Financial Data and Key Metrics Changes - The company reported net income of $1.7 million or $0.02 per diluted share for Q1 2025, with core FFO of $24.6 million or $0.30 per diluted share, and AFFO of $26.2 million or $0.32 per diluted share, representing a 3.2% increase year-over-year [15] - Total recurring G&A expenses increased by 5% year-over-year to $5.1 million, but represented 11% of total revenues compared to 13% in the prior year [15] - Adjusted net debt was $724 million with a weighted average interest rate of 4.57% and a weighted average debt maturity of 4.1 years [16][17] Business Line Data and Key Metrics Changes - The company completed $90.7 million of gross investments at a blended cash yield of 7.7%, with a weighted average lease term of 9.2 years [7][8] - The top five tenant concentration declined by 70 basis points to 28.2% of ABR, with Dollar General's share reducing by 50 basis points to 8.1% [9] - 71% of total ABR is leased to investment grade or investment grade profile tenants, with just 1.3% of ABR expiring through 2026 [9] Market Data and Key Metrics Changes - The company ended the quarter with investments in 695 properties leased to 101 tenants across 26 industries in 45 states [8] - The company is seeing strong demand for properties, particularly in necessity, discount, and service-oriented industries, which drive 88% of ABR [10] Company Strategy and Development Direction - The company aims to reduce tenant concentrations and diversify its portfolio, with a goal to have all tenants below 5% by December 31 [21] - The company is focused on maintaining a low leverage balance sheet and is prepared to accelerate investment activity if cost of equity improves [7][13] - The company continues to avoid specialized real estate and sectors more susceptible to distress during economic downturns [10] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in achieving diversification goals and noted that the portfolio is resilient enough to weather economic challenges [10][12] - The company has maintained zero credit losses during COVID and continues to perform well despite negative headlines in the retail sector [11] - Management is optimistic about the operations of Family Dollar and Walgreens under new leadership, expecting them to operate with low leverage [12] Other Important Information - The Board declared a quarterly cash dividend of $0.21 per share, payable on June 16, with an AFFO payout ratio of 66% for Q1 [18] - The company is increasing the low end of its AFFO per share guidance to a range of $1.28 to $1.30, assuming net investment activity of $75 million to $125 million [17] Q&A Session Summary Question: Update on appetite for pharmacy and dollar stores - Management expects to reduce exposures to Dollar General, CVS, and Walgreens below target levels by year-end, with strong interest from institutional buyers [21] Question: Expectations for ratings upgrade - Preliminary discussions for a ratings upgrade are planned for the latter half of the year, with potential savings of at least 30 basis points on debt [23][26] Question: Clarification on net investment activity - Management indicated that they would not increase acquisitions unless equity prices improve, but they are actively engaged in capital recycling [29][30] Question: Update on Big Lots asset in Maryland - There is significant interest from retailers, and management is negotiating attractive LOIs while waiting for market dynamics to play out [37] Question: Impact of Walgreens take-private on risk profile - Management believes the focus on retail operations will be beneficial and does not expect significant risk to their assets [40] Question: Expectations for portfolio changes and cap rates - Dispositions are expected to occur at mid to high 6% cap rates, while acquisitions may continue at yields above 7.5% [48] Question: New store opening appetite and tariffs - Tenants are still in growth mode, but uncertainty from tariffs may slow decision-making [80][111] Question: Changes in credit underwriting criteria - No significant changes in underwriting criteria, but the focus remains on cash flow generation and location quality [100][102]

Core Viewpoint - California Water Service Group reported strong operational and financial performance for 2024, highlighting significant revenue growth and capital investments aimed at enhancing water supply sustainability [3][6]. Financial Results - Q4 2024 operating revenue reached $222.2 million, up from $214.5 million in Q4 2023, marking an increase of $7.7 million [7]. - Full year 2024 operating revenue was $1.037 billion, compared to $794.6 million in 2023, reflecting a $242.4 million increase [6][26]. - Diluted earnings per share for 2024 were $3.25, a significant rise from $0.91 in 2023 [6][26]. - Net income attributable to the Group for Q4 2024 was $19.7 million, down from $30.1 million in Q4 2023 [7]. - Full year net income attributable to the Group was $190.8 million, compared to $51.9 million in 2023 [6][26]. Capital Investment - The company achieved a record capital investment of $471.0 million in water system infrastructure for 2024, a 23% increase from the previous year [6][10]. - The California Public Utilities Commission (CPUC) authorized Cal Water to issue up to $1.3 billion in new debt and equity securities [9]. Regulatory Activity - The 2024 General Rate Case (GRC) was filed, proposing over $1.6 billion in investments from 2025-2027 to enhance water supply reliability and sustainability [11][13]. - Proposed rate adjustments include an increase of $140.6 million (17.1%) in 2026, $74.2 million (7.7%) in 2027, and $83.6 million (8.1%) in 2028 [11]. Emergency Response and Preparedness - The company maintained emergency response leadership throughout 2024, conducting training and drills to prepare for potential emergencies [17]. - Investments of nearly $55 million over the past five years have been made to mitigate wildfire risks through infrastructure upgrades and strategic management [19].