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Business Segments
 6 Months Ended
Jun. 30, 2024
Segment Reporting [Abstract]  
Business Segments

Note 8 — Business Segments

We have three segments: (i) Development and Redevelopment; (ii) Operating; and (iii) Other.

Our Development and Redevelopment segment consists of rental communities that are under construction or have not achieved stabilization, as well as land held for development. As of June 30, 2024, our Development and Redevelopment segment consists of 10 rental communities, two of which were under construction.

Our Operating segment includes 21 residential apartment communities with 5,600 apartment homes that have achieved a stabilized level of operations as of January 1, 2023 and maintained it throughout the current year and comparable period in the prior year. We aggregate all our apartment communities that have reached stabilization into our Operating segment.

During the first quarter of 2024, we revised the information regularly reviewed by our chief operating decision maker ("CODM") to assess our operating performance. As a result, we reclassified The Benson Hotel from the Development and Redevelopment segment to the Other segment. In addition, during the first quarter of 2024, we disposed of St. George Villas, which was previously reported within our Other segment. Prior period segment information has been recast based upon our current segment population, and is consistent with how our CODM evaluates the business.

Our Other segment consists of properties currently owned that are not included in our Development and Redevelopment or Operating segments. Our Other segment includes 1001 Brickell Bay Drive, our only office building, and The Benson Hotel, our only hotel.

Our CODM uses cash flow, construction timeline to completion, and actual versus budgeted results to evaluate our properties in our Development and Redevelopment segment. Our CODM uses proportionate property net operating income to assess the operating performance of our Operating segment. Proportionate property net operating income is defined as our share of rental and other property revenues, excluding utility reimbursements, less direct property operating expenses, net of utility reimbursements, for the consolidated communities; but

•
excluding the results of four apartment communities with an aggregate 142 apartment homes that we neither manage nor consolidate, our investment in IQHQ, the Mezzanine Investment, and investments in real estate technology funds; and
•
excluding property management costs and casualty gains or losses, reported in consolidated amounts, in our assessment of segment performance.

The following tables present the results of operations of consolidated properties with our segments reported on a proportionate basis for the three months ended June 30, 2024 and 2023 (in thousands):

 

Development and Redevelopment

 

 

Operating

 

 

Other

 

 

Proportionate
and Other Adjustments(1)

 

 

Corporate and Amounts Not Allocated to Segments (2)

 

 

Consolidated

 

Three Months Ended June 30, 2024

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental and other property revenues

$

5,497

 

 

$

38,701

 

 

$

5,019

 

 

$

1,931

 

 

$

—

 

 

$

51,148

 

Property operating expenses

 

3,152

 

 

 

12,152

 

 

 

3,275

 

 

 

1,986

 

 

 

1,992

 

 

 

22,557

 

Other operating expenses not allocated
   to segments (3)

 

—

 

 

 

—

 

 

 

—

 

 

 

—

 

 

 

29,687

 

 

 

29,687

 

Total operating expenses

 

3,152

 

 

 

12,152

 

 

 

3,275

 

 

 

1,986

 

 

 

31,679

 

 

 

52,244

 

Proportionate property net operating
   income (loss)

 

2,345

 

 

 

26,549

 

 

 

1,744

 

 

 

(55

)

 

 

(31,679

)

 

 

(1,096

)

Other items included in income before
   income tax (4)

 

—

 

 

 

—

 

 

 

—

 

 

 

—

 

 

 

(62,195

)

 

 

(62,195

)

Income (loss) before income tax

$

2,345

 

 

$

26,549

 

 

$

1,744

 

 

$

(55

)

 

$

(93,874

)

 

$

(63,291

)

 

 

Development and Redevelopment

 

 

Operating

 

 

Other

 

 

Proportionate
and Other Adjustments(1)

 

 

Corporate and Amounts Not Allocated to Segments (2)

 

 

Consolidated

 

Three Months Ended June 30, 2023

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental and other property revenues

$

3,241

 

 

$

37,011

 

 

$

3,815

 

 

$

1,588

 

 

$

19

 

 

$

45,674

 

Property operating expenses

 

1,077

 

 

 

11,496

 

 

 

3,103

 

 

 

1,629

 

 

 

1,478

 

 

 

18,783

 

Other operating expenses not allocated
   to segments (3)

 

—

 

 

 

—

 

 

 

—

 

 

 

—

 

 

 

24,921

 

 

 

24,921

 

Total operating expenses

 

1,077

 

 

 

11,496

 

 

 

3,103

 

 

 

1,629

 

 

 

26,399

 

 

 

43,704

 

Proportionate property net operating
   income (loss)

 

2,164

 

 

 

25,515

 

 

 

712

 

 

 

(41

)

 

 

(26,380

)

 

 

1,970

 

Other items included in income before
   income tax (4)

 

—

 

 

 

—

 

 

 

—

 

 

 

—

 

 

 

(2,243

)

 

 

(2,243

)

Income (loss) before income tax

$

2,164

 

 

$

25,515

 

 

$

712

 

 

$

(41

)

 

$

(28,623

)

 

$

(273

)

The following tables present the results of operations of consolidated properties with our segments reported on a proportionate basis for the six months ended June 30, 2024 and 2023 (in thousands):

 

Development and Redevelopment

 

 

Operating

 

 

Other

 

 

Proportionate
and Other Adjustments(1)

 

 

Corporate and Amounts Not Allocated to Segments (2)

 

 

Consolidated

 

Six Months Ended June 30, 2024

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental and other property revenues

$

10,168

 

 

$

77,341

 

 

$

9,783

 

 

$

4,047

 

 

$

11

 

 

$

101,350

 

Property operating expenses

 

5,749

 

 

 

23,655

 

 

 

6,258

 

 

 

4,140

 

 

 

3,954

 

 

 

43,756

 

Other operating expenses not allocated
   to segments (3)

 

—

 

 

 

—

 

 

 

—

 

 

 

—

 

 

 

57,704

 

 

 

57,704

 

Total operating expenses

 

5,749

 

 

 

23,655

 

 

 

6,258

 

 

 

4,140

 

 

 

61,658

 

 

 

101,460

 

Proportionate property net operating
   income (loss)

 

4,419

 

 

 

53,686

 

 

 

3,525

 

 

 

(93

)

 

 

(61,647

)

 

 

(110

)

Other items included in income before
   income tax (4)

 

—

 

 

 

—

 

 

 

—

 

 

 

—

 

 

 

(73,106

)

 

 

(73,106

)

Income (loss) before income tax

$

4,419

 

 

$

53,686

 

 

$

3,525

 

 

$

(93

)

 

$

(134,753

)

 

$

(73,216

)

 

 

Development and Redevelopment

 

 

Operating

 

 

Other

 

 

Proportionate
and Other Adjustments(1)

 

 

Corporate and Amounts Not Allocated to Segments (2)

 

 

Consolidated

 

Six Months Ended June 30, 2023

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Rental and other property revenues

$

5,442

 

 

$

73,683

 

 

$

7,486

 

 

$

3,237

 

 

$

94

 

 

$

89,942

 

Property operating expenses

 

2,753

 

 

 

22,683

 

 

 

4,631

 

 

 

3,306

 

 

 

2,914

 

 

 

36,287

 

Other operating expenses not allocated
   to segments (3)

 

—

 

 

 

—

 

 

 

—

 

 

 

—

 

 

 

49,595

 

 

 

49,595

 

Total operating expenses

 

2,753

 

 

 

22,683

 

 

 

4,631

 

 

 

3,306

 

 

 

52,509

 

 

 

85,882

 

Proportionate property net operating
   income (loss)

 

2,689

 

 

 

51,000

 

 

 

2,855

 

 

 

(69

)

 

 

(52,415

)

 

 

4,060

 

Other items included in income before
   income tax (4)

 

—

 

 

 

—

 

 

 

—

 

 

 

—

 

 

 

(14,282

)

 

 

(14,282

)

Income (loss) before income tax

$

2,689

 

 

$

51,000

 

 

$

2,855

 

 

$

(69

)

 

$

(66,697

)

 

$

(10,222

)

 

(1)
Represents adjustments for noncontrolling interests in consolidated real estate partnerships' share of the results of consolidated communities in our segments, which are included in the related consolidated amounts, but excluded from proportionate property net operating income for our segment evaluation. Also includes the reclassification of utility reimbursements, which are included in Rental and other property revenues in our Condensed Consolidated Statements of Operations, in accordance with GAAP, from revenues to property operating expenses for the purpose of evaluating segment results.
(2)
Includes the operating results of apartment communities sold during the periods shown or held for sale at the end of the period, if any. Also includes property management expenses and casualty gains and losses, which are included in consolidated property operating expenses and are not part of our segment performance measure.
(3)
Other operating expenses not allocated to segments consist of depreciation and amortization and general and administrative expenses.
(4)
Other items included in Income before income tax benefit (expense) consist primarily of interest income, interest expense, realized and unrealized gains (losses) on interest rate contracts, realized and unrealized gains (losses) on equity investments, and gain on dispositions of real estate.

 

Net real estate and non-recourse property debt, net, of our segments as of June 30, 2024 and December 31, 2023, were as follows (in thousands):

 

Development and Redevelopment

 

 

Operating

 

 

Other

 

 

Corporate and Amounts Not Allocated to Segments (1)

 

 

Total

 

As of June 30, 2024

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Buildings and improvements

$

717,458

 

 

$

699,964

 

 

$

239,836

 

 

$

—

 

 

$

1,657,258

 

Land

 

206,316

 

 

 

262,409

 

 

 

151,521

 

 

 

—

 

 

 

620,246

 

Total real estate

 

923,774

 

 

 

962,373

 

 

 

391,357

 

 

 

—

 

 

 

2,277,504

 

Accumulated depreciation

 

(22,795

)

 

 

(489,624

)

 

 

(89,956

)

 

 

—

 

 

 

(602,375

)

Net real estate

$

900,979

 

 

$

472,749

 

 

$

301,401

 

 

$

—

 

 

$

1,675,129

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Non-recourse property debt and construction loans, net

$

366,078

 

 

$

764,289

 

 

$

80,948

 

 

$

—

 

 

$

1,211,315

 

 

Development and Redevelopment

 

 

Operating

 

 

Other

 

 

Corporate and Amounts Not Allocated to Segments (1)

 

 

Total

 

As of December 31, 2023

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Buildings and improvements

$

644,154

 

 

$

709,051

 

 

$

239,089

 

 

$

1,508

 

 

$

1,593,802

 

Land

 

206,820

 

 

 

262,409

 

 

 

151,521

 

 

 

71

 

 

 

620,821

 

Total real estate

 

850,974

 

 

 

971,460

 

 

 

390,610

 

 

 

1,579

 

 

 

2,214,623

 

Accumulated depreciation

 

(11,589

)

 

 

(489,206

)

 

 

(78,612

)

 

 

(1,395

)

 

 

(580,802

)

Net real estate

$

839,385

 

 

$

482,254

 

 

$

311,998

 

 

$

184

 

 

$

1,633,821

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Non-recourse property debt and construction loans, net

$

301,426

 

 

$

765,372

 

 

$

80,739

 

 

$

204

 

 

$

1,147,741

 

 

(1)
During the first quarter of 2024, we disposed of St. George Villas, and therefore it is not included in our segment balance sheets at June 30, 2024. We added a column to the tables above for presentation purposes to display these assets and the associated debt as of June 30, 2024 and December 31, 2023, respectively.

In addition to the amounts disclosed in the tables above, as of June 30, 2024 the Development and Redevelopment segment right-of-use lease assets and lease liabilities aggregated to $108.4 million and $120.4 million, respectively, and as of December 31, 2023, aggregated to $109.0 million and $118.7 million, respectively. As of June 30, 2024, right-of-use lease assets and lease liabilities primarily relate to our investments in Upton Place, Strathmore, and Oak Shore.