Equity Commonwealth

Good morning, and thanks for joining this call to discuss Equity Commonwealth's results for the quarter ending March 31, 2024, and an update on the company. At this time, all participants are in the listen-only mode. A question and answer session will follow the formal presentation. If you would like to ask a question, please press star 1 on your telephone keypad. A confirmation tone will indicate your line is in the question queue. You may press star 2 if you would like to remove your question from the queue. For participants using speaker equipment, it may be necessary to pick up your handset before pressing the star key. If anyone should require operator assistance during the conference, please press star zero on your telephone keypad. As a reminder, this conference is being recorded. Please be advised that certain matters discussed during this conference call may constitute forward-looking statements within the meaning of federal securities laws. Please refer to the section titled Forward Looking Statements in the press release issued yesterday, as well as the section titled Risk Factors in the company's annual report on Form 10-K and quarterly reports on Form 10-Q for subsequent quarters for a discussion of factors that could cause the company's actual results to materially differ from any forward looking statements. The company assumes no obligation to update or supplement any forward looking statements made today. The company posts important information on its website at www.eqcre.com, including information that may be material. The portion of today's remarks regarding the company's quarterly earnings also include certain non-GAAP financial measures. Please refer to yesterday's press release and supplemental containing the company's results. for a reconciliation of these non-GAAP measures to the company's GAAP financial results. On the call today are David Helfand, President and CEO, David Weinberg, COO, and Bill Griffiths, CFO. With that, I will turn the call over to David Helfand.

Thank you, and good morning, everyone. Thanks for joining us. I'll review the company's results for the quarter as well as provide an update on our business. The quarter funds from operation were $0.26 per share compared to $0.22 per share in the first quarter 2023. Normalized FFO was $0.25 per share compared to $0.23 per share a year ago. The growth in FFO and normalized FFO was largely the result of a $0.01 per share increase in interest and other income and a $0.01 per share decrease in income tax expense. Same property NOI increased 4.3% compared to last year due to a decrease in pre-leasing demolition costs, and an increase in lease termination fees, partially offset by a decrease in average commenced occupancy. Same property cash NOI, 6.9% lower, primarily due to the decrease in average commenced occupancy, partially offset by the decrease in pre-leasing demolition costs, and as of March 31st, lease occupancy was 75.4%, and commenced occupancy was 75.4, and commenced occupancy was 74.6. Turning to the balance sheet, we have approximately $2.2 billion in cash, nearly $20 per share and no debt. Net of our preferred stock, our cash balance is just under $19 per share. We continue to earn 5.5% in our cash, resulting in $29.5 million in interest and other income for the quarter. We've not repurchased any shares year-to-date, and we currently have $93 million remaining on our share buyback authorization. I thought I'd offer a few thoughts on what we've accomplished and where we go from here. Since assuming responsibility for the company, the EQC team has been focused in its efforts and has executed a disciplined strategy. We've completed $7.6 billion of dispositions, including the sale of 164 properties. We've distributed $1.8 billion or $14.75 per share to our common shareholders. We've repurchased $652 million of our common shares at a dividend adjusted price of $17.63 per share. We've repaid debt and preferred equity of $3.3 billion, and we've generated a cash balance of $2.2 billion. With respect to capital allocation, we've tried to be responsive to market conditions. For the first six years, that was straightforward. Valuations were at or near all-time highs, and we concluded that it was in the company's interest to sell assets. We sold all but four of our office properties between 2015 and 2020. When the pandemic hit, the office market froze. The investment sale market's continued weakness coming out of COVID, and the spike in interest rates in early 22 have stalled the office market recovery. Throughout this time, we've evaluated numerous investment opportunities across sectors with a recent focus on industrial and residential. We've been seeking to acquire a business with strong fundamentals and a compelling risk-reward profile that creates long-term value for our shareholders. To date, we've not found the right investment. So while we're actively working on potential transactions in our pipeline, we're also preparing to sell our remaining properties. We expect to have the two assets in Austin and the one in Washington, D.C. in the market later this month. Our fourth asset, 1225 17th Street in Denver, is our largest, and given that it will likely be the last to sell, will require shareholder approval. If, after working through our pipeline, we're unable to identify a compelling transaction, we intend, by the end of the year, to seek shareholder approval for the wind-down of our business and the return of our shareholders' capital. Following shareholder approval, we expect to distribute most of our cash with subsequent distributions following the sale of any remaining assets. We estimate the cost to wind down to be 40 to 50 cents per share, and that it will take approximately six months from the sale of the last asset to complete the wind down. Looking ahead, we will continue to communicate openly with shareholders regarding the progress of our investment activities, as well as the sale of our remaining office assets. The EQC team will continue to endeavor to create value for shareholders and to be responsible stewards of our investors' capital. And with that, David, Bill, and I are happy to take your questions.

Thank you. We will now be conducting a question and answer session. One moment, please, while we pull for questions. Our first question comes from Craig Mailman from Citi. Please proceed.