Good morning, and welcome to the American Assets Trust Incorporated First Quarter 2024 earnings call. As a reminder, today's conference call is being recorded. Please note that statements made on this conference call include forward-looking statements based on current expectations, which statements are subject to risks and uncertainties discussed in the company's filings with the SEC. You are cautioned not to place undue reliance on these forward-looking statements as actual results could cause the company's results to differ materially from these forward-looking statements. Yesterday afternoon, American Assets Trust earnings release and supplemental information were furnished to the SEC on Form 8-K. Both are now available on the investor relations section of its website, americanassetstrust.com. It is now my pleasure to turn the conference over to Mr. Ernest Rady, Chairman and CEO of American Assets Trust. Please go ahead, sir. Good morning, everyone, and thank you for joining us. As we reflect on the first quarter of 2024, I am pleased to report, no, very pleased to report, that despite the challenging economic backdrop, American Assets Trust had a healthy start to this year. Our financial and operational performance met expectations in quarter one, and we are increasing our guidance for the rest of the year. No doubt, a testament to the resilience of our diversified asset strategy and, of course, our people as well. In navigating through market turbulence, our strategy, honed over the years, has proven to create a stable foundation. We owe this resilience to several key factors: the strength of our diverse portfolio, spanning irreplaceable assets, a conservative balance sheet bolstered by ample liquidity, an efficient operating platform, and just as important, no more important, our talented team. Each element guides us in exercising prudent business decisions, ensuring we maintain discipline in all aspects of our operations. This is important as ever right now, particularly in the face of stubborn inflation and the unpredictable timing of the Fed's rate cuts, if not even the potential for the Fed raising rates. We strive to position ourselves as best as possible to be ready for whatever economic circumstances may arise in the future. Candidly, I've long believed that inflation is a tailwind for commercial real estate, particularly as replacement costs for properties like ours soar and rents continue to rise over time. Of course, diversification has long been central to our strategy. It not only provides income stability, but also diversifies our tenant base, offering portfolio flexibility and acts as a hedge against economic uncertainties. Additionally, it sets up for potential capital growth opportunities while bolstering our overall competitiveness in the market, especially during periods when public investors seek high-quality portfolios. My colleagues Adam, Bob, and Steve will cover our various asset segments, financial results, and updated guidance shortly. But first, I am pleased to announce that our board of directors, your board of directors, has approved a quarterly dividend of $0.335 per share for the second quarter. This decision reflects our confidence in our financial performance and underscores the board's belief in our continued success. The dividend will be paid on June twentieth to shareholders of record June sixth. I'd like to express our sincere gratitude for your confidence and support in allowing us to steward your company. Now I'll hand over to Adam to commence a deeper dive into our quarterly performance and future outlook. Adam, please. Thank you. As Ernest mentioned, there is undoubtedly an ongoing flight to quality in commercial real estate. We fully embrace this sentiment, acknowledging the appeal of our exceptional properties that are highly sought after by both our tenants and their customers. Situated in prime locations near world-renowned universities and innovation centers, our properties offer top-tier amenities, sustainability features, and readily available transit access, solidifying their status as premier offerings within our markets. It certainly helps that we have the balance sheet to give tenants and brokers comfort that their tenant improvement allowances and leasing commissions will get paid, something that meaningfully differentiates us from many of our competitors. Along those lines, in our office portfolio, almost 50% of which has LEED Platinum designation, we have continued to see a rise in office utilization across our over 4 million sq ft of office property since year-end. We are told by our tenants and their employees that the increased usage was driven meaningfully by our upgraded and repositioned buildings, functional outdoor spaces, fitness centers, integrated technology and conference centers, and cafe offerings at our office campuses that are enhancing the user experience. We also work very closely with our tenants to further motivate their employee base to spend more time at the office. We believe this has translated into higher utilization than competing projects in our markets, and we will look to continue helping our tenants justify the commutes to the office. Specifically, based on estimates that we receive from both tenants and our own records, office utilization by our tenants in San Diego is between 70% and 80%. In Portland, it's between 65% and 75%. In Bellevue, it's between 60% and 65%, and in San Francisco, driven by our two anchor tenants at Landmark, is holding steady at about 70%-80%. No doubt, foot traffic and use of amenity spaces at our properties have incrementally increased over the past several quarters. On the retail front, which comprises 27% of our portfolio NOI, we are about 95% leased, and have already renewed more than half of the retail lease expirations in our portfolio this year, with none remaining in excess of 5,000 sq ft that aren't pending execution. As expected, our comparable retail leasing spreads have maintained their positive trajectory, with a 2% increase on a cash basis and a 22% increase on a straight line basis for Q1 deals. For what it's worth, excluding our renewal of one tenant at Kalakaua in Oahu, that revised rents from $50,000 a month to $40,000 a month, our retail leasing spreads would have increased 6% and 28%, respectively. We believe our retail portfolio has been a source of resilience with its ability to generate steady, if not reliable growth, as we achieved our highest ever average base rent for our retail segment in Q1 since our IPO. Certainly, this is a testament to our best-in-class and efficiently managed retail properties that are absolutely dominant in their trade areas. Moving on to our multifamily portfolio, and specifically with respect to our San Diego communities. In Q1, we ended the quarter with an occupancy percentage of 95% and leased percentage of 97%. We saw leases on vacant units rent at an average rate of an approximately 5% decrease from prior rents. This due in part to prior comparable master leases and prior month-to-month tenancies with higher rents, and several affordable units leased in Q1 included in the calculations, and general softness in Q1. While rates on renewed units increased an average of 6% over prior rents, for a blended average just over flat, with minimal concessions offered. Net effective rents for our San Diego multifamily leases are now 7.5% higher year-over-year compared to the first quarter of 2023. January began with softer rents, as expected. However, we've seen those rates picking up over the last month, and are hopeful that trend will continue into our stronger spring and summer leasing seasons. Of note, a little over one-third of our San Diego apartments have had the same tenant for over 3 years, and those rents are, on average, about 24% below current market rates. So we expect the opportunity to push rents on those renewals to continue for the foreseeable future, particularly with the state-imposed rent caps in place. In Q1 in Portland, at our Hassalo on Eighth multifamily community, we saw a blended decrease of approximately 2% between new move-ins and renewals as we worked to push our lease percentage to just under 97% as of the end of Q1, with minimal concessions offered. We are hopeful that lower availability will enable us to continue to minimize concessions and help us push rents into Q2, with a goal of seeing a flat or possibly a slight increase in rates on a blended basis. Net effective rents for our multifamily leases at Hassalo are up 1.5% year-over-year compared to the first quarter of 2023. No doubt, Portland has had its share of challenges the past few years, from regulatory and political issues to labor shortages and civil disobedience, but there are some silver linings. First, Portland's new multifamily developments are getting absorbed with a small pipeline for new deliveries in Portland after this year, which could set the stage for future rent gains in the market later this year or next. Second, Portland remains very affordable compared to other major West Coast cities, not to mention with its beautiful natural surroundings and parks. Third, population loss in Portland, based on its challenges, attributable to some degree due to poor government policies on drugs, homelessness, and police force, has begun improving. We think eventually Portland heads towards a gradual economic recovery and growth as it rebounds from some of the issues it's been facing, particularly with the current mayor not running for reelection this fall. Meanwhile, it's worth noting that our multifamily portfolio achieved its highest-ever average base rents in Q1 since our IPO. Finally, you'll note that we added a property into our redevelopment pipeline in our supplemental, and that is for the potential addition of multifamily units at our Loma Santa Fe Plaza retail shopping center in Solana Beach. There's nothing imminent on that front, but we have started a process in which we identify the existing assets in our portfolio that we could potentially densify into mixed-use properties. Many of our properties are encumbered by REAs, CC&Rs, or zoning that prohibit multifamily uses, so we've begun clearing those restrictions. We know for coastal opportunities like Loma Santa Fe Plaza, we'll have to work through both local municipality as well as California Coastal Commission requirements. These processes could take 4-6 years, if not longer, to get the entitlements, even in areas starving for housing. The goal is for these potential developments to present compelling and accretive opportunities down the road when all the entitlements are achieved. It's all part of our barriers to entry thesis. These are truly irreplaceable infill development opportunities, particularly with the regulatory burdens that one must overcome to build. With that, I'll turn the call over to Bob to discuss financial results and updated guidance in more detail. Thanks, Adam. Good morning, everyone. Last night, we reported first quarter 2024 FFO per share of $0.71. First quarter 2024 net income attributable to common stockholders per share was $0.32. First quarter 2024 FFO increased by approximately $0.14 to $0.71 per FFO share, compared to the fourth quarter of 2023, primarily due to the following. First, we received a $10 million cash settlement in January, regarding specific specifications for one of our existing buildings in the UTC submarket of San Diego, as previously mentioned on our Q4 2023 call, which contributed approximately $0.13 per FFO share in Q1 2024. Second, our multifamily properties contributed approximately $0.01 of FFO per share of outperformance in Q1 2024. That was not previously included in our initial 2024 guidance. Third, our mixed-use properties contributed approximately $0.01 per FFO share of outperformance in Q1 2024. That was not previously included in our initial 2024 guidance, due to higher than expected revenue at our Embassy Suites Waikiki Beach Walk. And lastly, fourth, as noted on our earnings release, we reduced FFO by approximately $0.01 due to non-recurring costs incurred in prior periods related to construction in progress for then prospective construction within our retail segment that we determined to have no further value during 1Q 2024. Same-store cash NOI for all sectors combined was 1.5% growth year-over-year for the first quarter. As noted in the earnings release, excluding the nonrecurring construction in progress write-off, same-store cash NOI would have been 2.3%. Breaking it out by segment, our same-store office portfolio's NOI was flat in Q1, primarily due to a contractual renovation related to lease renewal at our Landmark at One Market property. Our same-store retail portfolio's NOI was basically flat in Q1, primarily due to the one-time write-off of certain construction in progress expenses that I previously mentioned. Absent that write-off, the retail portfolio's same-store cash NOI grew by 2.9% compared to the prior period. Our same-store multifamily portfolio's NOI was a positive 5.1% in Q1 compared to the prior year period, primarily due to higher revenue at our San Diego multifamily properties, particularly Pacific Ridge. Our mixed-use portfolio's NOI grew at 10.4% in Q1 compared to the prior year period, primarily due to higher revenue at the Embassy Suites, Waikiki. Specifically, Q1 2024 paid occupancy was approximately 90%, compared to 82% in Q1 2023. Q1 2024 RevPAR was $320, compared to $302 or $302 dollars in Q1 2023. Q1 2024 ADR was $356, compared to $369 in Q1 2023. And lastly, Q1 2024 NOI was approximately $3.5 million, compared to $3.2 million in Q1 2023. Our liquidity. At the end of the first quarter, we had liquidity of approximately $499 million, comprised of approximately $99 million in cash and cash equivalents, and $400 million of availability on a revolving line of credit. Additionally, as of the end of the first quarter, our leverage, which we measure in terms of net debt to EBITDA, was 5.7 times on a quarter annualized basis and 6.4 times on a trailing twelve-month basis. Our objective is to achieve and maintain a net debt to EBITDA of 5.5 times or below. Our interest coverage at fixed charge coverage ratio ended the quarter on a quarter annualized basis of 4.1 times and at 3.6 on a trailing twelve-month basis. Let's talk about 2024 guidance. We are increasing our 2024 FFO per share guidance range to $2.24-$2.34 per FFO share, with a midpoint of $2.29 per FFO share, an approximately 1.3% increase from our previously stated guidance issued on our Q4 2023 earnings call that had a range of $2.19-$2.33, with a midpoint of $2.26. Let's walk through the two items that make up most of the increase in our 2024 FFO guidance. First, our office properties contributed an additional approximately $0.02 per FFO share from new leases and renewals signed in Q1 and Q2 that are not previously included in our 2024 guidance. Second, our multifamily properties contributed additional approximately $0.01 per FFO share, about performance in Q1 2024. That was not previously included in our 2024 guidance. While we believe the 2024 guidance is our best estimate as of the date of this earnings call, we do believe that it is also possible that we could perform towards the upper end of this guidance range. In order to do that, first, the majority of the office and retail tenants that we reserved for must continue to pay their rents through the year. As of the end of Q1 2024, we have approximately $0.07 of FFO per share reserved related to various tenants, which we believe the risk probability is more likely than not to occur in 2024. We continue to update our allocation of a percentage risk probability to those tenants that we are concerned about. Note that of the $0.07 in reserves, approximately $0.03 relates to office and $0.04 relates to retail. Second, we need to outperform our multifamily guidance by continuing to see increasing rents and occupancy and or less expenses. Third, tourism and travel to Waikiki needs to see more meaningful return from our Japanese guests, which we are cautiously optimistic about, if not later this year, then in the ensuing years to come. It's just a matter of time. Unfortunately, the Japanese yen has fallen to a decade's low relative to the US dollar, which is stifling Japanese rebound travel to Hawaii. However, it is worth noting that in a recent report issued less than two weeks ago, titled Honolulu: The Aloha Lodging Life, Green Street ranked Honolulu as one of the top-rated lodging markets in the USA, with the highest long-term growth prospect for long-term investors. Citing three unique demand drivers as tourism, which relates to leisure and international demand, business orientation, as it relates to transient bookings, and regulation on short-term rentals. On top of that, we would further note that over 70% of commercial real estate in Honolulu is on ground leases. But our properties in Waikiki and Waipahu are on fee ownership, where we own both the land and the improvements, which is certainly more additive for long-term investors. As always, our guidance, our NOI bridge, and these prepared remarks exclude any impact from future acquisitions, dispositions, equity issuances, and repurchases, future debt refinancings or repayments other than what we've already discussed. We will continue our best to be as transparent as possible and share with you our analysis and interpretations of our quarterly numbers. I also want to briefly note that any non-GAAP financial measures that we've discussed, like NOI, are reconciled to our GAAP financial statements in our earnings release and supplemental information. I'll now turn the call over to Steve Center, our Senior Vice President of Office Properties, for a brief update on our office segment. Steve? Thanks, Bob. At the end of the first quarter, our office portfolio was 86.4% leased, an increase of 40 basis points over the prior quarter. While we continue to experience rightsizing of existing tenants and a few small office closings, they were more than offset by Q1 leasing activity as follows: In the first quarter, we executed 18 leases totaling approximately 125,000 rentable sq ft as follows: three comparable new leases for approximately 23,000 rentable sq ft, with rent increases of 14% on a cash basis and 19% on a straight line basis, including leases with institutional tenants for approximately 10,000 rentable sq ft at Lloyd Center Tower in Portland, and approximately 10,000 rentable sq ft at the Coastal Collection at Torrey Reserve in San Diego. We executed 9 comparable renewal leases for approximately 58,000 rentable sq ft, with rent increases of 6% on a cash basis and 8% on a straight-line basis, including renewals with institutional tenants for 19,000 rentable sq ft at La Jolla Commons One in San Diego, approximately 10,000 rentable sq ft and 18,000 rentable sq ft at The Coastal Collection at Torrey Reserve in San Diego. We executed 6 non-comparable leases totaling approximately 44,000 rentable sq ft, including leases with institutional tenants for approximately 15,000 rentable sq ft at City Center Bellevue, 8,000 rentable sq ft at La Jolla Commons Tower Three in San Diego, and approximately 8,000 rentable sq ft and 7,000 rentable sq ft at Oregon Square in Portland. The leasing momentum has continued into Q2 as follows: We've executed 4 leases today, totaling approximately 32,000 rentable sq ft. We have 10 prospective deals in the lease documentation phase, totaling approximately 65,000 rentable sq ft. And looking ahead, we also have 8 prospective deals in the negotiation and/or planning phase, totaling over 100,000 rentable sq ft, which includes 2 prospective deals totaling approximately 36,000 rentable sq ft at La Jolla Commons Tower Three. Though there are no assurances these deals will all close, we remain optimistic based upon our current discussions. And while we are not immune to continued additional attrition due to current conditions, we believe that the attrition is waning and is currently being more than offset by the new leasing activity just discussed. We're down to approximately 4% rolling in 2024, given deals signed year to date, with the average deal size of the remainder of approximately 5,500 rentable sq ft. We have approximately 7% of the portfolio rolling in 2025, with the average deal size of approximately 6,600 rentable sq ft. I'll now turn the call back over to the operator for Q&A. Thank you. We will now begin the question-and-answer session. To ask a question, you may press star, then one on your touch tone phone. If you're using a speakerphone, please pick up your handset before pressing the keys. If at any time your question has been addressed and you would like to withdraw your question, please press star then two. At this time, we'll pause momentarily to assemble our roster. The first question will come from Todd Thomas with KeyBanc Capital Markets. Please go ahead. Hi, thanks. Good morning out there. You know, first question, you know, Bob, you, you noted in your guidance commentary that the office segment outperformed, in the quarter by $0.02, versus the original guidance from, from new and renewal leasing in the quarter. And Steve, you know, your, your commentary sounds encouraging around the pipeline. You know, do you, do you feel that the office segment has, has turned the corner, you know, just given the, the pickup in demand here? Are you, are you, you know, feeling better about the, the balance of 2024 and the 2025 outlook? ... Yes. In fact, two of the deals that were in proposals went to letter of intent yesterday, and then one of the leases that were pending signed this morning, and we just got the RFP, one of the RFPs for a full floor at La Jolla Commons Three last night. So yes, it's picked up. And tenants are responding more quickly, they're getting deeper into planning and really getting into the details. So we're encouraged by what we're seeing, and the pipeline is strong. La-last quarter- And thanks to your- Yep. Last quarter, you talked about about 317,000 sq ft of spec office leasing that was pushed out, you know, beyond 2024 into 2025. I think it was about $0.05 that it was weighing on, you know, 2024. How much of this leasing's from that, you know, 317,000 sq ft spec office bucket? And, you know, is there some of that traction, you know, from that square footage specifically? It is. In fact, there were three deals. One was a deal at Torrey Reserve for 10,000 sq ft that was not planned, another was a renewal of a full floor at La Jolla Commons, one that wasn't planned, and then lastly, the first new lease at La Jolla Commons Three, which wasn't in the forecast. So, you know, we were being conservative, taking deals that weren't facing us at the time that we reviewed it and pushed them out. If we didn't have a... You know, if we were in proposals, we pushed it out to the next year, but we had several deals that just happened very quickly, which is great. Okay. In your discussions with these tenants, with brokers, you know, what's kind of behind this, you know, potential change in demand that you're seeing, and sort of the urgency it sounds like, to execute leases? You know, what are you hearing or what are you sensing from them? Well, first you'll note that the deals that are signed are longer term. You see our weighted average lease term has gone up, so people are now making decisions on their longer term futures. Second, there is the flight to quality. They're coming out of existing spaces that may be commodity spaces, older buildings, so the flight to quality to the amenities, but also to newer product or re-positioned product. And in particular, at La Jolla Commons Three, it's about efficiency. So for example, I was on the phone with one of our brokers yesterday, and the question from a tenant that he represents, he's on our landlord side, but he's also a tenant rep broker. The question from the tenant is: What is the cost per seat? Which is different than price per foot, which speaks to the efficiency of the floor plate of the building, but also a desire to rationalize moving into a trophy versus a commodity building. So, that's what we're seeing. Of course, one other factor, too, is location, hey, Steve? Oh, my gosh, yes. We are not in downtown San Diego, which is a difficult place to... But where we are is at the forefront of where people want to be. It is. In fact, we were on the phone with a tenant yesterday that spoke about how unique UTC is, and it has many of the attributes of CBD, but it's also got the best attributes of a suburb, because in San Diego, Todd, as you know, people drive. They wanna park their car and go to work, and so, we have ample parking at the projects in UTC, versus downtown, which is parked at 1-2 per thousand. They can't accommodate everybody. There's some thought that UTC might be the new center of San Diego, and we believe we have the best building in that market, and an excellent location. Well, you're right. To speak to that, with the several prospects that we've got at La Jolla Commons Three, two are life science financing based or technology or life science consulting firms that stand on the floor of the building and look at many of their customers, all the life science product that surrounds La Jolla Commons. So we're right in the middle of it. So the office guys can survey the life science prospective customers all around them, both in UTC and Torrey Pines. And then, you know, it's just from the mall to the transit. Transit has been added to just being right in the middle of the best housing markets in San Diego. It's just a great location. With all due immodesty, Steve's doing a great job. Thanks, Ernest. All right, thanks. And just one last one for, for Bob. Just curious if you can share any updated thoughts on the 2025 maturities, you know, I guess, you know, how you're thinking about refinancing those today. You know, Ernest touched on, you know, the uncertainty around, you know, Fed rate decisions and interest rates going forward. You know, any changes at all to your, your thought process around, you know, financing? Yeah, Todd, thanks for the question. I don't think it's changed since our last call. I mean, we have the ability to either write a check for the July maturity or draw on the line of credit. There's nothing outstanding on the line of credit as we speak. I think one logical scenario would be to draw down on the line of credit for $100 million and then push that out. And then, again, we're looking at the rates weekly, and we have the ability to put together, you know, $425 million or $525 million and, you know, take out either a 5-year or a 10-year treasury, but we're taking a look at that. A lot of that's already been priced into our future modeling. So, I mean, I think we're okay. We're not concerned about it. I think from the big picture, we're in pretty good shape. I mean, everybody that goes through a refinance in 2025 or 2024, 2025, you know, is gonna, it's gonna be an increase in interest expense, but we've already modeled most of that in. That's a good question. Thanks, Todd. All right, great. Thank you. The next question will come from Haendel St. Juste with Mizuho. Please go ahead. Hi, Hendel. Hi, good morning. Hey, good morning. This is Ravi Vaidya on the line for Haendel. Hope you guys are doing well here. I just wanted to ask about the office leasing. It's just kind of interesting where we noticed that the renewal TIs are greater than the new lease TIs. Is this something that you expect to continue? We've just seen the opposite happen with retail leases within your portfolio, within your peers, so I just wanted to follow up on that. It's a good question, and, and, there's a good answer to it. Many of these renewals, these tenants have been in their spaces for 20+ years, and, and with very little, update TIs spent along the way. In fact, one of the tenants we renewed, California Bank & Trust, the total contribution over, I think, a 20-year period was $38 a foot. So when it came time to renew them for 10 years, it was essentially a new lease where they had to move out. We provided swing space for them, and they gutted the space and completely rebuilt it. We gave them $10 a foot per year or $100 a foot in allowance. They spent another, what was it? $150-$200- Two fifty. of their own money to outfit the space. And we got a premium rent for the deal, so the deal penciled all day long. But so, you know, we're small enough that you have 3 or 4 of those in a quarter, it's gonna escalate the weighted average TIs for that period. On the flip side, we just did a new lease with a tenant that I just talked about, a 10,000 footer, where the TIs were built out 7 years ago, but they were so well done that our contribution to a new 7-year lease is less than $10 a foot. So you got to look at it case by case. You can't really read it as a trend, and just depends on the vintage and the quality of the space that's being improved. Got it. That's helpful. Then- Inflation is a factor in the TIs for sure. Oh, no question. Costs are up. Totally. Just one more here. How are you thinking about the Series F note that's coming due later this summer? And, I guess, like, not saying that you would necessarily... You know, I know you mentioned that you're gonna draw down the revolver and you have some different options here, but what do you estimate your cost of incremental new 10-year money to be, today? Well, Ravi, it's a good question. I think we just answered that with, with another research analyst. But yeah, we'll, for the maturity coming up in July, likely, we'll draw on the line of credit. We have nothing outstanding today on it, and we still have $100 million plus in cash on the balance sheet. So I think overall, we're in pretty good shape. I mean, I think if you look at it, the short-term cost is, you know, you're gonna put a, put a spread on the line of credit, you know, you'll probably be in the 6, 6, 6% neighborhood. But then, when you come to the refinance of other debt that matures in the first quarter or first and second quarter of 2025, likely we'll approach the market with either a 5-year or 10-year or something that's appropriate, that we'll discuss at the board. And we'll... You know, we have a history of getting the best rate at the best, you know, during whatever time we're in. I can't tell you what that will be. It fluctuates. We've seen so much volatility in the last, you know, 4 months of the year. But I can tell you we'll do the best we can in terms of refinancing those debt maturities. And we've already modeled that into our 2025 and 2026, so we're comfortable where we are. Obviously, we'd like the interest rates to be lower, but we're in as good shape as anybody else. If interest rates stay high, it may create opportunities for us that we visualize. The uncertainty in the world we live in today is really significant. Thanks for the question. Got it. Just one more here. Just speaking about Hawaii, I know that, you know, Japanese tourist hasn't fully come back here, given, you know, weakness in the yen, but what are you seeing from demand domestically at your properties? There's a lot of concern regarding health of the consumer, but, you know, there's just wanting to see if that's translated to foot traffic and visitation to Waikiki. Domestic tourism to Embassy. Oh, at the Embassy? Yeah. You know, Ravi, I think, it, it's still somewhat muted. We're seeing Japanese tourism come back slowly. But if you, if you look at the Japanese yen, I looked at it yesterday, it was, what? 157 to the dollar, and, you know, pre-COVID, it was 108. So it's difficult from a pricing power for the Japanese to come to Hawaii at this point in time. But those that can afford it, love to come back to Waikiki. So, you know, what's been interesting is that the US West has really supported the occupancy. I mean, we had, I think what it is, I think we had 92% occupancy in the first quarter, compared to something like 82% in first quarter of the prior year. So, you know, we still have occupancy, but we're just not having the same tourism or the same guest experience. It's a great property, and it's gonna get occupied by one way or another, so we're glad we have that property, let me tell you. Got it. Thank you so much. Thank you, sir. Thank you, Ravi. This concludes our question and answer session. I would like to turn the conference back over to Mr. Ernest Rady for any closing remarks. Please go ahead. Thank you, guys, for your interest in our company. You know we do the best for you, and we'll continue to do that, and we hope we come through this with finding some additional opportunities in addition to, enjoying the quality of the properties that we do have. So thank you. The conference is now concluded. Thank you for attending today's presentation. You may now disconnect.