Macro Environment - The macro environment is currently benign, with stocks at a record high and the economy stable, recession is not expected [1] - Earnings growth has been good and the tariff situation has generally abated [1] - The distress ratio is under 5%, and the amount of bank loans trading under 80 is 4% [2] - Inflation has clearly come down, with ongoing debate about whether it will settle at 2% or 3% [3] Company Performance & Investment Strategy - The company manages $100 billion of capital and invests in hundreds of companies, observing good earnings across the board [2] - The company is not seeing major challenges in pricing, despite tariffs, particularly in the areas where it invests [4][5] - The market has largely absorbed current tariff levels without significant inflationary impact [6] - The company focuses on picking good businesses and credits, rather than relying heavily on maintenance covenants [11][12] Interest Rates & Market Outlook - The forward curve suggests five rate cuts over the next year, though the company considers this potentially aggressive [7] - Long rates, particularly the 10-year and 30-year rates, are key considerations given the size of the deficit [8] - The market is digesting the cost of capital, and current levels are not considered worrisome [8]

M&A Activity & Market Outlook - M&A activity experienced a slow start in the first half of 2025, but a strong July suggests a potential increase in momentum for the second half of the year [1][2] - Confidence in capital markets is growing, contributing to the elevated M&A activity [4] - The bid-ask gap has narrowed from approximately two points to about a half a point, making deals more affordable and aligning buyer and seller expectations [5] Interest Rates & Economic Factors - A lower cost of capital is desired to sustain deal-making activity, although current rates haven't stopped deals entirely [6] - The market anticipates two interest rate cuts (two turns down) this year, fueling optimism [7][12] - The base case economic backdrop anticipates flat or declining inflation and a slight increase in GDP [12] Sector Focus - Technology is expected to remain a key sector for M&A activity for the next 5 years, driven by the race to acquire sophisticated AI technology [8][9] - Oil and gas, life sciences (due to strong cash reserves and the need to build R&D pipelines), and media and entertainment are also expected to see continued M&A activity [10] Regulatory Environment - Deregulation is considered a potential tailwind for companies seeking to consolidate [3] - The current administration's approach to regulation may be facilitating certain deals with fewer compromises [4]

M&A Activity & Market Outlook - M&A activity experienced a slow start in the first half of 2025, but July showed strength, suggesting a potential increase in the second half of the year [1][2] - Confidence in capital markets is growing, and the bid-ask gap has narrowed from approximately two points to about half a point, making deals more affordable and aligning buyer and seller expectations [4][5] - The industry anticipates two interest rate cuts (turns down) this year, fueling optimism in the market [7][12] Regulatory & Economic Factors - Deregulation, potentially influenced by the Trump administration, may be a tailwind for companies seeking consolidation [3] - The market is gaining confidence that interest rates will not return to levels seen three years prior, though a lower cost of capital is still desired [6] - The economic backdrop considered by EY includes expectations for inflation to remain flat or decrease and for GDP to increase slightly [12] Sector Focus - Technology is expected to remain a key sector for M&A activity for the next 5 years, driven by the race to acquire sophisticated AI technology for business modernization [8][9] - Oil and gas is experiencing a strong year and is expected to continue to see M&A activity [10] - Life sciences companies, with substantial cash reserves, are looking to build up their R&D pipelines through acquisitions [10] - There has been a surprising surge in media and entertainment deals this year [10]

Financial Data and Key Metrics Changes - The company's adjusted FFO for the quarter was $1.26 per share, an increase from $1.22 in the prior year, representing a growth of 3.3% [18] - AFFO for the quarter was $1.24 per share compared to $1.20 in the prior year, also reflecting a 3.3% increase [18] - Total revenue for the quarter was $178.1 million, up from $173.1 million in the prior year [18] - Rental revenue increased by $5.3 million year-over-year, primarily due to investment spending and higher percentage rents [19] Business Line Data and Key Metrics Changes - The experiential portfolio comprises 274 properties, accounting for 94% of total investments, which stood at approximately $6.5 billion [8] - The education portfolio consists of 55 properties, all of which were 100% leased at the end of the quarter [8] - The box office in Q2 was $2.7 billion, a 37% increase compared to Q2 2024, driven by strong performing titles [9] Market Data and Key Metrics Changes - The North American box office for the first half of the year was $4.1 billion, a 15% increase over 2024 [11] - The company estimates the North American box office for the calendar year 2025 to be between $9.3 billion and $9.7 billion [11] Company Strategy and Development Direction - The company is focusing on a disciplined approach to capital allocation and has a robust pipeline of opportunities, including over $100 million committed to experiential development and redevelopment projects [5] - The strategy includes capital recycling to position the portfolio with productive and diversified experiential assets [6] - The company is particularly bullish on the fitness and wellness space, anticipating high-quality opportunities for acquisition and development [16] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism regarding the box office recovery and consumer demand for theatrical exhibitions, with expectations for the Regal master lease to meet percentage rent expectations [7] - Despite macroeconomic pressures, the company believes its differentiated strategy provides resilience and opportunity [7] - Management noted that the cost of capital has improved, allowing for a more aggressive growth posture in pursuing new opportunities [5] Other Important Information - The company sold a vacant former Regal Theater to Costco for net proceeds of $24 million, demonstrating the value of good real estate [17] - Year-to-date, the company has sold approximately $130 million of assets and revised its 2025 disposition guidance to a range of $130 million to $145 million [18] Q&A Session Summary Question: Is there a significant amount of assets for sale at reasonable prices? - Management indicated that there are still robust opportunities in the market, with over half of the pipeline being acquisitions, while being discerning in capital deployment [30][31] Question: How are dispositions planned for the back half of the year? - Management stated that they are close to achieving their targeted disposition range and will continue to look for opportunities to lower theater exposure [34][36] Question: How is the balance sheet strategy being approached? - Management highlighted flexibility in the balance sheet, with plans for a bond transaction to reduce line balance and prepare for upcoming maturities [40][41] Question: What is the demand for core assets? - Management noted that there is increasing interest in the theater space, with more activity and acceptance of it as an asset class [45] Question: How does the company view its exposure to Six Flags? - Management expressed confidence in their relationship with Six Flags, noting that the company is rationalizing its fleet and creating opportunities for accretive transactions [98]

Financial Data and Key Metrics Changes - The company reported AFFO per share of $0.44, which is up 2.8% from Q2 last year [20] - Rental income for Q2 was $64.5 million, representing growth of over 11% compared to the same quarter last year [20] - The net debt to adjusted EBITDAre was 4.5 times, which is below the stated guidance of 5.5 to 6 times [18] Business Line Data and Key Metrics Changes - In Q2, the company acquired 24 properties for $84 million at a blended cap rate of 6.7% [12] - The automotive sector accounted for 68% of total acquisition volume, indicating a strong focus on this area [12] - The company has diversified its portfolio, with 34% of rent now coming from sectors outside casual dining [8] Market Data and Key Metrics Changes - The company noted that same-store sales for Olive Garden and LongHorn grew nearly 7% for the quarter ended May 2025 [8] - Chili's reported a same-store sales growth of 32% for the quarter ended March 2025, indicating strong performance in the casual dining sector [7] Company Strategy and Development Direction - The company aims to maintain a defensive portfolio focused on central retail and services, which are seen as tariff resistant [9] - The strategy includes modulating acquisitions based on the cost of capital, allowing the company to protect spreads without compromising portfolio quality [6] - The company is committed to maintaining high-quality standards in acquisitions and has a strong competitive advantage in its ability to fluctuate acquisition volumes [6][7] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the portfolio's resilience, highlighting a strong track record with low bad debt expense and effective releasing results [65] - The company anticipates a pullback in consumer spending due to potential recession or high inflation but believes it is well-positioned with low rents [9] - Management indicated that the current market conditions allow for continued execution of the company's strategy, with significant available capital for acquisitions [65] Other Important Information - The company has raised nearly $505 million in equity over the last twelve months, providing significant capacity for acquisitions [17] - The portfolio occupancy remains strong at 99.4%, with 99.8% of base rent collected for Q2 [22] Q&A Session Summary Question: Inquiry about acquisition team capacity - Management stated that the company is appropriately staffed and has the capacity to do more acquisitions if favorable pricing is available [25][27] Question: Impact of cap rate changes on acquisition opportunities - Management indicated that a 25 basis point decrease in cap rates could significantly increase acquisition opportunities, potentially by $100 million to $200 million [29][30] Question: Darden exposure and acquisition strategy - Management confirmed that while they have diversified Darden exposure, they will not hesitate to acquire Darden-related assets if the pricing is favorable [31][32] Question: Deal flow and competitive landscape - Management noted that deal flow has been consistent, but pricing remains a key factor in determining acquisition activity [48][49] Question: Future of veterinary retail property acquisitions - Management expressed interest in the veterinary retail sector, indicating it is a space they are comfortable exploring further [61]

Summary of W. P. Carey (WPC) 2025 Conference Call Company Overview - W. P. Carey is the second largest net lease REIT, ranking in the top 25 of all REITs by market cap with a current market cap of approximately $14 billion and an enterprise value of about $22 billion [4][5] - The company has been investing in net lease properties for over 50 years and has a diversified portfolio primarily in single-tenant net lease properties, including industrial, warehouse, and retail properties [4][5] - Approximately two-thirds of the portfolio is in North America, with the majority in the U.S., and one-third in Europe, focusing on developed countries in Northern and Western Europe [6][7] Financial Performance and Growth Drivers - W. P. Carey aims for growth through two main drivers: same-store bumps and external spread investing [7] - The company has an investment-grade balance sheet rated BBB+ by Moody's and A- by S&P, with well-laddered debt maturities and no need to access capital markets in 2025 [8] - The company plans to sell a non-core portfolio of assets, primarily operating self-storage, to fund its investment program [8][9] Investment Activity and Market Conditions - The investment market is currently strong, with expectations of continued activity despite potential tariff impacts [11][12] - Year-to-date, W. P. Carey has completed $450 million in deals and anticipates a total deal volume visibility of $570 million, trending towards the higher end of its initial guidance of $1 billion to $1.5 billion for the year [16][17] - The average cap rate for new deals is expected to be in the mid-7% range, consistent with previous years [13][14] Returns and Yield Expectations - The company targets initial cash yields in the mid-7% range, with average yields over the life of leases projected to be in the 9% range due to contractual increases and CPI-based escalators [20][21] - The GAAP cap rate is noted to be above 9%, contributing to internal growth [22] Capital Structure and Cost of Debt - W. P. Carey has a weighted average cost of debt around 3%, benefiting from lower euro bond rates compared to U.S. debt [25] - The company has a construction loan yielding 6% and a significant stake in Lineage, valued at approximately $250 million, providing additional capital sources [57][58] Tenant and Portfolio Management - The company has expanded its disclosure of tenant quality, now reporting on the top 25 tenants [66] - Recent tenant issues include a bankruptcy case with Hearth, which continued to pay rent during bankruptcy, and a restructuring with True Value, which has maintained 100% rent payments [67][68][70] - W. P. Carey is actively managing exposure to Helveg, a struggling retailer in Germany, with plans to reduce exposure and retenant properties [73][74] Future Outlook - The company expects to generate at least $100 million in proceeds from the sale of non-core assets, with a disposition guidance range of $500 million to $1 billion [52][59] - W. P. Carey is focused on maintaining long lease terms, typically between 15 to 25 years, providing visibility into cash flows and downside protection [48][49] Conclusion - W. P. Carey is well-positioned for growth in 2025, with a strong investment pipeline, diversified portfolio, and effective management of tenant relationships and capital sources, despite facing some challenges in specific tenant situations [62][64]

Financial Performance - Edison International's Q1 2025 GAAP EPS was $3.73[6], while Core EPS was $1.37[6] - The company reaffirmed its 2025 Core EPS guidance of $5.94–6.34[6] - Edison International anticipates a 5–7% Core EPS Compound Annual Growth Rate (CAGR) from 2025 to 2028, projecting EPS of $6.74–7.14 in 2028[5] Regulatory and Capital Investments - The company has a capital program of $38–43 billion for 2023–2028, supporting a projected rate base growth of approximately 6–8%[25] - SCE filed for a 2026 Cost of Capital, requesting an ROE of 11.75% compared to the 2025 authorized ROE of 10.33%[11] - SCE's 2025 General Rate Case (GRC) requests annual revenue requirement increases of approximately $1.9 billion in 2025, $670 million in 2026, $750 million in 2027, and $730 million in 2028[12] Wildfire and Legal Matters - The TKM settlement was approved, leading to a one-time Core EPS impact of approximately $0.30 and an annual interest expense reduction of $0.14[31] - SCE is pursuing cost recovery for the Woolsey fire, with a request of approximately $5.4 billion[28] - Approximately $1.6 billion will be recovered through securitization of AB 1054 capital expenditures[34]

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].