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Rexford Industrial Realty, Inc. reported solid Q1 2026 results as a Southern California industrial REIT. Net income rose to $94.6 million from $74.0 million a year earlier, helped by $26.3 million of gains on property sales, partially offset by $6.8 million of impairment charges.
Total revenues were $245.1 million, slightly below $252.3 million in Q1 2025 as rental income eased modestly and third‑party management and leasing fees ended on January 1, 2026. Cash from operating activities remained strong at $141.2 million, supporting common and preferred dividends and a $200.1 million stock repurchase.
The company owned 414 properties totaling about 50.4 million rentable square feet and classified two assets as held for sale. Total assets were $12.4 billion and notes payable were $3.25 billion, with investment‑grade ratings and active use of interest rate swaps to manage borrowing costs.
Rexford Industrial Realty, Inc. reported first quarter 2026 net income attributable to common stockholders of $87.9 million, or $0.38 per diluted share, up from $68.3 million, or $0.30 per share, a year earlier, aided by higher gains on property sales.
Company share of Core FFO was $139.8 million, or $0.61 per diluted share, down slightly from $0.62, while Total Portfolio NOI was $185.4 million, a 4.2% decrease. Same Property Portfolio NOI rose 0.9% and Same Property Cash NOI slipped 0.4%, with average Same Property occupancy at 96.3%.
The company executed 4.1 million square feet of new and renewal leases; including a large Tireco extension, comparable rental rates declined 10.0% net effective and 15.4% cash, but excluding that lease they increased 5.5% net effective and decreased 1.8% cash. Rexford sold five properties for $127.4 million, repurchased 5,534,357 shares for $200 million, and ended the quarter with $1.3 billion of liquidity, $3.3 billion of debt at a 3.7% weighted average rate, Net Debt to Enterprise Value of 29.2% and Net Debt to Adjusted EBITDAre of 4.5x.
The board modestly raised 2026 guidance to net income of $1.22–$1.27 and Company share of Core FFO of $2.37–$2.42 per diluted share, alongside slightly better expected Same Property NOI trends. Laura Clark became CEO and John Nahas COO on April 1, 2026, under a previously announced succession plan, and the board approved routine amendments to the Code of Business Conduct and Ethics without granting any waivers.
Rexford Industrial Realty, Inc. director Michael S. Frankel reported a routine tax-related share disposition. On April 9, 2026, 281,813 shares of common stock were surrendered to the company to cover tax withholding due on the vesting of 560,406 shares of restricted common stock.
After this withholding transaction, Frankel directly holds 278,593 shares of common stock. Footnotes also note additional exposure through 753,991 LTIP Units and 612,967 Performance Units in the operating partnership, indicating a substantial remaining economic interest aligned with shareholders.
Rexford Industrial Realty, Inc. director Howard Schwimmer surrendered 281,813 shares of common stock on April 9, 2026 to cover tax withholding due on the vesting of 560,406 shares of restricted common stock. This was recorded as a tax-withholding disposition, not an open-market sale.
After the transaction, Schwimmer directly holds 328,806 shares of common stock. He also has indirect ownership of 13,575 shares held by the Schwimmer Family Irrevocable Trust, where he is a trustee and disclaims beneficial ownership except for his pecuniary interest. Footnotes note additional partnership interests through OP Units, LTIP Units, and Performance Units in the company’s operating partnership.
Rexford Industrial Realty, Inc. filed an initial ownership report for Chief Operating Officer John Nahas, detailing his equity interests in the company and its operating partnership. This filing does not show any recent share purchases or sales, only current holdings and award terms.
Nahas holds LTIP Units in Rexford Industrial Realty, L.P. that are economically tied to 25,190 underlying shares of common stock, with a stated exercise price of $0.00. He also directly holds 23,260 shares of common stock, issued under the company’s 2013 Incentive Award Plan, of which 17,950 shares are unvested.
The LTIP Units were granted on January 16, 2026 under the plan and can, over time and upon certain conditions in the partnership agreement, achieve full parity with OP Units. Once vested and at parity, they may be converted into OP Units on a one-for-one basis and then redeemed for an equivalent number of Rexford common shares or cash, at the company’s election. The LTIP Units are scheduled to vest in four equal annual installments on January 16 of 2027, 2028, 2029 and 2030, with potential earlier vesting upon certain employment terminations or a change in control as described in the award agreement.
Rexford Industrial Realty, Inc. is asking stockholders to approve seven director nominees, ratify KPMG as auditor, support executive pay and approve an updated 2013 Incentive Award Plan at its virtual 2026 annual meeting.
The company highlights a reformed, return‑driven capital allocation strategy, including $218 million of property dispositions in 2025, a targeted disposition program of over $400 million for 2026 and $127 million of dispositions completed through March 31, 2026. Disposition proceeds have supported $250 million of share repurchases in 2025 and $200 million through March 31, 2026, along with select repositioning and development projects meeting risk‑adjusted return thresholds.
Rexford reduced development exposure by identifying six projects totaling about 850,000 square feet for sale, avoiding roughly $150 million of future capital spend. Executive compensation has been materially recalibrated: projected CEO compensation is cut by about $14.3 million, or 63%, versus the former co‑CEOs, aggregate named executive officer target pay is expected to decline about 50%, and G&A is guided to about 6% of revenue, in line with peers, while placing greater weight on performance‑based and relative total shareholder return metrics.
Rexford Industrial Realty Inc: This Schedule 13G/A (Amendment No. 10) filed by The Vanguard Group reports that, following an internal realignment effective January 12, 2026, Vanguard and certain subsidiaries will report holdings on a disaggregated basis and beneficial ownership reported here is 0 shares (0%).
The filing states Vanguard no longer has beneficial ownership over securities held by the reallocated subsidiaries or business divisions, and the disclosure is signed by Ashley Grim, Head of Global Fund Administration, dated 03/27/2026.
Rexford Industrial Realty, Inc. Co-CEO and Co-President Michael S. Frankel reported an open-market sale of 23,132 shares of common stock at a weighted average price of $35.2913 per share on March 17, 2026. After this transaction, he directly holds 560,406 common shares. He also separately owns 753,991 LTIP Units and 612,967 Performance Units in Rexford Industrial Realty, L.P., the company’s operating partnership.