Prologis

Prologis, Inc.
Public
Traded as NYSE: PLD
S&P 500 Component
Industry Real estate investment trusts
Genre Industrial properties
Predecessor AMB Property Corporation, ProLogis
Founded 1983
Founder Hamid Moghadam, Doug Abbey and T. Robert Burke
Headquarters San Francisco, United States
Area served
 North and South America, Europe, Asia
Key people
 Hamid R. Moghadam
(Chairman and CEO)
Gary E. Anderson
(CEO, Europe and Asia)
Eugene F. Reilly
(CEO, Americas)
Products Commercial and industrial real estate
Revenue US $2.533 billion (2016)[1]
Total assets US$ 78.7 billion (2017)[2]
Number of employees
 1,600[3]
Website https://www.prologis.com/

Prologis, Inc. is a multinational logistics real estate investment trust (REIT)[3] headquartered in San Francisco, California. The company was formed through the merger of AMB Property Corporation and ProLogis[4] in June 2011,[5] which made Prologis the largest industrial real estate company in the world.[4] Currently the world's largest owner of warehouses[6] and distribution centers,[7] Prologis operates as a publicly traded company[8] and a member of the NYSE[8] and S&P 500.[9] The company is the owner, manager and developer[3] of approximately 3,382[10] logistics and distribution center[11] and logistics facilities[12][4] in markets across the Americas, Asia and Europe,[13] and serves approximately 5,000 customers[10] across a diverse range of industries[11] in 19 countries.[3] As of December 31, 2017, Prologis had $79 billion in total assets under management.[10] The company's research department publishes white papers and its own market research, including the quarterly Industrial Business Indicator and the annual Prologis Logistics Rent Index.[14]

History

1983-2011: Background

Prologis was formed in 2011 through the merger of AMB and ProLogis, both multinational real estate companies based in the United States.[4]

AMB Property Corporation

In 1983, Hamid Moghadam and Doug Abbey used a $50,000 line of credit to found Abbey, Moghadam and Company,[15] an investment manager serving institutions.[5] Although they initially planned to provide investment advisory services, according to Forbes, they soon became known for instead "helping investors revive underperforming assets."[11] The company was joined by T. Robert Burke in 1984 and established AMB Property Corporation, a legacy Prologis company that invested in office, industrial and community shopping centers on behalf of large institutional investors.[15] During the collapse of the office building market in the late 1980s, the company avoided significant financial repercussions by investing in industrial parks and shopping centers beforehand,[11] and beginning to exit the office market in 1987.[15] AMB launched its first private equity fund in 1989, which focused on industrial and retail properties.[5]

In late 1997,[5] AMB closed its initial public offering (IPO) with more than US$2.8 billion under management.[15] Selling its retail business around 1999 to focus solely on the industrial sector, the company made its first overseas investment in 2002, developing a facility for Procter & Gamble.[5] That year AMB initiated an international expansion program[15] focused on buying and developing distribution facilities near global trade hubs, particularly in growth markets such as Brazil, Mexico, and China.[11] AMB added an internal development division in 2004. By 2011 AMB was focusing on expanding its operations in China and Brazil, at which point the company announced it was considering a merger with ProLogis, formerly Security Capital Trust.[5]

Security Capital Trust

Security Capital Investment Trust (SCI), a legacy company to Prologis, was incorporated in 1991. SCI made an initial public offering (IPO) on the New York Stock Exchange in 1994.[15][5] The company first expanded outside the United States in 1996 with acquisitions in Mexico[15] and went international in 1997[5] with Security Capital Industrial Trust moving into both Mexico and Europe. SCI moved into the Netherlands in the summer of 1997, and afterwards expanded into Paris, Stockholm, Brussels, Warsaw, London, Berlin, Milan, and Madrid. SCI purchased 33 percent of the Oregon software company Insight Inc. in October 1997, to help solve supply-chain problems for clients. SCI also expanded into the refrigerated distribution business in 1997, purchasing Christian Salvesen and changing it into CS Integrated LLC. SCI furthermore acquired Texas Cold Storage and Continental Freezer in 1997, and secured the primary contract to distribute food for Kroger Co. in Illinois. For refrigeration abroad, SCI purchased Frigoscandia AB, then "Europe's largest distributor of refrigerated goods."[16] SCI later exited the cold-storage business.[17]

After Prologis, Inc. was incorporated on November 24, 1997,[8] SCI officially changed its name to ProLogis in July 1998, at which point it had already gone by StarLogis abroad. SCI was active in 84 markets in 12 countries by July 1998, with a market capitalization of nearly $5 billion.[16] In November 1998, Prologis Trust acquired Meridian Industrial Trust for $862.5 million in stock. At the time, Prologis was the "largest owner of industrial and warehouse properties in the United States."[18] ProLogis formed its first property funds in 1999, and entered the Japanese market in 2001. In 2003, ProLogis joined the S&P 500 and entered the Chinese market,[15] and in 2004 the company acquired Keystone Industrial Trust for $1.6 billion.[19] In the same year, ProLogis formed its first joint venture in China with Suzhou Logistics Center Co. Ltd.[15] With headquarters in Aurora, Colorado, at the time, in 2005 ProLogis completed a merger with Catellus Development Corporation, a North American industrial development company, for $4.9 billion. That year, ProLogis ranked #1 in the 2005 Top 25 Industrial Owners survey.[20] In 2006, ProLogis became a Fortune 1000 company and the ProLogis European Properties Fund went public.[15]

In the midst of problems with debt[12] following aggressive expansion[4] and heavy borrowing,[5] ProLogis' CEO Jeffrey Schwartz was replaced with Walter Rakowich in 2008.[12] Rakovich afterwards implemented a cost-cutting effort involving raising capital and selling assets.[4] In December 2008, ProLogis sold a portfolio of assets to the Government of Singapore Investment Corporation,[4] and it sold its China operations and some of its Japanese interests to GIC Real Estate for $1.3 billion in 2009.[15] That August, ProLogis secured financing from Deutsche Pfandbriefbank and an unidentified German bank for two of its funds.[21] Blackstone Group LP bought a portfolio of ProLogis assets in late 2010 for $1 billion.[4] After acquiring Catellus Development Corp. in 2005 for $3.6 billion,[4] in January 2011 ProLogis sold a portfolio of Catellus retail and mixed-use assets to affiliates of TPG Capital for $505 million, including rights to the Catellus name.[22] Prior to its final merging with ProLogis in 2011, AMB Property Corp AMB.N formed a €470 million joint venture with Allianz Real Estate in March 2011.[23]

2011: Formation of Prologis

In January 2011, AMB Property Corporation agreed to buy the larger ProLogis for $8.7 billion,[23] with the new entity to be named Prologis (NYSE:PLD)[12][24] and remain on the New York Stock Exchange.[25] The companies announced that the new Prologis would be based in San Francisco, AMB's hometown, but would maintain an office in Denver, Colorado, where ProLogis was based.[4] Completed in June 2011,[5] the “merger of equals”[4][24] was described as "one of the biggest real-estate deals since the [2008] recession,"[4] and it created the largest industrial real estate company in the world.[12][4] With total market value estimated at $24 billion,[24] the new Prologis had around $46 billion in assets under management[4] and logistics and distribution facilities[12][4] in North America, Europe, Asia and South America.[12] Clients of the new company included DHL, Kuehne & Nagel International AG, Home Depot Inc., Unilever,[4] and FedEx.[5] AMB CEO Hamid Moghadam and ProLogis CEO Walter Rakowich were appointed as the new company's co-chiefs, with Moghadam to become the sole CEO in 2013.[4]

2013-2014: International ventures

Prologis was among the largest 200 companies in the United States by June 2011, with a market cap of $15 billion,[12] activity in 22 countries and 22 funds. By the fourth quarter of 2011, Prologis had sold a variety of assets and raised $1 billion, with plans to raise a further $2 billion through asset sales. Occupancy at Prologis real estate at the end of 2011 was 92 percent. In 2012, the company announced it planned to spend around $1 billion to develop projects in the United States, Brazil, China and Japan. By March 2012, Prologis was "the sixth-largest U.S. REIT in terms of equity market capitalization, about $15 billion," and by May, Prologis had assets valued at around $10 billion in Europe.[5] On February 14, 2013,[25] Nippon Prologis REIT, Inc. (NPR),[8] a Japanese real estate investment trust formed by Prologis, successfully completed an IPO on the Tokyo Stock Exchange.[26] In March 2013, Prologis formed the Prologis European Logistics Partners Sarl joint venture with Norges Bank Investment Management for USD$3.1 billion.[27] Prologis had $46.9 billion of assets under management as of September 2013. By November 2013, Prologis, Inc. remained the world's biggest warehouse owner, with plans to spend "as much as $600 million a year to develop warehouses in Japan," its biggest market after the United States. At the time, Prologis had customers such as Amazon.com and Nippon Express.[25]

By the summer of 2014, Prologis was active in 21 countries, with around 1,400 real estate professionals.[13] The company also had around $51 billion in total assets under management,[13][28] with $27.3 billion of that amount in investment management.[13] Prologis completed its IPO for FIBRA Prologis in June 2014, the company’s Mexican affiliate also known as Prologis Property Mexico SA, raising about 7 billion pesos ($541 million).[29] At the end of 2014, Prologis owned 2,853 properties, with the bulk in North America and around 600 in Europe and Asia.[30]

2015-2016: Recent sales

Prologis had reduced its number of managed funds from 23 to 11 by the spring of 2015, and was managing "$29 billion in real-estate assets through joint ventures and a series of funds backed by institutional investors."[30] That financial quarter, earnings were boosted by the sale of a Silicon Valley industrial park to Facebook, Inc.[7] With corporate headquarters remaining in San Francisco, in April 2015 Prologis announced a plan to move offices from east Denver, Colorado, to a new building in downtown Denver[31] in 2017.[32]

Also that month, Prologis partnered with Norges Bank Investment Management to buy KTR Capital Partners for $5.9 billion, expanding Prologis' real estate portfolio in the United States[30] through the Prologis U.S. Logistics Venture.[33] At the time, Prologis had a market value of around $22 billion.[30][33] In October 2015, Prologis acquired Morris Realty Associates' portfolio of logistics and retail properties in the United States for $820 million. Prologis sold the acquired retail assets to Blackstone Real Estate Advisors for $374 million.[34]

By late 2016, Prologis had built large multistory warehouses in Japan, Singapore and China.[35] The company began construction on a three-floor warehouse in Seattle, Washington, in November 2016, which was the first multi-story warehouse in the country.[36] The following month, Prologis also outlined plans to build a three-story warehouse in San Francisco.[35] Prologis received two 2016 Eurobuild CEE Awards in December 2016,[37] at which point[36] Prologis Inc. remained the world's largest owner of warehouses[6] and distribution centers,[7] with a 97.1% occupancy rate.[38] As of December 31, 2017,[10] Prologis Inc. was one of the world's largest industrial property owners.[39] As of December 31, 2017, Prologis had $78.7 billion in total assets under management, with 2,282 industrial properties[10] in 19 countries. It also had 1,600 employees[3] and continued to be traded on the NYSE.[8]

Business model

A publicly traded company[8] and member of the S&P 500,[9] Prologis operates in the Americas, Europe, and Asia with a portfolio of real-estate ownings or joint-ventures[8] in 19 countries.[3] Operating segments distinguish real estate operations from strategic capital, with distribution facilities leased to customers[8] in both the business-to-business and retail/online fulfillment categories.[40]

Prologis focuses on three key lines of business:

  • Real estate operations (leasing, managing buildings)[13][41]
  • Capital deployment (development and acquisition of properties)[42]
  • Strategic capital (raising capital and co-investing in portfolios)[28][41]

Market research

Through its in-house research department, the company publishes proprietary market research and several white papers each year. These include the Industrial Business Indicator, published on a quarterly basis, and the Prologis Logistics Rent Index, published annually[14] since 2016.[43] In 2017, the company partnered with Oxford Economics on in-house research, determining that $1.3 trillion-worth of goods were transferred through its buildings annually. The research also asserted that clusters of logistics assets were economically beneficial to their local areas, with estimations that Prologis and its customers had a total GDP economic impact of $200 billion.[44]

Corporate responsibility

Concerning corporate responsibility, Prologis espouses a focus on environmental stewardship, social responsibility, and ethics and governance,[45] with programs supporting these goals detailed in annual reports.[46] The company was named among the “Global 100 Most Sustainable Corporations in the World” for nine consecutive years, starting in 2008.[47] The company first began testing the use of rooftop solar panels[48] on its buildings in Germany and France, and by 2016, Prologis was second after Walmart for the amount of installed rooftop solar capacity in the United States.[49]

See also

References

  1. ↑ Selected 2016 Financial Data, Prologis and the SEC, February 15, 2017, retrieved June 2, 2017
  2. ↑ "Prologis Fact Sheet" (PDF). Prologis. 2018.
  3. 1 2 3 4 5 6 Company, Prologis, March 31, 2017, retrieved June 5, 2017
  4. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 Troianovski, Anton (January 31, 2011). "Warehouse Giants AMB Property, ProLogis to Merge". Wall Street Journal. Retrieved June 9, 2017.
  5. 1 2 3 4 5 6 7 8 9 10 11 12 Robaton, Anna. "Prologis Together". REIT.com. Retrieved June 9, 2017.
  6. 1 2 Baskin, Brian (July 19, 2016). "Prologis Reports Record Profits on Surging Warehouse Demand". Wall Street Journal. Retrieved June 1, 2017.
  7. 1 2 3 Whelan, Robbie (April 19, 2016). "Prologis Warehouse Rents Jump as Space Remains Tight". Wall Street Journal. Retrieved June 1, 2017.
  8. 1 2 3 4 5 6 7 8 "Prologis, Inc. and Reuters Profile". Google Finance. Retrieved June 9, 2017.
  9. 1 2 "S&P 500 Index". CNNMoney. Archived from the original on 14 July 2014. Retrieved 6 June 2014.
  10. 1 2 3 4 5 "Quarterly Report" (PDF). Prologis. 2017.
  11. 1 2 3 4 5 Kacsmar, Mike (May 28, 2014). "Flexibility, Transparency And Values Drive Entrepreneur's Success". Forbes. Retrieved June 9, 2017.
  12. 1 2 3 4 5 6 7 8 Slatin, Peter (June 20, 2011). "Prologis Becomes World's Biggest Industrial Property Company--Now What?". Forbes. Retrieved June 9, 2017.
  13. 1 2 3 4 5 "Prologis Corporate Profile" (PDF). Prologis. Retrieved June 9, 2017.
  14. 1 2 "Research". Prologis. 2017. Retrieved June 12, 2017.
  15. 1 2 3 4 5 6 7 8 9 10 11 "Building for the future". Prologis. Retrieved June 9, 2017.
  16. 1 2 Moore, Paula (June 22, 1998). "Security Capital tries for name recognition". Denver Business Journal. Retrieved June 9, 2017.
  17. ↑ Grant, Peter (January 3, 2017). "Cold Snap: Developers Pour Money Into Cold Storage in China". The Wall Street Journal. Retrieved June 1, 2017.
  18. ↑ "Prologis To Acquire Meridian, A Rival Landlord". New York Times. Retrieved June 9, 2017.
  19. ↑ Chapman, Parke (May 4, 2004). "ProLogis to Buy Keystone for $1.6B". National Real Estate Investor. Retrieved June 9, 2017.
  20. ↑ Mattson-Teig, Beth (July 1, 2005). "ProLogis Gobbles Up More Market Share". National Real Estate Investor. Retrieved June 9, 2017.
  21. ↑ "ProLogis, a Warehouse Firm, Raises 280 Million Euros". The New York Times. New York City, New York. August 11, 2009. Retrieved June 12, 2017.
  22. ↑ Finkelstein, Alex. "ProLogis--TPG $505 Million Deal Closing in First Quarter". World Property Channel. Archived from the original on 14 July 2014. Retrieved 6 June 2014.
  23. 1 2 "Allianz, AMB form European logistics joint venture". Reuters. March 3, 2011. Retrieved June 9, 2017.
  24. 1 2 3 "ProLogis and AMB Property to Merge". New York Times. January 31, 2011. Retrieved June 9, 2017.
  25. 1 2 3 Chu, Kathleen; Kuwako, Katsuyo (November 26, 2013). "Prologis to Boost Japan Rents, Buy Warehouses on Abenomics Bonus". Bloomberg. United States. Retrieved June 12, 2017.
  26. ↑ Kathleen Chu and Katsuyo Kuwako (February 14, 2013). "Nippon Prologis Jumps in Debut After $1 Billion IPO: Tokyo Mover". Bloomberg. Retrieved June 9, 2017.
  27. ↑ "Prologis and Norges Bank Investment Management close EUR2.4bn JV in Europe". Property Funds World. March 20, 2013. Retrieved June 9, 2017.
  28. 1 2 "Form 10-Q". Prologis. Retrieved 6 June 2014.
  29. ↑ Levin, Jonathan (June 4, 2014). "Prologis Property REIT Unchanged in First Mexico IPO of 2014". Bloomberg. United States. Retrieved June 12, 2017.
  30. 1 2 3 4 Raice, Shayndi; Whelan, Robbie (April 19, 2015). "Prologis to Buy KTR Capital for $5.9 Billion". The Wall Street Journal]. New York City, United States. Retrieved June 1, 2017.
  31. ↑ Raabe, Steve (April 14, 2015). "Prologis to move Denver ops HQ to Z Block project in lower downtown". The Denver Post. Denver, Colorado. Retrieved June 12, 2017.
  32. ↑ Rolett, Burl (May 6, 2016). "Prologis sells building near current HQ". Business Den. Denver, Colorado. Retrieved June 12, 2017.
  33. 1 2 Bhaktavatsalam, Vidya (April 19, 2015). "Prologis, Norway Buy KTR Real Estate for $5.9 Billion". Bloomberg. United States. Retrieved June 12, 2017.
  34. ↑ Drummer, Randyl (October 14, 2015). "Prologis Closes $820 Million Purchase of Retail/Warehouse Portfolio". CoStar. Retrieved June 12, 2017.
  35. 1 2 Dineen, J.K. (December 20, 2016). "Prologis plan for Bayview offers blue-collar salvation". San Francisco Chronicle. San Francisco, California. Retrieved June 12, 2017.
  36. 1 2 E. Phillips, Erica (November 1, 2016). "Prologis to Build First Multistory Warehouse in the U.S." The Wall Street Journal. Retrieved June 1, 2017.
  37. ↑ "Prologis receives two 2016 Eurobuild CEE Awards". Budapest Business Journal. Budapest. December 12, 2016. Retrieved June 12, 2017.
  38. ↑ Page, Paul (January 25, 2017). "Today's Top Supply Chain and Logistics News From WSJ". Wall Street Journal. Retrieved June 1, 2017.
  39. ↑ Morris, Keiko (May 30, 2017). "Industrial Park's Owner Bringing in Restaurants, Retail as Amenities for Workers". Wall Street Journal. New York City, New York. Retrieved June 1, 2017.
  40. ↑ Corporate Profile, Prologis, 2017, retrieved June 12, 2017
  41. 1 2 "Three lines of business". Prologis. Retrieved June 9, 2017.
  42. ↑ "Capital Deployment". Prologis. Retrieved June 9, 2017.
  43. ↑ E. Phillips, Erica (March 30, 2016). "Warehouse Rental Rates Jump as Industrial Capacity is Squeezed". Wall Street Journal. New York City. Retrieved June 1, 2017.
  44. ↑ "Economic Impact of Our Logistics Real Estate". Prologis. September 2017.
  45. ↑ "Corporate Responsibility". Prologis. Retrieved June 2, 2017.
  46. ↑ "2012 Corporate Responsibility Report, "Making a Positive Impact Across a Global Platform" (PDF). Prologis. Retrieved June 2, 2017.
  47. ↑ "Prologis on List of World's Most Sustainable Corporations". 2017. Retrieved July 30, 2017.
  48. ↑ "Solar Means Business: Top Commercial Solar Customers in the U.S." Solar Energy Industries Association. Retrieved 7 August 2014.
  49. ↑ Gross, Daniel (January 29, 2016). "Put a Solar Panel on It". Slate. Retrieved June 12, 2017.
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