Good afternoon, and welcome to the Kilroy Realty's Third Quarter 2018 Earnings Conference Call. All participants will be in listen only mode. Please note this event is being recorded. I would now like to turn the conference over to Tyler Rose, Chief Financial Officer. Mr.
Rose, please go ahead.
Good morning, everyone. Thank you for joining us. On the call with me today are John Kilroy, Jeff Hawkins, Steve Rosetta, Heidi Roth, Tracy Murphy, Rob Perrault, Elliot Trentor and Michelle Ngo. At the outset, I need to say that some of the information we'll be discussing is forward looking in nature. Please refer to our supplemental package for a statement regarding the forward looking information in this call and in the supplemental.
This call is being telecast live on our website and will be available for replay for the next 8 days, both by phone and over the Internet. Our earnings release and supplemental package have been filed on a Form 8 ks with the SEC and both are also available on our website. John will start the call with a review of the Q3, Jeff will discuss conditions in
our key markets, and I'll finish up with financial highlights and review of our updated 2018 earnings guidance that was published yesterday in our earnings release. Then we'll be happy to take your questions. John? Thank you, Tyler, and hello, everyone. Thank you for joining us today.
Operating conditions remain strong in our West Coast markets, and this was reflected in our Q3 results. We signed new or renewing leases on 335,000 square feet in our stabilized portfolio at rents that were up 16% on a cash basis and 35% on a GAAP basis. And so far in October, we signed an additional 415 square feet of leases, which brings our year to date leasing total to 2,600,000 square feet. We're on track to have our best leasing year ever. We commenced revenue recognition on the entirety of our 312,000 square foot office space at our newly completed 100 Hooper project in San Francisco, we increased retail leasing at our under construction 1 Paseo mixed use project in Del Mar to approximately 85%.
We agreed to terms on approximately $375,000,000 of asset sales that we expect to complete by year end, and we continue to earn the highest awards for our sustainability programs. Now let's get into the details. Strong demand and limited supplier driving leasing activity across our markets with a wide variety of high quality tenants actively seeking large blocks of space. The pace of negotiations and decision making continues to quicken. New supply especially in prime locations is quickly absorbed and run rates are hitting new highs.
Our recent experience includes several transactions that demonstrate the strength of the markets. In Seattle, we signed new leases with Facebook during the quarter at our Skyline Tower and Key Center properties in Bellevue that total 85,000 square feet of space. Cash and GAAP rents were up 25% 47% respectively from the prior leases. This completes the re leasing of the former valve space at our Bellevue properties, which are now fully leased. In San Francisco, we signed 193,000 square Foot lease with a technology company for its future corporate headquarters at 303 Second Street.
Even though we are currently fully leased in this project, we were able to assemble various future explorations to create a cohesive workspace for this tenant that they will take sequentially as it becomes available between 2019 2021. On a cash and GAAP basis, rents were increased 56% and 102% from prior leases. This transaction demonstrates how tenants are having to make commitments now to secure space multiple years out. In Los Angeles, we completed a 92,000 square foot renewal with a tenant located in El Segundo. Cash and GAAP rents were up 11% 30% respectively.
And at Del Mar, we are achieving significant leasing success. We executed an 80,000 square foot renewal with FICO at Kilroy Center Del Mar. Cash and GAAP rents were up 26% 45% respectively. At One Paseo, as we mentioned, we are approximately 85% leased in our retail with the balance in documentation. The apartments will start delivering in the middle of next year in a very strong market and demand for high quality office space proximate to the amenities that today's workforce demands and that we are delivering at Wimpaseo continues to increase.
Strong market fundamentals are also positively impacting our development pipeline. We have 3 projects currently in process, 333 Dexter and South Lake Union of Seattle, the office and retail portion at Academy on Vine and Hollywood and the retail and residential components at 1 Paseo and Del Mar. Together they represent a total estimated investment of $1,100,000,000 In Seattle, demand for blue chip technology companies or from the blue chip technology companies is driving rents higher and we expect 333 Dexter to capture these strong economics with lease agreements in place well before delivery at the end of next year. In Los Angeles, disruption in media and content creation is creating opportunities for both traditional media companies like Time Warner and Disney and newer ones like Netflix, Amazon and Hulu. And Apple recently announced an initial commitment of $1,000,000,000 to launch its global streaming program.
Against this backdrop, we believe the office and retail components of Academy on Vine also extremely well positioned to be leased prior to delivery in 2020. And in the same project, given the strength of the high end residential market in Hollywood, we are evaluating a start on Phase 2 of the Academy, 200 high quality residential units by the end of this year. The dynamics are just as compelling at our One Paseo mixed use project in Del Mar. This affluent residential community and its office users have been underserved from a retail and F and B perspective for decades. With the retail component of our project now largely leased and all the residential units completing through the second half of next year, we have seen unparalleled pre leasing at record setting rents for the 285,000 square foot 2 building future office component of One Paseo.
We have executed leases and are in advanced discussion for about 50% of the project. We expect to commence construction on these two buildings by year end. On the life science front, the healthcare and biotechnology industries are colliding with technology to create strong market fundamentals. South San Francisco, where our Kilroy Oyster Point is located, is seeing strong demand and with vacancies in the market hovering around 2% and competitor projects effectively all leased, we are evaluating the start of Kilroy Oyster Point's first phase. Lastly, with respect to the Flower Mart project, based on the tremendous leasing success we have had at our brand and 3 properties and the significant lack of available space in the market, we remain extremely well positioned on this project.
In summary, our pipeline represents many of the best development opportunities available in the most desirable markets of the West Coast and we remain encouraged in our ability to lease up our existing development projects in advance of delivery. As with all our new development, we have assembled this pipeline with a careful eye on project cost, development flexibility and market suitability. And we will move forward with projects if and when market conditions support the decision. In closing, there are 5 key messages I want to highlight. 1, fundamentals in our market remain strong, and frankly the strongest we've ever seen, driving robust demand for real estate from both tenants as well as buyers.
This year we are seeing pricing in the $1500 per square foot range in San Francisco, over $1,000 per square foot in Seattle and Los Angeles and $700 per square foot for a 15 year old product that's not comparable to ours in Del Mar. Secondly, we remain strategically focused on the development of the best means of increasing earnings and creating long term value. On a stabilized basis, our 2 recently completed projects, The Exchange and 100 Hooper will increase our current cash NOI by more than 15% by the end of 2020. 3, today's tenants want workspaces that are thoughtfully designed and efficient to operate are flexible contemporary properties ideally suited to fill that need. 4th, sustainability is increasingly an important factor for our tenants and their decision making and a critical component of our culture as we strive to be good stewards of the earth.
And 5, we remain committed to managing the risk inherent in our business, pursuing our development program and operating our enterprise in a disciplined and financially conservative manner. That completes my remarks. Now I'll turn the call over to Jeff.
Thanks, John. Hello, everyone. As John noted, our West Coast real estate markets continued to strengthen in the 3rd quarter. Broad based economic growth in the growing importance of technology to a multitude of industries is expanding the number of companies competing for space and talent. California alone has created more than 350,000 jobs over the past 12 months.
Unemployment is at a 42 year low and in Seattle, employment grew at a pace 2x higher than that of the nation. Let's take a look at fundamentals across our individual markets. In San Francisco, Class A office rentals hit record highs in the Q3, surpassing the previous peak reached 18 years ago. There were 7 deals greater than 100,000 square feet signed since the Q2, bringing the year to date total to 14, of which 4 were KRC deals. This dynamic is reflected in vacancy rates.
In San Francisco Soma, South Financial and Mission Bay Districts, Class A direct vacancy rates were 1.8%, 5.1% and 0.6%, respectively. In South San Francisco, the life science vacancy rate was 2% and in Silicon Valley, Class A direct vacancy was 7.1%. All significant San Francisco development projects slated to deliver through 2022 are fully leased, limiting near term leasing volume. We are currently 98.3 percent leased in the Bay Area, and our in place rents for the region are approximately 34% below market. In the Seattle region, we are seeing economic expansion in both Seattle and Bellevue.
Similar to San Francisco, brokers are reporting increasing rents in an ever tightening market. Class A direct vacancy in South Lake Union is 1.4% and in Bellevue is 5.9%. Our Seattle portfolio is 96.7% leased. Our in place rents are approximately 9% below market. In San Diego, improving market conditions drove positive results in net absorption, rent growth, vacancy rates and demand.
Leasing activity was diversified across fire category tenants, life science and technology. DelMar, our major submarket in this region, continues to command the highest Class A asking rents. And as Sean pointed out, we are seeing record breaking rents with pre leasing at our One Paseo office project. Class A direct vacancy in Del Mar was 14.1 percent with competitive project vacancy at approximately 7.7%. Our San Diego portfolio is currently 94.2 percent leased, and our San Diego in place rents are approximate market.
And I'm really happy to report this is the first time in 40 quarters that our San Diego rents have not been above market. In Los Angeles, the dramatic transformation within the entertainment industry has created a marketplace that demands an equally dramatic work environment. Specifically, Big Tech has also become big media with Apple, Amazon, Google and Netflix transforming the submarkets in which they operate. Class A direct vacancy in West LA was 6.1%, West Hollywood's 8.1% and Hollywood was 8.7%. Our Los Angeles portfolio is currently 95.9 percent leased, in place rents are approximately 10% below market.
On a portfolio wide basis, our estimated average in place rents are approximately 19% below market, which compares with 16% last quarter. We have made excellent progress on backfilling our major 2018, 2019 and now 2020 expirations. Year to date, we have backfilled nearly 80% of the major 2018 expirations and have only one lease greater than 75 1,000 square feet remaining in 2019. We expect leases for 95% of the 2018 expirations that have been backfilled to commence by year end. The average commencement date for the 2019 expirations that have been backfilled is the Q3 of next year.
As John mentioned, our renewal with FICO further reduces our 2020 expirations and we have only 3 leases greater than 90,000 square feet remaining to address. That's a snapshot of our markets. Now Tyler
will cover financial results in more detail. Tyler? Thanks, Jeff. FFO was $0.90 per share in the Q3. FFO included a net 0.5 $0.01 of lease termination fees, reflecting $0.02 of gross fees and other income that was offset by $0.015 from the write off of deferred rent related to the lease terminations.
With regard to the tenant issue we discussed last quarter, we continue to monitor the situation and have seen an improvement in the company's credit, but have not adjusted the reserve level at this point. Same store NOI continued to show solid growth. For the Q3, same store GAAP NOI rose 2.3%, while same store cash NOI increased 2.4%, driven by strong rental rates. This was partially offset by the known 300,000 Square Foot San Diego move outs as well as one time property a one time property tax benefit in 2017. For the 1st 3 quarters of 2018, GAAP NOI grew 3.1% and cash NOI increased 4.1%.
On the funding front, we continue to pursue conservative strategies that match funding to our development needs, providing timing flexibility and minimize market risk. That is why we raised $360,000,000 of equity in August. We completed the public offering of 5,000,000 shares of common stock in a structure that allows for sales by August of next year at an established price of $72.10 We delayed dilution, locked in a price at which our ongoing development is accretive and increased our flexibility to start new projects. We effectively locked in certainty in uncertain times. We also remain strongly committed to our capital recycling program as a key source of funding.
We expect to complete approximately $375,000,000 of asset sales by the end of the year. These assets are located in 3 of our 4 markets, Greater Seattle, Northern California and Greater Los Angeles. And earlier this month, we drew down the proceeds from the final tranche of our delayed draw private placement private debt placement completed in May. This final tranche was for $200,000,000 of 8 year 4.35 percent unsecured senior notes. We currently have total capacity under our credit facility of approximately $1,200,000,000 that includes approximately $600,000,000 of availability under the revolver and $600,000,000 under the accordion feature.
Taking all these transactions into account, our net debt to EBITDA at quarter end was approximately 6.6 times. Adjusted for the equity offering, it would be 5.7 times. Now let's discuss our updated 2018 guidance provided in yesterday's earnings release. To begin, let me remind you that we approach our near term performance forecasting with a high degree of caution given all the uncertainties in today's economy. Our current guidance reflects information and market intelligence as we know it today.
Any significant shifts in the economy, our markets, tenant demand, construction costs and new supply going forward could have a meaningful impact on our results in ways currently not reflected in our analysis. Projected revenue recognition dates are subject to several factors that we can't control, including the timing of tenant occupancies. With those caveats, our updated assumptions for 2018 are as follows: we anticipate remaining 2018 development spending to be approximately $125,000,000 to $150,000,000 We commenced revenue recognition from our Adobe lease at 100 Hooper early in October. We continue to expect no FFO contribution from the Dropbox lease at the Exchange in 2018. Dropbox is expected to take occupancy in 3 phases starting mid next year into 2020.
Given continued strong core results in the Q3, we are increasing our projected 2018 same store cash NOI growth range by a point to 2% to 3%. Our forecast for year end office occupancy is between 94% 94.5%, and we don't expect to draw down proceeds from the equity forward in 2018. Given the set of assumptions, we are raising our annual guidance. Last quarter, we provided updated earnings guidance for 2018 of $3.47 to $3.57 per share with a midpoint of $3.52 per share. Given continued better than expected operating results, coupled with disposition timing now in the 4th quarter, we are increasing this range to $3.54 to $3.61 per share and increasing the midpoint by 0 point 0 $6 to $3.58 per share.
That's the latest news from KRC. Now we'll be happy to take your questions. Operator?
First question today comes from Craig Mailman with KeyBanc Capital Markets. Please go ahead.
Hey, guys. Tyler, can you give us a sense of the drawdown expectations on the forward equity in 2019?
Yes. I mean, we aren't providing guidance yet for 2019. Probably mid year, but it will depend on our capital needs, given the drawdown of the private placement and the capacity in our bank line, we won't be doing it probably in the Q1, but more to come. We haven't really decided exactly when that
will happen.
Okay. And then I know you guys kind of paired back your dispositions for this year. I mean given I know you're not giving guidance again, but given kind of the development pipeline for next year, given what you have on the equity side with the forward, do you guys foresee that $125,000,000 reduction for this year kind of getting backfilled next year? Or do you feel like the equity kind of just eliminate the need for that dispositions?
Yes. It did in the short run probably reduce the need for dispositions. But we always have an ongoing disposition program and we're going to continue that. We are still working on a smaller disposition that's in process now that could close next year. So we're not going to necessarily slow down dispositions, but the equity did allow us to not need the money in the near term.
Okay. And then, I know split rolls are not coming on until 2020 potential on the ballot, but have you guys started to do any work about what the potential liability could be for Prop 13 if it does pass?
Yes. It's a complicated question because it depends on if it gets passed and then and how long it takes for the assessor's office to start reassessing properties, which could take a couple of years. And so that could push to 2022 before it's really in effect. And then it really depends on what properties you own at that time. So depending on our dispositions, it could impact that number.
But if you took our properties today, and assume that the split roll went into effect, it'd be about $0.03 to $0.05 a share.
I'd add to that Craig, that remember the Kilroy's portfolio before we complete the developments that we have underway right has an average age of 10 years. So much of what we have done is new and is much more closely aligned with current assessed values than a lot of the legacy properties that others might have. That's
helpful. And then just lastly, any rumblings or appetite for any of the Vulcan assets if they come to market in Seattle?
No comment.
Great. Thanks, guys.
The next question comes from Nick Yulico with Scotiabank. Please go ahead.
Thanks. Just first question on Oyster Point. You talked about the activity there in the market. It seems very strong, I mean, based on what HCP has done so far. And I guess it's talked that biomed is close to at least for most of its projects underway there too.
So it seems like you're in a good position. Just hoping to get an update there on how you're thinking about when you might start that, expected rents and whether you'd be willing to start that on spec or pre lease, the first phase?
Yes, the first phase is about 600,000 feet if we build all 3 buildings within that phase concurrently. We're going through that right now. As I said in my comments, we're looking to sort of the end of the year as it is the first probable decision point. Tracy can comment on demand and whatnot, but you're quite right. If kind of like if you wouldn't build in this market, when would you ever build?
Yes, Nick, I'll shed a little extra market color for you. But we have seen a a recent uptick in demand. Tenants are out earlier. We are seeing a continuation of sort of the big pharma consolidation in that market. On average, the requirements are also a little bigger.
But from a supply standpoint, the under construction Class A or competitive set is 90% leased. So we feel like the delivery of our project is well aligned with sort of what looks like a low in the supply going forward.
And then in terms of rents, I mean, is that like a high $5 triple net per month type of rent? That's do you think that's where the market is right now?
Yes, that's about right.
Okay. Appreciate it. And then just, Tyler, a question on interest expense. I'm just wondering whether that changed at all with your FFO guidance. And also the capitalized interest benefit in the Q3 went up, your construction progress went up.
So trying to figure out how this is going to work heading into 2019, whether Exchange, 100 Hooper delivering, do those fall out of CIP next year? Because if they don't, it seems like you have this kind of big capitalized interest benefit that keeps getting better as you're going through next year?
Yes. Well, the Q3 impact was related to the acquisition of the KOP Land in Oyster Point. So that's why capitalized interest was up in the Q3. It should be relatively flat into the Q4. And then as you're right, as 100 Hooper completes, that will drop out of CIP.
Dropbox, the exchange will take some time. As I mentioned, they're taking the building in phases, so that will reduce over time. So that will lower capitalized interest, but over time. And then it just depends on future starts and what we're building. So more to come in 2019, but the capitalized interest number, if we do start more projects, we'll probably creep up in 2019 as well.
Okay, that's helpful. Thanks everyone.
The next question comes from John Guinee with Stifel. Please go ahead.
Great, thank you. Just Tyler, clarification, when you said $0.04 to $0.05 per share, did you mean per quarter or per year on 2020 split roll Prop 13 etcetera? And then probably the more important question is you had given some soft guidance of maybe hitting an annualized FFO per share number of $4.50 by late 2020, assuming all your developments delivered. Could you elaborate on whether you still think that's a good number or not? Yes.
So on the first question, what I said on Prop 13 was $0.03 to $0.05 and that would be an annual number, again, depending on what we owned at the time. So that it's a little it's very premature, but that you could use that as a number if it were to occur today. So we'll see what happens in the future. And then what we have said on FFO growth was that on an annualized basis by the end of 2020, all things being equal, not including the lease accounting change and those kinds of things, our FFO growth would be in that range. I don't know if we floated the exact dollar amount, but it was roughly a 25% increase.
So that's a that we still think that, but obviously it depends on future starts, it depends on dispositions, all sorts of things.
Okay. And lease accounting change, how does that affect your G and A for next year?
Well, what we said last quarter, which is still the case is we think it's in that $0.07 to $0.10 range. And we're still refining that and thinking about how that's going to work. It's a complicated process. But again, it's a non economic impact and it actually will help our returns a little bit on the development, but it's in that range from an FFO perspective.
Great. Thank you.
The next question comes from John Kim with BMO Capital Markets. Please go ahead.
Thanks. Good morning. I'm just trying to compare your leasing press release from yesterday versus Page 16 of your supplemental lease is executed. So the press release that 2,200,000 square feet signed to 3rd quarter versus roughly 1.95 in the supplemental. Was there just a definitional difference?
The 1.95 or the 2.0 was stabilized and there was a couple 100,000 square feet of development that took the $2,000,000 to $2,200,000 That included the PDR space and some retail of 1 Paseo and so forth.
Got it. Okay. So also the cash leasing spread of 15% in the press release versus 11% in the supplemental would suggest the October leasing was roughly 30% leasing spread. Just want to make sure that math is correct.
Yes, that's the difference between what we did in October and what we did in the Q3.
Got it. Okay. On the 2019 expirations, I know you've made some progress on it, but can you just discuss any major known move outs at this point and what we should be expecting as far as renewal rates?
Yes, this is Jeff. As I mentioned in my earlier remarks, we only have one transaction that's 75,000 square feet or larger that's not been dealt with. And we believe at this point, we'll most likely renew that tenant. So everything else is going to be below that $75,000 threshold. So sometimes we'll obviously move out, some will stay.
We'll How
much
has that impacted your asking rents at the Reducer? You also mentioned in South Lake Union, the vacancy rate is 1.4% now. How much has that impacted your asking rents at the Reducer?
We're above performing.
Do have an expectation as to when you will sign a lease?
I said well before. I've said the last couple of quarters and I will reemphasize well before the project is done.
Great. Thank you.
The next question comes from Jamie Feldman with BoA Merrill Lynch.
Great. Thank you. I just wanted to get your thoughts on underwriting tenant credit for kind of pre IPO tech companies versus post IPO. Press reports are saying it's DoorDash that you signed a big lease with 303. And then we've seen a pullback in the tech market.
So just kind of wondering what your thought process is and what we should be thinking going forward?
We can't comment on what tenant is. We have an NDA with regard to the question on credit card. Yes.
I mean, obviously, we're in a market that has a lot of new companies and existing companies and we do an underwriting on all of them and we evaluate the credit and we do look at the what's going on in the market, but we also get big letters of credit when appropriate. And so nothing has really changed there. We can't control what's going on in the stock market. The fundamentals continue to be strong, but we do our due diligence as best we can.
Okay. So what's like your typical tenant credit for either one?
What do you mean when you say tenant credit?
The letter of credit, I mean does it differ or is it pretty much the same?
It differs. I mean obviously a big existing large credit AAA rated company is not going to provide much letter of credit, but we can get up to a year's rent in certain cases. So that's for a tenant that we need a bigger letter of credit on.
Okay. And then can you just talk about the change in the asset sale guidance? Did the deal fall out of bed or you guys just decided you didn't need to sell as much?
Well, no, I mean we've been working on transactions throughout the year. As I said, we're still working on another one With the equity offering, we didn't need to do as much given that we've basically funded with the equity, with the private placement, are all of what we've got under construction through the next couple of years. But as I said earlier, we're not slowing down dispositions. We're always going to have disposition program to continue to fund our growth.
Yes, I'd add to that, Jamie. One of the assets that is fairly sizable that we looked at potentially putting in that pool for this year, circumstances changed very favorably in that situation with regard to the market and whatnot. And we decided that it's going to be a high performer. One of the things we look at when we're evaluating this is, are things strategically important to the portfolio and those are obvious ones if they're not due to spin out. And then other then we also look at what do we think the likely upside is from here forward within a reasonable period of time.
And so those dynamics are changing all the time with regard to specific tenants.
Okay. And then can you give an outlook for net effective rent growth? I know you guys talked about market rent growth, but on a net effective basis, how things are looking?
I mean, that's really hard to say. I mean, maybe Rob can comment on general rents and TI packages, but
Yes. I mean, Jamie, I would say that as we've said on previous calls, in the markets that we're operating in, rent growth continues to outpace what we've predicted. We tend to be conservative in our outlook in that vein. But I would say, for the most part, it's continued. And in some markets like Seattle, it has actually expanded quite a bit.
So I'm not giving you specific numbers, but landlords are able to push rents in the markets we're in and
we're doing that. If you take a look at this is John again. If you take a look at what the brokers are saying, I'm not going to mention individuals, but if you talk with the various brokerage firms, I think everybody is of the opinion that San Francisco and Seattle, the couple of markets who are in Seattle are likely to see pretty significant rental increases given the demand and supply imbalance. So we've seen that on some of the deals that we've recently done. You heard some of the mark to market we had in our recent transactions.
And we mentioned that in our last conference call with some of the deals that we've done on the Brannen streets. We're now seeing rents on a triple net effective basis in our portfolio ranging from $65 to $85 per square foot triple net in San Francisco.
Okay. I appreciate the thoughts. Thank you.
Next question comes from Blaine Heck with Wells Fargo. Please go ahead.
Thanks. Good morning out there. So John, you talked about 2 new starts by year end with Academies Residential and 1 Paseo's office. I guess it sounds like 1 Paseo office has good activity in pre leasing, but the Academy resi adds more spec development to the pipeline with 333 Dexter and Academy still on leased. So, do the additional starts in the speculative leasing they come with have any effect on your decision to go ahead with some of the others in the shadow pipeline, namely Flower Mart and Oyster Point?
Or at this point, given how strong the markets are, do you see them as kind of completely separate decisions?
Well, it's a good question. And I'll tell you the way I think about it and it's I probably should have canned this speech maybe a couple, 8 quarters ago because I feel exactly the same. You saw us with the Exchange that we said we weren't going to start Hooper until we either had significant leasing at the Exchange or we had significant pre leasing at Hooper and we went with significant pre leasing at Hooper. Then we did the Exchange. We started 333 Dexter.
We got the exchange completed. We started the Academy. I feel
that any
of these starts unto themselves are warranted given the market demands, the supply, demand imbalance and the strong rents and returns. But in a context of spec development, I think you guys should all think about some of the spec stuff that's out there right now roughly a 1000000 square feet between Dexter and Academy is likely to go in the lease column. I'm not going to tell you exactly when, but we're not going to get over our skis on spec development. Just think kind of some of the stuff that's out there is going to get leased and we're going to start some other stuff.
Okay. That's fair. And then Tyler, the year end occupancy guidance was lowered. Sorry if I missed this, but is there a move out in Q4 that you guys hadn't previously anticipated or a move in that was delayed? Just any color on that would be appreciated.
Not really. We just narrowed the range. It was 94% to 95% before and we tightened the range on the lower end, but there was nothing specific to it.
Okay. Fair enough. Thanks guys.
Next question comes from Manny Korchman with Citi. Please go ahead.
Hey, it's Michael Bilerman here with Manny. John or Tyler, I just wanted to go back to sort of the dynamics late this summer when you issued the equity and arguably even on a forward basis limiting the current dilution because you only need the money next year. But the asset sale, at least at the high end of the range of $750,000,000 would have been executed at NAV and you arguably sold your stock at a pretty meaningful discount to NAV. And so what walk us through the dynamics of those two things and the interplay between raising common equity at a discount versus selling assets, which you've been very committed to doing. Which arguably would have given you the proceeds today, right, it would have been a little bit more dilutive today versus going up to 'nineteen?
Yes. Well, I'll take the first crack at that, Michael, and thanks for being on our call. The thing that we're seeing on some of the assets that we're looking at selling is the we think that the rents are so below market now that we want to recover some of that. So there's never a perfect answer to this. Obviously, if our stock was at NNAV, we wouldn't be having this discussion, the interplay.
But I got to tell you, we're seeing rents move up so tremendously that we want to make sure that we harvest as best we can for our shareholders the increased value associated with that. And Tyler, more specifically, if you want to get into the why we structured it this way.
Yes. Well, I think the other point is, it wasn't a massive equity offering, but we've always said we're going to use different sources of capital to fund our growth and we're going to be conservative at the same time. And so this was an opportunity to lock in a modest amount of capital to help fund our growth. And while it is below NAV, it still is accretive for the projects we're working on. And so it's a funding strategy that we're going to continue to do down the road.
Right. I'm just trying to figure out if you really didn't need the money until next year and you had a lot of confidence coming to this year in terms of disposition pipeline being $250,000,000 to $750,000,000 Now, when I think your belief given where you think cap rates are, where rents are going, NAV is meaningfully higher, the value of the assets is meaningfully higher. Why not just chug along for the next 6 months and sell the assets rather than raising $500,000,000 of common equity? Something appears to have changed in July for you to pull that trigger to doing common equity versus
No, I think you're making this too complicated, Michael. I'll tell you where I come from. We got a lot of crazy people running the world. And I don't know what's going to happen in the market. My attitude is we're going to go we're going to be conservative.
And notwithstanding the fact that we sold stock at what you were saying is a significant discount, we're going to make a lot more money on that trade than we might have calculated that we lost by selling it at 72%. That's the decision we made. It was the right decision in our opinion.
Right. Tyler, just following up on the sort of 2020 4Q sort of run rate growth that you're going in. In relation to John's question, Shangani's question, you said it doesn't take into account the Prop 13 potential changes and dispositions.
I just want
to understand what sort of funding cost or funding do you have in there for that? And I wasn't sure whether the dispositions, does that mean the next $375,000,000 that you're targeting? And can you just elaborate a little bit on what's embedded to fund all that stuff from the
No, no, sorry, if I said that, that's incorrect. It does include funding assumptions to fund the growth to get to that number. So it doesn't exclude dispositions. It's the Prop 13s and the lease accounting things that are uncertain at this point that it excludes. I don't think I said dispositions, but
I did, that's what
I was missing.
Yes, you
said it doesn't include dispositions and it sort of caught me by surprise. So what cost of capital have you embedded in to get to that growth rate? Because obviously equity cost is one thing, debt cost another, asset sales cost another. Is there a blend that you put into in terms of that expectation?
Yes. We usually run our numbers leverage neutral, so keeping our debt to enterprise value effectively the same.
And then the timing of the $375,000,000 in the Q4, I mean, we're sitting here in late October. So when should we expect that to occur?
Right in the middle of the quarter, mid November.
Okay. Thank you.
The next question comes from Steve Sakwa with Evercore ISI.
Thanks. I guess still good morning out there. John, I was wondering if you could just maybe update us on the Central SoMa plan. My understanding was that that was going to get voted on this month, but I'm hearing that may get delayed. So I'm just curious what your thoughts are when that may get approved and what does that mean for sort of Prop M allocations?
Well, as I've said before, they can't provide Prop M allocations to projects in Central SoMa. They're covered by the Central SoMa plan until it's adopted. And you're right, the Board of Supervisors, they're still working on some amendments to the plan is what we've been told by them, but they still expect to approve it sometime in Q4. So that's the latest update. I mean, you're dealing with cities and politicians and they're trying to get it right.
Right.
So it sounds like maybe it was early in early fall, maybe now it's a late fall. I mean, this is that to sort of back up the timing a little bit on these projects and these allocations?
Well, we've always said that we thought we would get the Prop M allocations one side or the other at the end of the year and that seems to be still on track. Mean, obviously they've got to approve the central plan and the planning department Planning Commission rather did their recommendation unanimously. You might recall that there were 3 or 4 people that filed an appeal. They had to go through a very careful process. So they delayed what they thought was going to be, I think it was a July vote to September, October, August, nothing happens.
And then they've now since delayed it again because what we're told, as I said, is the supervisors are working on some amendments to the plan. And I don't know how significant those are, but they tell us that they expect to vote on it and approve it by the end of the year. So that then would provide the city with the ability to make the prop in allocations to projects in the Central SoMa district.
Okay. I know on the ballot coming up there's a proxy initiative. I'm just curious sort of your thoughts and if it did get approved, what does that do for tenants and businesses? And are kind of worried at all that that might slow growth down?
Well, I can cover the comment on the impact. I mean, it's unclear exactly how it will be passed through. But I think we talked about this last quarter where the worst case for us for 2019 was a $0.05 but we actually think it might be less than that based on the way the structure of the prop is being written. In terms of slow growth, I mean, Ross can comment on that. Hi, Steve.
It
comes down to this continuing race for talent and race for the right product to house that talent. And so if you look at the markets we're in, San Francisco Bay Area, Seattle, those are the 2 markets nationally where companies want to be and that's where their employees want to be. So in conversations with different tech companies, they have pretty explicitly said they're not going to let taxes or legislation impact real estate decisions that they need to make in order run their business.
The next question is a follow-up from John Guinee with Stifel. Please go ahead.
Great. Dealing with Seattle, one thing that we found interesting was Amazon just signed a 430,000 square foot lease in Bellevue and I think you just signed a big deal with Facebook in Bellevue. Do you see a shift east or a shift away from the more urban core to that location in the cars for Seattle?
Hey, John. It's Rob. It's really interesting. It's a great question. And one thing I'd say is if you look at Bellevue specifically, it in itself it's very urban.
So it has it's got light rail, it's got a lot of restaurants and that sort of thing. It's not as suburban as other suburban markets, number 1. Number 2, as we've said on previous calls, what these companies are doing is making it frankly easier for their employees, right? And the easier they can make it in terms of commutes and where they're located, the easier it is for them to attract that talent. So the Bellevue growth is not coming at the expense of South Lake Union or Downtown Seattle.
In fact, it's kind of the reverse. It's happening in all three of those submarkets. And it's, I think, frankly, a really strategic move on the part of these companies in this race for talent.
You think about it, John, it's just like what's happening here in San Francisco, Silicon Valley is that all even like the Facebooks that weren't here up until a year and a half ago now have 1,200,000 square feet in the city. You've seen many others do the same. They're just going to lose the people that live in San Francisco if they're going to force them to bus the better part of a couple hours, two times a day to go down to the Valley. And the same thing is exactly as Rob said, if you have a bunch of employees on the East side near Amazon, why force them to go over the bridge and to drive into the city, go to them. And then we're seeing the exact reverse as well.
Some of the big Bellevue tenants are now talking about significant presence in South Lake Union Downtown Seattle because they've got employees over there and they don't want to go work for Amazon, so or whomever it might be. So it's sort of a it actually makes all the sense in the world and it's pretty terrific for Kilroy.
Great. Thank you.
You're welcome.
This concludes our question and answer session. I would now like to turn the conference back over to Tyler Rose for any closing remarks.
Thank you for joining us today. We appreciate your interest in KRT. Bye.
This conference has now concluded. Thank you for attending today's presentation. You may now disconnect.