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Lance Parker

Thank you, Alohi, great job. And aloha to everyone joining us today.
I am pleased to say that we started the year strong, beating both internal and external expectations and made tremendous progress against the three priorities for 2025 that I laid out in our last call. They are improving our CRE portfolio performance, internal and external growth, and streamlining our business and cost structure.
Thanks to Alohi and our other property managers, our CRE portfolio performed well with same-store NOI growing by 4.2% for the quarter. Performance benefited from a large lease at Kakaako Commerce Center, bringing the assets leased occupancy up to 95.6% at quarter and compared to 83.2% last quarter.
From a growth perspective, we transferred a 5-acre lot at Maui Business Park out of our land operation segment into our ground lease portfolio and signed a 75-year lease to a prominent self-storage developer. This ground lease is notable for two reasons. First, it's a good example of strategically moving commercial land inventory into immediately recurring FFO, specifically contributing nearly $0.01 in 2025. And two , this transaction provides an opportunity for an equity investment in the development and operation of the self-storage facility if we choose.
I have often mentioned our commitment to the Hawaii-focused asset class diverse strategy. And while this deal is part of our ground lease portfolio, it represents our first investment into self storage. Finally, on our third priority, streamlining. We sold 90 acres of primarily agricultural zone land, which contributed to land operations earnings of approximately $0.06 for the quarter.
Turning to our first quarter CRE metrics. We executed 42 leases in our improved property portfolio, representing approximately 237,000 square feet of GLA and $5.6 million of ABR. Our blended leasing spreads remain strong at 10.2% on a comparable basis. Our leased occupancy was 95.4%, up 80 basis points sequentially, and 140 basis points compared to the first quarter of last year. Economic occupancy at quarter end was 93.9%, up 100 basis points from last quarter and 160 basis points from the same period last year.
The improved occupancy quarter over quarter reflects the backfill of two floors of vacant space at Kakaako Commerce Center. The year-over-year improvement also reflects the backfill of space at Wainai Mall that occurred in the fourth quarter of 2024. [SNO] at quarter end was $3.4 million and includes $700,000 for our ground lease at Maui Business Park.
I am pleased with our first quarter accomplishments and based on these results, we are raising our total FFO per share guidance, primarily reflecting favorable results in our land operations segment. We are maintaining our initial guidance for same-store NOI and CRE and corporate related FFO. The decision to main to maintain versus raise our CRE related guidance reflects the strong performance we achieved in the first quarter and recognition of the macroeconomic uncertainty that exists for the remainder of the year.
With that, I'll turn the call over to Clayton to discuss financial results and guidance. Clayton?

Clayton Chun

Thanks, Lance, and aloha, everyone. We began the year strong with our portfolio continuing to perform at a high level. For the first quarter, the commercial real estate portfolio generated $33.2 million of NOI, representing a 4.6% increase from Q1 of last year that was due primarily to higher portfolio occupancy. We reported $0.30 of CRE and corporate FFO per share for the quarter, which reflects an 11.1% increase when normalized for the $0.02 of swap and financing related adjustments embedded in our Q1 2024 FFO.
Total FFO was $0.36 per share for the first quarter of 2025, consisting of $0.06 of FFO per share from land operations, in addition to the $0.30 of FFO from CRE and corporate previously mentioned. Included in land operations FFO was approximately $2.2 million of margin realized from the sale of agricultural zone land during the quarter as well as approximately $3 million of JV income that was due primarily to a favorable resolution of certain contingencies at a legacy joint venture.
We continue to carefully manage our operating and overhead costs. For the first quarter of 2025, G&A was approximately $7 million a decrease of $200,000 or 3.4% as compared to the same period last year, largely reflecting timing differences. For the full year 2025, we continue to expect G&A to range from $0.01 -- to range from flat to $0.01 per share lower as compared to 2024.
Turning to our balance sheet and liquidity. We continue to maintain a strong balance sheet that provides us with the liquidity and flexibility needed to operate the business in an agile manner. At quarter end, we had total liquidity of over $300 million and our net debt to adjust EBITDA ratio stood at 3.6 times. Approximately 97% of our debt was at fixed rates with a weighted average interest rate of 4.65%. With respect to our dividend, we paid a first quarter dividend of $0.225 per share on April 7, and our board declared a second quarter 2025 dividend of $0.225 payable on July 9.
Turning to our guidance, as previously mentioned, we are raising our total company FFO guidance to a range of $1.17 to $1.23 per share, reflecting the better than expected first quarter land operations results. We are maintaining our guidance for same store and growth of 2.4% to 3.2% as well as for FFO related to Siri and corporate of $1.11 to $1.16 per share.
Despite our strong first quarter performance, our decision to maintain guidance for these metrics reflects an acknowledgement of the macroeconomic uncertainty affecting the overall market. On our last call, I specifically referenced 50,000 square feet of industrial vacancy in our guidance. During the first quarter, we backfilled approximately 75% of that exposure by signing a lease at Kakaako Commerce Center.
It is important to note that the tenant does have a contingency in the lease, but we are confident that we can resolve it later this year. Importantly, the space was economic on day one. Our guidance also assumes $0.01 of FFO related to internal or external growth. We have effectively achieved that with the execution of our ground lease at Maui Business Park, and we're optimistic that we can complete more growth-related deals in the year.
With that, I will turn the call over to the Lance for his closing remarks.

Lance Parker

Thanks, Clayton. Together, we achieved what I believe are great first quarter results. I should, however, acknowledge the current macroeconomic backdrop. In these times of uncertainty, we are focusing on the things that we can control, being expeditious in lease negotiations and pre-purchasing tariff impacted construction materials for better pricing.
We screen real-time tenant health metrics so we can be responsive if necessary. Our needs-based retail portfolio is not resistant to market fluctuations, but it is more resilient. As a 155-year-old company, A&B has navigated challenging times before, and I believe our experienced team has the skill to manage through this exposure and deliver long-term results.
Before ending my remarks, I'd like to give a special shout out to Tom Lewis, the legendary Reed CEO, who just turned off the A&B board. Tom, thank you, or as we say in Hawaii, Mahalo, for your service to A&B, your guidance, and most importantly, your friendship.
With that, I'd like to turn the call over to questions.

Question and Answer Session

Operator

(Operator Instructions)
Gaurav Mehta, Alliance Global Partners.

Gaurav Mehta

I wanted to start the self-storage transaction. I wanted to get some color on the transaction background. And then I think you also mentioned this opportunity for equity investment in self storage. I'd like to learn, more on that aspect of the transaction as well.

Lance Parker

Yeah. Hey, Gaurav, it's Lance. Thanks for the question. So you know I'll start with maybe at a high level. This was a really good deal for us. Importantly, I view this as kind of a a strategic transaction where we were able to convert non-income producing land from Maui Business Park into long-term rental income, unlike what we've done in the past where it's been traditionally property sales.
So that said, this was a 75-year ground lease and we structured it with 45 years of known rent that gave enough certainty to the tenant to be able to fill the rest of the capital stack in terms of the development. And their plan is to build approximately 87,000 square feet of net rentable cell storage in that submarket. And I guess the immediate financial benefit to us is about $0.01 of FFO for 2025. So great strategy, checks the boxes there, but in terms of financial benefits, being able to turn on the FFO immediately was also hugely accretive for us.
And I've spoken in the past about our commitment to the Hawaii-focused geography, but really sort of embracing the asset diverse approach. And self storage is something that I've mentioned as sort of a natural adjacency for us to consider going into in the future. And so this was a nice way to do it. We take a very secure position in a long-term ground lease with the opportunity to invest on the development side in the capital stack. So it's a nominal amount of equity that we're able to put in about 20% of the equity capital stack. But again, a good opportunity for us in a joint venture type structure to enter into this asset.

Gaurav Mehta

Okay, second question I have is around your comments around some of the macroeconomic uncertainty. Wanted to learn what have you seen and heard from your tenants so far? Have you seen any concerns or softness from your tenants and how you're feeling about your 2025 lease expirations?

Lance Parker

So I would say that well there's definitely some uncertainty around tariffs (inaudible) I guess I'll answer the question twofold. So first, specific to the question about tenants, we have not seen any sort of real-time concerns or issues related to tenants, so we continue to screen sort of our real-time metrics which include weekly -- volume of weekly letter of intent. So registering and measuring tenant interest, we continue to to screen on tenant sales, we're screening real-time foot traffic to all of our centers. And today, those all remain positive.
I could cite probably a couple of examples where maybe execution timelines have been extended, but these are really individual data points, nothing to form a trend line. And then the one sort of direct impact that we have started to see on the tariff side is in construction costs. And so we do have the build to suit at Maui Business Park. We have been in discussions with others for some potential opportunities as well. And so to try to get ahead of that to the extent that there are opportunities for us to pre-purchase materials specifically on the steel side to get free tariff type pricing, we're taking advantage of that.

Gaurav Mehta

Okay, and then maybe lastly as a follow up on the bill to suit. I did see that the construction completion moved to [12,264 from 4,225]. Is that related to your comments around tariffs and macroeconomic uncertainty?

Lance Parker

No, that was really -- we broke ground late last year and so once we, started moving dirt on site, we had a better sense of what that timeline was going to look like. And realistically, just given the natural course of construction, it'll be completed in sometime in Q1 of 2026.

Gaurav Mehta

Okay, thank you. That's all I had.

Clayton Chun

Okay, thanks for the question.

Operator

Alexander Goldfarb, Piper Sandler.

Alexander Goldfarb

Okay. Good morning out there. I think it's still good morning.
So just a few questions here. First off, just to go back on the tariff discussion. Is the -- what is the leasing discussions or when you talk to the tenants, are people -- is it just sort of like a cocktail conversation or are tenants legitimately having concerns about either future leasing plans or what may happen to their business as far as cost of running their operations? I'm just trying to understand if it's just theoretical and just banter or people are actually having a practical impact to the way they lease or are thinking about ordering or opening stores?

Lance Parker

It's a great question, Alex, and this is Lance. No, it's -- we're in obviously some very uncertain times. And for us sort of in real time, we're trying to sort of differentiate between soft data and hard data. So certainly, on the soft data side there's a lot of talk, there's concern. But as I mentioned earlier on the hard data side, we're not really seeing any real time impacts. Leasing activities still remains robust. Again, I can think of a couple of examples, where signing of leases took a little longer than we might have expected, but really hard to say whether that was tariff related. Is there exposure certainly going forward, but in terms of what we're seeing in real time, we really haven't seen that flow through yet.

Alexander Goldfarb

Okay, and then as we look to the guidance, I think you raised it sort of $0.03, but you had a $0.06 pain. I can understand, some caution -- Yeah, sorry, everyone's doing the same, but that seems like a lot of caution, doesn't it?

Lance Parker

Well, we've taken some steps to try to differentiate between our overall FFO and our CRE and corporate related FFO, which really focuses just on the core part of the business. And we did have strong results in Q1. For a variety of reasons, we felt it was appropriate to maintain guidance there. We did have a bigger beat in terms of expectations on the land off side. And so similarly, we felt it was appropriate to flow that beat through and that's where the $0.03 is really coming from.
We've talked in the past about land ops. And I think our midpoint when we gave initial full year guidance was at about $0.03 attributed to that side of the business. We obviously came in stronger than that. And it's always a little difficult for us to predict, but it is still a focus of ours, and so I was really pleased to be able to see that performance. And I think we're trying to sort of flow that through for the rest of the year.

Alexander Goldfarb

Right. But you also added $0.01 from how we (inaudible) on the development. So it just seems like the guidance increase is overly conservative based on what you executed in the first quarter plus the incremental investment, and we're only at the start of the year.

Lance Parker

Yeah, look, it's a fair observation, Alex. I would say on that $0.01 for development, we did -- and I'm pretty sure I mentioned this in our first quarter call, that in our full year guidance we were carrying $0.01 for growth in the guidance. And so effectively, what we've been able to do with this DXT deal is cover that nut. So feeling pretty good about the fact that we were able to in the first quarter sort of cover that $0.01, and then I would say, just sort of forward look.
On acquisitions, it's -- we're still seeing dislocation in the market, but our investment team is very active. We're looking at a lot of other opportunities. And so I am hopeful that we'll be able to place additional capital going forward. We're just not going to carry it in the guidance.

Clayton Chun

So Alex, this is Clayton just to follow up on what Lance is saying. The Maui Business park where we had executed that ground lease, we had -- in connection with this lease, we transferred it from land operations into CRE. And so the $0.01 that's being referenced is resulting from this deal. It's going to be applicable towards CRE and corporate FFO. Just wanted to make sure that that was understood.

Alexander Goldfarb

Okay, and then just finally, just point of clarification. You mentioned that you that you signed -- you addressed 75% of the 50,000 square feet of industrial vacancy outlined in the fourth quarter. ;but you mentioned something about the tenant having some contingency. Is that contingency on the 75% of the space leased? So perhaps it's not sign seal delivered or what is this contingency referencing?

Kit Millan

Hi, Alex. This is Kit. So we leased two full floors at Kakaako Commerce Center, and that represents over 60,000 square feet of space. And it backfills both the storage facility we referenced previously as well as the office space on the sixth floor that had been vacant for about two years that we talked about quite a bit earlier.
And it's a very important deal for both A&B and the tenants, so we moved really quickly to effectuate that lease, and it went economic immediately. Now there are some landlord and tenant obligations around capital that we need to resolve, but we're pretty confident we can get there. And the tenant is already building out that space, demonstrating their commitment to the deal.

Lance Parker

Okay, so just to put that as a context, Alex, is that the backfill does include that deal with the contingencies and while we do have a high degree of confidence that we'll be able to work through them, if for whatever reason we couldn't, that was basically reverse out from the occupancy.

Alexander Goldfarb

Okay, just so I'm clear, did I confuse it? Is this the industrial vacancy you were talking about, or this is a different business office?

Kit Millan

So about 30,000-plus square feet of that was in the original guidance that we talked about and then the additional amount was that office space on the sixth floor. It's still in the industrial portfolio, but it was built out of office originally.

Alexander Goldfarb

Awesome. Okay. Listen, thank you very much.

Lance Parker

Thanks.

Operator

Rob Stevenson, Janney.

Rob Stevenson

Afternoon. Lance, back to the tariff question, how big of a spike have you seen or are expecting to see on building materials? And what is the ability that you and others have to really stockpile, wood, steel, other items, given the ability there at Maui Business Park and other places to store stuff?

Lance Parker

Yeah, hey, Rob. It's kind of hard to answer on a Ford look. I guess, some real-time examples steel, for example, we saw about an 8% increase. And we were able to pre-price based on that and to lock that in. Obviously, here in Hawaii, we also have the logistical challenge of getting materials. And so one of the things we've been able to do is to buy, I guess anyone could. But we've been buying and then just storing on site just to take advantage of that.
And it's -- again, kind of forward-looking and it's really tough to say what sort of price increases we might expect on what materials. But we're trying to take advantage any way we can. Obviously, sometimes it requires us to make commitments sooner in the development process or the team build up process that we might might otherwise do.
And I think like a lot of people we're having conversations with both our distributors as well as our tenants in trying to sort of share in that risk profile. And so I I'm thinking of one example where we did have a tenant who was willing to basically make a commitment up front to try to get that that cost down. And so we were able to sort of share in that risk profile, but like everyone else, we're just doing what we can to try to mitigate that as much as possible.

Rob Stevenson

Okay. And then how active given all the turmoil with both rates as well as the stock market, how active has the Hawaii retail industrial transactional market been year-to-date in terms of deals either completed or stuff that's out there in the marketplace today? How would you characterize that versus the last couple of years through up to the beginning of May?

Lance Parker

Yeah, so not a lot that I could point to in terms of actually closed transactions. But I had mentioned earlier that our investment team is very active right now. So there are a lot of opportunities that we're circling. And the reason I said I'm sort of hopeful, maybe even optimistic that we'll be able to to land a couple of deals sometime in the remainder of the year.

Rob Stevenson

Okay. And a point of clarification, the storage development, is that on the entire 5 acres there or is there some piece of that left over for you to do something else with? Is that ground lease the entire 5 acres?

Lance Parker

It's for the entire 5 acres, yes.

Rob Stevenson

Okay. And then a couple for Clayton, the $0.30 of FFO related to CRE incorporated 1Q '25, any expected drags on that as we move throughout the year? Any notable move outs where occupancies could fluctuate down temporarily, etc? Anything else that sort of hits that number and produces any type of material drag, so we think about the remainder of '25 at this point?

Clayton Chun

Hey, Rob. I would say that with respect to what's known, there is no known blips that we're anticipating due to moveouts or the like, so.

Rob Stevenson

Okay, that's helpful. And then lastly, the $3 million of JV income, is there anything else abnormal that you're expecting in that line over the remainder of '25 or does that line, go back to the $700,000, [$1 million, $250,000] it's typically been over the remainder of the year or is there something else coming through there as we think about the remainder of '25?

Clayton Chun

So as far as that JV income, that as I was mentioning in in the prepared remarks. It was somewhat of a one-time type of event with respect to the resolution of those contingencies. And so we're not anticipating there to be anything else unusual, that's not to say that that there wouldn't be variability. But we're not anticipating anything over the balance of the year.

Rob Stevenson

Okay. Thanks, guys. Appreciate the time, have a good night.

Lance Parker

Thanks.

Operator

(Operator Instructions) Mitch Germain, Citizens Bank.

Mitch Germain

Thank you. Let me ask Rob's question -- first of all, guys, congrats on the quarter. Let me ask Rob's question differently. Are there any other kind of legacy issues that could be recollected that could be, in the numbers going forward or was that just a one-off situation?

Lance Parker

Hey, Mitch, it's Lance. I think there's always that possibility. We want to sort of leave that door open in that this is an area of the business that we're looking to simplify out. So there are some opportunities there. It's very difficult to predict when or if they may occur. But it's certainly possible. But just to support Clayton's comments in terms of our forward look over the next three quarters, we're not anticipating anything out of the ordinary.

Mitch Germain

Got you. When you guys originally put your guidance together, was there any anticipation of external growth that was included in those numbers or is Maui Business Park, the self-storage ground lease? Is that just additive? How should we think about that?

Clayton Chun

Yeah. Mitch, hi, this is Clayton. So with respect to the growth in our guidance, we did have $0.01 of FFO for the 2025 year. And so effectively what happens as a result of this Maui Business Park deal that we just closed, that covers it. And so we do have obviously the balance of the year. Hopefully, we will see other opportunities be realized. So we'll see how it plays out.

Lance Parker

And I would just add -- And we certainly have now -- I was just going to add we certainly have aspirations of placing additional capital later this year. But of course as the months go on, the impact the FFO for the calendar year is going to diminish. And that's why we felt like the penny was the right number when we put together our initial guidance.

Mitch Germain

Got you. Last one for me, same store. Obviously, strong 1Q, you got the leasing done in your industrial portfolio. Obviously, your guidance implies a deceleration. So is there anything specific that you want to call out as to what could be driving a reduced pace of growth in the back part of the year?

Lance Parker

So I'll take this from a big picture and then, I'll ask Clayton and Kit to add any additional color they may want to. We had identified up front a handful of very important leases and other operational milestones that we needed to hit. That was factored into our full year guidance. I know that Clayton was purposeful in comments in providing that full year guidance initially about the fact that the earnings may be episodic throughout the year, but, this is how we looked at that full year.
And so really strong results, some of that quite frankly was just kudos to the team for being able to tackle a lot of the things that we identified over the course of the year in Q1. So I would describe it less of slowing for the remainder of the year as opposed to just sort of pulling forward some of the things that we had identified into Q1.

Clayton Chun

And just to add on to what Lance is saying, but we also explicitly stated in the prepared remarks is the fact that the guidance does acknowledge the fact that we have this uncertainty overhang. And so we did take that into consideration as we settled in on this guidance.

Mitch Germain

Great. Appreciate your time, guys. Thank you so much.

Lance Parker

Okay, thanks, Mitch.

Operator

All right. Since there are no further questions at this time, I will now turn the call over to Clayton Chun. Please continue, sir.

Clayton Chun

Thank you, operator, and thank you all for joining us today. If you have any follow up questions, please feel free to call us at 808-525-8475 or email us at investorrelations@abhi.com. Aloha and have a great day.

Operator

Alright, ladies and gentlemen, this concludes today's conference call. Thank you for your participation. You may now disconnect.