Company Overview - STAG Industrial (NYSE: STAG) is a Real Estate Investment Trust (REIT) that focuses on owning and operating industrial properties across the United States [1] Stock Performance - The stock has experienced a decline over the past year due to the prevailing market environment [1] Analyst Background - The analyst has over 10 years of experience researching companies, having analyzed more than 1000 companies across various sectors including commodities and technology [1]

Financial Data and Key Metrics Changes - Core FFO per share was $0.53 for the quarter, an increase of 3.3% compared to last year [13] - Leverage remains low with net debt to annualized run rate adjusted EBITDA equal to 5.1 times [13] - Liquidity stood at $961 million at quarter end [13] Business Line Data and Key Metrics Changes - The company leased 90.8% of the operating portfolio square feet expected to lease in 2025, achieving cash leasing spreads of 24.5% [7][14] - Same store cash NOI growth was 3% for the quarter and 3.2% year to date, driven by leasing spreads of 26.1% and annual escalators of 2.9% [15] - Retention for the quarter was 75.3% [14] Market Data and Key Metrics Changes - The Midwest markets, including Minneapolis, Milwaukee, Louisville, Detroit, and Cleveland, are performing well, while bulk distribution markets like Indianapolis, Columbus, and Memphis are lagging [22] - The transaction market is showing signs of improvement, with an uptick in underwritten deals [8][9] Company Strategy and Development Direction - The company is focusing on its development initiative, with approximately 3 million square feet of development activity across 12 buildings in the US, 42% of which is under construction [10][11] - The company aims to maintain flexibility in building designs to accommodate both multi-tenant and single-tenant leases [75][76] Management's Comments on Operating Environment and Future Outlook - Management noted a shift in the market from uncertainty to a more stable environment, with businesses continuing to grow despite challenges [7] - The company expects cash leasing spreads to be between 23-25% for the year [14] - Management expressed optimism about the acquisition market, indicating a narrowing bid-ask spread and increased activity [38][56] Other Important Information - Moody's upgraded the company's corporate credit rating to BAA2 with a stable outlook [15] - The company funded $550 million of fixed-rate senior unsecured notes with a weighted average fixed interest rate of 5.65% [16] Q&A Session Summary Question: What markets are seeing better early signs of recovery? - Management highlighted strong performance in the Midwest markets and Nashville, while noting weaker performance in bulk distribution markets [21][22] Question: How is the transaction market evolving? - Management indicated that the transaction market is becoming more active, with a focus on user sales and attractive cap rates [25][26] Question: What is the status of the leasing and demand in the portfolio? - Management noted that leasing times have increased to an average of nine to twelve months, with some larger buildings experiencing higher vacancy rates [29][30] Question: How is the acquisition pipeline structured? - The acquisition pipeline consists of over 60% one-off assets, with a cautious optimism for an active second half of the year [37][38] Question: What are the implications of the recent credit upgrade? - The credit upgrade may provide modest benefits in the private placement market and positions the company for potential public bond issuance [40][41] Question: How is the development pipeline performing? - The development pipeline is segmented into in-service, complete but not in service, and under construction, with varying leasing activity across these categories [49][50] Question: What are the fundamentals in Nashville? - Nashville is characterized by balanced demand in manufacturing and distribution, with regulated supply contributing to a healthy market [77][79]

Financial Data and Key Metrics Changes - Core FFO per share was $0.53 for the quarter, an increase of 3.3% compared to last year [13] - Leverage remains low with net debt to annualized run rate adjusted EBITDA equal to 5.1 times [13] - Liquidity stood at $961 million at quarter end [13] Business Line Data and Key Metrics Changes - The company leased 90.8% of the operating portfolio square feet expected to lease in 2025, achieving cash leasing spreads of 24.5% [7][14] - Same store cash NOI growth was 3% for the quarter and 3.2% year to date, driven by leasing spreads of 26.1% and annual escalators of 2.9% [15] - Retention for the quarter was 75.3% [14] Market Data and Key Metrics Changes - The Midwest markets, including Minneapolis, Milwaukee, Louisville, Detroit, and Cleveland, are performing well, while bulk distribution markets like Indianapolis, Columbus, and Memphis are lagging [22] - The transaction market is showing signs of improvement, with an uptick in underwritten deals [8][39] Company Strategy and Development Direction - The company is focusing on its development initiative, with approximately 3 million square feet of development activity across 12 buildings in the U.S., 42% of which is under construction [10][11] - The company aims to maintain flexibility in building designs to accommodate both multi-tenant and single-tenant leases [75][76] Management's Comments on Operating Environment and Future Outlook - Management noted that while the environment is not "business as usual," companies are making space decisions amid ongoing uncertainties [7] - The company has seen a shift in market sentiment, with businesses continuing to grow despite tariff uncertainties [8] - Management expressed optimism about the second half of the year, citing a healthy deal pipeline and improved transaction activity [9][39] Other Important Information - Moody's upgraded the company's corporate credit rating to BAA2 with a stable outlook [15] - The company funded $550 million of fixed-rate senior unsecured notes with a weighted average fixed interest rate of 5.65% [16] Q&A Session Summary Question: What markets are seeing better early signs of recovery? - Management highlighted strong performance in the Midwest markets and noted some weaker bulk distribution markets [21][22] Question: How is the transaction market evolving? - Management indicated that the transaction market is becoming more active, with a narrowing bid-ask spread and more one-off transactions being completed [39] Question: What is the status of the development pipeline? - Management provided insights into the leasing status of various developments, indicating strong demand in certain markets [50][51] Question: How is the company planning to finance upcoming deals? - Management discussed the refinancing of a $300 million term loan and the use of liquidity for potential acquisitions [45][47] Question: What are the trends in rental escalators? - The company reported a weighted average rental escalator of 2.9%, with expectations for gradual increases [65][66]

Financial Data and Key Metrics Changes - Core FFO per share was $0.53 for the quarter, an increase of 3.3% compared to last year [12] - Leverage remains low with net debt to annualized run rate adjusted EBITDA equal to 5.1 times [12] - Liquidity stood at $961 million at quarter end [12] - Same store cash NOI growth was 3% for the quarter and 3.2% year to date [14] Business Line Data and Key Metrics Changes - The company leased 90.8% of the operating portfolio square feet expected to lease in 2025, achieving cash leasing spreads of 24.5% [6][13] - During the quarter, 32 leases totaling 4.2 million square feet were commenced, generating cash and straight line leasing spreads of 24.6% and 41.1% respectively [12] - Retention for the quarter was 75.3% [13] Market Data and Key Metrics Changes - The Midwest markets, including Minneapolis, Milwaukee, Louisville, Detroit, and Cleveland, are performing well, while bulk distribution markets like Indianapolis, Columbus, and Memphis are lagging [22] - The transaction market is showing signs of improvement, with an uptick in underwritten deals observed in the last three weeks [7][56] Company Strategy and Development Direction - The company is focusing on its development initiative, with approximately 3 million square feet of development activity across 12 buildings in the US, 42% of which is under construction [9][10] - The company aims to maintain flexibility in building designs to accommodate both multi-tenant and single-tenant leases [77][78] Management's Comments on Operating Environment and Future Outlook - Management noted that while the environment is not back to normal, businesses are making decisions in an uncertain environment, indicating a shift from the previous pause [6] - The company expects cash leasing spreads to be between 23% and 25% for the year [13] - Management expressed optimism about the acquisition market improving, with a narrower bid-ask spread between buyers and sellers [40][56] Other Important Information - Moody's upgraded the company's corporate credit rating to BAA2 with a stable outlook [14] - The company funded $550 million of fixed rate senior unsecured notes with a weighted average fixed interest rate of 5.65% [15] Q&A Session Summary Question: What markets are seeing better early signs of recovery? - Management highlighted strong performance in the Midwest markets and noted some weaker bulk distribution markets [22] Question: Can you discuss the competition from well-funded users? - Management acknowledged that competition from large users is impacting net absorption positively, as it takes some vacancy out of the market [25] Question: What is the status of the acquisition pipeline? - The pipeline consists of 60% one-off assets, 20-30% portfolios, and some development deals, with an active second half of the year anticipated [39][40] Question: How is the company planning to finance upcoming deals? - The company has approximately $1 billion in liquidity and is in the process of refinancing a $300 million term loan due early next year [49][47] Question: What is the status of the development pipeline? - The development pipeline is segmented into in-service, complete but not in service, and under construction, with varying leasing activity across these categories [51][52] Question: How are embedded rent bumps trending? - The weighted average rental escalator across the portfolio is currently 2.9%, with expectations for it to increase as new leases are signed [67]

Portfolio Overview - The company's portfolio consists of 600 buildings across 41 states, totaling 1183 million square feet[9] - The total portfolio occupancy is 963%, with the operating portfolio at 970%[9] - The weighted average lease term is 42 years, with a weighted average rent of $579 per square foot[9] Financial Performance - For the three months ended June 30, 2025, rental income was $207438 thousand, compared to $186467 thousand for the same period in 2024[16] - Net income for the three months ended June 30, 2025, was $51063 thousand, compared to $61074 thousand for the same period in 2024[19] - Same Store Cash NOI increased by 30% to $145266 thousand for the three months ended June 30, 2025, compared to $140984 thousand for the same period in 2024[40] - Core FFO per share/unit - basic is $063 for the three months ended June 30, 2025, compared to $061 for the same period in 2024[22] Capital Structure and Debt - Net Debt to Annualized Run Rate Adjusted EBITDAre ratio is 51x[9] - Liquidity stands at $9612 million[53] - The company's unsecured credit facility has a committed balance of $10000 million, with a principal balance of $510 million and a Term SOFR + 0775% interest rate[56] Acquisitions and Dispositions - In the second quarter of 2025, the company acquired one property in Chicago, IL, with 183200 square feet for $18399 thousand, with a cash capitalization rate of 71%[27] - Disposed of one property in Calhoun, GA, with 151200 square feet for gross proceeds of $9100 thousand in the second quarter of 2025[33]

分组1 - Stag Industrial (STAG) reported quarterly funds from operations (FFO) of $0.63 per share, matching the Zacks Consensus Estimate and showing an increase from $0.61 per share a year ago [1] - The company achieved revenues of $207.59 million for the quarter ended June 2025, exceeding the Zacks Consensus Estimate by 0.80% and up from $189.78 million year-over-year [2] - Stag has surpassed consensus FFO estimates three times and revenue estimates four times over the last four quarters [2] 分组2 - The stock's immediate price movement will depend on management's commentary during the earnings call and future FFO expectations [3] - Stag shares have increased by approximately 2.8% since the beginning of the year, while the S&P 500 has gained 8.6% [3] - The current consensus FFO estimate for the upcoming quarter is $0.62 on revenues of $209.75 million, and for the current fiscal year, it is $2.49 on revenues of $836.45 million [7] 分组3 - The Zacks Industry Rank places REIT and Equity Trust - Other in the top 34% of over 250 Zacks industries, indicating a favorable outlook for the industry [8] - Empirical research shows a strong correlation between near-term stock movements and trends in estimate revisions, which can be tracked by investors [5] - The estimate revisions trend for Stag was mixed ahead of the earnings release, resulting in a Zacks Rank 3 (Hold) for the stock, suggesting it will perform in line with the market [6]

Table of Contents UNITED STATES SECURITIES AND EXCHANGE COMMISSION Washington, D.C. 20549 ____________________________________________________________________________ FORM 10-Q ____________________________________________________________________________ ☒ QUARTERLY REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the Quarterly Period Ended June 30, 2025 OR ☐ TRANSITION REPORT PURSUANT TO SECTION 13 OR 15(d) OF THE SECURITIES EXCHANGE ACT OF 1934 For the transition period fro ...

STAG INDUSTRIAL ANNOUNCES SECOND QUARTER 2025 RESULTS Please refer to the Non-GAAP Financial Measures and Other Definitions section at the end of this release for definitions of capitalized terms used in this release. The Company will host a conference call tomorrow, Wednesday, July 30, 2025 at 10:00 a.m. (Eastern Time), to discuss the quarter's results and provide information about acquisitions, operations, capital markets and corporate activities. Details of the call can be found at the end of this releas ...

Core Insights - STAG Industrial, Inc. reported strong financial performance for the second quarter of 2025, with a net income of $49.963 million, a decrease of 16.4% compared to $59.737 million in the same quarter of 2024 [3][7] - The company achieved a Cash NOI of $161.688 million, reflecting an increase of 8.9% from $148.432 million year-over-year [3][7] - Core FFO per share increased by 3.3% to $0.63 from $0.61 in the second quarter of 2024 [3][7] Financial Performance - Net income attributable to common stockholders for Q2 2025 was $49.963 million, down from $59.737 million in Q2 2024, marking a 16.4% decline [3][7] - Basic and diluted net income per share decreased to $0.27 from $0.33, an 18.2% drop [3][7] - Total revenue for Q2 2025 was $207.593 million, up from $189.777 million in Q2 2024, representing a growth of 9.6% [19] Operational Highlights - The company acquired one building in Chicago for $18.4 million, achieving a 100% occupancy rate upon acquisition [5][7] - The total portfolio occupancy rate stood at 96.3% as of June 30, 2025, with the operating portfolio at 97.0% [7] - The company commenced leases totaling 4.2 million square feet in Q2 2025, with a Cash Rent Change of 24.6% [9][11] Acquisition and Disposition Activity - In the first half of 2025, STAG Industrial acquired a total of 576,764 square feet across four buildings for $61.684 million [6][8] - The company sold one building in Q2 2025 for $9.1 million, contributing to a total disposition of 488,591 square feet for $76.1 million in the first half of the year [8][9] Capital Markets Activity - Moody's upgraded the company's corporate credit rating to Baa2 with a stable outlook on May 8, 2025 [12][13] - The company issued $550 million in fixed-rate senior unsecured notes with a weighted average interest rate of 5.65% [13][14] Cash Flow and Distribution - Cash Available for Distribution for Q2 2025 was $98.829 million, a 3.9% increase from $95.119 million in Q2 2024 [3][28] - The company reported a Cash NOI of $161.688 million for the quarter, up 8.9% from the previous year [3][7]

Portfolio Overview - STAG Industrial has an enterprise value of $10.1 billion and owns 578 buildings totaling 114.5 million square feet [6] - The portfolio includes properties in 40 states, with 87% exposure to CBRE Tier 1 and Tier 2 markets based on % ABR [8] - The weighted average lease term is 4.3 years, and multi-tenant industrial properties account for 26.9% of the net rentable area [8] Financial Performance and Growth - The company forecasts same-store cash NOI growth between 5.25% and 5.50% for 2024 [9] - Cash rent change is projected to be between 27.5% and 30%, with SL rent change between 35% and 40% [9] - Free cash flow after dividends is approximately $100 million annually, with a CAD payout ratio of 73% [8] Leasing Activity - As of November 11, 2024, 98.4% of expected 2024 new and renewal leasing has been addressed, covering 13.2 million square feet with a cash rent change of 28.5% [30] - 42.2% of expected 2025 new and renewal leasing has been addressed, covering 6.1 million square feet with a cash rent change of 22.4% [30] Market Dynamics - Approximately 31% of STAG's portfolio handles e-commerce activity [15] - Approximately one-third of STAG's portfolio is located within a 60-mile radius of Megasite Projects [19] Balance Sheet and Capitalization - Net debt to annualized run rate adjusted EBITDAre is projected to be between 5.00x and 5.50x [9] - The company maintains a conservative balance sheet with less than 0.1% secured debt [9] Acquisition and Development - The company targets an acquisition volume between $500 million and $700 million [62] - The company has an average annual acquisition volume of approximately $800 million over the last five years [56]