MOCKUP v4 — phone UX. Compact rows by default; tap any row to expand the full company briefing inline. Federal Realty is expanded below so you can see both states on one screen.
Active capital recycling — Q1 2026: sold $159M peripheral residential + mature retail; bought Congressional North (217K SF grocery-anchored, $72M). Raised 2026 FFO guidance to $7.46–$7.55.
Tenant mix priorities
Open-air shopping centers + mixed-use placemaking. Doubling down on grocery-anchored / daily-needs, trimming peripheral residential. CEO Wood: "resilience of the higher-income consumer."
Caveats
Q1 8-K names no specific LA / SoCal moves. Historical California exposure concentrated in NorCal (Santana Row).
Angle for Beta
Federal is buying grocery-anchored in $50–80M range. Beta plays in SoCal infill they don't have. They're recycling capital — they have appetite. Position Beta as their SoCal market intelligence layer.
Your connections · 5 here
SM
Samantha Merrell
Senior Director, Leasing
Opener
"Samantha — record Q1 leasing, +13% cash spreads is real momentum. With Federal recycling into grocery-anchored, want to compare SoCal notes after the show?"
Math: 30 companies × ~70px collapsed = ~2,100px total scroll (about 5 phone screens). One full briefing = ~700px expanded. The list stays scannable; the depth is on tap.