CEO Tim Cook said it would be "very difficult" to predict the longer-term impact of tariffsApple Inc (NASDAQ:AAPL) was among several Big Tech giants reporting earnings this week. While the iPhone maker beat analysts' revenue profit and revenue estimates for the fiscal second quarter, CEO Tim Cook noted it would be "very difficult" to predict the longer-term impact of tariffs on its products. In response, Jefferies and Rosenblatt downgraded AAPL to "underperform" and "neutral" from "hold" and "buy", respecti ...

Financial Data and Key Metrics Changes - The company reported a Core FFO of $14.4 million for Q1 2025, an increase of $3.7 million compared to $10.7 million in Q1 2024 [15] - On a per share basis, Core FFO was $0.46 in Q1 2025 compared to $0.48 in Q1 2024, primarily due to reduced leverage and downtime from re-leasing anchor spaces [16] - The net debt to EBITDA ratio was 6.6 times at the end of the quarter, slightly elevated from the previous quarter but a full turn lower than one year ago [15] Business Line Data and Key Metrics Changes - The company signed over 112,000 square feet of new leases, renewals, and extensions at an average rent of $24.14 per square foot, nearly 25% higher than the in-place portfolio average of $19.41 per square foot [7] - The portfolio was 93.8% leased and 91% occupied at quarter end [9] - The signed but not opened leasing pipeline stands at $4 million of annual base rent, representing 4% of cash rents at quarter end [10] Market Data and Key Metrics Changes - The company acquired Ashley Park for $79.8 million, with a cash cap rate near the high end of guidance, indicating strong market interest [5] - There is active tenant interest for nearly half of the 40,000 square feet of vacancy at Ashley Park, with 200,000 square feet of shop space paying below market rent [6] Company Strategy and Development Direction - The company continues to focus on acquiring properties in growth markets in the Southeast and Southwest, with a strong pipeline of potential acquisitions [6] - The management is optimistic about the leasing outlook for anchor spaces previously leased to tenants that filed for bankruptcy, expecting a positive cash leasing spread of 40% to 60% [9] - The company is also considering recycling assets into higher yielding properties as market conditions improve [32] Management's Comments on Operating Environment and Future Outlook - Management noted that despite tariff uncertainties, the company is well-positioned with high-quality properties and a diversified tenant base [10] - The management reaffirmed full-year 2025 guidance for Core FFO per share of $1.80 to $1.86 and AFFO of $1.93 to $1.98, with consistent underlying assumptions [18] Other Important Information - The company executed two SOFR swaps, fixing SOFR for $100 million of principal at a weighted average rate of 3.32% for five years, reducing the applicable interest rate significantly [12] - The company extinguished $51 million of convertible notes, resulting in a charge of approximately $20.5 million to be recorded in Q2 [14] Q&A Session Summary Question: Can you provide more detail on the anchor space negotiations? - Management indicated that leasing activity has been strong and consistent, with no pauses in discussions despite market volatility [21] Question: What drove the new lease spreads? - The increase in lease spreads was primarily due to two significant leases that accounted for a large portion of new leasing activity, driving spreads over 80% [23] Question: What is the expected CapEx for bankrupt tenant spaces? - The expected CapEx for re-leasing is in the range of $9 million to $12 million, with little spent so far as tenants need to complete their work before reimbursements [30][58] Question: How does the company plan to fund new investments? - The company plans to handle funding internally with liquidity and is considering selling remaining office properties to enhance capital [32] Question: Have cap rates changed since the tariff announcement? - Management noted that cap rates for core assets have remained stable or decreased, with strong demand in the shopping center market [49] Question: What is the timeline for marking to market on recent acquisitions? - Management expects to see movement in lease rates for recent acquisitions by mid-next year as they work through tenant transitions [52]

Financial Data and Key Metrics Changes - The company reported a Core FFO of $14.4 million for Q1 2025, an increase of $3.7 million compared to $10.7 million in Q1 2024 [15] - On a per share basis, Core FFO was $0.46 in Q1 2025, down from $0.48 in Q1 2024, primarily due to reduced leverage and downtime from re-leasing anchor spaces [16] - The net debt to EBITDA ratio was 6.6 times at the end of the quarter, slightly elevated from the previous quarter but a full turn lower than a year ago [15] Business Line Data and Key Metrics Changes - The company signed over 112,000 square feet of new leases, renewals, and extensions at an average rent of $24.14 per square foot, nearly 25% higher than the portfolio average of $19.41 per square foot [7] - The portfolio was 93.8% leased and 91% occupied at quarter end [9] - The signed but not open leasing pipeline stands at $4 million of annual base rent, representing 4% of cash rents at quarter end [10] Market Data and Key Metrics Changes - The company acquired Ashley Park for $79.8 million, with a cash cap rate near the high end of guidance, indicating strong market interest [5] - There is active tenant interest for nearly half of the 40,000 square feet of vacancy at Ashley Park, with significant potential for lease-up [6] Company Strategy and Development Direction - The company continues to focus on acquiring properties in growth markets in the Southeast and Southwest, with a strong pipeline of potential acquisitions [6] - The management is optimistic about the leasing outlook for anchor spaces previously leased to tenants that filed for bankruptcy, expecting a positive cash leasing spread of 40% to 60% [9] - The company is considering recycling assets into higher yielding properties as capital returns to the market [34] Management's Comments on Operating Environment and Future Outlook - Management noted that leasing activity remains strong despite recent market volatility, with no significant pauses in negotiations [21] - The company is well-positioned with high-quality properties and a diversified tenant base amid tariff uncertainties [10] - Management reaffirmed full-year 2025 guidance for Core FFO per share of $1.80 to $1.86 and AFFO of $1.93 to $1.98 [18] Other Important Information - The company executed two SOFR swaps, fixing SOFR for $100 million of principal at a weighted average rate of 3.32% for five years, reducing the applicable interest rate significantly [12] - The company extinguished $51 million of convertible notes, resulting in a charge of approximately $20.5 million to be recorded in Q2 [14] Q&A Session Summary Question: Can you provide more detail on the anchor space negotiations? - Management indicated that leasing activity has been consistent and strong, with no pauses in negotiations despite market volatility [21] Question: What drove the new lease spreads? - The increase in lease spreads was primarily due to two significant leases that accounted for a large portion of new leasing activity, driving spreads over 80% [22][23] Question: How much CapEx is required for the bankrupt tenant spaces? - The expected CapEx for re-leasing these spaces is in the range of $9 million to $12 million, with little spent so far [30][31] Question: What is the expected timeframe for tenants to start paying rent after signing leases? - A safe estimate for rent commencement is about a year, although some tenants may move in more quickly [32] Question: How does the company plan to fund new acquisitions? - The company plans to handle funding internally with liquidity and is considering selling remaining office properties to enhance capital [33] Question: Have cap rates changed since the tariff announcement? - Management noted that cap rates for traditional core assets have remained stable or decreased, despite wider credit spreads in the bond market [50] Question: What is the timeline for marking to market on recent acquisitions? - Management expects to see movement in marking to market for acquisitions starting in the middle of next year [55]

Amazon CEO Andy Jassy speaks during a keynote address at AWS re:Invent 2024, a conference hosted by Amazon Web Services, at The Venetian Las Vegas on December 3, 2024 in Las Vegas, Nevada.Amazon CEO Andy Jassy looked to reassure investors on the company's first-quarter earnings call on Thursday, saying he's "optimistic" the retail giant could emerge from the current tariff environment stronger than before. "Given our really broad selection, low pricing and speedy delivery, we have emerged from these uncerta ...

Financial Data and Key Metrics Changes - Enterprise revenues excluding fuel surcharge were $1.26 billion, an 8% increase year over year [19] - Adjusted income from operations was $44 million, a 47% increase year over year [19] - Adjusted diluted earnings per share for the first quarter was $0.16 compared to $0.11 last year [20] - Enterprise adjusted operating ratio improved by 90 basis points compared to the first quarter of 2024 [20] Business Line Data and Key Metrics Changes - Truckload revenues excluding fuel surcharge were $614 million, a 14% increase year over year, primarily due to the acquisition of Cowen and higher dedicated and network revenue per truck per week [20] - Truckload operating income was $25 million, up nearly 70% year over year [21] - Intermodal revenues excluding fuel surcharge were $260 million, a 5% increase year over year, with operating income increasing by 97% to $14 million [22] - Logistics revenues excluding fuel surcharge were $332 million, a 2% increase year over year, with operating income up 50% to $8 million [23] Market Data and Key Metrics Changes - The market remains highly competitive, with truck network achieving low to mid single-digit percentage increases [10] - Intermodal rates remained largely flat year over year, with increased volume allocations in certain geographies [11] - The dedicated retention rate remains in the low nineties, with expectations of elevated churn in the second and third quarters [9] Company Strategy and Development Direction - The company is focused on optimizing capital allocation across strategic growth drivers, including dedicated truck, intermodal, and logistics [7] - A commitment to cost containment across all expense categories aims to enable reinvestment in growth initiatives [13] - The company aims to transition to a more variable cost model by expanding owner-operator relationships [15] - The strategic differentiators include unique dedicated brands and strong rail relationships, enhancing reliability for intermodal shippers [18] Management's Comments on Operating Environment and Future Outlook - Management noted that the first quarter results were in line with expectations despite weather impacts and economic uncertainty [14] - There is a recognition of potential volume drop in intermodal due to tariff uncertainty, but new business wins are expected to offset this [35] - The company anticipates continued year-over-year improvement in results through 2025, despite moderating expectations for earnings improvement [26] Other Important Information - The company has established targets of more than $40 million in additional cost reductions across the enterprise [13] - The updated full-year 2025 guidance for adjusted earnings per share is $0.75 to $1, reflecting current trade policy and economic uncertainty [26] Q&A Session Summary Question: What are you seeing regarding the expected deceleration of imports? - Management indicated that while intermodal is tied to imports, new business wins are expected to offset anticipated declines in volume [35] Question: Can you characterize the new business wins within intermodal? - New business wins are expected to ramp up in the second quarter, with strengths noted in Mexico and other areas [42][44] Question: What is the outlook for dedicated growth? - Management believes there is still a long runway for dedicated growth, with many customers pivoting from private fleets to common carriers [106] Question: How much of the targeted $40 million cost reductions has been realized? - The company is looking at various cost categories, with the full-year annualized impact expected to be achievable [110] Question: How do you view the pricing environment? - Management expects pricing to moderate in the near term, with continued year-over-year improvements anticipated [62]

Financial Data and Key Metrics Changes - Adjusted company FFO for Q1 2025 was $0.16 per diluted common share, totaling approximately $46 million, consistent with expectations [13] - Same store NOI growth was 5.2% during the quarter, with the same store portfolio 99.2% leased at quarter end [13] - The company maintains its 2025 same store NOI growth range of 3% to 4% and adjusted company FFO range of $0.61 to $0.65 per diluted common share [13] Business Line Data and Key Metrics Changes - The company leased approximately 1,100,000 square feet in Q1 2025, including two lease extensions with an average annual escalator of 3.6% [14] - Significant lease renewals included a five-year renewal in Phoenix with a 59% cash rental increase and a two-year extension in Atlanta with 4% escalators [14] Market Data and Key Metrics Changes - US net absorption was 23 million square feet in Q1 2025, with 19 million square feet in the company's 12 target markets [8] - The construction pipeline in the 12 target markets is approximately 87 million square feet, down nearly 75% from the 2022 peak of 330 million square feet [8] Company Strategy and Development Direction - The company focuses on increasing occupancy, enhancing returns, and executing a 12-market investment strategy in the Sunbelt and Lower Midwest [7] - The investment strategy is concentrated in markets with favorable demographics, employment, and population growth exceeding the national average [10] - The company has opportunistically sold two industrial assets for approximately $75 million at an average cash capitalization rate of 4.1% [11] Management's Comments on Operating Environment and Future Outlook - Management remains cautious in the near term due to trade policy uncertainties affecting tenant decisions, but leasing outcomes have been favorable [9] - The company believes its asset quality, tenant credit strength, and portfolio footprint align with onshoring initiatives, positioning it well for future growth [19] Other Important Information - The company repaid $50 million of the unswapped portion of a $300 million term loan, with a net debt to adjusted EBITDA ratio of 5.9 times at quarter end [16] - Approximately 47% of the company's ABR comes from tenants with investment-grade rated parent companies, indicating high credit quality [17] Q&A Session Summary Question: Known move outs and headwinds for future expirations - Management indicated it is too early to tell about known move outs for 2026 and 2027, but they are optimistic about tenant renewals due to high-quality properties [21][22] Question: Current yields and rents for large boxes - There has been slight markdown in market rents, but overall, face rates have remained stable with increased tenant improvements and concessions [24][26] Question: Future disposition plans - The company is currently on pause regarding disposition activity due to market uncertainty but has a long-term objective to concentrate on the 12 target markets [27][28] Question: Impact of redevelopment on guidance - The redevelopment project was anticipated and excluded from same store NOI growth guidance, with no impact on Q1 results [32][33] Question: Expected yield following redevelopment - The expected yield on the redevelopment is projected to be in the mid-teens, with significant incremental rent anticipated [36] Question: Market excitement for leasing spreads - Management expressed optimism about the Sunbelt markets, particularly in Dallas and Phoenix, for potential mark-to-market opportunities [41] Question: Demand from larger e-commerce players - There is increased activity from major retailers, including Amazon, which could positively impact leasing for the company's large boxes [46]

Financial Data and Key Metrics Changes - The company generated net investment income (NII) of $0.27 per share, unchanged from the previous quarter but down from $0.38 per share in the same quarter last year [27] - The net asset value (NAV) decreased to $7.57 per share from $8.43 at the end of the previous quarter and $9.64 a year ago, primarily due to fair value adjustments and distributions [28] - Investment income for the first quarter was $25 million, a slight decrease from $26 million in the prior year period, attributed to lower interest and fee income [25] Business Line Data and Key Metrics Changes - The total investment portfolio at the end of the first quarter stood at $690 million, with debt investments in 53 companies valued at $644 million and equity investments in 110 companies valued at $46 million [27] - New originations totaled $102 million, offset by $11 million in scheduled principal payments and $68 million in prepayments [27] - The debt portfolio yield was 15%, slightly down from 15.6% in the same quarter last year, while onboarding yields were 13%, up from 12.6% in the previous quarter [25][12] Market Data and Key Metrics Changes - Approximately $92 billion was invested in VC-backed companies in the first quarter, a 19% increase from the previous quarter, driven largely by significant AI deals [18] - The S&P Biotech Select Industry Index is down 14% year-over-year, indicating cooling investor sentiment in the life sciences market [19] - The exit market for VC-backed tech and life science companies remains nearly shut due to macroeconomic uncertainties, impacting the overall venture capital ecosystem [20] Company Strategy and Development Direction - The company aims to grow its portfolio while maintaining a focus on high-quality, well-sponsored tech and life science companies [20] - The management remains selective in originating loans due to the current macro environment, with a commitment to optimizing returns from stressed investments [16] - The partnership with Monroe Capital is expected to provide additional capital and scale, enhancing the company's ability to navigate current market challenges [9] Management's Comments on Operating Environment and Future Outlook - Management expressed guarded optimism for the year despite recent macroeconomic headwinds, including tariff-related uncertainties impacting recovery from stressed assets [5] - The company anticipates that as the macro environment normalizes, it will be positioned to grow its portfolio and increase NII to cover distributions over time [16] - Management highlighted the importance of maintaining a strong liquidity position, with $126 million in available liquidity as of March 31 [23] Other Important Information - The company declared regular monthly distributions of $0.11 per share through September 2025, supported by undistributed spillover income of $1 per share [27] - The advisor has agreed to waive a portion of its quarterly income incentive fees if NII falls below declared distributions [7] - The company is actively managing its portfolio to optimize returns and mitigate risks associated with stressed investments [15] Q&A Session Summary Question: How is the company managing spillover earnings in the current uncertain environment? - Management indicated that they plan to continue growing distributions through 2025 and will manage spillover earnings quarterly, reviewing them in discussions with the board [32][34] Question: What is the quality of deals currently being pursued? - Management noted a higher bar for selecting transactions, focusing on companies performing well operationally and backed by quality VCs, while being selective due to the current market conditions [36][38] Question: Is there a plan to raise leverage ratios to grow the portfolio? - The target leverage ratio is around 1.2x to 1.3x, with the current ratio at 1.29x, indicating a cautious approach to leverage [42][43] Question: How does the company plan to address the high dividend payout relative to debt yields? - Management stated that they review equity needs and funding pipelines quarterly, considering the balance between dividends and investment returns [47][48] Question: What is the impact of tariffs on the portfolio? - Management indicated that while there is some uncertainty due to tariffs, most portfolio companies have planned for potential impacts, and the overall effect has been more about market volatility than specific tariff issues [65][66] Question: What resources are available from the recent Monroe partnership? - The partnership is expected to provide support in stabilizing and growing the business, with ongoing collaboration to enhance operational effectiveness [68][69]

Financial Data and Key Metrics Changes - First quarter revenue was $632 million, down 4% sequentially and 6% year over year [10][11] - Non GAAP earnings per share was $0.52, above the midpoint of guidance [6][10] - Non GAAP gross margin was 10.1%, a 30 basis point decrease quarter over quarter but a 10 basis point increase year over year [10][13] - Non GAAP operating margin was 4.6%, down 50 basis points sequentially and 30 basis points year over year [10][11] Business Line Data and Key Metrics Changes - Semi cap revenue grew 18% year over year but decreased 2% quarter over quarter [11][19] - A and D sector revenue was up 15% year over year and 4% quarter over quarter [11][22] - Industrial revenue was down 2% quarter over quarter due to demand softness [11][21] - Medical revenue decreased 12% quarter over quarter, reflecting ongoing demand softness [12][22] - AC and C revenue decreased 12% quarter over quarter due to timing-related weaknesses [12][22] Market Data and Key Metrics Changes - The company has a significant U.S. manufacturing footprint at 36% and over 55% in North America [8][25] - Demand in the semi cap sector is expected to continue growing despite tariff uncertainties [19][20] - Medical sector recovery is anticipated in the second half of 2025 as inventory levels normalize [22][64] Company Strategy and Development Direction - The company is focused on optimizing supply chains for customers amid tariff-related uncertainties [5][27] - Continued investment in strategic growth areas, including a new facility in Penang, Malaysia [20][96] - The company is evaluating M&A opportunities that align with strategic plans while maintaining a focus on organic growth [28][102] Management's Comments on Operating Environment and Future Outlook - Management noted that while there are short-term risks due to global macroeconomic uncertainties, there are also mid to long-term opportunities [25][27] - The company expects to deliver sequential growth throughout the year, barring a recession caused by tariffs [27][28] - Management expressed confidence in returning to year-over-year growth in the second half of 2025 [16][40] Other Important Information - The company generated $27 million in free cash flow in the quarter, marking the eighth consecutive quarter of positive free cash flow [6][14] - Cash balance as of March 31 was $355 million, a year-over-year increase of $59 million [14] - The company paid cash dividends of $6.1 million and repurchased $8 million of outstanding shares during the quarter [14] Q&A Session Summary Question: Are customer pauses and pull-ins creating a net headwind? - Management indicated that the situation is balancing out, with some customers pausing and others pulling in orders, leading to uncertainty but not a significant bias in either direction [31][32] Question: What is the impact of supply chain optimization on existing customers? - Management noted that some bids are taking longer due to customers evaluating their supply chains, elongating the cycle for new bookings [33][34] Question: Where is the traction seen in the industrial sector? - Management highlighted a balance of new and existing customers, with strong follow-on business and new growth in automation solutions [36] Question: Is the expected rebound in medical driven by channel replenishment or new program launches? - Management indicated that both factors are contributing, with customers working through inventory and new competitive takeaways expected to drive growth [56][57] Question: What is the expected tax rate for the second half of the year? - Management projected a slight drop in the tax rate, estimating around 24% for the year [60] Question: How quickly can the company pivot or launch new programs? - Management stated that moving a customer to an existing facility is challenging, but new programs can ramp significantly in about six months if leveraging existing manufacturing knowledge [82] Question: Are there opportunities to acquire a customer's manufacturing facility? - Management expressed openness to discussions about taking over facilities if they align with existing operations but emphasized a preference against acquiring facilities at a premium [88][90]

Financial Data and Key Metrics Changes - NAREIT FFO was reported at $0.56 per share for Q1 2025, driven by same property NOI growth of 2.8% despite a 160 basis point drag from tenant disruption [12][13] - The company reduced leverage to 5.5 times debt to EBITDA and had $1.4 billion in available liquidity with no debt maturities until June 2026 [8][14] Business Line Data and Key Metrics Changes - The company executed 1.3 million square feet of new and renewal leases at a blended cash spread of 21%, with new leases at 48% and renewals at 14% [10] - The reinvestment pipeline reached $391 million with a weighted average return of 10%, and the leasing pipeline was up 30% in GLA year-over-year [11] Market Data and Key Metrics Changes - The company continues to capture a significant share of new store openings in core categories such as grocery and value apparel, with strong tenant performance driving year-over-year traffic growth [6][11] - The signed but not yet commenced pool totaled $60 million, with expectations to commence $48 million or 79% of this ABR ratably through the remainder of 2025 [13][14] Company Strategy and Development Direction - The company is focused on capitalizing on tenant disruption to bring in better tenants at higher rents, enhancing the overall portfolio quality [5][10] - The management expressed confidence in the ability to outperform in 2025 and 2026, supported by a robust leasing pipeline and low rent basis [6][9] Management's Comments on Operating Environment and Future Outlook - Management acknowledged the potential for economic slowdown and tariff uncertainty but emphasized strong tenant demand and the ability to navigate disruptions [5][6] - The company expects base rent to accelerate in the second half of the year as new leases commence, with a focus on maintaining a strong credit profile [15][16] Other Important Information - The company has maintained a conservative approach to guidance, factoring in potential tenant disruptions and bad debt [15][46] - The management highlighted the importance of tenant credit profiles and the resilience of their retail categories in the face of economic challenges [76][78] Q&A Session Summary Question: Exposure to Big Lots or Party City at quarter end - Management confirmed a 140 basis point impact from bankruptcies, primarily from Big Lots and Party City, and expects to recapture Joann boxes in May [17][18] Question: Growth visibility for the remainder of the year - Management expressed confidence in growth visibility due to a strong signed but not commenced pipeline and ongoing leasing activity [24][26] Question: Impact of tariffs on leasing discussions - Management noted that while tariffs are a concern, tenants in grocery and value segments are well-positioned and continue to show growth plans [28][30] Question: Expected capital spend for re-tenanting spaces - Management indicated that costs for re-tenanting are in line with previous backfills, averaging around $50 per square foot [62][64] Question: Impact of tariffs on tenant inventory - Management stated that retailers are preparing for potential tariff impacts and are adjusting sourcing strategies accordingly [90][92] Question: Guidance on lease term income - Management expects lease term income to normalize throughout the year, with visibility on tenant demand and credit [80][81]

Core Insights - AMD's upcoming earnings report is expected to provide clarity on the effects of tariff uncertainty and the potential trajectory of AI revenue [1] Group 1 - AMD management ceased to break down AI revenue figures in the last earnings report, indicating a shift in reporting strategy [1]