Core Viewpoint - CTO Realty Growth, Inc. is actively expanding its portfolio with high-yield shopping center acquisitions and leasing activities, positioning itself favorably in income-producing assets within growing markets [2][3][4]. Group 1: Portfolio Expansion - The company acquired two shopping centers in Atlanta and South Florida for a total of $144.9 million, achieving a weighted average initial cash yield of 8.7% [3]. - Additionally, CTO made $21.0 million in structured investments, which included $5.0 million in seller financing, resulting in a weighted average initial cash yield of 10.7% [3]. Group 2: Leasing Activity - At The Collection at Forsyth, CTO signed three new leases with national retailers, covering approximately 12,000 square feet, which increased the leased occupancy to 93% [4]. - The initial lease terms for these new agreements range from five to 15 years [4]. Group 3: Property Details - The Collection at Forsyth is a 561,000-square-foot outdoor lifestyle center located at a prime intersection in Atlanta, featuring a mix of national brands, local shops, restaurants, fitness options, and entertainment [5]. - This property serves one of the most affluent and rapidly growing counties in the Atlanta area [5]. Group 4: Company Overview - CTO Realty Growth, Inc. operates open-air shopping centers in high-growth markets across the Southeast and Southwest [6]. - The company also manages Alpine Income Property Trust and holds a significant ownership stake in the REIT [6].

Financial Data and Key Metrics Changes - FFO per share grew by 2.3% in the quarter and 4.8% year to date compared to the same period last year [5] - Total revenue for the quarter was $14,900,000, with lease income of $12,000,000 and interest income from commercial loans of $2,700,000 [11] - Year to date total revenue was $29,100,000, including lease income of $23,800,000 and interest income from commercial loans of $5,000,000 [11] - The company repurchased approximately 273,000 common shares for $4,300,000 at an average price of $15.81 per share during the quarter [11] - The quarterly cash dividend was maintained at $0.0285 per share, providing a current attractive dividend yield close to 8% [12] Business Line Data and Key Metrics Changes - The company sold five net lease properties for $16,500,000 at a weighted average exit cap of 7.9% [6] - The portfolio consists of 129 properties totaling 3,900,000 square feet across 34 states, with an occupancy rate of 98.2% [8] - The weighted average remaining lease term increased to 8.9 years from 6.6 years a year ago [9] Market Data and Key Metrics Changes - The company reduced its Walgreens exposure to approximately 7% of ABR, down from a larger concentration a year ago [6] - The market for Walgreens properties is active, with cap rates ranging from high 7s to early 10s or 11s depending on location and lease term [30] Company Strategy and Development Direction - The company is focused on a barbell investment strategy, pairing higher yielding acquisitions with quality tenants [5] - The investment guidance was increased by $30,000,000 to a new range of $100,000,000 to $130,000,000 for the year [14] - The company is actively pursuing both property acquisitions and structured loan investments, with a focus on high-quality opportunities [17][46] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about the acquisition and loan investment opportunities, despite a competitive environment [17][35] - The company is managing leverage carefully, with a net debt to pro forma adjusted EBITDA of 8.1 times [12][47] - Management expects to maintain a balanced approach between selling assets and making new investments [68] Other Important Information - The company recorded $2,800,000 of noncash impairment charges related to two largest vacant properties [13] - The Bass Pro Shops lease was amended to a new twenty-year initial lease term, with a rent increase of approximately $40,500 per month [57] Q&A Session Summary Question: How should we look at investments for the remainder of the year? - Management indicated that structured loan investment activity seems closer to happening than property acquisitions due to competitive conditions [17] Question: What will be the quarterly AFFO impact from the public loan payoff? - The impact is expected to be a couple of hundred dollars a quarter, translating to a little more than a full penny per quarter [22] Question: What is the current market for Walgreens and At Home properties? - The market is active for Walgreens, with cap rates depending on location, while At Home properties are attracting interest for redevelopment [30][31] Question: How does the company view its leverage target? - The company aims to manage leverage appropriately, with plans to reduce it through asset sales and maintaining free cash flow [47] Question: What is the target for Walgreens exposure in terms of ABR? - The current exposure is around 6.7% of ABR, with a target to reduce it below 5% [49]

Core Insights - Albert Anthony is a Croatian-American media personality and analyst for financial media platforms, focusing on general market commentary and dividend stocks [1] - He has gained over 1,000 followers since 2023 and has covered more than 200 companies across various sectors [1] - Anthony has a background in the IT sector and has worked for a top 10 financial firm in the US [1] - He plans to launch a new book in 2025 discussing his stock rating methodology [1] Company Overview - Albert Anthony & Co. is a sole proprietorship registered in Austin, Texas [1] - The company does not provide personalized financial advisory services and focuses on general market commentary based on publicly available data [1] - The brand is wholly owned by Albert Anthony, who does not hold material positions in any rated stocks unless disclosed [1]

Core Points - CTO Realty Growth, Inc. has declared a quarterly cash dividend of $0.38 per share for the second quarter of 2025, representing an annualized yield of approximately 8.5% based on the stock's closing price on May 23, 2025 [1] - The cash dividend is payable on June 30, 2025, to stockholders of record as of June 12, 2025, with the ex-dividend date also on June 12, 2025 [2] - Additionally, a quarterly cash dividend of $0.39844 per share for the Company's 6.375% Series A Cumulative Redeemable Preferred Stock has been authorized for the same period, also payable on June 30, 2025 [3] Company Overview - CTO Realty Growth, Inc. specializes in owning and operating high-quality, open-air shopping centers in the Southeast and Southwest markets of the United States [4] - The Company also manages and holds a significant interest in Alpine Income Property Trust, Inc. [4]

Group 1: Market Trends - After the tariff announcement on April 2, the US stock market quickly priced in a recessionary regime, eliminating the possibility of a "Goldilocks" (moderate growth) scenario. This trend has since reversed, with the probability of the Goldilocks regime returning to March's average level [1] - The Purchasing Managers' Index (PMIs) continues to decline, while OECD leading indicators show the economy remains in a late cycle but has not yet exited the expansion phase. The REVS regime favors late-cycle defensive sectors like communication services, but as leading indicators weaken, preferences may shift more towards utilities [2] Group 2: Earnings Adjustments - Almost all sectors have seen downward revisions in sales and earnings expectations, but the pace of these adjustments has slowed. The sectors with the largest downward revisions include automotive, durable goods, and building materials. The dispersion in earnings scores indicates the presence of alpha opportunities in the market [3] Group 3: Valuation Insights - Forward price-to-earnings ratios have mostly rebounded, returning to a "growth optimism" range. The US stock market's valuation remains higher than other global regions, with dollar-denominated earnings outperforming Europe by 10%, exceeding long-term trends [4] Group 4: Sentiment Analysis - Utilities and consumer staples sectors maintain positive sentiment. UBS crowding data indicates a persistent overweight position in the US market, although it has decreased from March's peak. The significant rotation from cyclical consumer stocks (durable goods and automotive) to defensive sectors (like consumer staples) has not fully normalized [5] Group 5: Top and Bottom Rated Stocks - The highest-rated stocks based on the REVS framework include Intercontinental Exchange, Virtu Financial, and Broadcom, with price changes since March 31 ranging from 10.9% to 37.3% [6] - The lowest-rated stocks include Ziprecruiter, Bioxcel Therapeutics, and Jetblue Airways, with price changes since March 31 ranging from 0% to 3.6% [7]

Group 1: Alpine Income - Alpine Income is a relatively new REIT founded in 2019, with a market cap of $216.6 million, making it a smaller alternative to larger REITs like Realty Income, which has a market cap of $51 billion [4] - The company focuses on single-tenant net-lease properties, resulting in lower overhead costs as tenants are responsible for expenses like taxes, insurance, and maintenance [4][5] - Alpine Income's portfolio consists of 134 properties that are 99% occupied and diversified across 35 U.S. states, with top tenants including well-known brands like Dicks Sporting Goods and Lowe's [5] - The company offers a high dividend yield of 7.6%, significantly above the S&P 500 index average of 1.27%, making it attractive for income-focused investors [6] Group 2: Dollar General - Dollar General's shares have increased by 22% year to date, recovering from previous weaknesses due to high inflation affecting its low-cost business model [7] - The company is better positioned to handle potential threats from new tariff policies, with only 10% of its inventory exposed to global tariffs, compared to 50% for Dollar Tree and nearly 100% for other retailers [8] - Dollar General's focus on low prices and rural areas creates an economic moat, attracting customers away from larger competitors like Walmart and Target [9] - The company has an attractive valuation with a forward price-to-earnings (P/E) multiple of 17, significantly lower than Walmart's 37 times expected earnings, and offers a dividend yield of 2.6% [10]

Financial Highlights - Investment activity reached $80 million[4] - Implied property value per square foot is $225[4,16] - Same-Property NOI quarter-over-quarter growth is 2.4%[4] - Net Debt to Pro Forma Adjusted EBITDA is 6.6x[4,60] Portfolio Overview - Portfolio square footage is 5.2 million[7] - 83% of the portfolio's ABR (Annualized Base Rent) comes from Georgia, Texas, Florida & North Carolina[4,11] - Grocery-Anchored Retail accounts for 20% of the portfolio's asset type[14] - The portfolio's 5-mile population is approximately 191,000[4,15] Leasing Activity - Comparable leasing spread is 37%[4,16,22]

Core Insights - CTO Realty Growth, Inc. reported strong operational and financial results for Q1 2025, including the acquisition of a significant property and positive leasing activity [1][3][6] Financial Performance - Net income attributable to the company decreased to $2.261 million for Q1 2025, down 61.3% from $5.842 million in Q1 2024 [4][10] - Core Funds from Operations (FFO) attributable to common stockholders increased by 34.5% to $14.445 million, while Adjusted Funds from Operations (AFFO) rose by 33.3% to $15.521 million [4][5] - Same-Property Net Operating Income (NOI) totaled $17.1 million, reflecting a 2.4% increase from the prior year [5][10] Leasing Activity - The company signed 18 leases totaling 112,585 square feet, with a comparable cash rent growth of 37.2%, increasing from an average of $17.47 to $23.97 per square foot [11][12] - The current signed-not-open pipeline represents $4.0 million, or 4.0%, of annual cash base rent as of March 31, 2025 [5] Property Acquisition - CTO acquired Ashley Park, a 559,000-square-foot lifestyle center in Atlanta, Georgia, for $79.8 million, achieving a going-in cap rate at the high end of the company's guidance [3][6] Portfolio Overview - As of March 31, 2025, the company's portfolio consisted of 24 properties with a total of 5,246 thousand square feet and a weighted average remaining lease term of 4.9 years [7] - The portfolio's leased occupancy rate was reported at 93.8% [7] Capital Structure and Liquidity - The company had liquidity of $138.4 million as of March 31, 2025, with $130.0 million of undrawn commitments on its Revolving Credit Facility [5][13] - Total long-term debt amounted to $603.8 million, with a weighted average interest rate of 4.35% [14][15] 2025 Outlook - The company reaffirmed its Core FFO and AFFO guidance for 2025, projecting Core FFO per common share to be between $1.80 and $1.86, and AFFO per common share to be between $1.93 and $1.98 [20][21]