Financial Data and Key Metrics Changes - The company raised its full-year AFFO guidance, expecting mid-5% year-over-year growth, which is among the highest in the net lease sector [4] - AFFO per share for Q3 was $1.25, a 5.9% increase compared to the same quarter last year [13] - The company expects full-year AFFO to total between $4.93 and $4.99 per share, implying 5.5% year-over-year growth at the midpoint [14] Business Line Data and Key Metrics Changes - Year-to-date investment volume reached $1.65 billion with a weighted average initial cap rate of 7.6% [8] - Same-store rent growth for the quarter was 2.4% year-over-year, with expectations for full-year growth around 2.5% [16] - The company completed sales of 37 operating self-storage properties and one student housing property this year [18] Market Data and Key Metrics Changes - The company noted a significant number of opportunities in the U.S. market, while also increasing investment volume in Europe [9] - The investment split between North America and Europe was closer to 50/50 in Q3, indicating increased activity in Europe [45] - The company expects to maintain attractive spreads between investments and dispositions, estimating overall spreads of approximately 150 basis points for the year [15] Company Strategy and Development Direction - The company plans to allocate more capital to capital projects, which historically averaged around 10%-15% of annual investment volume [11] - The company aims to continue generating double-digit total shareholder returns in 2026 through a combination of AFFO growth and dividend yield [24] - The company is focused on maintaining a strong pipeline of transactions, with several hundred million dollars currently in process [10] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in sustaining momentum into 2026, citing a strong transaction environment and lower interest rate volatility [7] - The company has visibility into total rent loss of about $7 million for the year, which is lower than previous estimates [18] - Management noted that the broader credit quality has improved, allowing for strong earnings growth despite ongoing caution [40] Other Important Information - The company ended Q3 with liquidity totaling about $2.1 billion, providing flexibility for future investments [21] - The company increased its quarterly dividend by 4% year-over-year to $0.91 per share, supported by earnings growth [21] Q&A Session Summary Question: Update on operating self-storage asset sales and non-core capital sources for next year - Management indicated that equity will play a larger role in funding next year, with dispositions reverting to a more typical run rate [28][29] Question: Competition from private net lease platforms - Management acknowledged increased competition, particularly from private equity players, but noted that their experience and track record provide a competitive advantage [31][32] Question: Status of Hellweg leases and planned store takebacks - Management reported progress in reducing exposure to Hellweg, with several leases signed and sales expected to close soon [36][37] Question: Insights on the investment pipeline and geographic split - Management highlighted a strong near-term pipeline with a mix of U.S. and European investments, noting increased activity in Europe [45][46] Question: Sustainability of same-store rent growth amid inflation changes - Management expects contractual same-store growth to remain strong, supported by higher fixed increases on new investments [53] Question: Cap rate expectations and differences between U.S. and Europe - Management noted that cap rates have remained stable, with slight tightening expected in Europe due to earlier rate stabilization [80] Question: Visibility on 2026 and 2027 lease expirations - Management confirmed that virtually all expiring ABR for 2026 and 2027 is actively being worked on, with manageable levels of expirations [109]