Good afternoon, thank you for attending today's Kilroy Realty Corporation Q1 2023 earnings conference call. My name is Danielle, and I will be the moderator for today's call. All lines will be on mute on the presentation portion of the call, with an opportunity for questions and answers at the end. If you would like to ask a question, please press star followed by one on your telephone keypad. It is now my pleasure to hand the conference over to our host, Bill Hutcheson, Senior Vice President of Investor Relations and Capital Markets. Bill, you may now proceed.
Thank you. Good morning, everyone. Thank you for joining us. On the call with me today are John Kilroy, our Chairman and CEO, Justin Smart, our President, Rob Paratte, our Chief Leasing Officer and Senior Advisor to the Chairman, and Eliott Trencher, our CIO and CFO. At the outset, I need to say that some of the information we will be discussing during this call is forward-looking in nature. Please refer to our supplemental package for a statement regarding the forward-looking information on this call and in the supplemental. This call is being telecast live on our website and will be available for replay for the next eight days, both by phone and over the Internet. Our earnings release and supplemental package have been filed on Form 8-K with the SEC, both are also available on our website.
John will start the call with our Q1 highlights, and then Eliott will discuss our financial results and provide you with our updated guidance. We'll be happy to take your questions. John.
Thank you, Bill. Hello, everyone, and thanks for joining us. First and foremost, while we're seeing strong signs in the economy and remain optimistic, we would like to acknowledge that we are still facing cyclical and secular headwinds. The macro environment today, I think I defined as, it just lacks certainty. Sentiment is challenged in financial stocks such as Silicon Valley Bank. The crisis was created really there too, continued to dominate headlines in many areas. From a real estate perspective, we have seen the implications of the current economic backdrop translate into near-term obstacles. There's been a reduction of liquidity in the investment sales market, downward pressure on leasing fundamentals as tenants delay space requirement decisions, and a pullback in financing and investment activity within the banking and venture capital community.
However, despite these macroeconomic challenges, we are proud to announce that we delivered a strong quarter and record FFO per share. Eliott will go through the quarter in more detail when he gets to his remarks. Shifting to our markets, we would like to highlight encouraging trends and what we are seeing with our boots on the ground in each of our regions. As we discussed on prior calls, physical occupancy in our portfolio continues to trend up, and the share of job postings that are remote has been trending down. Austin and San Diego continue to lead the way with respect to physical occupancy with over 70% at quarter end. These markets continue to edge closer to pre-pandemic levels.
San Francisco, a region which admittedly has been lagging in regards to return to office, saw its highest quarterly increase of over 6% in physical occupancy since the start of the pandemic. The widespread return to office announcements from top tech firms have as translated to noticeable increases in physical occupancy in our San Francisco portfolio. We expect this trend to continue. Los Angeles and Seattle both saw positive physical occupancy trends during the quarter, increasing to approximately 50% and 40% respectively. This reflects another encouraging update for our markets, and we anticipate this trend to accelerate as more return to office mandates are implemented. The anecdotes back up our portfolio data. Recently, JP Morgan told senior bankers to be in the office five days a week. Amazon three day a week policy is set to begin next month. Others are following suit.
Many companies are realizing the inefficiencies of remote work and are starting to demand change. As Amazon CEO Andy Jassy wrote in his recent shareholder letter, "We've become convinced that collaborating and inventing is easier and more effective when we're working together and learning from one another." I can tell you at Kilroy, we feel exactly the same way. The actions of these companies and others across a cross-section of business sectors, including Apple, Disney, Starbucks, Deloitte, Capital One, and many others, highlight the long-term importance of the office in increasing productivity and enhancing collaboration and culture. As return to office continues and companies have real data to support the power of in-person work, our portfolio is well positioned to capitalize on the resurgence of demand and flight to quality dynamics.
As evidenced since the end of the Q4, we've signed approximately 338,000 sq ft of leases with an average term of approximately five years. In many of those, we had no CapEx. In Austin, we signed another lease at Indeed Tower for 20,000 sq ft with the National Wealth Management firm, bringing our occupancy to 74%. We have had great touring activity in the building, demand for space in Indeed Tower has increased over the last couple of quarters, which we expect to turn into good news. We have also executed notable leases across our Bay Area and San Diego portfolios. In San Diego, we leased a 65,000 sq ft new lease with Media Tek USA. A 25,000 sq ft renewal with Intrepid Studios.
In the Bay Area, we leased a 50,000 sq ft new lease with Reddit and a 65,000 sq ft renewable with 23andMe. Innovation continues to happen in our markets. The ecosystems on the West Coast took many decades to build and continue to have all the ingredients for success. Engineering, computer science, and medical students are attracted to world-class universities like Stanford, Cal Berkeley, and UCSD. The most prestigious venture capital funds are headquartered in Menlo Park, and the biggest technology companies in the world are based in San Francisco and Silicon Valley. This recipe results in the formation of new innovative companies such as Fintech, social media, self-driving cars, and more recently, artificial intelligence.
The Bay Area in particular has been the birthplace of many of these businesses, and AI is no exception as over 40% of AI companies are based in the region. While it's still early days in this translating to demand for office, the bigger takeaway is innovative companies still want to be in the city, in San Francisco Bay Area. Moving on to life science, there continues to be long-term themes that have prevailed, which bear mentioning. 2013 marked the beginning of a 10-year run, which radically shaped life science as we see it today. The critical driving factors that define this burgeoning industry included aging population, improved FDA approval processes, rapid M&A activity, and the availability of funding to catalyze research and development activities.
After record years of venture capital funding in 2021 and 2022, these funds still maintain large levels of dry powder with some deals getting done, but not all at the clip we have recently witnessed. That said, we believe increased capital eventually be deployed as business conditions improve and will provide a powerful boost to the life science ecosystem. The acceleration of technological advances within the life science space is creating breakthroughs, pushing the frontier of what can be accomplished. Sciences such as gene therapies, mRNA, and immunotherapy are in the midst of rapid change that will redefine the art of what is possible. Also, we believe the convergence of artificial intelligence and technology companies focused in the life science space will move the needle even further. These types of hybrid companies are in their infancy and have yet to fully mature.
Kilroy has high conviction in the underlying long-term life science fundamentals and will play the long game as we increase our exposure to the sector. As a reminder, life science will make up more than 20% of our NOI after KOP Phase Two delivers, and over time, we expect this number to grow to over 30% as we develop at least future life science projects. Zooming out to our platform and current mentality, we at Kilroy have built a company that is positioned for both offense and defense. This is not accomplished overnight, but it's been a core principle of our strategy spanning across cycles. As we sit here today, Kilroy has one of the strongest balance sheets in our sector, headlined by a moderate leverage profile, robust liquidity, and limited term debt maturities.
Our portfolio is young and modern, comprised of high-quality, well-located assets that we believe will prove to be resilient over time. Lastly, the management team at Kilroy is cycle tested, managing through periods of economic uncertainty and has a proven ability to take advantage of market conditions as they unfold. We remain opportunistic, or rather opportunistic in our ability to create value for our shareholders as we have done through previous cycles over time. As we think about how to move through the current downturn, I would like to share with you how we have positioned the company in this current environment. In previous downturns, Kilroy has emerged stronger. A case in point, the steps we took during the great financial crisis of 2008, 2009 led to a total transformation of the company.
We enhanced the quality of our assets and pursued product expansion in new high-growth markets, creating significant value for our shareholders. We are not done yet. We are focused on the following actions to ensure that we emerge from the current downturn in a place of strength. Maintaining a strong balance sheet and opportunistically evaluating alternative sources of capital to further enhance our already significant liquidity position, providing certainty to our tenant base in today's environment. Prospective tenants are increasingly evaluating landlord capabilities and financial strength. In essence, tenants wanna know that their landlords have the financial capacity to fulfill their needs and obligations while being able to provide an exceptional level of service. Positioning our assets to be top-tier choices when the time comes for tenants to making leasing decision is another important focus.
If there are 20 choices in the market, or there may be more, we intend to be one of the top three. Heightening our focus on driving organizational efficiencies and reducing our capital spend where appropriate, and positioning the company for its next 2010 moment. Periods of change always present opportunities, and we intend to be opportunistic when the time is right. In summary, our strategy is based upon maintaining best-in-class real estate, disciplined capital allocation, a fortress balance sheet, and the team to execute. We have adhered to this principle, rather, to this simple but effective approach over multiple cycles, which has given us the ability to play defense on the downside while maintaining the wherewithal to be opportunistic when it makes sense. Lastly, as I'm sure you all saw, last month, I announced my retirement effective at the end of the year.
2023 marks my 28th year as CEO of Kilroy Realty and 54th at the company, including its predecessor. I've dedicated my career to Kilroy and am pleased to be able to retire with the company having the best portfolio amongst our peers, an impressive capital allocation track record, a solid balance sheet, and very importantly, a deep and talented team. I am confident that we have the pieces in place to continue executing at the level investors have come to expect from Kilroy. As a significant shareholder, I'm incredibly invested in the continued success of the company. That completes my remarks. Now I'll turn it over to Eliott.
Thank you, John. FFO was $1.22 per share in the Q1, the highest quarterly FFO in the company's history. This is up roughly $0.05 net from the prior period, mainly due to a full quarter of revenue from Indeed's lease in Austin. Our results included both positive and negative non-recurring items, which more or less offset each other. On the same-store basis, the Q1 cash NOI was up an impressive 16%. This includes roughly $12 million of tenant restoration payments tied to two properties. Excluding this non-recurring revenue, same-store NOI would've been up about 9%. The strong same store is due to free rent burn-off at phase one of KOP in South San Francisco and higher parking income. GAAP same-store NOI is up roughly 2% after adjusting for the non-recurring items.
At the end of the quarter, our stabilized portfolio was roughly 90% occupied and 92% leased. The decrease from the prior quarter was due to previously disclosed move-outs, including DIRECTV's downsizing in El Segundo. Leasing spreads in the quarter were -4% on a cash basis, driven by one lease in San Francisco. If we were to exclude this lease, spreads would've been up approximately 8% on a cash basis. Net debt to Q1 annualized EBITDA remained about 6x. I wanna emphasize that we have no debt maturities until December 2024 and limited interest rate exposure with over 90% of our debt fixed.
As John mentioned in his remarks, our liquidity remains strong at $1.6 billion, which is comprised of $330 million in cash, $170 million in future term loan proceeds, and $1.1 billion of capacity on our line of credit. One modeling note, during the last week of the quarter, we drew down $150 million in term loan proceeds in accordance with the terms of the agreement. The Q1 interest expense run rate needs to be adjusted if you are trying to use that as a starting point to project the balance of the year. Our capital requirements for the remainder of the year are $325 million-$425 million of development spend. Obligations for 2024 include a $425 million debt maturity in December, plus any additional development costs.
Our net liquidity is robust. We will not hesitate to enhance it should attractive opportunities present themselves. Before discussing guidance, I wanted to point out some additional disclosure in our supplemental. On pages 14 through 16, we point out the four properties not in the same-store pool. Consistent with our longstanding policy, we add properties to the same-store pool once they have been in the stabilized portfolio for a full calendar year. These four properties will all go in at the beginning of 2024. As of the Q1 of 2023, the same-store pool represented 93% of our stabilized square footage. Let's discuss our 2023 guidance. As always, no acquisitions are forecasted, and we continue to expect dispositions to be between zero and $200 million. Our roughly 50,000 sq ft life science redevelopment at 4690 Executive Drive in San Diego was fully leased to Sorrento Therapeutics.
However, they recently filed for bankruptcy and rejected the lease. As a result, the building is now projected to enter our stabilized portfolio in 2024. We anticipate drawing down the remaining $170 million from our term loan over the next two quarters. As I previously mentioned, development spend for the remainder of the year is expected to be $325 -$425 million. When factoring in the roughly $75 million of spend in the Q1, the full year estimate of $400 -$500 million represents about a 10% decline in spend compared to our original projections. There's no change to our expectations for same-store cash NOI, which is projected at 0%-2%, or average occupancy, which is projected to be between 86.5% and 88%.
We anticipate additional G&A costs of $8 -$14 million from contractual obligations tied to the accelerated vesting of shares in connection with an executive retirement. Outside of this, there is no change to our G&A estimate. In summary, our original FFO guidance for 2023 was $4.40- $4.60, with a midpoint of $4.50 per share.
While most of our underlying assumptions are unchanged, we are updating our range to reflect the one-time G&A cost of approximately $0.10 at the midpoint. This brings our updated range between $4.30 and $4.50, with a midpoint of $4.40. Were it not for the G&A adjustment, our FFO guidance would have been unchanged. To provide further clarity, guidance implies average quarterly FFO of roughly $1.06 per share for the balance of the year, or $0.16 lower than the Q1. To bridge the gap on the $0.16, we subtract a net $0.10 due to lower 2023 occupancy, which factors in our move-outs and move-ins, including our Westgate move-out in Seattle, which is effective at the end of April.
We subtract $0.06 for various other items, most notably the non-recurring G&A costs and higher interest expense from remaining draws on our term loan. In terms of sequencing throughout the year, the Q2 will be higher than the third and Q4s, given one month of Amazon and the projected timing of drawing down the balance of the term loan. That completes my remarks. We will be happy to take your questions. Danielle?
If you would like to ask a question, please press star followed by one on your telephone keypad. If for any reason at all you would like to remove that question, please press star followed by two. Again, to ask a question, please press star one. As a reminder, if you are using a speakerphone, please remember to pick up your handset before asking your question. We will pause here briefly as questions are registered. The first question comes from Nicholas Yulico of Scotiabank. Please proceed.
Thanks. First question is just maybe you could talk a little bit more about, you know, leasing traction right now in South San Francisco and, you know, if we should think about for Phase 2 there of Oyster Point. You know, could that be a longer leasing timeframe now? I guess also from just from a sort of NOI commencement possibility. If you could just remind us, you know, let's say if you got a lease done at some point this year, what, you know, when would be the earliest you'd start commencing some NOI on that?
Sure, Nick. This is Rob Paratte. Let me give you a backdrop on South San Francisco. First of all, just to remind everyone, we have 3 buildings, about 863,000 sq ft under construction. The buildings were purposely designed for life science, but they can accommodate single users as well as multi-tenant. With the current situation with SVB and just the general economy, decision-making has slowed down, no doubt. Deal size has gotten smaller, but right now in the market, there are 36 requirements that total about 2.3 million sq ft. I would say that's off from about 3.7 million sq ft, you know, prior to some of these negative economic headwinds that we've had. Right now we expect deal size, as I said, to be smaller, think probably, you know...
Average size right now is about 65,000 sq ft. Our floors are 44,000 sq ft. Some of the space that's in the market right now is, you know, a single floor is only 20,000 sq ft. For us, we can accommodate 44,000 sq ft on one floor or a floor and a half for a larger tenant in the 60,000 sq ft range. That makes it much more efficient for the tenant. We've always looked at the project. We never really anticipated that we would lease all three buildings to one single user. We mark it that way, of course. We go elephant hunting, this is really gonna be a multi-tenant, floor-by-floor sort of block-and-tackle game.
There are large tenants in that market and continue to be despite what, you know, you may read in the headlines. The other thing I'd say is that, you know, there is more sublease space on the market. Again, I'm looking at sublease space that's spread between Sierra Point and Oyster Point. You know Oyster Point is really the main and main of the market. That sublease space, again, is characterized. Some of it's very usable, but again, it's 18,000 feet, 20,000 feet. No significant contiguous blocks of space in the market. Long story short, things will take longer, but there are deals out there. Even with the VC funding environment, you know, Silicon Valley Bank wasn't the only lender to the venture capital world.
There's a lot of private equity, including Blackstone and others that have moved into the space. Although funding has slowed down, I think everyone is just, as John has said numerous times on our calls, if you don't have to make a decision today, you won't make it.
With regard, though, Nick, this is John speaking, specifically to does it change our stabilization dates? Just to remind everybody that there's three buildings. They sort of stagger a little bit, but the first building, is scheduled to be completed as shell in mid-2024, and they sort of roll after that, the other three. It's a year they're out from those dates that we anticipate stabilization pursuant to our pro forma. We don't see anything at this point that changes those. I mean, obviously, we'll update if we do, but we think those are probably still pretty good dates.
Okay, thanks, John, Rob. Just second question is on, you know, this idea of, you know, maintaining the strong balance sheet, looking at, you know, evaluating some alternative sources of capital. Maybe just talk a little bit more about what, you know, that could look like and what's gonna drive that decision-making. You know, is it ends up being a slower leasing process at Kilroy Point, you know, for, you know, how do you consider asset sales just to raise some more liquidity as, you know, maybe the NOI gets delayed there? Or just, you know, how we should think about, you know, potential sales, JVs, types of assets you're thinking about, and what would be the reason to do that? Thanks.
Well, as you know, we have a tremendous amount of liquidity and a great balance sheet and very little debt that's coming due. Eliott can give you the specifics. you know, we're gonna remain flexible as we always do. We purposefully built the company to make sure that we had plenty of liquidity and a great balance sheet if we ended up with headwinds, and we do have headwinds. I've always said that, you know, that we're gonna play offense, but we have got to first. In order to play offense, you're gonna be able to play defense. I think we're really well-positioned. We don't feel like we have our backs against the wall on any of that.
As things sort of sort themselves out, we think that there'll be a much better functioning debt market, which will help the buyer market. As you know, last year, we decided not to proceed with some of the disposition activity that we had forecast just because we felt the pricing would be better if we waited. You might wanna cover Eliott's. I mean, in terms of potential sources, there's a lot.
Yeah. Nick, just to add to that, what we were trying to convey is we feel really good about where we are liquidity-wise, but that doesn't mean we're just gonna sit here and wait, right? The way that we've gotten to this position is by being opportunistic. We didn't have to raise a term loan last year. We saw what we thought was an attractive opportunity, and we pursued it. That's our mentality this year as well, is that we don't feel compelled to do anything. As we evaluate our alternatives, if there is something that's appealing, and that could be on the secured side, that could be on the unsecured side, that could be on the sales side or the venture side.
If we see something that we think is attractive that helps the long-term situation for the company, we'll pursue it.
Thanks, Eliott. Just one last one. You know, John, I think you outlined very well, and congratulations on the, you know, the retirement. You outlined the reasons why you decided to retire. I guess I'm just wondering, you know, the consideration to, you know, make that announcement before lining up the successor? Maybe you could just, you know, outline some of the thinking on that. Thanks.
Yeah. Well, you know, at the board level, we talked about this a lot, and the reality is that unless you have a specific individual that you have designated to be internally or externally the person, you can wait. If you're gonna go through a process, it's gonna get out. It just is gonna get out. There's nothing that doesn't get out today. Probably the fastest way to get something around is tell somebody it's a secret. You know, so our view is we wanna be very transparent. We have some great candidates internally. We may find some great candidates externally. You know, in order for that process to go about efficiently, it means that we want our senior management team to be involved in it and whatnot.
You know, it's just we came to the conclusion that it was best practices to be transparent. That's what we did. We wanted to make sure we have plenty of time to go through the process and whatnot. You know, if you've come to know anything about Kilroy, we kind of tell it like it is, and we tell it as early as we think it's appropriate to do so. Once, you know, I've made my decision, basically, it was time to tell people. You know, it's always kind of bittersweet. You know, what's a great time to leave, you know? It's for me, I have a lot of things, as I put forth in my letter, that I want to do in my life, including sport and whatnot. I got a bunch of grandchildren.
I see them about once a year. They all live in different countries. You know, I want to spend some time. I, you know, I think this is a good process.
Thanks, John. Appreciate it.
The next question comes from the line of Georgi Dinkov of Mizuho. Please proceed.
Hi. Thank you for taking my question. Could you please walk us through known move-out in the next 12 months? In terms of your top tenants with expirations in 2024 and 2025, do you see any early termination risk?
This is Elliot. We've touched on a few of the top of the known move-outs, and we'll highlight the major ones. We've got Amazon that we've talked about at West Base that's moving out in the 2nd quarter. We've talked about Pac-12 that's moving out in the Bay Area in the 3rd quarter. Riot, which is still TBD, is a 4th quarter expiration. In 2024, we have two move-outs over 100,000 feet, both of which are TBD in terms of how those play out, and we have none in 2025 over 100K.
Great. Thank you. Just one more question on Austin. You know, given the high sublet space, do you see any downside risk in terms of early terminations?
In Austin, our building is brand new, and all the leases that it's either just started or will start when the tenant improvements are done, and there's no termination, right? I don't see any termination risk at all. And I might point out that I didn't in my comments, this is John speaking, by the way, is that, you know, we've been exceeding our performer rents quite substantially there. I think all systems are go for Indeed Tower.
Great. Thank you so much.
Welcome.
Thank you. The next question comes from John Kim of BMO. Please proceed.
Thank you. Good morning. John, congratulations on building a great, a great real estate company. I was wondering if you could discuss how involved you plan to be going forward with Kilroy, if you plan to remain as Chairman, and any characteristics you could share as far as your preference for a successor.
Somebody smarter than me.
High bar.
I'm always a smart aleck, you know that. You know, John, I can't get into the search and all the rest of some of the candidates who might be in this room. You know, my whole thing about team and teamwork is they're pretty transparent, whether it's been in the sailings of a successful enter, whether it's in an enterprise like Kilroy, is that one of the benefits you have when you have a strong team that works well together is you can talk about, you know, who might be the next leader, whether it be from the inside or out, and good opinions, and it makes a stronger process. More to come on that.
As, as regards to my continued involvement, you know, I mean, I'm chairman, I'm gonna continue to be on the board and so forth. I'm a big shareholder. I have a big mouth, so I'll probably talk to people here and there. I'll probably get a few inquiries occasionally, asking me whether I think this is the right thing or the wrong thing, and, you know, I'm open to all that. That kind of remains to be seen. I do believe that, you know, we've got a great management team, and I think about, again, back to my sailing analogy, when I was doing all my ocean racing and I was captain of the boat, I was a watch captain.
I had another watch captain, always listened to what they had to say, but sometimes I overruled them. I would come up on deck, I could tell it made them feel a little bit on edgy 'cause it's kinda hard to have two captains on deck at the same time, you gotta trust people. I think we have a really terrific team of people here that have worked really well together, and it's the ultimate in collaboration. You know, I'm available, I'm pretty confident. You know, a lot of the decisions that get made here, it may ultimately come down sometimes to me, you know, making the final decision. Generally, they're arrived at pretty quickly by mostly consensus.
Okay. To clarify, you're not necessarily gonna stay on as chairman?
I don't. Well, I'm chairman for now. Do I at some point decide that that's not the right thing or whatever? I don't know. I mean, I haven't gotten there yet. It's, you know, I'm gonna do what is in the best interest of Kilroy.
On the Sorrento space, just wanted to ask if there was anything unique about that build-out that would make it difficult to lease or re-lease quickly, or if something like that is almost ready to move in is attractive to, you know, tenants in the marketplace today.
Hi, John. This is Rob Paratte again. The Sorrento space, just to frame it a little bit, is in the UTC sub-market. As you've heard us talk about before, UTC has both technology and life science. This project, in particular, was renovated with a life science use in mind. We are doing some upgrades. It was an existing asset, so we're doing some upgrades, like the lobbies and some of the exterior and mechanical systems. We haven't gotten control of the space yet, but we think it's very marketable. Because we haven't started TIs and that sort of thing, we can go either way. I think one thing I'd remind you of also is that, as you've seen before, whether it's our Exchange project or others, they can play both ways.
They can accommodate life science, or they can accommodate tech. Tech, frankly, loves the robust systems that life science requires.
Great. Thank you.
Thank you. As a reminder, on behalf of the management team, can we limit ourselves to one question and one follow-up question? The next question comes from the line of Caitlin Burrows of Goldman Sachs. You may proceed.
Hi. good morning out there. maybe just on pricing. Back in November, you mentioned an estimate of, like, 10%-15% mark-to-markets across the portfolio. just wondering if you could give your latest view on that and also clarify whether that assumes flat market rents going forward.
Hey, Caitlin, it's Eliott. We're between 5% and 10% today. If you think about the difference between then and now, we've had rent bumps in our leases, and we've signed leases that, in large part were rolling up
That's where we stand today versus then. We have no future growth assumed in that number. That's a snapshot of where we are right now.
Okay. Then maybe separately on the dividend. I mean, some peers have reduced, suspended, or commented that they could cut if the environment persists or weakens. Could you just comment on how you feel about the Kilroy current dividend coverage, and under what scenario Kilroy could consider modifying the dividend?
Our payout ratio is quite low. We think our dividend is very well covered, and obviously, we have requirements to pay out a certain portion of taxable income. While ultimately this is a board decision, we're comfortable with where we are today.
Thank you. The next question comes from Michael Griffin of Citi. You may proceed.
Great. Thanks. First congrats, John, on a great career. Pleasure working with you. Maybe starting on leasing, going to Rob. Looked like leasing was down in the quarter. Second-gen leasing was up. I think that last quarter was down to leasing. Cash rent spreads look down. You know, the retention ratio is a bit low. I think Eliott talked about it last quarter. Maybe give us a sense of, you know, what the expectations for this are for the remainder of the year. Rob, I think you talked about a little bit in your prepared remarks. Any additional color around leasing activity would be helpful.
Sure. let me touch on a few things. You know what I would say big picture, Michael, is that we're in this great rebalancing right now. We've gone from a very employee sort of dominated market to one where it's now pushed back to the employer, meaning power leverage is back to the employer. You see this across the board with companies bringing their employees back to work. That rebalance is underway, and it's gonna take time to settle out. In San Francisco, since you were last out there's a marked change once again in terms of the numbers of people downtown, and that's just by analogy. Our parking garages are full. You have that going on.
I'd like to focus a little bit of this on San Francisco because it has been so beat up in the press and, you know, some of it is justified, but San Francisco is still a thriving city, and it has a very strong attraction to young educated workers in the market. Right now, there's approximately 152 tenants in the market with a total demand of about 3.3 million sq ft. That's down obviously from the high-end 2019, where that might have been 8 million sq ft. I wanna point that out just because people have a sense that everyone's sitting on the sidelines, and that's not the case.
Of those 152, 120 of them are active, and 32 of those are pending, meaning they're in, you know, close to getting a lease executed. A lot of the activity in San Francisco is generated by AI. I think that, you know, while AI companies have made headlines, I don't think it's appreciated that the majority of AI companies founded since 2020 are located in San Francisco. This has resulted, as John said, in the Bay Area or San Francisco specifically being home to 40% of the AI companies out there in the US, and those companies are producing the most research papers on the topic and variations of AI.
I think AI is just one segment of where innovation and creativity and what we're all known for in the United States in terms of entrepreneurial spirit are gonna go. In our other markets like Seattle, I guess I'd say that other markets are gonna react in different ways, meaning some will recover quicker than others. San Francisco has a lot of space to clear, sublease space, et cetera. Seattle, less so, but Seattle also has a really vibrant, you know, scientific technology market. I'd finish with this point, which for quite a few years, Hollywood had very muted activity in terms of leasing. Right now on space that we have in Hollywood, we've had more activity there, and we have more activity than we have space available.
It just shows that, you know, in a diversified geographic portfolio like Kilroy has, it's not all down and it's not all up. You have, you know, just different dynamics going at any given time.
Yeah. I just wanna pipe in here, Michael, thanks for the comments. It's really a tale of two cities, so to speak. You know, we've been talking about others have talked about the differential between premier product and non-premier, the flight to quality and so forth. Last week, a bunch of us met with all our management teams. Matter of fact, the entire offices in each region over the last six, seven days. What I was just blown away from in San Francisco is we reported, I think it was probably the Q4 call, that the difference between post Labor Day and pre-Labor Day was just extraordinary. There were so many people, so many more people back to work.
The utilization rates had gone up quite a bit. The traffic had gone up, et cetera, et cetera. There's been another quantum jump, frankly, in San Francisco and Seattle and certain areas of L.A. since that last call over the last 3 months, that is. I couldn't get into our parking structure where our office is. We have a big parking structure there in San Francisco the other day. It was totally full. The lobby was totally full. The elevators were up and down. People were all over the place looking at Salesforce Tower next door in their lobby from where my office is. It was the same thing there, the same thing over at 350 Mission. You know, you just see so many more people. Now, we still have homeless problems. We still have crime problems.
We still have, you know, a bunch of other problems. Those are being chipped away at. There's some really positive things going on with people coming back to work. It's gonna be, I think, materially. I think there's another quantum jump ready to occur over the next three months or so with the big announcements like Amazon up in Seattle and some of the others in the Bay Area of getting back to work. Now contrast that with San Diego, which is, you know, in most cases booming. Often when we were there, I mean, it's just, it's just on fire with people. I have a feeling, particularly in the premier properties where people wanna be, that we're gonna see some material improvements in this whole thing about return to office.
I would also say on the other side, you know, the Tale of Two Cities, there are a lot of buildings that are just gonna have problems. When I was in San Francisco, I was walking around in certain areas where we haven't invested, and it was a wholly different world in terms of much fewer people walking around, garages that weren't full, and nobody in the lobbies. I think that's what you're gonna see more and more. We've been forecasting that for some period of time.
Just a quick follow-up on Seattle. John or Rob, any update on Westgate with Amazon there? I think the lease expired this month. I just didn't see any news about it, so anything you can comment would be helpful.
Hey, Michael. I don't wanna comment on Amazon specifically. We, I think as we pointed out on either at Nareit or different, you know, meetings, we literally, the week of January 1st, we had a group up in Seattle, John, Justin Smart and others, and we evaluated the West Eighth project from what do we need to do, if anything, to refresh it. After that meeting, we've come back with a program that we think is really gonna, you know, put the project. It's already a great location and great project, great bones, but we're gonna modernize a few areas that we think are gonna be really attractive to tenants. We've already had since we've announced the fact that we're gonna be doing some renovations, we've had several tours and inquiries coming up.
We're very busy right now in terms of generating renderings and imagery to help sell the story of what West Eighth will become. Again, I'll remind you, it's situated in just at the Denny Regrade, which is on the border of South Lake Union, where all the technology companies are, not just Amazon. We feel good about it.
Great. Just one follow-up. I know I'm breaking the two-question rule, so apologies. The Google announcement down the peninsula at San Jose, the pause on the mega campus, is there any benefit maybe in your Menlo or Mountain-- I think the Mountain View asset's a pretty fully leased, but any benefit you could maybe have from them pausing that?
Well, I, you know, I don't know if specifically it'll help Kilroy in any, you know, instance I can tell you. Anytime people don't proceed with new development generally is good for existing product, right? Just because it doesn't rob others or whatever. You know, I know more about some of these companies' plans than I can share, or we do. I was with a major tech executive yesterday and last evening for dinner. You know, there definitely is a, I think it's very healthy view coming out, which is, you know, we don't need to own everything ourselves. We don't need to develop everything all at once.
We really need to demonstrate to the market that we're serious about cost containment and so forth. You know, if people delay major facilities, then it probably means the people that were gonna go in there are gonna stay somewhere else or go somewhere else.
Thank you. The next question comes from the line of Blaine Heck of Wells Fargo. Please proceed.
Great. Thanks. just a couple quick ones from me. We noticed the Riot Games' upcoming lease expiration increased in size by about 30,000 sq ft. Can you talk about the situation there? What caused that change, and any color on the likelihood of renewal or move out at that space?
Yeah, Blaine, this is Eliott. Just on the 30,000 feet, nothing actually changed there. If you look at our lease expiration schedules in 2020 and 2021, there's no uptick. We clarified the footnote. Last quarter, we called out the major piece of Riot lease. They have a few smaller suites that are part of that. We just wanted to clarify to be a little bit more conclusive with the number.
Blaine, this is Rob. In terms of Riot, you know, I'm not gonna be real specific, but they are in space actively using it, and it's too early. You know, they don't expire until November of this year, more to come.
Okay, that's helpful. Then, Eliott, I think you talked about parking income being one of the drivers behind the strong same-store results. Can you just talk about that a little bit more? Was the parking income higher than your original expectations this quarter, and how should we think about that income trending for the rest of the year?
Yeah. It was both higher than our expectation and higher than last year. I think that that's a testament to what John said in his prepared remarks, that we're just seeing better physical occupancy. It's our hope that as that continues, we continue to benefit on the parking side as well.
Great. Thanks, guys.
Thank you. The next question comes from Jay Poskitt of Evercore ISI. Please proceed.
Great. Thanks for taking my question. I'm just curious if you could provide a little bit of color on the Austin market and just any interest you're seeing at Indeed Tower. I saw you made a little bit of progress this quarter in terms of leasing. Any color there would be great.
Sure. This is Rob again. As we've said before, the beauty of the Indeed Tower that we have in the CBD is that that part of town attracts not only tech, but, you know, finance, insurance, professional services firms. All of our leasing, other than Indeed, you know, most of our leasing has been in those categories. We're very pleased with the activity we have. Some of it's taking a little longer to get signed off on, but, you know, we're going to do well. There are other tenants in the market. There are, as of yesterday, another big tenant, popped up. I'm not sure they're a CBD tenant, but Austin continues to attract companies that are not located there, and the companies that are in Austin are, I would say, being cautious about taking new space.
The conversations we've had indicate that they want to bring more people to that market. You know, I would summarize to say we're really happy with where we are, both in terms of rents, lease-up, and what we have in the pipeline. You know, the flight to quality. This is John. The flight to quality thing is still alive and well in Austin as well. Some of the deals we've done are people that had much lower rents in older buildings, and they just decided it didn't work for their workforce. They needed to step up. We've got a bunch of that in a hopper.
You know, every time there is a, you know, a bank crisis or whatever, people just say, "Well, let's go get some more authority." Some of these things have been approved by senior management two or three times, and it just takes a while. That's a little frustrating, you know, from our standpoint, but we got a lot of paperwork exchanging. That building is amazing, and it's drawn a really great crowd. The retail or the restaurant situation there, we haven't completed the documentation, but we've come to a deal with one of the best restaurant operators. Their thing is, like, "This is just amazing.
This is exactly our clientele." As I said, we were there last week, last Thursday and Friday, and I know some other stuff I can't share with you, but I think most of it's pretty much, I think, understood. The number of companies that are looking to come to Austin right now is breathtaking. I mean, it's breathtaking.
That's helpful. Thank you. Then just one quick follow-up question. I think on the last call you mentioned that Indeed Tower is going to be placed into the portfolio in the Q4. Do I remember that correctly?
That's right.
Okay. That's all for me.
Thank you. The next question comes from Camille Linton of Bank of America. Please proceed.
Curious to get your latest thoughts on the transaction market and views on pricing for office. We understand there's a lot going on in the negotiation process, we're seeing more headlines out there about bids for assets valuing office anywhere from 20%, 50%-80% down from pre-pandemic levels, particularly in the West Coast market. Given that many of these transactions are still pending, wanted to get your perspective on how much we should really be reading into this.
This is John. I made it pretty clear in my comments at the various conferences and our public things that around 70%, as we calculated, of the office stock in the United States is either obsolete or soon to be obsolete. If something is trading I haven't heard of anything trading at 80% off. If you've got a lousy building and nobody wants it and it's vacant, it's may not be worth anything. It may be worth what the land value is, less the demo costs. I can't really comment without specifics. In terms of the valuations being down, that's always gonna happen when you have interest rates go up, if the cap rates go up and so forth. I would say, yeah, values are down.
There's not the degree of a functioning market that we'd like to see. That won't really be there other than for high-quality stuff until, you know, the interest rates sort themselves out, the availability of debt and so forth sorts itself out. Having said that, I think that if you are on the high-quality asset that's a great location, whatever it's off, it's gonna be off a lot less than if you are at the other end of the spectrum, which you're not in the right location, or you don't have the right quality of building or a combination of both. There's just a whole bunch of stuff that's come on the market that, or that people have tried to put on the market. We wouldn't even look at it.
It was a stinker at the best of times, and it's even worse today. There have been some assets that people have wanted to trade, I can't speak too specifically because we signed an NDA when we looked at some of the stuff, that are reasonably good assets in good markets and what not, but they had specific issues related to them with way too much CapEx or whatever. They were big, and they didn't get a bid that was satisfactory, and they pulled them off the market. Well, you know, that's gonna happen too. In terms of price discovery, until there's some really, you know, some volume of transactions, Camille, I just think you kind of guess. I wouldn't read too much into it.
Other than, directionally, if it's an older building, an old, doesn't necessarily mean bad. There's some great buildings if you look at New York, like Vornado's post office project they leased to Meta. I mean, that's a classic case of an older building that fit a company's needs beautifully. It's fabulously improved. It's, you know, that's a great asset as an example. If you happen to have an asset that is like a lot of stuff in some of the cities that was built back in the sixties and seventies with lower ceiling heights and lousy elevators, and you really can't improve things, you got a wasting asset. It's a problem.
We also have the issue of for those that have a lot of project-level debt, and they have short-term short terms remaining on their debt, they always have a problem. For an example, say you have a big building, you have a tenant, and you're gonna put up $50 million in CapEx, and it's a good deal. You have two years left on your loan, and if your loan was at an interest rate that's significantly lower than today's replacement loan, then do you put up the $50 million? You probably say, we need to renegotiate. There's a lot of stuff that's going on. Older product that's falling in value, higher interest rates, which confuse the debt market and so forth, and then folks that have too much debt.
You know, we don't have debt, much debt at the property level at all. We have really good assets that are really young and, you know, we think we're pretty well positioned. A lot of this stuff is gonna be noisy.
Appreciate the color there. On a separate topic, it was touched on a bit earlier around the sublease space you see in the market, but could you talk about what that activity is within the portfolio, and has there been any material pickup in any of your markets over the quarter?
Yeah, we have Camille, this is Rob. We have about, and this is available sublease space in our entire portfolio. It's just under about 1.5 million sq ft. Again, what we found is that the best sublease space in any market is going quickly. For example, 350 Mission last year, Salesforce is subleasing both to Yelp and to Sephora. That space moved quickly, and that's what you're gonna see. Sort of tacking off what John had said earlier, when you look in a market like Seattle, 82% of the leasing that happened in Seattle in the quarter was Class A space, while the Class B space struggles.
You're just gonna keep seeing that trend, and that quality sublease space will burn off quickly, and then we'll be going back to, you know, more direct space that's class A in the market over time.
One of the problems, with sublease space, and that's not to say that, you know, these things are positive. I mean, the reality is sublease space is a bit tricky. Let's say a tenant has a, I don't know, 500,000 feet or make it 100,000 feet, make it easy. 100,000 square feet of direct obligation, and they have 3 years left, 5 years left on their lease, and they have options to renew. You have a tenant comes in, you're subleasing it for 20,000 square feet, and they want options to renew.
Well, the primary tenant, the sublessor, is not gonna say, "Well, I can give you options to renew," and obligate themselves to exercise an obligation to create an obligation to exercise their own option. Depending upon a particular building, not just the quality of it, but the structure of the lease that the primary tenant has with the landlord, it can trip people up. If it's ready-to-go space and you're looking for something for fairly short term and you can get it cheap, that's a great deal for somebody. It's generally more complicated than that.
Thank you for the explanation and taking my question.
You're welcome. Have a good day.
Thank you. The next question comes from Omotayo Okusanya of Credit Suisse. Please proceed.
Yes, good morning out there. Let me add my congratulations about your retirement, John, and I can bet we'll still be hearing much more from you going forward.
Thank you.
-has to do more with... Oh, my pleasure. My question has more to do with the occupancy guidance for the year. I'm just trying to understand what's going into that number, whether it's just the known move-outs, and whether there's some type of buffer in that number for kind of anything else that may be coming. I ask that in the context of trying to understand what your watch list looks like today, just kind of given some of the incremental challenges in the tech and biotech industries right now.
Yeah. Hey, Theo. It's Eliott. Similar to what we talked about last quarter, the occupancy guidance factors in the move-outs and the move-ins that, you know, we've projected, and the big ones are the ones that we've talked about earlier about Amazon Pac-12, et cetera. We do have some move-ins. Those are weighted towards the later part of the year. As we think about the average occupancy, you know, so we dropped a little bit in the Q1. We expect to drop more in the Q2 because that's when Amazon will happen.
Yep.
It gets a little bit steadier in the back half of the year. As we think about the average, that's really what's driving it. In terms of your second question on the watch list, you know, the majority of our watch list is still concentrated around retail tenants. Although we have seen a modest uptick in kind of our office and life science tenants, it still makes up a pretty small part of the overall portfolio, though.
Is there any factoring of some of those things are terminating this year? Like, again, like the Sorrento example, like just stuff like that that may be on the watch list and ultimately become a move-out.
No, nothing material, no.
the outcome for provisions of stuff like that?
No. I mean, we Obviously, there's a range of outcomes, but we don't project watch list tenants leaving the portfolio.
Gotcha. All right. Thank you.
Thank you. The next question comes from Dylan Burzinski of Green Street. Please proceed.
Hi, guys. Thanks for taking the question. Just curious because I know base rents have been able to, you know, hold base rents over the last several years. Just given that availability rates across most of your markets are rising and leasing backdrop is likely weakening, do you see a scenario playing out where we actually start to see pressure on base rents in 2023?
Yeah. This is John speaking. I think that's a good question. It remains to be played out for sure. you know, concessions can change the amount of TI you put up, things like that. Net effective rents, will they deteriorate? That's probably likely if we continue to see this thing persist. Against that backdrop, it's also a question of how much availability is there. Having gone through this for a long time in my life, I'd always say that more availability is not generally a good thing unless you're a tenant.
On the other hand, we have this other factor that has become so important, which is it's all about the people, of being able to attract and retain the right people, and it's becoming more binary. This building fits, and I'll pay up for it, and this building, even though it's cheap, I don't want it. That's always been a factor amongst, you know, different qualities or locations. Now it's become a much bigger factor with regard to just what people want for their student body. You know, I mentioned in my prepared remarks that we wanna be one of the 3 or 4 different buildings that are shown. If you've got, you know, 20 possibilities or 20 possibilities or 50 possibilities or 100 possibilities or whatever it is in a market, people aren't...
As Rob has mentioned in prior calls, you're not gonna go tour all those buildings. You're gonna tour one, two, or three, and you wanna make sure that you've got the presence, whether it's your outside areas, your lobby areas, your common areas. If you have conference centers or gyms or things like that, you really wanna present yourself well so people can see that it's plug and play, and that's what we do really well. We feel that we're gonna continue to do well. How it plays out on rates, I don't know. I've seen less resistance to paying higher rates in this last year or two than I had anticipated. I can't tell you if that holds.
That's helpful. Thanks. Then just maybe one bigger picture one, because I think on the last several comments calls, you guys have mentioned AI as a potential positive for San Francisco leasing activity. I guess just from looking at what the technology will be used for, right, the displacement of white-collar jobs could also be viewed as a potential risk to future office demand.
Yeah, I think you're right. I think that takes a long time. I'm not an expert in this area. I have a lot of friends that are, and some of them are, you know, extremely well known in this space. It seems to me that, and again, I'm not an expert, I think what's gonna happen is back office kind of things are gonna be decimated. Anything that's mostly processed and not brain is going to be materially impacted. That's what's gonna happen first. You know, you can get into all kinds of questions about AI, about its potential for reducing the workforce and creating a new level, a higher level of what's considered full employment, meaning higher level of unemployed.
You can get in all kinds of, you know, moral discussions about it as well, which I don't wanna do. You know, the nature of technology is it's disruptive. If you wanna make money from it, you know, you figure out how to utilize it, and if you're in the real estate business, you feel it, you figure out how you present yourself as a property of choice. How big it's gonna be, I don't know, everything I hear is it's gonna be huge. It's so early, how do you know?
Dylan, this is Eliott. One thing that I'd add to that is when you look at a lot of the innovation that has come from places like the Bay Area, you know, you could argue that some of that should have displaced jobs, white collar jobs as well. What in turn often winds up happening is it just makes it more efficient for people and allows them to innovate in different ways, right? If you think about AI helping somebody code or an engineer, right? That engineer can be a lot more productive, and now the realm of options or possibilities that they can innovate has grown exponentially. That allows for a greater multiplier effect. It could actually really go the other way, where it helps more innovation, more company growth, etc.
Well, that's exactly what's happened over the last 20 years. All these technologies that came along that were gonna, you know, put everybody out of work and so forth actually went the other way, and they've became the biggest consumers of space, right? The biggest hires. If I knew the answer to that question, I'd be investing in a different area.
No, I appreciate the color. That was very helpful. Thanks, guys.
Thank you. There are currently no additional questions registered at this time, so I will pass the conference back over to Mr. Hutcheson for any closing remarks.
Danielle, thank you, for your assistance today. Thank you everyone for joining us. We appreciate your continued interest in Kilroy.
With that, we will conclude today's conference call. Thank you for participating. You may now disconnect your line.