Gladstone Commercial (NasdaqGS:GOOD) Q4 2025 Earnings call February 19, 2026 08:30 AM ET Company ParticipantsBuzz Cooper - PresidentCatherine Gerkis - Director of Investor RelationsDave Storms - Director of ResearchDavid Gladstone - Chairman and CEOGary Gerson - CFO and Assistant TreasurerConference Call ParticipantsCraig Kucera - Equity Research AnalystJohn Massocca - Senior Research AnalystOperatorGreetings, and welcome to Gladstone Commercial Corporation year-end and fourth quarter earnings conference ca ...

Financial Data and Key Metrics Changes - For the full year 2025, core FFO was reported at $0.87 per diluted share, with Q4 core FFO at $0.23 per diluted share [24] - Same-store property cash NOI increased by 3.4% year-over-year for Q4 and 60 basis points for the full year [24] - Operating expenses increased by 1.7% for Q4 and 3.4% for the full year, primarily due to higher real estate taxes and cleaning-related labor costs [25] Business Line Data and Key Metrics Changes - The office portfolio is 93.5% leased, reflecting strong demand for top-quality, modernized buildings [8][19] - The observatory business generated approximately $24 million of NOI in Q4 and $90 million for the full year, with revenue per capita increasing by 6.9% year-over-year in Q4 [25][9] - The multifamily portfolio reported occupancy just under 98%, with revenue increasing by 9% year-over-year in Q4 [23] Market Data and Key Metrics Changes - The leasing team signed over 458,000 sq ft of new and renewal leases in Q4, achieving positive mark-to-market lease spreads of 6.4% in the Manhattan office portfolio [20] - The market for large block, institutional quality office space remains supply-constrained, with strong demand [15] - The company anticipates a year-end occupancy guidance of 90%-92% for 2026, despite expected temporary dips [22][27] Company Strategy and Development Direction - The company has transformed its portfolio to a 100% New York City focus, enhancing cash flow and portfolio quality [12][8] - Management emphasizes disciplined capital allocation and opportunistic share repurchases as part of their strategy [17][18] - The company aims to leverage its operating platform to drive occupancy, rents, and returns in a competitive market [15] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the long-term cash growth potential of the portfolio, despite known tenant rollovers impacting FFO growth in 2026 [8] - The company remains focused on enhancing the guest experience and broadening marketing reach for the observatory, anticipating a recovery in international visitation [48][30] - Management acknowledged the impact of external factors, such as potential increases in property taxes, but remains optimistic about leasing demand [38][44] Other Important Information - The company completed $1 billion in acquisitions of high-quality real estate, improving cash flow and portfolio quality [8][11] - The company achieved the highest possible GRESB rating for the sixth consecutive year, reflecting its commitment to sustainability [10] - The company has a well-laddered maturity schedule with no unaddressed debt maturities until March 2027 [11] Q&A Session Summary Question: Outlook on leasing activity for Q1 2026 - Management indicated strong market tenor with over 170,000 sq ft of leases in the pipeline for Q1 and Q2 [33] Question: Details on the sale of the Stamford asset - The asset was sold for mid-$60 million, aligning with capital recycling objectives [34] Question: Impact of proposed property tax increases - Management stated that any increase would be passed through to tenants, and they remain focused on market conditions [38][39] Question: Effects of AI on leasing decisions - Management noted strong demand for high-quality office space, with AI contributing positively to leasing activity [40][41] Question: Impact of new mayor's policies on leasing discussions - Management confirmed that there has been no impact on leasing discussions due to the new mayor's rhetoric or policies [44] Question: Competition and economic outlook for the observatory - Management highlighted a shift in visitor demographics and competitive positioning, with a focus on direct marketing strategies [48][49]

Financial Data and Key Metrics Changes - For the full year 2025, core FFO was reported at $0.87 per diluted share, with Q4 core FFO at $0.23 per diluted share [24] - Same-store property cash NOI increased by 3.4% year-over-year for Q4 and 60 basis points for the full year [24] - Operating expenses increased by 1.7% for Q4 and 3.4% for the full year, primarily due to higher real estate taxes and cleaning-related labor costs [25] Business Line Data and Key Metrics Changes - The office portfolio is 93.5% leased, reflecting strong demand for top-tier, modernized properties [8][19] - The multifamily portfolio showed excellent performance with occupancy just under 98% and revenue increasing by 9% year-over-year in Q4 [23] - The Observatory business generated approximately $24 million of NOI in Q4 and $90 million for the full year, with revenue per capita increasing by 6.9% year-over-year in Q4 [25] Market Data and Key Metrics Changes - The leasing market in New York City is described as the strongest since 2019, with strong demand across various industries [19] - The company has a pipeline of over 170,000 sq ft of leases anticipated to close in the first and second quarters of 2026 [33] - The market for large block, institutional quality office space remains supply-constrained, with strong demand [15] Company Strategy and Development Direction - The company has transformed its portfolio to a 100% New York City focus, enhancing cash flow and portfolio quality [12] - A proactive balance sheet management strategy allows for strategic transactions and shareholder value creation [8] - The company aims to continue improving the quality of its portfolio and cash flows through prudent capital allocations [18] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the long-term cash growth potential of the portfolio despite known tenant rollovers impacting FFO growth in 2026 [8] - The company anticipates a consistent performance in 2026, with core FFO guidance ranging from $0.85 to $0.89 per diluted share [27] - Management remains focused on enhancing the guest experience and driving efficiencies in the Observatory business [30] Other Important Information - The company completed $1 billion in acquisitions of high-quality real estate and disposed of suburban commercial assets without tax leakage [8] - The company achieved the highest possible GRESB rating for the sixth consecutive year, reflecting its sustainability leadership [10] - Opportunistic share repurchases remain a strategic part of the capital allocation framework, with $6 million repurchased in Q4 [17] Q&A Session Summary Question: Outlook on leasing activity for Q1 2026 - Management indicated strong market tenor and a pipeline of over 170,000 sq ft of leases anticipated to close in the first and second quarters [33] Question: Details on the sale price of the Stamford asset - The asset was sold for mid-$60 million, with a cap rate around 7% [34] Question: Impact of proposed property tax increases - Management stated that any increase would be passed through to tenants, and the market dynamics would dictate rent adjustments [38][39] Question: Impact of AI on leasing decisions - Management noted strong demand for high-quality office space, with AI being a positive factor for leasing demand [40] Question: Impact of new mayor's policies on leasing discussions - Management confirmed that the new mayor's rhetoric has not impacted leasing discussions, with high demand remaining [44] Question: Competition and economic outlook for the Observatory - Management highlighted a shift in visitor composition and strong direct marketing efforts, with competition from other attractions noted [48][49]

Financial Data and Key Metrics Changes - For the full year 2025, core FFO was reported at $0.87 per diluted share, reflecting continued performance across the platform [4] - Same-store property cash NOI increased by 3.4% year-over-year for Q4 and 60 basis points for the full year [22] - Operating expenses increased by 1.7% for Q4 and 3.4% for the full year, primarily driven by higher real estate taxes and cleaning-related labor costs [22] Business Line Data and Key Metrics Changes - The office portfolio is 93.5% leased, with a 170 basis point increase in occupancy year-over-year [18] - The multifamily portfolio reported occupancy just under 98%, with revenue increasing by 9% year-over-year in Q4 and 10% for the full year [21] - The observatory business generated approximately $24 million of NOI in Q4 and $90 million for the full year, with revenue per capita increasing by 6.9% year-over-year in Q4 [23] Market Data and Key Metrics Changes - The leasing market in New York City is described as the strongest since 2019, with strong demand concentrated among top-quality, modernized buildings [18] - The company has a pipeline of over 170,000 sq ft of leases anticipated to close in the first and second quarters of 2026 [31] - The market for large block, institutional quality office space is supply-constrained, with strong demand [12] Company Strategy and Development Direction - The company has transformed its portfolio to a 100% New York City focus, enhancing cash flow and portfolio quality [6] - A proactive balance sheet management strategy is in place to provide flexibility for strategic transactions and shareholder value creation [6] - The company aims to continue improving the quality of its portfolio and cash flows through prudent capital allocations [17] Management's Comments on Operating Environment and Future Outlook - Management expects 2026 FFO and same-store cash NOI to be consistent with 2025 results, with anticipated commercial occupancy of 90%-92% by year-end 2026 [25] - Known tenant rollover is expected to impact FFO growth in 2026, but the portfolio is well-positioned for long-term cash growth [6] - The company remains optimistic about the return of traditional international visitors and is focused on enhancing guest experiences [8] Other Important Information - The company achieved the highest possible GRESB rating for the sixth consecutive year, reflecting its sustainability leadership [9] - Opportunistic share repurchases remain a strategic part of the capital allocation framework, with $6 million of shares repurchased in Q4 [16] - The company has completed $1 billion of acquisitions of high-quality real estate, improving cash flow and portfolio quality [6] Q&A Session Summary Question: Outlook on leasing activity for Q1 2026 - Management indicated strong market tenor and a pipeline of over 170,000 sq ft of leases anticipated to close in the first and second quarters [31] Question: Details on the sale of the Stamford asset - The sale price was mid-$60 million, with adjustments bringing it close to the debt balance [32] Question: Impact of proposed property tax increases - Management stated that any increase would be passed through to tenants, and the market dynamics would dictate rent adjustments [36][37] Question: Impact of AI on leasing decisions - Management noted strong demand for high-quality office space, with AI being a positive factor for leasing activity [38] Question: Impact of the new mayor's policies on leasing discussions - Management confirmed that there has been no impact on leasing discussions from the new mayor's rhetoric or policies [42] Question: Economic outlook for the observatory and competition - Management highlighted a shift in visitor composition towards more domestic visitors and noted competition from other attractions [46]

Core Viewpoint - Community Healthcare Trust is experiencing delays in closing a transaction involving six hospitals due to the buyer's need for due diligence, but expects to finalize the sale soon with increased activity noted in the first quarter of the following year [1][2][7]. Financial Performance - For Q4 2025, total revenue reached $30.9 million, reflecting a 5.6% increase year-over-year from $29.3 million, although it saw a slight sequential decrease from $31.1 million [18]. - Funds from operations (FFO) for Q4 totaled $13.3 million, up 4.6% from $12.7 million in the prior year, with a diluted per-share FFO of $0.49 [19]. - Adjusted funds from operations (AFFO) were reported at $14.9 million, a 2.1% increase from $14.6 million year-over-year, with AFFO per diluted share remaining unchanged at $0.55 [20]. Portfolio and Leasing - Occupancy rates improved to 90.6% in Q4 from 90.1% in the previous quarter, with the weighted average lease term increasing to seven years from 6.7 years [6][8]. - The company has three properties undergoing redevelopment, with the largest project expected to complete in Q2 2026, and anticipates occupancy to remain in the low nineties in the near term [9]. Capital Recycling and Transactions - Community Healthcare Trust sold an inpatient rehab facility at an approximate 7.9% cap rate, realizing a gain of about $11.5 million, and reinvested the proceeds into a new facility with an expected return of 9.3% [5][11]. - The company acquired three properties totaling 113,000 square feet for $64.5 million, all 100% leased with anticipated annual returns between 9.3% and 9.5% [12]. Dividend and Shareholder Returns - The company declared a fourth-quarter dividend of $0.4775 per share, which annualizes to $1.91, marking a consistent increase in dividends since its IPO [17].

Core Insights - The company is maintaining strategic selectivity in acquisitions to avoid issuing equity at current price levels, focusing on supporting existing client relationships [1] - Management is managing a tenant transition for six geriatric behavioral hospitals, with the buyer currently in due diligence, involving complex government-related liability verifications [1] - Interest expense has decreased slightly due to FOMC interest rate cuts impacting floating rates on the revolving credit facility [1] Group 1 - The company executed a 1031 like-kind exchange, selling an inpatient rehab facility at a 7.9% cap rate and reinvesting in a new facility at a 9.3% return to reduce tenant concentration [2] - Occupancy improved from 90.1% to 90.6% during the quarter, driven by active leasing and renewals, extending the weighted average lease term to seven years [2] Group 2 - Management attributed the slight quarter-over-quarter revenue decrease to the timing of capital recycling and asset disposition activity rather than underlying portfolio weakness [3] - The company expects embedded growth in 2026 from two major redevelopment projects, with the largest slated for rent commencement in the third quarter of 2026 [3] - Future acquisition volume is expected to focus on programmatic client business until the share price allows for accretive capital raises to resume brokered deal activity [3] - The company has $122.5 million in definitive purchase agreements for five properties to be acquired upon completion through 2027 at returns between 9.1% and 9.75% [3]

Financial Data and Key Metrics Changes - Kite Realty Group reported $0.52 of NAREIT FFO per share and $0.51 of Core FFO per share in Q4 2025, with full-year results of $2.10 and $2.06 respectively, reflecting a 3.5% year-over-year growth in Core FFO per share [15][16] - Same property NOI growth for the full year was 2.9%, exceeding original guidance by 115 basis points, with an average growth of 4% over the past four years [16][19] - The company maintained a net debt to EBITDA ratio of 4.9 times, below its long-term target range of 5-5.5 times [20] Business Line Data and Key Metrics Changes - The lease rate increased by 120 basis points sequentially, driven by strong demand, particularly from anchor tenants, with 9 anchor leases signed in Q4 and 28 for the full year [7][8] - Small shop lease rates increased by 50 basis points sequentially and 110 basis points year-over-year, indicating a steady upward trend over the last five years [8] Market Data and Key Metrics Changes - The company sold approximately $622 million of non-core assets, reducing the percentage of ABR from power centers by 400 basis points and increasing exposure to neighborhood, grocery, lifestyle, and mixed-use assets [6][11] - The signed-not-open pipeline grew by $4 million sequentially to $37 million of NOI, with 70% expected to come online in 2026 [16] Company Strategy and Development Direction - The company aims to focus on higher long-term organic growth by shedding lower growth assets and negotiating better annual rent bumps, targeting 200 basis points of embedded escalators in the portfolio [9][12] - Development activities include a significant expansion at One Loudoun, adding retail, office, hotel, and multifamily units to a premier mixed-use asset [9][10] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the operational momentum and the ability to capitalize on it in 2026 and beyond, emphasizing the importance of optimizing and de-risking the portfolio [15][20] - The guidance for 2026 includes NAREIT and Core FFO per share ranges between $2.06 and $2.12, with expectations of lower growth in the first half of the year followed by acceleration [17][18] Other Important Information - The company executed $300 million in stock buybacks at a significant discount to NAV, viewing it as a clear yield arbitrage opportunity [7][12] - The balance sheet remains strong with over $1 billion in liquidity, allowing for flexibility in capital allocation [20] Q&A Session Summary Question: Expectations on non-core dispositions pricing - Management indicated that pricing for non-core dispositions would be similar to 2025, with a healthy market demand for such products [24] Question: 1031 acquisitions product type - The focus remains on moving away from larger format centers towards neighborhood grocery and lifestyle mixed-use assets, with considerations for tax management [26][28] Question: Key factors driving guidance range - Factors include lower bad debt, rent commencement dates, and timing of transactional activities, with a focus on visibility for guidance [33][34] Question: Update on City Center disposition - The City Center is actively being remarketed, with a weighted average transactional date expected in August [41] Question: Broader acquisition environment - The market is active with strong bids across retail, and the company is underwriting several opportunities while focusing on embedded rent growth [44][45] Question: Components of bad debt expectations - A general reserve of 100 basis points was set, primarily due to specific tenants, with a focus on monitoring the situation throughout the year [50][51] Question: Flow-through from same-property NOI to FFO growth - Limitations on flow-through are attributed to recurring unpredictable items and non-cash items from previous mergers, which are expected to normalize [66] Question: Share repurchase strategy - The company continues to evaluate share repurchases based on market conditions and the potential for future growth, maintaining a focus on a healthy balance sheet [70][71]

Financial Data and Key Metrics Changes - Kite Realty Group reported NAREIT FFO per share of $0.52 and Core FFO per share of $0.51 for Q4 2025, with full-year figures of $2.10 and $2.06 respectively, reflecting a 3.5% year-over-year growth in Core FFO per share [13][14] - Same property NOI growth for the full year 2025 was 2.9%, exceeding original guidance by 115 basis points [14] - The company maintained a net debt to EBITDA ratio of 4.9 times, below its long-term target range of 5-5.5 times [19] Business Line Data and Key Metrics Changes - The lease rate increased by 120 basis points sequentially, driven by strong demand, particularly from anchor tenants [5][6] - The company signed leases with 9 anchor tenants in Q4 2025, totaling approximately 645,000 sq ft, with a blended comparable cash spread of 24% [6] - Small shop lease rates increased by 50 basis points sequentially and 110 basis points year-over-year, indicating a steady upward trajectory [6] Market Data and Key Metrics Changes - The company sold approximately $622 million of non-core assets, reducing the percentage of ABR from power centers by 400 basis points compared to the previous year [4][10] - The signed-not-open pipeline grew by $4 million sequentially to $37 million of NOI, with 70% expected to come online in 2026 [14] Company Strategy and Development Direction - The company is focused on higher long-term organic growth by shedding lower growth assets and negotiating better annual rent bumps, aiming for 200 basis points of embedded escalators in the portfolio [7][8] - Development activities include a significant expansion at One Loudoun, adding various retail and residential spaces to enhance the mixed-use asset [8][9] - The company aims to capitalize on strong market demand while optimizing its portfolio through strategic acquisitions and dispositions [11][19] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in converting momentum into results for 2026, emphasizing the importance of optimizing and de-risking the portfolio [13] - The guidance for 2026 includes NAREIT and Core FFO per share ranges of $2.06 to $2.12, with expectations of lower growth in the first half of the year followed by acceleration [15][17] - Management highlighted the importance of maintaining a strong balance sheet to pursue opportunities that enhance shareholder value while ensuring financial discipline [19] Other Important Information - The company allocated $300 million for stock buybacks at a significant discount to its consensus NAV, viewing it as a yield arbitrage opportunity [5][11] - The company is actively pursuing 1031 acquisitions, focusing on neighborhood grocery and lifestyle mixed-use assets to enhance embedded rent growth [24][27] Q&A Session Summary Question: Expectations on pricing for non-core dispositions - Management indicated that pricing would be similar to previous dispositions, with a healthy market demand for such products [22] Question: Type of product for 1031 acquisitions - The focus remains on moving away from larger format centers towards neighborhood grocery and lifestyle mixed-use assets, with an emphasis on embedded rent growth [24][27] Question: Key factors driving guidance range - Factors include lower bad debt, rent commencement dates, and timing of transactional activities, which could impact the high or low end of the guidance range [32][33] Question: Update on City Center disposition - City Center is included in the $115 million of non-core assets expected to be sold, with an estimated value in the mid-fifties million range [104]

Q3 FY26 Results Presentation February 16, 2026 Disclaimer Forward-Looking Statements This press release contains forward-looking statements within the meaning of Section 21E of the Securities Exchange Act of 1934, as amended and the Private Securities Litigation Reform Act of 1995. These forward-looking statements generally are identified by the words "believe," "project," "expect," "anticipate," "estimate," "intend," "strategy," "future," "opportunity," "plan," "may," "should," "will," "would," "will be," ...

Core Insights - SmartCentres Real Estate Investment Trust (TSE:SRU.UN) reported strong same-property net operating income (NOI) growth, high occupancy levels, and competitive rental increases, while maintaining a conservative balance sheet [3][5][20] Financial Performance - Same-property NOI growth for Q4 was 2.9%, or 5.1% excluding anchor tenants, with a potential growth of 4.5% if not for a credit loss provision related to one retail tenant [1] - For the year, same-property NOI grew 3.7%, or 5.6% excluding anchors, aligning with initial expectations [2] - Quarterly cash collections remained strong at nearly 99% [2] Occupancy and Leasing - Year-end occupancy was reported at 98.6%, unchanged from the previous quarter [2] - The REIT extended 88% of the 5.3 million square feet of space maturing during the year, with rental spreads of 8.4% excluding anchors and 6.3% overall [2] Development and Expansion - SmartCentres is planning an 85,000–90,000 square foot expansion at Toronto Premium Outlets, targeting an expected return of over 8% by 2028 [4][10] - The REIT is also expanding into complementary uses such as medical and entertainment facilities, supported by strong retail demand [8] Capital Structure and Liquidity - The company has over CAD 1 billion in liquidity, with 90% of its debt at fixed rates and an unencumbered asset pool of CAD 10 billion [5] - Adjusted debt to EBITDA was reported at 9.7 times, with a weighted average debt term to maturity of 3.4 years [6] Distribution and Payout - The REIT maintained its distribution at an annualized rate of CAD 1.85 per unit, with a payout ratio to adjusted funds from operations improving to 89.2% for the year [7] Market Outlook and Strategy - Management anticipates a healthy retail growth outlook over the next five years, driven by population growth and limited retail construction in recent years [17] - The REIT is actively pursuing new site acquisitions and approvals for shopping centers, with construction activity expected to ramp up next year [17]