Good morning, and welcome to the Healthpeak Properties Inc. First Quarter 2026 Conference Call. I would now like to turn the conference over to Andrew Johns, Senior Vice President of Investor Relations. Please go ahead.
Welcome. Today's conference call contains certain forward-looking statements. Although we believe expectations reflected in any forward-looking statements are based on reasonable assumptions, these statements are subject to risks and uncertainties that may cause actual results to differ materially from our expectations. A discussion of risks and risk factors is included in our press release and detailed in our filings with the SEC. We do not undertake a duty to update any forward-looking statements. Certain non-GAAP financial measures, we discuss on this call. In an exhibit to the 8-K we furnished to the SEC yesterday, we have reconciled all non-GAAP financial measures to the most directly comparable GAAP measures in accordance with Regulation G requirements. The exhibit's also available on our website at healthpeak.com. I'll now turn the call over to our President, Chief Executive Officer, Scott Brinker.
Thanks, AJ, and welcome to Healthpeak's first quarter earnings call. Grateful for our team who delivered a first quarter with excellence and execution, one of our WE CARE core values. In early January, we completed the once-in-a-decade buying opportunity at the Gateway campus in South San Francisco for a small fraction of replacement cost. We're already driving leasing momentum at the campus with 62,000 sq ft of signed leases and letters of intent. We also have 113,000 sq ft of active proposals and tours at the campus. In March, we completed the IPO of our senior housing business in a unique and creative transaction. The $240 million of current year FFO from that portfolio is now being valued at a multiple that's roughly 20 turns higher than Healthpeak.
That differential highlights the growth potential in Janus Living, but also the incredible opportunity in Healthpeak at the current stock price. Despite selling about 18% of the business in the IPO, our exposure to senior housing is essentially unchanged from December 31 because we closed more than $700 million of acquisitions on our balance sheet prior to the IPO. The timing of the acquisitions was very intentional to capture the multiple arbitrage for our shareholders. Janus Living already has the cost of capital to do accretive acquisitions. As the 82% owner of the company, those acquisitions will benefit Healthpeak earnings. As an example, we expect the IPO proceeds to be accretive to Healthpeak by roughly $0.04 per share once fully invested and stabilized. The value of our best-in-class outpatient platform is being rewarded in the private market by world-class institutions.
In March, we closed a joint venture recap with Blackstone on a fully occupied outpatient portfolio at a 6.1% cash cap rate. The transaction raised $170 million in proceeds, and we now have a template for future recaps and acquisitions with Blackstone. We're progressing additional transactions that would generate proceeds of $700 million or more at cap rates about 200 basis points inside what's implied in our current stock price. We bought back $100 million of stock in April at a 10+% FFO yield. The buyback was accretive and allowed us to increase our 2026 earnings guidance. Our stock price is clearly mispriced versus intrinsic value, so we'll continue to evaluate leverage-neutral stock buybacks to drive earnings and value accretion.
We also paid more than $200 million in dividends to shareholders in the first quarter, which equates to an outrageously high 7.5% annualized dividend yield, especially in light of the solid payout ratio. Turning to operating results. The strong fundamentals in outpatient medical that we spoke to with the merger announcement three years ago continue to be validated. Since closing the merger, we've signed more than 10 million sq ft of renewals at cash releasing spreads of positive 5.8%. Last quarter, the spreads were positive 5.4% and once again with very modest TIs. Half of our renewals were done in-house, saving $5 million in leasing commissions last quarter alone. Our leasing costs continued to be substantially below the peer group, resulting in strong net effective rents, which drives superior cash flow and ultimately earnings growth.
We've been successfully getting 3% escalators in the outpatient business on both new leases and renewals for about 5 years now. Over those 5 years, our same-store NOI growth has averaged positive 3.5%, which is 30% higher than the previous 5-year average. Definitely an improvement in that business. We're advancing a number of strategic and highly pre-leased outpatient developments with our health system partners, but not yet far enough along to announce publicly. In senior housing, our one Q results were phenomenal across the board. Entry fees set an all-time high for the first quarter. Incredible work by our team and operating partners, we'll provide all the details on the Janus Living call. Turning to life science. M&A activity, biopharma stock prices, and capital raising are all trending positively.
In fact, April was the most active month for biotech equity issuance since early 2021. Healthpeak total occupancy in life science increased sequentially, and we still expect our year-end 2026 total occupancy to increase versus the prior year. Our leasing pipeline is broad-based, from venture-backed biotech to large cap pharma. Traditional wet lab accounts for the vast majority of the pipeline, but we do have flexibility. Our robust, well-located buildings allow us to capture alternative users when it makes economic sense.
To summarize, senior housing performance was outstanding, and we created enormous value with the IPO. Our outpatient portfolio and platform is being rewarded and richly valued in the private market. Our lab business has massive upside as the pendulum starts to swing in our favor. I'll turn it to Kelvin to review our first quarter results and our improved 2026 outlook.
Thank you, Scott. We started the year strong and continue to execute our stated plans to position each business to deliver long-term earnings growth. We are very pleased with the success of the Janus Living IPO, which strengthens our investment management capabilities and expands our reach to a broader base of investors. We are translating this momentum into our operating platform by adding key talent and asset management, investor relations, and acquisitions, advancing our technology initiatives, and delivering our platform to our senior housing operating partners to achieve excellence and execution across the portfolio. We continue to attract interest from institutional capital across the enterprise, including our recently announced Outpatient Medical joint venture with Blackstone. These partnerships further validate our platform, relationships, and capital allocation philosophy as investors look at Healthpeak as a platform aligned for growth.
Turning to the results for the first quarter, we reported FFO adjusted of $0.45 per share and net debt to EBITDA of 5.4x. In outpatient medical, fundamentals continue to show strength, and our team is translating this into leasing opportunities with key relationships. During the quarter, we executed nearly 1.1 million sq ft of leases, including several large renewals with leading health system partners, including Baylor Scott & White, Norton Healthcare, and HCA Healthcare. Across our leasing activity, we achieved 5.4% cash re-leasing spreads on renewals, 79% tenant retention, and ended the quarter at 91% total occupancy. Average annual escalators were 3%, consistent with what we have achieved on average since the physicians merger. Leasing costs this quarter were modest at just 10% of annual rents, producing strong cash return.
A good example of this execution is the Baylor Cancer Center in Dallas, where we completed 10-year lease renewals across the entire 458,000 square foot campus during the last two quarters. Leasing costs were minimal at just over $1 per square foot per year, reflecting strong second generation returns that drive earnings growth. Most importantly, this outcome was achieved through direct negotiations with Baylor and McKesson, leveraging decades-long relationships and in-house operating platform that can deliver tangible outcomes for our clients. Finally, we ended the first quarter with a very active leasing pipeline, including 318,000 square feet of leases executed since April and approximately 700,000 square feet under LOI. Turning to lab. During the first quarter, we executed 141,000 square feet of leases, 92% of which was new leasing.
We also have approximately 355,000 sq ft under LOI, of which approximately 80% was new leasing and approximately 75% on currently vacant space. We saw a range of deal sizes in those commitments, including 4 deals greater than 50,000 sq ft, and South San Francisco continues to see the strongest active demand of each of our markets. We ended the quarter with total occupancy up to 77.7%. For the balance of the year, we expect to continue to capture occupancy from the benefit of new leasing commencements, which will support occupancy growth of at least 100 basis points versus year-end 2025. Finally, senior housing. We will continue to provide a brief update on senior housing with detailed commentary on the Janus Living earnings call to follow.
For the quarter, Janus Living delivered total revenue growth of 35% and adjusted EBITDA growth of 42%. Healthpeak's ownership totaled 81.6% of the outstanding shares of Janus Living, which represents roughly a $5.7 billion market value. Shifting to the balance sheet and guidance. In January, we repaid $103 million of secured mortgages on two of our senior housing properties. In March, we closed on a new senior unsecured delayed draw term loan totaling $400 million, which remains undrawn. We will have through December 2026 to draw down the term loan. Ending with guidance. Following the IPO, Janus Living is consolidated into Healthpeak's financial statements with a deduction to earnings for the non-controlling minority interest. We now incur incremental public company costs and temporary earnings drag from the cash proceeds on the balance sheet.
These impacts are expected to be offset by the senior housing portfolio outperformance and deployment of $750 million of cash into acquisitions through year-end. As a result, we expect the IPO to be earnings neutral to Healthpeak in 2026, and it will be accretive in 2027 and beyond as the capital deployment into acquisitions flows through to Healthpeak's earnings. In April, we repurchased $100 million of our stock at an implied FFO yield of over 10%. The repurchase is accretive to earnings and supports raising our FFO's adjusted guidance to a range of $1.71-$1.75 per share. With that, operator, please open the line for Q&A.
We will now begin the question-and-answer session. To ask a question, you may press star then one on your touch tone phone. If you are using a speakerphone, please pick up your handset before pressing the keys. To withdraw your question, please press star then one. In the interest of time, callers will be limited to one question
At this time, we will pause momentarily to assemble our roster. Your first question comes from Nicholas Yulico with Scotiabank. Please go ahead.
Hey, Nick. Are you there? I was gonna say your perfect record's intact, you're always first, but I'm not sure. Operator, I'm not sure. Maybe he's having a connection problem. Let's go to the next question.
Perfect. Your next question will be from Farrell Granath with Bank of America. Please go ahead.
Hi. Good morning. This is Farrell. My question is on your life science portfolio. When thinking about the commentary, it's seemingly much more positive in how you're thinking about your pipeline, and increased interest. I'm curious how that maybe has influenced or even changed your thinking and timing on opportunistic life science investments going forward, if that has actually moved up a timeline, or if there is a line of sight of when you think that would be a strategic use of capital.
Well, the one we acquired in late December, early January at Gateway is doing really well. That's a positive. That was a unique opportunity. It's our biggest market. We have a dominant footprint there. I think the best team and the best footprint. We dominated there for years. I think that will be even more true with this purchase. It had a lot of yield in addition to upside. That was a unique opportunity. I'm glad we did it. We're already getting the benefit of that. I think that will flow into 2027 and beyond as well. Congrats to Scott and the team. We're looking at some other things in our core markets. Our threshold is pretty high for using capital. Obviously, we did the buybacks in April. That was a very creative use of capital.
We have a number of transactions underway. Our sources and uses this year was $1 billion of recaps and sales and $1 billion of acquisitions. We've essentially done the $1 billion of acquisitions and buybacks, and we have a number of transactions underway. We need to make sure we get that done before we would consider anything opportunistic in life science. There's no shortage of opportunity. That is for sure. I mean, a lot of these private buyers are just totally upside down. At this point, we're mostly having conversations with lenders. There is opportunity, but we're gonna be really careful and disciplined about which markets, which buildings, and obviously pricing, valuation.
Your next question is from Seth Bergey with Citi. Please go ahead.
Hi. Thanks for taking my question. You know, just given kind of the pipeline and the, and the leasing activity you've been able to accomplish, you know, how does the kind of Gateway acquisition kind of compare to your initial underwriting expectations? Just given kind of the positive comments on the pipeline, you know, is there anything kind of changing in terms of the lease economics that you're discussing with life science tenants?
Well, we didn't put much lease up into our Gateway underwriting in year 1. I'd say we're already ahead of schedule. Certainly, the pipeline is stronger than I would've guessed, and the rents that we're signing are at or above underwriting. You know, that's all, that's all positive. I don't think there's much contribution to 2026, but definitely as we look into 2027, 2028, the upside from that portfolio should start to materialize in our earnings. The momentum is definitely positive in the Bay Area. I mean, San Francisco had a red X on it in real estate 5 years ago, and now it's the hottest market in the country, and we're certainly getting some benefit of that.
Hey, good morning, guys.
Your next question is from Austin Wurschmidt with KeyBanc Capital Markets. Please go ahead.
Yeah. Kelvin, I believe you said that you expect lab occupancy to increase 100 basis points, you know, by the end of the year-on-year. Can you just walk through some of the components that's driving that between commencements and known move-outs? You know, does the team have any visibility into any known move-outs in 2027 at this point? Thanks.
Yeah, no. Thanks for the question, Austin. You know, we have about 400,000 sq ft of expirations in 2026. Behind that, we have just over a half a million sq ft of commencement that will fully offset those expirations. We expect net absorption into year-end. We're sitting here in May. Still a ample amount of time for the team to try to convert some of our pipeline into occupancy in the fourth quarter as well. That may trickle into 2027. Certainly still a window here to try to capture some incremental occupancy by year-end. There is about 50,000 sq ft that we expect to exit the portfolio in the second and third quarter. We do know about, you know, the potential vacate of two tenants in particular mid-year.
Generally speaking, our focus is on total occupancy, driving net absorption throughout the year and seeing occupancy grow and subsequently produce earnings growth. We're on track for that. The pipeline is certainly giving us promise that we'll be able to achieve net absorption this year.
Your next question is from Ronald Kamdem with Morgan Stanley. Please go ahead.
Hey, great. Hey, just wanted to stay on the life science portfolio for a second. you know, I think you talked a little bit about sort of San Francisco and the activity there, maybe commentary on some of the other markets. If I could just, you know, ask about the 2027 expirations again in terms of known vacates, just any sort of early color there because it would seem like there's a potential that same store could be up next year if occupancy is, you know, rising this year. I think we're all just trying to figure that out. Thanks.
Yeah, quickly on 27. It's still early, but as we look through that list and the conversations we're having, I think the renewal rate will be a lot higher in 27 than it has been in 26. I don't know, plus or minus 50% or better. It's still early, so we'll update throughout the year as we get more clarity. The leasing pipeline, the signed but not occupied leases is all positive. We do feel like the trajectory on occupancy is definitely positive. If we look at M&A and capital raising, that's extremely positive. It feels like that's always a leading indicator to the pipeline, which obviously leads into the actual leasing. Definitely the trajectory is as good as it's been in a number of years, which feels good, and we're well positioned.
We've got the right team and footprint, and the credibility in capital as a landlord to win deals. Definitely feeling a lot better about the momentum in that business in San Diego, and then I'll ask Scott going to comment on Boston. We've got activity on virtually every vacancy in the portfolio. That doesn't mean we'll sign all those leases, but there's activity. We brought in Denis Sullivan six months ago, a former CIO and CFO at BioMed Realty. He's just doing a fantastic job, so we've really got a great team on the ground to drive that activity as well. Scott, do you want to comment on Boston?
Yeah, sure. Boston, I mean Boston is still working through the biggest, you know, supply, demand imbalance of the 3 markets. You really have to dig into what is competitive to our portfolio and how our portfolio is performing specifically. You know, if you look at West Cambridge where, you know, the bulk of our opportunity is, you know, from a space perspective, we've had some great success. We A, a great win with the lease we executed with a large cap pharma in the quarter. There's also been some nice absorption, you know, in and around our portfolio in West Cambridge, we're really happy with what's going on in that particular sub-market and in greater Boston.
You know, Claire and team are doing a great job out there, capturing it, you know, the demand that is available. If you look back, you know, 6 months versus today, it's markedly different, you know, feel in that market from a demand perspective.
Your next question is from Richard Anderson with Cantor Fitzgerald. Please go ahead.
Thanks. Good morning and nice quarter. Nice, you know, nice setup here. It reminds me of the paired share REIT structure, but I know it's not that, so don't get me wrong, but very unique indeed, so congratulations. I wanted to talk about life science leasing a little bit more detail. You know, Kelvin and Scott, you mentioned up 100 basis points at least by the end of this year versus 2025. I'm wondering what do you think about how that'll look? Will that be, I'm guessing not a straight linear line from today till the end of the year, but more like an EKG? I'm just curious, you know, how, you know, how the pace of occupancy will go from here.
Do you think you have a step down next quarter or step up? You know, like I just wanna sort of prepare people for what it could look like even if the end game is up 100 basis points. Thanks.
Yeah, thanks for that, Rich. I'll start. This is Kelvin. I think most importantly, you know, we ended the year at 77% total occupancy. We ended the quarter at 77.7% total occupancy, already making progress towards the 100 basis points goal of total occupancy improvement this year. Very difficult to give you precision around the quarter-over-quarter cadence of occupancy, just really wanna focus you on year end, given we have net absorption embedded in our portfolio with the executions that Scott and team were able to get completed, starting last year that are flowing into this year. The 2 million sq ft pipeline is probably worth giving a little bit more context on because there are opportunities to get new prospective tenants into more move-in-ready space.
If we're successful, that could lead to incremental occupancy capture in the fourth quarter, again into 2027. No perfect cadence that we can give you from an occupancy standpoint, but you know, total occupancy captured by year end is our focus, the entire organization is working towards that goal.
Your next question is from Michael Goldsmith with UBS. Please go ahead.
Good morning. Thanks all for taking my question. Just on the guidance, you raised the full year outlook by $0.01. It seems your annualized guide is flat, now expect interest expense to be $20 million higher and G&A to be $5 million higher. Can you just walk through kind of what's driving the $0.01 raise? Is it the first quarter beat or maybe said another way, if you annualize your first quarter core FFO of $0.45, you get to a number way higher than your guidance. Can you just kind of walk us through the model and how we should be thinking about the cadence of earnings through the balance of the year? Thank you.
Yeah, no, thank you for asking the question. This is Kelvin again. I'll give a little bit of context because it's important to get this right. The Janus Living IPO has certainly proven to be extremely successful for Healthpeak.
The outperformance in the senior housing business fully offsets the impact of the transaction, making the IPO neutral to Healthpeak's earnings in 2026. The second point would be, as Scott mentioned in his prepared remarks, we anticipate capturing about $0.04 of accretion on a run rate basis as the cash on balance sheet is deployed and the senior housing acquisitions stabilize and contribute to earnings. Some of that benefit will start to come in in 2026, offsetting the IPO dilution, and we could generate ±$0.03 of earnings in 2027. Really important to highlight the earnings contribution from Janus Living.
Through the first quarter, we mentioned earlier that, you know, we've already invested $1 billion of capital, $714 million in senior housing. We are making progress towards our capital recycling target of $1 billion. $270 million of proceeds already received. I think we made the right decision to invest the $714 million in senior housing acquisitions in Q1 on balance sheet prior to the IPO and contributing those assets to Janus Living to own a larger share in the platform. Going forward, that'll, you know, result in earnings growth, as I mentioned before. I think the first quarter is a little bit elevated because of those on-balance sheet acquisitions that we made in Q1.
We do anticipate that the subsequent quarters will come down. If you look at our kind of run rate average, based on the midpoint of our guidance, that's about $0.43 per share of FFO, plus or minus $0.01 each quarter. As we get proceeds back from our recapitalizations and, you know, seller financing, repayment, that'll have an impact on the earnings trajectory in the back half of the year. A number of moving parts, wanted to make sure we walked through that, but we are certainly pleased with the opportunity to raise guidance $0.01 here and the success of the Janus Living IPO.
Michael, just one addition. The debt, $650 million of senior notes, that we will have to refinance in June. Those are like 3.5%. That's an additional headwind in the second half of the year versus the first half, just the final piece of that puzzle.
Your next question is from-
All right. Next question operator.
Perfect. Your next question is from Michael Carroll with RBC Capital Markets. Please go ahead.
Yeah, thanks. Just wanted to see if you guys can provide additional color on the life science setup. I know that the pipeline appears solid and is growing. How has tenant activity changed? I mean, are they making decisions any quicker than before? I think the focus for them previously was really on the pre-built space. Have any larger customers willing to make longer dated decisions on some of the space that maybe requires longer build outs yet?
I'll give a few comments on the background, backdrop, and I'll let Scott comment on specific activity. If you think about the real drivers of supply and demand, M&A, capital raising, new supply, all those things are moving in our favor in a very dramatic way. It's just the downturn was so severe that it's taking some time to climb out of it. It's a long pendulum for this particular cycle, it is swinging in our favor. I mean, all of those things really do move the needle on supply and demand over time, and that's what drives the business. It's as simple as that. We're out competing in the marketplace. There's a few really strong competitors, obviously.
Those two or three groups are capturing the vast majority of the tenant demand, and I think that that will continue, and in fact, it's an opportunity for us. A lot of the new supply is going to alternative use or is simply just not leasable in this marketplace. The backdrop is clearly moving in a positive direction from both supply and demand standpoint. Scott, do you want to comment on the-
Sure. Hey, Michael. I mean, there are some larger tenants in the market, you know, who would be more apt to take, you know, more of a shell type space. Broadly speaking, we're the bulk of the pipeline and activity is still looking for, you know, more move-in-ready space or space that takes more minimal TI. You know, part of that is kind of speed to getting into space, shortening that decision when they, you know, post-funding. Also that type of transaction is less risky for the tenant, right? You know, if you're going into a new build of a shell space where it's a, you know, full build-out, even if it's a turn-key TI, there's still, you know, inherent risk to the tenant.
It's just a more complex build for them. If they have the option today to go into a space that's, you know, a very nice second generation space that's well built out, that fits what they need with minor modifications, you know, they're opting to do that, you know. I think one thing that is an advantage to our portfolio that we talk about all the time is having a wide variety of spaces at different price points to accommodate, you know, all of the demand within the market. You know, we look at the tenant list, you know, the broker sheets and, you know, really try to focus on having an option for every tenant on there versus just focusing on, you know, a selective group of tenants who are looking for, you know, Class A trophy space.
Your next question is from Juan Sanabria with BMO. Please go ahead.
Hey, everyone. This is Robin Hadland sitting in for Juan. I was just curious on the Blackstone JV. What's the opportunity set to grow here going forward? Would you be more interested in additional recaps or acquisitions?
Yeah, it could be both. It's a great group to partner with, obviously extremely knowledgeable. Enormous balance sheet with different pockets of capital to do different things. We've got a great platform for them to participate in what we think is a really compelling business with stable but growing
Cash flows and great relationships and footprint to really drive activity. We would co-invest, but as a minority share, we did a 20% interest in this recap. Probably fair to say anywhere between 10 and 20% going forward. We could do recaps and/or acquisitions, and we're already looking at a number of things with them.
Your next question is from Michael Stroyeck with Green Street. Please go ahead.
Thanks, good morning. Can you provide some thoughts on lab re-leasing spreads? Obviously, there's still plenty of vacancy at the market level, likely will be for some time. Your biggest peer is guiding to some pretty ugly re-leasing spreads. I guess, are you concerned that there could still be downward pressure on rents over the near term?
Sure. Sure. This is Scott. I mean, I think, you know, overall lab rents, you know, in our portfolio are around $60 a foot, right? I think that it's, you know, you're gonna have some rents that are above that, some rents that are below that. Overall, I think we're, you know, generally in line with that. I think, you know, we focus on maybe the total all-in economic package versus the face rent. You know, I think the better read overall, in my opinion, is, you know, what we're seeing in demand in the pipeline. Those all-in economics that we're capturing, you know, across deals over time. They're gonna drive both occupancy, you know, and earning.
Your next question is from Wesley Golladay with Baird. Please go ahead.
Hey. Good morning, everyone. You seem to be getting a little bit of traction on the permitting, at the mixed use, Alewife project. Can you give us an update on what's going on there and a timeline for that project? Has that changed at all?
Yeah. No, happy to give an update. In fact, a week ago, we received our preliminary planning board initial approval. It's not the final approval for the entitlements, but certainly a step towards that objective. It's been a long process, as you know, working through the entitlement effort there. You know, a very rewarding project that we now have Hines partnered with us on the multi-family opportunity. The mixed use project is ±5 million sq ft, half of which will be multi-family residential that Hines will be leading. We have the opportunity to complete entitlements this year towards Q4 of 2026, and could see a groundbreaking of a residential building by Hines at some point in 2027 or 12 to, you know, 18 months after receiving entitlement.
Working towards that objective, and certainly making great progress with the city chamber.
Your next question is from Vikram Malhotra with Mizuho. Please go ahead.
Morning. Thanks. In the question. I guess just, maybe, Scott, if I can step back. You know, you're calling for the bottom, you're saying there's more activity. A bunch of your peers are still, you know, seeing occupancies, you know, falling and maybe pointing out much more challenging, I guess, conditions. Maybe if you could dig in a bit more, sort of what are the some of the differences, maybe geography, maybe product type, and maybe it's, the tenant type as well. I'm just sort of trying to square kind of how divergent the, you know, trajectory and commentaries have been from your peers on that side. Thanks.
Yeah. Hey, Vikram. you know, even when the sector was going bananas in 2020 and 2021, I mean, we stayed really disciplined in terms of what we bought or what we developed. We shut off capital allocation way before anybody else, public or private. It turned out to be the right decision. Now we're buying when nobody else can. It's actually a pretty good opportunity. We're already getting great results from that capital allocation decision with the Gateway purchase and potentially more to come. We've always had a philosophy of concentration as a way to reduce risk. I know that sounds odd. Usually, it's diversification to reduce risk. In life science, it's really the opposite. Concentration and dominating local markets is really the way to go.
Creating flexibility in pathways to growth for tenants, really dominating the broker networks, just given our footprint. We've got a great team in all three markets. I think all that plays a factor. We do like having multiple price points, right? It's not all A plus. Even though maybe you'd like to be in that office, not everybody wants to or can afford it. We like to have a multiple options at different price points and suite sizes, as long as it's in the right submarket. That philosophy, I think has paid off in terms of how we're approaching the market, but we're not in a lot of these kind of secondary, tertiary markets. I won't name them. We've really Our entire footprint is in 5 submarkets in the entire country.
I mean, you could probably tour it in a day if you could figure out the travel to Boston, which is a long flight. Otherwise, I mean, you literally could see the entire portfolio in one day. It's so concentrated. That's proven to be the right decision. I think it's all of those things together that are driving our view of the outlook, maybe versus some others. You know, I can't obviously speak for them.
Your next question is from James Kammert with Evercore. Please go ahead.
Good morning. Thank you. Is it reasonable to assume that the vacancy in the lab portfolio has, on average, basically the same NOI per square foot contribution or, you know, rent per square foot as the occupied portfolio? Just trying to think about that latent earning potential as it leases up over time. Thank you.
Yeah, maybe I'll start. Over the last 12 months, we've been able to achieve 5% cash releasing spreads on average. This quarter we did 3.5%. Scott had just mentioned our portfolio average rent per square foot is around $60 triple net. Each market is different. Each lease in each space is different. We're able to, you know, exceed those in-place rates, but we also might have some leases that come in a little bit lighter. What I would suggest is, you know, looking back at our cash re-leasing spreads, which we continue to get in excess of our existing kind of in-place leases, that should contribute to earnings growth over time. Most importantly, it's a total occupancy story.
As we gain occupancy, these are spaces that are currently not producing income, and there's even a drag associated with those spaces. The occupancy capture is really going to drive earnings. I think that should be the focus. That's how we look at the earnings opportunity. We have 2.5 million square feet of opportunity in the lab portfolio to really drive earnings growth.
Your next question is from Michael Mueller with JPMorgan. Please go ahead.
Yeah. Hi. I apologize for trying to squeak a second one in here, but it's a clarification. On the supplemental development and redevelopment page, what does active versus total mean in the capacity and % lease columns? The real question was, with the seemingly better view on lab occupancy, why didn't you update that same store outlook?
The active re-dev in development, I mean, a lot of these projects are substantial. As we lease certain floors or portions of the building and deliver them, and the, and the tenant starts to pay rent, we take those particular suites or floors out of the active development pipeline. They're obviously no longer under active development. That's the differential or explanation between active versus total, Mike. Kelvin, you wanna take the other?
Mike, for your second question, I think, you know, over the course of the year, we'll have an opportunity to reevaluate same store amongst all of the segments. This quarter, the focus was certainly on the senior housing outperformance in the first quarter that really drove the guidance modification for the senior housing segment. As we make progress over the course of the year, we'll certainly evaluate the updates that'll have a total same store impact. For this quarter, we thought it was appropriate to provide the update on senior housing.
I wanna add, ordinarily we don't even update the segments, which I think is appropriate. Here, we felt like we didn't have a choice because Janus Living is now providing its own guidance, obviously, on same store, and it's substantially higher than the original Healthpeak guidance. We didn't, we really didn't have a choice but to update the segments. We really focus on the total portfolio. Same store is really a terrible metric. It ignores so many things. It's not how we run our business. Frankly, we'd prefer to just ignore it entirely. Next question.
Your next question is from Omotayo Okusanya with Deutsche Bank. Please go ahead.
Yes. Good morning. Solid execution. Congratulations both at DOC and at Kennus. Post the quarter, there's kind of significant leasing activity both on the MOB and lab side. Again, curious if we just kind of contextualize what's happening in terms of that kind of April activity. Also if you could just talk a little bit about kind of economics, whether it's kind of changed materially in any way versus leasing activity in 1Q, and realizing that there may also be some mix changes as well in regards to the April activity versus the 1Q activity.
1Q is just always slow, Tayo. You can go back as many years as you want. It's just always the lowest quarter of the year. The pipeline in both businesses is tremendous. We expect occupancy to grow in both outpatient and life science through year-end. The trajectory in both businesses is very positive. I wouldn't focus too much on quarter to quarter. It's just 1Q's always light on both leasing executions as well as capital, CapEx. This year was no different.
Could you talk a little about economics of the.
Economics, well, yeah. Look, I'll do one at a time. In outpatient, they continue to be really strong. I mean, we're getting 5%, 6% re-leasing spreads on several million sq ft of renewals every year. We're pushing 3% escalators almost across the board with very, very modest leasing costs, which is a critical distinction in terms of TI and LC. I mean, it's very modest, so the net effectives are really strong in that business. Mark and team have really built a nice pipeline and we're optimistic about the trajectory in that business. As we were 3 years ago when we announced the merger, it's actually exceeded our high expectations. That's all good. And in life science, obviously, I think Scott's given you a lot of color on the pipeline is building.
It's broad-based from biotech to pharma and wet lab and everything in between, with continued strong leasing economics. Again, the total focus is not just the face rate, but TIs and LCs and all the concessions that come with it. Positive momentum on pipeline and leasing economics in both of the segments, Tayo.
Your last question is from Farrell Granath with Bank of America. Please go ahead.
Hi. Sorry, just coming back in with a secondary question. Just digging in a little bit more on the life science occupancy. I was wondering if you could bridge between the offsetting of the vacancies with your new leasing potential dispositions and also your redevelopment that you saw. What were the benefiting factors from those three buckets?
Farrell, this is Kelvin. I think, you know, for the quarter, we saw a total occupancy uplift from net absorption. You know, over the course of the year, as I described earlier on the call, we have the potential of continuing that trajectory to end year-end with total occupancy ahead of where we ended 2025. We sold a 100% leased campus through a contractual purchase option in the 1st quarter in Salt Lake. That obviously had an impact on occupancy. We articulated that, I think, on the last quarter call. We don't have the intention of additional dispositions in the lab portfolio right now. As we get more leasing traction on our development and redevelopments, that'll obviously benefit total occupancy.
We have the, you know, same store operating portfolio that we are focused on driving total occupancy capture there as well. Making progress in all categories, but no intention of disposing of life science assets right now.
Thank you.
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