AMB Property Corporation® , a leading owner, operator and developer of global industrial real estate, today reported results for the first quarter 2010. Funds from operations, as adjusted, per fully diluted share and unit ("FFOPS, as adjusted"), was $0.31 for the first quarter of 2010, as compared to $0.77 for the same quarter in 2009. The year-over-year change was primarily due to higher development gains in 2009 relative to 2010.

Net income available to common stockholders per fully diluted share ("EPS") for the first quarter of 2010 was a loss of $0.03, as compared to a loss of $1.24 for the same quarter in 2009, principally due to non-cash impairment charges incurred in first quarter 2009.

"In the first quarter of 2010, we made excellent progress on the key priorities that we established for the year, and we are beginning to capitalize on growth opportunities," said Hamid R. Moghadam, chairman & CEO. "The global economic recovery is well underway and the leading indicators of demand for industrial real estate are gaining momentum. We are seeing this play out in leasing activity as there was an encouraging uptick during the first quarter, supporting our forecast for a recovery of operating fundamentals in the back half of 2010."

Owned and Managed Portfolio Operating Results

The company's operating results were in line with expectations for the first quarter of 2010. AMB's operating portfolio was 90.5 percent occupied at March 31, 2010, with an average occupancy rate of 90.3 percent for the quarter. Cash-basis same store net operating income ("SS NOI"), without the effect of lease termination fees, decreased 5.1 percent in the first quarter 2010 compared with the same period in 2009, driven primarily by lower average same store occupancies. For the trailing four quarters ended March 31, 2010, average rents on renewals and rollovers in AMB's operating portfolio decreased 9.1 percent.

Leasing Activity

During the quarter, the company commenced leases totaling approximately 8.4 million square feet (784,000 square meters) in its global operating portfolio, and leased approximately 1.2 million square feet (107,000 square meters) in its global development portfolio.

Investment Activity

As previously announced, the company's two open-end funds received investments during the first quarter comprising:

  --  $150 million investment by AMB, consisting of $100 million in AMB U.S.
      Logistics Fund and $50 million in AMB Europe Fund I; and
  --  $50 million in new third-party equity in AMB U.S. Logistics Fund.


Additionally, AMB U.S. Logistics Fund cleared its redemption queue in the first quarter.

Subsequent to quarter end, new investments into AMB U.S. Logistics Fund totaled an additional $79 million, consisting of $50 million from AMB and $29 million from new and existing third-party equity investors.

"We are in active discussions to raise capital for both our existing open-end funds as well as for our new vehicles in all of the regions where we operate," said Guy F. Jaquier, president, Europe & Asia; president, Private Capital. "There is strong interest from large, global investors who are on the leading edge of the investment curve and want to align with an experienced and well-capitalized operator with a focused strategy."

During the quarter, AMB U.S. Logistics Fund acquired two assets for a total investment of approximately $45.6 million. The company also acquired its first land parcel in Brazil through its joint venture with Cyrela Commercial Properties (CCP). The 58 acres acquired are in Sao Paulo and have an estimated build-out potential of 1.2 million square feet (108,000 square meters).

During the quarter, the company completed dispositions of development assets totaling $22.9 million, including approximately $12.5 million related to an installment sale completed in the first quarter of 2010, at a stabilized cap rate of 8.2 percent. Development gains recognized in FFO, as adjusted for the quarter, were $3.3 million with a margin of 13.6 percent.

Financing Activities

The company's liquidity at March 31, 2010 was $1.2 billion, consisting of more than $900 million of availability on its lines of credit and approximately $250 million of cash, cash equivalents and restricted cash.

Subsequent to quarter end, the company completed the issuance and sale of approximately 18.2 million shares of its common stock in a public offering at a price of $27.50 per share, generating approximately $479 million in net proceeds. The company intends to use the proceeds to fund deployment opportunities including equity investments in its open-end funds and new ventures, acquisitions, development and other general corporate purposes. In the interim, the company will use the proceeds to reduce borrowings on its lines of credit. The offering allows the company to take advantage of emerging opportunities while preserving its financial strength.

2010 FFO Guidance

The company maintains its previous full-year 2010 FFO, as adjusted, guidance of $1.26 to $1.33 per share, which excludes the recognition of gains from development activities and impairment and restructuring charges. The company will provide updated details of its outlook for 2010 guidance during its first quarter earnings conference call.

Annual Meeting of Stockholders

The Annual Meeting of Stockholders will be held on Thursday, May 6, 2010 at 2:00 PM PDT / 5:00 PM EDT. Stockholders are invited to attend the meeting at the company's global headquarters located at Pier 1, Bay 1, San Francisco, Calif. The proxy statement, Annual Report to Stockholders, voting materials and meeting information were mailed on or about March 24, 2010. Stockholders who are unable to attend the annual meeting may listen to a live webcast through a link on the company website at www.amb.com in the Investor Relations section.

Supplemental Earnings Measures

Included in the footnotes to the company's attached financial statements is a discussion of why management believes FFO, as adjusted, and FFOPS, as adjusted, (the "FFO Measures, as adjusted") are useful supplemental measures of operating performance, ways in which investors might use the FFO Measures, as adjusted, when assessing the company's financial performance and the limitations of the FFO Measures, as adjusted as a measurement tool. Reconciliation from net income available to common stockholders to the FFO Measures, as adjusted are provided in the attached tables and published in the company's quarterly supplemental analyst package, available on the company's website at www.amb.com.

AMB defines net operating income ("NOI") as rental revenues, including reimbursements, less property operating expenses. NOI excludes depreciation, amortization, general and administrative expenses, restructuring charges, real estate impairment losses, development profits (losses), gains (losses) from sale or contribution of real estate interests, and interest expense. AMB believes that net income, as defined by GAAP, is the most appropriate earnings measure. However, NOI is a useful supplemental measure calculated to help investors understand AMB's operating performance, excluding the effects of costs and expenses which are not related to the performance of the assets. NOI is widely used by the real estate industry as a useful supplemental measure, which helps investors compare AMB's operating performance with that of other companies. Real estate impairment losses have been excluded in deriving NOI because AMB does not consider its impairment losses to be a property operating expense. AMB believes that the exclusion of impairment losses from NOI is a common methodology used in the real estate industry. Real estate impairment losses relate to the changing values of AMB's assets but do not reflect the current operating performance of the assets with respect to their revenues or expenses. AMB's real estate impairment losses are non-cash charges which represent the write down in the value of assets when estimated fair value over the holding period is lower than current carrying value. The impairment charges were principally a result of increases in estimated capitalization rates and deterioration in market conditions that adversely impacted underlying real estate values. Therefore, the impairment charges are not related to the current performance of AMB's real estate operations and should be excluded from its calculation of NOI.

AMB considers cash-basis same store net operating income ("SS NOI") to be a useful supplemental measure of our operating performance for properties that are considered part of the same store pool. AMB defines SS NOI as NOI on a same store basis excluding straight line rents and amortization of lease intangibles. Same store pool includes all properties that are owned as of the end of both the current and prior year reporting periods and excludes development properties for both the current and prior reporting periods. The same store pool is set annually and excludes properties purchased and developments stabilized after December 31, 2008. AMB considers SS NOI to be an appropriate and useful supplemental performance measure because it reflects the operating performance of the real estate portfolio excluding effects of the aforementioned adjustments and provides a better measure of actual cash basis rental growth for a year-over-year comparison. In addition, AMB believes that SS NOI helps investors compare the operating performance of AMB's real estate as compared to other companies. While SS NOI is a relevant and widely used measure of operating performance of real estate investment trusts, it does not represent cash flow from operations or net income as defined by GAAP and should not be considered as an alternative to those measures in evaluating our liquidity or operating performance. SS NOI also does not reflect general and administrative expenses, interest expenses, real estate impairment losses, depreciation and amortization costs, capital expenditures and leasing costs, or trends in development and construction activities that could materially impact our results from operations. Further, AMB's computation of SS NOI may not be comparable to that of other real estate companies, as they may use different methodologies for calculating SS NOI. A reconciliation from net income to SS NOI is provided below (dollars in thousands) and published in AMB's quarterly supplemental analyst package, available on AMB's website at www.amb.com.

                                                For the Quarters Ended
                                                       March 31,
                                                       ---------
                                                   2010              2009
                                                   ----              ----
  Net loss                                        $(620)        $(123,024)
  Private capital income                         (7,445)          (11,695)
  Depreciation and amortization                  48,634            42,125
  Real estate impairment losses                       -           175,887
  General and administrative and fund
   costs                                         32,265            31,574
  Restructuring charges                           2,973                 -
  Total other income and expenses                24,837             5,954
  Total discontinued operations                     154           (18,485)
                                                    ---           -------
  NOI                                           100,798           102,336
  Less non same-store NOI                       (16,122)          (11,468)
  Less non cash adjustments(1)                   (2,520)             (417)
  Cash-basis same-store NOI                     $82,156           $90,451
                                                =======           =======
  Less lease termination fees                     $(638)            $(783)
  Cash-basis same-store NOI, excluding
   lease termination fees                       $81,518           $89,668
                                                =======           =======

  (1) Non-cash adjustments include straight line rents and
  amortization of lease intangibles for the same store pool only.


"Owned and managed" is defined by the company as assets in which the company has at least a 10 percent ownership interest, is the property or asset manager, and which it currently intends to hold for the long-term.

Conference Call Information

The company will host a conference call to discuss first quarter 2010 results on Wednesday, April 21, 2010 at 10:00 AM PDT / 1:00 PM EDT. Stockholders and interested parties may listen to a live broadcast of the conference call by dialing 877 447 8218 (from the U.S. and Canada) or +1 706 643 7823 (from all other countries) and using reservation code 64883230. A webcast can be accessed through the company's website at www.amb.com in the Investor Relations section.

If you are unable to listen to the live conference call, a telephone, podcast and webcast replay will be available through the company's website at www.amb.com in the Investor Relations section after 12:00 PM PDT / 3:00 PM EDT on Wednesday, April 21, 2010 until 5:00 PM PDT / 8:00 PM EDT on Friday, May 21, 2010 at 800 642 1687 (from the U.S. and Canada) or +1 706 645 9291 (from all other countries), with the reservation code 64883230. The webcast and podcast will be available for the same time period and can be accessed through the company's website at http://www.amb.com/ in the Investor Relations section.

AMB Property Corporation.® Local partner to global trade.(TM)

AMB Property Corporation® is a leading owner, operator and developer of global industrial real estate, focused on major hub and gateway distribution markets in the Americas, Europe and Asia. As of March 31, 2010, AMB owned, or had investments in, on a consolidated basis or through unconsolidated joint ventures, properties and development projects expected to total approximately 155.7 million square feet (14.5 million square meters) in 48 markets within 15 countries. AMB invests in properties located predominantly in the infill submarkets of its targeted markets. The company's portfolio comprises High Throughput Distribution® facilities--industrial properties built for speed and located near airports, seaports and ground transportation systems.

AMB's press releases are available on the company website at www.amb.com or by contacting the Investor Relations department at +1 415 394 9000.

Some of the information included in this press release contains forward-looking statements, such as those related to our guidance regarding our operations and performance (including guidance regarding FFO, as adjusted excluding development gains), our ability to address our growth priorities, demand for industrial real estate, forecasts for economic and real estate recovery, raising capital for our funds, creation of new funds and joint ventures, the use of proceeds of our equity offering, our ability to take advantage of opportunities and preserve financial strength and information regarding our development projects (including estimated build-out potential) and the maintenance of a solid balance sheet, which are made pursuant to the safe-harbor provisions of Section 21E of the Securities Exchange Act of 1934, as amended, and Section 27A of the Securities Act of 1933, as amended. Because these forward-looking statements involve numerous risks and uncertainties, there are important factors that could cause our actual results to differ materially from those in the forward-looking statements, and you should not rely on the forward-looking statements as predictions of future events. The events or circumstances reflected in forward-looking statements might not occur. You can identify forward-looking statements by the use of forward-looking terminology such as "believes," "expects," "may," "will," "should," "seeks," "approximately," "intends," "plans," "forecasting," "pro forma," "estimates" or "anticipates" or the negative of these words and phrases or similar words or phrases. You can also identify forward-looking statements by discussions of strategy, plans or intentions. Forward-looking statements should not be read as guarantees of future performance or results, and will not necessarily be accurate indicators of whether, or the time at which, such performance or results will be achieved. There is no assurance that the events or circumstances reflected in forward-looking statements will occur or be achieved. Forward-looking statements are necessarily dependent on assumptions, data or methods that may be incorrect or imprecise and we may not be able to realize them. We caution you not to place undue reliance on forward-looking statements, which reflect our analysis only and speak only as of the date of this report or the dates indicated in the statements. We assume no obligation to update or supplement forward-looking statements. The following factors, among others, could cause actual results and future events to differ materially from those set forth or contemplated in the forward-looking statements: changes in general economic conditions in California, the U.S. or globally (including financial market fluctuations), global trade or in the real estate sector (including risks relating to decreasing real estate valuations and impairment charges); risks associated with using debt to fund the company's business activities, including refinancing and interest rate risks (including inflation risks); the company's failure to obtain, renew, or extend necessary financing or access the debt or equity markets; the company's failure to maintain its current credit agency ratings or comply with its debt covenants; risks related to the company's obligations in the event of certain defaults under co-investment venture and other debt; risks associated with equity and debt securities financings and issuances (including the risk of dilution); defaults on or non-renewal of leases by customers or renewal at lower than expected rent or failure to lease at all or on expected terms; difficulties in identifying properties, portfolios of properties, or interests in real-estate related entities or platforms to acquire and in effecting acquisitions on advantageous terms and the failure of acquisitions to perform as the company expects; unknown liabilities acquired in connection with the acquired properties, portfolios of properties, or interests in real-estate related entities; the company's failure to successfully integrate acquired properties and operations; risks and uncertainties affecting property development, redevelopment and value-added conversion (including construction delays, cost overruns, the company's inability to obtain necessary permits and financing, the company's inability to lease properties at all or at favorable rents and terms, and public opposition to these activities); the company's failure to set up additional funds, attract additional investment in existing funds or to contribute properties to its co-investment ventures due to such factors as its inability to acquire, develop, or lease properties that meet the investment criteria of such ventures, or the co-investment ventures' inability to access debt and equity capital to pay for property contributions or their allocation of available capital to cover other capital requirements; risks and uncertainties relating to the disposition of properties to third parties and the company's ability to effect such transactions on advantageous terms and to timely reinvest proceeds from any such dispositions; risks of doing business internationally and global expansion, including unfamiliarity with the new markets and currency and hedging risks; risks of changing personnel and roles; risks related to suspending, reducing or changing the company's dividends; losses in excess of the company's insurance coverage; changes in local, state and federal laws and regulatory requirements, including changes in real estate, tax and zoning laws; increases in real property tax rates; risks associated with the company's tax structuring; increases in interest rates and operating costs or greater than expected capital expenditures; environmental uncertainties; risks related to natural disasters; and our failure to qualify and maintain our status as a real estate investment trust. Our success also depends upon economic trends generally, various market conditions and fluctuations and those other risk factors discussed under the heading "Risk Factors" and elsewhere in our most recent annual report on Form 10-K for the year ended December 31, 2009.

                          CONSOLIDATED STATEMENTS OF OPERATIONS
                          (in thousands, except per share data)

                                                   For the Quarters Ended
                                                         March 31,
                                                   ----------------------
                                                  2010                 2009
                                                  ----                 ----
  Revenues
      Rental revenues                         $150,507             $151,724
      Private capital revenues                   7,445               11,695
                                                 -----               ------
         Total revenues                        157,952              163,419
                                               -------              -------
  Costs and expenses
      Property operating costs                 (49,709)             (49,388)
      Depreciation and amortization            (48,634)             (42,125)
      General and administrative               (31,951)             (31,313)
      Restructuring charges                     (2,973)                   -
      Fund costs                                  (314)                (261)
      Real estate impairment losses                  -             (175,887)
      Other (expenses) income(1)                (1,191)                 662
         Total costs and expenses            (134,772)             (298,312)
                                              --------             --------
  Other income and expenses
      Development profits, net of
       taxes                                     4,803               33,286
      Equity in earnings (losses) of
       unconsolidated joint ventures,
       net                                       3,875                  (34)
      Other income (expenses)(1)                   289               (7,069)
      Interest expense, including
       amortization                            (32,613)             (32,799)
         Total other income and
          expenses, net                        (23,646)              (6,616)
                                               -------               ------
            Loss from continuing operations       (466)            (141,509)
  Discontinued operations
      Loss attributable to
       discontinued operations                    (154)                (461)
      Gains from sale of real estate
       interests, net of taxes                       -               18,946
                                                   ---               ------
         Total discontinued operations            (154)              18,485
                                                  ----               ------
                Net loss                          (620)            (123,024)
  Noncontrolling interests' share
   of net (income) loss
      Joint venture partners' share
       of net loss                                 375                1,846
      Joint venture partners' and
       limited partnership
       unitholders' share of
       development profits                        (106)              (1,108)
      Preferred unitholders                          -               (1,432)
      Limited partnership unitholders              200                5,320
                                                   ---                -----
         Total noncontrolling interests'
          share of net (income) loss               469                4,626
                                                   ---                -----
                Net loss attributable to AMB
                 Property Corporation             (151)            (118,398)
      Preferred stock dividends                 (3,952)              (3,952)
      Allocation to participating
       securities(2)                              (344)                (258)
  Net loss available to common
   stockholders                                $(4,447)           $(122,608)
                                               =======            =========
  Net loss per common share
   (diluted)                                    $(0.03)              $(1.24)
                                                ======               ======
  Weighted average common shares
   (diluted)                                   148,666               98,916
                                               =======               ======

  (1) Includes changes in liabilities and assets associated with AMB's
  deferred compensation plan for the three months ended March 31, 2010
  of $919.
  (2) Represents net income attributable to AMB Property Corporation,
  net of preferred stock dividends, allocated to outstanding unvested
  restricted shares. For the three months ended March 31, 2010, there
  were 1,228 unvested restricted shares outstanding. For the three
  months ended March 31, 2009, there were 895 unvested restricted
  shares outstanding.



   CONSOLIDATED STATEMENTS OF FUNDS FROM OPERATIONS, AS ADJUSTED(1)
                 (in thousands, except per share data)

                                      For the Quarters Ended March 31,
                                      --------------------------------
                                              2010                  2009
                                              ----                  ----
  Net loss available to common
   stockholders                            $(4,447)            $(122,608)
      Gains from sale or
       contribution of real estate
       interests, net of taxes                   -               (18,946)
      Depreciation and
       amortization
         Total depreciation and
          amortization                      48,634                42,125
         Discontinued operations'
          depreciation                          26                 1,334
         Non-real estate
          depreciation                      (2,545)               (2,137)
         Adjustment for depreciation
          on development profits            (1,546)                    -
      Adjustments to derive FFO,
       as adjusted from
       consolidated joint ventures
         Joint venture partners'
          noncontrolling interests
          (Net loss)                          (375)               (1,846)
         Limited partnership
          unitholders' noncontrolling
          interests (Net loss)                (200)               (5,320)
         Limited partnership
          unitholders' noncontrolling
          interests (Development
          profits)                             106                 1,108
         FFO, as adjusted
          attributable to
          noncontrolling interests          (5,380)               (8,588)
      Adjustments to derive FFO,
       as adjusted from
       unconsolidated joint
       ventures
         AMB's share of net (income)
          loss                              (3,875)                   34
         AMB's share of FFO, as
          adjusted                          14,453                12,135
      Adjustments for impairment
       charges and restructuring
       charges
         Real estate impairment
          losses                                 -               175,887
         Discontinued operations'
          real estate impairment
          losses                                 -                 5,966
         Restructuring charges               2,973                     -
         Allocation to participating
          securities(2)                        (42)                 (450)
      Funds from operations, as
       adjusted(1)                         $47,782               $78,694
                                           =======               =======

    FFO, as adjusted per common
     share and unit (diluted)                $0.31                 $0.77
                                             =====                 =====
    Weighted average common
     shares and units (diluted)            152,770               102,353
                                           =======               =======

  (1) Funds From Operations, as adjusted ("FFO, as adjusted") and Funds
  from Operations per Share and Unit, as adjusted ("FFOPS, as
  adjusted") (together with FFO, as adjusted, and FFOPS, as adjusted,
  the "FFO Measures, as adjusted"). AMB believes that net income, as
  defined by U.S. GAAP, is the most appropriate earnings measure.
  However, AMB considers funds from operations, as adjusted (or FFO,
  as adjusted) and FFO, as adjusted, per share and unit (or FFOPS, as
  adjusted) to be useful supplemental measures of its operating
  performance. AMB defines FFOPS, as adjusted, as FFO, as adjusted,
  per fully diluted weighted average share of AMB's common stock and
  operating partnership units. AMB calculates FFO, as adjusted, as net
  income or loss available to common stockholders, calculated in
  accordance with U.S. GAAP, less gains (or losses) from dispositions
  of real estate held for investment purposes and real estate-related
  depreciation, and adjustments to derive AMB's pro rata share of FFO,
  as adjusted, of consolidated and unconsolidated joint ventures.
  This calculation also includes adjustments for items as described
  below.

  Unless stated otherwise, AMB includes the gains from development,
  including those from value-added conversion projects, before
  depreciation recapture, as a component of FFO, as adjusted.  AMB
  believes gains from development should be included in FFO, as
  adjusted, to more completely reflect the performance of one of our
  lines of business. AMB believes that value-added conversion
  dispositions are in substance land sales and as such should be
  included in FFO, as adjusted, consistent with the real estate
  investment trust industry's long standing practice to include gains
  on the sale of land in funds from operations.   However, AMB's
  interpretation of FFO, as adjusted, or FFOPS, as adjusted, may not
  be consistent with the views of others in the real estate investment
  trust industry, who may consider it to be a divergence from the
  NAREIT definition, and may not be comparable to funds from
  operations or funds from operations per share and unit reported by
  other real estate investment trusts that interpret the current
  NAREIT definition differently than AMB does.  In connection with the
  formation of a joint venture, AMB may warehouse assets that are
  acquired with the intent to contribute these assets to the newly
  formed venture. Some of the properties held for contribution may,
  under certain circumstances, be required to be depreciated under
  U.S. GAAP.  If this circumstance arises, AMB intends to include in
  its calculation of FFO, as adjusted, gains or losses related to the
  contribution of previously depreciated real estate to joint
  ventures. Although such a change, if instituted, will be a departure
  from the current NAREIT definition, AMB believes such calculation of
  FFO, as adjusted, will better reflect the value created as a result
  of the contributions. To date, AMB has not included gains or losses
  from the contribution of previously depreciated warehoused assets in
  FFO, as adjusted.

  In addition, AMB calculates FFO, as adjusted, to exclude impairment
  and restructuring charges, debt extinguishment losses and the Series
  D preferred unit redemption discount. The impairment charges were
  principally a result of increases in estimated capitalization rates
  and deterioration in market conditions that adversely impacted
  values. The restructuring charges reflected costs associated with
  AMB's reduction in global headcount and cost structure. Debt
  extinguishment losses generally included the costs of repurchasing
  debt securities. AMB repurchased certain tranches of senior
  unsecured debt to manage its debt maturities in response to the
  current financing environment, resulting in greater debt
  extinguishment costs. The Series D preferred unit redemption
  discount reflects the gain associated with the discount to
  liquidation preference in the Series D preferred unit redemption
  price less costs incurred as a result of the redemption. Although
  difficult to predict, these items may be recurring given the
  uncertainty of the current economic climate and its adverse effects
  on the real estate and financial markets. While not infrequent or
  unusual in nature, these items result from market fluctuations that
  can have inconsistent effects on AMB's results of operations. The
  economics underlying these items reflect market and financing
  conditions in the short-term but can obscure AMB's performance and
  the value of AMB's long-term investment decisions and strategies.
  Management believes FFO, as adjusted, is significant and useful to
  both it and its investors. FFO, as adjusted, more appropriately
  reflects the value and strength of AMB's business model and its
  potential performance isolated from the volatility of the current
  economic environment and unobscured by costs (or gains) resulting
  from AMB's management of its financing profile in response to the
  tightening of the capital markets. However, in addition to the
  limitations of FFO Measures, as adjusted, generally discussed below,
  FFO, as adjusted, does not present a comprehensive measure of AMB's
  financial condition and operating performance. This measure is a
  modification of the NAREIT definition of funds from operations and
  should not be used as an alternative to net income or cash as
  defined by U.S. GAAP.

  AMB believes that the FFO Measures, as adjusted, are meaningful
  supplemental measures of its operating performance because
  historical cost accounting for real estate assets in accordance with
  U.S. GAAP implicitly assumes that the value of real estate assets
  diminishes predictably over time, as reflected through depreciation
  and amortization expenses. However, since real estate values have
  historically risen or fallen with market and other conditions, many
  industry investors and analysts have considered presentation of
  operating results for real estate companies that use historical cost
  accounting to be insufficient. Thus, the FFO Measures, as adjusted,
  are supplemental measures of operating performance for real estate
  investment trusts that exclude historical cost depreciation and
  amortization, among other items, from net income available to common
  stockholders, as defined by U.S. GAAP. AMB believes that the use of
  the FFO Measures, as adjusted, combined with the required U.S. GAAP
  presentations, has been beneficial in improving the understanding of
  operating results of real estate investment trusts among the
  investing public and making comparisons of operating results among
  such companies more meaningful. AMB considers the FFO Measures, as
  adjusted, to be useful measures for reviewing comparative operating
  and financial performance because, by excluding gains or losses
  related to sales of previously depreciated operating real estate
  assets and real estate depreciation and amortization, the FFO
  Measures, as adjusted, can help the investing public compare the
  operating performance of a company's real estate between periods or
  as compared to other companies. While funds from operations and
  funds from operations per share and unit are relevant and widely
  used measures of operating performance of real estate investment
  trusts, the FFO Measures, as adjusted, do not represent cash flow
  from operations or net income as defined by U.S. GAAP and should not
  be considered as alternatives to those measures in evaluating AMB's
  liquidity or operating performance. The FFO Measures, as adjusted,
  also do not consider the costs associated with capital expenditures
  related to AMB's real estate assets nor are the FFO Measures, as
  adjusted, necessarily indicative of cash available to fund AMB's
  future cash requirements.  Management compensates for the
  limitations of the FFO Measures, as adjusted, by providing investors
  with financial statements prepared according to U.S. GAAP, along
  with this detailed discussion of the FFO Measures, as adjusted, and
  a reconciliation of the FFO Measures, as adjusted, to net income
  available to common stockholders, a U.S. GAAP measurement.





  The following table reconciles projected FFO, as adjusted excluding
  AMB's share of development gains (or "Core FFO") from projected net
  income available to common stockholders for the year ended December
  31, 2010:

                                                      2010
                                                      ----
                                                   Low    High
                                                   ---    ----

  Projected net income available to common
   stockholders                                   $0.01   $0.08
  AMB's share of projected depreciation and
   amortization                                    1.29    1.29
  AMB's share of depreciation on development
   profits recognized to date                    (0.01)  (0.01)
  Impact of additional dilutive securities,
   other, rounding                               (0.03)  (0.03)
                                                  -----   -----
  Projected Funds From Operations, as adjusted
   (FFO, as adjusted)                             $1.26   $1.33
                                                  =====   =====

  Restructuring charges                            0.02    0.02
  AMB's share of development gains recognized
   to date                                       (0.02)  (0.02)
                                                  -----   -----
  Projected FFO, as adjusted excluding AMB's
   share of
      development gains (or "Core FFO, as
       adjusted")(3)                              $1.26   $1.33
                                                  =====   =====

  Amounts are expressed per share, except FFO, as adjusted and FFO, as
  adjusted, excluding AMB's share of development gains, which are
  expressed per share and unit.

  (2) Represents amount of FFO allocated to outstanding unvested
  restricted shares. For the three months ended March 31, 2010, there
  were 1,228 unvested restricted shares. For the three months ended
  March 31, 2009, there were 895 unvested restricted shares.

  (3) As development gains are difficult to predict in the current
  economic environment, management believes Projected FFO, as
  adjusted, excluding AMB's share of  development gains is the more
  appropriate and useful measure to reflect its assessment of AMB's
  projected operating performance.




                       CONSOLIDATED BALANCE SHEETS
                         (dollars in thousands)

                                                         As of
                                                         -----
                                                 March 31,    December 31,
                                                    2010          2009
                                                ----------   -------------
  Assets
      Investments in real estate
         Total investments in properties         $6,780,943      $6,708,660
         Accumulated depreciation and
          amortization                           (1,156,998)     (1,113,808)
                                                 ----------      ----------
            Net investments in properties         5,623,945       5,594,852
         Investments in unconsolidated joint
          ventures                                  606,838         462,130
         Properties held for sale or
          contribution, net                         147,838         214,426
                                                    -------         -------
            Net investments in real estate        6,378,621       6,271,408
      Cash and cash equivalents and
       restricted cash                              175,338         206,077
      Accounts receivable, net                      142,393         155,958
      Other assets                                  213,119         208,515
                                                    -------         -------
  Total assets                                   $6,909,471      $6,841,958
                                                 ==========      ==========

  Liabilities and equity
      Liabilities
         Secured debt                              $963,893      $1,096,554
         Unsecured senior debt                    1,155,945       1,155,529
         Unsecured credit facilities                715,998         477,630
         Other debt                                 477,884         482,883
         Accounts payable and other liabilities     344,656         338,042
                                                    -------         -------
                   Total liabilities              3,658,376       3,550,638
      Equity
         Stockholders' equity
            Common equity                         2,676,198       2,716,604
            Preferred equity                        223,412         223,412
                                                    -------         -------
                Total stockholders' equity        2,899,610       2,940,016
         Noncontrolling interests
            Joint venture partners                  291,283         289,909
            Limited partnership unitholders          60,202          61,395
                                                     ------          ------
                Total noncontrolling interests      351,485         351,304
                                                    -------         -------
                   Total equity                   3,251,095       3,291,320
  Total liabilities and equity                   $6,909,471      $6,841,958
                                                 ==========      ==========

First Call Analyst: Robinson, Victoria
FCMN Contact: [email protected]

SOURCE: AMB Property Corporation

CONTACT: Tracy A. Ward, Vice President, IR & Corporate Communications,
+1-415-733-9565, [email protected], or Jon M. Boilard, Director, Media and Public
Relations, +1-415-733-9561, [email protected], both of AMB Property
Corporation

Media contact & resources

Jennifer Nelson

VP, Head of Global Corporate Communications
+1 (415) 733 9409
[email protected]
San Francisco, California USA

Corporate Profile

Park Grande, Building

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