Essential Properties(EPRT) - 2025 Q3 - Earnings Call Transcript

Financial Data and Key Metrics Changes - In Q3 2025, the company reported an AFFO per share of $0.48, representing a 12% increase compared to 2024, with total AFFO reaching $96.2 million, up 24% year-over-year [15][17] - The company increased its 2025 AFFO per share guidance to a range of $1.87 to $1.89 and established initial 2026 guidance of $1.98 to $2.04, implying a growth rate of 6% to 8% [7][21] - Total G&A expenses for Q3 2025 were $10.2 million, up from $8.6 million in the same period of 2024, primarily due to increased compensation expenses [15][16] Business Line Data and Key Metrics Changes - The company executed $370 million in investments during the quarter, with a weighted average initial cash yield of 8% and a strong average GAAP yield of 10% [6][13] - Same store rent growth was reported at 1.6%, an increase from 1.4% in the previous quarter, with overall portfolio rent coverage rising to 3.6 times [10][11] - The company sold seven properties for $11.5 million in net proceeds, highlighting the importance of maintaining a liquid portfolio [11][12] Market Data and Key Metrics Changes - The company ended the quarter with investments in 2,266 properties leased to over 400 tenants, maintaining a weighted average lease term of approximately 14 years [9] - The percentage of ABR under one times rent coverage declined by 120 basis points, indicating improved tenant credit trends [10][11] Company Strategy and Development Direction - The company continues to focus on middle market sale leasebacks with growing operators, aiming to balance new operator additions with existing relationships [6][10] - The investment pipeline remains strong, with expectations to invest between $1 billion and $1.4 billion in 2026, supported by a stable interest rate environment [7][8] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the investment market and capital markets, noting that the interest rate environment is more stable, contributing to lower cap rates [28][61] - The company anticipates modest cap rate compression in the coming quarters, driven by a stable interest rate environment [7][36] Other Important Information - The company successfully executed a $400 million unsecured bond offering with a 5.4% coupon, improving its weighted average debt maturity to 4.5 years [18][19] - The company declared a cash dividend of $0.30 in the quarter, resulting in an AFFO payout ratio of 63% [17] Q&A Session Summary Question: Expectations for cap rates going forward - Management indicated that lower cap rates are expected due to a stable interest rate environment and a strong pipeline of sale leaseback opportunities [28][29] Question: New industrial assets and future expectations - The company has been investing in industrial outdoor storage sites and expects to continue this trend, focusing on granular fungible assets [30][31] Question: Credit loss assumptions for 2026 - Management stated that credit loss assumptions for 2026 are consistent with previous years, with a focus on specific assets and tenants [46][47] Question: Watch list update - The watch list for tenants with coverage less than one time has improved to 1.2 times, down 40 basis points quarter-over-quarter [96] Question: Investment opportunities by state - The company prioritizes investment opportunities based on tenant relationships rather than specific geographies, indicating a broad range of opportunities across the U.S. [100] Question: Impact of increased competition - Management acknowledged increased competition but emphasized their ability to execute and maintain a good reputation as a reliable capital provider [86][121]