Agree Realty(US:ADC)2025-10-22 14:02Financial Data and Key Metrics Changes - The company reported core FFO per share for Q3 of $1.09, an increase of 8.4% year-over-year [15] - AFFO per share for Q3 increased 7.2% year-over-year to $1.10, which is $0.02 above consensus [15] - The company raised its AFFO per share guidance for the year to a new range of $4.31 to $4.33, implying approximately 4.4% year-over-year growth at the midpoint [15][8] Business Line Data and Key Metrics Changes - In Q3, the company invested over $450 million in 110 high-quality retail net lease properties across three platforms, including the acquisition of 90 assets for over $400 million [9][10] - The weighted average cap rate for acquisitions was 7.2% with a weighted average lease term of 10.7 years [9] - Investment-grade retailers accounted for 70% of the annualized base rent acquired, the highest mark so far this year [9] Market Data and Key Metrics Changes - The company has invested nearly $1.2 billion across 257 retail net lease properties spanning 40 states and 29 retail sectors in the first nine months of the year [9] - The occupancy rate for the quarter remained strong at 99.7%, with investment-grade exposure at 67% [14] Company Strategy and Development Direction - The company is increasing its full-year 2025 investment guidance to a new range of $1.5 to $1.65 billion, representing a 65% increase from last year's investment volume [6] - The company aims to achieve a medium-term goal of $250 million in commenced development projects annually [10] - The company is focused on maintaining a disciplined capital allocation strategy while expanding its retail portfolio [7] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the current investment pace and does not foresee any slowdown in 2025 [24] - The company has a fortress balance sheet with over $1.9 billion of liquidity and no material debt maturities until 2028 [7] - Management noted that the trade-down effect is benefiting their tenant base, as middle-class customers are shifting to more value-oriented retailers [85] Other Important Information - The company received an A-minus issuer rating from Fitch Ratings, making it one of only 13 publicly listed U.S. REITs with an A-minus credit rating or better [7] - The company executed new leases, extensions, or options on approximately 860,000 square feet of gross leasable area during the quarter [12] Q&A Session Summary Question: Can you walk through the timing and settlement of the forward equity? - The company has about 14 million shares of forward equity outstanding, with roughly 6 million shares maturing in the fourth quarter [23] Question: Is there anything on the horizon that could slow the acquisition pace? - Management does not see any factors that would slow down the acquisition pace in 2025 [24] Question: Are you seeing increased competition affecting cap rates? - Management has not seen any material change in cap rates year-to-date and believes their differentiated approach helps navigate competition [28] Question: What is the anticipated credit loss for the year? - The company experienced about 21 basis points of credit loss in Q3 and anticipates approximately 25 basis points for the year [37] Question: How do you view the current consumer environment? - The company is seeing positive flow-through for most categories, benefiting from the trade-down effect among middle-class consumers [85]