Centerspace(US:CSR)2026-02-18 16:00Financial Data and Key Metrics Changes - Centerspace reported fourth quarter Core FFO of $1.25 per diluted share, reflecting a 4.8% year-over-year increase in same-store NOI [12] - Revenues from same-store communities increased by 1% compared to the same quarter in 2024, driven by a 1.5% increase in average monthly revenue per occupied home [12] - Same-store expenses decreased by 5.1% year-over-year, with improvements in both controllable and non-controllable expenses [12] Business Line Data and Key Metrics Changes - Same-store NOI growth was 3.5%, outpacing peers due to steady occupancy and expense discipline [5] - Blended leasing spreads increased by 10 basis points, with renewal spreads showing their highest growth of the year at 3.9% [6] - Retention for the full year was 58.2%, indicating relative affordability for residents [6] Market Data and Key Metrics Changes - Minneapolis, the largest market, experienced positive blended increases of 1.1%, while North Dakota led with blended increases of 4.5% in the quarter [6] - In Denver, blended rent trade outs decreased by 4.3% due to supply pressures, although absorption rates remained above historical norms [7] - The company expects Denver fundamentals to normalize as new construction starts have significantly decreased [7] Company Strategy and Development Direction - Centerspace is undergoing a strategic review to evaluate alternatives for maximizing shareholder value, initiated from a position of strength [4] - The company executed $493 million in transaction activity in 2025, including entering new markets and pruning holdings [9] - Looking ahead to 2026, the company anticipates momentum in many markets driven by measured supply profiles and strong local economies [10] Management's Comments on Operating Environment and Future Outlook - Management expressed confidence in the health and resilience of their markets, expecting stability and growth in Minneapolis [10] - In Denver, management noted ongoing concessionary pressures but expects improvements as the year progresses [21] - The company highlighted strong resident financial health and affordability, with income growth outpacing rent increases [57] Other Important Information - The company expanded its unsecured credit facility by $150 million and repurchased 3.5 million common shares [9] - For 2026, the company expects Core FFO per diluted share to remain stable year-over-year, with guidance for same-store NOI increases of 75 basis points [13] Q&A Session Summary Question: Can you talk us through some of your assumptions within the 2026 revenue guide? - Management expects blended rent growth to be in the mid-1% range, with renewals leading the way [18] Question: How do you see the Denver market playing out in 2026? - Management anticipates continued concessionary pressure in the first half of 2026 but expects improvements later in the year [21] Question: Is the underlying plan for the company continuing while the strategic review is ongoing? - Management confirmed that they feel good about their strategic execution in 2025, but the strategic review is focused on capital allocation [26] Question: Do you have any January or quarter-to-date leasing stats? - Management reported that blends were flat to slightly negative, with renewals remaining strong [28] Question: Are you able to buy back stock while the strategic review is ongoing? - Management stated that they need to complete the strategic review before resuming stock buybacks [35] Question: How has the experience in Denver and Minneapolis affected your assessment of other markets? - Management noted that business friendliness is a key consideration for new markets, and they are happy with their current market status [38] Question: Is there any concern about affordability given the trends in tax refunds? - Management indicated that rent-to-income ratios have held steady, with incomes increasing faster than rent [57] Question: What is driving the lower retention rate forecast for 2026? - Management is being conservative in their retention expectations due to slight downticks observed in Q4 [51] Question: Why is the expected value-add range wider and lower than in 2025? - Management is being selective with projects due to higher capital costs and the ongoing strategic review [52]