Douglas Emmett, Inc. (DEI, Financial) is a REIT that owns and manages what we believe to be an exceptionally high-quality portfolio that includes 15.5 million square feet of Class A office space and 3,300 apartment units in the premier coastal submarkets of Los Angeles and Honolulu. The long-term fundamental outlook for Douglas Emmetts submarkets is favorable. Demand is being driven by continued job growth, as well as employees propensity to work close to where they live (thereby avoiding heavy traffic). Supply is constrained as a result of significant barriers to new construction that include zoning restrictions, height limitations and outspoken homeowner groups. The company has dominant positions, with an average 25% market share in its Los Angeles submarkets, and 34% in Honolulu, resulting in strong tenant relationships, economies of scale and pricing power. The company has attractive growth prospects through leasing up vacant space and raising rents in the existing portfolio, complemented by an active acquisition and development strategy. We are investing alongside a management team that we respect and who together own over 20% of the company. (David Kirshenbaum)
From Baron Funds' Baron Partners Fund shareholder letter for Q3 2015.