UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

Washington, D.C. 20549

_________________________

Form 10-Q

_________________________


☒			QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the quarterly period ended ~~March 31,~~June 30, 2020


☐			TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934

For the transition period from to

Commission file number 001-34603

_________________________

Terreno Realty Corporation

(Exact Name of Registrant as Specified in Its Charter)

_________________________

Maryland

27-1262675

(State or Other Jurisdiction of
Incorporation or Organization)

(I.R.S. Employer
Identification No.)

101 Montgomery Street, Suite 200

San Francisco, CA

94104

(Address of Principal Executive Offices)

(Zip Code)

Registrant’s telephone number, including area code: (415) 655-4580

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

Title of each class

Trading Symbol(s)

Name of each exchange on which registered

Common Stock, $0.01 par value per share

TRNO

New York Stock Exchange

_________________________

Indicate by check mark whether the registrant: (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes ☒ No ☐

Indicate by check mark whether the registrant has submitted electronically every Interactive Data File required to be submitted pursuant to Rule 405 of Regulation S-T (§232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit such files). Yes ☒ No ☐

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, smaller reporting company or an emerging growth company. See the definitions of “large accelerated filer,” “accelerated filer,” “smaller reporting company” and “emerging growth company” in Rule 12b-2 of the Exchange Act.

Large accelerated filer

☒

Accelerated filer

☐

Non-accelerated filer

☐

Smaller reporting company

☐

Emerging growth company

☐

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

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Exchange Act). Yes ☐ No ☒

The registrant had ~~67,695,805~~ 68,322,713 shares of its common stock, $0.01 par value per share, outstanding as of ~~May 1,~~August 3, 2020.

Table of Contents

Terreno Realty Corporation

Table of Contents

PART I. FINANCIAL INFORMATION

Item 1.

Financial Statements of Terreno Realty Corporation (unaudited)

Consolidated Balance Sheets as of ~~March 31, 2020~~June 30, 20 20 and December 31, ~~2019~~2019

Consolidated Statements of Operations for the three and msix ~~onths~~ months ended MJune~~arch 31, 2020~~ 30, 20 20 and ~~2019~~2019

Consolidated Statements of Comprehensive Income (Loss) for the three and msix ~~onths~~ months ended ~~March 31, 2020~~June 30, 20 20 and ~~2019~~2019

Consolidated Statements of Equity for the ~~three~~six months ended MJune~~arch 31, 2020~~ 30, 20 20 and ~~2019~~2019

Consolidated Statements of Cash Flows for the s ix ~~three~~ months ended MJune~~arch 31, 2020~~ 30, 20 20 and ~~2019~~2019

Condensed Notes to Consolidated Financial Statements

Item 2.

Management’s Discussion and Analysis of Financial Condition and Results of Operations

2123

Item 3.

Quantitative and Qualitative Disclosures About Market Risk

3944

Item 4.

Controls and Procedures

3944

PART II. OTHER INFORMATION

Unregistered Sales of Equity Securities and Use of Proceeds

4146

Item 3.

Defaults Upon Senior Securities

4246

Item 4.

Mine Safety Disclosures

PART I. FINANCIAL INFORMATION

Item 1. Financial Statements of Terreno Realty Corporation

Terreno Realty Corporation

Consolidated Balance Sheets

(in thousands – except share and per share data)


		March 31, 2020		December 31, 2019			June 30, 2020		December 31, 2019
		(Unaudited)					(Unaudited)
ASSETS	ASSETS					ASSETS
Investments in real estate	Investments in real estate					Investments in real estate
Land	Land	$	1,067,535	$	1,055,146	Land	$	1,077,501	$	1,055,146
Buildings and improvements	Buildings and improvements	895,743		909,201		Buildings and improvements	901,215		909,201
Construction in progress	Construction in progress	102,467		101,253		Construction in progress	89,813		101,253
Intangible assets	Intangible assets	87,657		88,594		Intangible assets	87,791		88,594
Total investments in properties	Total investments in properties	2,153,402		2,154,194		Total investments in properties	2,156,320		2,154,194
Accumulated depreciation and amortization	Accumulated depreciation and amortization	(212,076)		(208,279)		Accumulated depreciation and amortization	(218,971)		(208,279)
Net investments in properties	Net investments in properties	1,941,326		1,945,915		Net investments in properties	1,937,349		1,945,915
Properties held for sale, net	Properties held for sale, net	31,826		—		Properties held for sale, net	11,825		—
Net investments in real estate	Net investments in real estate	1,973,152		1,945,915		Net investments in real estate	1,949,174		1,945,915
Cash and cash equivalents	Cash and cash equivalents	69,733		110,082		Cash and cash equivalents	148,269		110,082
Restricted cash	Restricted cash	297		2,657		Restricted cash	515		2,657
Senior secured loan, net	Senior secured loan, net	10,914		15,858		Senior secured loan, net	—		15,858
Other assets, net	Other assets, net	32,313		33,952		Other assets, net	37,448		33,952
Total assets	Total assets	$	2,086,409	$	2,108,464	Total assets	$	2,135,406	$	2,108,464
LIABILITIES AND EQUITY	LIABILITIES AND EQUITY					LIABILITIES AND EQUITY
Liabilities	Liabilities					Liabilities
Credit facility	Credit facility	$	—	$	—	Credit facility	$	—	$	—
Term loans payable, net	Term loans payable, net	99,635		99,583		Term loans payable, net	99,687		99,583
Senior unsecured notes, net	Senior unsecured notes, net	347,771		347,674		Senior unsecured notes, net	347,869		347,674
Mortgage loans payable, net	Mortgage loans payable, net	11,602		44,318		Mortgage loans payable, net	11,488		44,318
Security deposits	Security deposits	14,247		14,149		Security deposits	14,368		14,149
Intangible liabilities, net	Intangible liabilities, net	27,181		28,127		Intangible liabilities, net	25,867		28,127
Dividends payable	Dividends payable	18,314		18,158		Dividends payable	18,485		18,158
Performance share awards payable	Performance share awards payable	4,950		11,633		Performance share awards payable	5,069		11,633
Accounts payable and other liabilities	Accounts payable and other liabilities	19,987		27,699		Accounts payable and other liabilities	23,307		27,699
Total liabilities	Total liabilities	543,687		591,341		Total liabilities	546,140		591,341
Commitments and contingencies (Note 13)	Commitments and contingencies (Note 13)					Commitments and contingencies (Note 13)
Equity	Equity					Equity
Stockholders’ equity	Stockholders’ equity					Stockholders’ equity
Common stock: $0.01 par value, 400,000,000 shares authorized, and 67,695,805 and 67,252,787 shares issued and outstanding, respectively		677		673
Common stock: $0.01 par value, 400,000,000 shares authorized, and 68,322,213 and 67,252,787 shares issued and outstanding, respectively						Common stock: $0.01 par value, 400,000,000 shares authorized, and 68,322,213 and 67,252,787 shares issued and outstanding, respectively	684		673
Additional paid-in capital	Additional paid-in capital	1,552,592		1,514,266		Additional paid-in capital	1,587,057		1,514,266
Retained (deficit) earnings		(2,837)		2,621
Common stock held in deferred compensation plan, 135,494 and 0 shares at March 31, 2020 and December 31, 2019, respectively		(7,346)		—
Common stock held in deferred compensation plan, 139,224 and 0 shares at June 30, 2020 and December 31, 2019, respectively						Common stock held in deferred compensation plan, 139,224 and 0 shares at June 30, 2020 and December 31, 2019, respectively	(7,546)		—
Retained earnings						Retained earnings	9,389		2,621

Accumulated other comprehensive loss	Accumulated other comprehensive loss	(364)		(437)		Accumulated other comprehensive loss	(318)		(437)
Total stockholders’ equity	Total stockholders’ equity	1,542,722		1,517,123		Total stockholders’ equity	1,589,266		1,517,123
Total liabilities and equity	Total liabilities and equity	$	2,086,409	$	2,108,464	Total liabilities and equity	$	2,135,406	$	2,108,464

The accompanying condensed notes are an integral part of these consolidated financial statements.

Table of Contents

Terreno Realty Corporation

Consolidated Statements of Operations

(in thousands – except share and per share data)

(Unaudited)


		For the Three Months Ended March 31,							For the Three Months Ended June 30,						For the Six Months Ended June 30,
		2020		2019			2020		2019		2020		2019
REVENUES	REVENUES					REVENUES
Rental revenues and tenant expense reimbursements	Rental revenues and tenant expense reimbursements	$	45,116	$	40,880	Rental revenues and tenant expense reimbursements	$	45,742	$	41,730	$	90,858	$	82,610

Total revenues	Total revenues	45,116		40,880		Total revenues	45,742		41,730		90,858		82,610
COSTS AND EXPENSES	COSTS AND EXPENSES					COSTS AND EXPENSES
Property operating expenses	Property operating expenses	11,908		10,693		Property operating expenses	11,934		10,709		23,842		21,402
Depreciation and amortization	Depreciation and amortization	11,100		10,415		Depreciation and amortization	11,459		10,648		22,559		21,063
General and administrative	General and administrative	5,758		5,963		General and administrative	5,665		6,757		11,423		12,720
Acquisition costs	Acquisition costs	52		—		Acquisition costs	11		1		63		1
Total costs and expenses	Total costs and expenses	28,818		27,071		Total costs and expenses	29,069		28,115		57,887		55,186
OTHER INCOME (EXPENSE)	OTHER INCOME (EXPENSE)					OTHER INCOME (EXPENSE)
Interest and other income	Interest and other income	564		1,522		Interest and other income	190		817		754		2,339
Interest expense, including amortization	Interest expense, including amortization	(4,006)		(4,264)		Interest expense, including amortization	(3,909)		(4,053)		(7,915)		(8,317)
Gain on sales of real estate investments	Gain on sales of real estate investments	—		4,465		Gain on sales of real estate investments	17,750		—		17,750		4,465
Total other income (expense)	Total other income (expense)	(3,442)		1,723		Total other income (expense)	14,031		(3,236)		10,589		(1,513)
Net income	Net income	12,856		15,532		Net income	30,704		10,379		43,560		25,911

Allocation to participating securities	Allocation to participating securities	(83)		(98)		Allocation to participating securities	(194)		(64)		(277)		(162)
Net income available to common stockholders	Net income available to common stockholders	$	12,773	$	15,434	Net income available to common stockholders	$	30,510	$	10,315	$	43,283	$	25,749
EARNINGS PER COMMON SHARE - BASIC AND DILUTED:	EARNINGS PER COMMON SHARE - BASIC AND DILUTED:					EARNINGS PER COMMON SHARE - BASIC AND DILUTED:
Net income available to common stockholders - basic	Net income available to common stockholders - basic	$	0.19	$	0.25	Net income available to common stockholders - basic	$	0.45	$	0.16	$	0.64	$	0.41
Net income available to common stockholders - diluted	Net income available to common stockholders - diluted	$	0.19	$	0.25	Net income available to common stockholders - diluted	$	0.45	$	0.16	$	0.64	$	0.41
BASIC WEIGHTED AVERAGE COMMON SHARES OUTSTANDING	BASIC WEIGHTED AVERAGE COMMON SHARES OUTSTANDING	67,062,582		61,456,965		BASIC WEIGHTED AVERAGE COMMON SHARES OUTSTANDING	67,622,005		63,780,645		67,342,293		62,625,224
DILUTED WEIGHTED AVERAGE COMMON SHARES OUTSTANDING	DILUTED WEIGHTED AVERAGE COMMON SHARES OUTSTANDING	67,469,721		61,604,250		DILUTED WEIGHTED AVERAGE COMMON SHARES OUTSTANDING	68,029,144		64,075,215		67,749,432		62,919,794

The accompanying condensed notes are an integral part of these consolidated financial statements.

Table of Contents

Terreno Realty Corporation

Consolidated Statements of Comprehensive Income (Loss)

(in thousands)

(Unaudited)


		For the Three Months Ended March 31,							For the Three Months Ended June 30,						For the Six Months Ended June 30,
		2020		2019			2020		2019		2020		2019
Net income	Net income	$	12,856	$	15,532	Net income	$	30,704	$	10,379	$	43,560	$	25,911
Other comprehensive income:
Other comprehensive income (loss):						Other comprehensive income (loss):
Cash flow hedge adjustment	Cash flow hedge adjustment	73		63		Cash flow hedge adjustment	46		92		119		155
Comprehensive income	Comprehensive income	$	12,929	$	15,595	Comprehensive income	$	30,750	$	10,471	$	43,679	$	26,066

The accompanying condensed notes are an integral part of these consolidated financial statements.

Table of Contents

Terreno Realty Corporation

Consolidated Statements of Equity

(in thousands – except share data)

(Unaudited)

~~Three~~Six months ended ~~March 31,~~June 30, 2020:


		Common Stock					Additional Paid- in Capital	Common Shares Held in Deferred Compensation Plan		Deferred Compensation Plan					Accumulated Other Comprehensive Loss				Common Stock					Additional Paid- in Capital				Common Shares Held in Deferred Compensation Plan				Deferred Compensation Plan						Accumulated Other Comprehensive Loss
		Number of Shares	Amount											Retained Earnings						Total	Number of Shares		Amount											Deferred Compensation Plan			Retained Earnings		Accumulated Other Comprehensive Loss	Total
Balance as of December 31, 2019	Balance as of December 31, 2019	67,252,787	$	673	$	1,514,266	—	$	—	$	2,621	$	(437)		$	1,517,123	Balance as of December 31, 2019	67,252,787	$	673	$	1,514,266	—			$	—			$	2,621				$	(437)
Net income	Net income	—			—��		—	—		12,856		—			12,856		Net income	—	—		—		—	—				12,856				—			12,856
Issuance of common stock, net of issuance costs of $426	Issuance of common stock, net of issuance costs of $426	562,521	4		29,647		—	—		—		—			29,651		Issuance of common stock, net of issuance costs of $426	562,521	4		29,647		—	—				—				—			29,651
Repurchase of common stock related to employee awards	Repurchase of common stock related to employee awards	(4,510)	—		(240)		—	—		—		—			(240)		Repurchase of common stock related to employee awards	(4,510)	—		(240)		—	—				—				—			(240)

Issuance of restricted stock	Issuance of restricted stock	20,501	—		—		—	—		—		—			—		Issuance of restricted stock	20,501	—		—		—	—				—				—			—
Stock-based compensation	Stock-based compensation	—	—		1,573		—	—		—		—			1,573		Stock-based compensation	—	—		1,573		—	—				—				—			1,573
Common stock dividends ($0.27 per share)	Common stock dividends ($0.27 per share)	—	—		—		—	—		(18,314)		—			(18,314)		Common stock dividends ($0.27 per share)	—	—		—		—	—				(18,314)				—			(18,314)
Deposits to deferred compensation plan	Deposits to deferred compensation plan	(135,494)	—		7,346		135,494	(7,346)		—		—			—		Deposits to deferred compensation plan	(135,494)	—		7,346		135,494	(7,346)				—				—			—
Other comprehensive income	Other comprehensive income	—	—		—		—	—		—		73			73		Other comprehensive income	—	—		—		—	—				—				73			73
Balance as of March 31, 2020	Balance as of March 31, 2020	67,695,805	$	677	$	1,552,592	135,494	$	(7,346)	$	(2,837)	$	(364)		$	1,542,722	Balance as of March 31, 2020	67,695,805	$	677	$	1,552,592	135,494	$	(7,346)			$	(2,837)			$	(364)		$	1,542,722
Net income																	Net income	—	—		—		—	—				30,704				—			30,704
Issuance of common stock, net of issuance costs of $630																	Issuance of common stock, net of issuance costs of $630	630,490	7		32,068		—	—				—				—			32,075
Forfeiture of common stock related to employee awards																	Forfeiture of common stock related to employee awards	(352)	—		—		—	—				—				—			—

Stock-based compensation																	Stock-based compensation	—	—		2,197		—	—				—				—			2,197
Common stock dividends ($0.27 per share)																	Common stock dividends ($0.27 per share)	—	—		—		—	—				(18,478)				—			(18,478)
Deposits to deferred compensation plan																	Deposits to deferred compensation plan	(3,730)	—		200		3,730	(200)				—				—			—
Other comprehensive income																	Other comprehensive income	—	—		—		—	—				—				46			46
Balance as of June 30, 2020																	Balance as of June 30, 2020	68,322,213	$	684	$	1,587,057	139,224	$	(7,546)			$	9,389			$	(318)		$	1,589,266

~~Three~~Six months ended ~~March 31,~~June 30, 2019:


		Common Stock					Additional Paid- in Capital		Deferred Compensation Plan				Accumulated Other Comprehensive Loss					Common Stock								Additional Paid- in Capital					Accumulated Other Comprehensive Loss
		Number of Shares	Amount								Retained Earnings						Total			Number of Shares			Amount					Additional Paid- in Capital	Retained Earnings			Accumulated Other Comprehensive Loss	Total
Balance as of December 31, 2018	Balance as of December 31, 2018	61,013,711	$	610	$	1,233,763	$	—	$	14,185	$	(761)	$	1,247,797	Balance as of December 31, 2018	61,013,711		$	610		$	1,233,763		$	14,185	$	(761)		$	1,247,797
Net income	Net income				—		—		15,532		—		15,532		Net income	—		—			—			15,532		—			15,532
Issuance of common stock, net of issuance costs of $1,427	Issuance of common stock, net of issuance costs of $1,427	2,184,888	22		87,902		—		—		—		87,924		Issuance of common stock, net of issuance costs of $1,427	2,184,888		22			87,902			—		—			87,924
Repurchase of common stock related to employee awards	Repurchase of common stock related to employee awards	(99,999)	—		(3,959)		—		—		—		(3,959)		Repurchase of common stock related to employee awards	(99,999)		—			(3,959)			—		—			(3,959)

Issuance of restricted stock	Issuance of restricted stock	30,294	—		—		—		—		—		—		Issuance of restricted stock	30,294		—			—			—		—			—
Stock-based compensation	Stock-based compensation	—	—		928		—		—		—		928		Stock-based compensation	—		—			928			—		—			928
Common stock dividends ($0.24 per share)	Common stock dividends ($0.24 per share)	—	—		—		—		(15,109)		—		(15,109)		Common stock dividends ($0.24 per share)	—		—			—			(15,109)		—			(15,109)
Other comprehensive income	Other comprehensive income	—	—		—		—		—		63		63		Other comprehensive income	—		—			—			—		63			63
Balance as of March 31, 2019	Balance as of March 31, 2019	63,128,894	$	632	$	1,318,634	$	—	$	14,608	$	(698)	$	1,333,176	Balance as of March 31, 2019	63,128,894		$	632		$	1,318,634		$	14,608	$	(698)		$	1,333,176
Net income															Net income	—		—			—			10,379		—			10,379
Issuance of common stock, net of issuance costs of $1,718															Issuance of common stock, net of issuance costs of $1,718	2,386,470		24			106,958			—		—			106,982
Forfeiture of common stock related to employee awards															Forfeiture of common stock related to employee awards	(19,651)		—			—			—		—			—
Stock-based compensation															Stock-based compensation	—		—			1,268			—		—			1,268
Common stock dividends ($0.24 per share)															Common stock dividends ($0.24 per share)	—		—			—			(15,719)		—			(15,719)
Other comprehensive income															Other comprehensive income	—		—			—			—		92			92
Balance as of June 30, 2019															Balance as of June 30, 2019	65,495,713		$	656		$	1,426,860		$	9,268	$	(606)		$	1,436,178

The accompanying condensed notes are an integral part of these consolidated financial statements.

Table of Contents

Terreno Realty Corporation

Consolidated Statements of Cash Flows

(in thousands)

(Unaudited)


		For the Three Months Ended March 31,							For the Six Months Ended June 30,
		2020		2019			2020		2019
CASH FLOWS FROM OPERATING ACTIVITIES	CASH FLOWS FROM OPERATING ACTIVITIES					CASH FLOWS FROM OPERATING ACTIVITIES
Net income	Net income	$	12,856	$	15,532	Net income	$	43,560	$	25,911
Adjustments to reconcile net income to net cash provided by operating activities	Adjustments to reconcile net income to net cash provided by operating activities					Adjustments to reconcile net income to net cash provided by operating activities
Straight-line rents	Straight-line rents	(316)		(737)		Straight-line rents	(1,218)		(1,685)
Amortization of lease intangibles	Amortization of lease intangibles	(1,389)		(870)		Amortization of lease intangibles	(2,748)		(1,888)
Depreciation and amortization	Depreciation and amortization	11,100		10,415		Depreciation and amortization	22,559		21,063
Gain on sales of real estate investments	Gain on sales of real estate investments	—		(4,465)		Gain on sales of real estate investments	(17,750)		(4,465)
Deferred financing cost amortization	Deferred financing cost amortization	367		388		Deferred financing cost amortization	692		779
Deferred senior secured loan fee amortization	Deferred senior secured loan fee amortization	(43)		(404)		Deferred senior secured loan fee amortization	(57)		(446)
Stock-based compensation	Stock-based compensation	2,179		2,500		Stock-based compensation	4,495		6,160
Changes in assets and liabilities	Changes in assets and liabilities					Changes in assets and liabilities
Other assets	Other assets	1,705		(2,366)		Other assets	(3,111)		(1,670)
Accounts payable and other liabilities	Accounts payable and other liabilities	(4,301)		(216)		Accounts payable and other liabilities	(1,049)		186
Net cash provided by operating activities	Net cash provided by operating activities	22,158		19,777		Net cash provided by operating activities	45,373		43,945
CASH FLOWS FROM INVESTING ACTIVITIES	CASH FLOWS FROM INVESTING ACTIVITIES					CASH FLOWS FROM INVESTING ACTIVITIES
Cash paid for property acquisitions	Cash paid for property acquisitions	(30,081)		(25,753)		Cash paid for property acquisitions	(40,374)		(73,210)
Proceeds from sales of real estate investments, net	Proceeds from sales of real estate investments, net	—		11,980		Proceeds from sales of real estate investments, net	49,690		11,980
Additions to construction in progress	Additions to construction in progress	(2,709)		(5,533)		Additions to construction in progress	(4,742)		(13,810)
Additions to buildings, improvements and leasing costs	Additions to buildings, improvements and leasing costs	(8,391)		(8,375)		Additions to buildings, improvements and leasing costs	(14,953)		(18,017)

Payments on senior secured loan		4,987		—
Net cash used in investing activities		(36,194)		(27,681)
Repayments on senior secured loan						Repayments on senior secured loan	15,915		—
Net cash provided by (used in) investing activities						Net cash provided by (used in) investing activities	5,536		(93,057)
CASH FLOWS FROM FINANCING ACTIVITIES	CASH FLOWS FROM FINANCING ACTIVITIES					CASH FLOWS FROM FINANCING ACTIVITIES
Issuance of common stock	Issuance of common stock	22,788		75,081		Issuance of common stock	55,492		191,018
Issuance costs on issuance of common stock	Issuance costs on issuance of common stock	(331)		(1,301)		Issuance costs on issuance of common stock	(805)		(2,761)
Repurchase of common stock	Repurchase of common stock	(240)		(3,959)		Repurchase of common stock	(240)		(3,959)

Borrowings on credit facility	Borrowings on credit facility	—		17,000		Borrowings on credit facility	—		17,000
Payments on credit facility	Payments on credit facility	—		(36,000)		Payments on credit facility	—		(36,000)

Payments on mortgage loans payable		(32,732)		(373)
Payments on mortgage loan payable						Payments on mortgage loan payable	(32,846)		(749)

Dividends paid to common stockholders	Dividends paid to common stockholders	(18,158)		(14,643)		Dividends paid to common stockholders	(36,465)		(29,752)

Net cash (used in) provided by financing activities	Net cash (used in) provided by financing activities	(28,673)		35,805		Net cash (used in) provided by financing activities	(14,864)		134,797
Net (decrease) increase in cash and cash equivalents and restricted cash		(42,709)		27,901
Net increase in cash and cash equivalents and restricted cash						Net increase in cash and cash equivalents and restricted cash	36,045		85,685
Cash and cash equivalents and restricted cash at beginning of period	Cash and cash equivalents and restricted cash at beginning of period	112,739		34,479		Cash and cash equivalents and restricted cash at beginning of period	112,739		34,479
Cash and cash equivalents and restricted cash at end of period	Cash and cash equivalents and restricted cash at end of period	$	70,030	$	62,380	Cash and cash equivalents and restricted cash at end of period	$	148,784	$	120,164
SUPPLEMENTAL DISCLOSURES OF CASH FLOW INFORMATION	SUPPLEMENTAL DISCLOSURES OF CASH FLOW INFORMATION					SUPPLEMENTAL DISCLOSURES OF CASH FLOW INFORMATION
Cash paid for interest, net of capitalized interest	Cash paid for interest, net of capitalized interest	$	4,970	$	6,630	Cash paid for interest, net of capitalized interest	$	8,394	$	9,763
Supplemental disclosures of non-cash transactions	Supplemental disclosures of non-cash transactions					Supplemental disclosures of non-cash transactions
Accounts payable related to capital improvements	Accounts payable related to capital improvements	9,149		11,120		Accounts payable related to capital improvements	9,426		9,575
Non-cash repayment of senior secured loan		—		(39,085)
Non-cash issuance of common stock to the deferred compensation plan	Non-cash issuance of common stock to the deferred compensation plan	(7,346)		—		Non-cash issuance of common stock to the deferred compensation plan	(7,546)		—
Lease liability arising from recognition of right-of-use asset	Lease liability arising from recognition of right-of-use asset	585		825		Lease liability arising from recognition of right-of-use asset	523		766

Non-cash repayment of senior secured loan						Non-cash repayment of senior secured loan	—		(39,085)
Reconciliation of cash paid for property acquisitions	Reconciliation of cash paid for property acquisitions					Reconciliation of cash paid for property acquisitions
Acquisition of properties	Acquisition of properties	$	30,617	$	29,092	Acquisition of properties	$	41,057	$	80,310
Assumption of other assets and liabilities	Assumption of other assets and liabilities	(536)		(3,339)		Assumption of other assets and liabilities	(683)		(7,100)
Net cash paid for property acquisitions	Net cash paid for property acquisitions	$	30,081	$	25,753	Net cash paid for property acquisitions	$	40,374	$	73,210

The accompanying condensed notes are an integral part of these consolidated financial statements.

Table of Contents

Terreno Realty Corporation

Condensed Notes to Consolidated Financial Statements

(Unaudited)

Note 1. Organization

Terreno Realty Corporation (“Terreno”, and together with its subsidiaries, the “Company”) acquires, owns and operates industrial real estate in 6 major coastal U.S. markets: Los Angeles, Northern New Jersey/New York City, San Francisco Bay Area, Seattle, Miami, and Washington, D.C. All square feet, acres, occupancy and number of properties disclosed in these condensed notes to the consolidated financial statements are unaudited. As of ~~March 31,~~June 30, 2020, the Company owned ~~219~~218 buildings (including ~~3 buildings~~one building held for sale) aggregating approximately ~~13.4~~13.1 million square feet, 2122 improved land parcels consisting of approximately ~~82.2~~85.0 acres and 42 properties under redevelopment expected to contain approximately 0.5 million square feet upon completion.

The Company is an internally managed Maryland corporation and elected to be taxed as a real estate investment trust (“REIT”) under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended (the “Code”), commencing with its taxable year ended December 31, 2010.

Note 2. Significant Accounting Policies

Basis of Presentation. The accompanying unaudited interim consolidated financial statements of the Company have been prepared in accordance with accounting principles generally accepted in the United States of America (“GAAP”) for interim financial information and with the instructions to Form 10-Q and Rule 10-01 of Regulation S-X. Accordingly, they do not include all of the information and disclosures required by GAAP for annual financial statements. In management’s opinion, all adjustments (consisting of normal recurring adjustments) considered necessary for a fair presentation have been included. The interim consolidated financial statements include all of the Company’s accounts and its subsidiaries and all intercompany balances and transactions have been eliminated in consolidation. The financial statements should be read in conjunction with the financial statements contained in the Company’s ~~2019~~ Annual Report on Form 10-K for the year ended December 31, 2019 and the notes thereto, which was filed with the Securities and Exchange Commission on February 6, 2020.

Use of Estimates. The preparation of the interim consolidated financial statements in conformity with GAAP requires management to make estimates and assumptions that affect the reported amounts of assets and liabilities and disclosure of contingent assets and liabilities at the date of the financial statements. Actual results could differ from those estimates.

Capitalization of Costs. The Company capitalizes costs directly related to the redevelopment, renovation and expansion of its investment in real estate. Costs associated with such projects are capitalized as incurred. If the project is abandoned, these costs are expensed during the period in which the redevelopment, renovation or expansion project is abandoned. Costs considered for capitalization include, but are not limited to, construction costs, interest, real estate taxes and insurance, if appropriate. These costs are capitalized only during the period in which activities necessary to ready an asset for its intended use are in progress. In the event that the activities to ready the asset for its intended use are suspended, the capitalization period will cease until such activities are resumed. Costs incurred for maintaining and repairing properties, which do not extend their useful lives, are expensed as incurred.

Interest is capitalized based on actual capital expenditures from the period when redevelopment, renovation or expansion commences until the asset is ready for its intended use, at the weighted average borrowing rate during the period.

Investments in Real Estate. Investments in real estate, including tenant improvements, leasehold improvements and leasing costs, are stated at cost, less accumulated depreciation, unless circumstances indicate that the cost cannot be recovered, in which case, an adjustment to the carrying value of the property is made to reduce it to its estimated fair value. The Company also reviews the impact of above and below-market leases, in-place leases and lease origination costs for acquisitions and records an intangible asset or liability accordingly.

Impairment. Carrying values for financial reporting purposes are reviewed for impairment on a property-by-property basis whenever events or changes in circumstances indicate that the carrying value of a property may not be fully recoverable. Examples of such events or changes in circumstances may include classifying an asset to be held for sale, changing the intended hold period or when an asset remains vacant significantly longer than expected. The intended use of an asset either held for sale or held for use can significantly impact how impairment is measured. If an asset is intended to be held for the long-term, the recoverability is based on the undiscounted future cash flows. If the asset carrying value is not supported on an undiscounted

Table of Contents

future cash flow basis, then the asset carrying value is measured against the lower of cost or the present value of expected cash flows over the expected hold period. An impairment charge to earnings is recognized for the excess of the asset’s carrying value over the lower of cost or the present values of expected cash flows over the expected hold period. If an asset is intended to be sold, impairment is determined using the estimated fair value less costs to sell. The estimation of expected future net cash flows is inherently uncertain and relies on assumptions, among other things, regarding current and future economic and market conditions and the availability of capital. The Company determines the estimated fair values based on its assumptions regarding rental rates, lease-up and holding periods, as well as sales prices. When available, current market information is used to determine capitalization and rental growth rates. If available, current comparative sales values may also be used to establish fair value. When market information is not readily available, the inputs are based on the Company’s understanding of market conditions and the experience of the Company’s management team. Actual results could differ significantly from the Company’s estimates. The discount rates used in the fair value estimates represent a rate commensurate with the indicated holding period with a premium layered on for risk. There were 0 impairment charges recorded to the carrying values of the Company’s properties during the three or six months ended ~~March 31,~~June 30, 2020 or 2019.

Loans ~~Held-for-Investment.~~Held-for-Investment. Loans that are held-for-investment are carried at cost, net of loan fees and origination costs, as applicable, unless the loans are deemed impaired. Impairment occurs when it is deemed probable that the Company will not be able to collect all amounts due according to the contractual terms of loans that are ~~held-for-investment. The~~held-for-investment. Prior to the adoption of ASC Topic 326, Financial Instruments - Credit Losses (“ASC 326”), the Company ~~evaluates~~evaluated its senior secured loan (the “Senior Secured Loan”), which iswas classified as held-for-investment, for impairment quarterly. If the Senior Secured Loan iswas considered to be impaired, the Company ~~records~~would record an allowance through the provision for Senior Secured Loan losses to reduce the carrying value of the Senior Secured Loan to the present value of expected future cash flows discounted at the Senior Secured Loan’s contractual effective rate or the fair value of the collateral, if repayment iswas expected solely from the collateral. Actual losses, if any, could differ significantly from the Company’s estimates. ~~There~~The Senior Secured Loan was fully repaid during the three months ended June 30, 2020 and there were 0 impairment charges recorded to the carrying value of the Senior Secured Loan during the three or six months ended ~~March 31,~~June 30, 2020 or 2019.

On January 1, 2020, the Company adopted ASC 326 on a prospective basis, which had no material impact to the Company's consolidated financial statements. ASC 326 replaces the current “incurred loss” model with an “expected loss” model that requires consideration of a broader range of information used under the incurred losses model. Under ASC 326, the Company is required to re-evaluate the expected loss of its loans portfolio at each balance sheet date. For the three and six months ended June 30, 2020, the Company had no allowances for loan losses.

Property Acquisitions. In accordance with Accounting Standards Update (“ASU”) 2017-01, Business Combinations (Topic 805): Clarifying the Definition of a Business, when substantially all of the fair value of the gross assets acquired (or disposed of) is concentrated in a single identifiable asset or a group of similar identifiable assets, the integrated set of assets and activities is not considered a business. To be a business, the set of acquired activities and assets must include inputs and one or more substantive processes that together contribute to the ability to create outputs. The Company has determined that its real estate property acquisitions will generally be accounted for as asset acquisitions under the clarified definition. Upon acquisition of a property the Company estimates the fair value of acquired tangible assets (consisting generally of land, buildings and improvements) and intangible assets and liabilities (consisting generally of the above and below-market leases and the origination value of all in-place leases). The Company determines fair values using Level 3 inputs such as replacement cost, estimated cash flow projections and other valuation techniques and applying appropriate discount and capitalization rates based on available market information. Mortgage loans assumed in connection with acquisitions are recorded at their fair value using current market interest rates for similar debt at the date of acquisition. Acquisition-related costs associated with asset acquisitions are capitalized to individual tangible and intangible assets and liabilities assumed on a relative fair value basis and acquisition-related costs associated with business combinations are expensed as incurred.

The fair value of the tangible assets is determined by valuing the property as if it were vacant. Land values are derived from current comparative sales values, when available, or management’s estimates of the fair value based on market conditions and the experience of the Company’s management team. Building and improvement values are calculated as replacement cost less depreciation, or management’s estimates of the fair value of these assets using discounted cash flow analyses or similar methods. The fair value of the above and below-market leases is based on the present value of the difference between the contractual amounts to be received pursuant to the acquired leases (using a discount rate that reflects the risks associated with the acquired leases) and the Company’s estimate of the market lease rates measured over a period equal to the remaining term of the leases plus the term of any below-market fixed rate renewal options. The above and below-market lease values are amortized to rental revenues over the remaining initial term plus the term of any below-market fixed rate renewal options that are considered bargain renewal options of the respective leases. The total net impact to rental revenues due to the amortization of above and below-market leases was a net increase of approximately ~~$1.4~~$1.3 million and ~~$0.9~~$1.0 million for the three months ended ~~March 31,~~June 30, 2020 and 2019, respectively, and approximately $2.7 million and $1.9 million, for the six months ended June 30, 2020

Table of Contents

and 2019, respectively. The origination value of in-place leases is based on costs to execute similar leases, including commissions and other related costs. The origination value of in-place leases also includes real estate taxes, insurance and an estimate of lost rental revenue at market rates during the estimated time required to lease up the property from vacant to the occupancy level at the date of acquisition. The remaining weighted average lease term related to these intangible assets and liabilities as of ~~March 31,~~June 30, 2020 is ~~8.3~~8.1 years. As of ~~March 31,~~June 30, 2020 and December 31, 2019, the Company’s intangible assets and liabilities, including properties held for sale (if any), consisted of the following (dollars in thousands):

~~Table of Contents~~


		March 31, 2020										December 31, 2019											June 30, 2020				December 31, 2019
		Gross		Accumulated Amortization		Net		Gross		Accumulated Amortization		Net			Gross		Accumulated Amortization		Net		Gross		Accumulated Amortization		Net
In-place leases	In-place leases	$	85,555	$	(61,847)	$	23,708	$	84,425	$	(59,504)	$	24,921	In-place leases	$	83,829	$	(62,391)	$	21,438	$	84,425	$	(59,504)	$	24,921
Above-market leases	Above-market leases	4,169		(3,909)		260		4,169		(3,853)		316		Above-market leases	3,966		(3,732)		234		4,169		(3,853)		316
Below-market leases	Below-market leases	(44,598)		17,417		(27,181)		(44,099)		15,972		(28,127)		Below-market leases	(44,321)		18,454		(25,867)		(44,099)		15,972		(28,127)
Total	Total	$	45,126	$	(48,339)	$	(3,213)	$	44,495	$	(47,385)	$	(2,890)	Total	$	43,474	$	(47,669)	$	(4,195)	$	44,495	$	(47,385)	$	(2,890)

Depreciation and Useful Lives of Real Estate and Intangible Assets. Depreciation and amortization are computed on a straight-line basis over the estimated useful lives of the related assets or liabilities. The following table reflects the standard depreciable lives typically used to compute depreciation and amortization. However, such depreciable lives may be different based on the estimated useful life of such assets or liabilities.


Description						Standard Depreciable Life
Land						Not depreciated
Building						40 years
Building Improvements						5-40 years
Tenant Improvements						Shorter of lease term or useful life
Leasing Costs						Lease term
In-place Leases						Lease term
Above/Below-Market Leases						Lease term

Held for Sale Assets. The Company considers a property to be held for sale when it meets the criteria established under Accounting Standards Codification (“ASC”) 360, Property, Plant and Equipment (See “Note 5 - Held for Sale/Disposed Assets”). Properties held for sale are reported at the lower of the carrying amount or fair value less estimated costs to sell and are not depreciated while they are held for sale.

Cash and Cash Equivalents. Cash and cash equivalents consists of cash held in a major banking institution and other highly liquid short-term investments with original maturities of three months or less. Cash equivalents are generally invested in U.S. government securities, government agency securities or money market accounts.

Restricted Cash. Restricted cash includes cash held in escrow in connection with property acquisitions and reserves for certain capital improvements, leasing, interest and real estate tax and insurance payments as required by certain mortgage loan obligations.

The following summarizes the reconciliation of cash and cash equivalents and restricted cash as presented in the accompanying consolidated statements of cash flows (dollars in thousands):

For the Three Months Ended March 31,
2020 2019
Beginning
Cash and cash equivalents at beginning of period $ 110,082 $ 31,004
Restricted cash 2,657 3,475
Cash and cash equivalents and restricted cash 112,739 34,479
Ending
Cash and cash equivalents at end of period 69,733 59,750
Restricted cash 297 2,630
Cash and cash equivalents and restricted cash 70,030 62,380
Net (decrease) increase in cash and cash equivalents and restricted cash $ (42,709) $ 27,901

Table of Contents


	For the Six Months Ended June 30,
	2020		2019
Beginning
Cash and cash equivalents at beginning of period	$	110,082	$	31,004
Restricted cash	2,657		3,475
Cash and cash equivalents and restricted cash	112,739		34,479
Ending
Cash and cash equivalents at end of period	148,269		117,188
Restricted cash	515		2,976
Cash and cash equivalents and restricted cash	148,784		120,164
Net increase in cash and cash equivalents and restricted cash	$	36,045	$	85,685

Revenue Recognition. The Company records rental revenue from operating leases on a straight-line basis over the term of the leases and maintains an allowance for estimated losses that may result from the inability of its tenants to make required payments. If tenants fail to make contractual lease payments that are greater than the Company’s allowance for doubtful

~~Table of Contents~~

accounts, security deposits and letters of credit, then the Company may have to recognize additional doubtful account charges in future periods. The Company monitors the liquidity and creditworthiness of its tenants on an on-going basis by reviewing their financial condition periodically as appropriate. Each period the Company reviews its outstanding accounts receivable, including straight-line rents, for doubtful accounts and provides allowances as needed. The Company also records lease termination fees when a tenant has executed a definitive termination agreement with the Company and the payment of the termination fee is not subject to any conditions that must be met or waived before the fee is due to the Company. If a tenant remains in the leased space following the execution of a definitive termination agreement, the applicable termination will be deferred and recognized over the term of such tenant’s occupancy. Tenant expense reimbursement income includes payments and amounts due from tenants pursuant to their leases for real estate taxes, insurance and other recoverable property operating expenses and is recognized as revenues during the same period the related expenses are incurred. Consistent with the Financial Accounting Standards Board staff question-and-answer document released on April 10, 2020, the Company elected to account for lease concessions related to the effects of COVID-19 as though no lease modification was made in instances where total contractual lease payments over the term of the lease were unchanged. Due to the effects of COVID-19, the future contractual lease payments of certain of the Company's tenants were not probable and as such, approximately ~~$0.5~~$0.4 million inand $0.9 million straight-line rent receivables was reversed during the three and six months ended ~~March 31, 2020.~~June 30, 2020, respectively.

As of ~~March 31,~~June 30, 2020 and December 31, 2019, approximately ~~$27.3~~$29.0 million and $27.4 million, respectively, of straight-line rent and accounts receivable, net of allowances of approximately ~~$0.5~~$1.1 million and $0.2 million as of ~~March 31,~~June 30, 2020 and December 31, 2019, respectively, were included as a component of other assets in the accompanying consolidated balance sheets.

Effective January 1, 2018, the Company adopted ASU No. 2014-09, Revenue from Contracts with Customers (Topic 606) (“ASU No. 2014-09”), using the modified retrospective approach, which requires a cumulative effect adjustment as of the date of the Company’s adoption. Under the modified retrospective approach, an entity may also elect to apply this standard to either (i) all contracts as of January 1, 2018 or (ii) only to contracts that were not completed as of January 1, 2018. A completed contract is a contract for which all (or substantially all) of the revenue was recognized under legacy GAAP that was in effect before the date of initial application. The Company elected to apply this standard only to contracts that were not completed as of January 1, 2018. Based on the Company’s evaluation of contracts within the scope of ASU No. 2014-09, the guidance impacts revenue related to the sales of real estate, which is evaluated in conjunction with ASC 610-20, Other Income - Gains and Losses from the Derecognition of Nonfinancial Assets (“ASC 610-20”) (see below).

Effective January 1, 2018, the Company adopted the guidance of ASC 610-20, which applies to sales or transfers to noncustomers of nonfinancial assets or in substance nonfinancial assets that do not meet the definition of a business. Generally, the Company’s sales of real estate would be considered a sale of a nonfinancial asset as defined by ASC 610-20. ASC 610-20 refers to the revenue recognition principles under ASU No. 2014-09 (see above). Under ASC 610-20, if the Company determines it does not have a controlling financial interest in the entity that holds the asset and the arrangement meets the criteria to be accounted for as a contract, the Company will derecognize the asset and recognize a gain or loss on the sale of the real estate when control of the underlying asset transfers to the buyer. As a result of adoption of the standard, there was no material impact to the Company’s consolidated financial statements.

Deferred Financing Costs. Costs incurred in connection with financings are capitalized and amortized to interest expense using the effective interest method over the term of the related loan. Deferred financing costs associated with the Company’s

Table of Contents

revolving credit facility are classified as an asset and deferred financing costs associated with debt liabilities are reported as a direct deduction from the carrying amount of the debt liability in the accompanying consolidated balance sheets. Deferred financing costs related to the revolving credit facility and debt liabilities are shown at cost, net of accumulated amortization in the aggregate of approximately ~~$8.6~~$8.8 million and $8.3 million as of ~~March 31,~~June 30, 2020 and December 31, 2019, respectively.

Income Taxes. The Company elected to be taxed as a REIT under the Code and operates as such beginning with its taxable year ended December 31, 2010. To qualify as a REIT, the Company must meet certain organizational and operational requirements, including a requirement to distribute at least 90% of its annual REIT taxable income to its stockholders (which is computed without regard to the dividends paid deduction or net capital gain and which does not necessarily equal net income as calculated in accordance with GAAP). As a REIT, the Company generally will not be subject to federal income tax to the extent it distributes qualifying dividends to its stockholders. If it fails to qualify as a REIT in any taxable year, it will be subject to federal income tax on its taxable income at regular corporate income tax rates and generally will not be permitted to qualify for treatment as a REIT for federal income tax purposes for the four taxable years following the year during which qualification is lost unless the IRS grants it relief under certain statutory provisions. Such an event could materially adversely affect the Company’s net income and net cash available for distribution to stockholders. However, the Company believes it is organized and operates in such a manner as to qualify for treatment as a REIT.

~~Table of Contents~~

ASC 740-10, Income Taxes (“ASC 740-10”), provides guidance for how uncertain tax positions should be recognized, measured, presented and disclosed in the financial statements. ASC 740-10 requires the evaluation of tax positions taken in the course of preparing the Company’s tax returns to determine whether the tax positions are “more-likely-than-not” of being sustained by the applicable tax authority. Tax benefits of positions not deemed to meet the more-likely-than-not threshold are recorded as a tax expense in the current year. As of ~~March 31,~~June 30, 2020 and December 31, 2019, the Company did not have any unrecognized tax benefits and does not believe that there will be any material changes in unrecognized tax positions over the next 12 months. The Company’s tax returns are subject to examination by federal, state and local tax jurisdictions beginning with the 2010 calendar year.

Stock-Based Compensation and Other Long-Term Incentive Compensation. The Company follows the provisions of ASC 718, Compensation-Stock Compensation, to account for its stock-based compensation plan, which requires that the compensation cost relating to stock-based payment transactions be recognized in the financial statements and that the cost be measured on the fair value of the equity or liability instruments issued. The Company’s 2019 Equity Incentive Plan (the “2019 Plan”) provides for the grant of restricted stock awards, performance share awards, unrestricted shares or any combination of the foregoing. Stock-based compensation is recognized as a general and administrative expense in the accompanying consolidated statements of operations and measured at the fair value of the award on the date of grant. The Company estimates the forfeiture rate based on historical experience as well as expected behavior. The amount of the expense may be subject to adjustment in future periods depending on the specific characteristics of the stock-based award.

In addition, the Company has awarded long-term incentive target awards (the “Performance Share awards”) under its Amended and Restated Long-Term Incentive Plan (as amended and restated the ~~"Amended LTIP)~~“Amended LTIP”), which the Company amended and restated on January 8, 2019, to its executives that may be payable in shares of the Company’s common stock after the conclusion of each ~~pre-established~~preestablished performance measurement period, which is generally three years. The amount that may be earned is variable depending on the relative total shareholder return of the Company’s common stock as compared to the total shareholder return of the MSCI U.S. REIT Index (RMS) and the FTSE Nareit Equity Industrial Index over the pre-established performance measurement period. Under the Amended LTIP, each participant’s Performance Share award granted on or after January 1, 2019 will be expressed as a number of shares of common stock and settled in shares of common stock. Target awards were previously expressed as a dollar amount and settled in shares of common stock. Commencing with Performance Share awards granted on or after January 1, 2019, the grant date fair value of the Performance Share awards will be determined under current accounting treatment using a Monte Carlo simulation model on the date of grant and recognized on a straight-line basis over the performance period. For Performance Share awards granted prior to January 1, 2019, the Company estimates the fair value of the Performance Share awards using a Monte Carlo simulation model on the date of grant and at each reporting period. The Performance Share awards granted prior to January 1, 2019 are recognized as compensation expense over the requisite performance period based on the fair value of the Performance Share awards at the balance sheet date, which varies quarter to quarter based on the Company’s relative share price performance, and are included as a component of performance share awards payable in the accompanying consolidated balance sheets.

Use of Derivative Financial Instruments. ASC 815, Derivatives and Hedging (See “Note 9 – Derivative Financial Instruments”), provides the disclosure requirements for derivatives and hedging activities with the intent to provide users of financial statements with an enhanced understanding of: (a) how and why the Company uses derivative instruments, (b) how the Company accounts for derivative instruments and related hedged items, and (c) how derivative instruments and related hedged items affect the Company’s financial position, financial performance, and cash flows. Further, qualitative disclosures

Table of Contents

are required that explain the Company’s objectives and strategies for using derivatives, as well as quantitative disclosures about the fair value of and gains and losses on derivative instruments.

The Company records all derivatives on the accompanying consolidated balance sheets at fair value. The accounting for changes in the fair value of derivatives depends on the intended use of the derivative, whether the Company has elected to designate a derivative in a hedging relationship and apply hedge accounting and whether the hedging relationship has satisfied the criteria necessary to apply hedge accounting. Derivatives designated and qualifying as a hedge of the exposure to changes in the fair value of an asset, liability, or firm commitment attributable to a particular risk, such as interest rate risk, are considered fair value hedges. Derivatives designated and qualifying as a hedge of the exposure to variability in expected future cash flows, or other types of forecasted transactions, are considered cash flow hedges. Hedge accounting generally provides for the matching of the timing of gain or loss recognition on the hedging instrument with the recognition of the changes in the fair value of the hedged asset or liability that are attributable to the hedged risk in a fair value hedge or the earnings effect of the hedged forecasted transactions in a cash flow hedge. The Company may enter into derivative contracts that are intended to economically hedge certain of its risks, even though hedge accounting does not apply or the Company elects not to apply hedge accounting.

~~Table of Contents~~

Fair Value of Financial Instruments. ASC 820, Fair Value Measurements and Disclosures (“ASC 820”) (See “Note 10 - Fair Value Measurements”), defines fair value as the price that would be received to sell an asset or paid to transfer a liability in an orderly transaction between market participants at the measurement date. ASC 820 also provides guidance for using fair value to measure financial assets and liabilities. ASC 820 requires disclosure of the level within the fair value hierarchy in which the fair value measurements fall, including measurements using quoted prices in active markets for identical assets or liabilities (Level 1), quoted prices for similar instruments in active markets or quoted prices for identical or similar instruments in markets that are not active (Level 2), and significant valuation assumptions that are not readily observable in the market (Level 3).

Segment Disclosure. ASC 280, Segment Reporting, establishes standards for reporting financial and descriptive information about an enterprise’s reportable segments. The Company has determined that it has 1 reportable segment, with activities related to investing in real estate. The Company’s investments in real estate are geographically diversified and the chief operating decision makers evaluate operating performance on an individual asset level. As each of the Company’s assets has similar economic characteristics, the assets have been aggregated into 1one reportable segment.

Note 3. Concentration of Credit Risk

Financial instruments that potentially subject the Company to a significant concentration of credit risk consist primarily of cash and cash equivalents. The Company may maintain deposits in federally insured financial institutions in excess of federally insured limits. However, the Company’s management believes the Company is not exposed to significant credit risk due to the financial position of the depository institutions in which those deposits are held.

As of ~~March 31,~~June 30, 2020, the Company owned 62 buildings aggregating approximately 3.6 million square feet and 9 land parcels consisting of approximately ~~48.7~~48.8 acres located in Northern New Jersey/New York City, which accounted for a combined percentage of approximately ~~29.7%~~26.9% of its annualized base rent. Such annualized base rent percentages are based on contractual base rent from leases in effect as of ~~March 31,~~June 30, 2020, excluding any partial or full rent abatements.

Other real estate companies compete with the Company in its real estate markets. This results in competition for tenants to occupy space. The existence of competing properties could have a material impact on the Company’s ability to lease space and on the level of rent that can be achieved. The Company had no tenant that accounted for greater than 10% of the Company's annualized base rent as of ~~March 31,~~June 30, 2020.

Note 4. Investments in Real Estate

During the three months ended ~~March 31,~~June 30, 2020, the Company acquired 1 industrial building containing approximately ~~66,000~~13,000 square feet and 1 improved land parcel ~~with 2.7~~containing approximately 2.8 acres. The total aggregate initial investment, including acquisition costs, was approximately ~~$30.6~~$10.5 million, of which ~~$21.9~~$9.0 million was recorded to land, ~~$7.6~~$1.2 million to buildings and improvements, and ~~$1.1~~$0.3 million to intangible assets. Additionally, the Company assumed ~~$0.5~~$0.1 million in intangible liabilities.

During the six months ended June 30, 2020, the Company acquired 2 industrial buildings containing approximately 79,000 square feet and 2 improved land parcels containing approximately 5.5 acres. The total aggregate initial investment, including acquisition costs, was approximately $41.1 million, of which $30.9 million was recorded to land, $8.9 million to buildings and

Table of Contents

improvements, and $1.3 million to intangible assets. Additionally, the Company assumed $0.6 million in intangible liabilities.

The Company recorded revenues and net income for the three months ended ~~March 31,~~June 30, 2020 of approximately ~~$0.1~~$0.5 million and ~~$0.1~~$0.4 million, respectively, and recorded revenues and net income for the six months ended June 30, 2020 of approximately $0.6 million and $0.5 million, respectively, related to the 2020 acquisitions.

During the three months ended ~~March 31,~~June 30, 2019, the Company acquired 2 industrial buildings containing approximately 119,000 square feet. The total aggregate initial investment, including acquisition costs, was approximately $51.2 million, of which $34.8 million was recorded to land, $13.1 million to buildings and improvements, and $3.3 million to intangible assets. Additionally, the Company assumed $3.1 million in intangible liabilities.

During the six months ended June 30, 2019, the Company acquired 4 industrial buildings containing approximately ~~46,000~~165,000 square feet, and 2 improved land parcels containing approximately 19.7 acres. The total aggregate

initial investment, including acquisition costs, was approximately ~~$68.2~~$119.4 million, of which ~~$59.6~~$94.4 million was recorded to land,

~~$4.7~~ $17.8 million to buildings and improvements, ~~$3.9~~and $7.2 million to intangible assets. Additionally, the Company assumed ~~$3.3~~$6.4 million in intangible liabilities.

The Company recorded revenues and net income for the three months ended ~~March 31,~~June 30, 2019 of approximately ~~$0.2~~$1.2 million and

~~$0.1~~ $0.6 million, respectively, and recorded revenues and net income for the six months ended June 30, 2019 of approximately $1.4 million and $0.7 million, respectively, related to the 2019 acquisitions.

The above assets and liabilities were recorded at fair value, which uses Level 3 inputs. The properties were acquired from unrelated third parties using existing cash on hand, proceeds from property sales, issuance of common stock and borrowings on the revolving credit facility.

As of ~~March 31,~~June 30, 2020, the Company had 42 properties under redevelopment expected to contain approximately 0.5 million square feet upon completion with a total expected investment of approximately ~~$111.9~~$97.0 million, including redevelopment costs, capitalized interest and other costs of approximately ~~$102.5~~$89.8 million. The Company capitalized interest associated with

~~Table of Contents~~

redevelopment and expansion activities of approximately ~~$0.7~~$0.4 million and $0.8 million, respectively, during the three months ended ~~March 31,~~June 30, 2020 and 2019 and approximately $1.0 million and $1.6 million, respectively, during the six months ended June 30, 2020 and 2019.

Note 5. Held for Sale/Disposed Assets

The Company considers a property to be held for sale when it meets the criteria established under ASC 360, Property, Plant, and Equipment. Properties held for sale are reported at the lower of the carrying amount or fair value less estimated costs to sell and are not depreciated while they are held for sale. As of ~~March 31,~~June 30, 2020, the Company had entered into an agreement with a third-party purchaser to sell ~~3 properties~~one property located in the ~~Washington, D.C.~~Miami, Florida market for a sales price of approximately ~~$54.0~~$22.2 million (net book value of approximately ~~$31.8~~$11.8 million). The sale of the ~~properties~~property is subject to various closing conditions.

The following summarizes the condensed results of operations of the ~~properties~~property held for sale as of ~~March 31,~~June 30, 2020 for the three and six months ended June 30, 2020 and 2019 (dollars in thousands):


		For the Three Months Ended March 31,							For the Three Months Ended June 30,						For the Six Months Ended June 30,
		2020		2019			2020		2019		2020		2019
Revenues	Revenues	$	1,093	$	1,134	Revenues	$	370	$	243	$	740	$	554

Property operating expenses	Property operating expenses	(285)		(395)		Property operating expenses	(117)		(99)		(210)		(200)
Depreciation and amortization	Depreciation and amortization	(210)		(317)		Depreciation and amortization	(102)		(105)		(204)		(209)
Income from operations	Income from operations	$	598	$	422	Income from operations	$	151	$	39	$	326	$	145

During the ~~three~~six months ended ~~March 31,~~June 30, 2020, the Company sold 3 properties located in the Washington, D.C. market for a total aggregate sales price of approximately $51.3 million, resulting in a gain of approximately $17.8 million.

During the six months ended June 30, 2019, the Company sold 1 property located in the Los Angeles market for a sales price of approximately $12.4 million, resulting in a gain of approximately $4.5 million. ~~The Company did not sell any property during the three months ended March 31, 2020.~~

Table of Contents

Note 6. Senior Secured Loan

~~As of March 31, 2020, the~~The Company had a Senior Secured Loan outstanding to a borrower that ~~bears~~bore interest at ~~a fixed~~an annual interest rate of 8.0% and ~~matures in May~~was fully repaid during the three months ended June 30, 2020. The Senior Secured Loan iswas secured by a portfolio of 6 improved land parcels located primarily in Newark, New Jersey. NaN of the properties securing the Senior Secured Loan may be put to the Company as partial repayment of the Senior Secured Loan at a previously agreed upon value. This property may be called by the Company as partial repayment of the Senior Secured Loan at a previously agreed upon value. In addition, per the terms of the Senior Secured Loan, the borrower may repay the loan at any time with either cash or deed in lieu, with the deed subject to the Company’s approval. During the three months ended March 31, 2020, the borrower sold one of the improved land parcels that was securing the Senior Secured Loan and repaid a portion of the outstanding balance on the Senior Secured Loan. As of ~~March 31,~~June 30, 2020 and December 31, 2019, there was approximately ~~$10.9 million~~$0 and $15.9 million, respectively, net of deferred loan fees of approximately $0 and $0.1 million, respectively, outstanding on the Senior Secured Loan and approximately $0 and $0.3 million, respectively, of interest receivable outstanding on the Senior Secured Loan. Interest receivable is included as a component of other assets in the accompanying consolidated balance sheets.

Note 7. Debt

As of ~~March 31,~~June 30, 2020, the Company had $50.0 million of senior unsecured notes that mature in September 2022, $100.0 million of senior unsecured notes that mature in July 2024, $50.0 million of senior unsecured notes that mature in July 2026, ~~$50.0~~$50.0 million of senior unsecured notes that mature in October 2027, $100.0 million of senior unsecured notes that mature in December 2029 (collectively, the “Senior Unsecured Notes”), and a credit facility (the “Facility”), which consists of a $250.0 million unsecured revolving credit facility that matures in October 2022, and a $100.0 million term loan that matures in January 2022. As of both ~~March 31,~~June 30, 2020 and December 31, 2019, there were no borrowings outstanding on the revolving credit facility and $100.0 million of borrowings outstanding on the term loan. As of ~~March 31,~~June 30, 2020, the Company had 1 interest rate cap to hedge the variable cash flows associated with ~~$50.0 million of~~ its ~~existing~~ $100.0 million ~~variable-rate~~ term loan. As of December 31, 2019, the Company had 2 interest rate caps to hedge the variable cash flows associated with its existing $100.0 million variable-rate term loan. See “Note 9 - Derivative Financial Instruments” for more information regarding the Company’s interest rate caps.

~~Table of Contents~~

to be paid based upon, at the Company’s option, either (i) LIBOR plus the applicable LIBOR margin or (ii) the applicable base rate which is the greatest of the administrative agent’s prime rate, 0.50% above the federal funds effective rate, or thirty-day LIBOR plus the applicable LIBOR margin for LIBOR rate loans under the Facility plus 1.25%. The applicable LIBOR margin will range from 1.05% to 1.50% (1.05% as of ~~March 31,~~June 30, 2020) for the revolving credit facility and 1.20% to 1.70% (1.20% as of ~~March 31, 2020 )~~June 30, 2020) for the $100.0 million term loan that matures in January 2022, depending on the ratio of the Company’s outstanding consolidated indebtedness to the value of the Company’s consolidated gross asset value. The Facility requires quarterly payments of an annual facility fee in an amount ranging from 0.15% to 0.30%, depending on the ratio of the Company’s outstanding consolidated indebtedness to the value of the Company’s consolidated gross asset value.

The Facility and the Senior Unsecured Notes are guaranteed by the Company and by substantially all of the current and to-be-formed subsidiaries of the Company that own an unencumbered property. The Facility and the Senior Unsecured Notes are unsecured by the Company’s properties or by interests in the subsidiaries that hold such properties. The Facility and the Senior Unsecured Notes include a series of financial and other covenants with which the Company must comply. The Company was in compliance with the covenants under the Facility and the Senior Unsecured Notes as of ~~March 31,~~June 30, 2020 and December 31, 2019.

As of ~~March 31,~~June 30, 2020, the Company had ~~one~~1 mortgage loan payable, net of deferred financing costs, totaling approximately ~~$11.6~~$11.5 million, which ~~bears~~bore interest at a weighted average fixed annual rate of 5.5%. The mortgage loan payable is collateralized by one property, is non-recourse and requires monthly interest and principal payments until it matures in April 2021. As of December 31, 2019, the Company had 2 mortgage loans payable, net of deferred financing costs, totaling approximately $44.3 million, which bore interest at a weighted average fixed annual interest rate of 4.1%. As of ~~March 31,~~June 30, 2020 and December 31, 2019, the total gross book value of the properties securing the debt was approximately $33.9 million and $114.9 million, respectively.

Table of Contents

The scheduled principal payments of the Company’s debt as of ~~March 31,~~June 30, 2020 were as follows (dollars in thousands):


		Credit Facility		Term Loan			Senior Unsecured Notes			Mortgage Loan Payable			Total Debt				Credit Facility		Term Loan			Senior Unsecured Notes			Mortgage Loan Payable			Total Debt
2020 (9 months)		$	—	$	—		$	—		$	345		$	345
2020 (6 months)																2020 (6 months)	$	—	$	—		$	—		$	231		$	231
2021	2021	—		—			—			11,271			11,271			2021	—		—			—			11,271			11,271
2022	2022	—		100,000			50,000			—			150,000			2022	—		100,000			50,000			—			150,000
2023	2023	—		—			—			—			—			2023	—		—			—			—			—
2024	2024	—		—			100,000			—			100,000			2024	—		—			100,000			—			100,000
Thereafter	Thereafter	—		—			200,000			—			200,000			Thereafter	—		—			200,000			—			200,000
Total debt	Total debt	—		100,000			350,000			11,616			461,616			Total debt	—		100,000			350,000			11,502			461,502
Deferred financing costs, net	Deferred financing costs, net	—		(365)			(2,229)			(14)			(2,608)			Deferred financing costs, net	—		(313)			(2,131)			(14)			(2,458)
Total debt, net	Total debt, net	$	—	$	99,635		$	347,771		$	11,602		$	459,008		Total debt, net	$	—	$	99,687		$	347,869		$	11,488		$	459,044
Weighted average interest rate	Weighted average interest rate	n/a		2.7		%	3.8		%	5.5		%	3.6		%	Weighted average interest rate	n/a		1.7		%	3.8		%	5.5		%	3.4		%

~~Table of Contents~~

Note 8. Leasing

The following is a schedule of minimum future cash rentals on tenant operating leases in effect as of ~~March 31,~~June 30, 2020. The schedule does not reflect future rental revenues from the renewal or replacement of existing leases and excludes property operating expense reimbursements (dollars in thousands):


2020 (9 months)		$	96,918
2020				2020	$	67,785
2021	2021	115,704		2021	126,306
2022	2022	98,104		2022	108,402
2023	2023	78,567		2023	87,933
2024	2024	60,999		2024	68,909
Thereafter	Thereafter	149,665		Thereafter	152,328
Total	Total	$	599,957	Total	$	611,663

Note 9. Derivative Financial Instruments

Risk Management Objective of Using Derivatives

The Company is exposed to certain risk arising from both its business operations and economic conditions. The Company principally manages its exposures to a wide variety of business and operational risks through management of its core business activities. The Company manages economic risks, including interest rate, liquidity, and credit risk primarily by managing the amount, sources, and duration of its debt funding and ~~through~~ the use of derivative financial instruments. Specifically, the Company enters into derivative financial instruments to manage exposures that arise from business activities that result in the payment of future known and uncertain cash amounts, the value of which are determined by interest rates. The Company’s derivative financial instruments are used to manage differences in the amount, timing, and duration of its known or expected cash payments principally related to its borrowings.

Derivative Instruments

The Company’s objectives in using interest rate derivatives are to add stability to interest expense and to manage exposure to interest rate movements. To accomplish this objective, the Company primarily uses interest rate caps as part of its interest rate risk management strategy. Interest rate caps involve the receipt of variable amounts from a counterparty at the end of each period in which the interest rate exceeds the agreed fixed price. The Company does not use derivatives for trading or speculative purposes. The Company requires that hedging derivative instruments be highly effective in reducing the risk exposure that they are designated to hedge. As a result, there is no significant ineffectiveness from any of its derivative activities.

Table of Contents

The accounting for changes in fair value (i.e., gains or losses) of a derivative instrument depends on whether it has been designated and qualifies as part of a hedging relationship and further, on the type of hedging relationship. Derivatives that are not designated as hedges must be adjusted to fair value through earnings. For a derivative that is designated and that qualifies as a cash flow hedge, the effective portion of the change in fair value of the derivative is initially recorded in accumulated other comprehensive income (loss) (“AOCI”). Amounts recorded in AOCI are subsequently reclassified into earnings in the period that the hedged forecasted transaction affects earnings. The ineffective portion of a derivative’s change in fair value is immediately recognized in earnings.

As of ~~March 31,~~June 30, 2020, the Company had 1 interest rate cap to hedge the variable cash flows associated with $50.0 million of its existing $100.0 million variable-rate term loan. The cap has a notional value of $50.0 million and will effectively cap the annual interest rate payable at 4.0% plus 1.20% to 1.70%, depending on leverage, with respect to $50.0 million for the period from December 1, 2014 (effective date) to May 4, 2021. The Company previously had an additional interest rate cap with a notional value of $50.0 million (which expired on February 3, 2020) to hedge the variable cash flows associated with $50.0 million of its existing $100.0 million variable-rate term loan. The Company is required to make certain monthly variable rate payments on the term loan, while the applicable counterparty is obligated to make certain monthly floating rate payments based on LIBOR to the Company in the event LIBOR is greater than 4.0%, referencing the same notional amount.

The Company records all derivative instruments on a gross basis in other assets on the accompanying consolidated balance sheets, and accordingly, there are no offsetting amounts that net assets against liabilities. The following table presents a summary of the Company’s derivative instruments designated as hedging instruments (dollars in thousands):

~~Table of Contents~~


Derivative Instrument	Derivative Instrument	Effective Date	Maturity Date	Interest Rate Strike		Fair Value						Notional Amount							Derivative Instrument	Effective Date		Maturity Date		Interest Rate Strike		Fair Value					Notional Amount
										March 31, 2020		December 31, 2019			March 31, 2020		December 31, 2019													June 30, 2020	December 31, 2019	June 30, 2020	December 31, 2019
Assets:	Assets:													Assets:
Interest rate cap	Interest rate cap	12/1/2014	5/4/2021	4.0	%	$	—	$	—	$	50,000	$	50,000	Interest rate cap		12/1/2014		5/4/2021		4.0	%	$	—	$	—	$	50,000	$	50,000
Interest rate cap	Interest rate cap	9/1/2015	2/3/2020	4.0	%	—		—		—		50,000		Interest rate cap		9/1/2015		2/3/2020		4.0	%	—		—		—		50,000
Total	Total					$	—	$	—	$	50,000	$	100,000	Total								$	—	$	—	$	50,000	$	100,000

The effective portion of changes in the fair value of derivatives designated and qualified as cash flow hedges is recorded in AOCI and will be reclassified to interest expense in the period that the hedged forecasted transaction affects earnings on the Company’s variable rate debt. The ineffective portion of the change in fair value of the derivatives is recognized directly in earnings into interest expense.

The following table presents the effect of the Company’s derivative financial instruments on its accompanying consolidated statements of operations for the three and six months ended ~~March 31,~~June 30, 2020 and 2019 (dollars in thousands):


		For the Three Months Ended March 31,							For the Three Months Ended June 30,						For the Six Months Ended June 30,
		2020		2019			2020		2019		2020		2019
Interest rate caps in cash flow hedging relationships:	Interest rate caps in cash flow hedging relationships:					Interest rate caps in cash flow hedging relationships:
Amount of gain recognized in AOCI on derivatives (effective portion)	Amount of gain recognized in AOCI on derivatives (effective portion)	$	—	$	87	Amount of gain recognized in AOCI on derivatives (effective portion)	$	—	$	89	$	—	$	176
Amount of gain reclassified from AOCI into interest expense (effective portion)	Amount of gain reclassified from AOCI into interest expense (effective portion)	$	73	$	87	Amount of gain reclassified from AOCI into interest expense (effective portion)	$	46	$	89	$	119	$	176

The Company estimates that approximately $0.3 million will be reclassified from AOCI as an increase to interest expense over the next twelve months.

Note 10. Fair Value Measurements

ASC 820 requires disclosure of the level within the fair value hierarchy in which the fair value measurements fall, including measurements using quoted prices in active markets for identical assets or liabilities (Level 1), quoted prices for similar instruments in active markets or quoted prices for identical or similar instruments in markets that are not active (Level 2), and significant valuation assumptions that are not readily observable in the market (Level 3).

Recurring Measurements – Interest Rate Contracts

Table of Contents

Fair Value of Interest Rate Caps

Currently, the Company uses interest rate cap agreements to manage its interest rate risk. The valuation of these instruments is determined using widely accepted valuation techniques including discounted cash flow analysis on the expected cash flows of the derivatives. This analysis reflects the contractual terms of the derivatives, including the period to maturity, and uses observable market-based inputs, including interest rate curves. As of ~~March 31,~~June 30, 2020, the Company applied the provisions of this standard to the valuation of its interest rate caps.

The following sets forth the Company’s financial instruments that are accounted for at fair value on a recurring basis as of ~~March 31,~~June 30, 2020 and December 31, 2019 (dollars in thousands):

Fair Value Measurement Using

Total Fair Value

Quoted Price in
Active Markets for
Identical Assets
and Liabilities
(Level 1)

Significant
Other
Observable
Inputs
(Level 2)

Significant
Unobservable
Inputs
(Level 3)

Assets

Interest rate caps at:

~~March 31,~~June 30, 2020

—

December 31, 2019

—

Financial Instruments Disclosed at Fair Value

~~Table of Contents~~

As of ~~March 31,~~June 30, 2020 and December 31, 2019, the fair values of cash and cash equivalents, accounts receivable and accounts payable approximated their carrying values because of the short-term nature of these investments or liabilities based on Level 1 inputs. The fair values of the Company’s derivative instruments were evaluated based on Level 2 inputs. The fair values of the Company’s mortgage loans payable and Senior Unsecured Notes were estimated by calculating the present value of principal and interest payments, based on borrowing rates available to the Company, which are Level 2 inputs, adjusted with a credit spread, as applicable, and assuming the loans are outstanding through maturity. The fair value of the Company’s Facility approximated its carrying value because the variable interest rates approximate market borrowing rates available to the Company, which are Level 2 inputs. The fair value of the Company’s Senior Secured Loan approximated its carrying value because the interest rate approximates the market lending rate available to the borrower, which is a Level 2 input.

The following table sets forth the carrying value and the estimated fair value of the Company’s Senior Secured Loan and debt as of ~~March 31,~~June 30, 2020 and December 31, 2019 (dollars in thousands):


		Fair Value Measurement Using																	Fair Value Measurement Using
		Total Fair Value		Quoted Price in Active Markets for Identical Assets and Liabilities (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Carrying Value			Total Fair Value		Quoted Price in Active Markets for Identical Assets and Liabilities (Level 1)		Significant Other Observable Inputs (Level 2)		Significant Unobservable Inputs (Level 3)		Carrying Value
Assets	Assets											Assets
Senior Secured Loan at:
March 31, 2020		$	10,928	$	—	$	10,928	$	—	$	10,914
Senior secured loan at:												Senior secured loan at:
June 30, 2020												June 30, 2020	$	—	$	—	$	—	$	—	$	—
December 31, 2019	December 31, 2019	$	15,915	$	—	$	15,915	$	—	$	15,858	December 31, 2019	$	15,915	$	—	$	15,915	$	—	$	15,858
Liabilities	Liabilities											Liabilities
Debt at:	Debt at:											Debt at:
March 31, 2020		$	494,429	$	—	$	494,429	$	—	$	459,008
June 30, 2020												June 30, 2020	$	495,763	$	—	$	495,763	$	—	$	459,044
December 31, 2019	December 31, 2019	$	503,028	$	—	$	503,028	$	—	$	491,575	December 31, 2019	$	503,028	$	—	$	503,028	$	—	$	491,575

Note 11. Stockholders’ Equity

The Company’s authorized capital stock consists of 400,000,000 shares of common stock, $0.01 par value per share, and 100,000,000 shares of preferred stock, $0.01 par value per share. The Company has an at-the-market equity offering program (the “$300 Million ATM Program”) pursuant to which the Company may issue and sell shares of its common stock having an

Table of Contents

aggregate offering price of up to $300.0 million ($~~126.1~~93.3 million remaining as of ~~March 31,~~June 30, 2020) in amounts and at times to be determined by the Company from time to time. Prior to the implementation of the $300 Million ATM Program, the Company had a $250.0 million ATM program (the “$250 Million ATM Program”), which was substantially utilized as of May 31, 2019 and which is no longer active. Actual sales under the $300 Million ATM Program, if any, will depend on a variety of factors to be determined by the Company from time to time, including, among others, market conditions, the trading price of the Company’s common stock, determinations by the Company of the appropriate sources of funding for the Company and potential uses of funding available to the Company. During the three and six months ended ~~March 31,~~June 30, 2020, the Company issued an aggregate of ~~427,027~~619,300 and 1,046,327 shares, respectively, of common stock at a weighted average offering price of ~~$53.37~~$52.81 and $53.04 per share, respectively, under the $300 Million ATM Program, resulting in net proceeds of approximately ~~$22.5~~$32.2 million and $54.7 million, respectively, and paying total compensation to the applicable sales agents of approximately ~~$0.3 million.~~$0.5 million and $0.8 million, respectively. During the three and six months ended ~~March 31,~~June 30, 2019, the Company issued an aggregate of ~~1,988,801~~2,375,270 and 4,364,071 shares, respectively, of common stock at a weighted average offering price of ~~41.39~~$45.76 and $43.77 per share, respectively, under the $300 Million ATM Program and the $250 Million ATM Program, resulting in net proceeds of approximately ~~$81.1~~$107.1 million and $188.2 million, respectively, and paying total compensation to the

applicable sales agents of approximately ~~$1.2 million.~~$1.6 million and $2.8 million, respectively.

The Company has a share repurchase program authorizing the Company to repurchase up to 3,000,000 shares of its outstanding common stock from time to time through December 31, 2020. Purchases made pursuant to the program will be made in either the open market or in privately negotiated transactions as permitted by federal securities laws and other legal requirements. The timing, manner, price and amount of any repurchases will be determined by the Company in its discretion and will be subject to economic and market conditions, stock price, applicable legal requirements and other factors. The program may be suspended or discontinued at any time. As of ~~March 31,~~June 30, 2020, the Company had 0tnot repurchased any shares of stock pursuant to its share repurchase program.

In connection with the Annual Meeting of Stockholders on May 5, 2020, the Company granted a total of 11,190 shares of the Company's common unrestricted stock to its independent directors under the 2019 Plan with a grant date fair value per share of $53.62. The grant date fair value of the common stock was determined using the closing price of the Company’s common stock on the date of the grant. The Company recognized approximately $0.6 million in compensation costs for both the three and six months ended June 30, 2020 related to this issuance.

In 2019, the Company established a Non-Qualified Deferred Compensation Plan (“Deferred Compensation Plan”) maintained for the benefit of select employees and members of the Company’s Board of Directors, in which certain of their cash and equity-based compensation may be deposited. Deferred Compensation Plan assets are held in a rabbi trust, which is subject to

~~Table of Contents~~

the claims of the Company’s creditors in the event of bankruptcy or insolvency. The shares held in the Deferred Compensation Plan are classified within stockholders’ equity in a manner similar to the manner in which treasury stock is classified. Subsequent changes in the fair value of the shares are not recognized. During the three and six months ended ~~March 31,~~June 30, 2020 ~~135,494~~, 3,730 and 139,224 shares, respectively, of common stock were deposited into the Deferred Compensation Plan.

As of ~~March 31,~~June 30, 2020, there were 1,898,961 shares of common stock authorized for issuance as restricted stock grants, unrestricted stock awards or Performance Share awards under the 2019 Plan, of which ~~1,440,490~~1,429,652 were remaining available for issuance. The grant date fair value per share of restricted stock awards issued during the period from February 16, 2010 (commencement of operations) to ~~March 31,~~June 30, 2020 ranged from $14.20 to $58.08. The fair value of the restricted stock that was granted during the ~~three~~six months ended ~~March 31,~~June 30, 2020 was approximately $1.2 million and the vesting period for the restricted stock is three years. As of ~~March 31,~~June 30, 2020, the Company had approximately ~~$6.5~~$5.8 million of total unrecognized compensation costs related to restricted stock issuances, which is expected to be recognized over a remaining weighted average period of approximately ~~3.6~~3.5 years. The Company recognized compensation costs of approximately $0.7 million and ~~$0.5~~$0.4 million for the three months ended ~~March 31,~~June 30, 2020 and 2019, respectively, and approximately $1.4 million and $0.9 million for the six months ended June 30, 2020 and 2019, respectively, related to the restricted stock issuances.

Table of Contents

The following is a summary of the total restricted shares granted to the Company’s executive officers and employees with the related weighted average grant date fair value share prices for the ~~three~~six months ended ~~March 31,~~June 30, 2020:

Restricted Stock Activity:


		Shares	Weighted Average Grant Date Fair Value			Shares	Weighted Average Grant Date Fair Value
Non-vested shares outstanding as of December 31, 2019	Non-vested shares outstanding as of December 31, 2019	426,770	$	28.20	Non-vested shares outstanding as of December 31, 2019	426,770	$	28.20
Granted	Granted	20,501	58.08		Granted	20,501	58.08
Forfeited	Forfeited	—	—		Forfeited	(352)	32.45
Vested	Vested	(8,436)	31.89		Vested	(8,436)	31.89
Non-vested shares outstanding as of March 31, 2020		438,835	$	29.52
Non-vested shares outstanding as of June 30, 2020					Non-vested shares outstanding as of June 30, 2020	438,483	$	29.52

The following is a vesting schedule of the total non-vested shares of restricted stock outstanding as of ~~March 31,~~June 30, 2020:


Non-vested Shares Vesting Schedule	Non-vested Shares Vesting Schedule	Number of Shares	Non-vested Shares Vesting Schedule	Number of Shares
2020 (9 months)		287,500
2020 (6 months)			2020 (6 months)	287,500
2021	2021	14,974	2021	14,852
2022	2022	13,933	2022	13,812
2023	2023	38,846	2023	38,762
2024	2024	83,582	2024	83,557
Thereafter	Thereafter	—	Thereafter	—
Total Non-vested Shares	Total Non-vested Shares	438,835	Total Non-vested Shares	438,483

Long-Term Incentive Plan:

As of ~~March 31,~~June 30, 2020, there are three open performance measurement periods for the Performance Share awards: January 1, 2018 to December 31, 2020, January 1, 2019 to December 31, 2021, and January 1, 2020 to December 31, 2022. During the ~~three~~six months ended ~~March 31,~~June 30, 2020, the Company issued 135,494 shares of common stock at a price of $54.22 per share related to the Performance Share awards for the performance period from January 1, 2017 to December 31, 2019. The expense related to the open Performance Share awards granted prior to January 1, 2019 varies quarter to quarter based on the Company’s relative share price performance.

~~Table of Contents~~

The following table summarizes certain information with respect to the Performance Share awards granted prior to January 1, 2019 (dollars in thousands):


Fair Value Performance Share Period	Fair Value Performance Share Period	Fair Value March 31, 2020		Accrual March 31, 2020		Expense for the Three Months Ended March 31,								Fair Value Performance Share Period				Fair Value June 30, 2020			Accrual June 30, 2020					Expense for the Three Months Ended June 30,											Expense for the Six Months Ended June 30,
										2020	2019					Fair Value Performance Share Period	Fair Value June 30, 2020			Accrual June 30, 2020												2020				2019		2020	2019
January 1, 2018 - December 31, 2020	January 1, 2018 - December 31, 2020	$	6,608	$	4,950	$	606	$	591			January 1, 2018 - December 31, 2020	$		6,091							$	5,069	$	119		$	1,295		$	725			$	1,886
January 1, 2017 - December 31, 2019	January 1, 2017 - December 31, 2019	—		—		—		787				January 1, 2017 - December 31, 2019	—					—			—					1,097			—				1,884
Total	Total	$	6,608	$	4,950	$	606	$	1,378			Total	$	6,091				$	5,069		$	119				$	2,392		$	725			$	3,770

Under the ~~amended~~Amended LTIP, which the Company amended and restated on January 8, 2019, each participant’s Performance Share target award for target awards granted on or after January 1, 2019 will be expressed as a number of shares of common stock and settled in shares of common stock. Target awards were previously expressed as a dollar amount and settled in shares of common stock. Commencing with Performance Share awards granted on or after January 1, 2019, the grant date fair value of the Performance Share awards will be determined under current accounting treatment using a Monte Carlo simulation model on the date of grant and recognized on a straight-line basis over the performance period.

Table of Contents

The following table summarizes certain information with respect to the Performance Share awards granted on or after January 1, 2019 (dollars in thousands):


Performance Share Period	Performance Share Period	Fair Value on Date of LTIP Grant		Expense for the Three Months Ended March 31,							Performance Share Period	Fair Value on Date of Grant		Expense for the Three Months Ended June 30,						Expense for the Six Months Ended June 30,
						2020		2019								2020		2019		2020	2019
January 1, 2019 - December 31, 2021	January 1, 2019 - December 31, 2021	$	4,829	$	402	$	402		January 1, 2019 - December 31, 2021	$	4,829	$	402	$	403	$	804	$	805
January 1, 2020 - December 31, 2022	January 1, 2020 - December 31, 2022	5,572		465		—			January 1, 2020 - December 31, 2022	5,572		465		—		930		—
Total	Total	$	10,401	$	867	$	402		Total	$	10,401	$	867	$	403	$	1,734	$	805

Dividends:

The following table sets forth the cash dividends paid or payable per share during the ~~three~~six months ended ~~March 31,~~June 30, 2020:

For the Three Months Ended

Security

Dividend per
Share

Declaration Date

Record Date

Date Paid

March 31, 2020

Common stock

0.27

February 5, 2020

March 27, 2020

April 10, 2020

June 30, 2020

Common stock

0.27

May 5, 2020

June 30, 2020

July 14, 2020

Note 12. Net Income (Loss) Per Share

Pursuant to ASC 260-10-45, Determining Whether Instruments Granted in Share-Based Payment Transactions Are Participating Securities, unvested share-based payment awards that contain non-forfeitable rights to dividends are participating securities and are included in the computation of earnings per share pursuant to the two-class method. The two-class method of computing earnings per share allocates earnings per share for common stock and any participating securities according to dividends declared (whether paid or unpaid) and participation rights in undistributed earnings. Under the two-class method, earnings per common share are computed by dividing the sum of distributed earnings to common stockholders and undistributed earnings allocated to common stockholders by the weighted average number of common shares outstanding for the period. The Company’s non-vested shares of restricted stock are considered participating securities since these share-based awards contain non-forfeitable rights to dividends irrespective of whether the awards ultimately vest or expire. The Company had 0 antidilutive securities or dilutive restricted stock awards outstanding for both the three and six months ended ~~March 31,~~June 30, 2020 and 2019.

In accordance with the Company’s policies of determining whether instruments granted in share-based payment transactions are participating securities and accounting for earnings per share, the net income (loss) per common share is adjusted for earnings distributed through declared dividends (if any) and allocated to all participating securities (weighted average common shares outstanding and unvested restricted shares outstanding) under the two-class method. Under this method, allocations were made to ~~434,538~~438,595 and ~~389,518~~385,587 of weighted average unvested restricted shares outstanding for the three months ended ~~March 31,~~June 30, 2020 and 2019, ~~respectively.~~

~~Table~~respectively, and 436,567 and 387,542 of ~~Contents~~

weighted average unvested restricted shares outstanding for the six months ended June 30, 2020 and 2019, respectively.

Performance Share awards which may be payable in shares of the Company’s common stock after the conclusion of each pre-established performance measurement period are included as contingently issuable shares in the calculation of diluted weighted average common shares of stock outstanding assuming the reporting period is the end of the measurement period, and the effect is dilutive. Diluted shares related to the Performance Share awards were 407,139 and ~~147,285~~294,570 for both the three and six months ended ~~March 31,~~June 30, 2020 and 2019, respectively.

Note 13. Commitments and Contingencies

Contractual Commitments. As of ~~May 5,~~August 4, 2020, the Company has ~~one~~1 outstanding contract with a third-party seller to acquire 1 ~~industrial property consisting~~improved land parcel for a total of approximately ~~13,000 square feet.~~7.0 acres. There is no assurance that the Company will acquire ~~or dispose of~~ the ~~properties~~property under contract because the proposed acquisition ~~and disposition are~~is subject to ~~the completion of satisfactory~~ due diligence and various closing conditions.

Table of Contents

The following table summarizes certain information with respect to the property the Company has under contract:

Market Number of
Buildings Square Feet Purchase Price (in
thousands) Assumed Debt (in
thousands)
Los Angeles — — $ — $ —
Northern New Jersey/New York City — — — —
San Francisco Bay Area — — — —
Seattle 1 13,000 5,700 —
Miami — — — —
Washington, D.C. — — — —
Total 1 13,000 $ 5,700 $ —


Market	Number of Buildings	Square Feet	Purchase Price (in thousands)		Assumed Debt (in thousands)
Los Angeles	—	—	$	—	$	—
Northern New Jersey/New York City	—	—	—		—
San Francisco Bay Area	—	—	—		—
Seattle ¹	—	—	7,275		—
Miami	—	—	—		—
Washington, D.C.	—	—	—		—
Total	—	—	$	7,275	$	—

¹Includes 1 improved land parcel containing approximately 7.0 acres.

As of ~~May 5,~~August 4, 2020, the Company has executed 2 non-binding letters of intent with third-party sellers to acquire one ~~contract with a third party buyer to sell 3~~ industrial ~~properties in the Washington, D.C. market totaling~~building consisting of approximately ~~340,000~~13,000 square feet and 1 improved land parcel consisting of approximately 4.7 acres for a ~~sale~~total anticipated purchase price of approximately ~~$54.0~~$22.7 million. In the normal course of its business, the Company enters into non-binding letters of intent to purchase properties from third parties that may obligate the Company to make payments or perform other obligations upon the occurrence of certain events, including the execution of a purchase and sale agreement and satisfactory completion of various due diligence matters. There iscan be no assurance that the Company will ~~sell~~enter into purchase and sale agreements with respect to these properties or otherwise complete any such prospective purchases on the ~~properties under contract because the proposed disposition is subject to the completion of satisfactory due diligence and various closing conditions.~~terms described or at all.

Note 14. Subsequent Events

The COVID-19 pandemic, and mitigation measures put in place by governments to slow it, have caused widespread economic disruption. The Company is headquartered in San Francisco, California and its employees have been working remotely in compliance with shelter-in-place orders mandated across the San Francisco Bay Area on March 16, 2020. The Company utilizes local, third-party property managers, and they are generally under similar shelter-in-place orders and are working remotely. The Company has business continuity and communication plans that the Company believes, although there can be no assurance, allow the Company to operate and manage its portfolio effectively during such disruptions. The Company expects that even after shelter-in-place orders have been lifted, it will, for the intermediate term, employ lower density work arrangements consistent with social distancing and the Company’s business continuity plan.

~~While the impact of the COVID-19 pandemic on the Company’s business is not possible~~Terreno Realty Corporation continues to ~~predict accurately, the Company is working~~work with its customers who have been forced to close or otherwise limit operations or whose businesses have been adversely impacted during the pandemic to, on a case-by-case basis, provide rent ~~deferments while those customers seek emergency funding from the U.S. Small Business Administration and other federal, state and local funding programs.~~deferments. For vacant space and upcoming lease expirations, the current leasing environment has slowed due to shelter-in-place orders, which will reduce revenue from what it would be in a normal leasing environment. With regard to rent billed for ~~April~~July 2020, the Company received, as of ~~May 1,~~August 4, 2020, approximately ~~84%~~95% of such rent in cash and ~~11%~~an additional 1% by applying security deposits. As of ~~May 1,~~August 4, 2020:

•~~170~~174 tenants, representing ~~34%~~approximately 36.0% of the Company’s ~~498~~ total ~~tenants’ leases~~tenants had requested rent deferral or abatement. Such requests aggregated ~~6.5%~~7.0% of the Company’s annualized base ~~rent as of April 1, 2020;~~rent;

•Of the ~~170~~174 requests, the Company granted rent deferrals to 4961 tenants aggregating ~~2.0%~~2.7% of annualized base rent ~~(29%~~(35.1% of total requests by number and ~~31%~~38.7% by dollar amount)~~. Deferrals granted represent 76%~~ which represents 76.7% of the total dollar deferral requests (3.6% of annualized base rent) from those 49 tenants. The Company did not grant any rent abatement;

~~Table of Contents~~

•The Company denied 6750 tenant requests aggregating ~~2.5%~~1.8% of annualized base rent ~~(39%~~(28.7% of total requests by number and ~~38%~~25.7% by dollar amount). 4659 tenants aggregating ~~1.2%~~1.6% of annualized base rent requesting rent deferral or abatement rescinded their requests ~~(27%~~(33.3% of requests by number and ~~18%~~22.5% by dollar amount);

•The Company is still in discussions with 84 tenants who are requesting ~~0.2%~~0.05% of ~~our~~the Company's annualized base rent in rent deferral or abatement ~~(5%~~(2.3% of requests by number and 3%0.7% by dollar amount); and

•The Company may in the future amend or enter into additional rent deferral agreements.

Table of Contents

The acquisition and disposition markets have ~~similarly~~ slowed as market participants search for price discovery. The Company’s acquisition volume will remain dependent on both the quality and pricing of the opportunity set and the price of its stock relative to net asset value per share. The Company has no remaining debt maturities in 2020, an ~~$11.6~~$11.5 million mortgage loan maturing in April 2021, and 0 balance outstanding on its $250.0 million revolving credit facility. In addition, the Company had a cash and cash equivalents balance of approximately ~~$69.7~~$148.3 million as of ~~March 31,~~June 30, 2020, in the accompanying consolidated balance sheets.

On ~~April 17,~~July 9, 2020, the Company terminated a lease with the existing tenant at its Belleville property and executed a new lease with a leading e-commerce firm. The lease termination fee received was approximately $3.3 million and the deferred rent receivable write-off was approximately $3.4 million.

On July 10, 2020, the Company acquired 1 ~~improved land parcel~~industrial building totaling ~~2.8 acres~~22,000 square feet located in ~~Kent, WA~~South San Francisco, CA for a total purchase price of approximately ~~$4.5~~$6.3 million. The property was acquired from an unrelated third party using existing cash on hand.

On ~~May 5,~~July 23, 2020, the Company sold 1 industrial building totaling 192,500 square feet located in Miami Lakes, Florida for a sales price of approximately $22.2 million. The property was sold to an unrelated third party.

On August 4, 2020, the Company’s board of directors declared a cash dividend in the amount of ~~$0.27~~$0.29 per share of its common stock payable on ~~July 14,~~October 16, 2020 to the stockholders of record as of the close of business on ~~June 30,~~October 2, 2020.

Item 2. Management’s Discussion and Analysis of Financial Condition and Results of Operations.

This Quarterly Report on Form 10-Q contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995, Section 27A of the Securities Act of 1933, as amended (the “Securities Act”) and Section 21E of the Securities Exchange Act of 1934, as amended (the “Exchange Act”). We caution investors that forward-looking statements are based on management’s beliefs and on assumptions made by, and information currently available to, management. When used, the words “anticipate”, “believe”, “estimate”, “expect”, “intend”, “may”, “might”, “plan”, “project”, “result”, “should”, “will”, “seek”, “target”, “see”, “likely”, “position”, “opportunity”, “outlook” and similar expressions which do not relate solely to historical matters are intended to identify forward-looking statements. These statements are subject to risks, uncertainties, and assumptions and are not guarantees of future performance, which may be affected by known and unknown risks, trends, uncertainties, and factors that are beyond our control. Should one or more of these risks or uncertainties materialize, or should underlying assumptions prove incorrect, actual results may vary materially from those anticipated, estimated, or projected. We expressly disclaim any responsibility to update our forward-looking statements, whether as a result of new information, future events, or otherwise, except as required by law. Accordingly, investors should use caution in relying on past forward-looking statements, which are based on results and trends at the time they are made, to anticipate future results or trends.

Some of the risks and uncertainties that may cause our actual results, performance, or achievements to differ materially from those expressed or implied by forward-looking statements include, among others, the following:

•the factors included under the headings “Risk Factors” and “Management’s Discussion and Analysis of Financial Condition and Results of Operations” in our Annual Report on Form 10-K for the year ended December 31, 2019, which was filed with the Securities and Exchange Commission on February 6, 2020, in our Quarterly Report on Form 10-Q for the quarter ended March 31, 2020, which was filed with the Securities and Exchange Commission on May 6, 2020, and in our other public filings, which you should interpret as being heightened as a result of the numerous and ongoing adverse impacts of COVID-19;

•our ability to identify and acquire industrial properties on terms favorable to ~~us;~~us

•general volatility of the capital markets and the market price of our common stock;

•adverse economic or real estate conditions or developments in the industrial real estate sector and/or in the markets in which we acquire properties;

•our dependence on key personnel and our reliance on third-party property managers;

•our inability to comply with the laws, rules and regulations applicable to companies, and in particular, public companies;

•our ability to manage our growth effectively;

2122

Table of Contents

•tenant bankruptcies and defaults on or non-renewal of leases by tenants;

•decreased rental rates or increased vacancy rates;

•increased interest rates and operating costs;

•the potential discontinuation of London Interbank Offered Rate ~~("LIBOR"~~(“LIBOR”);

•declining real estate valuations and impairment charges;

•our expected leverage, our failure to obtain necessary outside financing, and existing and future debt service obligations;

•our ability to make distributions to our stockholders;

•our failure to successfully hedge against interest rate increases;

•our failure to successfully operate acquired properties;

•risks relating to our real estate redevelopment, renovation and expansion strategies and activities;

•the ongoing impact of COVID-19 on the U.S., regional and global economies and the business, financial condition and results of operations of our Company and our tenants;

•our failure to qualify or maintain our status as a real estate investment trust (“REIT”), and possible adverse changes to tax laws;

•uninsured or underinsured losses and costs relating to our properties or that otherwise result from future litigation;

•environmental uncertainties and risks related to natural disasters;

•financial market fluctuations; and

•changes in real estate and zoning laws and increases in real property tax rates.

Overview

Terreno Realty Corporation (“Terreno”, and together with its subsidiaries, “we”, “us”, “our”, “our Company”, or “the Company”) acquires, owns and operates industrial real estate in six major coastal U.S. markets: Los Angeles, Northern New Jersey/New York City, San Francisco Bay Area, Seattle, Miami, and Washington, D.C. We invest in several types of industrial real estate, including warehouse/distribution (approximately ~~82.7%~~81.9% of our ~~total~~ annualized base rent as of ~~March 31,~~June 30, 2020), flex buildings (including light industrial and research and development, or R~~&D) (approximately 5.1%~~&D, approximately 5.4%), transshipment (approximately 5.3%), and improved land parcels (approximately ~~6.9%~~7.4%). We target functional buildings in infill locations that may be shared by multiple tenants and that cater to customer demand within the various submarkets in which we operate. Infill locations are geographic locations surrounded by high concentrations of already developed land and existing buildings. As of ~~March 31,~~June 30, 2020, we owned a total of ~~219~~218 buildings ~~(including three buildings held for sale)~~ aggregating approximately ~~13.4~~13.1 million square feet, 2122 improved land parcels consisting of approximately ~~82.2~~85.0 acres and ~~four~~two properties under redevelopment expected to contain approximately 0.5 million square feet upon completion. The buildings and improved land parcels were approximately ~~97.8%~~96.0% and ~~96.7%~~98.5% leased, respectively, to ~~498~~484 customers, the largest of which accounted for approximately ~~4.3%~~3.6% of our total annualized base rent. See “Item 1 – Our Investment Strategy – Industrial Facility General Characteristics” in our Annual Report on Form 10-K for the year ended December 31, 2019 for a general description of these types of industrial real estate.

We are an internally managed Maryland corporation and elected to be taxed as a REIT under Sections 856 through 860 of the Internal Revenue Code of 1986, as amended, or the Code, commencing with our taxable year ended December 31, 2010.

The following table summarizes by type our investments in real estate as of ~~March 31,~~June 30, 2020:


Type	Number of Buildings or Improved Land Parcels	Annualized Base Rent (000's) ¹		% of Total
Warehouse/distribution	194	$	116,936	81.9	%
Flex	10	7,696		5.4	%
Transshipment	14	7,566		5.3	%
Improved land	22	10,562		7.4	%
Total/Weighted Average	240	$	142,760	100.0	%

Table of Contents

Type Number of Buildings or Improved Land Parcels
Annualized Base Rent (000's) ¹
% of Total
Warehouse/distribution 195 $ 117,379 82.7 %
Flex 10 7,116 5.1 %
Transshipment 14 7,564 5.3 %
Improved Land Parcels 21 9,811 6.9 %
Total/Weighted Average 240 $ 141,870 100.0 %

¹Annualized base rent is calculated as contractual monthly base rent per the leases, excluding any partial or full rent abatements, as of ~~March 31,~~June 30, 2020, multiplied by 12.

The following table summarizes by market our investments in real estate as of ~~March 31,~~June 30, 2020:


		Los Angeles			Northern New Jersey/New York City			San Francisco Bay Area			Seattle			Miami			Washington, D.C.			Total/Weighted Average				Los Angeles			Northern New Jersey/New York City			San Francisco Bay Area			Seattle			Miami			Washington, D.C.			Total/Weighted Average
Investments in Real Estate	Investments in Real Estate																						Investments in Real Estate
Number of Buildings	Number of Buildings	41			62			40			27			28			21			219			Number of Buildings	41			62			40			29			28			18			218
Rentable Square Feet	Rentable Square Feet	2,560,682			3,552,681			2,028,909			1,776,747			1,563,326			1,874,378			13,356,723			Rentable Square Feet	2,560,682			3,552,681			2,033,381			1,839,566			1,563,326			1,534,625			13,084,261
% of Total	% of Total	19.2		%	26.6		%	15.2		%	13.3		%	11.7		%	14.0		%	100.0		%	% of Total	19.6		%	27.2		%	15.5		%	14.1		%	11.9		%	11.7		%	100.0		%
Occupancy % as of March 31, 2020		98.5		%	97.6		%	97.0		%	97.7		%	100.0		%	96.1		%	97.8		%
Occupancy % as of June 30, 2020																							Occupancy % as of June 30, 2020	98.9		%	88.8		%	97.2		%	98.3		%	100.0		%	99.1		%	96.0		%
Annualized Base Rent (000’s) ¹	Annualized Base Rent (000’s) ¹	$	22,603		$	36,543		$	25,014		$	15,600		$	14,209		$	18,090		$	132,059		Annualized Base Rent (000’s) ¹	$	23,061		$	35,564		$	25,903		$	16,986		$	14,214		$	16,470		$	132,198
% of Total	% of Total	17.1		%	27.7		%	18.9		%	11.8		%	10.8		%	13.7		%	100.0		%	% of Total	17.4		%	26.9		%	19.6		%	12.8		%	10.8		%	12.5		%	100.0		%
Annualized Base Rent¹ Per Occupied Square Foot	Annualized Base Rent¹ Per Occupied Square Foot	$	8.97		$	10.54		$	12.71		$	8.98		$	9.09		$	10.04		$	10.11		Annualized Base Rent¹ Per Occupied Square Foot	$	9.10		$	11.27		$	13.10		$	9.39		$	9.09		$	10.83		$	10.53
Weighted Average Remaining Lease Term (Years) ²	Weighted Average Remaining Lease Term (Years) ²	6.6			3.5			4.0			3.1			4.1			3.8			4.2			Weighted Average Remaining Lease Term (Years) ²	6.5			4.1			3.8			3.0			3.9			3.7			4.3

Investments in Improved Land	Investments in Improved Land																						Investments in Improved Land
Number of Land Parcels	Number of Land Parcels	6			9			2			1			2			1			21			Number of Land Parcels	6			9			2			2			2			1			22
Acres	Acres	11.9			48.7			4.0			0.9			3.2			13.4			82.2			Acres	11.9			48.8			4.0			3.7			3.2			13.4			85.0
% of Total	% of Total	14.4		%	59.4		%	4.9		%	1.1		%	3.9		%	16.3		%	100.0		%	% of Total	14.0		%	57.5		%	4.7		%	4.4		%	3.7		%	15.7		%	100.0		%
Occupancy % as of March 31, 2020		85.2		%	100.0		%	100.0		%	—		%	100.0		%	100.0		%	96.7		%
Occupancy % as of June 30, 2020																							Occupancy % as of June 30, 2020	100.0		%	100.0		%	68.1		%	100.0		%	100.0		%	100.0		%	98.5		%
Annualized Base Rent (000’s) ¹	Annualized Base Rent (000’s) ¹	$	2,209		$	5,528		$	842		$	—		$	389		$	843		$	9,811		Annualized Base Rent (000’s) ¹	$	2,590		$	5,536		$	647		$	552		$	394		$	843		$	10,562
% of Total	% of Total	22.5		%	56.3		%	8.6		%	—		%	4.0		%	8.6		%	100.0		%	% of Total	24.5		%	52.5		%	6.1		%	5.2		%	3.7		%	8.0		%	100.0		%
Annualized Base Rent¹ Per Occupied Square Foot	Annualized Base Rent¹ Per Occupied Square Foot	$	4.99		$	2.66		$	4.88		$	—		$	2.82		$	1.45		$	2.84		Annualized Base Rent¹ Per Occupied Square Foot	$	4.98		$	2.66		$	5.50		$	3.72		$	2.85		$	1.45		$	2.93
Weighted Average Remaining Lease Term (Years) ²	Weighted Average Remaining Lease Term (Years) ²	4.0			5.5			1.4			—			3.4			9.8			5.8			Weighted Average Remaining Lease Term (Years) ²	4.7			5.3			1.7			3.8			3.2			9.5			5.6

Total Investments in Real Estate	Total Investments in Real Estate																						Total Investments in Real Estate
Annualized Base Rent (000’s) ¹	Annualized Base Rent (000’s) ¹	$	24,812		$	42,071		$	25,856		$	15,600		$	14,598		$	18,933		$	141,870		Annualized Base Rent (000’s) ¹	$	25,651		$	41,100		$	26,550		$	17,538		$	14,608		$	17,313		$	142,760
Gross Book Value (000’s) ³	Gross Book Value (000’s) ³	$	427,370		$	644,561		$	382,716		$	315,669		$	167,521		$	254,626		$	2,192,463		Gross Book Value (000’s) ³	$	427,510		$	645,498		$	383,973		$	329,652		$	167,708		$	217,103		$	2,171,444
% of Total	% of Total	19.5		%	29.4		%	17.5		%	14.4		%	7.6		%	11.6		%	100.0		%	% of Total	19.7		%	29.7		%	17.7		%	15.2		%	7.7		%	10.0		%	100.0		%

¹Annualized base rent is calculated as contractual monthly base rent per the leases, excluding any partial or full rent abatements, as of ~~March 31,~~June 30, 2020, multiplied by 12.

~~Table of Contents~~

²Weighted average remaining lease term is calculated by summing the remaining lease term of each lease as of ~~March 31,~~June 30, 2020, weighted by the respective square footage.

³Includes ~~four~~two properties under redevelopment expected to contain approximately 0.5 million square feet upon completion, as discussed below.

As of ~~March 31,~~June 30, 2020, we owned ~~four~~two properties under redevelopment expected to contain approximately 0.5 million square feet upon completion with a total expected investment of approximately ~~$111.9~~$97.0 million including redevelopment costs, capitalized interest and other costs of approximately ~~$102.5~~$89.8 million.

Table of Contents

The following table summarizes our capital expenditures incurred during the three and six months ended ~~March 31,~~June 30, 2020 and 2019 ~~(in~~(dollars in thousands):


		For the Three Months Ended March 31,							For the Three Months Ended June 30,						For the Six Months Ended June 30,
		2020		2019			2020		2019		2020		2019
Building improvements	Building improvements	$	3,330	$	5,047	Building improvements	$	4,264	$	4,395	$	7,594	$	9,442
Tenant improvements	Tenant improvements	265		735		Tenant improvements	763		1,192		1,028		1,927
Leasing commissions	Leasing commissions	2,942		1,811		Leasing commissions	1,484		1,290		4,426		3,101
Redevelopment, renovation and expansion	Redevelopment, renovation and expansion	1,214		6,584		Redevelopment, renovation and expansion	2,363		9,588		3,577		16,172
Total capital expenditures ¹	Total capital expenditures ¹	$	7,751	$	14,177	Total capital expenditures ¹	$	8,874	$	16,465	$	16,625	$	30,642

¹Includes approximately ~~$4.4~~$4.5 million and ~~$8.4~~$13.8 million for the three months ended ~~March 31,~~June 30, 2020 and 2019, respectively, and approximately $8.9 million and $22.2 million for the six months ended June 30, 2020 and 2019, respectively, related to leasing acquired vacancy, redevelopment construction in progress and renovation and expansion projects (stabilization capital) at ~~10 and~~ 13 properties for both the three months ended ~~March 31,~~June 30, 2020 and 2019, respectively, and at 13 and 14 properties for the six months ended June 30, 2020 and 2019, respectively.

Our industrial properties are typically subject to leases on a “triple net basis,” in which tenants pay their proportionate share of real estate taxes, insurance and operating costs, or are subject to leases on a “modified gross basis,” in which tenants pay expenses over certain threshold levels. In addition, approximately ~~92.1%~~92.9% of our leased space includes fixed rental increases or Consumer Price Index-based rental increases. Lease terms typically range from three to ten years. We monitor the liquidity and creditworthiness of our tenants on an on-going basis by reviewing outstanding accounts receivable balances, and as provided under the respective lease agreements, review the tenant’s financial condition periodically as appropriate. As needed, we hold discussions with the tenant’s management about their business and we conduct site visits of the tenant’s operations.

~~Table of Contents~~

Our top 20 customers based on annualized base rent as of ~~March 31,~~June 30, 2020 are as follows:


		Customer	Leases	Rentable Square Feet	% of Total Rentable Square Feet		Annualized Base Rent (000’s) ¹		% of Total Annualized Base Rent			Customer	Leases	Rentable Square Feet	% of Total Rentable Square Feet		Annualized Base Rent (000’s) ¹		% of Total Annualized Base Rent
1	1	FedEx Corporation²	8	504,519	3.8	%	$	6,092	4.3	%	1	Amazon.com²	4	260,462	2.0	%	$	5,153	3.6	%
2	2	United States Government	9	381,431	2.9	%	4,919		3.5	%	2	FedEx Corporation³	7	314,519	2.4	%	5,054		3.5	%
3	3	Amazon.com	3	260,462	1.9	%	4,805		3.4	%	3	United States Government	8	300,732	2.3	%	3,748		2.6	%
4	4	Danaher	3	171,707	1.3	%	3,235		2.3	%	4	Danaher	3	171,707	1.3	%	3,732		2.6	%
5	5	AmerisourceBergen	1	211,418	1.6	%	2,469		1.6	%	5	District of Columbia	5	197,617	1.5	%	2,751		1.9	%
6	6	DirectBuy Home Improvement	1	230,891	1.7	%	1,860		1.3	%	6	AmerisourceBergen	1	211,418	1.6	%	2,543		1.8	%
7	7	XPO Logistics	2	180,717	1.4	%	1,732		1.2	%	7	DirectBuy Home Improvement	1	230,891	1.8	%	1,860		1.3	%
8	8	L3 Harris Technologies, Inc.	1	147,898	1.1	%	1,651		1.2	%	8	XPO Logistics	2	180,717	1.4	%	1,732		1.2	%
9	9	District of Columbia	3	124,744	0.9	%	1,632		1.2	%	9	L3 Harris Technologies, Inc.	1	147,898	1.1	%	1,651		1.2	%
10	10	Miami International Freight Systems	1	192,454	1.4	%	1,463		1.0	%	10	Topaz Lighting Corp.	1	190,000	1.4	%	1,463		1.0	%
11	11	Port Kearny Security, Inc. ³	1	—	—	%	1,437		1.0	%	11	Miami International Freight Systems⁴	1	192,454	1.5	%	1,463		1.0	%
12	12	O'Neill Logistics	2	237,692	1.8	%	1,429		1.0	%	12	Port Kearny Security, Inc.⁵	1	—	—	%	1,437		1.0	%
13	13	YRC	2	61,252	0.5	%	1,412		1.0	%	13	O'Neill Logistics	2	237,692	1.8	%	1,429		1.0	%
14	14	Bar Logistics	2	203,263	1.5	%	1,354		1.0	%	14	YRC	2	61,252	0.5	%	1,412		1.0	%
15	15	Lilac Solutions Inc.	1	92,884	0.7	%	1,338		0.9	%	15	Bar Logistics	2	203,263	1.6	%	1,393		1.0	%
16	16	Saia Motor Freight Line LLC	1	52,086	0.4	%	1,280		0.9	%	16	Lilac Solutions Inc.	1	92,884	0.7	%	1,338		0.9	%
17	17	JAM'N Logistics	1	110,336	0.8	%	1,229		0.9	%	17	Saia Motor Freight Line LLC	1	52,086	0.4	%	1,280		0.9	%
18	18	Space Systems/Loral LLC	2	107,060	0.8	%	1,210		0.9	%	18	Space Systems/Loral LLC	2	107,060	0.8	%	1,246		0.9	%
19	19	Fredmore Inc. DBA Airpark Newark ⁴	1	—	—	%	1,206		0.9	%	19	JAM'N Logistics	1	110,336	0.8	%	1,229		0.9	%
20	20	Northrop Grumman Systems	1	103,200	0.8	%	1,183		0.8	%	20	Fredmore Inc. DBA Airpark Newark⁶	2	—	—	%	1,206		0.9	%
		Total	46	3,374,014	25.3	%	$	42,936	30.3	%		Total	48	3,262,988	24.9	%	$	43,120	30.2	%

¹Annualized base rent is calculated as contractual monthly base rent per the leases, excluding any partial or full rent abatements, as of ~~March 31,~~June 30, 2020, multiplied by 12.

Table of Contents

²Includes ~~two~~an improved land ~~parcels totaling~~parcel consisting of 2.8 acres.

³Includes an improved land parcel consisting of 7.7 acres.

³⁴Tenant occupied our 60th Property in Miami Lakes, FL that was sold on July 23, 2020.

⁵Lease area consists of 16.9 acres of improved land.

⁴⁶Lease area consists of 10.6 acres of improved land.

The following table summarizes the anticipated lease expirations for leases in place as of ~~March 31,~~June 30, 2020, without giving effect to the exercise of unexercised renewal options or termination rights, if any, at or prior to the scheduled expirations:


Year	Year	Rentable Square Feet	% of Total Rentable Square Feet		Annualized Base Rent (000’s) ^{2, 3}		% of Total Annualized Base Rent		Year	Rentable Square Feet	% of Total Rentable Square Feet		Annualized Base Rent (000’s) ^{2, 3}	% of Total Annualized Base Rent
2020 ¹	2020 ¹	1,476,401	11.1	%	$	12,420	7.9	%	2020 ¹	779,156	6.0	%	8,606	5.4	%
2021	2021	2,397,109	17.9	%	22,460		14.2	%	2021	2,335,498	17.8	%	22,092	14.0	%
2022	2022	1,669,220	12.5	%	18,381		11.6	%	2022	1,651,530	12.6	%	18,293	11.6	%
2023	2023	1,842,812	13.8	%	23,152		14.6	%	2023	1,790,549	13.7	%	22,592	14.3	%
2024	2024	1,642,062	12.3	%	20,945		13.2	%	2024	1,545,968	11.8	%	20,567	13.0	%
Thereafter	Thereafter	4,030,394	30.2	%	60,756		38.5	%	Thereafter	4,455,989	34.1	%	66,047	41.7	%
Total	Total	13,057,998	97.8	%	$	158,114	100.0	%	Total	12,558,690	96.0	%	158,197	100.0	%

¹Includes leases that expire on or after ~~March 31,~~June 30, 2020 and month-to-month leases totaling approximately ~~63,998~~61,156 square feet.

²Annualized base rent is calculated as contractual monthly base rent per the leases at expiration, excluding any partial or full rent abatements, as of ~~March 31,~~June 30, 2020, multiplied by 12.

³Includes annualized base rent related to 2122 improved land parcels totaling approximately ~~82.2~~85.0 acres.

~~Table of Contents~~

Our ability to re-lease or renew expiring space at rental rates equal to or in excess of current rental rates will impact our results of operations. As of ~~March 31,~~June 30, 2020, leases representing approximately ~~7.9%~~6.0% of the total ~~annualized base rent~~rentable square footage of our portfolio are scheduled to expire through December 31, 2020. We currently expect that, on average, the rental rates we are likely to achieve on new (re-leased) or renewed leases for our 2020 ~~and 2021~~ expirations will be above the rates currently being paid for the same space. Rent changes on new and renewed leases totaling approximately ~~0.6~~0.5 million square feet commencing during the ~~quarter~~three months ended ~~March 31,~~June 30, 2020 were approximately ~~21.9%, with~~38.2% higher as compared to the previous rental rates for that same space, and rent changes on new and renewed leases totaling approximately 1.1 million square feet commencing during the six months ended June 30, 2020 were approximately 28.9% higher as compared to the previous rental rates for that same space. We had a tenant retention ratio of ~~85.7%. The tenant~~18.4% and 52.3%, respectively, for the three and six months ended June 30, 2020. Tenant retention decreased primarily due to 382,000 square foot expirations at our ~~Caribbean~~Interstate property, ~~will receive approximately $0.7 million in rent abatements during the second quarter~~ of ~~2020 under the terms~~which 190,000 was released to a new tenant as of ~~a previously negotiated five-year lease extension.~~June 30, 2020.

Our past performance may not be indicative of future results, and we cannot assure you that leases will be renewed or that our properties will be re-leased at all or at rental rates equal to or above the current average rental rates, particularly given the ~~uncertainty created by the COVID-19 pandemic.~~current leasing environment has slowed due to shelter-in-place orders, which will reduce revenue from what it would be in a normal leasing environment. Further, re-leased/renewed rental rates in a particular market may not be consistent with rental rates across our portfolio as a whole and re-leased/renewed rental rates for particular properties within a market may not be consistent with rental rates across our portfolio within a particular market, in each case due to a number of factors, including local real estate conditions, local supply and demand for industrial space, the condition of the property, the impact of leasing incentives, including free rent and tenant improvements and whether the property, or space within the property, has been redeveloped.

Recent Developments

COVID-19

The COVID-19 pandemic, and mitigation measures put in place by governments to slow it, have caused ~~widespread~~significant economic disruption. We are headquartered in San Francisco and our employees have been working remotely in compliance with ~~shelter-in-place~~stay-at-home orders mandated across the San Francisco Bay Area on March 16, 2020. We utilize local, third-party property managers, and they are generally under similar ~~shelter-in-place~~stay-at-home orders and are working remotely. We have business continuity and communication plans that we believe, although there can be no assurance, allow us to operate and manage our portfolio effectively during such disruptions. We expect that even after ~~shelter-in-place~~ certain mitigation measures, including stay-at-home

Table of Contents

orders ~~have been lifted,~~are relaxed or revoked, we will, for the intermediate term, employ lower density work arrangements consistent with social distancing and our business continuity plan.

While the impact of the COVID-19 pandemic on ~~our~~the Company's business is not possible to predict accurately, we ~~are working~~continue to work with ~~our~~its customers who have been forced to close or otherwise limit operations or whose businesses have been adversely impacted during the pandemic to, on a case-by-case basis, to provide rent deferments while those customers seek emergency funding from the U.S. Small Business Administration and other federal, state and local funding programs.For vacant space and upcoming lease expirations, the current leasing environment has slowed due to shelter-in-place orders which will reduce our revenue from what it would be in a normal leasing environment. In addition, due to the effects of COVID-19, the future contractual lease payments of certain of our tenants were not probable and as such, approximately $0.5 million in straight-line rent receivables was reversed during the three months ended March 31, 2020. deferments. With regard to rent billed for ~~April~~July 2020, we received, as of ~~May 1,~~August 4, 2020, approximately ~~84%~~95% of such rent in cash and ~~11%~~an additional 1% by applying security deposits. As of ~~May 1,~~August 4, 2020:

•~~170~~174 tenants, representing ~~34%~~approximately 36.0% of our ~~498~~ total ~~tenants’ leases~~tenants had requested rent deferral or abatement. Such requests aggregated ~~6.5%~~7.0% of our annualized base ~~rent as of April 1, 2020;~~rent;

•Of the ~~170~~174 requests, we granted rent deferrals to 4961 tenants aggregating ~~2.0%~~2.7% of annualized base rent ~~(29%~~(35.1% of total requests by number and ~~31%~~38.7% by dollar amount)~~. Deferrals granted represent 76%~~ which represents 76.7% of the total dollar deferral requests (3.6% of annualized base rent) from those 49 tenants. We did not grant any rent abatement;

•We denied 6750 tenant requests aggregating ~~2.5%~~1.8% of annualized base rent ~~(39%~~(28.7% of total requests by number and ~~38%~~25.7% by dollar amount). 4659 tenants aggregating ~~1.2%~~1.6% of annualized base rent requesting rent deferral or abatement rescinded their requests ~~(27%~~(33.3% of requests by number and ~~18%~~22.5% by dollar amount);

•We reversed $0.4 million and $0.9 million for the three and six months ended June 30, 2020, respectively, in straight-line rent receivables for certain of our tenants where the future contractual lease payments were not probable;

•We are still in discussions with ~~eight~~four tenants who are requesting ~~0.2%~~0.05% of our annualized base rent in rent deferral or abatement ~~(5%~~(2.3% of requests by number and 3%0.7% by dollar amount); and

•We may in the future amend or enter into additional rent deferral agreements.

The acquisition and disposition markets have similarly slowed as market participants search for price discovery. Our acquisition volume will remain dependent on both the quality and pricing of the opportunity set and the price of our stock relative to net asset value per share. We believe, although there can be no assurance, that our balance sheet is well positioned to make opportunistic acquisitions as we have no remaining debt maturities in 2020, ~~an $11~~an $11.5 million ~~mortgage~~ mortgage loan maturing in

~~Table of Contents~~

April 2021, and no balance outstanding on our $250 million revolving credit facility. In addition, we had a cash balance of ~~approximately $69.7~~approximately $148.3 million as of ~~March 31, 2020.~~June 30, 2020. See ~~"Item~~“Item 1A - Risk ~~Factors"~~Factors” in this Quarterly Report on Form 10-Q for additional discussion regarding the risks to which we are and may be subject as a result of the COVID-19 pandemic.

Acquisition Activity

During the three months ended ~~March 31,~~June 30, 2020, we acquired ~~two~~one industrial ~~properties consisting of one~~ building containing approximately ~~66,000~~13,000 square feet and one improved land parcel ~~with 2.7~~containing approximately 2.8 acres for a total purchase price of approximately ~~$29.7~~$10.1 million. The ~~property and land parcel~~properties were ~~both~~ acquired from unrelated third parties using existing cash on hand, net proceeds from dispositions and net proceeds from the issuance of common ~~stock under our ATM program.~~stock. The following table sets forth the industrial properties we acquired during the three months ended ~~March 31,~~June 30, 2020:


Property Name	Property Name	Location	Acquisition Date	Number of Buildings	Square Feet	Purchase Price (in thousands) ¹		Stabilized Cap Rate ²		Property Name	Location	Acquisition Date	Number of Buildings	Square Feet	Purchase Price (in thousands) ¹		Stabilized Cap Rate ²
Old Bayshore ³		San Jose, CA	March 12, 2020	—	—	$	11,784	5.0	%
Gladwick		Rancho Dominguez, CA	March 12, 2020	1	65,699	17,950		3.6	%
84th Kent ³										84th Kent ³	Kent, WA	April 17, 2020	—	—	$	4,500	5.7	%
Hudson										Hudson	Seattle, WA	May 13, 2020	1	13,000	5,611		4.0	%

Total/Weighted Average	Total/Weighted Average			1	65,699	$	29,734	4.2	%	Total/Weighted Average			1	13,000	$	10,111	4.8	%

¹Excludes intangible liabilities and mortgage premiums, if any. The total aggregate initial investment was approximately ~~$30.6~~$10.5 million, including ~~$0.4~~$0.3 million in capitalized closing costs and acquisition costs and ~~$0.5~~$0.1 million in assumed intangible liabilities.

²Stabilized capitalization rates, referred to herein as stabilized cap rates, are calculated, at the time of acquisition, as annualized cash basis net operating income for the property stabilized to market occupancy (generally 95%) divided by the total acquisition cost for the property. Total acquisition cost basis for the property includes the initial purchase price, the effects of marking assumed debt to market, buyer’s due diligence and closing costs, estimated near-term capital expenditures and leasing costs necessary to achieve stabilization. We define cash basis net operating income for the property as net operating income excluding straight-line rents and amortization of lease intangibles. These

Table of Contents

stabilized cap rates are subject to risks, uncertainties, and assumptions and are not guarantees of future performance, which may be affected by known and unknown risks, trends, uncertainties, and factors that are beyond our control, including risks related to our ability to meet our estimated forecasts related to stabilized cap rates and those risk factors contained in our Annual Report on Form 10-K for the year ended December 31, 2019, in ~~this~~our Quarterly Report on Form 10-Q for the quarter ended March 31, 2020 and in ~~our~~out other public ~~filings.~~filings..

³~~Includes~~Represents an improved land parcel containing approximately ~~2.7~~2.8 acres.

Redevelopment Activity

As of ~~March 31,~~June 30, 2020, we ~~had four~~have two properties under redevelopment expected to contain approximately 0.5 million square feet upon completion with a total expected investment of approximately ~~$111.9~~$97.0 million, including redevelopment costs, capitalized interest and other costs of approximately ~~$102.5~~$89.8 million as follows:


Property Name	Property Name	Total Expected Investment (in thousands) ¹		Amount Spent to Date (in thousands)		Estimated Amount Remaining to Spend (in thousands)		Estimated Stabilized Cap Rate ²		Estimated Post-Development Square Feet	Estimated Completion Quarter ⁴	% Pre-leased March 31, 2020		Property Name	Total Expected Investment (in thousands) ¹		Amount Spent to Date (in thousands)		Estimated Amount Remaining to Spend (in thousands)		Estimated Stabilized Cap Rate ²		Estimated Post-Development Square Feet	Estimated Completion Quarter	% Pre-leased June 30,2020
Sodo Row - North and South ³		$	61,652	$	55,720	$	5,932	4.5	%	234,308	Q3 2021	24.0	%
6th Avenue South		15,893		15,017		876		5.1	%	50,270	Q2 2020	—	%
Sodo Row - North & South														Sodo Row - North & South	$	62,271	$	58,003	$	4,268	4.5	%	234,308	Q3 2021	14.0	%
Kent 192	Kent 192	34,391		31,730		2,661		5.5	%	219,910	Q4 2020	—	%	Kent 192	34,763		31,810		2,953		5.4	%	219,910	Q4 2020	—	%

Total/Weighted Average	Total/Weighted Average	$	111,936	$	102,467	$	9,469	4.9	%	504,488		11.1	%	Total/Weighted Average	$	97,034	$	89,813	$	7,221	4.8	%	454,218		7.0	%

¹Total expected investment for the property includes the initial purchase price, buyer’s due diligence and closing costs, estimated near-term redevelopment expenditures, capitalized interest and leasing costs necessary to achieve stabilization.

²Estimated stabilized cap rates are calculated as annualized cash basis net operating income for the property stabilized to market occupancy (generally 95%) divided by the total acquisition cost for the property. We define cash basis net operating income for the property as net operating income excluding straight-line rents and amortization of lease intangibles. These estimated stabilized cap rates are subject to risks, uncertainties, and assumptions and are not guarantees of future performance, which may be affected by known and unknown risks, trends, uncertainties, and factors that are beyond our control, including risks related to our ability to meet our estimated forecasts related to

~~Table of Contents~~

stabilized cap rates and those risk factors contained in our Annual Report on Form 10-K for the year ended December 31, ~~2019,~~2020, in ~~this~~our Quarterly Report on Form 10-Q for the quarter ended March 31, 2020 and in our other public filings.

³~~We expect to use Sodo Row - North as a parking amenity for tenants at Sodo Row - South and may seek to opportunistically lease-up or redevelop~~Disposition Activity

During the ~~space separately~~six months ended June 30, 2020, we sold three properties located in the ~~future.~~Washington D.C. market for a sales price of approximately $51.3 million, resulting in a gain of approximately $17.8 million.

The following summarizes the condensed results of operations of the properties sold during the three and six months ended June 30, 2020 and 2019 (dollars in thousands):


	For the Three Months Ended June 30,						For the Six Months Ended June 30,
	2020		2019		2020		2019
Rental revenues	$	590	$	749	$	1,339	$	1,483
Tenant expense reimbursements	294		274		609		675
Property operating expenses	(159)		(267)		(444)		(663)
Depreciation and amortization	—		(315)		(210)		(632)
Income from operations	$	725	$	441	$	1,294	$	863

Table of Contents

⁴Completion dates are estimates and are subject to the risks contained in our Annual Report on Form 10-K for the year ended December 31, 2019, in this Quarterly Report on Form 10-Q and our other public filings.

ATM Program

We have an at-the-market equity offering program (the “$300 Million ATM Program”) pursuant to which we may issue and sell shares of our common stock having an aggregate offering price of up to $300.0 million ($~~126.1~~93.3 million remaining as of ~~March 31,~~June 30, 2020) in amounts and at times as we determine from time to time. Prior to the implementation of the $300 Million ATM Program, we had a $250.0 ~~million~~Million ATM program (the “$250 Million ATM Program”), which was substantially utilized as of May 31, 2019 and which is no longer active. We intend to use the net proceeds from the offering of the shares under the $300 Million ATM Program, if any, for general corporate purposes, which may include future acquisitions and repayment of indebtedness, including borrowings under our revolving credit facility. During the three and six months ended ~~March 31,~~June 30, 2020, we issued an aggregate of ~~427,027~~619,300 and 1,046,327 shares, respectively, of common stock at a weighted average offering price of ~~$53.37~~$52.81 and $53.04 per share, respectively, under the $300 Million ATM ~~program~~Program, resulting in net proceeds of approximately ~~$22.5~~$32.2 million and $54.7 million, respectively, and paying total compensation to the applicable sales agents of approximately ~~$0.3 million.~~$0.5 million and $0.8 million, respectively.

Long Term Incentive Plan

On January 8, 2019, we amended and restated our Amended and Restated Long-Term Incentive Plan (as amended and restated, the “Amended LTIP”). Under the Amended LTIP, each participant’s performance share target award for target awards granted on or after January 1, 2019 will be expressed as a number of shares of common stock and settled in shares of common stock. Target awards were previously expressed as a dollar amount and settled in shares of common stock. Commencing with performance share awards granted on or after January 1, 2019, the grant date fair value of the performance share awards will be determined under current accounting treatment using a Monte Carlo simulation model on the date of grant and recognized on a straight-line basis over the performance period. The fair value of the performance share awards for the performance measurement period of January 1, 2020 to December 31, 2022 is $5.6 million, which will be recognized quarterly over a three-year period. Stock-based compensation expense for the performance share awards ~~for the performance measurement period of January 1, 2020 to December 31, 2022~~ was ~~$0.5~~$1.0 million and ~~$0, respectively,~~$2.5 million for the three and six months ended ~~March 31,~~June 30, 2020, respectively.

Equity Incentive Plan

On April 30, 2019, our stockholders approved the 2019 Equity Incentive Plan (the “2019 Plan”), which replaces the Amended and ~~2019.~~Restated 2010 Equity Incentive Plan (the “2010 Plan”). The ~~fair value~~2019 Plan permits the grant of ~~the~~restricted stock awards, performance share awards and unrestricted stock awards. The maximum number of shares of our common stock that may be issued under the 2019 Plan is 1,898,961, which consists of (i) 1,510,079 shares initially reserved and available for issuance under the ~~performance measurement period of January 1,~~ 2019 Plan and (ii) 388,882 shares underlying outstanding awards under the 2010 Plan, which if forfeited, canceled or otherwise terminated under the 2010 Plan shall be added to ~~December 31, 2021 is $4.8 million, which~~the shares available for issuance under the 2019 Plan. No further awards will be ~~recognized quarterly over a three-year period. Stock-based compensation expense~~made under the 2010 Plan. As of June 30, 2020, there were 1,898,961 shares of common stock authorized for ~~the~~issuance as restricted stock grants, unrestricted stock awards or performance share awards under the 2019 Plan, of which 1,429,652 were remaining available for ~~the performance measurement period of January 1, 2019 to December 31, 2021 was $0.4 million for both the three months ended March 31, 2020 and 2019.~~issuance.

Senior Secured Loan

~~As of March 31, 2020, we~~We had a senior secured loan (the “Senior Secured Loan”) outstanding to a borrower that ~~bears~~bore interest at a fixed annual interest rate of 8.0% and ~~matures in May 2020 (the "Senior Secured Loan”).~~was fully repaid during the three months ended June 30, 2020. The Senior Secured Loan iswas secured by a portfolio of six improved land parcels located primarily in Newark, New Jersey. One of the properties securing the Senior Secured Loan may be put to us as partial repayment of the Senior Secured Loan at a previously agreed upon value. This property may be called by us as partial repayment of the Senior Secured Loan at a previously agreed upon value. In addition, per the terms of the Senior Secured Loan, the borrower may repay the loan at any time with either cash or deed in lieu, with the deed subject to our approval. During the three months ended March 31, 2020, the borrower sold one of the improved land parcels that was securing the Senior Secured Loan and repaid a portion of the outstanding balance on the Senior Secured Loan. As of ~~March 31,~~June 30, 2020 and December 31, 2019, there was approximately ~~$10.9 million~~$0 and $15.9 million, respectively, net of deferred loan fees of approximately $0 and $0.1 million, respectively, outstanding on the Senior Secured Loan and approximately $0 and $0.3 million, respectively, of interest receivable outstanding on the Senior Secured Loan.

Share Repurchase Program

~~Table of Contents~~

We have a share repurchase program authorizing us to repurchase up to 3,000,000 shares of our outstanding common stock from time to time through December 31, 2020. Purchases made pursuant to this program will be made in either the open market or in privately negotiated transactions as permitted by federal securities laws and other legal requirements. The timing, manner, price and amount of any repurchases will be determined by us in our discretion and will be subject to economic and market conditions, stock price, applicable legal requirements and other factors. The program may be suspended or discontinued at any time. As of ~~March 31,~~June 30, 2020, we had not repurchased any shares of stock pursuant to our share repurchase program.

Dividend and Distribution Activity

Table of Contents

On ~~May 5,~~August 4, 2020, our board of directors declared a cash dividend in the amount of ~~$0.27~~$0.29 per share of our common stock payable on ~~July 14,~~October 16, 2020 to the stockholders of record as of the close of business on ~~June 30,~~October 2, 2020.

Contractual Commitments

As of ~~May 5,~~August 4, 2020, we have one outstanding contract with a third-party seller to acquire one ~~industrial property and one contract with a third-party buyer to sell three industrial properties~~improved land parcel consisting of approximately 7.0 acres, as ~~further~~ described under the heading “Contractual Obligations” in this Quarterly Report on Form 10-Q. There is no assurance that we will acquire ~~or dispose of~~ the ~~properties~~property under contract because the proposed acquisition ~~and disposition are~~is subject to the completion of satisfactory due diligence and various closing conditions.

Financial Condition and Results of Operations

We derive substantially all of our revenues from rents received from tenants under existing leases on each of our properties. These revenues include fixed base rents and recoveries of certain property operating expenses that we have incurred and that we pass through to the individual tenants. Approximately ~~92.1%~~92.9% of our leased space includes fixed rental increases or Consumer Price Index-based rental increases. Lease terms typically range from three to ten years.

Our primary cash expenses consist of our property operating expenses, which include: real estate taxes, repairs and maintenance, management expenses, insurance, utilities, general and administrative expenses, which include compensation costs, office expenses, professional fees and other administrative expenses, acquisition costs, which include third-party costs paid to brokers and consultants, and interest expense, primarily on our mortgage loans, revolving credit facility, term loans and senior unsecured notes.

Our consolidated results of operations often are not comparable from period to period due to the impact of property acquisitions at various times during the course of such periods. The results of operations of any acquired property are included in our financial statements as of the date of its acquisition.

The analysis of our results below for the three and six months ended ~~March 31,~~June 30, 2020 and 2019 includes the changes attributable to same store properties. The same store pool for the comparison of the three and six months ended ~~March 31,~~June 30, 2020 and 2019 includes all properties that were owned and in operation as of ~~March 31,~~June 30, 2020 and since January 1, 2019 and excludes properties that were either disposed of prior to, held for sale to a third party or in redevelopment as of ~~March 31,~~June 30, 2020. As of ~~March 31,~~June 30, 2020, the same store pool consisted of ~~202~~198 buildings aggregating approximately ~~12.5~~12.0 million square feet representing approximately ~~94.0%~~91.8% of our total square feet owned and 14 improved land parcels consisting of 54.2 acres. As of ~~March 31,~~June 30, 2020, the non-same store properties, which we acquired, redeveloped, or sold during 2019 and 2020 or ~~which~~ were held for sale (if any) or in redevelopment as of ~~March 31,~~June 30, 2020, consisted of 1720 buildings aggregating approximately ~~0.9~~1.1 million square feet, ~~seven~~eight improved land parcels containing approximately ~~28.0~~30.8 acres and ~~four~~two properties under redevelopment expected to contain approximately 0.5 million square feet upon completion. As of ~~March 31,~~June 30, 2020 and 2019, our consolidated same store pool occupancy was approximately ~~98.1%~~96.5% and ~~98.2%~~97.7%, respectively.

Our future financial condition and results of operations, including rental revenues, straight-line rents and amortization of lease intangibles, may be impacted by the acquisitions of additional properties, and expenses may vary materially from historical results.

2930

Table of Contents

Comparison of the Three Months Ended ~~March 31,~~June 30, 2020 to the Three Months Ended ~~March 31,~~June 30, 2019:


		For the Three Months Ended March 31,											For the Three Months Ended June 30,
		2020		2019		$ Change		% Change			2020		2019			$ Change		% Change
		(Dollars in thousands)														(Dollars in thousands)
Rental revenues ¹	Rental revenues ¹														Rental revenues ¹
Same store	Same store	$	31,358	$	30,699	$	659	2.1	%	Same store	$	30,795	$	30,284		$	511	1.7	%
Non-same store operating properties ²	Non-same store operating properties ²	4,066		917		3,149		343.4	%	Non-same store operating properties ²	5,522		2,679			2,843		106.1	%
Total rental revenues	Total rental revenues	35,424		31,616		3,808		12.0	%	Total rental revenues	36,317		32,963			3,354		10.2	%
Tenant expense reimbursements ¹	Tenant expense reimbursements ¹									Tenant expense reimbursements ¹
Same store	Same store	9,071		9,054		17		0.2	%	Same store	8,689		8,228			461		5.6	%
Non-same store operating properties ²	Non-same store operating properties ²	621		210		411		195.7	%	Non-same store operating properties ²	736		539			197		36.5	%
Total tenant expense reimbursements	Total tenant expense reimbursements	9,692		9,264		428		4.6	%	Total tenant expense reimbursements	9,425		8,767			658		7.5	%
Total revenues	Total revenues	45,116		40,880		4,236		10.4	%	Total revenues	45,742		41,730			4,012		9.6	%
Property operating expenses	Property operating expenses									Property operating expenses
Same store	Same store	10,647		10,417		230		2.2	%	Same store	10,274		9,769			505		5.2	%
Non-same store operating properties ²	Non-same store operating properties ²	1,261		276		985		356.9	%	Non-same store operating properties ²	1,660		940			720		76.6	%
Total property operating expenses	Total property operating expenses	11,908		10,693		1,215		11.4	%	Total property operating expenses	11,934		10,709			1,225		11.4	%
Net operating income ³	Net operating income ³									Net operating income ³
Same store	Same store	29,782		29,336		446		1.5	%	Same store	29,210		28,743			467		1.6	%
Non-same store operating properties ²	Non-same store operating properties ²	3,426		851		2,575		302.6	%	Non-same store operating properties ²	4,598		2,278			2,320		101.8	%
Total net operating income	Total net operating income	$	33,208	$	30,187	$	3,021	10.0	%	Total net operating income	$	33,808	$	31,021		$	2,787	9.0	%
Other costs and expenses	Other costs and expenses									Other costs and expenses
Depreciation and amortization	Depreciation and amortization	11,100		10,415		685		6.6	%	Depreciation and amortization	11,459		10,648			811		7.6	%
General and administrative	General and administrative	5,758		5,963		(205)		(3.4)	%	General and administrative	5,665		6,757			(1,092)		(16.2)	%
Acquisition costs	Acquisition costs	52		—		52		n/a		Acquisition costs	11		1			10		1000.0	%
Total other costs and expenses	Total other costs and expenses	16,910		16,378		532		3.2	%	Total other costs and expenses	17,135		17,406			(271)		(1.6)	%
Other income (expense)	Other income (expense)									Other income (expense)
Interest and other income	Interest and other income	564		1,522		(958)		(62.9)	%	Interest and other income	190		817			(627)		(76.7)	%
Interest expense, including amortization	Interest expense, including amortization	(4,006)		(4,264)		258		(6.1)	%	Interest expense, including amortization	(3,909)		(4,053)			144		(3.6)	%

Gain on sales of real estate investments	Gain on sales of real estate investments	—		4,465		(4,465)		(100.0)	%	Gain on sales of real estate investments	17,750		—			17,750		n/a
Total other income (expense)	Total other income (expense)	(3,442)		1,723		(5,165)		n/a		Total other income (expense)	14,031		(3,236)			17,267		n/a
Net income	Net income	$	12,856	$	15,532	$	(2,676)	(17.2)	%	Net income	$	30,704	$	10,379		$	20,325	195.8	%

¹Accounting Standards Update (“ASU”) No. 2018-11, Leases (Topic 842), Targeted Improvements, allows us to elect not to separate lease and non-lease rental income. All rental income earned pursuant to tenant leases is reflected as one line, “Rental revenues and tenant expense reimbursements” on our accompanying consolidated statements of operations. We believe that the above presentation of rental revenues and tenant expense reimbursements is not, and is not intended to be, a presentation in accordance with GAAP,and a reconciliation to total ~~revenues~~revenue is provided above. We believe this information is frequently used by management, investors, and other interested parties to evaluate our performance. See “Note 2 - Significant Accounting Policies” in our condensed notes to consolidated financial statements for more information regarding our adoption of this standard.

²Includes 2020 and 2019 acquisitions and dispositions, ~~seven~~eight improved land parcels and ~~four~~two properties under redevelopment as of ~~March~~ June 30, 2020.

³Includes straight-line rents and amortization of lease intangibles. See “Non-GAAP Financial Measures” in this Quarterly Report on Form 10-Q for a definition and reconciliation of net operating income and same store net operating income from net income and a discussion of why we believe net operating income and same store net operating income are useful supplemental measures of our operating performance.

Table of Contents

Revenues. Total revenues increased approximately $4.0 million for the three months ended June 30, 2020 compared to the same period from the prior year due primarily to property acquisitions during 2020 and 2019 and increased revenue on new and renewed leases, offset by a decline in occupancy rate. Cash rents on new and renewed leases totaling approximately 0.5 million square feet commencing during the three months ended June 30, 2020 increased approximately 38.2% compared to the same period from the prior year. For the three months ended June 30, 2020 and 2019, approximately $1.3 million and $0.7 million, respectively, was recorded in straight-line rental revenues related to contractual rent abatements given to certain tenants. During the three months ended June 30, 2020, due to the effects of COVID-19, approximately $0.4 million in straight-line rent receivables was reversed. For the three months ended June 30, 2020, approximately $0.7 million in rent abatement was provided to the tenant at our Caribbean property pursuant to a lease extension.

Property operating expenses. Total property operating expenses increased approximately $1.2 million during the three months ended June 30, 2020 compared to the same period from the prior year. The increase in total property operating expenses was primarily due to an increase of approximately $0.7 million attributable to property acquisitions during 2020 and 2019.

Depreciation and amortization. Depreciation and amortization increased approximately $0.8 million during the three months ended June 30, 2020 compared to the same period from the prior year primarily due to property acquisitions during 2020 and 2019.

General and administrative expenses. General and administrative expenses decreased approximately $1.1 million primarily due to lower performance share award expense of approximately $1.0 million, partially offset by increased compensation expenses for the three months ended June 30, 2020 compared to the same period from the prior year.

Interest and other income. Interest and other income decreased approximately $0.6 million for the three months ended June 30, 2020 compared to the same period from the prior year primarily due to a decrease in our outstanding Senior Secured Loan balance.

Interest expense, including amortization. Interest expense decreased approximately $0.1 million for the three months ended June 30, 2020 compared to the same period from the prior year primarily due to the repayment of a mortgage loan payable in the amount of approximately $32.7 million, offset by the issuance of approximately $100.0 million of senior unsecured debt in December 2019. In addition, the interest rate on the variable rate term loan was lower during the three months ended June 30, 2020 compared to the same period from the prior year.

Gain on sales of real estate investments. Gain on sales of real estate investments increased approximately $17.8 million for the three months ended June 30, 2020 compared to the same period from the prior year. We did not sell any properties in the same period from the prior year.

Table of Contents

Comparison of the Six Months Ended June 30, 2020 to the Six Months Ended June 30, 2019:


	For the Six Months Ended June 30,
	2020		2019		$ Change		% Change
	(Dollars in thousands)
Rental revenues ¹
Same store	$	61,035	$	59,983	$	1,052	1.8	%
Non-same store operating properties ²	10,706		4,596		6,110		132.9	%
Total rental revenues	71,741		64,579		7,162		11.1	%
Tenant expense reimbursements ¹
Same store	17,445		16,838		607		3.6	%
Non-same store operating properties ²	1,672		1,193		479		40.1	%
Total tenant expense reimbursements	19,117		18,031		1,086		6.0	%
Total revenues	90,858		82,610		8,248		10.0	%
Property operating expenses
Same store	20,543		19,689		854		4.3	%
Non-same store operating properties ²	3,299		1,713		1,586		92.6	%
Total property operating expenses	23,842		21,402		2,440		11.4	%
Net operating income ³
Same store	57,937		57,132		805		1.4	%
Non-same store operating properties ²	9,079		4,076		5,003		122.7	%
Total net operating income	$	67,016	$	61,208	$	5,808	9.5	%
Other costs and expenses
Depreciation and amortization	22,559		21,063		1,496		7.1	%
General and administrative	11,423		12,720		(1,297)		(10.2)	%
Acquisition costs	63		1		62		6200.0	%
Total other costs and expenses	34,045		33,784		261		0.8	%
Other income (expense)
Interest and other income	754		2,339		(1,585)		(67.8)	%
Interest expense, including amortization	(7,915)		(8,317)		402		(4.8)	%

Gain on sales of real estate investments	17,750		4,465		13,285		297.5	%
Total other income (expense)	10,589		(1,513)		12,102		n/a
Net income	$	43,560	$	25,911	$	17,649	68.1	%

¹ASU No. 2018-11, Leases (Topic 842), Targeted Improvements allows us to elect not to separate lease and non-lease rental income. All rental income earned pursuant to tenant leases is reflected as one line, “Rental revenues and tenant expense reimbursements” on our accompanying consolidated statements of operations. We believe that the above presentation of rental revenues and tenant expense reimbursements is not, and is not intended to be, a presentation in accordance with GAAP. We believe this information is frequently used by management, investors, and other interested parties to evaluate our performance. See “Note 2 - Significant Accounting Policies” in our condensed notes to consolidated financial statements for more information regarding our adoption of this standard.

²Includes 2019 and 2020 acquisitions and dispositions, eight improved land parcels and two properties under redevelopment as of June 30, 2020.

3033

Table of Contents

Revenues. Total revenues increased approximately ~~$4.2~~$8.2 million for the ~~three~~six months ended ~~March 31,~~June 30, 2020 compared to the same period from the prior year due primarily to property acquisitions during ~~2019~~2020 and ~~2020~~2019 and increased revenue on new and renewed ~~leases.~~leases, offset by a decline in occupancy rate. Cash rents on new and renewed leases totaling approximately ~~0.6~~1.1 million square feet commencing during the ~~three~~six months ended ~~March 31,~~June 30, 2020 increased approximately ~~21.9%~~28.9% compared to the same period from the prior year. For ~~both~~ the ~~three~~six months ended ~~March 31,~~June 30, 2020 and 2019, approximately ~~$0.6~~$1.9 million and $1.3 million, respectively, was recorded in straight-line rental revenues related to contractual rent abatements given to certain tenants. During the ~~three~~six months ended ~~March 31,~~June 30, 2020, due to the effects of COVID-19, approximately ~~$0.5~~$0.9 million in straight-line rent receivables was reversed. For the six months ended June 30, 2020, approximately $0.7 million in rent abatements was provided to the tenant at our Caribbean property.

Property operating expenses. Total property operating expenses increased approximately ~~$1.2~~$2.4 million during the ~~three~~six months ended ~~March 31,~~June 30, 2020 compared to the same period from the prior year. The increase in total property operating expenses was primarily due to an increase of approximately ~~$1.0~~$1.6 million attributable to property acquisitions during 2020 and 2019.

Depreciation and amortization. Depreciation and amortization increased approximately ~~$0.7~~$1.5 million during the ~~three~~six months ended ~~March 31,~~June 30, 2020 compared to the same period from the prior year primarily due to property acquisitions during ~~2020~~2019 and ~~2019.~~2020.

General and administrative expenses. General and administrative expenses decreased approximately ~~$0.2~~$1.3 million for the ~~three~~six months ended ~~March 31,~~June 30, 2020 compared to the same period from the prior ~~year.~~year due primarily to a decrease of approximately $1.6 million in stock based compensation expense including a decrease in performance share award expense of $2.3 million. offset by an increase in compensation expenses. The decrease in performance share award expense primarily related to the expense for performance share awards granted prior to January 1, 2019, which varies quarter to quarter based on our relative share price performance.

Interest and other income. Interest and other income decreased approximately ~~$1.0~~$1.6 million for the ~~three~~six months ended ~~March 31,~~June 30, 2020 compared to the same period from the prior year primarily due to a decrease in ~~the~~our outstanding ~~balance on our~~ Senior Secured Loan ~~and lower interest rates on our cash balances.~~balance.

Interest expense, including amortization. Interest expense decreased approximately ~~$0.3~~$0.4 million for the ~~three~~six months ended ~~March 31,~~June 30, 2020 compared to the same period from the prior ~~year~~year. This decrease is primarily due to a lower interest ~~rates~~rate on ~~our $100.0 million~~the variable rate term loan, the ~~payoff~~repayment of a ~~$50.0~~$32.7 million ~~term~~mortgage loan, and an increase in capitalized interest, offset by the issuance of a $100.0 million of senior unsecured debt in December ~~2019 and the payoff of one mortgage loan payable in January 2020 in the amount of $32.6 million.~~2019.

Gain on sales of real estate investments. Gain on sales of real estate investments ~~decreased~~increased approximately ~~$4.5~~$13.3 million for the ~~three~~six months ended ~~March 31,~~June 30, 2020 compared to the same period from the prior year. ~~During~~We recognized a gain of $17.8 million from the sale of three properties during the six months ended ~~March 31, 2019, we~~June 30, 2020, as compared to a recognized a gain of approximately $4.5 million from the sale of one ~~property. We did not sell any properties~~property in the same period from the ~~current~~prior year.

Liquidity and Capital Resources

The primary objective of our financing strategy is to maintain financial flexibility with a conservative capital structure using retained cash flows, proceeds from dispositions of properties, long-term debt and the issuance of common and perpetual preferred stock to finance our growth. Over the long-term, we intend to:

•limit the sum of the outstanding principal amount of our consolidated indebtedness and the liquidation preference of any outstanding perpetual preferred stock to less than 35% of our total enterprise value;

•maintain a fixed charge coverage ratio in excess of 2.0x;

•maintain a debt-to-adjusted EBITDA ratio below 6.0x;

•limit the principal amount of our outstanding floating rate debt to less than 20% of our total consolidated indebtedness; and

•have staggered debt maturities that are aligned to our expected average lease term (5-7 years), positioning us to re-price parts of our capital structure as our rental rates change with market conditions.

3134

Table of Contents

We intend to preserve a flexible capital structure with a long-term goal to maintain our investment grade rating and be in a position to issue additional unsecured debt and perpetual preferred stock. Fitch Ratings assigned us an issuer rating of BBB with a stable outlook. A security rating is not a recommendation to buy, sell or hold securities and may be subject to revision or withdrawal at any time by the assigning rating agency. There can be no assurance that we will be able to maintain our current credit rating. Our credit rating can affect the amount and type of capital we can access, as well as the terms of any financings we may obtain. In the event our current credit rating is downgraded, it may become difficult or expensive to obtain additional financing or refinance existing obligations and commitments. We intend to primarily utilize senior unsecured notes, term loans, credit facilities, dispositions of properties, common stock and perpetual preferred stock. We may also assume debt in connection with property acquisitions which may have a higher loan-to-value.

We expect to meet our short-term liquidity requirements generally through net cash provided by operations, existing cash balances and, if necessary, short-term borrowings under our revolving credit facility. We believe that our net cash provided by operations will be adequate to fund operating requirements, pay interest on any borrowings and fund distributions in accordance with the REIT requirements of the federal income tax laws. In the near-term, we intend to fund future investments in properties with cash on hand, term loans, senior unsecured notes, mortgages, borrowings under our revolving credit facility, perpetual preferred and common stock issuances and, from time to time, property dispositions. We expect to meet our long-term liquidity requirements, including with respect to other investments in industrial properties, property acquisitions, property redevelopments, renovations and expansions and scheduled debt maturities, through borrowings under our revolving credit facility, periodic issuances of common stock, perpetual preferred stock, and long-term secured and unsecured debt, and, from time to time, with proceeds from the disposition of properties. The success of our acquisition strategy may depend, in part, on our ability to obtain and borrow under our revolving credit facility and to access additional capital through issuances of equity and debt securities.

The following sets forth certain information regarding our current at-the-market common stock offering program as of ~~March 31,~~June 30, 2020:

ATM Stock Offering Program

Date Implemented

Maximum Aggregate Offering Price (in thousands)

Aggregate Common Stock Available as of March 31, 2020 (in thousands)

ATM Stock Offering Program

Date Implemented

Maximum Aggregate
Offering Price (in
thousands)

Aggregate Common Stock Available as of three and six months ended (in thousands)

$300 Million ATM Program

May 17, 2019

300,000

126,068

$300 Million ATM Program

May 17, 2019

300,000

93,300

The table below sets forth the activity under our at-the-market common stock offering ~~program~~programs during the three and six months ended ~~March 31,~~June 30, 2020 and 2019, respectively (in thousands, except share and price per share data):

For the Three Months Ended Shares Sold Weighted Average
Price Per Share Net Proceeds (in
thousands) Sales Commissions
(in thousands)
March 31, 2020 427,027 $ 53.37 $ 22,458 $ 330
March 31, 2019 1,988,801 $ 41.39 $ 81,125 $ 1,194


For the Three Months Ended June 30,	Shares Sold	Weighted Average Price Per Share		Net Proceeds (in thousands)		Sales Commissions (in thousands)
June 30, 2020	619,300	$	52.81	$	32,230	$	474
June 30, 2019	2,375,270	$	45.76	$	107,123	$	1,576

~~As of March 31, 2020, we have~~


For the Six Months Ended June 30,	Shares Sold	Weighted Average Price Per Share		Net Proceeds (in thousands)		Sales Commissions (in thousands)
June 30, 2020	1,046,327	$	53.04	$	54,688	$	804
June 30, 2019	4,364,071	$	43.77	$	188,248	$	2,770

We had a Senior Secured Loan outstanding to a borrower that ~~bears~~bore interest at a fixed annual interest rate of 8.0% and ~~matures in May~~matured and was paid off during the quarter ended June 30, 2020. The Senior Secured Loan iswas secured by a portfolio of six improved land parcels located primarily in Newark, New Jersey. One of the properties securing the Senior Secured Loan may be put to us as partial repayment of the Senior Secured Loan at a previously agreed upon value. This property may be called by us as partial repayment of the Senior Secured Loan at a previously agreed upon value. In addition, per the terms of the Senior Secured Loan, the borrower may repay the loan at any time with either cash or deed in lieu, with the deed subject to our approval. During the three months ended March 31, 2020, the borrower sold one of the improved land parcels that was securing the Senior Secured Loan and repaid a portion of the outstanding balance on the Senior Secured Loan. As of ~~March 31,~~June 30, 2020 and December 31, 2019, there was approximately ~~$10.9 million~~$0 and $15.9 million, respectively, net of deferred loan fees of approximately $0 and $0.1 million, respectively, outstanding on the Senior Secured Loan and approximately $0 and $0.3 million, respectively, of interest receivable outstanding on the Senior Secured Loan.

As of ~~March 31,~~June 30, 2020, we had $50.0 million of senior unsecured notes that mature in September 2022, $100.0 million of

senior unsecured notes that mature in July 2024, $50.0 million of senior unsecured notes that mature in July 2026, $50.0 million

of senior unsecured notes that mature in October 2027, $100.0 million of senior unsecured notes that mature in December 2029 ~~(collectively,~~

(collectively, the “Senior Unsecured Notes”), and a credit facility (the “Facility”), which consists of a $250.0 million unsecured

revolving credit facility that matures in October 2022, ~~and~~ a $100.0 million term loan that matures in January 2022. As of both ~~March 31,~~

June 30, 2020 and December 31, 2019, there were no borrowings outstanding on our revolving credit facility and $100.0 million of borrowings outstanding on our term loan.

Table of Contents

As of ~~March 31,~~June 30, 2020, we had one interest rate cap to hedge the variable cash flows associated with $50.0 million of ~~our~~its existing $100.0 million variable-rate term loan. The cap has a notional value of $50.0 million and will effectively cap the annual interest rate payable at 4.0% plus 1.20% to 1.70%, depending on leverage, with respect to $50.0 million for the period from December 1, 2014 (effective date) to May 4, 2021. As of December 31, 2019, we had ~~two~~an additional interest rate ~~caps~~cap with a notional value of $50.0 million (which expired on February 3, 2020) to hedge the variable cash flows associated with $50.0 million of our existing $100.0 million

~~Table of Contents~~

variable-rate term loan. ~~See “Note 9 - Derivative Financial Instruments”~~We are required to make certain monthly variable rate payments on the term loan, while the applicable counterparty is obligated to make certain monthly floating rate payments based on LIBOR to us in ~~our condensed notes to consolidated financial statements for more information regarding our interest rate caps.~~the event LIBOR is greater than 4.0%, referencing the same notional amount.

The aggregate amount of the Facility may be increased to a total of up to $600.0 million, subject to the approval of the administrative agent and the identification of lenders willing to make available additional amounts. Outstanding borrowings under the Facility are limited to the lesser of (i) the sum of the $100.0 million term loan and the $250.0 million revolving credit facility, or (ii) 60.0% of the value of the unencumbered properties. Interest on the Facility, including the term ~~loan,~~loans, is generally to be paid based upon, at our option, either (i) LIBOR plus the applicable LIBOR margin or (ii) the applicable base rate which is the greatest of the administrative agent’s prime rate, 0.50% above the federal funds effective rate, or thirty-day LIBOR plus the applicable LIBOR margin for LIBOR rate loans under the Facility plus 1.25%. The applicable LIBOR margin will range from 1.05% to 1.50% (1.05% as of ~~March 31,~~June 30, 2020) for the revolving credit facility and 1.20% to 1.70% (1.20% as of ~~March 31,~~June 30, 2020) ~~for~~and the $100.0 million term loan that matures in January 2022, depending on the ratio of our outstanding consolidated indebtedness to the value of our consolidated gross asset value. The Facility requires quarterly payments of an annual facility fee in an amount ranging from 0.15% to 0.30%, depending on the ratio of our outstanding consolidated indebtedness to the value of our consolidated gross asset value.

The Facility and the Senior Unsecured Notes are guaranteed by us and by substantially all of the current and to-be-formed subsidiaries of the borrower that own an unencumbered property. The Facility and the Senior Unsecured Notes are unsecured by our properties or by interests in the subsidiaries that hold such properties. The Facility and the Senior Unsecured Notes include a series of financial and other covenants with which we must comply. We were in compliance with the covenants under the Facility and the Senior Unsecured Notes as of ~~March 31,~~June 30, 2020 and December 31, 2019.

As of ~~March 31,~~June 30, 2020 and December 31, 2019, we had outstanding mortgage loans payable, net of deferred financing costs, of approximately ~~$11.6~~$11.5 million and $44.3 million, respectively, and held cash and cash equivalents totaling approximately ~~$69.7~~$148.3 million and $110.1 million, respectively.

The following tables summarize our debt maturities and principal payments and market capitalization, capitalization ratios, Adjusted EBITDA, interest coverage, fixed charge coverage and debt ratios as of and for the ~~three~~six months ended ~~March 31,~~June 30, 2020 and 2019 (dollars in thousands, except per share data):


		Credit Facility		Term Loan			Senior Unsecured Notes			Mortgage Loans Payable			Total Debt				Credit Facility		Term Loan			Senior Unsecured Notes			Mortgage Loan Payable			Total Debt
2020 (9 months)		$	—	$	—		$	—		$	345		$	345
2020 (6 months)																2020 (6 months)	$	—	$	—		$	—		$	231		$	231
2021	2021	—		—			—			11,271			11,271			2021	—		—			—			11,271			11,271
2022	2022	—		100,000			50,000			—			150,000			2022	—		100,000			50,000			—			150,000
2023	2023	—		—			—			—			—			2023	—		—			—			—			—
2024	2024	—		—			100,000			—			100,000			2024	—		—			100,000			—			100,000
Thereafter	Thereafter	—		—			200,000			—			200,000			Thereafter	—		—			200,000			—			200,000
Total debt		—		100,000			350,000			11,616			461,616
Total Debt																Total Debt	—		100,000			350,000			11,502			461,502
Deferred financing costs, net	Deferred financing costs, net	—		(365)			(2,229)			(14)			(2,608)			Deferred financing costs, net	—		(313)			(2,131)			(14)			(2,458)
Total debt, net		$	—	$	99,635		$	347,771		$	11,602		$	459,008
Total Debt, net																Total Debt, net	$	—	$	99,687		$	347,869		$	11,488		$	459,044
Weighted average interest rate	Weighted average interest rate	n/a		2.7		%	3.8		%	5.5		%	3.6		%	Weighted average interest rate	n/a		1.7		%	3.8		%	5.5		%	3.4		%

3336

Table of Contents


		As of March 31, 2020			As of March 31, 2019				As of June 30, 2020			As of June 30, 2019
Total Debt, net	Total Debt, net	$	459,008		$	442,898		Total Debt, net	$	459,044		$	442,694
Equity	Equity							Equity
Common Stock	Common Stock							Common Stock
Shares Outstanding ¹	Shares Outstanding ¹	67,695,805			63,128,894			Shares Outstanding ¹	68,322,213			65,495,713
Market Price ²	Market Price ²	$	51.75		$	42.04		Market Price ²	$	52.64		$	49.04
Total Equity	Total Equity	3,503,258			2,653,939			Total Equity	3,596,481			3,211,910
Total Market Capitalization	Total Market Capitalization	$	3,962,266		$	3,096,837		Total Market Capitalization	$	4,055,525		$	3,654,604
Total Debt-to-Total Investments in Properties ³	Total Debt-to-Total Investments in Properties ³	20.9		%	23.1		%	Total Debt-to-Total Investments in Properties ³	21.1		%	22.3		%
Total Debt-to-Total Investments in Properties and Senior Secured Loan ⁴	Total Debt-to-Total Investments in Properties and Senior Secured Loan ⁴	20.8		%	22.9		%	Total Debt-to-Total Investments in Properties and Senior Secured Loan ⁴	21.1		%	22.1		%
Total Debt-to-Total Market Capitalization ⁵	Total Debt-to-Total Market Capitalization ⁵	11.6		%	14.3		%	Total Debt-to-Total Market Capitalization ⁵	11.3		%	12.1		%
Floating Rate Debt as a % of Total Debt ⁶	Floating Rate Debt as a % of Total Debt ⁶	21.7		%	33.7		%	Floating Rate Debt as a % of Total Debt ⁶	21.7		%	33.7		%
Unhedged Floating Rate Debt as a % of Total Debt ⁷	Unhedged Floating Rate Debt as a % of Total Debt ⁷	10.9		%	—		%	Unhedged Floating Rate Debt as a % of Total Debt ⁷	10.9		%	11.3		%
Mortgage Loans Payable as a % of Total Debt ⁸	Mortgage Loans Payable as a % of Total Debt ⁸	2.5		%	10.3		%	Mortgage Loans Payable as a % of Total Debt ⁸	2.5		%	10.2		%
Mortgage Loans Payable as a % of Total Investments in Properties ⁹	Mortgage Loans Payable as a % of Total Investments in Properties ⁹	0.5		%	2.4		%	Mortgage Loans Payable as a % of Total Investments in Properties ⁹	0.5		%	2.3		%
Adjusted EBITDA ¹⁰	Adjusted EBITDA ¹⁰	$	30,193		$	28,246		Adjusted EBITDA ¹⁰	$	60,842		$	56,987
Interest Coverage ¹¹	Interest Coverage ¹¹	7.5		x	6.6		x	Interest Coverage ¹¹	7.7		x	6.9		x
Fixed Charge Coverage ¹²	Fixed Charge Coverage ¹²	6.5		x	5.6		x	Fixed Charge Coverage ¹²	6.8		x	5.8		x
Total Debt-to-Adjusted EBITDA ¹³	Total Debt-to-Adjusted EBITDA ¹³	3.8		x	3.9		x	Total Debt-to-Adjusted EBITDA ¹³	3.7		x	3.9		x
Weighted Average Maturity of Total Debt (years)	Weighted Average Maturity of Total Debt (years)	5.2			4.4			Weighted Average Maturity of Total Debt (years)	5.0			4.1

¹Includes ~~438,835~~438,483 and ~~389,852~~370,201 shares of unvested restricted stock outstanding as of ~~March 31,~~June 30, 2020 and 2019, respectively.

²Closing price of our shares of common stock on the New York Stock Exchange on ~~March 31,~~June 30, 2020 and ~~March 29,~~June 28, 2019, respectively, in dollars per share.

³Total debt-to-total investments in properties is calculated as total debt, including premiums and net of deferred financing costs, divided by total investments in properties, including ~~three properties~~one property held for sale with a gross book value of approximately ~~$39.1~~$15.1 million and accumulated depreciation and amortization of ~~$7.2~~$3.3 million.

⁴Total debt-to-total investments in properties and Senior Secured Loan is calculated as total debt, including premiums and net of deferred financing costs, divided by total investments in properties, including ~~three properties~~one property held for sale with a gross book value of approximately ~~$39.1~~$15.1 million and accumulated depreciation and amortization of ~~$7.2~~$3.3 million, and total Senior Secured Loan, net of deferred loan fees of approximately $0 and $0.1 million, as of ~~March 31,~~June 30, 2020 and 2019, respectively.

⁵Total debt-to-total market capitalization is calculated as total debt, including premiums and net of deferred financing costs, divided by total market capitalization as of ~~March 31,~~June 30, 2020 and 2019, respectively.

⁶Floating rate debt as a percentage of total debt is calculated as floating rate debt, including premiums and net of deferred financing costs, divided by total debt, including premiums and net of deferred financing costs. Floating rate debt includes $100.0 million variable-rate term loan borrowings, of which $50.0 million is subject to an interest rate ~~caps~~cap of 4.0% plus 1.20% to 1.70%, depending on leverage as of ~~March 31,~~June 30, 2020, and $150.0 million variable-rate term loan borrowings, of which $100.0 million is subject to interest rate caps of 4.0% plus 1.20% to 1.70% as of ~~March 31,~~June 30, 2019. See “Note 9 - Derivative Financial Instruments” in our condensed notes to consolidated financial statements for more information regarding our interest rate caps.

⁷Unhedged floating rate debt as a percentage of total debt is calculated as unhedged floating rate debt, including premiums and net of deferred financing costs, divided by total debt, including premiums and net of deferred financing costs. Hedged debt includes ~~$50.0~~our $100.0 million ~~of our~~ variable-rate term loan borrowings, of which $50.0 million is subject to an interest rate ~~caps~~cap of 4.0% plus 1.20% to 1.70%, depending on leverage as of ~~March 31,~~June 30, 2020 and $150.0 million variable rate term loan borrowings subject to interest rate caps of 4.0% plus 1.20% to 1.70% as of ~~March 31,~~June 30, 2019. See “Note 9 - Derivative Financial Instruments” in our condensed notes to consolidated financial statements for more information regarding our interest rate caps.

⁸Mortgage loans payable as a percentage of total debt is calculated as mortgage loans payable, including premiums and net of deferred financing costs, divided by total debt, including premiums and net of deferred financing costs.

Table of Contents

⁹Mortgage loans payable as a percentage of total investments in properties is calculated as mortgage loans payable, including premiums and net of deferred financing costs, divided by total investments in properties, including ~~three~~

~~Table of Contents~~

~~properties~~one property held for sale with a gross book value of approximately ~~$39.1~~$15.1 million and accumulated depreciation and amortization of ~~$7.2~~$3.3 million.

¹⁰Earnings before interest, taxes, gains (losses) from sales of property, depreciation and amortization, acquisition costs and stock-based compensation (“Adjusted EBITDA”) for the ~~three~~six months ended ~~March 31,~~June 30, 2020 and 2019, respectively. See “Non-GAAP Financial Measures” in this Quarterly Report on Form 10-Q for a definition and reconciliation of Adjusted EBITDA from net income and a discussion of why we believe Adjusted EBITDA is a useful supplemental measure of our operating performance.

¹¹Interest coverage is calculated as Adjusted EBITDA divided by interest expense, including amortization. See “Non-GAAP Financial Measures” in this Quarterly Report on Form 10-Q for a definition and reconciliation of Adjusted EBITDA from net income and a discussion of why we believe Adjusted EBITDA is a useful supplemental measure of our operating performance.

¹²Fixed charge coverage is calculated as Adjusted EBITDA divided by interest expense, including amortization plus capitalized interest. See “Non-GAAP Financial Measures” in this Quarterly Report on Form 10-Q for a definition and reconciliation of Adjusted EBITDA from net income and a discussion of why we believe Adjusted EBITDA is a useful supplemental measure of our operating performance.

¹³Total debt-to-Adjusted EBITDA is calculated as total debt, including premiums and net of deferred financing costs, divided by annualized Adjusted EBITDA. See “Non-GAAP Financial Measures” in this Quarterly Report on Form 10-Q for a definition and reconciliation of Adjusted EBITDA from net income and a discussion of why we believe Adjusted EBITDA is a useful supplemental measure of our operating performance.

The following table sets forth the cash dividends paid or payable per share during the ~~three~~six months ended ~~March 31,~~June 30, 2020:

For the Three Months Ended

Security

Dividend per
Share

Declaration Date

Record Date

Date Paid

March 31, 2020

Common stock

0.27

February 5, 2020

March 27, 2020

April 10, 2020

June 30, 2020

Common stock

0.27

May 5, 2020

June 30, 2020

July 14, 2020

Sources and Uses of Cash

Our principal sources of cash are cash from operations, borrowings under loans payable, draws on our Facility, common and preferred stock issuances, proceeds from property dispositions and issuances of unsecured notes. Our principal uses of cash are asset acquisitions, debt service, capital expenditures, operating costs, corporate overhead costs and common stock dividends.

Cash From Operating Activities. Net cash provided by operating activities totaled approximately ~~$22.2~~$45.4 million for the ~~three~~six months ended ~~March 31,~~June 30, 2020 compared to approximately ~~$19.8~~$43.9 million for the ~~three~~six months ended ~~March 31,~~June 30, 2019. This increase in cash provided by operating activities is primarily attributable to additional cash flows generated from the properties acquired during ~~2020~~2019 and ~~2019~~2020 and same store properties.

Cash From Investing Activities. Net cash provided by investing activities was approximately $5.5 million and net cash used in investing activities was ~~approximately $36.2 million and $27.7~~$93.1 million, respectively, for the ~~three~~six months ended ~~March 31,~~June 30, 2020 and 2019, which consisted primarily of cash paid for property acquisitions of approximately ~~$30.1~~$40.4 million and ~~$25.8~~$73.2 million, respectively, additions to capital improvements of approximately ~~$11.1~~$19.7 million and ~~$13.9~~$31.8 million, respectively, ~~and partially~~ offset by net cash received for the Senior Secured Loan of $15.9 million and $0, respectively, and net proceeds from sales of real estate investments of approximately $0$49.7 million and $12.0 million, ~~respectively, and partial repayment of our Senior Secured Loan of approximately $5.0 million and $0,~~ respectively.

Cash From Financing Activities. Net cash used in financing activities was approximately ~~$28.7~~$14.9 million for the ~~three~~six months ended ~~March 31,~~June 30, 2020, which consisted primarily of approximately ~~$22.5~~$54.7 million in net common stock issuance proceeds offset by approximately ~~$18.2~~$36.5 million in equity dividend payments and ~~$32.7~~approximately $32.8 million in ~~payments on~~ mortgage loan ~~payable.~~payments. Net cash provided by financing activities was approximately ~~$35.8~~$134.8 million for the ~~three~~six months ended ~~March 31,~~June 30, 2019, which consisted primarily of approximately ~~$73.8~~$188.3 million in net common stock issuance proceeds ~~partially offset by $19.0~~and $21.9 million in net ~~borrowing repayments~~borrowings on our Facility ~~and~~offset by approximately ~~$14.6~~$29.8 million in equity dividend payments.

Table of Contents

Critical Accounting Policies

A summary of our critical accounting policies is set forth in our Annual Report on Form 10-K for the year ended December 31, 2019 and in the condensed notes to consolidated financial statements in this Quarterly Report on Form 10-Q.

~~Table of Contents~~

Off-Balance Sheet Arrangements

We do not have any off-balance sheet arrangements that have or are reasonably likely to have a current or future effect on our financial condition, changes in financial condition, revenues or expenses, results of operations, liquidity, capital expenditures or capital resources that are material to investors.

Contractual Obligations

As of ~~May 5,~~August 4, 2020, we have one outstanding contract with a third-party seller to acquire one industrial property. There is no assurance that we will acquire the property under contract because the proposed acquisition is subject to the completion of satisfactory due diligence and various closing conditions.

The following table summarizes certain information with respect to the property we have under contract:


Market	Number of Buildings	Square Feet	Purchase Price (in thousands)		Assumed Debt (in thousands)
Los Angeles	—	—	$	—	$	—
Northern New Jersey/New York City	—	—	—		—
San Francisco Bay Area	—	—	—		—
Seattle¹	—	—	7,275		—
Miami	—	—	—		—
Washington, D.C.	—	—	—		—
Total	—	—	$	7,275	$	—

¹Includes one improved land parcel containing approximately 7.0 acres.

As of August 4, 2020, we executed two non-binding letters of intent with third-party sellers to acquire one industrial building consisting of approximately 13,000 square feet and one improved land parcel consisting of approximately 4.7 acres for a total anticipated purchase price of approximately $22.7 million. In the normal course of its business, we enter into non-binding letters of intent to purchase properties from third parties that may obligate us to make payments or perform other obligations upon the occurrence of certain events, including the execution of a purchase and sale agreement and satisfactory completion of various due diligence matters. There can be no assurance that we will enter into purchase and sale agreements with respect to these properties or otherwise complete any such prospective purchases on the terms described or at all.

The following table summarizes our contractual obligations due by period as of ~~March 31,~~June 30, 2020 (dollars in thousands):


Contractual Obligations	Contractual Obligations	Less than 1 Year		1-3 Years		3-5 Years		More than 5 Years		Total		Contractual Obligations	Less than 1 Year		1-3 Years		3-5 Years		More than 5 Years		Total
Debt	Debt	$	463	$	161,153	$	100,000	$	200,000	$	461,616	Debt	$	11,502	$	150,000	$	100,000	$	200,000	$	461,502
Debt interest payments	Debt interest payments	13,843		25,644		20,545		25,668		85,700		Debt interest payments	13,843		25,593		20,545		22,935		82,916
Operating lease commitments	Operating lease commitments	272		348		—		—		620		Operating lease commitments	273		280		—		—		553
Redevelopment obligations		289		—		—		—		289

Purchase obligations	Purchase obligations	5,700		—		—		—		5,700		Purchase obligations	7,275		—		—		—		7,275
Total	Total	$	20,567	$	187,145	$	120,545	$	225,668	$	553,925	Total	$	32,893	$	175,873	$	120,545	$	222,935	$	552,246

Non-GAAP Financial Measures

We use the following non-GAAP financial measures that we believe are useful to investors as key supplemental measures of our operating performance: funds from operations, or FFO, Adjusted EBITDA, net operating income, or NOI, same store NOI and cash-basis same store NOI. FFO, Adjusted EBITDA, NOI, same store NOI and cash-basis same store NOI should not be considered in isolation or as a substitute for measures of performance in accordance with GAAP. Further, our computation of FFO, Adjusted EBITDA, NOI, same store NOI and cash-basis same store NOI may not be comparable to FFO, Adjusted EBITDA, NOI, same store NOI and cash-basis same store NOI reported by other companies.

Table of Contents

We compute FFO in accordance with standards established by the National Association of Real Estate Investment Trusts (“Nareit”), which defines FFO as net income (loss) (determined in accordance with GAAP), excluding gains (losses) from sales of property and impairment write-downs of depreciable real estate, plus depreciation and amortization on real estate assets and after adjustments for unconsolidated partnerships and joint ventures (which are calculated to reflect FFO on the same basis). We believe that presenting FFO provides useful information to investors regarding our operating performance because it is a measure of our operations without regard to specified non-cash items, such as real estate depreciation and amortization and gain or loss on sale of assets.

We believe that FFO is a meaningful supplemental measure of our operating performance because historical cost accounting for real estate assets in accordance with GAAP implicitly assumes that the value of real estate assets diminishes predictably over time. Since real estate values have historically risen or fallen with market conditions, many industry investors and analysts have considered the presentation of operating results for real estate companies that use historical cost accounting alone to be insufficient. As a result, we believe that the use of FFO, together with the required GAAP presentations, provide a more complete understanding of our operating performance.

~~Table of Contents~~

The following table reflects the calculation of FFO reconciled from net income for the three and six months ended ~~March 31,~~June 30, 2020 and 2019 (dollars in thousands except per share data):


		For the Three Months Ended March 31,											For the Three Months Ended June 30,										For the Six Months Ended June 30,
		2020		2019		$ Change		% Change			2020		2019		$ Change		% Change		2020		2019		$ Change		% Change
Net income	Net income	$	12,856	$	15,532	$	(2,676)	(17.2)	%	Net income	$	30,704	$	10,379	$	20,325	195.8	%	$	43,560	$	25,911	$	17,649	68.1	%
Gain on sales of real estate investments	Gain on sales of real estate investments	—		(4,465)		4,465		n/a		Gain on sales of real estate investments	(17,750)		—		(17,750)		n/a		(17,750)		(4,465)		(13,285)		297.5	%
Depreciation and amortization	Depreciation and amortization									Depreciation and amortization
Depreciation and amortization	Depreciation and amortization	11,100		10,415		685		6.6	%	Depreciation and amortization	11,459		10,648		811		7.6	%	22,559		21,063		1,496		7.1	%
Non-real estate depreciation	Non-real estate depreciation	(26)		(28)		2		(7.1)	%	Non-real estate depreciation	(20)		(27)		7		(25.9)	%	(46)		(55)		9		(16.4)	%
Allocation to participating securities ¹	Allocation to participating securities ¹	(154)		(135)		(19)		14.1	%	Allocation to participating securities ¹	(152)		(128)		(24)		18.8	%	(305)		(263)		(42)		16.0	%
Funds from operations attributable to common stockholders ²	Funds from operations attributable to common stockholders ²	$	23,776	$	21,319	$	2,457	11.5	%	Funds from operations attributable to common stockholders ²	$	24,241	$	20,872	$	3,369	16.1	%	$	48,018	$	42,191	$	5,827	13.8	%
Basic FFO per common share	Basic FFO per common share	$	0.35	$	0.35	$	—	—	%	Basic FFO per common share	$	0.36	$	0.33	$	0.03	9.1	%	0.71		$	0.67	$	0.04	6.0	%
Diluted FFO per common share	Diluted FFO per common share	$	0.35	$	0.35	$	—	—	%	Diluted FFO per common share	$	0.36	$	0.33	$	0.03	9.1	%	0.71		$	0.67	$	0.04	6.0	%

Weighted average basic common shares	Weighted average basic common shares	67,062,582		61,456,965						Weighted average basic common shares	67,622,005		63,780,645						67,342,293		62,625,224
Weighted average diluted common shares	Weighted average diluted common shares	67,469,721		61,604,250						Weighted average diluted common shares	68,029,144		64,075,215						67,749,432		62,919,794

^11.To be consistent with our policies of determining whether instruments granted in share-based payment transactions are participating securities and accounting for earnings per share, the FFO per common share is adjusted for FFO distributed through declared dividends (if any) and allocated to all participating securities (weighted average common shares outstanding and unvested restricted shares outstanding) under the two-class method. Under this method, allocations were made to ~~434,538~~438,595 and ~~389,518~~385,587 of weighted average unvested restricted shares outstanding for the three months ended ~~March 31,~~June 30, 2020 and 2019, respectively, and 436,567 and 387,542 of weighted average unvested restricted shares outstanding for the six months ended June 30, 2020 and 2019, respectively.

^22.Includes performance share award expense of approximately ~~$1.5~~$1.0 million and ~~$2.0~~$2.8 million for the three months ended ~~March 31,~~June 30, 2020 and 2019, respectively, and approximately $2.5 million and $4.8 million for the six months ended June 30, 2020 and 2019, respectively. See “Note 11 – Stockholders’ Equity” in ~~our~~the condensed notes to consolidated financial statements for more information regarding our performance share awards.

Table of Contents

FFO increased by approximately ~~$2.5~~$3.4 million and $5.8 million for the three and six months ended ~~March 31,~~June 30, 2020, asrespectively, compared to the same ~~period~~periods from the prior year due primarily to property acquisitions during 2019 and 2020 ~~a decrease of share award expense~~ and same store NOI growth of approximately ~~$0.4~~$0.5 million and $0.8 million for the three and six months ended ~~March 31,~~June 30, 2020, respectively, compared to the same ~~period from the prior year. The FFO increase was partially offset by increased weighted average common shares outstanding for the three months ended March 31, 2020 compared to the same period~~periods from the prior year. In addition, the FFO increased due to ~~the effects~~a decrease in performance share award expense of ~~COVID-19, the future contractual lease payments of certain of our tenants were not probable~~approximately $1.8 million and ~~as such, approximately $0.5~~$2.1 million ~~in straight-line rent receivables was reversed during~~for the three and six months ended ~~March 31, 2020.~~June 30, 2020, respectively, partially offset by a decline of approximately $0.2 million and $0.1 million related to the disposition of properties for the three and six months ended June 30, 2020, respectively.

We compute Adjusted EBITDA as earnings before interest, taxes, depreciation and amortization, gain on sales of real estate investments, acquisition costs and stock-based compensation. We believe that presenting Adjusted EBITDA provides useful information to investors regarding our operating performance because it is a measure of our operations on an unleveraged basis before the effects of tax, gain (loss) on sales of real estate investments, non-cash depreciation and amortization expense, acquisition costs and stock-based compensation. By excluding interest expense, Adjusted EBITDA allows investors to measure our operating performance independent of our capital structure and indebtedness and, therefore, allows for more meaningful comparison of our operating performance between quarters and other interim periods as well as annual periods and for the comparison of our operating performance to that of other companies, both in the real estate industry and in other industries. As we are currently in a growth phase, acquisition costs are excluded from Adjusted EBITDA to allow for the comparison of our operating performance to that of stabilized companies.

The following table reflects the calculation of Adjusted EBITDA reconciled from net income for the three and six months ended ~~March 31,~~June 30, 2020 and 2019 (dollars in thousands):

~~Table of Contents~~


	For the Three Months Ended June 30,										For the Six Months Ended June 30,
	2020		2019		$ Change		% Change		2020		2019		$ Change		% Change
Net income	$	30,704	$	10,379	$	20,325	195.8	%	$	43,560	$	25,911	$	17,649	68.1	%
Gain on sales of real estate investments	(17,750)		—		(17,750)		n/a		(17,750)		(4,465)		(13,285)		297.5	%
Depreciation and amortization	11,459		10,648		811		7.6	%	22,559		21,063		1,496		7.1	%
Interest expense, including amortization	3,909		4,053		(144)		(3.6)	%	7,915		8,317		(402)		(4.8)	%

Stock-based compensation	2,316		3,660		(1,344)		(36.7)	%	4,495		6,160		(1,665)		(27.0)	%
Acquisition costs	11		1		10		1000.0	%	63		1		62		6200.0	%
Adjusted EBITDA	$	30,649	$	28,741	$	1,908	6.6	%	$	60,842	$	56,987	$	3,855	6.8	%

For the Three Months Ended March 31,
2020 2019 $ Change % Change
Net income $ 12,856 $ 15,532 $ (2,676) (17.2) %
Gain on sales of real estate investments — (4,465) 4,465 n/a
Depreciation and amortization 11,100 10,415 685 6.6 %
Interest expense, including amortization 4,006 4,264 (258) (6.1) %
Stock-based compensation 2,179 2,500 (321) (12.8) %
Acquisition costs 52 — 52 n/a
Adjusted EBITDA $ 30,193 $ 28,246 $ 1,947 6.9 %

~~The analysis of our results below for the three months ended March 31, 2020 and 2019 includes the changes attributable to~~We compute NOI as rental revenues, including tenant expense reimbursements, less property operating expenses. We compute same store ~~properties.~~NOI as rental revenues, including tenant expense reimbursements, less property operating expenses on a same store basis. NOI excludes depreciation, amortization, general and administrative expenses, acquisition costs and interest expense, including amortization. We compute cash-basis same store NOI as same store NOI excluding straight-line rents and amortization of lease intangibles. The same store pool ~~for the comparison of the three months ended March 31, 2020 and 2019~~ includes all properties that were owned and in operation as of ~~March 31,~~June 30, 2020 and since January 1, 2019 and excludes properties that were either disposed of prior to, held for sale to a third party or in redevelopment as of ~~March 31,~~June 30, 2020. As of ~~March 31,~~June 30, 2020, the same store pool consisted of ~~202~~198 buildings ~~(including three properties held for sale)~~ aggregating approximately ~~12.5~~12.0 million square feet representing approximately ~~94.0%~~91.8% of our total square feet owned and 14 improved land parcels ~~consisting of~~containing approximately 54.2 acres. As of March 31, 2020, the non-same store properties, which we acquired, redeveloped, or sold during 2019 and 2020 or which were in redevelopment as of March 31, 2020, consisted of 17 buildings aggregating approximately 0.9 million square feet, seven improved land parcels containing approximately 28.0 acres and four properties under redevelopment expected to contain approximately 0.5 million square feet upon completion. As of March 31, 2020 and 2019, our consolidatedWe believe that presenting NOI, same store ~~pool occupancy was approximately 98.1%~~NOI and ~~98.2%, respectively.~~cash-basis same store NOI provides useful information to investors regarding the operating performance of our properties because NOI excludes certain items that are not considered to be controllable in connection with the management of the properties, such as depreciation, amortization, general and administrative expenses, acquisition costs and interest expense. By presenting same store NOI and cash-basis same store NOI, the operating results on a same store basis are directly comparable from period to period.

Table of Contents

The following table reflects the calculation of NOI, same store NOI and cash-basis same store NOI reconciled from net income for the three and six months ended ~~March 31,~~June 30, 2020 and 2019 (dollars in thousands):


		For the Three Months Ended March 31,											For the Three Months Ended June 30,										For the Six Months Ended June 30,
		2020		2019		$ Change		% Change			2020		2019		$ Change		% Change		2020		2019		$ Change		% Change
Net income ¹	Net income ¹	$	12,856	$	15,532	$	(2,676)	(17.2)	%	Net income ¹	$	30,704	$	10,379	$	20,325	195.8	%	$	43,560	$	25,911	$	17,649	68.1	%
Depreciation and amortization	Depreciation and amortization	11,100		10,415		685		6.6	%	Depreciation and amortization	11,459		10,648		811		7.6	%	22,559		21,063		1,496		7.1	%
General and administrative	General and administrative	5,758		5,963		(205)		(3.4)	%	General and administrative	5,665		6,757		(1,092)		(16.2)	%	11,423		12,720		(1,297)		(10.2)	%
Acquisition costs	Acquisition costs	52		—		52		n/a		Acquisition costs	11		1		10		1000.0	%	63		1		62		6200.0	%
Total other income and expenses	Total other income and expenses	3,442		(1,723)		5,165		n/a		Total other income and expenses	(14,031)		3,236		(17,267)		n/a		(10,589)		1,513		(12,102)		n/a
Net operating income	Net operating income	33,208		30,187		3,021		10.0	%	Net operating income	33,808		31,021		2,787		9.0	%	67,016		61,208		5,808		9.5	%
Less non-same store NOI ²	Less non-same store NOI ²	(3,426)		(851)		(2,575)		302.6	%	Less non-same store NOI ²	(4,598)		(2,278)		(2,320)		101.8	%	(9,079)		(4,076)		(5,003)		122.7	%
Same store NOI ³	Same store NOI ³	$	29,782	$	29,336	$	446	1.5	%	Same store NOI ³	$	29,210	$	28,743	$	467	1.6	%	$	57,937	$	57,132	$	805	1.4	%
Less straight-line rents and amortization of lease intangibles ⁴	Less straight-line rents and amortization of lease intangibles ⁴	(832)		(1,624)		792		(48.8)	%	Less straight-line rents and amortization of lease intangibles ⁴	(1,103)		(1,766)		663		(37.5)	%	(1,698)		(3,426)		1,728		(50.4)	%
Cash-basis same store NOI ³	Cash-basis same store NOI ³	$	28,950	$	27,712	$	1,238	4.5	%	Cash-basis same store NOI ³	$	28,107	$	26,977	$	1,130	4.2	%	$	56,239	$	53,706	$	2,533	4.7	%

¹Includes approximately $0$0.2 million of lease termination income for both the three months ended ~~March 31,~~June 30, 2020 and 2019, and approximately $0.2 million of lease termination income for both the six months ended June 30, 2020 and 2019.

²Includes 2019 and 2020 acquisitions and dispositions, ~~seven~~eight improved land parcels and ~~four~~two properties under redevelopment.

³Includes approximately $0$0.1 million and $0.2 million of lease termination income for ~~both~~ the three months ended ~~March 31,~~June 30, 2020 and ~~2019.~~2019, respectively, and approximately $0.1 million and $0.2 million of lease termination income for the six months ended June 30, 2020 and 2019, respectively.

⁴Includes straight-line rents and amortization of lease intangibles for the same store pool only. ~~Also includes approximately $0.5 million in straight-line rent receivable reversal due to the effects of COVID-19 during the three months ended March 31, 2020.~~

Cash-basis same store NOI increased by approximately ~~$1.2~~$1.1 million for the three months ended ~~March 31,~~June 30, 2020 compared to the same period from the prior year primarily due to increased rental revenue on new and renewed ~~leases.~~leases, offset by a decrease in occupancy rate. The decline in occupancy as compared to the prior quarter was driven primarily by a 192,000 square foot lease expiration at our 130 Interstate property and a 50,000 square foot lease expiration at our Whelan property which was acquired in the fourth quarter of 2019 with a short-term lease. For ~~both~~ the three months ended ~~March 31,~~June 30, 2020 and 2019, respectively, total contractual rent abatements of approximately ~~$0.6~~$0.8 million and $0.7 million were given to certain tenants in the same-store pool and approximately $0$0.1 million and $0.2 million in lease termination income was received from certain tenants in the same store pool. In addition, approximately ~~$0.1~~$0.3 million of the increase in cash-basis same store NOI for the three months ended ~~March 31,~~June 30, 2020 related to properties that were acquired vacant or with near term expirations in 2018.

Cash-basis same store NOI increased by approximately $2.5 million for the six months ended June 30, 2020 compared to the same period from the prior year primarily due to increased rental revenue on new and renewed leases, offset by a decrease in occupancy rate. For both the six months ended June 30, 2020 and 2019, total contractual rent abatements of approximately $1.2 million were given to certain tenants in the same-store pool and approximately $0.1 million and $0.2 million, respectively, in lease termination income was received from certain tenants in the same store pool. In addition, approximately $0.4 million of the increase in cash-basis same store NOI for the six months ended June 30, 2020 related to properties that were acquired vacant or with near term expirations in 2018.

Table of Contents

Item 3. Quantitative and Qualitative Disclosures About Market Risk

Market risk includes risks that arise from changes in interest rates, foreign currency exchange rates, commodity prices, equity prices and other market changes that affect market sensitive instruments. In pursuing our business strategies, the primary market risk which we are exposed to is interest rate risk. We are exposed to interest rate changes primarily as a result of debt used to maintain liquidity, fund capital expenditures and expand our investment portfolio and operations. We seek to limit the impact of interest rate changes on earnings and cash flows and to lower our overall borrowing costs. As described below, some of our outstanding debt bears interest at variable rates, and we expect that some of our future outstanding debt will have variable interest rates. We may use interest rate caps and/or swap agreements to manage our interest rate risks relating to our variable rate debt. We expect to replace variable rate debt on a regular basis with fixed rate, long-term debt to finance our assets and operations.

As of ~~March 31,~~June 30, 2020, we had $100.0 million of borrowings outstanding under our Facility. Of the $100.0 million outstanding on the Facility, $50.0 million is subject to interest rate caps. See “Note 9 - Derivative Financial Instruments” in the condensed notes to consolidated financial statements for more information regarding our interest rate caps. Amounts borrowed under our Facility bear interest at a variable rate based on LIBOR plus an applicable LIBOR margin. The weighted average interest rate on borrowings outstanding under our Facility was ~~2.7%~~1.7% as of ~~March 31,~~June 30, 2020. If the LIBOR rate were to fluctuate by 0.25%, interest expense would increase or decrease, depending on rate movement, future earnings and cash flows by approximately $0.3 million annually on the total of the outstanding balances on our Facility as of ~~March 31,~~June 30, 2020.

In the event that LIBOR is discontinued, the interest rate for our debt, including our Facility, will be based on a replacement rate or an alternate base rate as specified in the applicable documentation governing such debt or as otherwise agreed upon. Such an event would not affect our ability to borrow or maintain already outstanding borrowings, but the replacement rate or alternate base rate could be higher or more volatile than LIBOR prior to its discontinuance. We understand that LIBOR is expected to remain available through the end of 2021, but may be discontinued or otherwise become unavailable thereafter.

Item 4. Controls and Procedures

Evaluation of Disclosure Controls and Procedures

Our management has evaluated, under the supervision and with the participation of our Chief Executive Officer, President and Chief Financial Officer, the effectiveness of our disclosure controls and procedures (as defined in Rules 13a-15(e) and 15d-15(e) under the Exchange Act), and has concluded that as of the end of the period covered by this report, our disclosure controls and procedures were effective to give reasonable assurance that information required to be disclosed by us in the reports that we file or submit under the Exchange Act is recorded, processed, summarized and reported within the time periods specified in the Securities and Exchange Commission’s rules and forms and is accumulated and communicated to our management, including our Chief Executive Officer, President, and Chief Financial Officer, as appropriate to allow timely decisions regarding required disclosures.

Changes in Internal Control Over Financial Reporting

There were no changes in our internal control over financial reporting during the quarter ended ~~March 31,~~June 30, 2020 that have materially affected, or are reasonably likely to materially affect, our internal control over financial reporting.

3943

Table of Contents

PART II. OTHER INFORMATION

Item 1. Legal Proceedings

We are not involved in any material litigation nor, to our knowledge, is any material litigation threatened against us.

Item 1A. Risk Factors

The following risk factor supplements the risk factors described under “Item 1A. Risk Factors” in our Annual Report on Form 10-K for the year ended December 31, 2019 and should be read in conjunction with the other risk factors presented in our Annual Report on Form ~~10-K.~~10-K for the year December 31, 2019 and in our Quarterly Report on Form 10-Q for the quarter ended March 31, 2020..

The outbreak of the novel coronavirus (COVID-19) has caused, and could continue to cause, severe disruptions in the U.S., regional and global economies and could materially and adversely impact our business, financial condition and results of operations and the business, financial condition and results of operations of our tenants.

In March 2020, the World Health Organization declared COVID-19 a global pandemic. COVID-19 has caused, and could continue to cause, significant disruptions to the U.S. and global economies and has contributed to significant volatility and negative pressure in financial markets. The global impact of the outbreak is continually and rapidly evolving and, as additional cases of the virus are identified, many countries, including the U.S., have reacted by instituting quarantines, restrictions on travel and/or mandatory closures of businesses. Certain states and cities, including where our headquarters and our properties are located, have also reacted by instituting quarantines, restrictions on travel, “shelter-in-place” rules, restrictions on types of business that may continue to operate, and/or restrictions on the types of construction projects that may continue.

The extent to which COVID-19 impacts our operations will depend on future developments, which are highly uncertain and cannot be predicted accurately, including the scope, severity and duration of such pandemic, the actions taken to contain the pandemic or mitigate its impact, and the direct and indirect economic effects of the pandemic and containment measures, among others. The rapid development and fluidity of this situation precludes any prediction as to the full adverse impact of COVID-19 on our business and businesses of our tenants. Nevertheless, COVID-19 and actions taken to contain it or mitigate its impact may materially and adversely affect our businesses, financial condition and results of operations and may also have the effect of heightening many of the risks described in the “Risk Factors” section of our Annual Report on Form 10-K for the year ended December 31, 2019. Such risks and potential material adverse impacts include:

•the complete or partial closure of, or other operational restrictions or other issues at, one or more of our properties resulting from government or tenant action has had, and could continue to have, a material adverse impact on our operations and those of our tenants and third-party property managers;

•reduced economic activity impacting the businesses, financial condition and liquidity of our tenants, could cause one or more of our tenants, including certain significant tenants, or one or more of our third-party managers, to be unable to meet their rent payment or other obligations to us in full, or at all, to otherwise seek modifications of such obligations, including rent payment deferrals, or to file for bankruptcy protection.

•We continue to work with its customers who have been forced to close or otherwise limit operations or whose businesses have been adversely impacted during the pandemic to, on a case-by-case basis, provide rent deferments. With regard to rent billed for ~~April~~July 2020, we received, as of ~~May 1,~~August 4, 2020, approximately ~~84%~~95% of such rent in cash and ~~11%~~an additional 1% by applying security deposits. As of ~~May 1,~~August 4, 2020:

◦~~170~~174 tenants, representing ~~34%~~approximately 36.0% of the our ~~498~~ total ~~tenants’ leases~~tenants had requested rent deferral or abatement. Such requests aggregated ~~6.5%~~7.0% of our annualized base ~~rent as of April 1, 2020;~~rent;

◦Of the ~~170~~174 requests, we granted rent deferrals to 4961 tenants aggregating ~~2.0%~~2.7% of annualized base rent ~~(29%~~(35.1% of total requests by number and ~~31%~~38.7% by dollar amount)~~. Deferrals granted represent 76%~~ which represents 76.7% of the total dollar deferral requests (3.6% of annualized base rent) from those 49 tenants. We did not grant any rent abatement;

◦We denied 6750 tenant requests aggregating ~~2.5%~~1.8% of annualized base rent ~~(39%~~(28.7% of total requests by number and ~~38%~~25.7% by dollar amount). 4659 tenants aggregating ~~1.2%~~1.6% of annualized base rent requesting rent deferral or abatement rescinded their requests ~~(27%~~(33.3%% of requests by number and ~~18%~~22.5% by dollar amount);

Table of Contents

◦We are still in discussions with ~~eight~~four tenants who are requesting ~~0.2%~~0.05% of our annualized base rent in rent deferral or abatement ~~(5%~~(2.3% of requests by number and 3%0.7% by dollar amount); and

◦We may in the future amend or enter into additional rent deferral agreements.

~~Table of Contents~~

•our inability to renew leases, lease vacant space, including vacant space from tenant defaults, or re-lease space as leases expire on favorable terms, or at all, including in the current slowing leasing environment could result in lower rental revenues or cause interruptions or delays in the receipt, or non-receipt, of rental payments;

•state, local or industry-initiated efforts, such as a rent freeze for tenants or a suspension of a landlord’s ability to enforce evictions may affect our ability to collect rent or enforce remedies for the failure to pay rent;

•a general decline in business activity and demand for real estate transactions, including the reduced activity in the current environment could adversely affect our ability or desire to grow through investments in industrial properties or make strategic dispositions;

•severe disruption and instability in the U.S. and global financial markets or deteriorations in credit and financing conditions could make it difficult for us to access debt and equity capital on attractive terms, or at all, and impact our ability to fund business activities and repay debt on a timely basis;

•disruptions in the supply of materials or products or the inability of contractors to perform on a timely basis or at all, including as a result of restrictions on construction activity could cause delays in completing ongoing or future construction or re-development projects;

•the potential negative impact of COVID-19 on the health of our personnel, particularly if a significant number of our senior management group or key employees are impacted, could result in a deterioration in our ability to ensure business continuity;

•limited access to our facilities, and to, or among, our management, tenants, support staff, third-party property managers and professional advisors could decrease the effectiveness of our disclosure controls and procedures and internal controls over financial reporting, increase our susceptibility to security breaches, or hamper our ability to comply with regulatory obligations and lead to reputational harm and regulatory issues or fines;

•any inability for us to effectively manage our portfolio and manage our operations or any inability of our third-party property managers to provide services to us while working remotely during the COVID-19 pandemic and for a time after such pandemic could adversely impact our business;

•our potential inability to comply with financial covenants of our credit facility and other debt agreements could result in default and potential acceleration of indebtedness and impact our ability to make additional borrowings under our credit facility or other borrowings in the future.

Except to the extent updated above or previously updated or to the extent additional factual information disclosed elsewhere in this Quarterly Report on Form 10-Q relates to such risk factors (including, without limitation, the matters discussed in Part I, “Item 2—Management’s Discussion and Analysis of Financial Condition and Results of Operations”), there have been no material changes to the risk factors disclosed in the Company’s Annual Report on Form 10-K for the year ended December 31, 2019.

Item 2. Unregistered Sale of Equity Securities and Use of Proceeds

(a)Not Applicable.

(b)Not Applicable.

(c)~~Issuer Purchases of Equity Securities.~~

Period (a) Total Number of Shares of Common Stock Purchased (b) Average Price Paid per Common Share (c) Total Number of Shares Purchased as Part of Publicly Announced Plans or Programs (d) Maximum Number (or Approximate Dollar Value) of Shares that May Yet be Purchased Under the Plan or Program
January 1, 2020 - January 31, 2020 — $ — N/A N/A
February 1, 2020 - February 29, 2020 4,510 61.76 N/A N/A
March 1, 2020 - March 31, 2020 — — N/A N/A
4,510
¹
$ 61.76 N/A N/A

~~Table of Contents~~

¹~~Represents shares of common stock surrendered by employees to the Company to satisfy such employees’ tax withholding obligations in connection with the vesting of restricted stock.~~Not Applicable.

Item 3. Defaults Upon Senior Securities

None.

Item 4. Mine Safety Disclosures

Not Applicable.

Item 5. Other Information

Table of Contents

None.

4246

Table of Contents

Item 6. Exhibits


Exhibit Number						Exhibit Description





31.1*						Rule 13a-14(a)/15d-14(a) Certification dated ~~May 6, 2020~~. August 5, 2020.

31.2*						Rule 13a-14(a)/15d-14(a) Certification dated ~~May 6,~~August 5, 2020.

31.3*						Rule 13a-14(a)/15d-14(a) Certification dated ~~May 6,~~August 5, 2020.

32.1**						18 U.S.C. § 1350 Certification dated ~~May 6,~~August 5, 2020.

32.2**						18 U.S.C. § 1350 Certification dated ~~May 6,~~August 5, 2020.

32.3**						18 U.S.C. § 1350 Certification dated ~~May 6,~~August 5, 2020.

101.SCH*						Inline XBRL Taxonomy Extension Schema Document

101.CAL*						Inline XBRL Taxonomy Extension Calculation Linkbase Document

101.LAB*						Inline XBRL Taxonomy Extension Label Linkbase Document

101.PRE*						Inline XBRL Taxonomy Extension Presentation Linkbase Document

101.DEF*						Inline XBRL Taxonomy Definition Linkbase Document

104*						Cover Page Interactive Data File (formatted as inline XBRL and with applicable taxonomy extension information contained in Exhibits 101.*)

________________

* Filed herewith.

** Furnished herewith.

4347

Table of Contents

SIGNATURES

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

Terreno Realty Corporation

~~May 6,~~August 5, 2020

By:

/s/ W. Blake Baird

W. Blake Baird

Chairman and Chief Executive Officer

~~May 6,~~August 5, 2020

By:

/s/ Michael A. Coke

Michael A. Coke

President

~~May 6,~~August 5, 2020

By:

/s/ Jaime J. Cannon

Jaime J. Cannon

Chief Financial Officer