Financial Data and Key Metrics Changes - The company reported adjusted funds from operations (AFFO) per share of $0.33 for Q2 2025, leading to an increase in full-year 2025 AFFO guidance to a range of $1.24 to $1.26 per share, reflecting nearly 8% year-over-year growth [6][7][15] - Funds from operations (FFO) for the quarter were $0.35 per diluted share, with the increase in guidance attributed to lower operating expenses and effective cost management [15][17] Business Line Data and Key Metrics Changes - The company executed ten-year leases for 31% of its portfolio, with 55% of leases featuring annual rent escalations, enhancing revenue predictability [4][5] - The same store cash net operating income (NOI) guidance was updated to a range of 7% to 9%, up from a previous range of 4% to 6%, driven by successful re-leasing efforts and reduced expenses [10][15] Market Data and Key Metrics Changes - The company completed acquisitions of 127 properties year-to-date for over $60 million, with a weighted average cap rate of 7.8% [8][9] - The net debt to annualized adjusted EBITDA ratio decreased to 5.1 times, down from 5.2 times in 2024, indicating improved leverage [9][17] Company Strategy and Development Direction - The company is focused on acquiring new assets and improving cash flow, with a strategy to consolidate a fragmented market [11][19] - The management emphasized the importance of maintaining a strong balance sheet while pursuing growth opportunities through acquisitions [5][9] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the value of the portfolio and its alignment with the Postal Service's mission, highlighting the importance of their partnership [11] - The new Postmaster General's commitment to the Postal Service's role in American infrastructure was noted as a positive development for the company's future [10][11] Other Important Information - The company raised nearly $18 million in equity through an ATM offering, indicating strong market support [17] - A quarterly dividend of $0.025 per share was approved, representing a 1% increase from the previous year, and remains well covered by AFFO [17] Q&A Session Summary Question: Can you walk us through the pickup in the same store NOI guidance? - Management explained that the increase in same store NOI is due to a combination of revenue growth from re-leasing efforts and reduced expenses, leading to a revised guidance [22][23] Question: What is driving the step down in the run rate for AFFO? - Management clarified that operating expenses are variable and depend on project scope and timing, with historical expense trends informing annual budgeting [24][25] Question: Can you discuss the efficiencies being implemented in acquisitions? - Management confirmed that while acquisitions are made at or above a 7.5% cap rate, operational efficiencies are expected to increase stabilized yields through effective management and leasing processes [28][29]

Core Insights - Healthcare Realty Trust reported a GAAP net loss of $157.9 million, or $0.45 per share, for Q2 2025, compared to a loss of $143.8 million, or $0.39 per share, in Q2 2024 [3][5] - The company achieved NAREIT FFO of $120.4 million, or $0.34 per share, and Normalized FFO of $143.7 million, or $0.41 per share, showing slight improvements year-over-year [3][5] - The company executed 341 new and renewal leases totaling 1.5 million square feet during the quarter, with a 5.1% growth in cash NOI and a 90% occupancy rate [4][5] Financial Performance - The company’s total revenues for Q2 2025 were $297.5 million, slightly down from $298.9 million in Q1 2025 [29] - Property operating expenses were $109.9 million, while general and administrative expenses increased to $23.5 million [29] - The company reported a total asset value of $10.2 billion as of Q2 2025, down from $10.5 billion in Q1 2025 [26] Leasing Activity - The weighted average lease term for new leases was 5.3 years, with an average annual escalator of 3.2% [6] - Health system leasing constituted approximately 33% of the signed lease volume in the quarter [6] - Significant new leases included a 24,000 square foot lease with CLS Health in Houston and a 23,000 square foot lease with UC Irvine Health in California [6] Disposition and Debt Management - The company completed asset sales totaling $182.4 million through nine transactions in Q2 2025, contributing to a year-to-date total of $210.5 million at a blended cap rate of 6.2% [7][8] - The run-rate Net Debt to Adjusted EBITDA ratio improved to 6.0x, with expectations to decrease to between 5.4x and 5.7x by year-end [7][8] - A $1.5 billion revolving credit facility was extended to mature in July 2030, with additional extension options on outstanding term loans [8] Strategic Initiatives - The company announced a series of leadership changes, including the appointment of Peter Scott as President and CEO, and initiated a platform restructuring to enhance operational performance [10][12] - A Strategic Plan was published to outline actions aimed at maximizing shareholder value and improving operational performance [9] - The Board approved a common stock dividend of $0.24 per share, representing a 23% reduction from the previous level [13][14] Guidance - The company increased its Normalized FFO per share guidance to a range of $1.57 to $1.61 and adjusted Same Store Cash NOI growth guidance to 3.25% - 4.00% [15] - The updated guidance reflects the company's outlook on rental rates, occupancy levels, and operating expenses [15]

Core Points - Healthcare Realty Trust reported a net loss attributable to common stockholders of $(44.9) million, or $(0.13) per diluted common share for Q1 2025 [1][19] - The company declared a quarterly dividend of $0.31 per share, payable on May 23, 2025 [3] - The company reaffirmed its earnings per share guidance for 2025, with a range of $(0.28) to $(0.20) [4] Leasing - Portfolio leasing activity in Q1 2025 totaled 1,450,000 square feet across 377 leases, including 1,002,000 square feet of renewals and 448,000 square feet of new and expansion leases [5] - The company signed new leases totaling 370,000 square feet in the first quarter [5] Same Store Metrics - Same store occupancy increased to 89.3% as of the end of Q1 2025, up from 89.2% in Q4 2024 [5] - Tenant retention improved to 84.8% in Q1 2025, compared to 81.6% in Q4 2024 [5] Balance Sheet - Total assets decreased to $10.5 billion in Q1 2025 from $10.7 billion in Q4 2024 [14][15] - Total liabilities remained relatively stable at $5.3 billion in Q1 2025, compared to $5.3 billion in Q4 2024 [15] Leadership - Peter A. Scott was appointed as President & CEO effective April 15, 2025, succeeding Connie Moore, who served as Interim President and CEO [5] Dividend - The company will pay a cash dividend of $0.31 per share on May 23, 2025, to Class A common stockholders of record on May 12, 2025 [3] Guidance - The company provided guidance for 2025, with expected earnings per share ranging from $(0.28) to $(0.20) and NAREIT FFO per share between $1.44 and $1.48 [4]