Broadstone(US:BNL)2025-10-30 16:00Financial Data and Key Metrics Changes - The company reported a 5.7% increase in quarterly Adjusted Funds From Operations (AFFO) per share compared to Q3 2024, reaching $0.37 per share [35] - Full-year 2025 AFFO per share guidance was raised to a range of $1.49 to $1.50, representing a growth of 4.2% to 4.9% for the year [6][37] - Year-to-date investments totaled $552.6 million, including $353.4 million in new property acquisitions and $150.2 million in build-to-suit developments [7] Business Line Data and Key Metrics Changes - The weighted average initial cash cap rate for new property acquisitions was reported at 7.1%, with a weighted average straight-line yield of 8.2% [7][31] - The build-to-suit program has started seven developments in 2025 with a budgeted deployment of $256.7 million, expected to deliver approximately $28 million of additional Annual Base Rent (ABR) [10][26] - The company achieved a 99.5% lease rate at the end of the quarter, with 100% of base rents collected [32] Market Data and Key Metrics Changes - The Eastern Pennsylvania industrial market is experiencing robust demand, with over 100 active tenants seeking more than 30 million square feet of space [29] - E-commerce continues to drive demand for logistics and distribution assets, particularly in major logistics hubs [12] Company Strategy and Development Direction - The company is focused on a differentiated build-to-suit strategy, which is expected to provide long-term, high-quality, de-risked growth [10][27] - The management emphasized maintaining rigorous discipline around the cost of capital and opportunistic dispositions to enhance portfolio quality [22] - The company plans to balance proactive equity capital market activities with prudent capital recycling to enhance shareholder value [23] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the long-term value of their assets and the ability to navigate challenges, citing successful handling of tenant credit events [34] - The company is optimistic about the industrial sector's growth driven by reshoring trends and increased demand for logistics facilities [12][96] - Management noted that while competition for build-to-suit projects has increased, strong relationships with developers provide a competitive edge [45] Other Important Information - The company successfully returned to the investment-grade bond market with a $350 million offering, which was nearly seven times oversubscribed [14][36] - The Board of Directors approved a $0.29 dividend per share, which remains well covered [37] Q&A Session Summary Question: On build-to-suit projects, is capital recycling a preferred outcome? - Management indicated that while they prefer to hold onto build-to-suit projects long-term, they are open to selling if it supports business growth [41][43] Question: Are there more competitive pressures for build-to-suit projects? - Management acknowledged increased competition but emphasized their strong developer relationships that provide ample opportunities [45] Question: What is the outlook for lease expirations and potential backfills? - Management reported a low percentage of ABR at risk and expressed confidence in their ability to manage lease expirations effectively [56] Question: What is the strategy for regular way dispositions? - Management stated that regular way dispositions will focus on portfolio pruning and opportunistic sales, with a goal of reinvesting proceeds into the investment pipeline [58] Question: Any specific tenants on the watch list for potential bad debt? - Management indicated no specific names of concern but noted ongoing monitoring of certain sectors [91]