Newsmakers for April 20
MUHLENBERG GREENE ARCHITECTS
Michael Van Noy has joined the firm of Muhlenberg Greene Architects as a project manager.
Michael Van Noy (Courtesy MG Architects)
Van Noy brings to MG Architects more than 20 years' architectural design experience, working on projects ranging from small tenant fit outs to a three-story hospital. His professional background as a project manager and quality director includes roles at the State of Pennsylvania Department of Human Services overseeing renovations and new construction projects, in addition to his work for several regional firms.
At Muhlenberg Greene, he will oversee projects from initial planning and schematic design through construction completion. He will also assist with internal training, specification writing, and design overview.
Van Noy earned an Associate of Applied Science degree from Harrisburg Area Community College and a certificate in industrial drafting, from Pennsylvania College of Technology in Williamsport. An Architectural Review Exam (ARE) candidate in New York, Van Noy has completed his IDP.
Van Noy will work out of the firm's Wyomissing office, but as customary, he will support projects throughout the firm's service area.
BREAST CANCER SUPPORT SERVICES OF BERKS COUNTY
Breast Cancer Support Services of Berks County has announced that Christina Kline has joined the BCSS team as program coordinator. In addition, Krystal Rodriguez has been promoted from intern to administrative assistant.
Christina Kline (Courtesy Breast Cancer Support Services of Berks County)
In her role as program coordinator, Kline will assist the program director with research, scheduling presenters, support groups, and program topics. She will oversee community outreach to identify potential partnerships and collaborations in addition to identifying resources and volunteers. She will analyze data from all programs and resources to ensure positive outcomes for all program participants, including breast cancer survivors, their family members, and caregivers.
A graduate of Exeter Township High School, Kline attended West Chester University, where she received a bachelor's degree in nutrition as well as a master's degree in business administration.
Krystal Rodriguez (Courtesy Breast Cancer Support Services of Berks County)
Rodriguez joined BCSS in the fall of 2023, during her senior year in high school, through a co-op program. Her position at the time was as an intern assisting with general office tasks, attending community tabling events, and performing a variety of tasks at our special events and fundraisers.
In her new role as administrative assistant, Rodriguez will provide oversight for program and donation tracking, manage supply inventory, assist with program facilitation, and perform a variety of general administrative tasks. Additionally, she will assist with the recruitment, training, and scheduling of organization volunteers to support community awareness, special events, fundraisers, and general office support.
Rodriguez was born and raised in New York and moved to Pennsylvania with her parents, two older brothers, and her dog, Max, in 2016. She is a 2024 graduate of Reading High School and is currently in her freshman year of college at Alvernia University, majoring in criminal justice.
SAXTON AND STUMP
Saxton & Stump co-founder and CEO James W. Saxton has once again been recognized as one of central Pennsylvania's most influential business leaders, earning a place on the Central Penn Business Journal's (CPBJ) annual Power 100 list for the fifth consecutive year. The list highlights leaders shaping the region's economy, policy, and community, including top executives, entrepreneurs, and public figures.
James W. Saxton (Courtesy Saxton and Stump)
Saxton's continued presence on the Power 100 list follows his CPBJ 2025 'Icon Honors' distinction, which recognizes his years of leadership, business success, and service to the community.
It also follows an accomplished year for Saxton in 2024. In May, Saxton's alma mater, Shippensburg University, honored him as the school's Class of 2024's undergraduate commencement speaker. Then in October, the school presented him with its Alumni Award of Distinction. Saxton graduated from Shippensburg in 1979 before graduating from the Duquesne School of Law in 1982.
In the community, Saxton has been a founding board member of the Lancaster Community Health Plan, chairman of the Lancaster YMCA Foundation, president of the Lancaster YMCA board of directors, and a past board member of the American Heart Association. In 2014, Saxton and his wife Sally received the 'Excellence in Philanthropy Award,' presented by the Lancaster General Health Foundation's board of trustees. In 2013, the Central Pennsylvania Chapter of the Association of Fundraising Professionals presented the couple with its 'Philanthropist of the Year' award.
BARLEY SNYDER
Barley Snyder has announced the addition of partner Michael S. Bechtold to its Lebanon office, along with team members, paralegal Britany Tasco and legal administrative assistant Kelly Ellinger. Bechtold has earned a strong reputation for legal excellence in the region and brings nearly two decades of experience to the firm.
Bechtold has a proven track record in civil litigation, including business disputes, breach of contract matters, tort claims and liability-related cases. As a member of The Multi-Million Dollar Advocates Forum, he is nationally recognized for his success in securing significant verdicts and awards for his clients.
Michael S. Bechtold (Courtesy Barley Snyder)
In addition to his litigation practice, Bechtold advises family-owned and corporate businesses on a range of legal matters, including business formation, contracts and dissolution. He also provides estate planning and administration services. He also serves as solicitor for Lebanon School District and is actively involved in the community, coaching youth sports. Prior to joining Barley Snyder, he worked for a small, full-service law firm located in Lebanon.
Britany Tasco (Courtesy Barley Snyder)
Tasco, a paralegal in the firm's Litigation and Business practice groups, and Ellinger, who will provide administrative support to Bechtold and Tasco, will further enhance the firm's ability to serve businesses, organizations and individuals across a broad spectrum of legal matters.
Email your news to money@readingeagle.com and attach a recent (high-resolution) photo. Include a contact name and phone number with your submission. Deadline is the Tuesday prior to publication.
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Is Alexandria Real Estate Positioned for a Rebound?
Alexandria Real Estate Equities, Inc. (ARE), an S&P 500 company, is a leading life science REIT that has pioneered the development of collaborative Megacampus ecosystems in premier innovation clusters such as Greater Boston, the San Francisco Bay Area, San Diego, and New York City since its founding in 1994. As of March 31, 2025, Alexandria boasts a market capitalization of $28.8 billion and an asset base comprising 39.6 million square feet of operating properties and 4 million square feet under construction. Alexandria Real Estate Equities' Megacampus properties are strategically located in premier U.S. life science innovation hubs, including Greater Boston's Kendall Square, the San Francisco Bay Area's Mission Bay and South San Francisco, San Diego's Sorrento Mesa and Torrey Pines, Seattle's Lake Union, Maryland's Rockville and Gaithersburg, New York City, and the Research Triangle Park in North Carolina. 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With 93% occupancy, long-term leases, high renewal rates, and predominantly triple-net leases with inflation protection, Alexandria enjoys stable, predictable cash flows. Since its 1997 IPO, ARE's total return (until recently) had outperformed the S&P 500. Investors currently enjoy a 7.47% dividend yield, with consistent annual increases5 year dividend growth rate is 5.4%. After Blackstone's $8B acquisition of Biomed Realty in 2016, Alexandria stands as the dominant player in the sector. With a market cap of $21.9B and significant development in the pipeline, it remains a potential acquisition target for larger institutional investors seeking reliable growth and income. Founder Joel Marcus, who started the company in 1994, remains executive chairman, ensuring continuity and mentorship for the current CEO. Heavy (86.1%) institutional ownership provides stability, reducing volatility from short-term retail traders. Among Guru Investors Jefferies and Renaissance are buying and Chris Davis (Trades, Portfolio) (Trades, Portfolio) is adding. Ron Baron (Trades, Portfolio) owns significant stock though he is reducing. The aging population in the Western world ensures ongoing demand for new medicines, and the pace of FDA approvals is accelerating. Biotech research isn't going anywhere, and Alexandria's assets are critical to the industry's progress. Alexandria's properties are highly specialized, with advanced lab infrastructure that meets stringent regulatory standards. Tenants often invest heavily in customizing their spaces, making them less likely to leave at lease endresulting in high retention. According to its most recent SEC filing for the fiscal year ended December 31, 2024, ARE reported an occupancy rate of 93.5% for its operating properties as of year-end 2024. 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Approximately 30% of ARE's total debt matures in 2049 or later, reflecting a strategic emphasis on long-term financing. The company's balance sheet remains strong, with approximately $5.3 billion in liquidity and a high proportion of fixed-rate debt, helping to manage interest rate risk. Alexandria's net debt and preferred stock to adjusted EBITDA ratio stood at 5.9x for the first quarter of 2025, with a target to reduce it to 5.2x or lower by year-end. This prudent approach to debt management positions Alexandria as one of the most stable and resilient REITs in the sector. Alexandria is recycling capital by strategically selling non-core and stabilized assets, as well as partial interests in properties that do not fit its focus on large, high-demand mega campuses. The company uses proceeds from these sales to reinvest in its robust development and redevelopment pipeline, which centers on large-scale, highly leased research and development centers for leading life science companies. In 2024, for example, ARE sold five non-core properties in Greater Boston for $365 million and a fully leased property in San Diego for $86 million, both at attractive cap rates and strong value-creation margins. For the year, Alexandria targeted about $1.55 billion in capital from such dispositions and partial interest sales, with over $900 million already completed or under contract by mid-year. This disciplined approach to capital recycling allows ARE to fund new projects, reduce its reliance on issuing new equity, and take advantage of strong demand for high-quality life science real estate, supporting the company's long-term growth and value creation goals. FFO per share continues to climb but stock is down big time over the last 5 years. This discrepancy cannot continue for long and I expect the stock price to reverse in the next one to three years. FFO per share grew by 7.34% CAGR over the previous 5 years. Dividends per share grew by 5.08% CAGR over the same period. Funds from Operations (FFO) is a crucial financial metric for real estate investment trusts (REITs) that reflects the cash generated from their core operations. It is calculated by adding back non-cash expenses like depreciation and amortization to net income, while excluding gains from property sales and other one-time items. Unlike standard net income, FFO offers a more accurate view of a REIT's recurring profitability and its ability to pay dividends, since real estate assets typically appreciate over time even though accounting rules require depreciation. As a result, investors and analysts rely on FFO, often measured on a per-share basis, to assess the operating performance and financial health of REITs. ARE Data by GuruFocus ARE Data by GuruFocus Gurufocus Discounted Cash Flow (FCF based) calculator shows a robust margin of safety for Alexandria even with a 11% discount rate. Additionally the company's tangible book value per share is $102.86 again supporting the undervaluation thesis. The table below shows Alexandria's key valuation metrics as compared to selected large cap public US REIT's. Alexandria's valuation statistics compare favorably to its peers Symbol Current Price Company Market Cap ($M) Financial Strength Price-to-FFO PB Ratio PS Ratio Price-to-Free-Cash-Flow Price-to-Operating-Cash-Flow Equity-to-Asset Debt-to-Equity 3-Year Total Revenue Growth Rate Dividend Yield % ARE 70.19 Alexandria Real Estate Equities Inc 12142.09 4.00 7.64 0.68 3.97 8.80 8.80 0.46 0.77 13.10 7.47 BXP 67.33 BXP Inc 10660.00 3.00 12.01 2.00 3.10 8.53 8.53 0.21 3.09 5.70 5.82 VNO 37.67 Vornado Realty Trust 7230.73 3.00 12.00 1.75 4.08 13.25 13.25 0.34 1.60 4.00 1.96 CUZ 28.07 Cousins Properties Inc 4713.28 4.00 10.22 0.98 4.95 11.95 10.51 0.56 0.63 4.30 4.56 SLG 56.77 SL Green Realty Corp 4031.63 3.00 195.09 1.12 4.13 24.21 24.21 0.34 1.25 1.00 5.36 KRC 32.20 Kilroy Realty Corp 3808.64 4.00 6.94 0.71 3.38 112.98 7.47 0.49 0.88 5.90 6.71 Dividend payout is reasonable (below 60% of FFO) and shows large margin of safety. I do not expect a dividend cut. ARE Data by GuruFocus Part of Alexandria's stock price weakness can be explained by the increase of long term interest rates following the pandemic. This weakness has been aggravated by the current administrations sudden changes to trade tariffs causing bond prices to collapse. (Treasury bond prices go down as interest rates rise). I expect this sentiment to normalize in the short to medium term which should benefit Alexandria. Alexandria Real Estate Equities is a specialized, well-managed REIT with a proven business model, robust tenant demand, and strong growth prospects. Its focus on biotech and pharma research labswhere remote work isn't an optionand which sets it apart from traditional office REITs. With a rising dividend, high occupancy, sticky tenants and valuable real estate in prime locations, Alexandria is well positioned for a rebound. The company is also buying back stock (Buyback Yield 1.7%) which is unusual among REITs demonstration undervaluation. This article first appeared on GuruFocus. Error in retrieving data Sign in to access your portfolio Error in retrieving data
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These campuses are situated near leading research institutions and universities, providing specialized facilities that attract and retain top-tier life science tenants as well highly educated and specialized employees. The company's Megacampus properties, which account for the majority of its revenue and operating space, have maintained high occupancy ratesaveraging 95% since 2021and attract a sector-leading client base of approximately 750 tenants, including many investment-grade and large-cap firms. Alexandria's business model emphasizes high-quality, long-term leases, resilient cash flows, and a strong balance sheet, with $5.3 billion in liquidity and a top-tier credit rating among U.S. REITs. The company continues to deliver incremental income through ongoing development and redevelopment, with most of its pipeline concentrated in its flagship Megacampus locations, reinforcing its position as the preeminent owner, operator, and developer in the life science real estate sector. 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Among Guru Investors Jefferies and Renaissance are buying and Chris Davis (Trades, Portfolio) (Trades, Portfolio) is adding. Ron Baron (Trades, Portfolio) owns significant stock though he is reducing. The aging population in the Western world ensures ongoing demand for new medicines, and the pace of FDA approvals is accelerating. Biotech research isn't going anywhere, and Alexandria's assets are critical to the industry's progress. Alexandria's properties are highly specialized, with advanced lab infrastructure that meets stringent regulatory standards. Tenants often invest heavily in customizing their spaces, making them less likely to leave at lease endresulting in high retention. According to its most recent SEC filing for the fiscal year ended December 31, 2024, ARE reported an occupancy rate of 93.5% for its operating properties as of year-end 2024. The company continues to expand, including building research clusters leveraging its industry expertise to tap into global drug development. With a tenant roster that includes industry giants like Novartis, GSK, MIT, Bristol-Myers Squibb, Eli Lilly, and the U.S. Government, Alexandria is well-insulated from the financial troubles of any single firm. A mix of large and small tenants allows for organic growth within the portfolio. Alexandria's real estate is highly liquid, as evidenced by recent sales at premium prices per square foot. The company's land and construction quality ensure that, if needed, assets can be sold at attractive valuations. Alexandria Real Estate Equities maintains a conservative and well-staggered debt maturity profile, with only 13% of its total debt maturing through 2027. As of March 31, 2025, Alexandria's weighted-average remaining debt term is 12.2 yearsthe longest among S&P 500 REITsdemonstrating its focus on long-term financial stability. Approximately 30% of ARE's total debt matures in 2049 or later, reflecting a strategic emphasis on long-term financing. The company's balance sheet remains strong, with approximately $5.3 billion in liquidity and a high proportion of fixed-rate debt, helping to manage interest rate risk. Alexandria's net debt and preferred stock to adjusted EBITDA ratio stood at 5.9x for the first quarter of 2025, with a target to reduce it to 5.2x or lower by year-end. This prudent approach to debt management positions Alexandria as one of the most stable and resilient REITs in the sector. Alexandria is recycling capital by strategically selling non-core and stabilized assets, as well as partial interests in properties that do not fit its focus on large, high-demand mega campuses. The company uses proceeds from these sales to reinvest in its robust development and redevelopment pipeline, which centers on large-scale, highly leased research and development centers for leading life science companies. In 2024, for example, ARE sold five non-core properties in Greater Boston for $365 million and a fully leased property in San Diego for $86 million, both at attractive cap rates and strong value-creation margins. For the year, Alexandria targeted about $1.55 billion in capital from such dispositions and partial interest sales, with over $900 million already completed or under contract by mid-year. This disciplined approach to capital recycling allows ARE to fund new projects, reduce its reliance on issuing new equity, and take advantage of strong demand for high-quality life science real estate, supporting the company's long-term growth and value creation goals. FFO per share continues to climb but stock is down big time over the last 5 years. This discrepancy cannot continue for long and I expect the stock price to reverse in the next one to three years. FFO per share grew by 7.34% CAGR over the previous 5 years. Dividends per share grew by 5.08% CAGR over the same period. Funds from Operations (FFO) is a crucial financial metric for real estate investment trusts (REITs) that reflects the cash generated from their core operations. It is calculated by adding back non-cash expenses like depreciation and amortization to net income, while excluding gains from property sales and other one-time items. Unlike standard net income, FFO offers a more accurate view of a REIT's recurring profitability and its ability to pay dividends, since real estate assets typically appreciate over time even though accounting rules require depreciation. As a result, investors and analysts rely on FFO, often measured on a per-share basis, to assess the operating performance and financial health of REITs. ARE Data by GuruFocus ARE Data by GuruFocus Gurufocus Discounted Cash Flow (FCF based) calculator shows a robust margin of safety for Alexandria even with a 11% discount rate. Additionally the company's tangible book value per share is $102.86 again supporting the undervaluation thesis. The table below shows Alexandria's key valuation metrics as compared to selected large cap public US REIT's. Alexandria's valuation statistics compare favorably to its peers Symbol Current Price Company Market Cap ($M) Financial Strength Price-to-FFO PB Ratio PS Ratio Price-to-Free-Cash-Flow Price-to-Operating-Cash-Flow Equity-to-Asset Debt-to-Equity 3-Year Total Revenue Growth Rate Dividend Yield % ARE 70.19 Alexandria Real Estate Equities Inc 12142.09 4.00 7.64 0.68 3.97 8.80 8.80 0.46 0.77 13.10 7.47 BXP 67.33 BXP Inc 10660.00 3.00 12.01 2.00 3.10 8.53 8.53 0.21 3.09 5.70 5.82 VNO 37.67 Vornado Realty Trust 7230.73 3.00 12.00 1.75 4.08 13.25 13.25 0.34 1.60 4.00 1.96 CUZ 28.07 Cousins Properties Inc 4713.28 4.00 10.22 0.98 4.95 11.95 10.51 0.56 0.63 4.30 4.56 SLG 56.77 SL Green Realty Corp 4031.63 3.00 195.09 1.12 4.13 24.21 24.21 0.34 1.25 1.00 5.36 KRC 32.20 Kilroy Realty Corp 3808.64 4.00 6.94 0.71 3.38 112.98 7.47 0.49 0.88 5.90 6.71 Dividend payout is reasonable (below 60% of FFO) and shows large margin of safety. I do not expect a dividend cut. ARE Data by GuruFocus Part of Alexandria's stock price weakness can be explained by the increase of long term interest rates following the pandemic. This weakness has been aggravated by the current administrations sudden changes to trade tariffs causing bond prices to collapse. (Treasury bond prices go down as interest rates rise). I expect this sentiment to normalize in the short to medium term which should benefit Alexandria. Alexandria Real Estate Equities is a specialized, well-managed REIT with a proven business model, robust tenant demand, and strong growth prospects. Its focus on biotech and pharma research labswhere remote work isn't an optionand which sets it apart from traditional office REITs. With a rising dividend, high occupancy, sticky tenants and valuable real estate in prime locations, Alexandria is well positioned for a rebound. The company is also buying back stock (Buyback Yield 1.7%) which is unusual among REITs demonstration undervaluation. This article first appeared on GuruFocus. Error while retrieving data Sign in to access your portfolio Error while retrieving data Error while retrieving data Error while retrieving data Error while retrieving data
Associated Press
6 days ago
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Institut auf dem Rosenberg Opens 2026/27 Admissions, Emphasizing Diversity and Individuality Over Sole Academic Merit
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