Plymouth Industrial REIT(PLYM) - 2019 Q1 - Earnings Call Transcript

Financial Data and Key Metrics Changes - The first quarter operating results were consistent with the full year guidance, showing strong sequential and year-over-year growth in all financial results [27] - The company experienced significant year-over-year acquisition activity that drove revenues, NOI, EBITDA, FFO, and AFFO, with an increase in depreciation and amortization impacting net loss [28] - The adjusted guidance for FFO is now $2.48 to $2.51 per share, and for AFFO, it is $1.95 to $2 per share [32] Business Line Data and Key Metrics Changes - A total of 823,000 square feet of leases were signed in Q1, with a 14% increase in rental rates on a cash basis [12][19] - Occupancy at March 31 was 94.5%, slightly down from year-end, but expected to rise to between 95% and 96% for the year [20] - Tenant retention run rate for the year is 81.3%, with 1.3 million square feet of leases renewed out of 1.6 million square feet due to expire [21] Market Data and Key Metrics Changes - The acquisition pipeline stands at approximately $420 million, with cap rates between 7% and 9% in targeted markets [22] - The company is actively pursuing acquisitions in markets like Jacksonville, Chicago, Indianapolis, and Atlanta, focusing on Class B warehouse and light manufacturing properties [22] Company Strategy and Development Direction - The company aims to maintain momentum in leasing and acquisitions while being disciplined in capital allocation [17] - The focus remains on acquiring properties in tight submarkets with strong tenants and favorable real estate fundamentals [12] - The company is exploring UPREIT opportunities, indicating a strategy to merge with owners of assets needing operational improvements [52] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the leasing momentum and the ability to push rental rates, driving NOI growth [21] - The competitive landscape is described as crowded, but the company believes it has a unique position in the market focusing on Class B facilities [46][48] - Management is optimistic about the future, citing strong demand for shares and a robust acquisition pipeline [67] Other Important Information - The company initiated an ATM program, raising approximately $7 million in proceeds, which will be used for acquisitions [15][16] - The balance sheet shows 90% of debt in place with fixed interest rates, and the company plans to work on reducing leverage over time [36] Q&A Session Summary Question: Can you go through the CapEx again? - The recurring CapEx budget was adjusted to $3.5 million to $3.7 million, increasing the bottom end but not affecting AFFO guidance [39][40] Question: Does the stock price increase change the timeline for reducing leverage? - Management plans to continue a methodical approach to deleveraging while maintaining a strong capital structure [42] Question: Is the industrial REIT sector expanding buying opportunities? - The market is crowded, but the company sees a robust pipeline and remains focused on its niche in Class B facilities [46][48] Question: Are there more UPREIT opportunities now? - There is an increase in UPREIT opportunities, with ongoing discussions with interested parties [52] Question: What markets are appealing right now? - The company is happy with all current markets and aims to expand in Chicago, Jacksonville, and Atlanta [72]