Public Storage Reports Results for the Three and Nine Months Ended September 30, 2025

About this update from Public Storage

[{"type":"text","content":" GLENDALE, Calif., October 29, 2025 --( BUSINESS WIRE )--Public Storage (NYSE:PSA) announced today operating results for the three and nine months ended September 30, 2025.","length":168,"tagName":"p"},{"type":"text","content":""Public Storage’s third quarter results reflect differentiated strategies that continue to drive our performance," said Joe Russell, President and Chief Executive Officer. "As industry fundamentals stabilize, new competitive supply declines, and acquisition market activity increases, we are well-positioned to continue advancing our compounding returns platform. We are raising our 2025 outlook for the second consecutive quarter based on outperformance in NOI growth, acquisition activity, and Core FFO per share growth."","length":543,"tagName":"p"},{"type":"text","content":" Highlights for the Three Months Ended September 30, 2025 ","length":56,"tagName":"p"},{"type":"list","items":[{"val":[{"type":"text","content":"Reported net income allocable to common shareholders of $2.62 per diluted share.","length":80,"tagName":"p","attribs":{}}]},{"val":[{"type":"text","content":"Reported core FFO allocable to common shareholders ("Core FFO") of $4.31 per diluted share.","length":101,"tagName":"p","attribs":{}}]},{"val":[{"type":"text","content":"Achieved 78.5% Same Store (as defined below) direct net operating income margin.","length":80,"tagName":"p","attribs":{}}]},{"val":[{"type":"text","content":"Acquired 49 self-storage facilities with 3.4 million net rentable square feet for $511.4 million. Subsequent to September 30, 2025, we acquired or were under contract to acquire 12 self-storage facilities with 0.9 million net rentable square feet for $119.9 million. Year-to-date, we have completed or are under contract to acquire facilities totaling 6.1 million net rentable square feet for an aggregate investment of approximately $934.5 million.","length":449,"tagName":"p","attribs":{}}]},{"val":[{"type":"text","content":"Completed various expansion projects, which together added 0.3 million and 1.1 million net rentable square feet at a cost of $60.4 million and $268.8 million for the three and nine months ended September 30, 2025, respectively. At September 30, 2025, we had various facilities in development and expansion expected to add 3.9 million net rentable square feet at an estimated cost of $649.2 million.","length":398,"tagName":"p","attribs":{}}]}],"tagName":"ul","bulletedList":true,"length":1108,"olType":false},{"type":"text","content":" Operating Results for the Three Months Ended September 30, 2025 ","length":63,"tagName":"p"},{"type":"text","content":"For the three months ended September 30, 2025, net income allocable to our common shareholders was $461.4 million or $2.62 per diluted common share, compared to $380.7 million or $2.16 per diluted common share for the same period in 2024, representing an increase of $80.7 million or $0.46 per diluted common share. The increase is due primarily to (i) a $71.5 million increase in foreign currency gain primarily associated with our Euro denominated notes payable and (ii) a $21.7 million increase in self-storage net operating income, partially offset by (iii) a $10.0 million increase in depreciation expense and (iv) a $5.4 million increase in interest expense.","length":664,"tagName":"p"},{"type":"readMore"},{"type":"text","content":"The $21.7 million increase in self-storage net operating income for the three months ended September 30, 2025 as compared to the same period in 2024 is a result of a $21.5 million increase attributable to our Non-Same Store Facilities (as defined below) reflecting the impact of newly acquired facilities and the lease-up of development/expansion properties.","length":358,"tagName":"p"},{"type":"text","content":" Operating Results for the Nine Months Ended September 30, 2025 ","length":62,"tagName":"p"},{"type":"text","content":"For the nine months ended September 30, 2025, net income allocable to our common shareholders was $1.1 billion or $6.42 per diluted common share, compared to $1.3 billion or $7.43 per diluted common share for the same period in 2024, representing a decrease of $179.7 million or $1.01 per diluted common share. The decrease is due primarily to (i) a $193.3 million increase in foreign currency exchange losses primarily associated with our Euro denominated notes payable, and (ii) a $10.4 million decrease in equity in earnings of unconsolidated real estate entities partially offset by (iii) a $42.6 million increase in self-storage net operating income.","length":655,"tagName":"p"},{"type":"text","content":"The $42.6 million increase in self-storage net operating income in the nine months ended September 30, 2025 as compared to the same period in 2024 is a result of a $47.0 million increase attributable to our Non-Same Store Facilities, partially offset by a $4.4 million decrease attributable to our Same Store Facilities. Revenues for the Same Store Facilities increased 0.1% or $2.8 million in the nine months ended September 30, 2025 as compared to the same period in 2024, due primarily to higher realized annual rent per occupied square foot offset by a decline in occupancy. Cost of operations for the Same Store Facilities increased by 1.0% or $7.2 million in the nine months ended September 30, 2025 as compared to the same period in 2024, due primarily to increased property tax expense and centralized management costs, partially offset by decreased on-site property manager payroll expense and marketing. The increase in net operating income of $47.0 million for the Non-Same Store Facilities is due primarily to the impact of newly acquired properties and the lease-up of development/expansion properties.","length":1115,"tagName":"p"},{"type":"text","content":" Funds from Operations ","length":21,"tagName":"p"},{"type":"text","content":"Funds from Operations ("FFO") and FFO per diluted common share ("FFO per share") are non-GAAP measures defined by Nareit. We believe that FFO and FFO per share are useful to REIT investors and analysts in measuring our performance because Nareit’s definition of FFO excludes items included in net income that do not relate to or are not indicative of our operating and financial performance. FFO represents net income before real estate-related depreciation and amortization, which is excluded because it is based upon historical costs and assumes that building values diminish ratably over time, while we believe that real estate values fluctuate due to market conditions. FFO also excludes gains or losses on sale of real estate assets and real estate impairment charges, which are also based upon historical costs and are impacted by historical depreciation. FFO and FFO per share are not a substitute for net income or earnings per share. FFO is not a substitute for net cash flow in evaluating our liquidity or ability to pay dividends, because it excludes investing and financing activities presented on our consolidated statements of cash flows. In addition, other REITs may compute these measures differently, so comparisons among REITs may not be helpful.","length":1284,"tagName":"p"},{"type":"text","content":"For the three months ended September 30, 2025, FFO was $4.33 per diluted common share as compared to $3.80 per diluted common share for the same period in 2024, representing an increase of 13.9%, or $0.53 per diluted common share.","length":230,"tagName":"p"},{"type":"text","content":"For the nine months ended September 30, 2025, FFO was $11.48 per diluted common share as compared to $12.34 per diluted common share for the same period in 2024, representing a decrease of 7.0%, or $0.86 per diluted common share.","length":229,"tagName":"p"},{"type":"text","content":"We also present "Core FFO" and "Core FFO per share" non-GAAP measures that represent FFO and FFO per share excluding the impact of (i) foreign currency exchange gains and losses, (ii) charges related to the redemption of preferred securities, and (iii) certain other non-cash and/or nonrecurring income or expense items primarily representing, with respect to the periods presented below, the impact of corporate transformation costs, loss contingencies, due diligence costs incurred in pursuit of strategic transactions, unrealized gain or loss on private equity investments, and amortization of acquired non real estate-related intangibles. We review Core FFO and Core FFO per share to evaluate our ongoing operating performance and we believe they are used by investors and REIT analysts in a similar manner. However, Core FFO and Core FFO per share are not substitutes for net income and net income per share. Because other REITs may not compute Core FFO or Core FFO per share in the same manner as we do, may not use the same terminology or may not present such measures, Core FFO and Core FFO per share may not be comparable among REITs.","length":1163,"tagName":"p"},{"type":"text","content":"The following table reconciles net income to FFO and Core FFO and reconciles diluted earnings per share to FFO per share and Core FFO per share (unaudited):","length":156,"tagName":"p"},{"type":"table","headerItems":[],"items":[{"val":[{"colspan":"1","rowspan":"1","style":"vertical-align:bottom;padding-left:0.0px;width:49%;","val":[]},{"colspan":"10","rowspan":"1","style":"vertical-align:bottom;padding-left:0.0px;border-bottom:solid black 1.0pt;","val":[{"type":"text","content":"Three Months Ended September 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