Prologis, Inc. is a multinational logistics real estate investment trust (REIT) headquartered in San Francisco, California. The company was formed through the merger of AMB Property Corporation and ProLogis in June 2011, which made Prologis the largest industrial real estate company in the world. Currently the world's largest owner of warehouses and distribution centers, Prologis operates as a publicly traded company and a member of the NYSE and S&P 500. The company is the owner, manager and developer of approximately 3,382 logistics and distribution center and logistics facilities in markets across the Americas, Asia and Europe, and serves approximately 5,000 customers across a diverse range of industries in 19 countries. As of December 31, 2017, Prologis had $79 billion in total assets under management. The company's research department publishes white papers and its own market research, including the quarterly Industrial Business Indicator and the annual Prologis Logistics Rent Index.
|Traded as||NYSE: PLD|
S&P 500 Index component
|Industry||Real estate investment trust|
|Predecessor||AMB Property Corporation, ProLogis|
|Founder||Hamid R. Moghadam, Doug Abbey and T. Robert Burke|
|North and South America, Europe, Asia|
|Hamid R. Moghadam|
(Chairman and CEO)
Gary E. Anderson
(CEO, Europe and Asia)
Eugene F. Reilly
|Products||Commercial and industrial real estate|
|Revenue||US $2.533 billion (2016)|
|Total assets||US$ 78.7 billion (2017)|
Number of employees
Prologis was formed in 2011 through the merger of AMB and ProLogis, both multinational real estate companies based in the United States.
AMB Property CorporationEdit
In 1983, Hamid Moghadam and Doug Abbey used a $50,000 line of credit to found Abbey, Moghadam and Company, an investment manager serving institutions. Although they initially planned to provide investment advisory services, according to Forbes, they soon became known for instead "helping investors revive underperforming assets." The company was joined by T. Robert Burke in 1984 and established AMB Property Corporation, a legacy Prologis company that invested in office, industrial and community shopping centers on behalf of large institutional investors. During the collapse of the office building market in the late 1980s, the company avoided significant financial repercussions by investing in industrial parks and shopping centers beforehand, and beginning to exit the office market in 1987. AMB launched its first private equity fund in 1989, which focused on industrial and retail properties.
In late 1997, AMB closed its initial public offering (IPO) with more than US$2.8 billion under management. Selling its retail business around 1999 to focus solely on the industrial sector, the company made its first overseas investment in 2002, developing a facility for Procter & Gamble. That year AMB initiated an international expansion program focused on buying and developing distribution facilities near global trade hubs, particularly in growth markets such as Brazil, Mexico, and China. AMB added an internal development division in 2004. By 2011 AMB was focusing on expanding its operations in China and Brazil, at which point the company announced it was considering a merger with ProLogis, formerly Security Capital Trust.
Security Capital Industrial TrustEdit
Security Capital Industrial Trust (SCI), a legacy company to Prologis, was incorporated in 1991. SCI made an initial public offering (IPO) on the New York Stock Exchange in 1994. The company first expanded outside the United States in 1996 with acquisitions in Mexico and went international in 1997 with Security Capital Industrial Trust moving into both Mexico and Europe. SCI moved into the Netherlands in the summer of 1997, and afterwards expanded into Paris, Stockholm, Brussels, Warsaw, London, Berlin, Milan, and Madrid. SCI purchased 33 percent of the Oregon software company Insight Inc. in October 1997, to help solve supply-chain problems for clients. SCI also expanded into the refrigerated distribution business in 1997, purchasing Christian Salvesen and changing it into CS Integrated LLC. SCI furthermore acquired Texas Cold Storage and Continental Freezer in 1997, and secured the primary contract to distribute food for Kroger Co. in Illinois. For refrigeration abroad, SCI purchased Frigoscandia AB, then "Europe's largest distributor of refrigerated goods." SCI later exited the cold-storage business.
After Prologis, Inc. was incorporated on November 24, 1997, SCI officially changed its name to ProLogis in July 1998, at which point it had already gone by StarLogis abroad. SCI was active in 84 markets in 12 countries by July 1998, with a market capitalization of nearly $5 billion. In November 1998, Prologis Trust acquired Meridian Industrial Trust for $862.5 million in stock. At the time, Prologis was the "largest owner of industrial and warehouse properties in the United States." ProLogis formed its first property funds in 1999, and entered the Japanese market in 2001. In 2003, ProLogis joined the S&P 500 and entered the Chinese market, and in 2004 the company acquired Keystone Industrial Trust for $1.6 billion. In the same year, ProLogis formed its first joint venture in China with Suzhou Logistics Center Co. Ltd. With headquarters in Aurora, Colorado, at the time, in 2005 ProLogis completed a merger with Catellus Development Corporation, a North American industrial development company, for $4.9 billion. That year, ProLogis ranked #1 in the 2005 Top 25 Industrial Owners survey. In 2006, ProLogis became a Fortune 1000 company and the ProLogis European Properties Fund went public.
In the midst of problems with debt following aggressive expansion and heavy borrowing, ProLogis' CEO Jeffrey Schwartz was replaced with Walter Rakowich in 2008. Rakovich afterwards implemented a cost-cutting effort involving raising capital and selling assets. In December 2008, ProLogis sold a portfolio of assets to the Government of Singapore Investment Corporation, and it sold its China operations and some of its Japanese interests to GIC Real Estate for $1.3 billion in 2009. That August, ProLogis secured financing from Deutsche Pfandbriefbank and an unidentified German bank for two of its funds. Blackstone Group LP bought a portfolio of ProLogis assets in late 2010 for $1 billion. After acquiring Catellus Development Corp. in 2005 for $3.6 billion, in January 2011 ProLogis sold a portfolio of Catellus retail and mixed-use assets to affiliates of TPG Capital for $505 million, including rights to the Catellus name. Prior to its final merging with ProLogis in 2011, AMB Property Corp AMB.N formed a €470 million joint venture with Allianz Real Estate in March 2011.
2011: Formation of PrologisEdit
In January 2011, AMB Property Corporation agreed to buy the larger ProLogis for $8.7 billion, with the new entity to be named Prologis (NYSE:PLD) and remain on the New York Stock Exchange. The companies announced that the new Prologis would be based in San Francisco, AMB's hometown, but would maintain an office in Denver, Colorado, where ProLogis was based. Completed in June 2011, the “merger of equals” was described as "one of the biggest real-estate deals since the  recession," and it created the largest industrial real estate company in the world. With total market value estimated at $24 billion, the new Prologis had around $46 billion in assets under management and logistics and distribution facilities in North America, Europe, Asia and South America. Clients of the new company included DHL, Kuehne & Nagel International AG, Home Depot Inc., Unilever, and FedEx. AMB CEO Hamid Moghadam and ProLogis CEO Walter Rakowich were appointed as the new company's co-chiefs, with Moghadam to become the sole CEO in 2013.
2013-2014: International venturesEdit
Prologis was among the largest 200 companies in the United States by June 2011, with a market cap of $15 billion, activity in 22 countries and 22 funds. By the fourth quarter of 2011, Prologis had sold a variety of assets and raised $1 billion, with plans to raise a further $2 billion through asset sales. Occupancy at Prologis real estate at the end of 2011 was 92 percent. In 2012, the company announced it planned to spend around $1 billion to develop projects in the United States, Brazil, China and Japan. By March 2012, Prologis was "the sixth-largest U.S. REIT in terms of equity market capitalization, about $15 billion," and by May, Prologis had assets valued at around $10 billion in Europe. On February 14, 2013, Nippon Prologis REIT, Inc. (NPR), a Japanese real estate investment trust formed by Prologis, successfully completed an IPO on the Tokyo Stock Exchange. In March 2013, Prologis formed the Prologis European Logistics Partners Sarl joint venture with Norges Bank Investment Management for USD$3.1 billion. Prologis had $46.9 billion of assets under management as of September 2013. By November 2013, Prologis, Inc. remained the world's biggest warehouse owner, with plans to spend "as much as $600 million a year to develop warehouses in Japan," its biggest market after the United States. At the time, Prologis had customers such as Amazon.com and Nippon Express.
By the summer of 2014, Prologis was active in 21 countries, with around 1,400 real estate professionals. The company also had around $51 billion in total assets under management, with $27.3 billion of that amount in investment management. Prologis completed its IPO for FIBRA Prologis in June 2014, the company’s Mexican affiliate also known as Prologis Property Mexico SA, raising about 7 billion pesos ($541 million). At the end of 2014, Prologis owned 2,853 properties, with the bulk in North America and around 600 in Europe and Asia.
2015-2016: Recent salesEdit
Prologis had reduced its number of managed funds from 23 to 11 by the spring of 2015, and was managing "$29 billion in real-estate assets through joint ventures and a series of funds backed by institutional investors." That financial quarter, earnings were boosted by the sale of a Silicon Valley industrial park to Facebook, Inc. With corporate headquarters remaining in San Francisco, in April 2015 Prologis announced a plan to move offices from east Denver, Colorado, to a new building in downtown Denver in 2017.
Also that month, Prologis partnered with Norges Bank Investment Management to buy KTR Capital Partners for $5.9 billion, expanding Prologis' real estate portfolio in the United States through the Prologis U.S. Logistics Venture. At the time, Prologis had a market value of around $22 billion. In October 2015, Prologis acquired Morris Realty Associates' portfolio of logistics and retail properties in the United States for $820 million. Prologis sold the retail asset portion of this portfolio to an affiliate of The Blackstone Group for $374 million.
By late 2016, Prologis had built large multistory warehouses in Japan, Singapore and China. The company began construction on a three-floor warehouse in Seattle, Washington, in November 2016, which was the first multi-story warehouse in the country. The following month, Prologis also outlined plans to build a three-story warehouse in San Francisco. Prologis received two 2016 Eurobuild CEE Awards in December 2016, at which point Prologis Inc. remained the world's largest owner of warehouses and distribution centers, with a 97.1% occupancy rate. As of December 31, 2017, Prologis Inc. was one of the world's largest industrial property owners. As of December 31, 2017, Prologis had $78.7 billion in total assets under management, with 2,282 industrial properties in 19 countries. It also had 1,600 employees and continued to be traded on the NYSE.
A publicly traded company and member of the S&P 500, Prologis operates in the Americas, Europe, and Asia with a portfolio of real-estate ownings or joint-ventures in 19 countries. Operating segments distinguish real estate operations from strategic capital, with distribution facilities leased to customers in both the business-to-business and retail/online fulfillment categories.
Prologis focuses on three key lines of business:
Through its in-house research department, the company publishes proprietary market research and several white papers each year. These include the Industrial Business Indicator, published on a quarterly basis, and the Prologis Logistics Rent Index, published annually since 2016. In 2017, the company partnered with Oxford Economics on in-house research, determining that $1.3 trillion-worth of goods were transferred through its buildings annually. The research also asserted that clusters of logistics assets were economically beneficial to their local areas, with estimations that Prologis and its customers had a total GDP economic impact of $200 billion.
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