HPP 2026년 3분기 실적 발표 콘퍼런스콜: 임대 호조 및 핵심 FFO 가이던스 상향

핵심 요약

• 핵심 FFO(Core FFO)는 전년 동기 대비 약 11% 증가한 1,860만 달러를 기록했으며, 희석 주당 핵심 FFO는 8% 늘어난 0.28달러를 나타냈다.
• 동일 매장 기준 현금 순영업소득(NOI)은 오피스 점유율 상승과 스튜디오 제작 활동 증가에 힘입어 전년 동기 대비 8.3% 증가한 8,520만 달러를 기록했다.
• 허드슨 퍼시픽 프로퍼티스(Hudson Pacific Properties)는 53만 4,000평방피트 규모의 오피스 임대 계약을 체결했다. 운영 중인 오피스 점유율은 전 분기 대비 310bp 상승한 85.6%를 기록했으며, 동일 기준(like-for-like)으로는 80bp 상승했다.
• 임대 파이프라인은 210만 평방피트에 달했으며, 이 중 110만 평방피트는 협상 후기 단계에 있었다. 파이프라인의 약 60%는 신규 임대 계약이었다.
• 경영진은 2026년 희석 주당 핵심 FFO 가이던스를 기존 1.12~1.20달러에서 1.15~1.21달러로 상향 및 압축 조정했다.
• 4분기 자산 매각 및 선순위 채권 환매를 반영한 프로포마(pro forma) 기준 HPP 보유 부채 규모는 전년 동기 대비 14% 감소한 27억 달러였으며, 유동성은 8억 4,000만 달러였다.

주요 재무 실적

사업 및 운영 실적

오피스 임대 및 점유율

HPP는 총 53만 4,000평방피트에 달하는 74건의 임대 계약을 완료했으며, 신규 임대와 재계약 비중이 균등하게 나뉘었다. 기술 부문 임차인이 임대 활동의 28%를 차지했고, 전체 임대의 약 3분의 2는 베이 에어리어(Bay Area)에서 발생했다.

연초 누적 임대 면적은 전년 동기 대비 40% 증가한 240만 평방피트에 달했다. 임대 파이프라인은 7분기 연속 200만 평방피트를 상회하며 회사 장기 평균을 약 25% 웃돌았다.

운영 중인 자산의 점유율은 85.6%로 상승하며 5분기 연속 개선세를 기록했다. 임대율은 86.1%에 도달했다. 자산 매각과 내진 공사로 인해 일시적으로 제외된 포스 & 트랙션(Fourth & Traction)을 제외하면, 점유율과 임대율은 각각 80bp와 100bp 상승했다.

GAAP 기준 임대료 스프레드는 플러스(+) 6%를 기록했고, 현금 기준 임대료 스프레드는 플러스(+) 0.4%였다. 순실효임대료는 해당 분기에 전년 동기 대비 30% 상승했으며, 최근 12개월(TTM) 기준으로는 9% 올랐다.

현장 투어 활동은 116건에 걸쳐 총 200만 평방피트에 육박했으며, 투어 횟수는 전년 동기 대비 13% 증가했다. 임차인의 평균 요구 면적은 1만 7,000평방피트로, 2023년 및 2024년의 약 1만 평방피트와 비교해 확대됐다.

경영진은 2026년 만기 도래 잔여 면적 14만 4,000평방피트와 2027년 만기 도래 면적 110만 평방피트에 대해 약 50%의 커버리지를 확보했다고 밝혔다. 커버리지에는 체결된 임대 계약, 투자의향서(LOI) 및 제안서가 포함된다.

지역별 수요

경영진은 베이 에어리어가 전체 임대 파이프라인과 후기 단계 파이프라인 모두에서 약 3분의 2를 차지했다고 밝혔다. 시애틀은 지난 2개 분기 동안 파이프라인과 투어 활동 측면에서 가장 빠른 성장세를 보인 지역이었다.

워싱턴 1000(Washington 1000)의 경우 HPP는 건물 면적의 약 65%에 대해 커버리지를 확보했다. 10개 임차인과 활발히 협상을 진행 중이며, 이 중 6만 평방피트 이상은 계약 체결 막바지 단계에 있다.

샌프란시스코는 8분기 연속 순흡수(net absorption) 플러스를 기록했고, 실리콘밸리는 2019년 이후 가장 강력한 분기 임대 실적을 달성했다. 경영진은 레드우드시티, 레드우드쇼어스, 시애틀에서도 활동이 개선되고 있다고 강조했다. 로스앤젤레스는 임대 규모는 증가했으나 순흡수가 소폭 마이너스를 기록하는 등 다소 엇갈린 흐름을 보였다.

스튜디오 운영

운영 중인 스튜디오 세트장의 최근 3개월 기준 임대율은 74.7%로 전 분기 수준을 유지했다. 할리우드 스튜디오의 임대율은 95%를 유지했으며, 선셋 피어 94(Sunset Pier 94)의 임대율은 370bp 상승한 82.2%를 기록했다.

HPP 지분 기준 핵심 스튜디오 NOI는 전 분기 220만 달러와 전년 동기 마이너스(-) 250만 달러에서 430만 달러로 개선됐다. 이러한 실적 개선은 핵심 입지의 세트장 및 제작 차량 가동률 상승, 운영비 절감, 비핵심 퀴호테(Quixote) 사업 정리에 힘입은 결과다.

경영진은 잔여 비핵심 퀴호테 임대 건이 연말까지 해결될 것으로 예상된다고 밝혔다. 지속 운영 중인 운송 부문은 이번 분기에 약 60만 달러의 손실을 기록했으나, 경영진은 제작 쇼 수가 소폭만 늘어도 손익분기점에 도달할 수 있을 것으로 보고 있다.

자산 매각 및 자본 배분

HPP는 연초 누적 기준으로 FFO 증가에 기여하는 비핵심 자산 매각을 약 1억 9,000만 달러 규모로 완료했다. 여기에는 2001 게이트웨이(2001 Gateway) 및 875·899 하워드 매각 대금 9,050만 달러, 스카이포트 플라자 매각 대금 7,550만 달러, 비핵심 퀴호테 자산 매각 대금 2,300만 달러가 포함된다.

분기 말 이후 회사는 액면가 대비 할인된 가격으로 2027년 및 2028년 만기 선순위 채권을 각각 1억 달러씩, 총 2억 달러 규모로 환매했다. 프로포마 기준 유동성은 비제한 현금 7,500만 달러와 리볼빙 가용 한도 7억 6,500만 달러를 포함해 8억 4,000만 달러였다.

아울러 회사는 원금 상환 없이 11억 달러 규모의 할리우드 미디어 포트폴리오(Hollywood Media Portfolio) CMBS 대출 만기를 2027년 11월까지 연장했다. 가산금리는 유지됐으며, 연장된 만기까지 SOFR은 3.5%로 고정됐다.

경영진 가이던스

HPP는 2026년 연간 희석 주당 핵심 FFO 가이던스를 기존 1.12~1.20달러에서 1.15~1.21달러로 상향 및 압축했다. 가이던스 중간값에는 회사의 당초 예상치를 웃돈 3분기 실적 효과 약 0.01달러와 개선된 4분기 전망치 효과 약 0.01달러가 반영됐다.

경영진은 해당 임차인이 임대료 지급을 중단할 것이라는 징후는 없었다고 밝혔으나, 보수적인 관점에서 바일, 고샬 앤 맨지스(Weil, Gotshal & Manges)의 임대료를 2026년 잔여 기간 가이던스에서 제외했다.

회사의 점유율 및 동일 매장 현금 NOI 가정치 개선은 주로 875 하워드와 스카이포트 플라자의 매각, 내진 성능 보강을 위한 포스 & 트랙션의 일시적 제외를 반영한 것이다. 경영진은 이러한 포트폴리오 변경이 없었다면 두 지표에 대한 기존 전망을 유지했을 가능성이 높았다고 밝혔다.

경영진은 임대 계약이 진척되고 렌트프리(무상 임대) 기간이 종료됨에 따라 동일 매장 현금 NOI가 지속적으로 개선될 것으로 예상하고 있다. 다만 신규 임대 계약으로 인해 2027년에 추가 렌트프리가 발생할 가능성은 있다. 또한 회사는 임대 관련 자본적 지출(CapEx) 시점과 임대료 개시 시점에 따라 2027년 하반기에는 AFFO가 흑자로 돌아설 것으로 전망했다.

리스크 및 주요 점검 요인

• HPP는 주로 손상차손과 자산 매각 관련 비용으로 인해 대규모 GAAP 순손실을 기록했다.
• 현금 조정 EBITDAre 대비 프로포마 순부채 비율은 분기 말의 11.8배에서 개선되기는 했으나 여전히 11.4배로 높은 수준을 유지했다.
• 회사는 유동성, 자산 매각 및 자본시장을 활용해 2027년과 2028년에 도래하는 잔여 부채 만기에 대응해야 한다. 경영진은 현재 주가 수준에서의 유상증자는 배제했으나, 실적 발표 컨퍼런스콜에서 완전한 자금 조달 계획을 제시하지는 않았다.
• 로스앤젤레스의 로케이션 촬영 일수는 전년 동기 대비 5% 감소했으며 5년 평균치를 29% 밑도는 수준을 지속해 스튜디오 및 제작 지원 서비스 수요에 불확실성을 가중시키고 있다.
• 최근 기술주 변동성 확대는 민간 자금 조달과 오피스 수요에 영향을 미칠 수 있다. 경영진은 임대 파이프라인이나 투어 활동에서 아직 둔화 조짐은 관찰되지 않았다고 언급했다.
• 포스 & 트랙션은 내진 공사를 위해 운영 포트폴리오에서 일시 제외됐으며, 경영진은 이 공사가 2027년 2분기 말까지 완료될 것으로 예상하고 있다.
• 바일, 고샬 앤 맨지스는 사업을 정리 중이다. 이 임차인의 레드우드쇼어스 점유 공간 중 3만 8,000평방피트는 분기 말 이후 만료됐으며, 5만 1,000평방피트는 2038년까지 임대 계약이 체결돼 있다.

애널리스트 Q&A 주요 내용

• 부채 만기 대응: 경영진은 HPP가 다가오는 채무 만기에 대응하기 위해 신주를 발행할 필요는 없다고 밝혔다. 유동성, 선별적 자산 매각, 잠재적 합작 투자(JV) 및 기타 자본시장 방안을 활용할 계획이며, 12월 1일 열리는 '투자자의 날(Investor Day)'에서 보다 구체적인 내용을 공개할 예정이다.
• 2027년 사업 전망: 회사는 2027년이 대규모 자산 매각의 해가 되지는 않을 것으로 보고 있다. 경영진의 우선순위는 유기적 임대 성장, 현금흐름 확대, AFFO 흑자 전환, 담보가 설정되지 않은 자산(unencumbered assets)을 활용한 재무제표 개선 조치에 있다.
• AI 및 기술 부문 수요: 경영진은 기술주 변동성에도 불구하고 임차인들이 협상을 중단하는 양상은 나타나지 않았다고 밝혔다. 또한 수요 기반에는 대형 기술 기업, 우량 신용 임차인뿐만 아니라 즉시 입주 가능한 공간을 단기적으로 찾는 중소기업들도 포함돼 있다고 강조했다.
• 워싱턴 1000: 10건의 계약 협상이 진행 중이었다. 여기에는 막바지 단계에 접어든 1만 5,000평방피트 규모의 스위트 공간 계약과 임대차 계약서 작성 최종 단계에 있는 별도의 5만 평방피트 규모 계약이 포함됐다.
• 넷플릭스 및 할리우드 미디어 포트폴리오: 경영진은 넷플릭스(Netflix)와의 논의가 생산적으로 진행되고 있으며 연말까지 해결 방안이 마련되기를 희망한다고 밝혔다. 장기 차환(리파이낸싱)과 관련해 대주단과 다시 논의하기에 앞서 임차인의 향후 요구 사항을 명확히 파악하는 것이 최우선 과제다.
• 주거용 전환 옵션: HPP는 901 마켓(901 Market)의 기존 리테일 공간 상층부에 위치한 약 16만 4,000평방피트 규모의 오피스 공간을 136가구의 주거용 시설로 전환할 수 있는 인허가를 확보했다. 경영진은 공사비, 임대, 전환 및 잠재적 매각 방안 등을 검토 중이다.

실적 발표 컨퍼런스콜 전문

전체 실적 발표 컨퍼런스 콜 녹취록

경영진 발표

Operator

Hello, everyone. Thank you for joining us, and welcome to the Hudson Pacific Properties Third Quarter 2026 Earnings Call.

[Operator Instructions]

I will now hand the conference over to Laura Campbell, Executive Vice President, Investor Relations and Marketing. Laura, please go ahead.

Laura Campbell

Good morning, everyone. Thanks for joining us. With me on the call today are Victor Coleman, Chairman and CEO; Mark Lammas, President; Harout Diramerian, CFO; and Art Suazo, EVP of Leasing. This morning, we filed our earnings release and supplemental on an 8-K with the SEC, and both are now available on our website along with an audio webcast of this call for replay. Some of the information we'll share today on the call is forward-looking in nature.

Please reference our earnings release and supplemental for statements regarding forward-looking information as well as the reconciliation of non-GAAP financial measures used on this call. Today, Victor will focus on current industry and market trends. Mark will provide detail on our office leasing and studio operations, and Harout will review our financial results and 2026 outlook. Thereafter, we'll be happy to take your questions. Victor?

Victor Coleman

Thanks, Laura. Good morning, everyone, and welcome to our third quarter call. This was another quarter of steady progress for Hudson Pacific. We signed 534,000 square feet of new and renewal office leases, and our in-service office occupancy grew for the fifth consecutive quarter, approaching 86%. Together with improved studio performance, that contributed to growth of 8% in same-store cash NOI and a core FFO per share year-over-year, and we're once again raising our full year outlook.

We also continue to execute on our disposition plan and strengthen our balance sheet. Pro forma for our fourth quarter asset sales and senior notes repurchase, total liquidity stands at $840 million, with our share of debt reduced by 14% year-over-year.

And looking ahead, our leasing pipeline stands at 2.1 million square feet with 1.1 million square feet now in advanced stages, nearly twice the level of a year ago. A pipeline of similar size set the stage for a very strong 2026 and its greater maturity today further positions us to extend our earnings growth into 2027.

Touching on our markets, I'm going to begin with the capital fueling demand. U.S. venture-backed companies raised $98.4 billion in the third quarter. While below the outsized first half totals, it was roughly double the quarterly levels of 2023 and 2024. Year-to-date investment now exceeds $515 billion, already more than 60% above full year 2025, with over 70% of it deployed in our West Coast markets. AI remains the primary driver, accounting for 20 U.S. rounds of $1 billion or more in the quarter, while software also has captured a record share of venture dollars this year. Several indicators support continued funding. U.S. VC fundraising reached over $100 billion through the third quarter, already ahead of all of 2025 and a record acquisition exit values are recycling capital back into the ecosystem.

We're mindful of the recent volatility in tech stocks, which is largely centered on the capital spending of the largest platforms. That's a different part of the AI economy from the one driving demand in our markets. We'll continue to watch how public market sentiments affect private funding, but so far, we haven't seen it in our pipeline or tour activity. On the ground, demand continues to build. AI and tech-driven leasing is broadening the office recovery across the West Coast with virtually no new supply coming online.

San Francisco posted its eighth consecutive quarter of positive net absorption, adding 1.3 million square feet. Citywide vacancy has improved 660 basis points over the past year and asking rents are up nearly 10%. The South Financial District continues to lead, having absorbed more than 2 million square feet so far this year. With large blocks in the South of Market quickly disappearing, we expect tenants to widen their searches into adjacent submarkets, which should benefit our assets greatly. Silicon Valley delivered its strongest leasing quarter since 2019 at 4.1 million square feet. It also absorbed more than 1 million square feet and active tenant demand rose to 12.4 million square feet with Santa Clara among the leading submarkets.

On the Peninsula, net absorption turned positive, led by Redwood City Redwood Shores at more than 40% of the region's total, while neighboring Palo Alto remains one of the Bay Area's tightest office markets with rents among the highest in the country. Further north, in Seattle, net absorption reached its highest level since 2021, while downtown Seattle recorded its first positive quarter in nearly 5 years on the strength of the CBD. Pioneer Square has been positive both for the quarter and the year-to-date.

Los Angeles, by contrast, remains more mixed. Leasing volume rose nearly 12% year-over-year, but net absorption was modestly negative. West Los Angeles captured roughly 40% of all leases in Los Angeles, while with Brentwood posting positive absorption this quarter. And in Vancouver, Class A vacancy downtown fell for the fifth straight quarter to its lowest level since 2022, with no new downtown supply expected until at least 2032. Conditions are setting up for upward pressure on premium rents.

Turning to our studio business. Production levels in Los Angeles and New York continue to move in different directions. But as Mark is going to discuss, our prime locations are performing well in both. Third quarter Los Angeles on-location shoot days were 5% lower year-over-year and remained 29% below the 5-year average. New York, meanwhile, is surging with third quarter production spending up 87% year-over-year to $1.6 billion, approaching California's $1.8 billion. Filming permits in New York City were up 27% year-to-date as of September.

Looking ahead, we see potential catalysts for Los Angeles production. At the federal level, legislation introduced this fall would create a 20% to 30% film and TV tax credit that stacks on top of the existing state credits and supporters are pushing to pass this before year-end. In a bold move this week, Governor Newsom proposed raising the state's annual credit from $750 million to at least $1 billion and for the first time, extending eligibility to above-the-line compensation, closing the gap with competing states. This proposal will require legislative action and will likely carry into the next administration, but it's a clear signal of the state's commitment to bringing production back. We're also continuing to sharpen the portfolio through opportunistic asset sales. And year-to-date, we closed nearly $190 million of noncore FFO-accretive dispositions. That includes $90.5 million from the sales of 2001 Gateway and 875 and 899 Howard in the third quarter, $75.5 million of sales for the Skyport Plaza in the fourth quarter and $23 million of sales of the noncore assets from Quixote across both quarters.

The office sales took largely vacant capital-intensive assets off the books, allowing us to focus on capital leasing at our highest potential properties. Consistent with our capital allocation priorities, we used the majority of the net proceeds to delever, which Harout is going to discuss shortly. As we refine the portfolio, its quality continues to be recognized externally. We were named as a GRESB Sector Leader for the sixth consecutive year and earned a 5-Star rating in the 2026 Real Estate Assessment. We also ranked first among U.S.-listed office companies for the second consecutive year and first among all listed participants in the Americas. That recognition reflects the investments we've made to keep our portfolio young, modern, efficient and resilient as well as our management team's commitment to quality and discipline.

Now with that, I'm going to send it over to Mark to talk through leasing and operational details.

Mark Lammas

Thanks, Victor. We signed 74 leases totaling approximately 534,000 square feet in the third quarter with activity evenly balanced between new leasing and renewals. Tech tenants provided a significant source of demand at 28% of activity and roughly 2/3 of our leasing was in the Bay Area, where Palo Alto led all submarkets at over 110,000 square feet. This included a 65,000 square foot renewal and expansion lease with Rivian and Volkswagen Group Technologies at Clocktower Square, which addressed 1 of the 4 2028 expirations over 50,000 square feet.

Our in-service occupancy increased 310 basis points sequentially to 85.6%, our fifth consecutive quarter of gains, and our lease rate climbed 330 basis points to 86.1%. Adjusted for asset sales and the temporary removal of Fourth & Traction in our Los Angeles Arts District from our in-service portfolio, our occupancy and lease rate increased 80 and 100 basis points, respectively, on a like-for-like basis.

Regarding Fourth & Traction, the city of Los Angeles adopted seismic retrofit requirements several years ago that applied to the building, so this is work we need to do. PayPal's recent expiration gives us a window to complete it, and we have several prospective long-term tenants with requirements of up to 75,000 square feet interested in the building. That's precisely why we're moving quickly now, so the work is done before they move in. We expect to finish the seismic work by end of second quarter next year, but we'll work with those tenants to phase in occupancy floor by floor.

Rent spreads grew 6% on a GAAP basis and 0.4% on a cash basis driven by new and renewal leasing at our Peninsula and Silicon Valley assets. Third quarter net effective rents increased 30% year-over-year and on a trailing 12-month basis were up 9%. Tour activity remains strong with 116 tours covering nearly 2 million square feet in the third quarter. Tour count was up 13% year-over-year and the average requirement of 17,000 square feet remains well above the roughly 10,000 square feet typical in 2023 and 2024.

Average requirement sizes grew most on the Peninsula and in Silicon Valley, where they roughly doubled this quarter and in Seattle, where they rose almost 50%. Even after signing 2.4 million square feet year-to-date, up 40% from last year, our pipeline has remained above 2 million square feet for 7 consecutive quarters, roughly 25% above our long-term average. Almost 60% of the pipeline is new leases, supporting continued occupancy gains, while the renewal portion has grown to over 800,000 square feet, the highest level we've tracked.

And as Victor noted, more than 1 million square feet is in late-stage negotiations. The quality and momentum of our pipeline are as strong as we've seen, and we're highly confident in our ability to convert a significant portion of it.

Turning to our expirations. We have approximately 50% coverage on both the remaining 144,000 square feet expiring in 2026 and the 1.1 million square feet expiring in 2027. We define coverage as deals in leases, LOIs or proposals. For the first half of 2027, coverage is over 50%, including full coverage on the Salesforce and Twilio space at Rincon Center in San Francisco, where we're in late-stage negotiations. Second half 2027 expirations are mostly smaller leases, averaging about 6,000 square feet, and those tenants typically do not engage until about a quarter before expiration. At Washington 1000, consistent with last quarter, we have coverage on approximately 65% of the building with active negotiations across 10 tenants whose requirements range up to 125,000 square feet, including over 60,000 square feet of late-stage deals.

Activity at our move-in-ready spec suites has increased meaningfully since their June completion and plans and pricing are complete for the next phase of spec suites on the fifth and sixth floors. Beyond our current pipeline, tour activity has picked up noticeably from tenants with near-term occupancy needs, most of them new to the market. As has been reported, Weil, Gotshal & Manges, our tenant at Towers at Shore Center in Redwood Shores is winding down operations. Weil occupied 89,000 square feet across 2 leases. 38,000 square feet expired after quarter end and the remaining 51,000 square feet runs through 2038. Weil recently completed an estimated $700 per square foot build-out, leaving pristine space that ranks among the Peninsula's best for professional service firms with in-place rents at market.

Beyond the public announcements, we haven't heard from Weil about its plans for the Redwood Shores lease. Given the quality of the space and the demand for both the asset and Redwood Shores more broadly, we're confident we could re-lease it efficiently. In our Studio segment, our in-service stages were 74.7% leased on a trailing 3-month basis in the third quarter, stable compared to the prior quarter.

Our Hollywood stages remained well leased at 95%, and Sunset Pier 94 continued to ramp with its lease rate up another 370 basis points to 82.2%. In contrast to the broader Los Angeles market, our prime location stages and production fleet saw higher production activity and spend compared to the same quarter last year, though activity softened from the last quarter.

Together with lower operating expenses, both sequentially and year-over-year and the continued wind-down of noncore Quixote operations, our share of core studio NOI improved to $4.3 million from $2.2 million last quarter and up considerably from negative $2.5 million a year ago. Lastly, in terms of additional avenues for value creation, after quarter end, we secured entitlements to convert approximately 164,000 square feet of office space at 901 Market in San Francisco into 136 residential units above the existing retail.

As we did at 10950 Washington, we've created real optionality, giving us multiple paths to respond to market demand and maximize value. We're advancing construction drawings and evaluating pricing, and we will determine the best path forward in the coming quarters. This remains part of a broader effort as we continue to evaluate residential and mixed-use opportunities alongside our office assets in Palo Alto and across the Peninsula.

And now Harout will take you through our financial results and outlook.

Harout Diramerian

Thanks, Mark. In the third quarter, total revenues were $180.9 million compared to $186.6 million in the prior year, primarily due to asset dispositions, most significantly the sale of Element L.A., partially offset by improved office occupancy and increased studio production activity. G&A improved 10% to $12.3 million compared to $13.7 million in the prior year, resulting from cost-cutting initiatives. We reported a net loss of $218.1 million or $3.38 per diluted share compared to $136.5 million or $2.12 per diluted share in the prior year, primarily driven by noncash impairments of Skyport Plaza and Hill7 and a loss on the sale of 875 and 899 Howard.

The deconsolidation loss related to Sunset Glenoaks accounted for the loss reported in the prior year period. Excluding these items, our underlying performance continued to strengthen. Core FFO grew to $18.6 million, up approximately 11% from $16.7 million in the prior year and increased approximately 8% on a per diluted share basis to $0.28 from $0.26. This was driven by higher same-store NOI across both our office and studio properties and lower non-real estate depreciation from the wind-down of non-core Quixote operations, partially offset by asset sales.

Adjustments to FFO totaled negative $2.8 million or negative $0.04 per diluted share, primarily reflecting gains on non-core Quixote lease terminations, a prior period property tax refund and the sale of non-real estate assets, partially offset by non-core Quixote costs. This compares to positive $2 million or $0.03 per diluted share in the prior year. We grew same-store cash NOI 8.3% to $85.2 million compared to $78.7 million in the prior year, driven by improved office occupancy and increased studio production activity.

Turning to the balance sheet. We ended the quarter with $956 million of liquidity, including $161 million of unrestricted cash and full availability of $795 million on our revolver. Net debt to undepreciated book value was 32.1% and our debt was 100% fixed or capped at a weighted average interest rate of 4.9%. During the quarter, together with our joint venture partner, we extended the $1.1 billion Hollywood Media Portfolio CMBS loan to November 2027, providing additional flexibility as we continue to execute our business plan for the portfolio.

The extension required no principal paydown. The spread is unchanged, and we fixed SOFR at 3.5% through the extended maturity, slightly better than the swaps it replaced. Subsequent to the quarter end, we repurchased $200 million of senior notes, $100 million each of our 2027 and 2028 notes at a discount to par. We funded the repurchase with cash on hand and borrowings under our revolver. We then closed sales of Skyport Plaza and a non-core Quixote asset and used the net proceeds to pay down the revolver to $30 million.

Pro forma for these transactions, HPP's share of debt is $2.7 billion, a reduction of $425 million or 14% from a year ago, and HPP's share of net debt to cash adjusted EBITDAre improves to 11.4x from 11.8x at quarter end. Pro forma liquidity is $840 million, consisting of $75 million of unrestricted cash and $765 million of revolver availability, which includes $333 million of commitments expiring this December. Beyond the senior notes, our remaining 2027 maturities are nonrecourse, property-level joint venture loans, primarily the Hollywood Media Portfolio CMBS, which we just extended.

For our 2027 and 2028 maturities, we expect to utilize a combination of liquidity, asset sales and capital markets in a disciplined manner. Interest expense for the quarter was $40.9 million, which improved modestly from the prior year and $117.4 million year-to-date, a 12% improvement versus the first 3 quarters of '25. Wrapping up our 2026 outlook, we're increasing and narrowing our full year core FFO to a range of $1.15 to $1.21 per diluted share, up from the prior range of $1.12 to $1.20. This updated range reflects at the midpoint, approximately $0.01 of outperformance in the third quarter compared to our initial expectations as well as approximately $0.01 attributable to improved expectations for the fourth quarter.

While we have received no indication that Weil, Gotshal will stop paying rent, we've taken a conservative approach and excluded the rent from our guidance for the balance of the year. The 200 basis points improvement to average in-service office occupancy reflects actual results for the first 3 quarters and estimates for the fourth quarter. The 175 basis point improvement to same-store property cash NOI growth reflects the full year estimates of the properties, which now contribute the same-store. In both cases, the improved estimates are essentially attributable to the sales of 875 Howard and Skyport Plaza and the temporary removal of Fourth & Traction from the in-service and same-store portfolio for seismic upgrades ahead of re-leasing.

Absent these changes, the company would have likely maintained its prior outlook on both metrics. As a reminder, this updated range excludes the previously announced wind-down of non-core Quixote operations from core FFO. And as always, our outlook excludes potential dispositions, acquisitions or capital markets activity beyond those completed to date.

With that, I'll turn the call back to Victor for closing remarks.

Victor Coleman

Thank you, Harout. This was another quarter of steady execution. Leasing remains strong, occupancy continues to grow, and we further strengthened our balance sheet. With improving demand supporting the recovery in our markets, a healthy pipeline and potential tailwinds from proposed federal and state production incentives, we're well positioned heading into 2027. We look forward to sharing more on our Investor Day on December 1, where we'll provide a deeper look at our long-term strategy, the outlook for our office and studio businesses and our capital allocation priorities heading into 2027.

Thank you to the entire Hudson team for their hard work and to our tenants, partners and shareholders for their continued support.

Operator, with that, let's turn it open for questions.

Operator

[Operator Instructions]

Your first question comes from the line of Blaine Heck with Wells Fargo.

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Blaine Heck

You've made additional progress with the asset sales and subsequent note repurchases, but I was hoping you could walk us through just a general overview of the sources and uses for the remainder of upcoming unsecured maturities how much you're expecting can be addressed with available cash and additional dispositions and whether you expect to need to raise debt or equity capital for any significant portion of those maturities?

Victor Coleman

So thanks, Blaine. I'll start with -- we are not remotely interested in raising equity at these levels, and we don't need to raise equity to address our debt issues. Our first maturity of the debt comes through end of next year. And as you noted, we've already taken care of $200 million of the $750 million. So we're down at $550 million. We've got multiple areas that we are evaluating. And if you come to our Investor Day, we're going to outline a plan that's going to detail it throughout all of '28, and we're comfortable in executing that plan. To give you some highlights, we do have some additional assets, which we're not talking about now, very few that are going to fall in the disposition category. And we also have JV opportunities with additional assets that we're going to announce lease-up on for fully leased assets and long-term maturities with credit tenants that are unencumbered that we can also convert.

So we have lots of optionality, as we said. We're attacking this plan methodically as we've dictated. And to date, we've executed it exactly how we've looked.

Blaine Heck

Okay. Great. And you executed on the CMBS extension this quarter. So I was hoping you could provide a little commentary on any further discussions you've had with Netflix and whether you've gained any insight on how they're thinking about their future space needs between your properties and potentially Radford?

Victor Coleman

Yes. I can't comment on Radford other than the fact that Netflix has not closed that transaction, and they are not deciding to close it until sometime maybe later in the year. or not. That's not a concern of ours. I can tell you that the replacement of Radford for their existing office doesn't fit the footprint as we've talked about in the past. We have and continue to have very fruitful, very productive conversations with them. I think we will have some resolution on some levels of that, hopefully by year-end and continuing these conversations positively for them to extend beyond 2031 is looking in the direction that we're comfortable with.

Operator

Your next question comes from the line of Jana Galan with Bank of America.

Jana Galan

Congrats on the quarter. I appreciated all the leasing commentary and being that it was about 2/3 in the Bay Area. I'm curious for the Howard 1.1 million pipeline, if you could comment on geographic distribution and maybe mix of new and renewal within that?

Arthur Suazo

Sure. This is Art. So the mix of new and renewal is within the pipeline is also 60-40, 60 new growth tenants. And relative to the distribution of the pipeline, again, 2/3 in the Bay Area. The quickest growing portion of our pipeline and tour activity for the last 2 quarters has been Seattle. And so the next large movers will be in Seattle, and I believe will continue to be in Seattle. And of course, Vancouver and L.A. make up a small portion of that pipeline.

Jana Galan

And anything new on Washington 1000 or anything you can share on kind of the activity of the larger space?

Arthur Suazo

Yes, absolutely. So we continue the momentum that we had last quarter. Currently, there are 10 deals in negotiation, 3 of which are on the 3 remaining market-ready suites. One of those deals is in late stages for 15,000 square feet. The remaining 7 deals in negotiation one for 50,000 square feet is in late-stage leases. And the rest are in various phases. Behind that, we have 6 tenants who are looking for more market-ready suites that have really started to tour and be in discussions with us. So we've planned and we've priced the next phase 2 floors of market-ready suites that we're going to be ready to go once we're in leases with the others.

Operator

Your next question comes from the line of Tom Catherwood with BTIG.

William Catherwood

Mark, maybe in your prepared remarks, you mentioned strength in Redwood Shores kind of multiple times, and that's been one of the markets that has kind of lagged behind the recovery of your other Peninsula assets. Can you talk a little bit about what's changed there in terms of demand? And then maybe how much progress do you think you can make there in the near term?

Mark Lammas

Yes, we're well leased, generally speaking, in Redwood Shores. I don't know that a lot has changed. I mean we've seen steady demand from smaller tenants throughout that market and well diversified, professional services, tech, obviously, given its location. And so I think we've just benefited from what has been steady quarter-over-quarter demand. We've captured -- we've outpaced the overall market consistently. I don't know what else to say about it. I mean, Art can add some further color on it, though.

Arthur Suazo

Yes, absolutely, Tom. So I think the strength of that market for us is our small tenant, our market-ready -- move-in-ready suites. We've deployed probably over 200,000 square feet over the last several years. Right now, we have well over -- I'd say close to 100,000 feet of move-in ready suites with great coverage. And that's how we're outperforming the market, right? We understand the size of the tenant, as Mark indicated, they're generally under 20,000 square feet, and that's precisely how we're meeting the market.

William Catherwood

Maybe just a follow up on that. I get the things are getting better. But if we go back to a year ago, I mean, yes, you've added 500 basis points of leasing there, but you've added a lot more in other parts of the peninsula. So is this something that you think you can get into the mid-80s as we move forward? Is this -- I mean, historically, it has tended to lag behind. How deep is that potential demand that you're looking at?

Arthur Suazo

Yes. I mean we were well into the 80s. I feel like we can get back well over 80 as well. There's been lift, as you know, on the Peninsula, there's been significant lift with Palo Alto, with Redwood City. And we're now seeing this wave of small to midsized tenants that we're aggressively pursuing. So yes, we could get well into the 80s.

William Catherwood

Okay. And then just last one for me, maybe moving over to Quixote. With the $23 million sale, what is left? And then kind of what is the time line for resolving the remainder of non-core? And I get it can be lumpy. But in general, what are your expectations for resolving what is left there?

Mark Lammas

In terms of just the wind-down, we are down to just a few more leases associated with the non-core Quixote business, and we think those will be wrapped up by year-end. I think just in terms of a scorecard, we're on schedule, if not a bit ahead, and we've been able to extricate ourselves at a price, if you will, below what we had initially targeted. So we think we're executing extremely well on the wind-down. Once it's -- that wind-down is complete, we'll be -- at that point, we'll be a transportation company exclusively based in New York and largely in L.A., roughly 1,000 vehicles of various types with 6 or so locations to either house those vehicles or maintain those vehicles.

And importantly, and you see it in our third quarter results, even with show count sort of stubbornly for now, at least stuck at 70, we almost hit the breakeven target. We were at negative $600,000 for the quarter, which is down close to where we hope to get. And with just a touch of improvement in show count, we think we would be at breakeven. So that's kind of what the business we think looks like when the wind-down process is over. And once that's done, we'll have to just step back and kind of assess what comes next.

Victor Coleman

Yes. And just lastly on that piece, Tom, we're still maintaining our market share, which is extremely high for that business.

Operator

Your next question comes from the line of Ronald Kamdem with Morgan Stanley.

Ronald Kamdem

Great. Just starting on the same-store NOI just in the quarter that you sort of posted. As you're thinking about sort of flipping the calendar, what are some of the puts and takes to how same-store NOI should evolve with sort of occupancy and commencements and everything? Just trying to get a sense if this level is sort of the right run rate going forward.

Harout Diramerian

Ron, good question. So I don't know if we're ready to talk about 2027, but I'll give you some high-level amounts. But as leasing continues to improve and as free rent burns off, we expect the same-store cash NOI to continue to improve. So that's the trajectory. There may be some additional free rent for new leases in the upcoming year. But ultimately, the trajectory should be growing on a go-forward basis.

Ronald Kamdem

Great. And then my second one is just the leverage looked like it ticked up a little bit during this quarter. Maybe can you talk about just as you're thinking about whether it's funding some of the CapEx for the leases or asset sales and so forth, just where you think that should trend to as NOI comes online and you're managing sources and uses?

Harout Diramerian

Sure. So the leverage increased quarter-over-quarter, but it's again, below our expectations, and it's almost entirely due to the PayPal lease expiring at Fourth & Traction. So all within our expectations. In fact, we beat our expectations. And I think we said in our prepared remarks, when you pro forma in the note purchases and asset sales, leverage ticked back down. It's going to be a little up and down in the short term, but overall, we expect it to start dropping, and that's our plan. So again, similar to the same-store cash NOI, as free rent burns off, those leverage metrics will definitely increase.

Operator

Your next question comes from the line of John Kim with BMO Capital Markets.

John Kim

You talked about 50% coverage on next year's expirations. I was wondering if you could provide some more commentary on what that comprises of. So like renewal versus new leases, renewal will have no downtime. And then how much of those leases are in documentation versus LOIs and proposals?

Arthur Suazo

Sure. This is Art. Let me start with kind of the largest 5 deals we have out there, the most significant of which is at Rincon Center with Salesforce and Twilio. Combined, it's 163,000 square feet. We have 100% coverage on that. But to round out the top 5 deals, we have very close to 70% coverage on those deals. Behind that, John, as we move through the year and we cater to a lot of small tenants, it's very hard to get a read -- a further read on what the decision is more than 3 months out. So our total coverage right now is 50%. However, as we move through the year, we'll be getting more commitments from these smaller tenants who usually wait to the end.

So we feel like we're in really good shape. And then moving into '28, our largest tenants make up about 550,000 square feet. And right now, we have 100% coverage on those.

John Kim

Okay. And as you do that leasing and occupancy has trended positively but when you look at AFFO today, it's negative. Can you just walk us through the bridge and how that gets -- how it gets positive, the timing of that? I realize that leasing CapEx, a lot of it is front-end loaded. But at the same time, you have a fair amount of debt maturities over the next couple of years. So just if you could just provide some more color on AFFO turning positive going forward.

Harout Diramerian

Sure. I feel like a broken record here. A big part of the AFFO turning positive again is free rent burning off. And you're right, it's a timing issue. Once again, our AFFO results this quarter well exceeded our expectations. The timing of CapEx is very lumpy, as you said, and that's not always easy to predict. However, this is good news capital. So as we spend the money, we're going to be receiving additional NOI in future periods that will help reduce that AFFO burden. So we expect it by the back half of next year to turn around. It is challenging to do exact timing only because the timing of the CapEx is volatile by nature.

Operator

Your next question comes from the line of Dylan Burzinski with Green Street.

Dylan Burzinski

I appreciate your comments around the demand pipeline and leasing and whatnot. But I guess -- and I think you alluded to it in your prepared remarks around just sort of everything going on in the world of AI, a lot of these stocks being down massively, a lot more uncertainty sort of the direction of the industry over at least over the near term. I mean, as you sort of look at the leasing pipeline, have you guys seen any sort of pause or lack of communication going on amongst those tenants that sort of operate within this industry? Just trying to get any sort of gauge on whether or not we could see either a pullback or a slowdown in terms of the appetite of space demand from these companies over the next few months.

Victor Coleman

Dylan, it's Victor. Listen, I think a lot of people are perceiving that to be the case. I can tell you from a front row seat, we're not seeing that at all in the deals that we're doing. But a lot of the deals we're doing are big tech companies. And so they're not just AI correlated, even though the preponderance of the growth of AI is obviously in the Bay Area. But we're seeing a tremendous amount of support around FIRE-related tenants. And as I said, I think you're going to see when we talk about the coverage we currently have, I mean, our coverage is deals that are in leases. And these are tech companies. These are not AI companies, and they're credit quality companies that we're going to announce deals.

And it's going to support, I think, what we're seeing on the ground with the amount of activity and the amount of backfill that we see with new tenants coming to the marketplace or expanding tenants. So we're comfortable as we sit right now, and I don't think much is going to shake the tree on the deals we're working on and about to announce in the next quarter or 2. So I think that will give you sort of a feel of the market.

Arthur Suazo

Dylan, if I could add to that, a lot of these tenants are smaller tenants in the market, and they're looking for near-term opportunities. That's why, obviously, our market-ready -- move-in ready suites have been so successful. So on the contrary, they're looking to move in quicker, not prolonged process.

Dylan Burzinski

That's helpful. And then maybe just on capital markets. Obviously, a lot has happened since you guys sort of executed on those dispositions or at least first took those out to market, and you kind of alluded to looking to sell additional assets. I guess, have you put anything on the market today? And if so, have you seen any changes to buyer appetite, buyer underwriting or anything like that?

Victor Coleman

Well, listen, I think we've been very fortunate. The deals we've closed have had 0 renegotiation given the interest rate environment. I think we're very happy about those execution. And for the most part, we would have probably thought we would have some portion of retrading, but that was 0 for the deals. Now the one deal that is still about to -- is in the process of our disposition plan, which we've talked about, which is 10950 has had impact, I think, directly correlated to multifamily and the returns on multifamily and the interest rate levels that were quoted, let's say, 6 to 12 months ago versus where it is today.

I think we're very happy with the price range that we're getting on that asset. It's better than we thought it would be. So we do have some room there, but that would be the only thing that correlates to some form of renegotiation. Other assets in the marketplace currently today that we're looking at, there's only a few. And those really, I think we are pretty solid around pricing around that, that things could change. Nothing is going to close this year probably. It's going to be next year. So we'll have to see where that sort of shakes out from demand and interest level.

Operator

Your next question comes from the line of Caitlin Burrows with Goldman Sachs.

Caitlin Burrows

I guess just on the topic of residential conversions in San Francisco, I know you have the 901 Market project. Can you give an update on that project? And then also more broadly, are you seeing more resi conversions happen in San Francisco or not so much?

Victor Coleman

I think -- listen, I'll take the latter part first, Caitlin. We're not seeing that much activity. And I think that's why 901 has gotten a lot of interest and activity. We are confident that we will get that approved. Whether we sell it as a conversion or sell the asset or lease it up, that's going to be determined. But right now, it's going in the right direction where the interest level is very high. And the location is changing, right? I mean it is -- it wasn't a location that during COVID was a lot worse than it is today. Some of the stuff around us has already been cleaned up and what the city is doing literally across the street is also helping out the future viability of that asset.

So we're comfortable with it. We don't have a specific time line as to decision-making but we have a lot of interest of multifamily people who want to invest and either buy that asset from us.

Caitlin Burrows

Got it. Okay. And then just on the Hollywood Media extension, I feel like we were talking about that for a long time going into it. So congrats. But perhaps that also suggests it's already time to be thinking about what happens in November 2027. So can you go through what needs to happen between now and then for you to be able to refinance that debt, assuming that is the goal?

Mark Lammas

Yes. I think, Caitlin, our first priority is to continue our conversations, which, as Victor mentioned, have been very productive with our largest tenant there. And that we need to follow through on that. The extension gives us ample time to do that. We need to follow through on that conversation. And only after we have clarity around that their requirement and how that ultimately shakes out, will it ultimately be productive to then reengage with the lender.

Operator

Your next question comes from the line of Seth Bergey with Citi.

Seth Bergey

I guess just on the first one, with the kind of alluding to potential asset sales or JVs, could you just broadly talk about where you think pricing is for maybe some of the core assets with high-quality credit that you mentioned in various markets?

Victor Coleman

In terms of pricing, you mean cap rates or price per square foot or...

Seth Bergey

Cap rate.

Victor Coleman

Yes. I think, listen, we're not going to openly discuss cap rates on a call like this because that obviously puts us in a situation where we're going to be backed into a valuation. I would just say that today, if you look at the market conditions on the assets we're looking at, people are paying a premium right now for vacancy because of the demand and lack of future development for the next 3 to 5 years. And so that is one cap rate and one return. That's not in place. It's going to be a future IRR.

And then still today, there are lots of capital partners and capital providers and interest level for acquisitions that want stable WALT-related assets with high credit. And that will range as well. But as I said, I mean, even when we go out to the marketplace publicly with a broker, we don't come out with a price. So we're not going to talk about cap rates but suffice to say, the asset qualities that we're looking at are some of the best that would be in the market right now.

Seth Bergey

And then I guess just my second one, you've kind of used the term coverage on some of the activity on Washington 1000 and some of the kind of upcoming lease expirations. Just kind of what level of confidence do you have that kind of coverage either translates into signed leases? Or can you kind of define that in terms of how much of the coverage is leases that are out or in earlier stages of kind of the lease execution process?

Victor Coleman

I think it's important to sort of note what the past has sort of delivered for the company. As we said in our prepared remarks, again, we had a great quarter with leasing, excess of 500,000 square feet. Consistently, we've done that quarter-over-quarter for almost 8 or 9 quarters in a row. And we're ahead of our expectations on leasing. We thought the year would be roughly around 2 million square feet. We're over that through 3 quarters. And so we still -- when we look at the term coverage, we are confident that we're going to execute on the transactions and they're either in leases, in LOIs or in negotiations. I would say of the 50% coverage, which is the comment that we had made, we are in leases for 50% of those -- 50%, the entire 50% of those deals at some form or function. So we are comfortable that either in the fourth or the first quarter, that will be executed.

Operator

Your next question comes from the line of Alexander Goldfarb with Piper Sandler.

Alexander Goldfarb

Just a few quick questions. First, Harout, obviously, you guys did a pretty successful oversubscribed debt tender. Just curious your thoughts on that being a pathway forward as you think about additional maturities. And just is that solely timed with asset sales? Or are there other fundings that you would think about doing the debt tender with?

Harout Diramerian

So we'll always explore opportunities to go to the capital markets if they're beneficial, i.e., a tender and other items. And yes, this last one was based upon asset sales. However, if the opportunity presents itself and we have capital available either for asset sales or asset level financing or anything else and the tender market is available, and we'd explore it for sure. But as we get closer to maturity, I think that becomes less and less likely.

Victor Coleman

Yes, Alex, the interest level in that transaction was much higher than what we executed, but we had committed to $200 million at the time. We didn't know where the market conditions would be, and we're happy with the execution. We'll always look back to revisit. Now that we've done that once, it enables us to evaluate it going forward for multiple opportunities.

Alexander Goldfarb

Okay. And then understanding that you're not providing '27 guidance, but as we think about your business plan, dispositions have clearly been a part of that. And as we think about '27, there's obviously the signed but not yet commenced leases that will be coming online. But are there -- should we anticipate a decent amount of dispositions next year that would be offsets? Or you think next year from a platform perspective, most things should be additive apart from obviously, balance sheet debt items?

Victor Coleman

Yes. As I mentioned, I mean, we don't have a game plan for 2027 to be an excessive disposition year of assets. So it's going to be more on the organic growth, the performance on the leasing and cash flow and getting to AFFO positive and then alternatives around the assets that we currently have that are unencumbered which will create multiple avenues for us to address the latter issue, which is the upcoming debt end of '27, early '28.

Harout Diramerian

Just to add to that, the asset sale, at least the last few have been non-income-producing asset sales. And I think those are the type of assets we've been targeting. So they would be accretive to FFO in the future and AFFO.

Operator

Your final question comes from the line of Richard Anderson with Cantor Fitzgerald.

Richard Anderson

So on Quixote, I see the numbers, the studios are down from $3.6 million of a loss last quarter to $1.9 million. So it looks like it's pacing, as you mentioned, Mark. But then the services is still a minor loss, $600,000. But even if you get breakeven on the services, what's the bull case to owning that long term? I mean do you have a view that, that can actually start to pick up? I know you're banking on show counts, but I'm just curious what your long-term thesis is on the service side of Quixote.

Victor Coleman

Listen, I think, Rich, the long-term vision on the services side is always going to be under conversation. I mean we have some tailwinds now given the federal bill that is going to be presented and should come through maybe even as early as December, if not first quarter of next year. And as we said in our prepared remarks, with the sort of a new announcement that was this week by Governor Newsom on increasing the California tax credits to $1 billion, but more importantly, including the above and below the line, which is a huge windfall for the industry and the business. I think it's still -- we're accomplishing what we want to accomplish, which is getting this to breakeven. We're comfortable with that.

And then from that point on, we'll see where the valuation of the business is and what transpires from a show count and what transpires from a demand standpoint. But things aren't going to get worse. They're only going to get better.

Richard Anderson

Okay. And then secondly, on Glenoaks, I don't know if this was mentioned, so I apologize if it's repetition. But I know you have -- it's in the Blackstone JV and the longer-term plan is perhaps the sale. But is there an alternative use of that asset if it's not working as a studio asset?

Victor Coleman

Yes, we've looked at alternative uses. There are a few areas. There is obviously some entitlement changes that we've evaluated and whether it's worth capital outlay to that given the asset and what's happening. I think in the near term, we'll have some resolution around that asset and whether or not it's part of our portfolio or not. So we're looking at all different avenues at the same time, we're trying to lease it out as best we can.

Operator

There are no further questions at this time. I will now turn the call back to Victor Coleman, Chief Executive Officer and Chairman, for closing remarks.

Victor Coleman

I want to thank everybody for participating. I want to thank the Hudson team for all the hard work in the last quarter, and we're going to strive to year-end at the same success levels. Thanks very much.

Operator

This concludes today's call. Thank you for attending. You may now disconnect.