Financial Data and Key Metrics Changes - The company reported an 8% growth in AFFO per share, while total revenue increased modestly by 1% and adjusted EBITDA decreased by 2% due to challenging market dynamics [6][7][27] - The annual AFFO per share guidance was reduced to a range of $3.20 to $3.40, down from the previous range of $3.40 to $3.60 [7][14] - Adjusted EBITDA guidance for the full year was revised to a range of $1.29 billion to $1.34 billion, down from $1.35 billion to $1.40 billion [14][15] Business Line Data and Key Metrics Changes - The Global Warehousing segment experienced a 4% decline in total NOI to $367 million, with same warehouse revenue down 3% [22] - The Global Integrated Solutions segment saw a 2% increase in revenue to $380 million and an 8% increase in NOI to $68 million, with an NOI margin improvement of 100 basis points to 17.9% [24] Market Data and Key Metrics Changes - The company noted that same warehouse NOI was down 6% year over year due to elevated inventory levels experienced last year [7] - There was a sequential improvement in same store NOI from $336 million to $343 million, indicating a positive trend despite the seasonal challenges [7][8] Company Strategy and Development Direction - The company is focused on driving competitive differentiation through customer success, leveraging network effects, and enhancing warehouse productivity [18][19] - The rollout of the LINO F technology is expected to accelerate, with plans to complete 10 conversions by year-end, showing double-digit productivity improvements [9][20] - The company aims to strengthen its position as an industry leader by improving supply chain efficiency for customers and enhancing service through technology partnerships [18][19] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the core business despite current market challenges, citing high food prices, interest rates, and tariff impacts as ongoing concerns [6][16] - The company anticipates a seasonal uplift in occupancy in the second half of the year, although it has adjusted expectations for the magnitude of this uplift [12][32] - Management emphasized the importance of internal initiatives and customer relationships in driving future growth, despite the current economic pressures [82][83] Other Important Information - The company completed a $500 million investment-grade bond offering, which has been well received by investors [9][25] - The company has a net debt of $7.4 billion and total liquidity of $1.5 billion, indicating a disciplined approach to capital deployment [25] Q&A Session Summary Question: Why was guidance reiterated at NAREIT and then revised down? - Management explained that occupancy guidance changed due to a delay in typical seasonal uplift, which was observed later than usual [30][32] Question: What are the arguments for low occupancy and throughput? - Management noted that high food prices and consumer behavior are impacting inventory levels, but they believe the industry is stabilizing [35][36] Question: Can you provide updates on the LINOS pilot? - Management confirmed that LINOS is exceeding expectations with double-digit productivity improvements across implemented sites [39][40] Question: What is the pricing strategy for storage? - Management stated that pricing levels remain stable, with a 5% sequential improvement in storage revenue per physical pallet [46][48] Question: What is the outlook for throughput and supply in the industry? - Management indicated that throughput is under pressure due to elevated inventory levels, but they expect a decrease in new supply coming online in 2026 [51][55] Question: What assumptions underpin the Q3 and Q4 guidance? - Management highlighted that occupancy expectations were adjusted, but they remain confident in productivity improvements and internal initiatives [58][60] Question: How conservative is the guidance for the back half of the year? - Management stated that the guidance reflects a prudent approach, with occupancy levels expected to improve sequentially [99][100]