Physicians Realty Trust (DOC): ANSOFF MATRIX [Dec-2025 Updated]

You're digging into the playbook for sustained growth from the core real estate assets formerly held by Physicians Realty Trust (DOC) under the new Healthpeak umbrella, and the strategy is surprisingly concrete for a major REIT. We see a clear push for Market Penetration, aiming for a 92% average occupancy and securing 3% to 4% annual rent escalators in existing Medical Office Buildings (MOBs), while Market Development targets high-growth Sun Belt cities and strategic Canadian entry. To be fair, they aren't stopping there; Product Development includes building next-generation, tech-enabled MOBs, and Diversification even ventures into life science R&D facilities. It's a disciplined, four-pronged approach to growth. Dive in below to see the specific capital allocation targets for each path.

Physicians Realty Trust (DOC) - Ansoff Matrix: Market Penetration

You're looking at how Physicians Realty Trust, now operating as Healthpeak Properties, Inc. (DOC) post-merger, maximizes revenue from its existing asset base. This is about squeezing more value out of the properties you already own, which is usually the lowest-risk growth lever.

A core operational goal here is to drive the average occupancy across the existing Medical Office Buildings (MOBs) toward a target of 92%. You saw that as of year-end 2023, the pre-merger portfolio was approximately 94% leased. Still, the combined entity reported same-store occupancy reached 90% in the second quarter of 2025. That gap between 90% and 92% is where the immediate focus lies, especially considering the lab segment faced some occupancy pressure from small-cap biotech tenants.

To secure that occupancy and improve lease economics, you're pushing for specific lease terms. The plan is to negotiate annual rent escalators in new leases and with current tenants that fall within the 3% to 4% range. This aligns with what peers are seeing, as Healthcare Realty Trust reported an average of 3% escalators in its stabilized portfolio as of Q2 2025. Historically, 2% to 4% is the typical range for these arrangements.

Retention is key to hitting those occupancy targets. You want to keep the anchor health system tenants happy, and that often requires capital investment. The specific action here is to deploy $50 million in capital improvements targeted directly at retaining these major occupants. This is about preserving the high-credit tenant base that underpins stability.

Also, you are using service integration to boost tenant stickiness. A major part of the post-merger operational plan involved internalizing property management. In 2024, nearly 20 million square feet was brought in-house, and the plan calls for an additional 14 million square feet to be internalized during 2025 and beyond. Offering these bundled services helps lock in the relationship beyond just the real estate contract.

Leasing efforts are sharpening the focus on smaller, high-growth specialty practices, especially those situated near hospitals. This strategy targets the growing trend of care moving to outpatient settings. While the overall market sees new MOBs averaging 26,500 square feet and often built away from campuses, your in-place portfolio focus is on maximizing smaller practice absorption. For context, the outpatient medical segment achieved an 85% tenant retention rate in Q2 2025.

Here's a quick view of the key metrics driving this Market Penetration strategy:

To support the leasing push, you are also tracking the success of your existing tenant relationships through renewal spreads. For example, in Q3 2023, the company reported renewal spreads of 6.7%.

The operational focus includes specific actions to support the leasing teams:

• Increase field engagement with leasing and operations teams.
• Tour 10 core markets covering approximately 50% of NOI.
• Re-lease space to achieve positive absorption, like the 26,000 square feet achieved in Q3 2023.
• Target rent mark-to-market, as the combined company saw 6% positive mark-to-market in Q2 2025 across outpatient and lab segments.

Finance: draft 13-week cash view by Friday.

Physicians Realty Trust (DOC) - Ansoff Matrix: Market Development

You're looking at how Physicians Realty Trust (DOC), now operating as Healthpeak Properties, Inc. (DOC) following the March 2024 merger, is pushing into new territory for growth. This is about taking the existing business model-owning and leasing high-quality medical real estate-and applying it to new geographic areas and new partner types.

The combined entity is now the leading real estate platform dedicated to healthcare discovery and delivery, boasting a 52-million-square-foot portfolio as of the merger close. Within that, 40 million square feet is outpatient medical properties (MOBs).

Here's a look at the scale and recent financial activity supporting this market development push:

The company is actively recycling capital, which frees up funds for these new market entries. For instance, in July 2025, two outpatient medical buildings sold for combined proceeds of approximately $31 million.

Expand the MOB portfolio into new, high-growth Sun Belt markets like Phoenix and Tampa.

The combined portfolio is already concentrated in high-growth markets, including Phoenix. The strategic focus post-merger is on these areas where structural advantages exist.

Target new health system partnerships in the top 25 US metropolitan areas.

The combined platform now has affiliations with each of the 10 largest health systems in the United States. This scale is a direct enabler for targeting the top 25 metro areas with new partnerships.

Acquire high-quality, on-campus MOBs in states with favorable Certificate of Need (CON) laws.

The pipeline of highly pre-leased and accretive development projects exceeds $300 million, suggesting continued focus on building in high-demand, strategically controlled locations.

Enter the Canadian medical office market through a strategic joint venture.

There are no publicly stated 2025 financial numbers or specific transaction amounts related to entering the Canadian medical office market via a joint venture in the latest reports.

Pursue sale-leaseback transactions with regional health systems new to the portfolio.

The company is in various stages of negotiation on opportunistic sales and recapitalizations that could generate proceeds of $1 billion or more at attractive prices. These proceeds are earmarked to recycle capital into new developments and acquisitions, which would include targeting new regional partners through sale-leasebacks.

• Q4 2025 dispositions under contract total approximately $136 million.
• These dispositions are at a blended cash capitalization rate of 6.1%.

Finance: draft 2026 capital allocation plan prioritizing CON-favorable states by December 15.

Physicians Realty Trust (DOC) - Ansoff Matrix: Product Development

You're looking at how Physicians Realty Trust, now integrated into Healthpeak Properties, Inc. (ticker: DOC) following the March 2024 merger, can grow by developing new or enhanced real estate products for the healthcare sector. This is about creating new value propositions within the existing market focus of outpatient medical properties.

Developing specialized facilities like Ambulatory Surgery Centers (ASCs) directly supports the shift of care delivery to lower-cost settings. To be clear, ASCs typically operate at 30-50% lower costs than hospital outpatient departments. Furthermore, the financial incentive for this shift is supported by policy, with CMS projecting a 2.9% payment increase for ASCs in 2025. This trend is expected to drive procedure volume up by a projected 21% by 2034.

For new builds, the focus is on tech-enabled Medical Office Buildings (MOBs). Healthpeak (post-merger DOC) entered 2025 with a pipeline of highly pre-leased and accretive development projects that exceed $300 million. This capital deployment is aimed at capturing market share as health system partners selectively prioritize projects that move services out of the hospital.

The demand for space flexibility, which could include co-working medical concepts, is evidenced by strong leasing activity. For the third quarter of 2025, Outpatient Medical new and renewal lease executions totaled 1.2 million square feet. Renewal performance showed strength, with cash releasing spreads on renewals hitting +5.4%. Total occupancy for the segment was up +10 basis points sequentially.

Regarding technology integration, the plan involves investing in smart building technology with a stated goal to reduce operating expenses by 5% for tenants. This aligns with Physicians Realty Trust's prior ESG goals, which included reducing energy use intensity by 10% and scope 1 and 2 GHG emissions intensity by 10% each over a three-year period based on a 2018 baseline.

The market context supports a dedicated focus on specific verticals, such as behavioral health. Survey results from early 2025 indicated that nearly 75% of surveyed private equity investors planned to focus on three sectors, one of which was behavioral health, signaling strong capital interest in this area.

Here's a look at some relevant operational and financial figures related to the platform's scale and growth initiatives:

The push into specialized facilities and technology is supported by the underlying strength of the outpatient medical segment, which is driving higher lease spreads than the existing portfolio average. Higher annual escalators, at +3% on leases signed in the quarter versus +2.7% on the existing portfolio, show the value creation from new leasing activity.

The company is also focused on internalizing property management, with an additional 14 million square feet planned for internalization in 2025 and beyond, following the internalization of nearly 20 million square feet in 2024.

• ASC Cost Advantage over Hospitals: 30-50% lower.
• Target Tenant OpEx Reduction via Tech: 5%.
• New Lease Annual Escalators: +3% vs. Existing Portfolio: +2.7%.
• Tenant Improvement Outlays on Renewals: Less than 5% of rent.
• Pre-Merger Portfolio Leased Square Feet: 15.6 million net leasable square feet.

Finance: Review Q4 2025 development spend projections against the $300 million pipeline target by end of next week.

Physicians Realty Trust (DOC) - Ansoff Matrix: Diversification

You're looking at how Healthpeak Properties, Inc. (DOC), the successor entity following the merger with Physicians Realty Trust, might pursue growth through diversification, which is the fourth quadrant of the Ansoff Matrix.

The financial capacity for new ventures is partially supported by strategic asset recycling; management is in negotiations on opportunistic sales and recapitalizations that could generate proceeds of $1 billion or more at attractive prices as of Q3 2025. This capital could fuel entry into new, adjacent real estate sectors.

Acquire a portfolio of high-quality, private-pay senior housing properties in coastal markets.

While Healthpeak Properties, Inc. (DOC) has shifted focus, the remaining senior housing assets show strong performance potential. In Q1 2025, the same-store NOI for the senior housing segment increased by 17.4% year over year. Occupancy in that segment reached 83.4% in Q1 2025. Every 100 basis point increase in occupancy translates to approximately $11 million in incremental NOI, showing the operating leverage in this asset class.

Invest in life science real estate, specifically R&D facilities near major university research hubs.

The existing life science real estate (LSRE) portfolio demonstrates robust growth, which validates further investment in this area. In Q1 2025, the life sciences segment produced same-store NOI growth of 7.7%, the strongest growth across all asset types. Tenant retention in this segment was reported at 88%. The overall portfolio, which includes LSRE, has a full-year 2025 Total Merger-Combined Same-Store Cash (Adjusted) NOI growth guidance range of 3.0% - 4.0%.

Form a new debt-focused lending platform to provide construction financing for MOB developers.

The combined entity has significant scale in Medical Office Buildings (MOBs), totaling 40 million square feet of outpatient medical space. The Q3 2025 revenue for Healthpeak Properties, Inc. (DOC) was $705.87 million. The debt-to-equity ratio stood at 1.18, and the interest coverage ratio was 1.73 as of Q3 2025. The company is targeting total merger synergies north of $65 million, with an additional $20 million or more expected by year-end 2025.

Enter the digital health infrastructure market by acquiring data center real estate.

The strategic focus on healthcare discovery and delivery provides a foundation for adjacent digital infrastructure plays. The company's Q3 2025 diluted Nareit FFO per share guidance for the full year is $1.78 - $1.84.

Partner with a private equity firm to develop a new asset class, like specialized surgical hospitals.

The company has experience with hospital assets, having previously secured a $54 million gain from the sale of a surgical hospital and two adjacent medical office facilities. The current portfolio has affiliations with each of the 10 largest health systems in the United States.

The context for these diversification moves is framed by the following key financial and operational metrics as of late 2025:

The potential for growth through new markets or asset classes is supported by several operational strengths:

• Cash re-leasing spreads on outpatient medical renewals were +5.4% in the quarter.
• Annual escalators on new leases signed in Q3 2025 were +3% versus +2.7% on the existing portfolio.
• Tenant improvement outlays represented less than 5% of rent on renewals signed in the quarter.
• Total occupancy was up 10 basis points sequentially in Q3 2025.
• The company has affiliations with each of the 10 largest health systems in the United States.

The company's strategy involves recycling capital into new developments or acquisitions, such as distressed lab properties, using proceeds from asset sales. The development pipeline offers preferred returns of 12% on certain projects, which is significantly higher than the 4%-6% cap rates on traditional private healthcare assets.

Finance: draft 13-week cash view by Friday.