AP NEWS

American Assets Trust, Inc. Reports Second Quarter 2018 Financial Results

July 31, 2018

Net income available to common stockholders of $3.1 million and $2.6 million for the three and six months ended June 30, 2018, respectively, or $0.07 and $0.06 per diluted share, respectively

Funds From Operations per diluted share increased 18% and 16% year-over-year for the three and six months ended June 30, 2018, respectively

Same-store cash NOI increased 7% and 6% year-over-year for the three and six months ended June 30, 2018, respectively

SAN DIEGO, July 31, 2018 (GLOBE NEWSWIRE) -- American Assets Trust, Inc. (NYSE: AAT) (the “company”) today reported financial results for its second quarter ended June 30, 2018.

Second Quarter Highlights

-- Net income available to common stockholders of $3.1 million and $2.6 million for the three and six months ended June 30, 2018, respectively, or $0.07 and $0.06 per diluted share, respectively -- Funds From Operations increased 18% and 16% year-over-year to $0.58 and $1.09 for the three and six months ended June 30, 2018, respectively, compared to the same periods in 2017 -- Same-store cash NOI increased 7% and 6% year-over-year for the three and six months ended June 30, 2018, respectively, compared to the same periods in 2017 -- Increased 2018 annual guidance to a range of $2.05 to $2.10 of FFO per diluted share -- Leased approximately 113,000 comparable office square feet at an average straight-line basis and cash-basis contractual rent increase of 29% and 17%, respectively, during the three months ended June 30, 2018 -- Leased approximately 66,000 comparable retail square feet at an average straight-line basis and cash-basis contractual rent increase of 14% and 1%, respectively, during the three months ended June 30, 2018

Financial Results

Net income attributable to common stockholders was $3.1 million, or $0.07 per basic and diluted share for the three months ended June 30, 2018 compared to net income of $5.5 million, or $0.12 per basic and diluted share for the three months ended June 30, 2017. For the six months ended June 30, 2018, net income attributable to common stockholders was $2.6 million, or $0.06 per basic and diluted share compared to $12.9 million, or $0.28 per basic and diluted share for the six months ended June 30, 2017. The year-over-year decrease is due to an increase in depreciation expense at Waikele Center attributed to the redevelopment of the Kmart space.

During the second quarter of 2018, the company generated funds from operations (“FFO”) for common stockholders of $37.2 million, or $0.58 per diluted share, compared to $31.7 million, or $0.49 per diluted share, for the second quarter of 2017. For the six months ended June 30, 2018, the company generated FFO for common stockholders of $69.7 million, or $1.09 per diluted share, compared to $59.9 million, or $0.94 per diluted share, for the six months ended June 30, 2017. The increase in FFO from the corresponding periods in 2017 was primarily due to the acquisitions of the Pacific Ridge Apartments on April 28, 2017, the acquisition of Gateway Marketplace on July 6, 2017, and increase in lease termination fees at Lloyd District Portfolio and Torrey Point. The space related to the Lloyd District Portfolio lease termination fee has been subsequently re-leased at a higher rent which commences in the first quarter of 2019. For the three months ended June 30, 2018, FFO includes approximately $3.7 million of lease termination fees or approximately $0.06 of FFO per diluted share.

Additionally, subsequent to quarter end, the company signed a lease with Safeway, Inc., for approximately 50,000 square feet in the former Sports Authority space at Waikele Center.

FFO is a non-GAAP supplemental earnings measure which the company considers meaningful in measuring its operating performance. A reconciliation of FFO to net income is attached to this press release.

Leasing

The portfolio leased status as of the end of the indicated quarter was as follows:

June March June 30, 31, 30, 2018 2018 2017 ------ ------ ------ Total Portfolio Retail 96.7 % 96.6 % 96.8 % Office 93.8 % 94.6 % 88.7 % Multifamily (2) 93.9 % 92.7 % 92.6 % Mixed-Use: Retail 95.9 % 96.9 % 95.7 % Hotel 94.0 % 94.3 % 91.3 % Same-Store Portfolio Retail (1) 97.9 % 97.8 % 98.1 % Office 93.8 % 94.6 % 92.9 % Multifamily (2)(3) 95.9 % 92.7 % 92.0 % Mixed-Use: Retail 95.9 % 96.9 % 95.7 % Hotel 94.0 % 94.3 % 91.3 %

(1) Same-store retail leased percentages includes the Forever 21 building at Del Monte Center which we acquired on September 1, 2017 after previously owning the underlying land. Same-store retail leased percentages exclude Gateway Marketplace, which was acquired on July 6, 2017, and Waikele Center, due to significant redevelopment activity.(2) Excluding the 21 off-line units associated with the Loma Palisades repositioning, total multifamily leased percentage was 93.5% at June 30, 2017, and same-store multifamily leased percentage was 93.3% at June 30, 2017.(3) Same-store multifamily leased percentages excludes the Pacific Ridge Apartments, which was acquired on April 28, 2017.

During the second quarter of 2018, the company signed 43 leases for approximately 231,200 square feet of retail and office space, as well as 500 multifamily apartment leases. Renewals accounted for 73% of the comparable retail leases, 87% of the comparable office leases and 42% of the residential leases.

Retail and OfficeOn a comparable space basis (i.e. leases for which there was a former tenant) during the second quarter 2018 and trailing four quarters ended June 30, 2018, our retail and office leasing spreads are shown below:

Average Cash Average Cash Prior Average Straight‍-‍Line Basis Number of Comparable Basis Contractual Cash Leases Signed Leased Sq. % Change Over Rent Per Sq. Contractual % Change Over Prior Ft. Prior Rent Ft. Rent Per Sq. Rent Ft. ------------- ---------- ------------ ------------- Q2 2018 15 66,000 1.3% $39.54 $39.05 14.1% Retail Last 4 59 179,000 6.3% $45.65 $42.93 19.5% Quarters Q2 2018 15 113,000 16.5% $43.18 $37.06 28.8% Office Last 4 49 409,000 12.4% $55.01 $48.92 26.8% Quarters

MultifamilyThe average monthly base rent per leased unit for same-store properties for the second quarter of 2018 was $1,784 compared to an average monthly base rent per leased unit of $1,749 for the second quarter of 2017, an increase of approximately 2%.

Same-Store Cash Net Operating IncomeFor the three and six months ended June 30, 2018, same-store cash NOI increased 6.8% and 5.9%, respectively, compared to the three and six months ended June 30, 2017. The same-store cash NOI by segment was as follows (in thousands):

Three Months Ended (1) Year Ended (1) June 30, June 30, 2018 2017 Change 2018 2017 Change --------- ----------- --------- --------- Cash Basis: Retail $ 14,893 $ 14,163 5.2 % $ 29,495 $ 28,047 5.2 % Office 20,461 18,114 13.0 38,688 35,745 8.2 Multifamily 5,037 5,090 (1.0 ) 9,864 9,822 0.4 Mixed-Use 5,867 5,957 (1.5 ) 11,942 11,330 5.4 -------- -------- -- -------- -------- Same-store Cash NOI (2) $ 46,258 $ 43,324 6.8 % $ 89,989 $ 84,944 5.9 % - ------ - ------ -- ---- - - ------ - ------ --- -

(1) Same-store portfolio includes the Forever 21 building at Del Monte Center which we acquired on September 1, 2017 after previously owning the underlying land. Same-store portfolio excludes (i) the Pacific Ridge Apartments, which was acquired on April 28, 2017; (ii) Gateway Marketplace, which was acquired on July 6, 2017; (iii) Waikele Center due to significant redevelopment activity and (iv) land held for development.(2) Excluding lease termination fees, for the three and six months ended June 30, 2018, same-store cash NOI would be 1.1% and 2.7%, respectively.

Same-store cash NOI is a non-GAAP supplemental earnings measure which the company considers meaningful in measuring its operating performance. A reconciliation of same-store cash NOI to net income is attached to this press release.

Balance Sheet and LiquidityAt June 30, 2018, the company had gross real estate assets of $2.6 billion and liquidity of $379.3 million, comprised of cash and cash equivalents of $51.3 million and $328.0 million of availability on its line of credit.

DividendsThe company declared dividends on its shares of common stock of $0.27 per share for the second quarter of 2018. The dividends were paid on June 28, 2018.

In addition, the company has declared a dividend on its common stock of $0.27 per share for the third quarter of 2018. The dividend will be paid on September 27, 2018 to stockholders of record on September 13, 2018.

GuidanceThe company increased its guidance range for full year 2018 FFO per diluted share of $2.05 to $2.10 per share from the prior guidance range of $2.01 to $2.09 per share.

The foregoing estimates are forward-looking and reflect management’s view of current and future market conditions, including certain assumptions with respect to leasing activity, rental rates, occupancy levels, interest rates, credit spreads and the amount and timing of acquisition and development activities. The company’s actual results may differ materially from these estimates.

Conference CallThe company will hold a conference call to discuss the results for the second quarter of 2018 on Wednesday, August 1, 2018 at 8:00 a.m. Pacific Time (“PT”). To participate in the event by telephone, please dial 1-877-868-5513 and use the pass code 7376169. A telephonic replay of the conference call will be available beginning at 2:00 p.m. PT on Wednesday, August 1, 2018 through Wednesday, August 8, 2018. To access the replay, dial 1-855-859-2056 and use the pass code 7376169. A live on-demand audio webcast of the conference call will be available on the company’s website at www.americanassetstrust.com. A replay of the call will also be available on the company’s website.

Supplemental InformationSupplemental financial information regarding the company’s second quarter 2018 results may be found in the “Investor Relations” section of the company’s website at www.americanassetstrust.com. This supplemental information provides additional detail on items such as property occupancy, financial performance by property and debt maturity schedules.

Financial InformationAmerican Assets Trust, Inc.Consolidated Balance Sheets(In Thousands, Except Share Data)

June 30, 2018 December 31, 2017 ------------- ------------- Assets (unaudited) Real estate, at cost Operating real estate $ 2,543,142 $ 2,536,474 Construction in progress 76,502 68,272 Held for development 9,392 9,392 - --------- - - --------- - 2,629,036 2,614,138 Accumulated depreciation (595,042 ) (537,431 ) - --------- - - --------- - Net real estate 2,033,994 2,076,707 Cash and cash equivalents 51,326 82,610 Restricted cash 9,385 9,344 Accounts receivable, net 7,118 9,869 Deferred rent receivables, net 39,283 38,973 Other assets, net 44,934 42,361 Total assets $ 2,186,040 $ 2,259,864 - --------- - - --------- - Liabilities and equity Liabilities: Secured notes payable, net $ 205,155 $ 279,550 Unsecured notes payable, net 1,045,406 1,045,470 Unsecured line of credit, net 20,133 — Accounts payable and accrued expenses 39,666 38,069 Security deposits payable 8,712 6,570 Other liabilities and deferred credits, net 49,333 46,061 Total liabilities 1,368,405 1,415,720 - --------- - - --------- - Commitments and contingencies Equity: American Assets Trust, Inc. stockholders’ equity Common stock, $0.01 par value, 490,000,000 shares authorized, 47,223,809 and 47,204,588 shares issued and outstanding at June 30, 2018 and December 31, 2017, 473 473 respectively Additional paid-in capital 919,598 919,066 Accumulated dividends in excess of net income (120,008 ) (97,280 ) Accumulated other comprehensive income 13,734 11,451 --------- - --------- - Total American Assets Trust, Inc. stockholders’ equity 813,797 833,710 Noncontrolling interests 3,838 10,434 - --------- - Total equity 817,635 844,144 --------- - Total liabilities and equity $ 2,186,040 $ 2,259,864 - --------- - - --------- -

American Assets Trust, Inc.Unaudited Consolidated Statements of Operations(In Thousands, Except Shares and Per Share Data)

Three Months Ended Six Months Ended June June 30, 30, 2018 2017 2018 2017 ---------- ---------- ----------- ----------- Revenue: Rental income $ 76,892 $ 72,925 $ 153,093 $ 142,965 Other property income 8,131 4,181 12,662 7,933 -------- - -------- - --------- - --------- - Total revenue 85,023 77,106 165,755 150,898 Expenses: Rental expenses 20,882 19,841 41,302 39,700 Real estate taxes 8,628 7,904 17,174 15,440 General and administrative 5,396 5,131 10,963 10,213 Depreciation and amortization 32,868 24,182 66,147 42,168 Total operating expenses 67,774 57,058 135,586 107,521 Operating income 17,249 20,048 30,169 43,377 Interest expense (12,688 ) (12,652 ) (26,508 ) (25,983 ) Other income (expense), net (148 ) 192 61 502 -------- - -------- - --------- - --------- - Net income 4,413 7,588 3,722 17,896 Net income attributable to restricted shares (216 ) (61 ) (144 ) (121 ) Net income attributable to unitholders in the Operating (1,125 ) (2,008 ) (959 ) (4,869 ) Partnership -------- - -------- - --------- - --------- - Net income attributable to American Assets Trust, Inc. $ 3,072 $ 5,519 $ 2,619 $ 12,906 stockholders - ------ - - ------ - - ------- - - ------- - Net income per share Basic income attributable to common stockholders per share $ 0.07 $ 0.12 $ 0.06 $ 0.28 - ------ - - ------ - - ------- - - ------- - 46,939,44 46,871,37 46,937,645 46,524,510 Weighted average shares of common stock outstanding - basic 9 7 -------- - -------- - --------- - --------- - Diluted income attributable to common stockholders per share $ 0.07 $ 0.12 $ 0.06 $ 0.28 - ------ - - ------ - - ------- - - ------- - 64,132,52 64,089,08 64,131,665 64,075,919 Weighted average shares of common stock outstanding - diluted 0 1 -------- - -------- - --------- - --------- - Dividends declared per common share $ 0.27 $ 0.26 $ 0.54 $ 0.52 - ------ - - ------ - - ------- - - ------- -

Reconciliation of Net Income to Funds From OperationsThe company’s FFO attributable to common stockholders and operating partnership unitholders and reconciliation to net income is as follows (in thousands except shares and per share data, unaudited):

Three Months Six Months Ended Ended June 30, 2018 June 30, 2018 Funds From Operations (FFO) Net income $ 4,413 $ 3,722 Depreciation and amortization of real estate assets 32,868 66,147 - ---------- - FFO, as defined by NAREIT $ 37,281 $ 69,869 Less: Nonforfeitable dividends on incentive stock awards (70 ) (141 ) ---------- - ---------- - FFO attributable to common stock and units $ 37,211 $ 69,728 - ---------- - - ---------- - FFO per diluted share/unit $ 0.58 $ 1.09 - ---------- - - ---------- - Weighted average number of common shares and units, diluted 64,132,485 64,131,519 - ---------- - - ---------- -

Reconciliation of Same-Store Cash NOI to Net IncomeThe company’s reconciliation of Same-Store Cash NOI to Net Income is as follows (in thousands, unaudited):

Three Months Ended (1) Six Months Ended (1) June 30, June 30, 2018 2017 2018 2017 ---------- ---------- ----------- ----------- Same-store cash NOI $ 46,258 $ 43,324 $ 89,989 $ 84,944 Non-same-store cash NOI 8,189 5,684 15,095 9,351 Tenant improvement reimbursements (2) 3,090 120 3,957 174 -------- - -------- - - ------- - - ------- - Cash NOI $ 57,537 $ 49,128 $ 109,041 $ 94,469 Non-cash revenue and other operating expenses (3) (2,024 ) 233 (1,762 ) 1,289 General and administrative (5,396 ) (5,131 ) (10,963 ) (10,213 ) Depreciation and amortization (32,868 ) (24,182 ) (66,147 ) (42,168 ) Interest expense (12,688 ) (12,652 ) (26,508 ) (25,983 ) Other income, net (148 ) 192 61 502 -------- - -------- - - ------- - - ------- - Net income $ 4,413 $ 7,588 $ 3,722 $ 17,896 - ------ - - ------ - - ------- - - ------- - Number of properties included in same-store analysis 23 22 23 21

(1) Same-store portfolio includes the Forever 21 building at Del Monte Center which we acquired on September 1, 2017 after previously owning the underlying land. Same-store portfolio excludes (i) the Pacific Ridge Apartments, which was acquired on April 28, 2017; (ii) Gateway Marketplace, which was acquired on July 6 2017; (iii) Waikele Center, due to significant redevelopment activity; and (iv) land held for development.(2) Tenant improvement reimbursements are excluded from same-store cash NOI to provide a more accurate measure of operating performance.(3) Represents adjustments related to the straight-line rent income recognized during the period offset by cash received during the period and the provision for bad debts recorded for deferred rent receivable balances; the amortization of above (below) market rents, the amortization of lease incentives paid to tenants, the amortization of other lease intangibles, lease termination fees at City Center Bellevue, and straight-line rent expense for our leases of the Annex at The Landmark at One Market and retail space at Waikiki Beach Walk - Retail.

Reported results are preliminary and not final until the filing of the company’s Form 10-Q with the Securities and Exchange Commission and, therefore, remain subject to adjustment.

Use of Non-GAAP InformationFunds from OperationsThe company calculates FFO in accordance with the standards established by the National Association of Real Estate Investment Trusts, or NAREIT. FFO represents net income (computed in accordance with GAAP), excluding gains (or losses) from sales of depreciable operating property, impairment losses, real estate related depreciation and amortization (excluding amortization of deferred financing costs) and after adjustments for unconsolidated partnerships and joint ventures.

FFO is a supplemental non-GAAP financial measure. Management uses FFO as a supplemental performance measure because it believes that FFO is beneficial to investors as a starting point in measuring the company’s operational performance. Specifically, in excluding real estate related depreciation and amortization and gains and losses from property dispositions, which do not relate to or are not indicative of operating performance, FFO provides a performance measure that, when compared year-over-year, captures trends in occupancy rates, rental rates and operating costs. The company also believes that, as a widely recognized measure of the performance of REITs, FFO will be used by investors as a basis to compare the company’s operating performance with that of other REITs. However, because FFO excludes depreciation and amortization and captures neither the changes in the value of the company’s properties that result from use or market conditions nor the level of capital expenditures and leasing commissions necessary to maintain the operating performance of the company’s properties, all of which have real economic effects and could materially impact the company’s results from operations, the utility of FFO as a measure of the company’s performance is limited. In addition, other equity REITs may not calculate FFO in accordance with the NAREIT definition as the company does, and, accordingly, the company’s FFO may not be comparable to such other REITs’ FFO. Accordingly, FFO should be considered only as a supplement to net income as a measure of the company’s performance. FFO should not be used as a measure of the company’s liquidity, nor is it indicative of funds available to fund the company’s cash needs, including the company’s ability to pay dividends or service indebtedness. FFO also should not be used as a supplement to or substitute for cash flow from operating activities computed in accordance with GAAP.

Cash Net Operating IncomeThe company uses cash net operating income (“NOI”) internally to evaluate and compare the operating performance of the company’s properties. The company believes cash NOI provides useful information to investors regarding the company’s financial condition and results of operations because it reflects only those income and expense items that are incurred at the property level, and when compared across periods, can be used to determine trends in earnings of the company’s properties as this measure is not affected by (1) the non-cash revenue and expense recognition items, (2) the cost of funds of the property owner, (3) the impact of depreciation and amortization expenses as well as gains or losses from the sale of operating real estate assets that are included in net income computed in accordance with GAAP or (4) general and administrative expenses and other gains and losses that are specific to the property owner. The company believes the exclusion of these items from net income is useful because the resulting measure captures the actual revenue generated and actual expenses incurred in operating the company’s properties as well as trends in occupancy rates, rental rates and operating costs. Cash NOI is a measure of the operating performance of the company’s properties but does not measure the company’s performance as a whole. Cash NOI is therefore not a substitute for net income as computed in accordance with GAAP.

Cash NOI, is a non-GAAP financial measure of performance. The company defines cash NOI as operating revenues (rental income, tenant reimbursements, lease termination fees, ground lease rental income and other property income) less property and related expenses (property expenses, ground lease expense, property marketing costs, real estate taxes and insurance), adjusted for non-cash revenue and operating expense items such as straight-line rent, amortization of lease intangibles, amortization of lease incentives and other adjustments. Cash NOI also excludes general and administrative expenses, depreciation and amortization, interest expense, other nonproperty income and losses, acquisition-related expense, gains and losses from property dispositions, extraordinary items, tenant improvements, and leasing commissions. Other REITs may use different methodologies for calculating cash NOI, and accordingly, the company’s cash NOI may not be comparable to the cash NOIs of other REITs.

About American Assets Trust, Inc.American Assets Trust, Inc. (the “company”) is a full service, vertically integrated and self-administered real estate investment trust, or REIT, headquartered in San Diego, California. The company has over 50 years of experience in acquiring, improving, developing and managing premier retail, office and residential properties throughout the United States in some of the nation’s most dynamic, high-barrier-to-entry markets primarily in Southern California, Northern California, Oregon, Washington, Texas and Hawaii. The company’s retail portfolio comprises approximately 3.2 million rentable square feet, and its office portfolio comprises approximately 2.6 million square feet. In addition, the company owns one mixed-use property (including approximately 97,000 rentable square feet of retail space and a 369-room all-suite hotel) and 2,112 multifamily units. In 2011, the company was formed to succeed to the real estate business of American Assets, Inc., a privately held corporation founded in 1967 and, as such, has significant experience, long-standing relationships and extensive knowledge of its core markets, submarkets and asset classes. For additional information, please visit www.americanassetstrust.com.

Forward Looking StatementsThis press release may contain forward-looking statements within the meaning of the federal securities laws, which are based on current expectations, forecasts and assumptions that involve risks and uncertainties that could cause actual outcomes and results to differ materially. Forward-looking statements relate to expectations, beliefs, projections, future plans and strategies, anticipated events or trends and similar expressions concerning matters that are not historical facts. In some cases, you can identify forward-looking statements by the use of forward-looking terminology such as “may,” “will,” “should,” “expects,” “intends,” “plans,” “anticipates,” “believes,” “estimates,” “predicts,” or “potential” or the negative of these words and phrases or similar words or phrases which are predictions of or indicate future events or trends and which do not relate solely to historical matters. While forward-looking statements reflect the company’s good faith beliefs, assumptions and expectations, they are not guarantees of future performance. For a further discussion of these and other factors that could cause the company’s future results to differ materially from any forward-looking statements, see the section entitled “Risk Factors” in the company’s most recent annual report on Form 10-K, and other risks described in documents subsequently filed by the company from time to time with the Securities and Exchange Commission. The company disclaims any obligation to publicly update or revise any forward-looking statement to reflect changes in underlying assumptions or factors, of new information, data or methods, future events or other changes.

Source: American Assets Trust, Inc.

Investor and Media Contact:American Assets TrustRobert F. BartonExecutive Vice President and Chief Financial Officer858-350-2607

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