Hello, everyone, and welcome to our call. Before we discuss our first quarter 2022 results and our updated guidance for the year, let me remind everyone that our call may include forward-looking statements as defined by federal securities laws. These statements are based on management's expectations, plans and estimates of our prospects. Today's statements may be time sensitive and accurate only as of today's date, April 21, 2022. We assume no obligation to update our statements or the other information we provide. Actual results may differ materially from our forward-looking statements, and factors which could cause this are described in our 10-K and other SEC filings. You can find a reconciliation of non-GAAP financial measures discussed in today's call in our supplemental report and our earnings release. The supplemental report, earnings release, and our SEC filings are available at firstindustrial.com under the Investors tab. Our call will begin with remarks by Peter E. Baccile, our President and Chief Executive Officer, and Scott Musil, our Chief Financial Officer. After which, we'll open it up for your questions. Also on the call today are Jojo Yap, Chief Investment Officer, Peter Schultz, Executive Vice President, Christopher Schneider, Senior Vice President of Operations, and Robert Walter, Senior Vice President of Capital Markets and Asset Management. Now, let me turn the call over to Peter E. Baccile. Thank you, Art, and thank you all for joining us today. 2022 is off to an excellent start. Our team continues to achieve strong operating results, both within our in-service portfolio and key development and value add leasing wins. As you read in our press release yesterday, we also completed an important capital markets execution in the form of a new $425 million term loan, which Scott will discuss shortly. Overall, the strong fundamentals in the industrial sector continue to drive high occupancy rates and rental rate growth. According to CBRE EA, in the first quarter, national vacancy remained at a record low level of 3% for the second quarter in a row. Net absorption was 76 million sq ft, roughly in line with new completions of 69 million sq ft. In our portfolio, we finished the quarter with an occupancy rate of 98%. We also successfully backfilled our largest 2022 move-out of 390,000 sq ft in the I-55, I-80 submarket of Chicago. There, we achieved a cash rental rate increase of nearly 30% with no downtime. We continue to capture strong rental rate increases on new and renewal leasing. Through yesterday, we had taken care of 72% of our 2022 rollovers at a cash rental rate change of 20%. For all of 2022, we anticipate that our increase on rental rates on new and renewal leasing will now be in the range of 20%-23%. Moving on to new development and value add activities. Since our last earnings call, we inked 167,000 sq ft of leases at First Park Miami to bring buildings 9 and 11 to 70% leased. We also signed a 31,000 sq ft lease to stabilize a value add project in Northern California. As discussed on our last earnings call, we expanded our pipeline by starting 5 buildings in the first quarter. These are located in Southern California, Denver, the Lehigh Valley, Chicago, and Miami, where we are building the latest addition to our First Park Miami project. These projects total 1.3 million sq ft with an estimated investment of approximately $168 million. In the second quarter, we expect to start another project in the city of Fontana in the Inland Empire to capture tenant demand in this sought-after, supply-constrained market. The vacancy rate in the Inland Empire market currently stands at 0.2%. The estimated investment for this 83,000 sq ft, to be known as First Elm Logistics Center, is $21 million with an estimated yield of 9.7%. This projected yield is reflective of the great work by our Southern California team in assembling the land at a low basis, as well as outsized growth in rental rates in this market over the last couple of years. Including the new second quarter development start, our developments in process total 6.3 million sq ft with an investment of $751 million, which are 23% leased as of yesterday. The projected cash yield for these investments is 6.8%, which represents an expected overall development margin of approximately 100%. As we have highlighted in prior calls, we are well-positioned to capture additional demand and growth with our strategic land holdings. During the first quarter, we added 3 sites in the Inland Empire and a site in Northern California for a total of $55 million. These new sites will support more than 700,000 sq ft of new development when entitled, representing $170 million of potential investment based on today's construction cost. Including these acquisitions and adjusting for our new Inland Empire start in 2Q, in total, our balance sheet land today can support an additional 14.8 million sq ft. This represents approximately $2 billion of potential new investment based on today's estimated construction costs and the land at our book basis. These figures exclude our share of the land and our Phoenix joint venture. With that, I'll turn it over to Scott. Thanks, Peter. Let me recap our results for the quarter. NAREIT funds from operations were $0.53 per fully diluted share compared to $0.46 per share in 1Q 2021. Our cash same-store NOI growth for the quarter, excluding termination fees, was 14.4%, driven by higher average occupancy, increases in rental rates on new and renewal leasing, rental rate bumps embedded in our leases, and lower free rent. As Peter noted, we finished the quarter with in-service occupancy of 98%, up 230 basis points compared to 1Q 2021. Summarizing our leasing activity during the quarter, approximately 3.5 million sq ft of leases commenced. Of these, 800,000 were new, 2 million were renewals, and 700,000 were for developments and acquisitions with lease-up. Tenant retention by square footage was 72.3%. Moving on to the capital side. As Peter mentioned, we have closed on a new $425 million term loan with a tenor of five and a half years. This new loan refinances our $260 million term loan, which was scheduled to mature this September. Of the remaining $165 million of proceeds, $67 million will be used to retire a 4.03% mortgage loan, which we plan to pay off in the second quarter, and the remaining $98 million will be used to pay down our line of credit. The new term loan has an interest rate of SOFR, plus a SOFR adjustment of 10 basis points, plus a credit spread of 85 basis points. The credit spread is a 25 basis point improvement compared to the expiring loan. We would like to thank our banking partners for their many years of strong support of First Industrial. We will also continue to evaluate our needs for additional capital throughout the year as we execute on our investments for growth. Moving on to our updated 2022 guidance for our earnings release last evening. Our guidance range for NAREIT FFO is now $2.10 to $2.20 per share, with a midpoint of $2.15 per share, which is a $0.01 per share increase at the midpoint, reflecting our first quarter performance and an increase in capitalized interest. Key assumptions for guidance are as follows. Quarter end average in service occupancy of 97.5% to 98.5%, a 25 basis point increase compared to our prior earnings call. Please note that our occupancy guidance now assumes that the lease up of the 644,000 sq ft Old Post Road space in Baltimore will occur in the fourth quarter, for which we expect to more than offset the impact with incremental leasing in the remainder of our portfolio. Same-store NOI growth on a cash basis before termination fees of 7.75%-8.75%, an increase of 50 basis points at the midpoint compared to our prior earnings call, reflecting our increased occupancy guidance. Guidance includes the anticipated 2022 costs related to our completed and under construction developments at March 31, plus the expected second quarter groundbreaking Peter discussed earlier. For the full year 2022, we expect to capitalize about $0.09 per share of interest. Our G&A expense guidance range is unchanged at $33.5 million-$34.5 million. Other than previously discussed, our guidance does not reflect the impact of any other future sales, acquisitions, or new development starts after this call, the impact of any other future debt issuances, debt repurchases or repayments other than those previously discussed, and guidance also excludes the potential issuance of equity. Let me turn it back over to Peter. Thanks, Scott. As we said, 2022 is off to a great start. We're excited about the developments we're readying to serve tenants' supply chain needs while creating significant shareholder value. We also look forward to capitalizing on the opportunities ahead in our well-positioned land holdings. Operator, with that, we're ready to open it up for questions. Thank you. As a reminder, to ask the question, you will need to press star one on your telephone. To withdraw your question, press the pound key. Again, if you would like to ask a question, press star, the number one on your telephone keypad. Please stand by while we compile the Q&A roster. First question comes from the line of Ki Bin Kim from Truist. Your line is open. Thanks, Ma'am. Good morning. On the $425 million loan, what are your thoughts on swapping it? If you did, you know, what would the impact be to FFO per share this year? Hey, Ki Bin, it's Scott. $260 million of the $425 million of the loan are already swapped to SOFR from existing swaps that we We had outstanding. We do plan to swap this to fixed rate, either a portion or all of the loan. That's something that we plan to do. As far as the impact on FFO guidance, if you look at where you could swap today, we have that rate built into our guidance range. That's the impact. Okay, got it. I realize leasing on your development pipeline can jump around quarter to quarter, so I fully get that. But Sure. Can you just give some insights into the activity you're seeing for leasing a development pipeline, whether that be, you know, number of visits or proposals, metrics like that? Sure. I'll take a crack at this, and then Jojo and Peter can jump in as well to add some more color. As you know, we're 98% leased in the in-service. All of our developments that are completed, with the exception of two small spaces in First Park Miami, are also leased. With respect to the projects underway, we have significant pre-leasing already. The activity around that space is significant. We're having activity and discussions, I would say, on just about every project except for the ones that are gonna deliver next year. The projects that are gonna deliver this year, we're having some pretty active dialogue. The market is very robust. We're excited about it. We're very happy with where we are. Jojo or Peter, you wanna add anything else? Yeah. One of the earlier projects that will be completed, but not until the end of the second quarter is a project in Seattle. We have responded to multiple inquiries, and we already have multiple showings there. We're getting good activity there, but no lease to announce yet. Peter. Stephen, it's Peter Schultz. The only thing I would add is we've seen an acceleration of interest from prospects in the last couple of months. To Peter's point and Jojo's point, we're now seeing multiple prospects on most spaces, which is really reflective of the fact that there's more demand than there is supply in the markets that we're building in for the most part. These are traditionally pretty early conversations relative to the past, where typically those conversations wouldn't start till the buildings were completed. Okay. Thank you. Your next question comes from the line of Greg McGinniss from Scotiabank. Your line is open. Hey, good morning. Just given the strength of leasing and expected increase in full year same-store growth, I guess we were somewhat surprised by the limited flow for share guidance increase. It seems to just reflect the higher capitalized interest, potentially. We had originally thought that may be due to variable rate debt increases, but it sounds like that's largely swapped. Is this just some conservatism on your end, or are there other items limiting any kind of flow for share guide increases? No. This is Scott. No, there's not. As we mentioned on our remarks, basically, the penny increase is due to a slight increase in capitalized interest in same-store increase, which is driven by our midpoint occupancy increase in guidance. Again, don't forget, you know, we're pretty leased up, so the opportunity to improve on that number depends a lot on how quickly we can lease up new developments when they are completed, and they are going to be completed between the end of this quarter through the second quarter of next year. That's really the upside. Okay. Thanks. Kind of looking at that $2 billion of potential development, can you give us any sense in terms of what expected yield or profit margin might be achievable if we think about just rents today? Well, you know, look, the best indicator, I suppose, is where we are now. This is land we have in-house, so our basis relative to market is strong. We expect yields to be strong on that going forward. I'm not gonna speculate on margin. You know, cap rates move. This land will be built out over 3 or 4 years. That's something that we really can't comment on, but we feel confident that we're going to add significant value to that pipeline. You've seen what we've been able to achieve in the way of margins the last handful of years. They've been very, very robust. We don't have any reason to think that that will not continue. The only thing I will add to what Peter said is that if you look at the composition of the future land position is assuming we can develop it, a lot of them are in coastal markets and the predominant and as you have seen, and we project higher rent growth in coastal markets. We feel good about that capital allocation. Okay. Thank you very much. Your next question comes from the line of Robert Stevenson from Janney. Your line is open. Good morning, guys. Scott, just a question on the debt side. If you guys had wanted to do 5- or 10-year fixed rate debt unsecured notes instead, where would pricing have been for you guys relative to where you were at year-end before the interest rates started to pop? It seems like over the last 5 years, every time rates went up, the spread for you guys and the rest of the REIT group compressed, and so the actual rate didn't really go up very much. Are you seeing anything different this time? Yeah. Rob, I can tell you the spreads since the end of the year have gapped out between 30-50 basis points, depending upon what timeframe you're looking into. That was one of the reasons why we picked the 5-year term loan. The spreads in that market have not gapped out at all. We locked into an 85 basis point spread, which was the same deal that we locked into last July. The bank market's been very, very steady on spreads. The public market, the private placement market has definitely gapped out quite a bit since the end of the year. Okay, that's helpful. What are you guys seeing in terms of the rate of increase in terms of material and labor costs for construction? Is that still accelerating, or are you seeing some stability there? Are you seeing any deceleration in the rate of growth there? What about availability issues? Are you having problems there or is that, is that okay for you guys at this point? Sure, Rob, it's Peter Schultz. I would say we're seeing really two dimensions of this. One is costs continue to go up, and it depends on the component and where it is in the country. But the other leg is that delivery dates and availability of materials continue to extend. As an example, a steel order today is probably 12 months out. Roofing is longer than that. It's definitely impacting our construction schedule probably overall by three months or so. Getting components continues to be a challenge, whether it's dock levelers or switch gear, or roofing materials, as an example. We continue to be challenged by that, and work with our general contractor partners and ordering materials in advance to de-risk that. We have had and continue to have pretty good success there, but it remains a challenge. Joe, anything you wanna add? No. I just add, in terms of labor, that's embedded in terms of construction costs. In terms of our underwriting, we're forecasting increase there and we're adding contingency as well. There's some contingency in our underwriting. Okay. Last one for me. Scott, back to the earnings guidance question. Is there any, you know, incremental drags from a one-time or non-operational aspect like debt prepayment penalties or GAAP refinance charges or whatever that we need to be aware of on the NAREIT's definition side? The reason why I ask is just similar to the other question, you guys did $0.53 of FFO per share in the first quarter, which annualizes to $2.12, and the bottom end of the guidance range is $2.10. I didn't know whether or not there was some sort of non-recurring thing that we need to be aware of to adjust for whether or not, you know, it's just, you know, potential leasing, et cetera, the sort of whole hodgepodge of potentials down there. Yeah. Rob, there isn't any one time type of item. We just give a guidance range. It tightens as the year progresses. I would say, though, that, you know, there's probably some decent upside increase in the guidance. We're delivering a lot of developments in the second and third quarter. We assume 12 months pro forma for lease up. So to the extent that we can sign leases earlier than that, we might be able to have a little bit of pickup in 2022. Okay. Thanks, guys. Appreciate the time. Okay, next question comes from the line of Todd Thomas from KeyBanc Capital Markets. Your line is open. Hi. Thanks. Good morning. First question on 500 Old Post Road. Can you just provide an update there on the leasing demand for that asset and what you're seeing in the market? I think previously you talked about an approximately 10% mark-to-market. I was wondering if that's changed at all, just in light of the current change to the timeline. Sure, Todd. Good morning. It's Peter Schultz. We're now seeing interest from multiple prospects for the full building, so we're pleased about that. Those requirements all have a range of outcomes in terms of timing for lease execution and occupancy. Based on that, we thought it prudent to push back the occupancy date 4 months. In terms of the rental increase, we now expect that to be ±25%. Certainly the lease up of this building will be another opportunity to increase our occupancy to over 99%. Okay. That's helpful. Similarly, I guess you discussed the 2022 expiration in Chicago. Any update on the one in the Lehigh Valley, that was about 340,000 sq ft, in terms of expected downtime or timeline to backfill? Is there anything else of size as we look out, you know, at the balance of 2022 or really 2023 in terms of expirations? Take the first one, Chris Schneider. Sure. Todd, it's Peter again. Correct, the 341 in the Lehigh Valley tenant vacates the end of the second quarter. We have it in our guidance to be re-leased in the fourth quarter. Activity in that sub-market continues to be very, very good. We expect the rent increase to be in the 35%-40% range on that asset. Chris? Todd, Peter just mentioned, you know, the largest rollover after that, you know, there really is no significant rollovers, you know, left for the balance of 2022. Okay. All right. Great. Thank you. The next question comes from the line of Michael Carroll from RBC Capital Markets. Your line is open. Yeah, thanks. I wanted to get a sense on how aggressive FR can be pursuing new development projects. I mean, obviously the company was very active in the first quarter, but trends slowed in the second quarter. I mean, is this just due to lumpiness and timing, or is it driven by material issues and/or the development leasing trends in the in-process pipeline? It has to do with a few things. One is, in fact, what you said. It has to do with when projects are gonna be ready, when we're gonna have full entitlements. The other has to do with our speculative cap. We have $158 million of availability under that today, which we fully intend to utilize. We've got projects in various stages of being ready to come, and so we'll come back to you as the year goes on that. Great. Then Peter, earlier in the call, you kind of highlighted that development leasing is occurring earlier, when the building is under construction. Can you provide some color? Like, how early do tenants start looking at a project today versus let's say pre-COVID or historically? I mean, how much earlier are they starting to look for new deals? Well, there are those that are opportunistic and realize if they wait too long, they're not gonna have any alternatives, and those conversations are beginning to happen pretty early on in the construction process. As you can imagine, we're not in a big hurry to put ink to paper, you know, at the beginning of the development if it's gonna take 12 months to deliver the project. It's good to see that activity and that interest, and we track that and of course, get back in touch with those, potential prospects, when we get closer to completion. Historically, it was kind of a build it and then have the conversation, and we're having the conversations much, much earlier now. Is there a timeframe of when you're willing to lease it? I mean, do you wanna lease it three months before it's completed, or is it just depending on how aggressive the prospective tenant wants to be on the rent rate side? That's a good question. You know, particularly in the coastal markets, it seems like every new deal is a record deal in terms of rental rate. Obviously, we wanna continue that trend and look to maximize the value of all of these leases that we're signing. It really depends on how you know, we're gonna push very, very aggressively. If a tenant wants to meet the ask three or four months before completion, we'll certainly sign that lease. Okay, great. Thank you. Again, everyone, if you would like to ask the question, press star, then the number one on your telephone keypad. Your next question comes from the line of Caitlin Burrows from Goldman Sachs. Your line is open. Hi, everyone. Good morning. Maybe just a quick follow-up to one of the previous questions on construction costs. You mentioned that you're adding contingencies in underwriting. I was wondering if you could just clarify what that is. Is it related to if there are cost increases, something else happens? Or could you just clarify that point? Jojo, you wanna take that? Sure. A contingency is straight percentage increase anywhere from 3%-5% on hard construction costs. That is in addition to our projection that the total construction costs will increase. First what we do is to look at construction costs today. We increase that by an escalation factor and further add that contingency. That's just a blanket contingency. It doesn't have to do with really our forecast that we'll miss in construction because we've been on budget, you know, almost on every project. It's all for the unknowns. Right. A lot of times we actually save that contingency. Our estimated budgets have increased significantly to offset our anticipated growth in the cost. On top of that, we add an additional contingency. Okay. I might follow up with that again, but thank you. Maybe on the acquisition side, you guys acquired 2 properties in the quarter. The cap rate was in the low fours, so below 2020 and 2021 levels. Could you go through how those deals kind of came to be and maybe your choice to acquire in Southern California versus other markets? Sure, sure. You know, I mean, we're very pleased with those acquisitions. They were all 100% off market. If they were in the market today, they would probably be sub threes. They're all below replacement cost, and it never hit the market. A lot of those are mid- to long-term lease. It's at a size range where we outcompeted private buyers who takes, you know, some time in trying to get financing, and we paid all cash. We're very pleased about those projects. Got it. Maybe then going forward as you think about funding acquisitions, and development over the course of the year, obviously strong cash flow growth itself contributes. How do you think maybe equity or dispositions could come into play? How do you expect to choose or prioritize one versus the other? Sure, Caitlin. It's Scott. You know, for the developments under process plus the new start we mentioned, the total costs were projected for the year is about $275 million. We could take care of that with property sales. Just as a reminder, our guidance is $100 million-$150 million excess cash flow, and we also have some capacity in our line of credit. We obviously plan to put more money out in the market in new investments and we'll look to determine what our capital market strategy would be at that time. It could be indebtedness. It could be equity as well if we like the stock price. The next question comes from the line of Dave Rogers from Baird. Your line is open. Yeah, good morning, everybody. Wanted to ask about the leasing spreads in the quarter. You were 12%-13% and you're guiding obviously 20%-23%. Some big acceleration in the back half of the year, and you've given some color on some of the big leases, maybe 35%-40%. One, well, a couple questions. One is, can you kind of talk about what that looks like on a quarterly basis as you go forward? Two, any outliers in the first quarter that kind of made that a much lower number? And then third, maybe more general commentary about lease sizing and the spreads that you're seeing across the portfolio by lease size or property types. Chris? Yeah, Dave, this is Chris. You know, as far as, you know, in the quarter, you know, we really just had a, you know, little bit higher concentration of our non-coastal rollovers in the quarter. And you've seen the numbers for the full year. We're expecting to be in the, you know, 20%-23% range. That works out for the final three quarters, we're averaging ±30% in cash rental rate increases. So really, you know, this certainly is not a trend, you know, more of a just kind of a quarterly fluctuation. You know, as far as size ranges, you know, maybe Jojo and Peter can talk about it, but it, you know, it's pretty spread across all the size ranges as far as what we're seeing in rental rate increases. Right. Correct. Can confirm that across all sizes and, you know, up to, you know, 30,000 footers to, over 500,000 feet. That's helpful. Maybe just one follow-up. I mean, can you guys talk about if you put more thought around the idea of the total mark-to-market for the portfolio, as you sit here today, certainly with rents growing as fast as they are and seeing spreads kind of bounce around a little bit, would be a helpful thought process as well. Yeah. As you know, we don't track that, Dave. We continue to think that the best indication of how we're doing is what we're signing leases for. Chris just went through the math. It certainly feels like that number is gonna continue to be very robust and should increase through the end of this year, especially in the coastal markets where we're seeing significant rent increases in the 20%-25% range. All right. Thank you. Your next question comes from the line of Michael Mueller with J.P. Morgan. Your line is open. I guess, Peter, based on your comments about the land bank and the time to go through it seems like you're still expecting maybe $500-$600+ million of development starts a year. Do you think you're gonna need to ramp up dispositions, or are the higher margins gonna enable you to kind of keep dispositions pretty low? Those are different decisions, Mike. As far as dispositions go, we're really looking at continually managing the portfolio and disposing of the lower growth assets in the portfolio. We don't really look at that as defunding source for our new development opportunities. The new development opportunities over the long term will be funded primarily from debt and additional equity issuance over time. You know, the volumes are going to be, as you point out, much more significant going forward than they have been historically for us, especially as the overall size of our company continues to increase as rapidly as it has. We will fund that growth through a combination of debt and equity over time. Got it. One on lease spreads. The 20%-23% cash spread expectation for this year on a net effect of our GAAP basis, where does that number pencil out? How much higher or how much above, say, 30% would that be? Yeah, if you look at the, you know, the signed 2022 renewals that we've signed to date, you know, the 20% cash rent increase, net effect of our GAAP increase, that's 36%. Got it. Okay. Appreciate it. Thank you. Okay. Next question comes from the line of Anthony Powell with Barclays. Your line is open. Hi. Good morning. A question about the non-coastal lease spreads. I know they're a bit lower than coastal, but how they perform relative to your expectations, how they perform relative to last year, and what's your outlook for, I guess, non-coastal lease spreads over time? Peter, you wanna take that? Sure. It's Peter Schultz. I would say better than expectations, which is consistent with what we're seeing across the country, where rents continue to grow at a high and fast pace. As we said, we're doing better in the coastal markets, but even in the non-coastal, we're doing better than we thought. Jojo? Absolutely. The you know, non-coastal markets are in the teens, and then we expect you know. For coastal markets, we're in the you know, 20% range, 20+%. So everything, all the markets are doing well. It's just, you know, maybe, you know, 5%-10% difference. Got it. Thanks. Maybe on the $2 billion development, I guess, pipeline or potential, how much of that is already entitled? Are you seeing, I guess, more community opposition or whatnot and for industrial development impacting, you know, your current developments or your thoughts about your future developments? How do you navigate that issue as it becomes a bit more prevalent? I'll take the second part of that question. Jojo will take the first part. In terms of pushback, that's been a phenomenon. That's been something we've had to deal with for years. I would say that you know our teams are doing a great job working with the local municipalities. They have a lot of patience, and they have great relationships that they've developed over a long period of time. We're really working with municipalities that are more interested in improving and their tax base, et cetera. We're dealing with the pushback. It takes time. It takes patience. Our team's doing a great job finding new opportunities and getting them approved. In terms of the developable site inventory, if you look at the developer square footage, about 70% is entitled and roughly 30% is unentitled. An overview on the untitled land is primarily Southern California and Northern California. Just to add on what Peter had mentioned, since you know First Industrial started, we're batting 100% in terms of taking untitled land and turning it into titled land. Part of that is kudos to our team, but we do a lot of pre-due diligence even with the cities. Like Peter had mentioned, we partner with the cities early on before we take on the property. We want to know and need to know what the temperature is and what their view is, our developments. We do a lot of upfront work before we take the risk, and that's the result. That's why we've been batting 100% right now for entitlement. Got it. Maybe one more from me. We're hearing that Amazon is pulling back from this, you know, development or its real estate development. Are you seeing that? If so, who's replacing them in your markets in terms of generating incremental demand? Yes. The answer is yes. They are pulling back. There are definitely their activity in 2022 does not match their activity in 2021, which was a record. But at the same time, Amazon also has been using quite a bit more of 3PL, third-party logistics firms and outsourcing. Now, in terms of just comparison in terms of the composition of the market Q1 2022 versus Q1 2021, the major user of the market has changed a little bit. Manufacturer and food related have increased significantly. We're talking about 30%-40%. E-commerce in Q1 2021 was the top number three. In Q1 2022, e-commerce is now number five. What's the biggest users of industrial real estate is still 3PLs and general retail and wholesale. That kind of gives you a little bit. It's a broad-based market, but direct e-commerce, which includes Amazon, has taken a little bit of a slowdown a little bit, Q1 2022. Thanks. Again, if you would like to ask a question, press star, then the number one on your telephone keypad. Your next question comes from the line of Richard Anderson with SMBC. Your line is open. Hey, thanks. Good morning. You know, that last answer was the answer partially to my first question. I was gonna bring up Netflix losing subscribers and, you know, they were a big beneficiary of the pandemic, and stock's down 60% today. Then you just mentioned, you know, Amazon pulling back, you know, another big beneficiary of the pandemic and e-commerce in general as a concept declining, you know, in terms of activity in 2022. Does any of that observation, broadly speaking, give you any pause? I can predict the answer, but any pause, you know, about being a speculative developer? Are these the sort of early indicators of something, you know, something more sinister coming down the road as it relates to, you know, the big growth driver of the business, which is e-commerce? Yeah. Let me take a crack at that, and any of you guys around the table want to join in, feel free. Amazon has been growing their space faster than their sales for years, and that is very atypical. A new business typically gets to rationalizing their space needs much earlier on. They are now, it looks like, and what they tell the world, beginning to rationalize their space. For now, that means they're gonna begin to lease and buy less space for themselves. As Jojo pointed out, we are seeing them become more active through third-party logistics providers. Now, you know, we don't know what their overall strategy is, but if you decided that your capital was being put to better use elsewhere and you didn't wanna have to sign very long-term commitments, you might begin to distribute your product through a 3PL, where those contracts are typically three years. Their strategy is shifting. It doesn't give us pause at all, because e-commerce is gonna continue to grow in terms of percentage of overall retail sales. That's the first thing. The second thing is the demand base is extremely broad. As Jojo pointed out, e-commerce is now the fifth most active user of industrial space in the first quarter of 2022. It's very good for the business that the broadly based demand comes from so many different sectors. We're, you know, not concerned at all about the news on Amazon. Just to add to our numbers there in terms of stats. If you compare Q1 2022 to Q1 2021 in terms of just gross leasing activity, Q1 2022 actually just slightly exceeded Q1 2021 but at a lower vacancy rate. As you all know, the markets actually got better in terms of tighter because of the lack of supply going into markets that we're targeting. In essence, Q1 2022 is actually a better market than Q1 2021. I can appreciate that. Thank you. Next question. Again, more big picture thinking. You know, during the pandemic, there was, you know, the talk with lack of truck drivers. Now there's been a recent decline in trucking demand. Again, you know, you have inflationary environment and consumer demand could get pinched in that world. Are you hearing anything at all, as it relates to perhaps the direction of inventories or whatever that is, you know, obviously important to your business model, that is changing for the good or better. I'm perhaps repeating myself with this question, but I did want to get into those two, you know, sort of observations on the trucking and the consumer side. Sure. Thanks for that question. Obviously, you know, we've been watching that, taking a look at that. What we actually experienced is the lowering of spot pricing, not the demand. When we look at all our trucking clients, demand is actually up, but the spot pricing is down. Part of the reason we're hearing the spot pricing is down is that more trucks have actually come in because it's such a profitable business. Last year, they had record volumes, so new entrants in the trucking market. Secondly, there's quite a movement from spot pricing to contract pricing. You know what happens is that if you have more competition rather than put your trucks on a daily basis, you sign up contracts on a monthly basis, and therefore, you know, the prices, you know, went down a bit. We actually, you know, us as landlords, you know, we actually think that transportation is coming down is good for us because that just means more rent that we can push. In your other question on sales inventory, the Federal Reserve just came out with a number for sales inventory to sales ratio of 1.17. Our view here at FR is that's very, very low. You know, if you look at even pre-pandemic, we were running at 1.25, and the pandemic showed that the 1.25 doesn't even work because if you don't have supply, you will lose sales. We think there's gonna be a ramp up from that extraordinarily low 1.17, which is, you know, because the models has changed from just in time to just in case. We feel good about the inventory. We think the inventory sales rate is gonna go up. Great. Thanks very much. There are no further questions at this time. I would like to turn the conference back to Mr. Peter Baccile. Thank you, operator, and thanks to everyone for participating on our call today. We look forward to connecting with many of you in person in the coming months. Be well. This concludes today's conference call. Thank you for participating. You may now disconnect.