Financial Data and Key Metrics Changes - The company reported a 17% sequential increase in Net Operating Income (NOI), driven by organic growth and acquisitions [11] - Same property NOI increased by 3.7% year-to-date and 2.6% for the third quarter, despite a 40 basis point headwind from uncollectible revenue [12][14] - The company raised its Operating Funds from Operations (OFFO) guidance to a range between $1.04 and $1.05 per share, reflecting better-than-expected operations and acquisition pacing [13] Business Line Data and Key Metrics Changes - The company signed nearly 400,000 square feet of new leases and renewals, with new lease spreads averaging over 20% and renewal spreads just under 10% [5] - Leasing volume in the third quarter hit record levels, contributing to a lease rate increase of 60 basis points to 96.7% [12] Market Data and Key Metrics Changes - The company owns a portfolio totaling 4.5 million square feet, with the total U.S. market for convenience shopping centers being 950 million square feet [8] - The company expects to invest around $750 million in acquisitions for 2025, significantly exceeding the original guidance of $500 million [10] Company Strategy and Development Direction - The company focuses on acquiring top-tier convenience retail assets, emphasizing capital efficiency and alignment with consumer behavior [5][6] - The strategy includes investing in simple, flexible buildings that support a variety of uses, driving strong tenant demand and rising rents [7] - The company aims to generate double-digit free cash flow growth for several years, supported by a strong balance sheet and disciplined acquisition strategy [9] Management's Comments on Operating Environment and Future Outlook - Management expressed optimism about the growth opportunities in the fragmented convenience marketplace, highlighting the depth and liquidity of the asset class [10] - The company anticipates continued strong demand for high-quality convenience shopping centers, with a focus on maintaining a diversified tenant base [8][9] Other Important Information - The company closed a $150 million term loan and a $150 million private placement bond offering, bringing total debt capital raised to $400 million at a weighted average rate of 5% [17] - The company expects to end the year with over $250 million in cash and a net debt to EBITDA ratio of less than one time, providing substantial liquidity for future acquisitions [18] Q&A Session Summary Question: How is the company thinking about equity given the strong balance sheet? - Management indicated that they have instituted an ATM program and a share buyback, considering equity only if it is accretive for capital use [21] Question: What is the stabilized yield on recent lease-up acquisitions? - The company noted that the going-in cap rate was slightly higher than the previous quarter, blending to the low 6% range, with expectations for market rents to continue growing [22] Question: What is the acquisition pipeline looking like heading into 2026? - Management stated that the amount of inventory being underwritten is increasing, with a confident outlook for $750 million in acquisitions for 2025 and potential upside [25][28] Question: How sensitive is the competition to changes in interest rates? - Management noted that competition is impacted by rates, with many competitors being levered buyers, while the company remains a cash buyer, making it a desirable counterparty [64]

Financial Data and Key Metrics Changes - The company delivered FFO and DPS of 20.7¢ per security, slightly above guidance of 20.6¢, with like-for-like income growth of 2.9% and occupancy reaching 99.9% [4][7][8] - Gearing stands at 29.4%, positioned at the lower end of the target range, expected to increase with capital deployment into growth opportunities [5][9] - NTA per security grew by 8¢ or 2.2% to $3.64, supported by underlying rental growth and cap rate compression [8][10] Business Line Data and Key Metrics Changes - The portfolio consists of over 90 assets valued at over $700 million, with a significant focus on metro and highway locations [2][3] - The company executed $38.8 million in divestments in the first half, enhancing portfolio quality and providing balance sheet capacity for future growth [4][12] Market Data and Key Metrics Changes - Property valuations increased by 2.3%, driven by rental growth and cap rate compression of eight basis points [10] - The portfolio capitalization rate is 6.32%, supported by strength in the underlying transaction market [10] Company Strategy and Development Direction - The company is focused on developing the Glasshouse Mountains project, which will enhance overall portfolio quality and increase strategic weighting to highway assets [11][12] - Future growth initiatives include progressing the redevelopment of Glasshouse Mountain southbound and securing other growth opportunities [13] Management's Comments on Operating Environment and Future Outlook - Management noted a slowdown in momentum leading up to the federal election, but a strong increase in volumes post-election [11] - For FY '26, the company expects to deliver FFO and distributions per security of 20.9¢, reflecting year-on-year growth of 1.2% [13] Other Important Information - The company maintains a carbon-neutral position across controlled assets and engages with tenants to support their ESG objectives [6] - Environmental initiatives are integral to development plans, including EV charging bays and renewable energy sources [7] Q&A Session Summary Question: Can you walk us through the bridge in FY '26 regarding key moving parts and drivers? - Management indicated that like-for-like NOI growth will be similar, offset by a moderate increase in the cost of debt and dilution from asset sales [16] Question: Are you assuming any more capital deployment during the period? - Guidance does not assume capital deployment beyond the Glasshouse Mountains northbound project [17] Question: What is the focus on the pipeline for restocking? - The focus is on convenience retail hubs and highway sites with truck stop facilities, with ongoing discussions with developers [18][19] Question: How much are you willing to spend on new projects? - The company has a buying capacity of approximately $50 to $60 million while remaining within the target gearing range [20] Question: What are the key metrics for the development project? - Expected development IRR is around 20%, with a long-term hold IRR of about 10% [22]