annual Debt
Debt	March 31, 2021		Interest Rate		Service (1)		Maturity Date
City Center Bellevue (2)	111,000		3.98	%	4,479		November 1, 2022
Secured Notes Payable / Weighted Average (3)	$	111,000	3.98	%	$	4,479
Term Loan A (4)	$	100,000	4.13	%	$	101,204	January 9, 2022
Term Loan B (5)	100,000		2.75	%	2,749		March 1, 2023
Term Loan C (6)	50,000		2.74	%	1,371		March 1, 2023
Series F Notes (7)	100,000		3.85	%	3,780		July 19, 2024
Series B Notes	100,000		4.45	%	4,450		February 2, 2025
Series C Notes	100,000		4.50	%	4,500		April 1, 2025
Series D Notes (8)	250,000		3.87	%	10,725		March 1, 2027
Series E Notes (9)	100,000		4.18	%	4,240		May 23, 2029
Series G Notes (10)	150,000		3.88	%	5,865		July 30, 2030
3.375% Senior Unsecured Notes (11)	500,000		3.38	%	17,109		February 1, 2031
Unsecured Notes Payable / Weighted Average (12)	$	1,550,000	3.72	%	$	155,993
Unsecured Line of Credit (13)	$	—	1.21	%

Notes:

(1)    Includes interest and principal payments due over the next twelve months.

(2)    Interest only.

(3)    The Secured Notes Payable total does not include debt issuance costs, net of $0.1 million.

(4)    Term Loan A had an initial stated maturity of January 9, 2021, subject to our option to extend Term Loan A up to three times, with each such extension for a one-year period. In October 2020, we exercised our first option to extend the maturity date of Term Loan A from January 9, 2021 to January 9, 2022. Term Loan A accrues interest at a variable rate, which we fixed as part of an interest rate swap for an effective interest rate of 4.13% through January 9, 2021, subject to adjustments based on our consolidated leverage ratio.

(5)    Term Loan B matures on March 1, 2023. Term Loan B accrues interest at a variable rate, which we fixed as part of an interest rate swap for an all-in interest rate of 2.75%, subject to adjustments based on our consolidated leverage ratio.

(6)    Term Loan C matures on March 1, 2023. Term Loan C accrues interest at a variable rate, which we fixed as part of an interest rate swap for an all-in interest rate of 2.74%, subject to adjustments based on our consolidated leverage ratio.

(7)    $100 million of 3.78% Senior Guaranteed Notes, Series F, due July 19, 2024. Net of the settlement of the treasury lock contract, the effective interest rate for the Series F Notes is approximately 3.85%, through maturity.

(8)    $250 million of 4.29% Senior Guaranteed Notes, Series D, due March 1, 2027. Net of the settlement of the forward-starting interest rate swap, the effective interest rate for the Series D Notes is approximately 3.87% per annum, through maturity.

(9)    $100 million of 4.24% Senior Guaranteed Notes, Series E, due May 23, 2029. Net of the settlement of the treasury lock contract, the effective interest rate for the Series E Notes is approximately 4.18%, through maturity.

(10)    $150 million of 3.91% Senior Guaranteed Notes, Series G, due July 30, 2030. Net of the settlement of the treasury lock contract, the effective interest rate for the Series G Notes is approximately 3.88% through maturity.

(11)    $500 million of 3.375% Senior Unsecured Notes due February 1, 2031. Net of debt issuance discount, the effective interest rate for the 3.375% Notes is approximately 3.502% through maturity.

(12)    The Unsecured Notes Payable total does not include debt issuance costs and discounts, net of $13.1 million.

(13)    The unsecured revolving line of credit (the "Revolver Loan") has a capacity of $350 million plus an accordion feature that may allow us to increase the availability thereunder up to an additional $250 million, subject to meeting specified requirements and obtaining additional commitments from lenders. The Revolver Loan matures on January 9, 2022, subject to our option to extend the Revolver Loan up to two times, with each such extension for a six-month period. The Revolver Loan currently accrues interest at LIBOR, plus a spread which ranges from 1.05%-1.50%, based on our consolidated leverage ratio. The Revolver Loan total does not include debt issuance costs, net of $0.7 million.

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17

MARKET CAPITALIZATION

(Unaudited, amounts in thousands, except per share data)
Market data	March 31, 2021
Common shares outstanding	60,472
Common units outstanding	16,181
Common shares and common units outstanding	76,653
Market price per common share	$	32.44
Equity market capitalization	$	2,486,623
Total debt	$	1,661,000
Total market capitalization	$	4,147,623
Less: Cash on hand	$	(380,434)
Total enterprise value	$	3,767,189
Total unencumbered assets, gross	$	3,536,785
Total debt/Total capitalization				40.0	%
Total debt/Total enterprise value				44.1	%
Net debt/Total enterprise value (1)				34.0	%
Total unencumbered assets, gross/Unsecured debt				228.2	%
	Quarter Annualized			Trailing 12 Months
Total debt/Adjusted EBITDA (2)(3)	8.7		x	8.8	x
Net debt/Adjusted EBITDA (1)(2)(3)	6.7		x	6.8	x
Interest coverage ratio (4)	3.4		x	3.5	x
Fixed charge coverage ratio (4)	3.4		x	3.5	x

Weighted Average Fixed Interest Rate	2021		2022		2023		2024		2025		2026		2027		2028		2029		2030		2031
	—	%	4.1	%	2.7	%	3.8	%	4.5	%	—	%	3.9	%	—	%	4.2	%	3.9	%	3.4	%

Total Weighed Average Fixed Interest Rate:	3.7%
Weighted Average Term to Maturity:	6.2 years

Credit Ratings
Rating Agency	Rating	Outlook
Fitch	BBB	Stable
Moody's	Baa3	Stable
Standard & Poors	BBB-	Stable

Notes:

(1)    Net debt is equal to total debt less cash on hand.

(2)    See Glossary of Terms for discussion of EBITDA and Adjusted EBITDA.

(3)    As used here, Adjusted EBITDA represents the actual for the three months ended March 31, 2021, annualized.

(4)    Calculated as Adjusted EBITDA divided by interest on borrowed funds, including capitalized interest and excluding debt fair value adjustments and loan fee amortization.

First Quarter 2021 Supplemental Information Page

18

SUMMARY OF DEVELOPMENT OPPORTUNITIES

Our portfolio has numerous potential opportunities to create future shareholder value. These opportunities could be subject to government approvals, lender consents, tenant consents, market conditions, availability of debt and/or equity financing, etc. Many of these opportunities are in their preliminary stages and may not ultimately come to fruition. This schedule will update as we modify various assumptions and markets conditions change. Square footages and units set forth below are estimates only and ultimately may differ materially from actual square footages and units.
Development Projects
								Project Costs (in thousands) (3)
		Start Date	Completion Date	Estimated Stabilized Yield (1)	Rentable Square Feet	Percent Leased	Estimated Stabilization Date (2)	Cost Incurred to Date	Total Estimated Investment
Property	Location
Office Property:
La Jolla Commons	University Town Center, San Diego, CA	April 2021	September 2023	6.5% - 7.5%	213,000	—%	2024	$25,779	$175,000
One Beach Street	San Francisco, CA	February 2021	August 2022	TBD	102,000	15.4%	2023	$2,153	$42,800

Development/Redevelopment Pipeline
Property	Property Type	Location	Estimated Rentable Square Feet	Multifamily Units	Opportunity
Waikele Center	Retail	Honolulu, HI	90,000	N/A	Development of 90,000 square feet retail building (former KMart Space)
Lomas Santa Fe Plaza	Retail	Solana Beach, CA	45,000	N/A	Development of 45,000 square feet retail building
Lloyd Portfolio - multiple phases (4)	Mixed Use	Portland, OR
Phase 2A - Oregon Square			33,000	N/A	Remodel and repurpose a 33,000 square feet office building into flexible creative office space
Phase 2B - Oregon Square			385,000	TBD	Development of build-to-suit office towers and/or mixed-use residential towers

Notes:

(1)    The estimated stabilized yield is calculated based on total estimated project costs, as defined above, when the project has reached stabilized occupancy.

(2)    Based on management's estimation of stabilized occupancy (90%).

(3)    Project costs exclude capitalized interest cost which is calculated in accordance with Accounting Standards Codification 835-20-50-1.

(4)    The Lloyd Portfolio was acquired in 2011, consisting of approximately 600,000 rentable square feet on more than 16 acres located in the Lloyd District of Portland, Oregon. The portion of the property that has been designated for additional development is expected to include a high density, transit oriented, mixed-use urban village, with the potential to be in excess of approximately three million square feet. The entitlement for such development opportunity allows a 12:1 Floor Area Ratio with a 250 foot height limit and provides for retail, office and/or multifamily development.  Additional development plans are in the early stages and will continue to progress as demand and economic conditions allow.

First Quarter 2021 Supplemental Information Page

19

PORTFOLIO DATA

First Quarter 2021 Supplemental Information Page

20

PROPERTY REPORT

As of March 31, 2021				Office and Retail Portfolios
				Net				Annualized
			Number	Rentable				Base Rent per
		Year Built/	of	Square	Percentage	Annualized		Square
Property	Location	Renovated	Buildings	Feet (1)	Leased (2)	Base Rent (3)		Foot (4)	Retail Anchor Tenant(s) (5)	Other Principal Retail Tenants (6)
Office Properties
La Jolla Commons	San Diego, CA	2008/2014	2	724,186	96.8%	$	40,426,569	$57.67
Torrey Reserve Campus	San Diego, CA	1996-2000/2014-2016	14	521,678	79.5%	20,491,618		49.41
Torrey Point	San Diego, CA	2017	2	92,195	94.6	4,667,385		53.51
Solana Crossing	Solana Beach, CA	1982/2005	4	212,614	84.1	8,041,857		44.97
The Landmark at One Market (7)	San Francisco, CA	1917/2000	1	422,426	100.0	38,428,506		90.97
One Beach Street	San Francisco, CA	1924/1972/1987/1992	1	100,270	15.4	979,002		63.40
First & Main	Portland, OR	2010	1	360,314	93.0	10,776,261		32.16
Lloyd Portfolio	Portland, OR	1940-2015	3	515,929	100.0	16,617,945		32.21
City Center Bellevue	Bellevue, WA	1987	1	497,666	96.5	23,791,791		49.54
Subtotal/Weighted Average Office Portfolio (8)			29	3,447,278	91.4%	$	164,220,934	$52.12
Retail Properties
Carmel Country Plaza	San Diego, CA	1991	9	78,098	90.6%	$	3,683,202	$52.05		Sharp Healthcare, San Diego County Credit Union
Carmel Mountain Plaza (9)	San Diego, CA	1994/2014	15	528,416	93.9	13,308,583		26.82	At Home Stores	Dick's Sporting Goods, Saks Fifth Avenue Off 5th
South Bay Marketplace (9)	San Diego, CA	1997	9	132,877	94.4	1,916,310		15.28		Ross Dress for Less, Grocery Outlet
Gateway Marketplace	San Diego, CA	1997/2016	3	127,861	100.0	2,485,495		19.44	Hobby Lobby	Smart & Final, Aldi
Lomas Santa Fe Plaza	Solana Beach, CA	1972/1997	9	208,030	94.7	5,896,315		29.93		Vons, Home Goods
Solana Beach Towne Centre	Solana Beach, CA	1973/2000/2004	12	246,730	94.0	6,249,006		26.94		Dixieline Probuild, Marshalls
Del Monte Center (9)	Monterey, CA	1967/1984/2006	16	673,155	81.7	8,829,587		16.05	Macy's	Century Theatres, Whole Foods Market
Geary Marketplace	Walnut Creek, CA	2012	3	35,159	100.0	1,275,699		36.28		Sprouts Farmer Market, Habit Burger Grill
The Shops at Kalakaua	Honolulu, HI	1971/2006	3	11,671	77.7	1,190,854		131.32		Hawaii Beachware & Fashion, Diesel U.S.A. Inc.
Waikele Center	Waipahu, HI	1993/2008	9	418,047	100.0	11,569,386		27.67	Lowe's, Safeway	UFC Gym, Old Navy
Alamo Quarry Market (9)	San Antonio, TX	1997/1999	16	588,148	87.4	12,684,852		24.68	Regal Cinemas	Whole Foods Market, Nordstrom Rack
Hassalo on Eighth	Portland, OR	2015	3	44,236	71.0	940,668		29.95		Providence Health & Services, Sola Salons
Subtotal/Weighted Average Retail Portfolio (8)			107	3,092,428	90.8%	$	70,029,957	$24.94
Total/Weighted Average Office and Retail Portfolio (8)			136	6,539,706	91.1%	$	234,250,891	$39.32

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21

PROPERTY REPORT (CONTINUED)

As of March 31, 2021
			Number						Average Monthly
		Year Built/	of		Percentage		Annualized		Base Rent per
Property	Location	Renovated	Buildings	Units	Leased (2)		Base Rent (3)		Leased Unit (4)
Loma Palisades	San Diego, CA	1958/2001-2008	80	548	98.4%		$	14,944,104	$	2,309
Imperial Beach Gardens	Imperial Beach, CA	1959/2008	26	160	95.6		3,794,388		$	2,067
Mariner's Point	Imperial Beach, CA	1986	8	88	90.9		1,923,168		$	2,004
Santa Fe Park RV Resort (10)	San Diego, CA	1971/2007-2008	1	126	83.3		1,299,000		$	1,031
Pacific Ridge Apartments	San Diego, CA	2013	3	533	94.9		18,089,184		$	2,980
Hassalo on Eighth - Velomor	Portland, OR	2015	1	177	86.4		2,840,460		$	1,548
Hassalo on Eighth - Aster Tower	Portland, OR	2015	1	337	87.5		5,310,636		$	1,501
Hassalo on Eighth - Elwood	Portland, OR	2015	1	143	76.2		1,937,784		$	1,482
Total/Weighted Average Multifamily Portfolio			121	2,112	91.9%		$	50,138,724	$	2,153
Mixed-Use Portfolio
			Number	Net Rentable					Annualized Base
		Year Built/	of	Square	Percentage		Annualized		Rent per Leased		Retail
Retail Portion	Location	Renovated	Buildings	Feet (1)	Leased (2)		Base Rent (3)		Square Foot (4)		Anchor Tenant(s) (5)	Other Principal Retail Tenants (6)
Waikiki Beach Walk - Retail	Honolulu, HI	2006	3	96,707	88.2	%	$	8,915,314	$	104.52		Yard House, Roy's
			Number						Annualized
		Year Built/	of		Average		Average		Revenue per
Hotel Portion	Location	Renovated	Buildings	Units	Occupancy (11)		Daily Rate (11)		Available Room (11)
Waikiki Beach Walk - Embassy Suites™	Honolulu, HI	2008/2020	2	369	47.5	%	$	207.56	$	98.51

Notes:

(1)    The net rentable square feet for each of our retail properties and the retail portion of our mixed-use property is the sum of (1) the square footages of existing leases, plus (2) for available space, the field-verified square footage. The net rentable square feet for each of our office properties is the sum of (1) the square footages of existing leases, plus (2) for available space, management’s estimate of net rentable square feet based, in part, on past leases. The net rentable square feet included in such office leases is generally determined consistently with the Building Owners and Managers Association, or BOMA, 2010 measurement guidelines. Net rentable square footage may be adjusted from the prior periods to reflect re-measurement of leased space at the properties.

(2)    Percentage leased for each of our retail and office properties and the retail portion of the mixed-use property includes square footage under leases as of March 31, 2021, including leases which may not have commenced as of March 31, 2021. Percentage leased for our multifamily properties includes total units rented as of March 31, 2021.

(3)     Annualized base rent is calculated by multiplying base rental payments (defined as cash base rents (before abatements)) under commenced leases for the month ended March 31, 2021 by 12. In the case of triple net or modified gross leases, annualized base rent does not include tenant reimbursements for real estate taxes, insurance, common area or other operating expenses. The foregoing notwithstanding, the annualized base rent for La Jolla Commons has been adjusted for this presentation to reflect that the contractual triple net leases were instead structured as modified gross leases, by adding the contractual annualized triple net base rent of $29,579,664 to our estimate of annual triple net operating expenses of $10,846,904 for an estimated annualized base rent on a modified gross lease basis of $40,426,568 for La Jolla Commons.

(4)    Annualized base rent per leased square foot is calculated by dividing annualized base rent, by square footage under lease as of March 31, 2021. Annualized base rent per leased unit is calculated by dividing annualized base rent by units under lease as of March 31, 2021. The foregoing notwithstanding, the annualized base rent per leased square foot for La Jolla Commons has been adjusted for this presentation to reflect that the contractual triple net leases were instead structured as modified gross leases.   See footnote 3 for further explanation.

(5)    Retail anchor tenants are defined as retail tenants leasing 50,000 square feet or more.

(6)    Other principal retail tenants are defined as the two tenants leasing the most square footage, excluding anchor tenants.

(7)    This property contains 422,426 net rentable square feet consisting of The Landmark at One Market (378,206 net rentable square feet) as well as a separate long-term leasehold interest in approximately 44,220 net rentable square feet of space located in an adjacent six-story leasehold known as the Annex. We currently lease the Annex from an affiliate of the Paramount Group pursuant to a long-term master lease effective through June 30, 2026, which we have the option to extend until 2031 pursuant to one five-year extension option.

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22

PROPERTY REPORT (CONTINUED)

(8)    Lease data for signed but not commenced leases as of March 31, 2021 is in the following table:

	Leased Square Feet			Annualized Base		Pro Forma Annualized
	Under Signed But	Annualized		Rent per		Base Rent per
	Not Commenced Leases (a)	Base Rent (b)		Leased Square Foot (b)		Leased Square Foot (c)
Office Portfolio	14,516	$	788,348	$	54.31	$	52.37
Retail Portfolio	17,331	$	555,736	$	32.07	$	25.15
Total Retail and Office Portfolio	31,847	$	1,344,084	$	42.20	$	39.55

(a)    Office portfolio leases signed but not commenced of 14,516 square feet are expected to commence during the second quarter of 2021. Retail portfolio leases signed but not commenced of 8,671, 2,400, and 6,260 square feet are expected to commence during the second and fourth quarters of 2021 and second quarter of 2022, respectively.

(b)    Annualized base rent is calculated by multiplying base rental payments (defined as cash base rents (before abatements)) for signed but not commenced leases as of March 31, 2021 by 12. In the case of triple net or modified gross leases, annualized base rent does not include tenant reimbursements for real estate taxes, insurance, common area or other operating expenses. The foregoing notwithstanding, the annualized base rent for signed but not commenced leases as of March 31, 2021 at La Jolla Commons has been adjusted for this presentation to reflect that the contractual triple net leases were instead structured as modified gross leases. Annualized base rent per leased square foot is calculated by dividing annualized base rent, by square footage for signed by not commenced leases.

(c)     Pro forma annualized base rent is calculated by dividing annualized base rent for commenced leases and for signed but not commenced leases as of March 31, 2021, by square footage under lease as of March 31, 2021.

(9)    Net rentable square feet at certain of our retail properties includes pad sites leased pursuant to the ground leases in the following table:

Property	Number of Ground Leases	Square Footage Leased Pursuant to Ground Leases	Aggregate Annualized Base Rent
Carmel Mountain Plaza	5	17,607	$	801,962
South Bay Marketplace	1	2,824	$	102,276
Del Monte Center	1	212,500	$	96,000
Alamo Quarry Market	3	20,694	$	385,506

(10)    The Santa Fe Park RV Resort is subject to seasonal variation, with higher rates of occupancy occurring during the summer months. During the 12 months ended March 31, 2021, the highest average monthly occupancy rate for this property was 94%, occurring in July 2020. The number of units at the Santa Fe Park RV Resort includes 122 RV spaces and four apartments.

(11)    Average occupancy represents the percentage of available units that were sold during the three months ended March 31, 2021, and is calculated by dividing the number of units sold by the product of the total number of units and the total number of days in the period. Average daily rate represents the average rate paid for the units sold and is calculated by dividing the total room revenue (i.e., excluding food and beverage revenues or other hotel operations revenues such as telephone, parking and other guest services) for the three months ended March 31, 2021 by the number of units sold. Revenue per available room, or RevPAR, represents the total unit revenue per total available units for the three months ended March 31, 2021 and is calculated by multiplying average occupancy by the average daily rate. RevPAR does not include food and beverage revenues or other hotel operations revenues such as telephone, parking and other guest services.

First Quarter 2021 Supplemental Information Page

23

OFFICE LEASING SUMMARY

As of March 31, 2021
Total Lease Summary - Comparable (1)
	Number of Leases Signed	% of Comparable Leases Signed	Net Rentable Square Feet Signed	Contractual Rent Per Sq. Ft. (2)	Prior Rent Per Sq. Ft. (3)		Annual Change in Rent		Cash Basis % Change Over Prior Rent		Straight-Line Basis % Change Over Prior Rent		Weighted Average Lease Term (4)	Tenant Improvements & Incentives		Tenant Improvements & Incentives Per Sq. Ft.
Quarter
1st Quarter 2021	14	100%	65,047	$42.16	$43.16		$	(65,120)	(2.3)	%	1.3	%	4.2	$	490,096	$7.53
4th Quarter 2020	7	100%	21,949	$46.36	$44.13		$	48,864	5.0	%	3.6	%	2.5	$	—	$0.00
3rd Quarter 2020	9	100%	55,152	$46.01	$43.11		$	160,333	6.7	%	10.8	%	3.7	$	600,270	$10.88
2nd Quarter 2020	6	100%	39,534	$57.17	$43.21		$	551,898	32.3	%	65.5	%	1.6	$	377,001	$9.54
Total 12 months	36	100%	181,682	$47.10	$43.27		$	695,975	8.9	%	16.9	%	3.3	$	1,467,367	$8.07
New Lease Summary - Comparable (1)
	Number of Leases Signed	% of Comparable Leases Signed	Net Rentable Square Feet Signed	Contractual Rent Per Sq. Ft. (2)	Prior Rent Per Sq. Ft. (3)		Annual Change in Rent		Cash Basis % Change Over Prior Rent		Straight-Line Basis % Change Over Prior Rent		Weighted Average Lease Term (4)	Tenant Improvements & Incentives		Tenant Improvements & Incentives Per Sq. Ft.
Quarter
1st Quarter 2021	2	14%	5,333	$50.78	$46.51		$	22,800	9.2	%	20.9	%	5.2	$	328,575	$61.61
4th Quarter 2020	—	—%	—	$0.00	$0.00		$	—	—	%	—	%	—	$	—	$0.00
3rd Quarter 2020	—	—%	—	$0.00	$0.00		$	—	—	%	—	%	—	$	—	$0.00
2nd Quarter 2020	1	17%	1,749	$38.00	$34.13		$	6,771	11.3	%	21.4	%	5.2	$	89,409	$51.12
Total 12 months	3	8%	7,082	$47.62	$43.45		$	29,571	9.6	%	21.0	%	5.2	$	417,984	$59.02
Renewal Lease Summary - Comparable (1)(5)
	Number of Leases Signed	% of Comparable Leases Signed	Net Rentable Square Feet Signed	Contractual Rent Per Sq. Ft. (2)	Prior Rent Per Sq. Ft. (3)		Annual Change in Rent		Cash Basis % Change Over Prior Rent		Straight-Line Basis % Change Over Prior Rent		Weighted Average Lease Term (4)	Tenant Improvements & Incentives		Tenant Improvements & Incentives Per Sq. Ft.
Quarter
1st Quarter 2021	12	86%	59,714	$41.39	$42.86		$	(87,920)	(3.4)	%	(0.5)	%	4.1	$	161,521	$2.70
4th Quarter 2020	7	100%	21,949	$46.36	$44.13		$	48,864	5.0	%	3.6	%	2.5	$	—	$0.00
3rd Quarter 2020	9	100%	55,152	$46.01	$43.11		$	160,333	6.7	%	10.8	%	3.7	$	600,270	$10.88
2nd Quarter 2020	5	83%	37,785	$58.06	$43.63		$	545,127	33.1	%	67.3	%	1.4	$	287,592	$7.61
Total 12 months	33	92%	174,600	$47.08	$43.27		$	666,404	8.8	%	16.7	%	3.2	$	1,049,383	$6.01
Total Lease Summary - Comparable and Non-Comparable
	Number of Leases Signed	Net Rentable Square Feet Signed	Contractual Rent Per Sq. Ft. (2)	Weighted Average Lease Term (4)	Tenant Improvements & Incentives		Tenant Improvements & Incentives Per Sq. Ft.
Quarter
1st Quarter 2021	14	65,047	$42.16	4.2	$	490,096	$7.53
4th Quarter 2020	8	23,082	$46.65	2.5	$	36,306	$1.57
3rd Quarter 2020	10	59,196	$46.28	4.1	$	1,004,770	$16.97
2nd Quarter 2020	7	47,743	$57.80	2.4	$	1,115,811	$23.37
Total 12 months	39	195,068	$47.77	3.5	$	2,646,983	$13.57

Notes:

(1)    Comparable leases represent those leases signed on spaces for which there was a previous lease.

(2)    Contractual rent represents contractual minimum rent under the new lease for the first twelve months of the term.

(3)    Prior rent represents the minimum rent paid under the previous lease in the final twelve months of the term.

(4)    Weighted average is calculated on the basis of square footage.

(5)    Excludes renewals at fixed contractual rates specified in the lease.

First Quarter 2021 Supplemental Information Page

24

RETAIL LEASING SUMMARY

As of March 31, 2021
Total Lease Summary - Comparable (1)
	Number of Leases Signed	% of Comparable Leases Signed	Net Rentable Square Feet Signed	Contractual Rent Per Sq. Ft. (2)	Prior Rent Per Sq. Ft. (3)		Annual Change in Rent		Cash Basis % Change Over Prior Rent		Straight-Line Basis % Change Over Prior Rent		Weighted Average Lease Term (4)	Tenant Improvements & Incentives		Tenant Improvements & Incentives Per Sq. Ft.
Quarter
1st Quarter 2021	20	100%	46,243	$53.23	$57.74		$	(208,641)	(7.8)	%	(5.0)	%	4.3	$	323,509	$7.00
4th Quarter 2020	22	100%	146,791	$31.75	$35.90		$	(610,205)	(11.6)	%	(6.6)	%	2.4	$	1,199,330	$8.17
3rd Quarter 2020	21	100%	71,419	$29.29	$31.23		$	(138,787)	(6.2)	%	(3.6)	%	2.6	$	142,000	$1.99
2nd Quarter 2020	12	100%	23,364	$43.60	$43.23		$	8,682	0.9	%	2.2	%	2.9	$	51,889	$2.22
Total 12 months	75	100%	287,817	$35.55	$38.85		$	(948,951)	(8.5)	%	(4.9)	%	2.8	$	1,716,728	$5.97
New Lease Summary - Comparable (1)
	Number of Leases Signed	% of Comparable Leases Signed	Net Rentable Square Feet Signed	Contractual Rent Per Sq. Ft. (2)	Prior Rent Per Sq. Ft. (3)		Annual Change in Rent		Cash Basis % Change Over Prior Rent		Straight-Line Basis % Change Over Prior Rent		Weighted Average Lease Term (4)	Tenant Improvements & Incentives		Tenant Improvements & Incentives Per Sq. Ft.
Quarter
1st Quarter 2021	—	—%	—	$0.00	$0.00		$	—	—	%	—	%	—	$	—	$0.00
4th Quarter 2020	1	5%	2,856	$30.41	$43.85		$	(38,375)	(30.6)	%	(20.5)	%	10.0	$	126,400	$44.26
3rd Quarter 2020	—	—%	—	$0.00	$0.00		$	—	—	%	—	%	—	$	—	$0.00
2nd Quarter 2020	1	8%	505	$36.00	$36.71		$	(360)	(1.9)	%	(4.5)	%	3.0	$	9,889	$19.58
Total 12 months	2	3%	3,361	$31.25	$42.78		$	(38,735)	(26.9)	%	(18.5)	%	8.9	$	136,289	$40.55
Renewal Lease Summary - Comparable (1)(5)
	Number of Leases Signed	% of Comparable Leases Signed	Net Rentable Square Feet Signed	Contractual Rent Per Sq. Ft. (2)	Prior Rent Per Sq. Ft. (3)		Annual Change in Rent		Cash Basis % Change Over Prior Rent		Straight-Line Basis % Change Over Prior Rent		Weighted Average Lease Term (4)	Tenant Improvements & Incentives		Tenant Improvements & Incentives Per Sq. Ft.
Quarter
1st Quarter 2021	20	100%	46,243	$53.23	$57.74		$	(208,641)	(7.8)	%	(5.0)	%	4.3	$	323,509	$7.00
4th Quarter 2020	21	95%	143,935	$31.77	$35.75		$	(571,830)	(11.1)	%	(6.3)	%	2.2	$	1,072,930	$7.45
3rd Quarter 2020	21	100%	71,419	$29.29	$31.23		$	(138,787)	(6.2)	%	(3.6)	%	2.6	$	142,000	$1.99
2nd Quarter 2020	11	92%	22,859	$43.77	$43.37		$	9,042	0.9	%	2.3	%	2.9	$	42,000	$1.84
Total 12 months	73	97%	284,456	$35.60	$38.80		$	(910,216)	(8.2)	%	(4.7)	%	2.7	$	1,580,439	$5.56
Total Lease Summary - Comparable and Non-Comparable (1)
	Number of Leases Signed	Net Rentable Square Feet Signed	Contractual Rent Per Sq. Ft. (2)	Weighted Average Lease Term (4)	Tenant Improvements & Incentives		Tenant Improvements & Incentives Per Sq. Ft.
Quarter
1st Quarter 2021	25	59,274	$49.75	5.4	$	862,436	$14.55
4th Quarter 2020	25	150,988	$31.80	2.5	$	1,510,710	$10.01
3rd Quarter 2020	21	71,419	$29.29	2.6	$	142,000	$1.99
2nd Quarter 2020	13	25,314	$43.48	3.5	$	140,224	$5.54
Total 12 months	84	306,995	$35.64	3.2	$	2,655,370	$8.65

Notes:

(1)    Comparable leases represent those leases signed on spaces for which there was a previous lease, including leases signed for the retail portion of our mixed-use property.

(2)    Contractual rent represents contractual minimum rent under the new lease for the first twelve months of the term.

(3)    Prior rent represents the minimum rent paid under the previous lease in the final twelve months of the term.

(4)    Weighted average is calculated on the basis of square footage.

(5)    Excludes renewals at fixed contractual rates specified in the lease.

First Quarter 2021 Supplemental Information Page

25

MULTIFAMILY LEASING SUMMARY

As of March 31, 2021
Lease Summary - Loma Palisades
	Number of Leased Units	Percentage leased (1)	Annualized Base Rent (2)	Average Monthly Base Rent per Leased Unit (3)
Quarter
1st Quarter 2021	539	98.4%	$14,944,104	$2,309
4th Quarter 2020	522	95.3%	$14,420,472	$2,301
3rd Quarter 2020	517	94.3%	$14,340,048	$2,312
2nd Quarter 2020	487	88.9%	$12,778,476	$2,186
Lease Summary - Imperial Beach Gardens
	Number of Leased Units	Percentage leased (1)	Annualized Base Rent (2)	Average Monthly Base Rent per Leased Unit (3)
Quarter
1st Quarter 2021	153	95.6%	$3,794,388	$2,067
4th Quarter 2020	151	94.4%	$3,920,016	$2,163
3rd Quarter 2020	157	98.1%	$3,810,600	$2,023
2nd Quarter 2020	150	93.8%	$3,579,300	$1,987
Lease Summary - Mariner's Point
	Number of Leased Units	Percentage leased (1)	Annualized Base Rent (2)	Average Monthly Base Rent per Leased Unit (3)
Quarter
1st Quarter 2021	80	90.9%	$1,923,168	$2,004
4th Quarter 2020	85	96.6%	$1,860,348	$1,824
3rd Quarter 2020	82	93.2%	$1,833,660	$1,863
2nd Quarter 2020	77	87.5%	$1,706,196	$1,847
Lease Summary - Santa Fe Park RV Resort
	Number of Leased Units	Percentage leased (1)	Annualized Base Rent (2)	Average Monthly Base Rent per Leased Unit (3)
Quarter
1st Quarter 2021	105	83.3%	$1,299,000	$1,031
4th Quarter 2020	98	77.8%	$1,250,460	$1,063
3rd Quarter 2020	94	74.6%	$1,669,836	$1,480
2nd Quarter 2020	102	81.0%	$1,466,676	$1,198
Lease Summary - Pacific Ridge Apartments
	Number of Leased Units	Percentage leased (1)	Annualized Base Rent (2)	Average Monthly Base Rent per Leased Unit (3)
Quarter
1st Quarter 2021	506	94.9%	$18,089,184	$2,980
4th Quarter 2020	496	93.1%	$18,171,132	$3,052
3rd Quarter 2020	507	95.1%	$18,164,184	$2,986
2nd Quarter 2020	432	81.1%	$15,349,020	$2,959

First Quarter 2021 Supplemental Information Page

26

MULTIFAMILY LEASING SUMMARY (CONTINUED)

As of March 31, 2021
Lease Summary - Hassalo on Eighth - Velomor
	Number of Leased Units	Percentage leased (1)	Annualized Base Rent (2)	Average Monthly Base Rent per Leased Unit (3)
Quarter
1st Quarter 2021	153	86.4%	$2,840,460	$1,548
4th Quarter 2020	121	68.4%	$2,467,308	$1,698
3rd Quarter 2020	134	75.7%	$2,668,716	$1,660
2nd Quarter 2020	144	81.4%	$3,073,524	$1,778
Lease Summary - Hassalo on Eighth - Aster Tower
	Number of Leased Units	Percentage leased (1)	Annualized Base Rent (2)	Average Monthly Base Rent per Leased Unit (3)
Quarter
1st Quarter 2021	295	87.5%	$5,310,636	$1,501
4th Quarter 2020	253	75.1%	$5,109,600	$1,682
3rd Quarter 2020	262	77.7%	$5,341,092	$1,700
2nd Quarter 2020	293	86.9%	$5,965,116	$1,697
Lease Summary - Hassalo on Eighth - Elwood
	Number of Leased Units	Percentage leased (1)	Annualized Base Rent (2)	Average Monthly Base Rent per Leased Unit (3)
Quarter
1st Quarter 2021	109	76.2%	$1,937,784	$1,482
4th Quarter 2020	94	65.7%	$1,702,044	$1,510
3rd Quarter 2020	95	66.4%	$1,923,936	$1,689
2nd Quarter 2020	112	78.3%	$2,047,152	$1,524
Total Multifamily Lease Summary
	Number of Leased Units	Percentage leased (1)	Annualized Base Rent (2)	Average Monthly Base Rent per Leased Unit (3)
Quarter
1st Quarter 2021	1,940	91.9%	$50,138,724	$2,153
4th Quarter 2020	1,820	86.2%	$48,901,380	$2,238
3rd Quarter 2020	1,848	87.5%	$49,752,072	$2,244
2nd Quarter 2020	1,797	85.1%	$45,965,460	$2,131

Notes:

(1)    Percentage leased for our multifamily properties includes total units rented as of each respective quarter end date.

(2)    Annualized base rent is calculated by multiplying base rental payments (defined as cash base rents (before abatements)) as of each respective quarter end date.

(3)    Annualized base rent per leased unit is calculated by dividing annualized base rent, by units under lease as of each respective quarter end date.

First Quarter 2021 Supplemental Information Page

27

MIXED-USE LEASING SUMMARY

As of March 31, 2021
Lease Summary - Retail Portion
	Number of Leased Square Feet	Percentage leased (1)	Annualized Base Rent (2)	Annualized Base Rent per Leased Square Foot (3)
Quarter
1st Quarter 2021	85,292	88.2%	$8,915,314	$105
4th Quarter 2020	86,300	89.2%	$9,411,407	$109
3rd Quarter 2020	84,937	87.8%	$10,534,918	$124
2nd Quarter 2020	92,531	95.7%	$11,141,336	$120
Lease Summary - Hotel Portion
	Number of Leased Units	Average Occupancy (4)	Average Daily Rate (4)	Annualized Revenue per Available Room (4)
Quarter
1st Quarter 2021	175	47.5%	$208	$99
4th Quarter 2020	173	46.8%	$205	$96
3rd Quarter 2020	244	66.0%	$209	$138
2nd Quarter 2020	63	17.0%	$202	$34

Notes:

(1)    Percentage leased for mixed-use property includes square footage under leases as of March 31, 2021, including leases which may not have commenced as of March 31, 2021.

(2)    Annualized base rent is calculated by multiplying base rental payments (defined as cash base rents (before abatements)) for the month ended March 31, 2021 by 12. In the case of triple net or modified gross leases, annualized base rent does not include tenant reimbursements for real estate taxes, insurance, common area or other operating expenses.

(3)    Annualized base rent per leased square foot is calculated by dividing annualized base rent, by square footage under lease as of March 31, 2021.

(4)    Average occupancy represents the percentage of available units that were sold during the three months ended March 31, 2021, and is calculated by dividing the number of units sold by the product of the total number of units and the total number of days in the period. Average daily rate represents the average rate paid for the units sold and is calculated by dividing the total room revenue (i.e., excluding food and beverage revenues or other hotel operations revenues such as telephone, parking and other guest services) for each respective quarter period by the number of units sold. Revenue per available room, or RevPAR, represents the total unit revenue per total available units for each respective quarter period and is calculated by multiplying average occupancy by the average daily rate. RevPAR does not include food and beverage revenues or other hotel operations revenues such as telephone, parking and other guest services.

First Quarter 2021 Supplemental Information Page

28

LEASE EXPIRATIONS

As of March 31, 2021
Assumes no exercise of lease options
	Office						Retail						Mixed-Use (Retail Portion Only)						Total
		% of		% of		Annualized		% of		% of		Annualized		% of		% of		Annualized		% of		Annualized
	Expiring	Office		Total		Base Rent	Expiring	Retail		Total		Base Rent	Expiring	Mixed-Use		Total		Base Rent	Expiring	Total		Base Rent
Year	Sq. Ft.	Sq. Ft.		Sq. Ft.		Per Sq. Ft.(1)	Sq. Ft.	Sq. Ft.		Sq. Ft.		Per Sq. Ft.(1)	Sq. Ft.	Sq. Ft.		Sq. Ft.		Per Sq. Ft.(1)	Sq. Ft.	Sq. Ft.		Per Sq. Ft.(1)
Month to Month	21,967	0.6	%	0.3	%	$1.70	17,887	0.6	%	0.3	%	$46.46	5,014	5.2	%	0.1	%	$31.16	44,868	0.7	%	$22.84
2021	118,354	3.4		1.8		$43.16	90,625	2.9		1.4		$42.02	16,451	17.0		0.2		$159.82	225,430	3.4		$51.22
2022	264,333	7.7		4.0		$50.15	385,833	12.5		5.8		$30.36	6,271	6.5		0.1		$153.77	656,437	9.9		$39.51
2023	344,689	10.0		5.2		$54.35	216,793	7.0		3.3		$21.15	6,110	6.3		0.1		$12.16	567,592	8.6		$41.22
2024	207,396	6.0		3.1		$47.16	455,716	14.7		6.9		$27.61	12,886	13.3		0.2		$161.70	675,998	10.2		$36.16
2025	326,329	9.5		4.9		$39.55	286,074	9.3		4.3		$29.25	16,597	17.2		0.3		$81.91	629,000	9.5		$35.98
2026	280,847	8.1		4.2		$42.23	224,762	7.3		3.4		$29.13	—	—		—		$—	505,609	7.6		$36.41
2027	239,815	7.0		3.6		$47.55	109,686	3.5		1.7		$28.97	13,143	13.6		0.2		63.04	362,644	5.5		$42.49
2028	142,954	4.1		2.2		$49.40	560,587	18.1		8.4		$15.23	8,820	9.1		0.1		92.92	712,361	10.7		$23.05
2029	754,185	21.9		11.4		$62.79	181,689	5.9		2.7		$19.78	—	—		—		$—	935,874	14.1		$54.44
2030	197,075	5.7		3.0		$33.09	43,630	1.4		0.7		$23.94	—	—		—		—	240,705	3.6		$31.43
Thereafter	238,385	6.9		3.6		$39.20	216,040	7.0		3.3		$24.27	—	—		—		—	454,425	6.8		$32.10
Signed Leases Not Commenced	14,516	0.4		0.2		—	17,331	0.6		0.3		—	—	—		—		—	31,847	0.5		—
Available	296,433	8.6		4.5		—	285,775	9.2		4.3		—	11,415	11.8		0.2		—	593,623	8.9		—
Total (2)	3,447,278	100.0	%	51.9	%	$44.49	3,092,428	100.0	%	46.6	%	$22.65	96,707	100.0	%	1.5	%	$92.19	6,636,413	100.0	%	$35.01
Assumes all lease options are exercised
	Office						Retail						Mixed-Use (Retail Portion Only)						Total
		% of		% of		Annualized		% of		% of		Annualized		% of		% of		Annualized		% of		Annualized
	Expiring	Office		Total		Base Rent	Expiring	Retail		Total		Base Rent	Expiring	Mixed-Use		Total		Base Rent	Expiring	Total		Base Rent
Year	Sq. Ft.	Sq. Ft.		Sq. Ft.		Per Sq. Ft.(1)	Sq. Ft.	Sq. Ft.		Sq. Ft.		Per Sq. Ft.(1)	Sq. Ft.	Sq. Ft.		Sq. Ft.		Per Sq. Ft.(1)	Sq. Ft.	Sq. Ft.		Per Sq. Ft.(1)
Month to Month	21,967	0.6	%	0.3	%	$1.70	17,887	0.6	%	0.3	%	$46.46	5,014	5.2	%	0.1	%	$31.16	44,868	0.7	%	$22.84
2021	104,228	3.0		1.6		$42.50	80,851	2.6		1.2		$40.77	16,451	17.0		0.2		$159.82	201,530	3.0		$51.38
2022	71,017	2.1		1.1		$47.00	105,188	3.4		1.6		$36.82	6,271	6.5		0.1		$153.77	182,476	2.7		$44.80
2023	107,314	3.1		1.6		$44.87	92,238	3.0		1.4		$24.07	6,110	6.3		0.1		$12.16	205,662	3.1		$34.57
2024	41,731	1.2		0.6		$46.52	207,691	6.7		3.1		$30.45	7,484	7.7		0.1		$217.87	256,906	3.9		$38.52
2025	88,603	2.6		1.3		$43.83	91,100	2.9		1.4		$30.93	5,039	5.2		0.1		$171.15	184,742	2.8		$40.94
2026	43,584	1.3		0.7		$37.33	41,636	1.3		0.6		$34.97	—	—		—		$—	85,220	1.3		$36.18
2027	133,002	3.9		2.0		$37.75	142,983	4.6		2.2		$28.58	13,143	13.6		0.2		63.04	289,128	4.4		$34.36
2028	139,965	4.1		2.1		$45.50	135,659	4.4		2.0		$22.28	1,906	2.0		—		209.64	277,530	4.2		$35.28
2029	156,220	4.5		2.4		$49.09	122,135	3.9		1.8		$31.57	5,402	5.6		0.1		$83.89	283,757	4.3		$42.21
2030	234,357	6.8		3.5		$37.70	65,058	2.1		1.0		$34.69	11,558	12.0		0.2		43.00	310,973	4.7		$37.27
Thereafter	1,994,341	57.9		30.1		$52.85	1,686,896	54.5		25.4		$21.33	6,914	7.1		0.1		$60.75	3,688,151	55.6		$38.45
Signed Leases Not Commenced	14,516	0.4		0.2		—	17,331	0.6		0.3		—	—	—		—		—	31,847	0.5		—
Available	296,433	8.6		4.5		—	285,775	9.2		4.3		—	11,415	11.8		0.2		—	593,623	8.9		—
Total (2)	3,447,278	100.0	%	51.9	%	$44.49	3,092,428	100.0	%	46.6	%	$22.65	96,707	100.0	%	1.5	%	$92.19	6,636,413	100.0	%	$35.01

First Quarter 2021 Supplemental Information Page

29

LEASE EXPIRATIONS (CONTINUED)

As of March 31, 2021

Notes:

(1)    Annualized base rent per leased square foot is calculated by dividing (i) annualized base rent for leases expiring during the applicable period, by (ii) square footage under such expiring leases. Annualized base rent is calculated by multiplying (i) base rental payments (defined as cash base rents (before abatements)) for the month ended March 31, 2021 for the leases expiring during the applicable period by (ii) 12 months.

(2)    Individual items may not add up to total due to rounding.

First Quarter 2021 Supplemental Information Page

30

PORTFOLIO LEASED STATISTICS

	At March 31, 2021					At March 31, 2020
Type	Size	Leased (1)		Leased %		Size	Leased (1)		Leased %
Overall Portfolio(2) Statistics
Office Properties (square feet)	3,447,278	3,150,845		91.4	%	3,443,879	3,246,150		94.3	%
Retail Properties (square feet)	3,092,428	2,806,653		90.8	%	3,093,650	2,944,616		95.2	%
Multifamily Properties (units)	2,112	1,940		91.9	%	2,112	1,964		93.0	%
Mixed-Use Properties (square feet)	96,707	85,292		88.2	%	96,707	95,216		98.5	%
Mixed-Use Properties (units)	369	175	(3)	47.5	%	369	278	(3)	75.4	%
Same-Store(2) Statistics
Office Properties (square feet)(4)	3,347,008	3,135,398		93.7	%	3,346,265	3,223,853		96.3	%
Retail Properties (square feet)(5)	2,674,381	2,388,606		89.3	%	2,675,603	2,526,569		94.4	%
Multifamily Properties (units)	2,112	1,940		91.9	%	2,112	1,964		93.0	%

Notes:

(1)    Leased square feet includes square feet under lease as of each date, including leases which may not have commenced as of that date. Leased units for our multifamily properties include total units rented as of that date.

(2)    See Glossary of Terms.

(3)    Represents average occupancy for the three months ended March 31, 2021 and 2020.

(4)    The same-store portfolio excludes One Beach Street due to significant redevelopment activity.

(5)    The same-store portfolio excludes Waikele Center due to significant redevelopment activity.

First Quarter 2021 Supplemental Information Page

31

TOP TENANTS - OFFICE

As of March 31, 2021
	Tenant	Property	Lease Expiration	Total Leased Square Feet	Rentable Square Feet as a Percentage of Total Office		Rentable Square Feet as a Percentage of Total		Annualized Base Rent		Annualized Base Rent as a Percentage of Total Office		Annualized Base Rent as a Percentage of Total
1	Google LLC	The Landmark at One Market	12/31/2029	253,198	7.3	%	3.8	%	$	24,904,188	15.2	%	10.2	%
2	LPL Holdings, Inc.	La Jolla Commons	4/30/2029	421,001	12.2		6.3		18,143,812		11.0		7.5
3	Autodesk, Inc. (1)	The Landmark at One Market	12/31/2022 12/31/2023	138,615	4.0		2.1		12,615,795		7.7		5.2
4	Smartsheet, Inc. (2)	City Center Bellevue	12/31/2026 4/30/2029	124,217	3.6		1.9		6,572,101		4.0		2.7
5	VMware, Inc. (3)	City Center Bellevue	11/30/2022 5/31/2025 9/30/2027	109,985	3.2		1.7		5,606,422		3.4		2.3
6	Illumina, Inc.	La Jolla Commons	10/31/2027	73,176	2.1		1.1		4,302,749		2.6		1.8
7	Clearesult Operating, LLC	First & Main	4/30/2025	101,848	3.0		1.5		3,256,844		2.0		1.3
8	State of Oregon: Department of Environmental Quality	Lloyd Portfolio	10/31/2031	87,787	2.5		1.3		2,766,541		1.7		1.1
9	Genentech, Inc.	Lloyd Portfolio	10/31/2026	66,852	1.9		1.0		2,203,442		1.3		0.9
10	Internal Revenue Service	First & Main	8/31/2030	63,648	1.8		1.0		2,200,553		1.3		0.9
	Top 10 Office Tenants Total			1,440,327	41.6	%	21.7	%	$	82,572,447	50.2	%	33.9	%

Notes:

(1)     For Autodesk, Inc., 45,795 and 92,820 of leased square feet are set to expire on December 31, 2022 and 2023, respectively.

(2)     For Smartsheet, Inc., 73,669 and 50,548 of leased square feet are set to expire on December 31, 2026 and April 30, 2029, respectively.

(3)     For VMWare, Inc., 54,643, 18,240, and 37,102 of leased square feet are set to expire on November 30, 2022, May 31, 2025, and September 30, 2027, respectively.

First Quarter 2021 Supplemental Information Page

32

TOP TENANTS - RETAIL

As of March 31, 2021
	Tenant	Property(ies)	Lease Expiration	Total Leased Square Feet	Rentable Square Feet as a Percentage of Total Retail		Rentable Square Feet as a Percentage of Total		Annualized Base Rent		Annualized Base Rent as a Percentage of Total Retail		Annualized Base Rent as a Percentage of Total
1	Lowe's	Waikele Center	5/31/2028	155,000	5.0	%	2.3	%	$	3,720,000	5.3	%	1.5	%
2	Nordstrom Rack (1)	Carmel Mountain Plaza, Alamo Quarry Market	9/30/2022 10/31/2022	69,047	2.2		1.0		2,189,648		3.1		0.9
3	Sprouts Farmers Market (2)	Solana Beach Towne Centre, Carmel Mountain Plaza, Geary Marketplace	6/30/2024 3/31/2025 9/30/2032	71,431	2.3		1.1		2,121,187		3.0		0.9
4	Marshalls (3)	Solana Beach Towne Centre, Carmel Mountain Plaza	1/31/2025 1/31/2029	68,055	2.2		1.0		1,728,228		2.5		0.7
5	Vons	Lomas Santa Fe Plaza	12/31/2022	49,895	1.6		0.8		1,399,205		2.0		0.6
6	At Home Stores	Carmel Mountain Plaza	7/31/2029	107,870	3.5		1.6		1,384,552		2.0		0.6
7	Regal Cinemas	Alamo Quarry Market	3/31/2028	72,447	2.3		1.1		1,231,599		1.8		0.5
8	Safeway	Waikele Center	1/31/2040	50,050	1.6		0.8		1,201,200		1.7		0.5
9	Michaels (4)	Carmel Mountain Plaza Alamo Quarry Market	1/31/2024 2/29/2028	46,850	1.5		0.7		1,072,635		1.5		0.4
10	Saks Fifth Avenue OFF 5TH	Carmel Mountain Plaza	1/31/2025	40,594	1.3		0.6		1,033,117		1.5		0.4
	Top 10 Retail Tenants Total			731,239	23.5	%	11.0	%	$	17,081,371	24.4	%	7.0	%

Notes:

(1)     For Nordstrom Rack, 39,047 and 30,000 of leased square feet are set to expire on September 30, 2022 (Carmel Mountain Plaza) and October 31, 2022 (Alamo Quarry Market), respectively.

(2)     For Sprouts Farmers Market, 14,986, 30,973 and 25,472 of leased square feet are set to expire on June 30, 2024 (Solana Beach Towne Centre), March 31, 2025 (Carmel Mountain Plaza), and September 30, 2032 (Geary Marketplace), respectively.

(3)    For Marshalls, 39,295 and 28,760 of leased square feet are set to expire on January 31, 2025 (Solana Beach Towne Centre) and 2029 (Carmel Mountain Plaza), respectively.

(4)    For Michaels, 22,969 and 23,881 of leased square feet are set to expire on January 31, 2024 (Carmel Mountain Plaza) and February 29, 2028 (Alamo Quarry Market), respectively.

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APPENDIX

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34

GLOSSARY OF TERMS

Earnings Before Interest, Taxes, Depreciation, and Amortization (EBITDA): EBITDA is a non-GAAP measure that means net income or loss plus depreciation and amortization, net interest expense, income taxes, gain or loss on sale of real estate and impairments of real estate, if any. EBITDA is presented because it approximates a key performance measure in our debt covenants, but it should not be considered an alternative measure of operating results or cash flow from operations as determined in accordance with GAAP. The reconciliation of net income to EBITDA for the three months ended March 31, 2021 and 2020 is as follows:

	Three Months Ended
	March 31,
	2021		2020
Net income	$	1,733	$	15,484
Depreciation and amortization	27,501		27,462
Interest expense	14,005		13,472
Interest income	(74)		(312)
Income tax expense	127		206
EBITDA	$	43,292	$	56,312

Adjusted EBITDA: Adjusted EBITDA is a non-GAAP measure that begins with EBITDA and includes adjustments for certain items that we believe are not representative of ongoing operating performance. Specifically, we include an early extinguishment of debt adjustment and pro forma adjustment to reflect a full period of NOI on the operating properties we acquire during the quarter, to assume all transactions occurred at the beginning of the quarter. We use Adjusted EBITDA as a supplemental performance measure because we believe these items create significant earnings volatility which in turn results in less comparability between reporting periods and less predictability regarding future earnings potential.

	Three Months Ended
	March 31,
	2021		2020
EBITDA	$	43,292	$	56,312
Pro forma adjustments	—		—
Early extinguishment of debt	4,271		—
Adjusted EBITDA	$	47,563	$	56,312

Earnings Before Interest, Taxes, Depreciation, and Amortization for Real Estate (EBITDAre): EBITDAre is a supplemental non-GAAP measure of real estate companies' operating performances. The National Association of Real Estate Investment Trusts (NAREIT) defines EBITDAre as follows: net income or loss, computed in accordance with GAAP plus depreciation and amortization, net interest expense, income taxes, gain or loss on sale of real estate including gain or loss on change of control, impairments of real estate, and adjustments to reflect the entity's share of EBITDAre of unconsolidated affiliates, if any. EBITDAre is presented because it approximates a key performance measure in our debt covenants, but it should not be considered an alternative measure of operating results or cash flow from operations as determined in accordance with GAAP. The reconciliation of net income to EBITDAre for the three months ended March 31, 2021 and 2020 is as follows:

	Three Months Ended
	March 31,
	2021		2020
Net income	$	1,733	$	15,484
Depreciation and amortization	27,501		27,462
Interest expense	14,005		13,472
Interest income	(74)		(312)
Income tax expense	127		206
EBITDAre	$	43,292	56,312

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GLOSSARY OF TERMS (CONTINUED)

Funds From Operations (FFO): FFO is a supplemental measure of real estate companies' operating performances. The National Association of Real Estate Investment Trusts (NAREIT) defines FFO as follows: net income, computed in accordance with GAAP plus depreciation and amortization of real estate assets and excluding extraordinary items, gains and losses on sale of real estate and impairment losses. NAREIT developed FFO as a relative measure of performance and liquidity of an equity REIT in order to recognize that the value of income-producing real estate historically has not depreciated on the basis determined under GAAP. However, FFO does not represent cash flows from operating activities in accordance with GAAP (which, unlike FFO, generally reflects all cash effects of transactions and other events in the determination of net income); should not be considered an alternative to net income as an indication of our performance; and is not necessarily indicative of cash flow as a measure of liquidity or ability to pay dividends. We consider FFO a meaningful, additional measure of operating performance primarily because it excludes the assumption that the value of real estate assets diminishes predictably over time, and because industry analysts have accepted it as a performance measure. Comparison of our presentation of FFO to similarly titled measures for other REITs may not necessarily be meaningful due to possible differences in the application of the NAREIT definition used by such REITs.

Funds Available for Distribution (FAD): FAD is a supplemental measure of our liquidity. We compute FAD by subtracting from FFO As Adjusted tenant improvements, leasing commissions and maintenance capital expenditures, eliminating the net effect of straight-line rents, amortization of above (below) market rents for acquisition properties, the effects of other lease intangibles, adding noncash amortization of deferred financing costs and debt fair value adjustments, adding noncash compensation expense, and adding (subtracting) unrealized losses (gains) on marketable securities. FAD provides an additional perspective on our ability to fund cash needs and make distributions by adjusting FFO for the impact of certain cash and noncash items, as well as adjusting FFO for recurring capital expenditures and leasing costs. However, other REITs may use different methodologies for calculating FAD and, accordingly, our FAD may not be comparable to other REITs.

Net Operating Income (NOI): We define NOI as operating revenues (rental income, tenant reimbursements, lease termination fees, ground lease rental income and other property income) less property and related expenses (property expenses, ground lease expense, property marketing costs, real estate taxes and insurance). NOI excludes general and administrative expenses, interest expense, depreciation and amortization, acquisition-related expense, other nonproperty income and losses, gains and losses from property dispositions, extraordinary items, tenant improvements and leasing commissions. Other REITs may use different methodologies for calculating NOI, and accordingly, our NOI may not be comparable to other REITs. Since NOI excludes general and administrative expenses, interest expense, depreciation and amortization, acquisition-related expenses, other nonproperty income and losses, gains and losses from property dispositions, and extraordinary items, it provides a performance measure that, when compared year over year, reflects the revenues and expenses directly associated with owning and operating commercial real estate and the impact to operations from trends in occupancy rates, rental rates, and operating costs, providing a perspective on operations not immediately apparent from net income. However, NOI should not be viewed as an alternative measure of our financial performance since it does not reflect general and administrative expenses, interest expense, depreciation and amortization costs, other nonproperty income and losses, the level of capital expenditures and leasing costs necessary to maintain the operating performance of the properties, or trends in development and construction activities which are significant economic costs and activities that could materially impact our results from operations.

	Three Months Ended
	March 31,
Reconciliation of NOI to net income	2021		2020
Total NOI	$	54,386	$	63,130
General and administrative	(6,823)		(6,820)
Depreciation and amortization	(27,501)		(27,462)
Operating Income	$	20,062	$	28,848
Interest expense	(14,005)		(13,472)
Early extinguishment of debt	(4,271)		—
Other income (expense), net	(53)		108
Net income	$	1,733	$	15,484
Net income attributable to restricted shares	(137)		(104)
Net income attributable to unitholders in the Operating Partnership	(339)		(3,312)
Net income attributable to American Assets Trust, Inc. stockholders	$	1,257	$	12,068

Overall Portfolio: Includes all operating properties owned by us as of March 31, 2021.

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GLOSSARY OF TERMS (CONTINUED)

Cash NOI: We define cash NOI as operating revenues (rental income, tenant reimbursements, lease termination fees, ground lease rental income and other property income) less property and related expenses (property expenses, ground lease expense, property marketing costs, real estate taxes and insurance), adjusted for non-cash revenue and operating expense items such as straight-line rent, net change in lease receivables, amortization of lease intangibles, amortization of lease incentives and other adjustments. Cash NOI also excludes general and administrative expenses, depreciation and amortization, interest expense, other non-property income and losses, acquisition-related expense, gains and losses from property dispositions, extraordinary items, tenant improvements, and leasing commissions. Other REITs may use different methodologies for calculating cash NOI, and accordingly, our cash NOI may not be comparable to the cash NOIs of other REITs. We believe cash NOI provides useful information to investors regarding the company's financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level, and when compared across periods, can be used to determine trends in earnings of the company's properties as this measure is not affected by (1) the non-cash revenue and expense recognition items, (2) the cost of funds of the property owner, (3) the impact of depreciation and amortization expenses as well as gains or losses from the sale of operating real estate assets that are included in net income computed in accordance with GAAP or (4) general and administrative expenses and other gains and losses that are specific to the property owner. We believe the exclusion of these items from net (loss) income is useful because the resulting measure captures the actual revenue generated and actual expenses incurred in operating the company's properties as well as trends in occupancy rates, rental rates and operating costs. Cash NOI is a measure of the operating performance of the company's properties but does not measure the company's performance as a whole. Cash NOI is therefore not a substitute for net income as computed in accordance with GAAP. A Reconciliation of Total Cash NOI to Operating Income is presented below:

	Three Months Ended
	March 31,
Reconciliation of Total Cash NOI to Net Income	2021		2020
Total Cash NOI	$	49,783	$	59,489
Non-cash revenue and other operating expenses (1)	4,603		3,641
General and administrative	(6,823)		(6,820)
Depreciation and amortization	(27,501)		(27,462)
Operating income	$	20,062	$	28,848
Interest expense	(14,005)		(13,472)
Early extinguishment of debt	(4,271)		—
Other income (expense), net	(53)		108
Net income	$	1,733	$	15,484

(1)    Represents adjustments related to the straight-line rent income recognized during the period offset by cash received during the period and the provision for bad debts recorded for deferred rent receivable balances; the amortization of above (below) market rents, the amortization of lease incentives paid to tenants, the amortization of other lease intangibles, net change in lease receivables, lease termination fees at Carmel Mountain Plaza, and straight-line rent expense for our leases of the Annex at The Landmark at One Market.

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GLOSSARY OF TERMS (CONTINUED)

Same-Store Cash NOI Comparison with Redevelopment: As noted below in the definition of Same-Store, Non-Same Store and Redevelopment Same-Store, information provided on a redevelopment same-store basis includes the results of properties undergoing significant redevelopment for the entirety or portion of both periods being compared. Redevelopment same-store is considered by management to be an important measure because it assists in eliminating disparities due to the redevelopment of properties during the particular period presented, and thus provides a more consistent performance measure for the comparison of the company's stabilized and redevelopment properties, as applicable. Additionally, redevelopment same-store is considered by management to be an important measure because it assists in evaluating the timing of the start and stabilization of our redevelopment opportunities and the impact that these redevelopments have in enhancing our operating performance. We present Same-Store Cash NOI Comparison with Redevelopment using cash NOI to evaluate and compare the operating performance of the company's properties, as defined above. A reconciliation of Same-Store Cash NOI Comparison with Redevelopment on a cash basis to operating income is presented below:

	Three Months Ended (1)
	March 31,
Reconciliation of Same-Store Cash NOI Comparison with Redevelopment to Operating Income	2021		2020
Same-Store Cash NOI	$	47,397	$	49,610
Redevelopment Cash NOI (2)	2,299		2,588
Same-Store Cash NOI with Redevelopment	49,696		52,198
Tenant improvement reimbursements	69		2,796
Total Same-Store Cash NOI with Redevelopment	$	49,765	$	54,994
Non-Same Store Cash NOI	18		4,495
Total Cash NOI	$	49,783	$	59,489
Non-cash revenue and other operating expenses (3)	4,603		3,641
General and administrative	(6,823)		(6,820)
Depreciation and amortization	(27,501)		(27,462)
Operating income	$	20,062	$	28,848
Interest expense	(14,005)		(13,472)
Early extinguishment of debt	(4,271)		—
Other income (expense), net	(53)		108
Net income	$	1,733	$	15,484

(1)    Same-store excludes (i) Waikele Center, due to significant redevelopment activity; (ii) One Beach Street, due to significant redevelopment activity; (iii) Waikiki Beach Walk - Embassy Suites™ and Waikiki Beach Walk - Retail, due to significant spalling repair activity; and (iv) land held for development.

(2)    Redevelopment property refers to Waikele Center, One Beach Street, and Lloyd Portfolio - Land.

(3)    Represents adjustments related to the straight-line rent income recognized during the period offset by cash received during the period and the provision for bad debts recorded for deferred rent receivable balances; the amortization of above (below) market rents, the amortization of lease incentives paid to tenants, the amortization of other lease intangibles, net change in lease receivables, lease termination fees at Carmel Mountain Plaza, and straight-line rent expense for our leases of the Annex at The Landmark at One Market.

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GLOSSARY OF TERMS (CONTINUED)

Same-Store Portfolio, Non-Same Store Portfolio and Redevelopment Same-Store: Information provided on a same-store basis includes the results of properties that we owned and operated for the entirety of both periods being compared except for properties for which significant redevelopment or expansion occurred during either of the periods being compared, properties under development, properties classified as held for development and properties classified as discontinued operations. Information provided on a redevelopment same-store basis includes the results of properties undergoing significant redevelopment for the entirety or portion of both periods being compared. The following table shows the properties included in the same-store, non-same store and redevelopment same-store portfolio for the comparative periods presented.

	Comparison of Three Months Ended
	March 31, 2021 to 2020
	Same-Store	Non Same-Store	Redevelopment Same-Store
Office Properties
La Jolla Commons	X		X
Torrey Reserve Campus	X		X
Torrey Point	X		X
Solana Crossing (formerly Solana Beach Corporate Centre)	X		X
The Landmark at One Market	X		X
One Beach Street		X	X
First & Main	X		X
Lloyd Portfolio	X		X
City Center Bellevue	X		X
Retail Properties
Carmel Country Plaza	X		X
Carmel Mountain Plaza	X		X
South Bay Marketplace	X		X
Gateway Marketplace	X		X
Lomas Santa Fe Plaza	X		X
Solana Beach Towne Centre	X		X
Del Monte Center	X		X
Geary Marketplace	X		X
The Shops at Kalakaua	X		X
Waikele Center		X	X
Alamo Quarry Market	X		X
Hassalo on Eighth - Retail	X		X
Multifamily Properties
Loma Palisades	X		X
Imperial Beach Gardens	X		X
Mariner's Point	X		X
Santa Fe Park RV Resort	X		X
Pacific Ridge Apartments	X		X
Hassalo on Eighth	X		X
Mixed-Use Properties
Waikiki Beach Walk - Retail		X
Waikiki Beach Walk - Embassy Suites™		X
Development Properties
La Jolla Commons - Land		X
Solana Crossing - Land		X
Lloyd Portfolio - Land		X	X

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GLOSSARY OF TERMS (CONTINUED)

Tenant Improvements and Incentives: Represents not only the total dollars committed for the improvement (fit-out) of a space as it relates to a specific lease but may also include base building costs (i.e. expansion, escalators, new entrances, etc.) which are required to make the space leasable. Incentives include amounts paid to tenants as an inducement to sign a lease that do not represent building improvements.

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40

XML

Cover Page	Apr. 27, 2021
Document Information [Line Items]
Document Type	8-K
Amendment Flag	false
Document Period End Date	Apr. 27, 2021
Entity Registrant Name	American Assets Trust, Inc.
Entity Central Index Key	0001500217
Entity Incorporation, State or Country Code	MD
Entity File Number	001-35030
Entity Tax Identification Number	27-3338708
Entity Address, Address Line One	3420 Carmel Mountain Road
Entity Address, Address Line Two	Suite 100
Entity Address, City or Town	San Diego
Entity Address, State or Province	CA
Entity Address, Postal Zip Code	92121
City Area Code	858
Local Phone Number	350-2600
Written Communications	false
Soliciting Material	false
Pre-commencement Tender Offer	false
Pre-commencement Issuer Tender Offer	false
Title of 12(b) Security	Common Stock, par value $0.01 per share
Trading Symbol	AAT
Security Exchange Name	NYSE
Entity Emerging Growth Company	false