10-KPeriod: FY2018

Prologis, Inc. Annual Report, Year Ended Dec 31, 2018

Filed February 13, 2019For Securities:PLDPLDGP

Summary

Prologis, Inc. (PLD) reported strong performance for the year ended December 31, 2018, highlighted by the significant acquisition of DCT Industrial Trust Inc. for $8.5 billion, which expanded its global logistics real estate portfolio. The company maintained high occupancy rates at 97.5% and experienced positive rent growth on lease rollovers, indicating robust demand for its well-located, high-quality assets. Prologis operates through two segments: Real Estate Operations and Strategic Capital. The company successfully executed its O&M disposition program of non-strategic assets, focusing on prime markets. Financially, Prologis demonstrated strong liquidity with significant borrowing capacity, extended debt maturities, and a lower effective interest rate. The company's focus on customer relationships, development expertise, and a strong balance sheet positions it for continued growth in the dynamic logistics sector.

Financial Highlights

40 data points
Beta

Revenue

$2.80B

Net Income

$1.64B

58.6% Net Margin

EPS (Diluted)

$2.87

Total Assets

$38.42B

Cash & Equivalents

$343.86M

Free Cash Flow

$1.80B

Financial Statements
Beta
Revenue$2.80B
Operating Expenses$1.96B
Operating Income$1.69B
Interest Expense$229.14M
Net Income$1.64B
EPS (Basic)$2.90
EPS (Diluted)$2.87
Shares Outstanding (Basic)567.37M
Shares Outstanding (Diluted)590.24M

Key Highlights

  • 1Acquired DCT Industrial Trust Inc. in a $8.5 billion transaction, significantly expanding its logistics real estate portfolio and presence in high-growth U.S. markets.
  • 2Achieved a high occupancy rate of 97.5% for its Owned and Managed (O&M) portfolio, reflecting strong market demand.
  • 3Experienced positive rent growth on lease rollovers, with in-place rents estimated to be over 15% below current market rents, indicating future upside potential.
  • 4Completed its O&M disposition program of non-strategic assets, optimizing its portfolio for high-quality properties in prime markets.
  • 5Maintained a strong balance sheet with extended weighted-average debt maturities to 76 months and lowered its weighted-average interest rate to 2.7%.
  • 6Reported significant net proceeds of $2.8 billion from contributions to unconsolidated co-investment ventures and dispositions of non-strategic properties.
  • 7Showcased robust operating fundamentals with strong customer and investor demand, leading to record long lease terms.

Frequently Asked Questions

The DCT Transaction, completed in August 2018 for $8.5 billion, significantly expanded Prologis's portfolio. The company's 2018 results include the DCT portfolio from the acquisition date, contributing to increased total revenues and assets. This strategic acquisition bolstered Prologis's presence in key U.S. markets and was financed through a combination of equity issuance and debt assumption.

Prologis actively manages its debt by issuing senior notes to refinance existing debt and extend maturities. In 2018, the company extended its weighted-average debt maturities to 76 months and lowered its weighted-average effective interest rate to 2.7%. They maintain significant borrowing capacity under credit facilities and focus on maintaining strong credit ratings (A3 from Moody's and A- from S&P as of year-end 2018) to ensure access to capital.

Prologis plans to drive future growth through continued rent growth on lease rollovers, leveraging the upside from in-place rents being below current market rates. They also aim to create value through their development pipeline by monetizing their land bank. Additionally, they plan to grow through accretive acquisitions and contributions to co-investment ventures, while focusing on economies of scale and efficient G&A expense management.

The Strategic Capital segment involves managing unconsolidated co-investment ventures, providing stable, long-term cash flows. This segment generates revenues primarily through asset and property management fees, as well as potential promote revenues. Most of this segment's revenue is generated outside the U.S., helping to diversify the company's revenue streams and access third-party capital to fund growth.