Centerspace(US:CSR)2026-02-18 16:02Financial Data and Key Metrics Changes - The company reported fourth quarter Core FFO of $1.25 per diluted share, reflecting a 4.8% year-over-year increase in Q4 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, despite a 40 basis point decline in occupancy [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 the 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 - Favorable absorption in Minneapolis, the largest market, led to positive blended increases of 1.1%, while North Dakota led the portfolio with blended increases of 4.5% in the quarter [7] - In Denver, blended rent trade outs decreased by 4.3% due to supply pressures, although absorption rates remained above historical norms [8] Company Strategy and Development Direction - The company is undergoing a strategic review to evaluate alternatives for maximizing shareholder value, initiated from a position of strength after transforming into a pure-play multifamily REIT [4][5] - The company executed $493 million in transaction activity in 2025, including entering new markets and pruning holdings, aimed at improving portfolio diversification and cash flow [9] Management's Comments on Operating Environment and Future Outlook - Management expects 2026 to be a year of stability and growth, particularly in Minneapolis, while acknowledging ongoing pressures in Denver due to new deliveries and slow job growth [10][11] - The company anticipates Core FFO per diluted share to remain stable year-over-year, with same-store NOI expected to increase by 75 basis points [13] Other Important Information - The company expanded its unsecured credit facility by $150 million and repurchased 3.5 million common shares, reinforcing confidence in its stock value [10] - The leverage profile improved to 7.5x net debt to EBITDA following a disposition in Minneapolis [15] 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 and new lease trade outs improving in most Midwest markets [19] Question: How do you see the Denver market playing out in 2026? - Management anticipates continued concessionary pressure in the first half of 2026, with expectations for improvement as supply dynamics normalize [21][22] Question: Is the underlying plan for the company continuing while the strategic review is ongoing? - Management confirmed that strategic initiatives executed in 2025 are still in effect, while the strategic review focuses on capital allocation [27] Question: Do you have any January or quarter-to-date leasing stats? - Management reported that overall blends were flat to slightly negative, with renewals remaining strong in the mid-3% range [28] Question: What is driving the lower retention rate forecast for 2026? - Management indicated that the lower retention rate is a conservative estimate based on recent performance and market conditions [52] Question: How has the experience in Denver and Minneapolis affected assessments of other markets? - Management noted that business friendliness and regulatory environments are key considerations for new market assessments, with no significant changes in current markets [38]