Agree Realty(US:ADC)2025-08-01 14:00Financial Data and Key Metrics Changes - The company invested over $725 million across its three external growth platforms in the first half of the year, representing more than a twofold increase compared to the same period last year [5] - Core FFO per share was $1.05 for Q2, a 1.3% increase year-over-year, while AFFO per share was $1.06, reflecting a 1.7% year-over-year increase [19] - The full year AFFO per share guidance was raised to a range of $4.29 to $4.32, indicating over 4% growth at the midpoint [8][19] Business Line Data and Key Metrics Changes - In Q2, the company invested over $350 million in 110 properties, including $328 million in acquisition volume across 91 high-quality retail net lease assets [10] - The weighted average cap rate of acquired properties was 7.1%, with a weighted average lease term of 12.2 years [11] - The company executed new leases, extensions, or options on approximately 950,000 square feet of gross leasable area during the quarter, with a recapture rate of approximately 104% [13] Market Data and Key Metrics Changes - The company noted the highest level of retailer demand for new brick-and-mortar locations since the Great Financial Crisis, with nearly every retailer focused on adding net new stores [10] - The investment grade exposure stood at 68%, and occupancy rebounded to 99.6% post re-tenanting of former Big Lots [14] Company Strategy and Development Direction - The company is focused on maintaining a dominant market position through a best-in-class team and a robust asset management platform [6] - The company anticipates a significant ramp-up in development spending, expecting at least a 50% year-over-year increase [12] - The strategic focus remains on core durable goods and necessity-based retailers, avoiding discretionary and experiential sectors [30] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the ability to provide consistent earnings growth without deviating from the investment strategy, despite a deteriorating consumer sentiment [30] - The company is well-positioned with over $2.3 billion in total liquidity and no material debt maturities until 2028, supporting growth into the next year [7][18] Other Important Information - The company raised over $1 billion in capital year-to-date, with total capital markets activity exceeding $1.3 billion [17] - The monthly cash dividend declared for Q2 was $0.0256 per common share, representing a 2.4% year-over-year increase [22] Q&A Session Summary Question: Can you give us some color about your ATM activity in 2Q and overall timing given your overnight equity offering in late April? - The ATM activity during the quarter all predated the overnight offering in April, and the company promised to remain inactive in the capital markets post-offering [26][27] Question: What’s the magnitude of acquisition cap rates going forward? - The company anticipates acquisition cap rates to expand but will remain focused within their established tenant base [28] Question: How are you thinking about retailer and consumer health right now? - Consumer health has deteriorated, but the focus remains on core durable goods and necessity-based retailers, which are expected to gain market share [30][32] Question: Can you talk about some of the opportunities in the DFT business for developments? - The company plans to break ground on a minimum of $100 million in projects before year-end, with a significant shadow pipeline [39][40] Question: Is there an upper limit on investment in the development platform? - The company has set a three-year goal of investing $250 million annually in development, with no speculative development planned [60][62] Question: What is the status of your watch list? - The watch list is minimal, primarily focused on At Home and a few movie theaters, with no significant credit issues anticipated [86][89]