Q4 2025 NetSTREIT Corp Earnings Call

Speaker #2: We'll follow the formal presentation. Should anyone require operator assistance during the conference, please press star 0 on your telephone keypad. As a reminder, this conference is being recorded.

Speaker #2: It is now my pleasure to introduce your host, Matt Miller, Head of Capital Markets and Investor Relations. Thank you. You may begin. Good morning, and thank you for joining us for NETSTREIT's fourth quarter 2025 earnings conference call.

Matt Miller: Good morning. Thank you for joining us for NETSTREIT's fourth quarter 2025 earnings conference call. On today's call, management's remarks and responses to your questions may contain statements considered forward-looking under federal securities law. These statements address matters subject to risks and uncertainties that may cause actual results to differ from those discussed today.

Speaker #2: On today's call, management's remarks and responses to your questions may contain statements considered forward-looking under federal securities law. These statements address matters subject to risks and uncertainties that may cause actual results to differ from those discussed today.

Speaker #2: For more information on these factors, we encourage you to review our Forum 10-K for the year ended December 31st, 2025, and other SEC filings.

Operator: For more information on these factors, we encourage you to review our Form 10-K for the year ended 31 December 2025, and other SEC filings. All forward-looking statements are made as of today, 11 February 2025, and NETSTREIT assumes no obligation to update them in the future. In addition, certain financial information presented on this call includes non-GAAP financial measures. Please refer to our earnings release and supplemental package for definitions, reconciliations to the most comparable GAAP measures, and an explanation of their usefulness to investors, which can be found in the investor relations section of the company's website at netstreit.com. Today's call is hosted by NETSTREIT CEO Mark Manheimer and CFO Dan Donlan. They will make some preparatory remarks followed by a Q&A session. With that, I'll turn the call over to Mark.

Matt Miller: For more information on these factors, we encourage you to review our Form 10-K for the year ended 31 December 2025, and other SEC filings. All forward-looking statements are made as of today, 11 February 2025, and NETSTREIT assumes no obligation to update them in the future. In addition, certain financial information presented on this call includes non-GAAP financial measures. Please refer to our earnings release and supplemental package for definitions, reconciliations to the most comparable GAAP measures, and an explanation of their usefulness to investors, which can be found in the investor relations section of the company's website at netstreit.com. Today's call is hosted by NETSTREIT CEO Mark Manheimer and CFO Dan Donlan. They will make some preparatory remarks followed by a Q&A session. With that, I'll turn the call over to Mark.

Speaker #2: All forward-looking statements are made as of today, February 11th, 2025, in NETSTREIT assumes no obligation to update them in the future. In addition, certain financial information presented on this call includes non-GAAP financial measures.

Speaker #2: Please refer to our earnings release and supplemental package for definitions, reconciliations to the most comparable GAAP measures, and explanation of their usefulness to investors.

Speaker #2: Which can be found in the Investor Relations section of the company's website at netstreet.com. Today's call is hosted by NETSTREIT CEO Mark Manheimer and CFO Dan Donlan.

Speaker #2: They will make some prepared remarks, followed by a Q&A session. With that, I'll turn the call over to

Speaker #3: Thank you, Matt, and thank you all for joining us this morning on our 4th Quarter 2025 earnings call. I first want to congratulate the team on an outstanding 2025.

Operator: Thank you, Matt, and thank you all for joining us this morning on our Q4 2025 earnings call. I first want to congratulate the team on an outstanding 2025. We are efficiently running on all cylinders as we have the right people in place in each role across the entire organization to expand upon our success. We are well equipped from a balance sheet and cultural perspective at NETSTREIT to source the best opportunities, thoroughly underwrite them, and close them efficiently while also maintaining rigorous monitoring and asset management to get ahead of future risks. We had a strong quarter of accelerated transaction activity as we completed $245.4 million of gross investments, our highest quarter on record, at a blended cash yield of 7.5% with 15 years of a weighted average lease term.

Mark Manheimer: Thank you, Matt, and thank you all for joining us this morning on our Q4 2025 earnings call. I first want to congratulate the team on an outstanding 2025. We are efficiently running on all cylinders as we have the right people in place in each role across the entire organization to expand upon our success. We are well equipped from a balance sheet and cultural perspective at NETSTREIT to source the best opportunities, thoroughly underwrite them, and close them efficiently while also maintaining rigorous monitoring and asset management to get ahead of future risks. We had a strong quarter of accelerated transaction activity as we completed $245.4 million of gross investments, our highest quarter on record, at a blended cash yield of 7.5% with 15 years of a weighted average lease term.

Speaker #3: We are efficiently running on all cylinders as we have the right people in place in each role across the entire organization to expand upon our success.

Speaker #3: We are well-equipped from a balance sheet and cultural perspective at NETSTREIT to source the best opportunities thoroughly underwrite them and close them efficiently while also maintaining rigorous monitoring and asset management to get ahead of future risks.

Speaker #3: We had a strong quarter of accelerated transaction activity as we completed $245.4 million of gross investments, our highest quarter on record. At a blended cash yield of 7.5% with 15 years of weighted average lease term.

Speaker #3: For the full year, we completed a record $657.1 million of gross investments at a 7.5% blended cash yield, with 13.9 years of weighted average lease term.

Operator: For the full year, we completed a record $657.1 million of gross investments at a 7.5% blended cash yield with 13.9 years of a weighted average lease term. When considering how modest our investment goals were to start the year, this record-level investment activity is even more impressive as it demonstrates our team's ability to rapidly adapt to fluctuations in both our cost of capital and the overall net lease marketplace. In addition, we accomplished this record activity while maintaining our focus on diversification as evidenced by our record-level of dispositions, which were completed 60 basis points inside our blended cash yield on investments. Additionally, our diversification efforts led to 15 new tenants joining our roster in the fourth quarter alone, and with 31 new tenants being added for the full year.

Mark Manheimer: For the full year, we completed a record $657.1 million of gross investments at a 7.5% blended cash yield with 13.9 years of a weighted average lease term. When considering how modest our investment goals were to start the year, this record-level investment activity is even more impressive as it demonstrates our team's ability to rapidly adapt to fluctuations in both our cost of capital and the overall net lease marketplace. In addition, we accomplished this record activity while maintaining our focus on diversification as evidenced by our record-level of dispositions, which were completed 60 basis points inside our blended cash yield on investments. Additionally, our diversification efforts led to 15 new tenants joining our roster in the fourth quarter alone, and with 31 new tenants being added for the full year.

Speaker #3: When considering how modest our investment goals were to start the year, this record-level investment activity is even more impressive, as it demonstrates our team's ability to rapidly adapt to fluctuations in both our cost of capital and the overall net lease marketplace.

Speaker #3: In addition, we accomplished this record activity while maintaining our focus on diversification as evidenced by our record-level of dispositions which were completed 60 basis points inside our blended cash yield on investments.

Speaker #3: Additionally, our diversification efforts led to 15 new tenants joining our roster in the 4th quarter alone and with 31 new tenants being added for the full year.

Speaker #3: From an earnings perspective, our attractive investment activity helped us reach the high end of our upwardly revised AFFO per share guidance range. And looking ahead to this year, the team continues to find well-priced, high-quality investment opportunities with heightened levels of activity within the grocery, fitness, convenience store, and quick service restaurant industries.

Operator: From an earnings perspective, our attractive investment activity helped us reach the high end of our upwardly revised AFFO per share guidance range. Looking ahead to this year, the team continues to find well-priced, high-quality investment opportunities with heightened levels of activity within the grocery, fitness, convenience store, and quick-service restaurant industries. As previously announced, we achieved an investment-grade rating of BBB- from Fitch Ratings, which has greatly improved our access to debt and allows for tighter spreads. Coupled with our growing pipeline of opportunities, improving cost of capital, and our low dividend payout ratio, all of which have accelerated our growth prospects, we are increasing our quarterly dividend by 2.3% to $0.22 per share.

Mark Manheimer: From an earnings perspective, our attractive investment activity helped us reach the high end of our upwardly revised AFFO per share guidance range. Looking ahead to this year, the team continues to find well-priced, high-quality investment opportunities with heightened levels of activity within the grocery, fitness, convenience store, and quick-service restaurant industries. As previously announced, we achieved an investment-grade rating of BBB- from Fitch Ratings, which has greatly improved our access to debt and allows for tighter spreads. Coupled with our growing pipeline of opportunities, improving cost of capital, and our low dividend payout ratio, all of which have accelerated our growth prospects, we are increasing our quarterly dividend by 2.3% to $0.22 per share.

Speaker #3: As previously announced, we achieved an investment-grade rating of BBB- from Fitch Ratings, which has greatly improved our access to debt and allows for tighter spreads.

Speaker #3: Coupled with our growing pipeline of opportunities improving cost of capital and our low dividend payout ratio, all of which have accelerated our growth prospects, we are increasing our quarterly dividend by 2.3% to 22 cents per share.

Speaker #3: Our balance sheet remains in excellent condition with pro forma leverage of 3.8 times, $100 million of undrawn term loan capital as of today, $373.1 million of unsettled forward equity at year-end, and no major debt maturities until 2028.

Operator: Our balance sheet remains in excellent condition with pro forma leverage of 3.8 times, $100 million of undrawn term loan capital as of today, $373.1 million of unsettled forward equity at year-end, and no major debt maturities until 2028. Turning to the portfolio, we ended the quarter with investments in 758 properties that were leased to 129 tenants operating in 28 industries across 45 states. From a credit perspective, 58.3% of our total ABR is leased to investment-grade or investment-grade profile tenants. Our weighted average lease term remaining for the portfolio was 10.1 years, with just 2.4% of ABR expiring through 2027. The portfolio weighted average unit-level coverage is a very healthy 3.8 times.

Mark Manheimer: Our balance sheet remains in excellent condition with pro forma leverage of 3.8 times, $100 million of undrawn term loan capital as of today, $373.1 million of unsettled forward equity at year-end, and no major debt maturities until 2028. Turning to the portfolio, we ended the quarter with investments in 758 properties that were leased to 129 tenants operating in 28 industries across 45 states. From a credit perspective, 58.3% of our total ABR is leased to investment-grade or investment-grade profile tenants. Our weighted average lease term remaining for the portfolio was 10.1 years, with just 2.4% of ABR expiring through 2027. The portfolio weighted average unit-level coverage is a very healthy 3.8 times.

Speaker #3: Turning to the portfolio, we ended the quarter with investments in 758 properties that were leased to 129 tenants operating in 28 industries across 45 states.

Speaker #3: From a credit perspective, 58.3% of our total ABR is leased to investment-grade or investment-grade profile tenants. Our weighted average lease term remaining for the portfolio was 10.1 years, with just 2.4% of ABR expiring through 2027.

Speaker #3: The portfolio weighted average unit-level coverage is a very healthy 3.8 times. Moving on to dispositions, we sold 76 properties in 2025, totaling $178.6 million at a 6.9% cash yield.

Operator: Moving on to dispositions, we sold 76 properties in 2025, totaling $178.6 million at a 6.9% cash yield, which allowed us to accomplish all of our diversification goals for the year, including bringing all tenants below 5% of ABR. With our diversification efforts now met, we do anticipate selling fewer assets in 2026, with our focus turning more towards opportunistic sales and risk mitigation in order to get ahead of potential risks well before they can impact our AFFO per share. That said, we do expect to improve portfolio diversity through the year, with Walgreens representing less than 2% of ABR by 2026 year-end. We are confident in the strength of the portfolio we have constructed and the durability of our in-place rent stream.

Mark Manheimer: Moving on to dispositions, we sold 76 properties in 2025, totaling $178.6 million at a 6.9% cash yield, which allowed us to accomplish all of our diversification goals for the year, including bringing all tenants below 5% of ABR. With our diversification efforts now met, we do anticipate selling fewer assets in 2026, with our focus turning more towards opportunistic sales and risk mitigation in order to get ahead of potential risks well before they can impact our AFFO per share. That said, we do expect to improve portfolio diversity through the year, with Walgreens representing less than 2% of ABR by 2026 year-end. We are confident in the strength of the portfolio we have constructed and the durability of our in-place rent stream.

Speaker #3: Which allowed us to accomplish all of our diversification goals for the year, including bringing all tenants below 5% of ABR. With our diversification efforts now met, we do anticipate selling fewer assets in 2026, with our focus turning more towards opportunistic sales and risk mitigation in order to get ahead of potential risks well before they can impact our AFFO per share.

Speaker #3: That said, we do expect to improve portfolio diversity through the year with Walgreens representing less than 2% of ABR by 2026 year-end. We are confident in the strength of the portfolio we have constructed and the durability of our in-place rent stream.

Speaker #3: More specifically, when analyzing the ABR that expires over the next four years, we continue to see a high probability of renewal given the cohort's blended rent coverage ratio of 5.1 times and our ongoing dialogue with these tenants.

Operator: More specifically, when analyzing the ABR that expires over the next 4 years, we continue to see a high probability of renewal given the cohort's blended rent coverage ratio of 5.1 times and our ongoing dialogue with these tenants. Coupled with our high corporate credit portfolio, properties with in-place rents near market with strong real estate fundamentals, and active asset management process, we remain confident that our portfolio can continue to produce the most consistent cash flow generation in the net lease space. In summary, 2025 was a year of record achievements for NETSTREIT, driven by our focus on high-quality, necessity-based retail properties and commitment to a well-capitalized balance sheet. We are excited about the momentum we have established in 2026 and our ability to deliver value to shareholders as one of the fastest AFFO per share growers in the space.

Mark Manheimer: More specifically, when analyzing the ABR that expires over the next 4 years, we continue to see a high probability of renewal given the cohort's blended rent coverage ratio of 5.1 times and our ongoing dialogue with these tenants. Coupled with our high corporate credit portfolio, properties with in-place rents near market with strong real estate fundamentals, and active asset management process, we remain confident that our portfolio can continue to produce the most consistent cash flow generation in the net lease space. In summary, 2025 was a year of record achievements for NETSTREIT, driven by our focus on high-quality, necessity-based retail properties and commitment to a well-capitalized balance sheet. We are excited about the momentum we have established in 2026 and our ability to deliver value to shareholders as one of the fastest AFFO per share growers in the space.

Speaker #3: Coupled with our high corporate credit portfolio, properties with in-place rents near market with strong real estate fundamentals and active asset management process, we remain confident that our portfolio can continue to produce the most consistent cash flow generation in the net lease space.

Speaker #3: In summary, 2025 was a year of record achievements for NETSTREIT, driven by our focus on high-quality, necessity-based retail properties and commitment to a well-capitalized balance sheet.

Speaker #3: We are excited about the momentum we have established in 2026 and our ability to deliver value to shareholders as one of the fastest AFFO per share growers in the space.

Speaker #3: With that, I'll hand the call to Dan to go over fourth quarter financials and then open up the

Operator: With that, I'll hand the call to Dan to go over fourth quarter financials and then open up the call for your questions. Thank you, Mark. Looking at our fourth quarter earnings, we reported net income of $1.3 million or $0.02 per diluted share. Core FFO for the quarter was $26.6 million or $0.31 per diluted share, and AFFO was $28.2 million or $0.33 per diluted share, which is a 3.1% increase over last year. For the full year 2025, we reported net income of $0.08 per diluted share, core FFO of $1.23 per diluted share, and AFFO of $1.31 per diluted share, which represented 4% growth over 2024. Turning to the expense front, with the company making seven net new hires during the year, our total recurring G&A represented 11% of total revenues in 2025, which was unchanged versus 2024.

Mark Manheimer: With that, I'll hand the call to Dan to go over fourth quarter financials and then open up the call for your questions.

Speaker #3: call for your questions. Thank

Dan Donlan: Thank you, Mark. Looking at our fourth quarter earnings, we reported net income of $1.3 million or $0.02 per diluted share. Core FFO for the quarter was $26.6 million or $0.31 per diluted share, and AFFO was $28.2 million or $0.33 per diluted share, which is a 3.1% increase over last year. For the full year 2025, we reported net income of $0.08 per diluted share, core FFO of $1.23 per diluted share, and AFFO of $1.31 per diluted share, which represented 4% growth over 2024. Turning to the expense front, with the company making seven net new hires during the year, our total recurring G&A represented 11% of total revenues in 2025, which was unchanged versus 2024.

Speaker #4: you, Mark. Looking at our 4th Quarter earnings, we reported net income of $1.3 million or 2 cents per diluted share. Core FFO for the quarter was $26.6 million, or 31 cents per diluted share, and AFFO was $28.2 million, or 33 cents per diluted share, which is a 3.1% increase over last year.

Speaker #4: For the full year 2025, we reported net income of $0.08 per diluted share, core FFO of $1.23 per diluted share, and AFFO of $1.31 per diluted share, which represented 4% growth over 2024.

Speaker #4: Turning to the expense front, with the company making seven net new hires during the year, our total recurring G&A represented 11% of total revenues in 2025, which was unchanged versus 2024.

Speaker #4: Looking ahead to 2026, we expect this metric to average below 10% as our G&A continues to rationalize relative to our revenue base. Turning to capital markets activity, we sold $5.8 million shares for $104 million of net proceeds in the quarter of VRATM program.

Operator: Looking ahead to 2026, we expect this metric to average below 10% as our G&A continues to rationalize relative to our revenue base. Turning to capital markets activity, we sold 5.8 million shares for $104 million of net proceeds in the quarter via our ATM program. Subsequent to quarter end, we sold an additional 2.6 million shares for $46 million of net proceeds. Looking at the balance sheet, our adjusted net debt, which includes the impact of all forward equity, was $720 million. Our weighted average debt maturity was 3.9 years, and our weighted average interest rate was 4.24%. Including the extension options, which can be exercised at our discretion, we have no material debt maturing until February 2028.

Dan Donlan: Looking ahead to 2026, we expect this metric to average below 10% as our G&A continues to rationalize relative to our revenue base. Turning to capital markets activity, we sold 5.8 million shares for $104 million of net proceeds in the quarter via our ATM program. Subsequent to quarter end, we sold an additional 2.6 million shares for $46 million of net proceeds. Looking at the balance sheet, our adjusted net debt, which includes the impact of all forward equity, was $720 million. Our weighted average debt maturity was 3.9 years, and our weighted average interest rate was 4.24%. Including the extension options, which can be exercised at our discretion, we have no material debt maturing until February 2028.

Speaker #4: Subsequent to quarter end, we sold an additional $2.6 million shares for $46 million of net proceeds. Looking at the balance sheet, our adjusted net debt, which includes the impact of all forward equity, was $720 million, our weighted average debt maturity was 3.9 years, and our weighted average interest rate was 4.24%.

Speaker #4: Including the extension options, which can be exercised at our discretion, we have no material debt maturing until February 2028. In addition, our total liquidity of $1 billion at year-end consisted of $14 million of cash on hand, $500 million available on our revolving credit facility, $373 million of unsettled forward equity, and $150 million of undrawn term loan capacity.

Operator: In addition, our total liquidity of $1 billion at year-end consisted of $14 million of cash on hand, $0.5 billion available on our revolving credit facility, $373 million of unsettled forward equity, and $150 million of undrawn term loan capacity. From a leverage perspective, our adjusted net debt to annualized adjusted EBITRE was 4x at quarter end, which remains comfortably below our targeted leverage range of 4.5x to 5.5x. Including ATM raise subsequent to quarter end, our adjusted net debt to annualized adjusted EBITRE was 3.8x. Moving on to guidance, we are reaffirming our 2026 AFFO per share guidance range of $1.35 to $1.39, which assumes year-over-year growth of 5% at the midpoint. Additionally, we continue to expect our net investment activity to range between $350 to 450 million and our cash G&A to range between $16 to $17 million.

Dan Donlan: In addition, our total liquidity of $1 billion at year-end consisted of $14 million of cash on hand, $0.5 billion available on our revolving credit facility, $373 million of unsettled forward equity, and $150 million of undrawn term loan capacity. From a leverage perspective, our adjusted net debt to annualized adjusted EBITRE was 4x at quarter end, which remains comfortably below our targeted leverage range of 4.5x to 5.5x. Including ATM raise subsequent to quarter end, our adjusted net debt to annualized adjusted EBITRE was 3.8x. Moving on to guidance, we are reaffirming our 2026 AFFO per share guidance range of $1.35 to $1.39, which assumes year-over-year growth of 5% at the midpoint. Additionally, we continue to expect our net investment activity to range between $350 to 450 million and our cash G&A to range between $16 to $17 million.

Speaker #4: From a leverage perspective, our adjusted net debt to annualized adjusted EBIT RRE was 4 times at quarter end, which remains comfortably below our targeted leverage range of 4.5 to 5.5 times.

Speaker #4: Including ATM rates of subsequent to quarter end, our adjusted net debt to annualized adjusted EBIT RRE was 3.8 times. Moving on to guidance, we are reaffirming our 2026 AFO per share guidance range of $1.35 to $1.39, which assumes year-over-year growth of 5% at the midpoint.

Speaker #4: Additionally, we continue to expect our net investment activity to range between $350 to $450 million and our cash G&A to range between $16 to $17 million.

Speaker #4: In addition, the company's AFO per share guidance range includes a penny and a half to 3 cents per share of estimated dilution due to the impact of the company's outstanding forward equity calculated in accordance with the Treasury stock method.

Operator: In addition, the company's AFFO per share guidance range includes $0.015 to $0.03 per share of estimated dilution due to the impact of the company's outstanding forward equity calculated in accordance with the treasury stock method. Lastly, on 5 February, the board declared a quarterly cash dividend of $0.22 per share, which represented a 2.3% increase from the prior quarter dividend of $0.215 per share. The dividend will be payable on 31 March to shareholders of record on 16 March. With that, operator, we will now open the line for questions. Thank you. We will now be conducting a question-and-answer session. If you would like to ask a question, please press star one on your telephone keypad. A confirmation tone will indicate your line is in the question queue. You may press star two if you would like to remove your question from the queue.

Dan Donlan: In addition, the company's AFFO per share guidance range includes $0.015 to $0.03 per share of estimated dilution due to the impact of the company's outstanding forward equity calculated in accordance with the treasury stock method. Lastly, on 5 February, the board declared a quarterly cash dividend of $0.22 per share, which represented a 2.3% increase from the prior quarter dividend of $0.215 per share. The dividend will be payable on 31 March to shareholders of record on 16 March. With that, operator, we will now open the line for questions.

Speaker #4: Lastly, on February 5th, the board declared a quarterly cash dividend of $0.22 per share, which represented a 2.3% increase from the prior quarter dividend of $0.21.5 per share.

Speaker #4: The dividend will be payable on March 31st to shareholders of record on March 16th. With that, operator, we will now open the line for

Speaker #4: questions. Thank you.

Operator: Thank you. We will now be conducting a question-and-answer session. If you would like to ask a question, please press star one on your telephone keypad. A confirmation tone will indicate your line is in the question queue. You may press star two if you would like to remove your question from the queue.

Speaker #5: We will now begin conducting a question-and-answer session. If you would like to ask a question, please press star one on your telephone keypad. A confirmation tone will indicate your line is in the question queue.

Speaker #5: You may press star two if you would like to remove your question from the queue. For participants using speaker equipment, it may be necessary to pick up your handset before pressing the star keys.

Operator: For participants using speaker equipment, it may be necessary to pick up your handset before pressing the star keys. One moment, please, while we pull for questions. The first question is from Haendel St. Juste from Mizuho Securities. Please go ahead. Hi there. Good morning. This is Ravi Vaidya on the line for Haendel. I hope you guys are doing well. I wanted to ask, how are you thinking about balancing tenant credit and yield as part of your capital deployment? I saw that 7-Eleven and Festive are no longer on your top tenant list, but Academy, a lower corporate credit, has entered the list. Is there more of a focus on four-wall coverage or lease term as you move forward with your capital deployment? Thanks. Hey, Ravi. Good to hear from you.

Operator: For participants using speaker equipment, it may be necessary to pick up your handset before pressing the star keys. One moment, please, while we pull for questions. The first question is from Haendel St. Juste from Mizuho Securities. Please go ahead.

Speaker #5: One moment, please, while we pull for questions. The first question is from Handel St. Just from Mizuho Securities. Please go

Speaker #5: ahead. Hi there.

Ravi Vaidya: Hi there. Good morning. This is Ravi Vaidya on the line for Haendel. I hope you guys are doing well. I wanted to ask, how are you thinking about balancing tenant credit and yield as part of your capital deployment? I saw that 7-Eleven and Festive are no longer on your top tenant list, but Academy, a lower corporate credit, has entered the list. Is there more of a focus on four-wall coverage or lease term as you move forward with your capital deployment? Thanks.

Speaker #6: Good morning. This is Ravi Vaidya on the line for Handel. Hope you guys are doing well. I wanted to ask, how are you thinking about balancing tenant credit and yield as part of your capital deployment?

Speaker #6: I saw that 7-Eleven and Festival are no longer on your top tenant list, but Academy, a lower corporate credit, has entered the list. Is there more of a focus on four-wall coverage or lease term as you move forward with your capital deployment?

Speaker #6: Thanks.

Speaker #7: Hey, hey, Ravi. Good to hear from you. So yeah, I mean, I guess specifically as it relates to Academy, I mean, they're double-B-plus.

Mark Manheimer: Hey, Ravi. Good to hear from you.

Operator: So yeah, I mean, I guess specifically as it relates to Academy, I mean, they're BB+, so that's one notch away from being investment grade. And I think if you just look at their current ratios, I mean, very low debt levels, 3.3 times fixed charge coverage ratio, more than a $6 billion revenue company, I think if you just took the name off of it, you might think that they'd be investment grade. I think the fact that they went public, I don't know, 5+ years ago after being a private equity-backed company, they've really kind of returned to their roots as being what they were as a family-run business when most people really thought of them as an investment-grade company. So I do think that they are a high-quality retailer, and we have been very selective in terms of the assets that we've acquired.

Mark Manheimer: So yeah, I mean, I guess specifically as it relates to Academy, I mean, they're BB+, so that's one notch away from being investment grade. And I think if you just look at their current ratios, I mean, very low debt levels, 3.3 times fixed charge coverage ratio, more than a $6 billion revenue company, I think if you just took the name off of it, you might think that they'd be investment grade. I think the fact that they went public, I don't know, 5+ years ago after being a private equity-backed company, they've really kind of returned to their roots as being what they were as a family-run business when most people really thought of them as an investment-grade company. So I do think that they are a high-quality retailer, and we have been very selective in terms of the assets that we've acquired.

Speaker #7: So that's one notch away from being investment grade. And I think if you just look at their current ratios, I mean, very low debt levels, 3.3 times fixed charge coverage ratio, more than a $6 billion revenue company.

Speaker #7: I think if you just took the name off of it, you might think that they'd be investment grade. I think the fact that they went public on a five-plus years ago after being a private equity-backed company, they've really kind of returned to their roots as being what they were as a family-run business when most people really thought of them as an investment-grade company.

Speaker #7: So, I do think that they are a high-quality retailer, and we have been very selective in terms of the assets that we've acquired. We've got a very good relationship directly with the folks down in Katy, Texas.

Operator: We've got a very good relationship directly with the folks down in Katy, Texas. And so we make sure that we're buying locations that generate very strong cash flows. But I do think that is a potential upgrade at some point in time. So that could, at some point in time, move up into the investment-grade bucket. And then just more broadly, as it relates to investment-grade, investment-grade profile versus kind of the sub-investment grade, overall, I'd say we are seeing probably the better risk-adjusted returns in the non-rated bucket where we're doing our own underwriting of the corporate credit, many of whom don't have any debt, so there's no reason for them to have a rating, and I think could be really safer than some of the investment-grade names out there. And then we're getting stronger leases where we're getting master leases.

Mark Manheimer: We've got a very good relationship directly with the folks down in Katy, Texas. And so we make sure that we're buying locations that generate very strong cash flows. But I do think that is a potential upgrade at some point in time. So that could, at some point in time, move up into the investment-grade bucket. And then just more broadly, as it relates to investment-grade, investment-grade profile versus kind of the sub-investment grade, overall, I'd say we are seeing probably the better risk-adjusted returns in the non-rated bucket where we're doing our own underwriting of the corporate credit, many of whom don't have any debt, so there's no reason for them to have a rating, and I think could be really safer than some of the investment-grade names out there. And then we're getting stronger leases where we're getting master leases.

Speaker #7: And so we make sure that we're buying locations that generate very strong cash flows, but I do think that is a potential upgrade at some point in time.

Speaker #7: So that could, at some point in time, move up into the investment-grade bucket. And then, just more broadly, as it relates to investment-grade profile versus kind of the sub-investment-grade overall, I'd say we are seeing probably the better risk-adjusted returns in the non-rated bucket, where we're doing our own underwriting of the corporate credit.

Speaker #7: Many of whom don't have any debt, so there's no reason for them to have a rating. And I think could be really safer than some of the investment-grade names out there.

Speaker #7: And then we're getting stronger leases where we're getting master leases. We're getting better rent escalations and pure absolute triple net leases. So we feel like the risk-adjusted returns are a little bit stronger there.

Operator: We're getting better rent escalations and pure absolute triple net leases. So we feel like the risk-adjusted returns are a little bit stronger there. But as you note in the past, we've gone a little bit heavier on the investment-grade side where the pricing was condensed. There wasn't much of a difference. And so I think it shows the strength of the acquisitions team and the underwriting team to be able to go out and source a lot of different types of opportunities and really sort through figuring out where we're getting the best risk-adjusted returns. Got it. That's really helpful color. And maybe you could just talk about the guide. What is your level of confidence towards reaching the upper end of the acquisition rate and the upper end of the AFFO guide, and maybe some thoughts of how Q1 has progressed so far from a capital deployment standpoint?

Mark Manheimer: We're getting better rent escalations and pure absolute triple net leases. So we feel like the risk-adjusted returns are a little bit stronger there. But as you note in the past, we've gone a little bit heavier on the investment-grade side where the pricing was condensed. There wasn't much of a difference. And so I think it shows the strength of the acquisitions team and the underwriting team to be able to go out and source a lot of different types of opportunities and really sort through figuring out where we're getting the best risk-adjusted returns.

Speaker #7: But as you note in the past, we've gone a little bit heavier on the investment-grade side where the pricing was condensed. There wasn't much of a difference.

Speaker #7: And so I think it shows the strength of the acquisitions team and the underwriting team to be able to go out and source a lot of different types of opportunities and really sort through figuring out where we're getting the best risk-adjusted returns.

Speaker #7: returns. Got it.

Ravi Vaidya: Got it. That's really helpful color. And maybe you could just talk about the guide. What is your level of confidence towards reaching the upper end of the acquisition rate and the upper end of the AFFO guide, and maybe some thoughts of how Q1 has progressed so far from a capital deployment standpoint?

Speaker #6: That's really helpful color. And maybe you could just talk about the confidence towards reaching the upper end of guidance? What is your level of the acquisition rate and the upper end of the AFFO guide?

Speaker #6: And maybe some thoughts of how one queue has progressed so far from a capital deployment standpoint.

Operator: Thanks. Yeah. I'll just jump in on the acquisition side. Yeah. I mean, I think you saw the number of acquisitions that we did last year. Certainly feel very comfortable that we can hit the high end of the acquisitions guide, especially in light of the fact that we're going to be selling significantly fewer properties this year. Yeah. Ravi, anytime we put together guidance, I think we obviously have a bias towards the upper end of the range. As you think about it, there's really four drivers. It's net investment activity and the timing thereof. It's cash G&A. It's dilution from the treasury stock method, as well as potential lost rent from credit events. I would say it's not linear. So if we come in at the low end of some of those ranges, that doesn't mean we can't be at the high end.

Ravi Vaidya: Thanks.

Mark Manheimer: Yeah. I'll just jump in on the acquisition side. Yeah. I mean, I think you saw the number of acquisitions that we did last year. Certainly feel very comfortable that we can hit the high end of the acquisitions guide, especially in light of the fact that we're going to be selling significantly fewer properties this year.

Speaker #7: Yeah, I'll just jump in on the acquisition side. Yeah, I mean, I think you saw the number of acquisitions that we did last year.

Speaker #7: Certainly feel very comfortable that we can hit the high end of the acquisitions guide. Especially in light of the fact that we're going to be selling significantly fewer properties this year.

Speaker #7: Certainly feel very comfortable that we can hit the high end of the acquisitions guide. Especially in light of the fact that we're going to be selling significantly fewer properties this

Dan Donlan: Yeah. Ravi, anytime we put together guidance, I think we obviously have a bias towards the upper end of the range. As you think about it, there's really four drivers. It's net investment activity and the timing thereof. It's cash G&A. It's dilution from the treasury stock method, as well as potential lost rent from credit events. I would say it's not linear. So if we come in at the low end of some of those ranges, that doesn't mean we can't be at the high end.

Speaker #6: Yeah, Ravi, anytime we put together a guidance, I think we obviously have a bias towards the upper end of the range. As you think about it, there are really four drivers.

Speaker #6: It's net investment activity and the timing thereof. It's cash G&A. It's dilution from the Treasury stock method as well as potential loss rent from credit events.

Speaker #6: I would say it's not linear. So if we come in at the low end of some of those ranges, that doesn't mean we can't be at the high end.

Speaker #6: It's kind of a mixed bag in terms of where we can end up. But we certainly feel confident as we did last year that we can reach the upper end of our range.

Operator: It's kind of a mixed bag in terms of where we can end up. But we certainly feel confident, as we did last year, that we can reach the upper end of our range. Thanks so much, guys. Appreciate the color. The next question is from Greg McGinniss from Scotiabank. Please go ahead. Hey, good morning. Mark, with these non-IG investments, you mentioned master leases and stronger rent escalation. Are you also getting property-level P&Ls to compensate for the lower or lack of credit? Yeah. I mean, I think in most cases, we are. Each transaction's a little bit different. And again, just because S&P or Moody's or Fitch doesn't say that somebody's investment grade, they can still have an investment-grade balance sheet and strong operations generating a lot of cash flow. But yeah, I mean, I think in general, you have a little bit more leverage.

Dan Donlan: It's kind of a mixed bag in terms of where we can end up. But we certainly feel confident, as we did last year, that we can reach the upper end of our range.

Ravi Vaidya: Thanks so much, guys. Appreciate the color.

Speaker #7: Thanks so much, guys. Appreciate the

Speaker #7: color. The next question

Operator: The next question is from Greg McGinniss from Scotiabank. Please go ahead.

Speaker #5: is from Greg McKinnis from Scotiabank. Please go ahead.

Speaker #8: Hey, good morning. Mark, with these non-IG investments, you mentioned master leases and stronger rent escalation. Are you also getting property-level P&Ls to compensate for the lower or lack of credit?

Greg McGinniss: Hey, good morning. Mark, with these non-IG investments, you mentioned master leases and stronger rent escalation. Are you also getting property-level P&Ls to compensate for the lower or lack of credit?

Dan Donlan: Yeah. I mean, I think in most cases, we are. Each transaction's a little bit different. And again, just because S&P or Moody's or Fitch doesn't say that somebody's investment grade, they can still have an investment-grade balance sheet and strong operations generating a lot of cash flow. But yeah, I mean, I think in general, you have a little bit more leverage.

Speaker #6: Yeah, I mean, I think in most cases, we are. Each transaction is a little bit different. And again, just because S&P or Moody's or Fitch doesn't say that somebody's investment grade, they can still have an investment-grade balance sheet and strong operations generating a lot of cash flow.

Speaker #6: But yeah, I mean, I think in general, you have a little bit more leverage. A lot of these are sale lease backs where we're dealing directly with a tenant, not buying the assets from other landlords.

Operator: A lot of these are sale-leasebacks where we're dealing directly with a tenant and not buying the assets from other landlords. So it makes it a lot easier to have that negotiation. It is very important for us to really understand not just so much at the corporate level, but also at the unit-level, that we're getting productive stores that the tenant's committed to long-term. Okay. Thanks. And Dan, on the guidance, are you able to kind of give us maybe some guidelines or your thoughts around the equity issuance that you're kind of building in there and on the treasury dilution as well? Yeah. Look, I think where we sit today at 3.8 times pro forma leverage, and you think about we have $100 million of undrawn term loan capital today.

Dan Donlan: A lot of these are sale-leasebacks where we're dealing directly with a tenant and not buying the assets from other landlords. So it makes it a lot easier to have that negotiation. It is very important for us to really understand not just so much at the corporate level, but also at the unit-level, that we're getting productive stores that the tenant's committed to long-term.

Speaker #6: So it makes it a lot easier to have that negotiation. It is very important for us to really understand not just so much at the corporate level, but also at the unit level that we're getting productive stores that the tenant's committed to

Speaker #6: long-term. Okay.

Greg McGinniss: Okay. Thanks. And Dan, on the guidance, are you able to kind of give us maybe some guidelines or your thoughts around the equity issuance that you're kind of building in there and on the treasury dilution as well?

Speaker #8: Thanks. And Dan, on the guidance, are you able to kind of give us maybe some guidelines or your thoughts around the equity issuance that you're kind of building in there, and on the treasury dilution as well?

Mark Manheimer: Yeah. Look, I think where we sit today at 3.8 times pro forma leverage, and you think about we have $100 million of undrawn term loan capital today.

Speaker #6: Yeah. Look, I think where we sit today, at 3.8 times pro forma leverage, and you think about we have $100 million of underwritten term loan capital today.

Speaker #6: We have over $400 million of unsettled forward equity that we can draw upon. Over $40 million of free cash flow. We certainly don't need to raise any equity at the moment.

Operator: We have over $400 million of unsettled forward equity that we can draw upon, over $40 million of free cash flow. We certainly don't need to raise any equity at the moment. We can afford to be patient. I think what I'd tell you is we sort of have a de minimis amount of equity baked into the model at this point in time. So nothing that we can't handle, as we sit here today. So can we assume that with a slightly higher or I don't know how much higher you guys feel it needs to be stock price, then you kind of open up a lot of opportunity on the acquisition side and growth? Yeah. I think what I would say is, just from a leverage perspective, our targeted range is 4.5 to 5.5 times. I think we can easily operate within that range, raise no additional equity.

Mark Manheimer: We have over $400 million of unsettled forward equity that we can draw upon, over $40 million of free cash flow. We certainly don't need to raise any equity at the moment. We can afford to be patient. I think what I'd tell you is we sort of have a de minimis amount of equity baked into the model at this point in time. So nothing that we can't handle, as we sit here today.

Speaker #6: We can afford to be patient. I think what I'd tell you is we sort of have a de minimis amount of equity baked into the model at this point in time.

Speaker #6: So nothing that we can't handle. As we sit here today.

Greg McGinniss: So can we assume that with a slightly higher or I don't know how much higher you guys feel it needs to be stock price, then you kind of open up a lot of opportunity on the acquisition side and growth?

Speaker #8: So can we assume that with a slightly higher or I don't know how much higher you guys feel it needs to be stock price than you kind of open up a lot of opportunity on the acquisition side?

Speaker #8: And growth?

Speaker #6: Yeah, I think what I would say is, just from a leverage perspective, our targeted range is 4.5 to 5.5 times. I think we can easily operate within that range, raise no additional equity.

Dan Donlan: Yeah. I think what I would say is, just from a leverage perspective, our targeted range is 4.5 to 5.5 times. I think we can easily operate within that range, raise no additional equity.

Speaker #6: I think our preference is to obviously be over-equitized. And to the degree that our stock price stays where it is or moves higher, I think we're comfortable raising equity as we sit here today.

Operator: I think our preference is to obviously be over-equitized. And to the degree that our stock price stays where it is or moves higher, I think we're comfortable raising equity. As we sit here today, our spreads are 160 to 170 basis points over. I think that's certainly above the industry average of the last 20 years. But at the same time, it's early in the year, and we're not necessarily; we can be patient. And so I think to the degree that the pricing continues to increase and we feel good about our cost of equity, we could certainly raise it, but it's still early on in the year. Great. Thank you. The next question is from John Kilichowski from Wells Fargo. Please go ahead. Hi. Good morning, team.

Dan Donlan: I think our preference is to obviously be over-equitized. And to the degree that our stock price stays where it is or moves higher, I think we're comfortable raising equity. As we sit here today, our spreads are 160 to 170 basis points over. I think that's certainly above the industry average of the last 20 years. But at the same time, it's early in the year, and we're not necessarily; we can be patient. And so I think to the degree that the pricing continues to increase and we feel good about our cost of equity, we could certainly raise it, but it's still early on in the year.

Speaker #6: Our spreads are 160 to 170 basis points over. I think that's certainly above the industry average of the last 20 years. But at the same time, it's early in the year.

Speaker #6: And we're not necessarily in we can be patient. And so I think to the degree that the pipeline continues to increase and we feel good about our cost of equity, we could certainly raise it.

Speaker #6: But it's still early on in the year.

Greg McGinniss: Great. Thank you.

Speaker #8: Great. Thank you.

Operator: The next question is from John Kilichowski from Wells Fargo. Please go ahead.

Speaker #5: The next question is from John Kilichowski from Wells Fargo. Please go ahead.

John Kilichowski: Hi. Good morning, team.

Speaker #9: Hi, good morning, team. First one, just kind of going back to that last question, I'm curious if there's no real extra need for equity here.

Operator: First one, just kind of going back to that last question, I'm curious if there's no real extra need for equity here. I guess as far as the acquisition guide is concerned, how much of that is dictated by capital needs versus just what the opportunity set is out there on the market? Because it's good to hear there's nothing that you need, but I'm curious how far above and beyond you can go given where leverage is and given the equity capacity you've built up. Yeah. And I think with the guide, I mean, we want to have some optionality in there. I think the team is able to source significantly more than what we've done in the past. And so yeah, I mean, I think it's really cost of capital constrained.

John Kilichowski: First one, just kind of going back to that last question, I'm curious if there's no real extra need for equity here. I guess as far as the acquisition guide is concerned, how much of that is dictated by capital needs versus just what the opportunity set is out there on the market? Because it's good to hear there's nothing that you need, but I'm curious how far above and beyond you can go given where leverage is and given the equity capacity you've built up.

Speaker #9: I guess as far as the acquisition guide is concerned, how much of that is dictated by capital needs versus just what the opportunity set is out there on the market?

Speaker #9: Because it's good to hear there's nothing that you need, but I'm curious, how far above and beyond you can go given where leverage is and given the equity capacity you've built up?

Dan Donlan: Yeah. And I think with the guide, I mean, we want to have some optionality in there. I think the team is able to source significantly more than what we've done in the past. And so yeah, I mean, I think it's really cost of capital constrained.

Speaker #6: Yeah, and I think with the guide, I mean, we want to have some optionality in there. I think the team is able to source significantly more than what we've done in the past.

Speaker #6: And so, yeah, I mean, I think it's really cost of capital constrained. If our cost of capital gets meaningfully more attractive, we can certainly ramp up acquisitions quite a bit.

Operator: If our cost of capital gets meaningfully more attractive, we can certainly ramp up acquisitions quite a bit. And then maybe just one for me on the IG side. You've seen a little bit of drift downwards in that IG/IG profile exposure over the past couple of quarters. Is there anything to note there strategically? I understand there's just better risk-adjusted returns in that space that you're seeing right now, but I'm curious what's been that move. Is there target subsectors that sit outside of that box that you like more? You like the unit-level coverage. Just curious what's making that move. Yeah. I mean, it's really just the pricing of the opportunities. We're seeing a lot of great opportunities really on both sides.

Dan Donlan: If our cost of capital gets meaningfully more attractive, we can certainly ramp up acquisitions quite a bit.

John Kilichowski: And then maybe just one for me on the IG side. You've seen a little bit of drift downwards in that IG/IG profile exposure over the past couple of quarters. Is there anything to note there strategically? I understand there's just better risk-adjusted returns in that space that you're seeing right now, but I'm curious what's been that move. Is there target subsectors that sit outside of that box that you like more? You like the unit-level coverage. Just curious what's making that move.

Speaker #9: And then maybe just one for me on the IG side. You've seen a little bit of drift downwards in that IG/IG profile exposure over the past couple of quarters.

Speaker #9: Is there anything to note there strategically? I understand there's just better risk-adjusted returns in that space that you're seeing right now. But I'm curious, what's been that move?

Speaker #9: Are you just is there a target subsectors that sit outside of that box that you like more? You like the unit-level coverage? Just curious what's making that move.

Mark Manheimer: Yeah. I mean, it's really just the pricing of the opportunities. We're seeing a lot of great opportunities really on both sides.

Speaker #6: Yeah, I mean, it's really just the pricing of the opportunities. We're seeing a lot of great opportunities really on both sides. It's just we feel like the pricing has been more attractive and really kind of our efficient frontier of what our portfolio allocation looks like right now.

Operator: It's just we feel like the pricing has been more attractive, and really kind of our efficient frontier of what our portfolio allocation looks like right now. It's kind of really more. It's a byproduct of what we're doing, which is 30% to 40% investment-grade, investment-grade profile tenants right now, but that can certainly change if we see the market dynamics change. And then I think things that don't jump off the page are really the quality of the leases. We don't really want to go out and buy what are effectively shopping center leases where you have co-tenancy, use restrictions, and a lot of things, landlord responsibilities that we don't really want to be taking on and taking on the cost of. And so we're not as dogmatic about whether something is just investment-grade or not investment-grade. We're really just kind of focused on the right risk-adjusted returns.

Mark Manheimer: It's just we feel like the pricing has been more attractive, and really kind of our efficient frontier of what our portfolio allocation looks like right now. It's kind of really more. It's a byproduct of what we're doing, which is 30% to 40% investment-grade, investment-grade profile tenants right now, but that can certainly change if we see the market dynamics change. And then I think things that don't jump off the page are really the quality of the leases. We don't really want to go out and buy what are effectively shopping center leases where you have co-tenancy, use restrictions, and a lot of things, landlord responsibilities that we don't really want to be taking on and taking on the cost of. And so we're not as dogmatic about whether something is just investment-grade or not investment-grade. We're really just kind of focused on the right risk-adjusted returns.

Speaker #6: It's kind of—really, it's not really—it's a byproduct of what we're doing, which is 30 to 40 percent investment-grade, investment-grade profile tenants right now. But that can certainly change if we see the market dynamics change.

Speaker #6: And then I think things that don't jump off the page are really the quality of the leases, we don't really want to go out and buy or effectively shopping center leases where you have co-tenancy use restrictions.

Speaker #6: And a lot of things, landlord responsibilities that we don't really want to be taking on and taking on the cost of. And so we're not as dogmatic about whether something is just investment-grade or investment or not investment-grade.

Speaker #6: We're really just kind of focused on the right risk-adjusted

Speaker #6: returns. Thank

Operator: Thank you. The next question is from Michael Goldsmith from UBS. Please go ahead. Good morning. Thanks a lot for taking my questions. As portfolio diversification is presumably more complete, how would you characterize this shift in strategy from here? I think you talked a little bit about being more opportunistic. Is there a way to think about shifting from defense to offense, just trying to get a sense of how your actions this year and in the future may change from kind of what kind of transpired in the last year or so? Yeah, sure. I mean, I think coming out of the gates back in 2020 with a smaller portfolio, anytime that we saw a really great opportunity that had some size to it, it really kind of moved the concentrations around quite a bit with a smaller portfolio.

Operator: Thank you. The next question is from Michael Goldsmith from UBS. Please go ahead.

Speaker #5: The next you. question is from Michael Goldsmith from UBS. Please go ahead.

Michael Goldsmith: Good morning. Thanks a lot for taking my questions. As portfolio diversification is presumably more complete, how would you characterize this shift in strategy from here? I think you talked a little bit about being more opportunistic. Is there a way to think about shifting from defense to offense, just trying to get a sense of how your actions this year and in the future may change from kind of what kind of transpired in the last year or so?

Speaker #10: Good morning. Thanks a lot for taking my questions. As portfolio diversification is presumably more complete, how would you characterize this shift in strategy from here?

Speaker #10: I think you talked a little bit about being more opportunistic. Is there a way to think about shifting from defense to offense, just trying to get a sense of how your actions this year and in the future may change from kind of what kind of transpired in the last year or

Speaker #10: so? Yeah, sure.

Mark Manheimer: Yeah, sure. I mean, I think coming out of the gates back in 2020 with a smaller portfolio, anytime that we saw a really great opportunity that had some size to it, it really kind of moved the concentrations around quite a bit with a smaller portfolio.

Speaker #6: I mean, I think coming out of the gates back in 2020 with a smaller portfolio, anytime that we saw a really great opportunity that had some size to it, it really kind of moved the concentrations around quite a bit.

Speaker #6: With a smaller portfolio. And so really just with the market reaction of some of the tenants, even though we felt like they were good assets and continued to think that they were good assets, they're going to continue to pay rent and continue to renew their leases.

Operator: So really just with the market reaction of some of the tenants, even though we felt like they were good assets and continue to think that they were good assets, they're going to continue to pay rent and continue to renew their leases, it had an impact on our multiple. So we became a little bit more aggressive on addressing some of the concentrations to bring them down, which was kind of a longer-term plan, but we expedited that into a shorter or medium-term plan. I think as we look forward today, I would just expect us to not have to sell down as much. It would take a lot more for us to buy to really start to run into any type of concentration concerns. On a go-forward basis, I think under 5% is where all tenants are today.

Mark Manheimer: So really just with the market reaction of some of the tenants, even though we felt like they were good assets and continue to think that they were good assets, they're going to continue to pay rent and continue to renew their leases, it had an impact on our multiple. So we became a little bit more aggressive on addressing some of the concentrations to bring them down, which was kind of a longer-term plan, but we expedited that into a shorter or medium-term plan. I think as we look forward today, I would just expect us to not have to sell down as much. It would take a lot more for us to buy to really start to run into any type of concentration concerns. On a go-forward basis, I think under 5% is where all tenants are today.

Speaker #6: It had an impact on our multiple. So we became a little bit more aggressive on addressing some of the concentrations to bring them down, which was kind of a longer-term plan.

Speaker #6: But we expedited that into a shorter or medium-term plan. I think as we look forward today, I would just expect us to not have to sell down as much.

Speaker #6: It would take a lot more for us to buy to really start to run into any type of concentration concerns. On a go-forward basis, I think under 5% is where all tenants are today.

Speaker #6: I'd be surprised to see anybody move up above that threshold. In fact, I think you're going to see the diversity of the portfolio just continue to improve over

Operator: I'd be surprised to see anybody move up above that threshold. In fact, I think you're going to see the diversity of the portfolio just continue to improve over time. Thanks for that. And as a follow-up, the sub-1x coverage tranche, it picked up sequentially by 50 basis points. So what's driving that? Is that something that you're monitoring? Just trying to get a little more color there. Yeah, sure. So yeah, I mean, it is something that we monitor. I mean, we're monitoring everything on that histogram. I think that's going to move around a little bit quarter to quarter. So we try not to overreact to any moves there. But that relates to some assets that we feel like are fine, that the rent per square foot is below market for each of those assets, and we've got some lease terms. So we'll continue to monitor that.

Mark Manheimer: I'd be surprised to see anybody move up above that threshold. In fact, I think you're going to see the diversity of the portfolio just continue to improve over time.

Speaker #6: time. Thanks for

Michael Goldsmith: Thanks for that. And as a follow-up, the sub-1x coverage tranche, it picked up sequentially by 50 basis points. So what's driving that? Is that something that you're monitoring? Just trying to get a little more color there.

Speaker #10: that. And as a follow-up, the sub-one-times coverage tranche, it picked up sequentially by 50 basis points. So what's driving that? Is that something that you're monitoring, just trying to get a little more color there?

Mark Manheimer: Yeah, sure. So yeah, I mean, it is something that we monitor. I mean, we're monitoring everything on that histogram. I think that's going to move around a little bit quarter to quarter. So we try not to overreact to any moves there. But that relates to some assets that we feel like are fine, that the rent per square foot is below market for each of those assets, and we've got some lease terms. So we'll continue to monitor that.

Speaker #6: Yeah, yeah, sure. So yeah, I mean, it is something that we monitor. I mean, we're monitoring everything on that histogram. I think that's going to move around a little bit quarter to quarter.

Speaker #6: So, we try not to overreact to any moves there. But that relates to some assets that we feel like are fine, where the rent per square foot is below market for each of those assets.

Speaker #6: And we've got some lease terms. So we'll continue to monitor that if we don't see improvement over the next several quarters, then we may look to monetize the assets or do something there.

Operator: If we don't see improvement over the next several quarters, then we may look to monetize the assets or do something there. But it's certainly nothing of concern here in the short or medium term. Thank you very much. Good luck in 2026. Thanks, Michael. Thanks. The next question is from Smedes Rose from Citi. Please go ahead. Thanks. It's Nick Joseph here with Smedes. Maybe just following up on that last question. I think in the opening remarks, you talked about opportunistic sales and really just risk mitigation. So as you look at the portfolio today, is that a comment more on industries, or is that tenant or property-specific? Yeah. No, I think last year, we sold a lot of properties. And so that was really addressing some of the concentrations, trying to bring those down.

Mark Manheimer: If we don't see improvement over the next several quarters, then we may look to monetize the assets or do something there. But it's certainly nothing of concern here in the short or medium term.

Speaker #6: But it's certainly nothing of concern here in the short or medium term.

Speaker #10: Thank you very much. Good luck in—

Michael Goldsmith: Thank you very much. Good luck in 2026.

Speaker #10: 2026. Thanks, Michael.

Mark Manheimer: Thanks, Michael. Thanks.

Operator: The next question is from Smedes Rose from Citi. Please go ahead.

Speaker #5: The next question is from Thanks. SMEDESROSE from City. Please go ahead.

Nick Joseph: Thanks. It's Nick Joseph here with Smedes. Maybe just following up on that last question. I think in the opening remarks, you talked about opportunistic sales and really just risk mitigation. So as you look at the portfolio today, is that a comment more on industries, or is that tenant or property-specific?

Speaker #11: Thanks. It's Nick Joseph here with SMEDES. Maybe just following up on that last question. I think in the opening remarks, you talked about opportunistic sales, and really just risk mitigation.

Speaker #11: So, as you look at the portfolio today, is that a comment more on industries, or is that tenant or property specific?

Mark Manheimer: Yeah. No, I think last year, we sold a lot of properties. And so that was really addressing some of the concentrations, trying to bring those down.

Speaker #6: Yeah, no, I think last year we sold a lot of properties, and so that was really addressing some of the concentrations, trying to bring those down.

Speaker #6: I think we're more or less done with what needs to get accomplished there. We hit the goal that we set out at the beginning of the year.

Operator: I think we're more or less done with what needs to get accomplished there. We hit the goal that we set out at the beginning of the year. And so when we think about dispositions now, we've got some relationships where people will come to us with very aggressive cap rates on some assets that we own, and we feel like, "Okay, they're valuing those assets more than we are." And so we can take that capital and redeploy it accretively and improve the quality of the portfolio. So anytime we can do that, we'll take advantage of those situations. And then it's just general risk mitigation. I think you can kind of look at the histogram to get some idea of the things that we're thinking about.

Mark Manheimer: I think we're more or less done with what needs to get accomplished there. We hit the goal that we set out at the beginning of the year. And so when we think about dispositions now, we've got some relationships where people will come to us with very aggressive cap rates on some assets that we own, and we feel like, "Okay, they're valuing those assets more than we are." And so we can take that capital and redeploy it accretively and improve the quality of the portfolio. So anytime we can do that, we'll take advantage of those situations. And then it's just general risk mitigation. I think you can kind of look at the histogram to get some idea of the things that we're thinking about.

Speaker #6: And so when we think about dispositions now, we've got some relationships where if people will come to us with very aggressive cap rates on some assets that we own, and we feel like, okay, they're valuing those assets more than we are.

Speaker #6: And so we can take that capital and redeploy it accretively. And improve the quality of the portfolio. So anytime we can do that, we're going to we'll take advantage of those situations.

Speaker #6: And then it's just general risk mitigation. I think you can kind of look at the histogram to get some idea of the things that we're thinking about.

Speaker #6: And if we start to see degradation of performance either at the corporate or unit level, those will likely be more likely to be disposed of in the future.

Operator: If we start to see degradation of performance either at the corporate or unit level, those will likely be more likely to be disposed of in the future. But when you think about the quantum of what we'll be selling, it'll be significantly less than what we did last year. Thanks. Then I know there's not a high percentage of rent expiring this year, but what are the expectations for kind of the new rent versus the expiring rent? Yeah. I mean, I think in most cases, they're just going to renew the lease. Then I think there's one property where the rent's about $160,000 where we do not expect the lease to get renewed, but we're in conversations with a convenience store operator that would be interested in taking that over as a ground lease, either to ground lease it or to just sell it.

Mark Manheimer: If we start to see degradation of performance either at the corporate or unit level, those will likely be more likely to be disposed of in the future. But when you think about the quantum of what we'll be selling, it'll be significantly less than what we did last year.

Speaker #6: But it’s when you think about the quantum of what we’ll be selling, it’ll be significantly less than what we did last year.

Nick Joseph: Thanks. Then I know there's not a high percentage of rent expiring this year, but what are the expectations for kind of the new rent versus the expiring rent?

Speaker #11: Thanks. And then I know there's not a high percentage of rent expiring this year, but what are the expectations for kind of the new rent versus the expiring rent?

Speaker #6: Yeah, I mean, I think in most cases they're just going to renew the lease. And then I think there's one property where the rent's about $160,000, where we do not expect the lease to get renewed, but we're in conversations with a convenience store operator that would be interested in taking that over as a ground lease—either to ground lease it, or to just sell it.

Mark Manheimer: Yeah. I mean, I think in most cases, they're just going to renew the lease. Then I think there's one property where the rent's about $160,000 where we do not expect the lease to get renewed, but we're in conversations with a convenience store operator that would be interested in taking that over as a ground lease, either to ground lease it or to just sell it.

Speaker #6: We're going to kind of figure out where we're getting the better outcome.

Operator: We're going to kind of figure out where we're getting the better outcome. Thanks. The next question is from Jay Kornreich from Cantor Fitzgerald. Please go ahead. Hey, good morning, guys. Following up on the deal spreads you outlined, currently 160 to 170 basis points, can you maybe just describe the competitive landscape for net lease assets currently? I mean, it looks like cap rates held up at 7.5% in Q4. So just curious if you anticipate elevated competition to compress rates in 2026, or perhaps that's why you like these non-rated tenant investments that they face less competition and have better yields. So just curious of your thoughts on that as the year goes on. Yeah. And we've certainly read a lot about competition coming into the space and are aware of some groups stepping in and buying some larger portfolios, but they're really not chasing the smaller opportunities.

Mark Manheimer: We're going to kind of figure out where we're getting the better outcome.

Speaker #11: Thanks.

Nick Joseph: Thanks.

Operator: The next question is from Jay Kornreich from Cantor Fitzgerald. Please go ahead.

Speaker #5: The

Speaker #5: next question is from Jay Kornreich from Cantor Fitzgerald. Please go ahead.

Jay Kornreich: Hey, good morning, guys. Following up on the deal spreads you outlined, currently 160 to 170 basis points, can you maybe just describe the competitive landscape for net lease assets currently? I mean, it looks like cap rates held up at 7.5% in Q4. So just curious if you anticipate elevated competition to compress rates in 2026, or perhaps that's why you like these non-rated tenant investments that they face less competition and have better yields. So just curious of your thoughts on that as the year goes on.

Speaker #11: Hey, good morning, guys. Following up on the deal spreads you outlined currently, 160 to 170 basis points—can you maybe just describe the competitive landscape for net lease assets currently?

Speaker #11: I mean, it looks like cap rates held up at 7.5% in 4Q. So just curious if you anticipate elevated competition to compress rates in 2026, or perhaps that's why you like these non-rated tenant investments that they face less competition and have better yields.

Speaker #11: So, just curious of your thoughts on that as the year goes.

Mark Manheimer: Yeah. And we've certainly read a lot about competition coming into the space and are aware of some groups stepping in and buying some larger portfolios, but they're really not chasing the smaller opportunities.

Speaker #6: Yeah, and we've certainly read a lot about competition coming into the space. And we're aware of some groups stepping in and buying some larger portfolios.

Speaker #6: But they're really not chasing the smaller opportunities. We're averaging $3.5 million to $4 million per property. It's a little bit too cumbersome for a lot of those larger shops with smaller teams to go out and compete there.

Operator: We're averaging $3.5 to 4 million per property. It's a little bit too cumbersome for a lot of those larger shops with smaller teams to go out and compete there. So we just haven't really seen them very much. And so the competition has not changed at all. We're typically competing with the seller's expectations in most cases, and occasionally a 1031 buyer. But for the most part, the competition has not had an impact on pricing at all. We've seen a very tight band of where the 10-year is trading. I think it was a little less than 4.2% before we got on the call. So it's really kind of bounced around 4, low 4s, and maybe a little bit under 4 here and there. But that tight band has really allowed prices to get very sticky.

Mark Manheimer: We're averaging $3.5 to 4 million per property. It's a little bit too cumbersome for a lot of those larger shops with smaller teams to go out and compete there. So we just haven't really seen them very much. And so the competition has not changed at all. We're typically competing with the seller's expectations in most cases, and occasionally a 1031 buyer. But for the most part, the competition has not had an impact on pricing at all. We've seen a very tight band of where the 10-year is trading. I think it was a little less than 4.2% before we got on the call. So it's really kind of bounced around 4, low 4s, and maybe a little bit under 4 here and there. But that tight band has really allowed prices to get very sticky.

Speaker #6: So we just haven't really seen them very much. And so the competition has not changed at all. We're typically competing with the seller's expectations in most cases.

Speaker #6: And occasionally, a 1031 buyer. But for the most part, the competition has not had an impact on pricing at all. We've seen a very tight band of where the 10-year is trading.

Speaker #6: I think it was a little less than 4.2% before we got on the call. So it's really kind of bounced around 4 or low 4s and maybe a little bit under 4 here and there.

Speaker #6: But that allowed prices to get very sticky. And so we expect at least through first quarter and even some of what we've acquired or are looking to acquire in the second quarter that's in our pipeline, to see very similar cap rates to what we saw throughout

Operator: So we expect at least through Q1 and even some of what we've acquired or looking to acquire in Q2 that's in our pipeline to see very similar cap rates to what we saw throughout 2025. Okay. Appreciate that. Then just one follow-up. You received your first rating at investment grade from Fitch in December. So can you just outline what the cost of capital improvements are you expect from that and any update to timing or impact from further ratings from Moody's or S&P? Sure. Look, as you can see in the disclosure, most of our term loans priced down 25 to 20 basis points. So it kind of resulted in basically $2 million of annual interest rate savings. We felt good about the rating that we received.

Mark Manheimer: So we expect at least through Q1 and even some of what we've acquired or looking to acquire in Q2 that's in our pipeline to see very similar cap rates to what we saw throughout 2025.

Speaker #6: 2025. Okay, appreciate

Jay Kornreich: Okay. Appreciate that. Then just one follow-up. You received your first rating at investment grade from Fitch in December. So can you just outline what the cost of capital improvements are you expect from that and any update to timing or impact from further ratings from Moody's or S&P?

Speaker #11: that. And then just one follow-up. You received your first rating at investment grade from Fitch in December. So can you just outline what the cost of capital improvements are you expect from that, and any update to timing or impact from further ratings from Moody's or

Speaker #11: S&P?

Mark Manheimer: Sure. Look, as you can see in the disclosure, most of our term loans priced down 25 to 20 basis points. So it kind of resulted in basically $2 million of annual interest rate savings. We felt good about the rating that we received.

Speaker #6: Sure.

Speaker #6: Look, as you can see in the disclosure, most of our term loans priced down 25 to 20 basis points. So it kind of resulted in basically $2 million of annual interest rate savings.

Speaker #6: We feel good about the rating that we received. To the degree that we got an upgrade in that rating, it'd be another probably 10 basis points of upside across the term loan stack.

Operator: To the degree that we got an upgrade in that rating, it'd be another probably 10 basis points of upside across the term loan stack. As we sit here today, we don't really have a need to go out and raise long-term debt until probably mid-2027. So we're not necessarily in a rush to get another rating, but certainly, we'll be talking and speaking with the agencies throughout this year and into next year just to maintain dialogue. Okay. Thanks very much. The next question is from Wes Golladay from Baird. Please go ahead. Hey, guys. I believe you mentioned you added 31 tenants in 2025. When you look at the deal volume in 2026, do you expect to add a lot more relationships like you did last year, or are you just going to work more with the existing relationships? Yeah. I mean, it will certainly be a combination.

Mark Manheimer: To the degree that we got an upgrade in that rating, it'd be another probably 10 basis points of upside across the term loan stack. As we sit here today, we don't really have a need to go out and raise long-term debt until probably mid-2027. So we're not necessarily in a rush to get another rating, but certainly, we'll be talking and speaking with the agencies throughout this year and into next year just to maintain dialogue.

Speaker #6: As we sit here today, we don't really have a need to go out and raise long-term debt until probably mid-2027. So we're not necessarily in a rush to get another rating.

Speaker #6: But certainly, we'll be talking and speaking with the agencies throughout this year and into next year, just to maintain dialogue.

Speaker #11: Okay, thanks very

Jay Kornreich: Okay. Thanks very much.

Operator: The next question is from Wes Golladay from Baird. Please go ahead.

Speaker #5: The next question is from Wes Golladay from Baird. Please go ahead.

Speaker #5: ahead.

Wes Golladay: Hey, guys. I believe you mentioned you added 31 tenants in 2025. When you look at the deal volume in 2026, do you expect to add a lot more relationships like you did last year, or are you just going to work more with the existing relationships?

Speaker #12: Hey, guys. I believe you mentioned you added 31 tenants in 2025. I get, when you look at the deal volume in 2026, do you expect to add a lot more relationships like you did last year, or are you just going to work more with the existing relationships?

Speaker #6: Yeah, I mean, it will certainly be a combination. We expect to add new tenants—to be totally frank, those 31 tenants—most of those are one or two properties.

Mark Manheimer: Yeah. I mean, it will certainly be a combination.

Operator: We expect to add new tenants. To be totally frank, those 31 tenants, most of those are one or two properties, a couple of portfolios in there, sale lease specs. But a lot of those are just kind of very small investments that kind of make that number seem maybe a little bit bigger. But I would expect us to be adding five, six new tenants per quarter would be a good assumption. Okay. And what about categories? Do you expect to add a lot this year or lean into a lot more? I think we'll be shopping in the same food groups as we've been more recently. So we're seeing really good opportunities. And convenience stores continues to be a big one, grocery, even some fitness selectively. And quick service restaurants has been really good for us as well. Okay. That's all for me. Thank you. Thanks, Wes.

Mark Manheimer: We expect to add new tenants. To be totally frank, those 31 tenants, most of those are one or two properties, a couple of portfolios in there, sale lease specs. But a lot of those are just kind of very small investments that kind of make that number seem maybe a little bit bigger. But I would expect us to be adding five, six new tenants per quarter would be a good assumption.

Speaker #6: A couple of portfolios in there. So at least specs. But a lot of those are just kind of very small investments that kind of make that number seem maybe a little bit bigger.

Speaker #6: But I would expect us to be adding 5, 6 new tenants per quarter would be a good assumption.

Wes Golladay: Okay. And what about categories? Do you expect to add a lot this year or lean into a lot more?

Speaker #12: Okay, and what about categories? Do you expect to add a lot this year, or lean into some

Speaker #12: a lot more? I

Mark Manheimer: I think we'll be shopping in the same food groups as we've been more recently. So we're seeing really good opportunities. And convenience stores continues to be a big one, grocery, even some fitness selectively. And quick service restaurants has been really good for us as well.

Speaker #6: think we'll be shopping in the same food groups. As we've been more recently. So we're seeing really good opportunities in convenience stores continues to be a big one.

Speaker #6: Grocery, even some fitness selectively. And quick service restaurants has been really, really good for us as

Speaker #6: Well, okay, that's all for me.

Wes Golladay: Okay. That's all for me. Thank you.

Speaker #12: Thank you.

Speaker #6: Thanks, Wes.

Mark Manheimer: Thanks, Wes.

Speaker #5: The next question is from Michael Gorman from BTIG. Please go

Operator: The next question is from Michael Gorman from BTIG. Please go ahead. Yeah, thanks. Just one quick one from me, Dan. Going back to your mentioning not needing to raise long-term debt until kind of mid-2027, can you just remind us of the roadmap? Would that be an unsecured listed; would you be looking at the unsecured listed market then, or just kind of what the roadmap is to get to the unsecured listed market there? Thanks. Yeah. So you actually don't even need an investment-grade credit rating to access the private placement market. It certainly is preferred. So as we sit here today, if we wanted to go out and access the private placement market efficiently, I think we could. As we think about 2027, it's a year and a half away. I think it could take; it could be a private placement.

Operator: The next question is from Michael Gorman from BTIG. Please go ahead.

Speaker #5: ahead. Yeah, thanks.

Michael Gorman: Yeah, thanks. Just one quick one from me, Dan. Going back to your mentioning not needing to raise long-term debt until kind of mid-2027, can you just remind us of the roadmap? Would that be an unsecured listed; would you be looking at the unsecured listed market then, or just kind of what the roadmap is to get to the unsecured listed market there? Thanks. Yeah.

Speaker #12: Just one quick one for me, Dan. Going back to your mentioning not needing to raise long-term debt until kind of mid-2027, can you just remind us of the roadmap?

Speaker #12: Would that be an unsecured listed? Would you be looking at the unsecured listed market then, or just kind of what the roadmap is to get to the unsecured listed market there?

Speaker #12: Thanks.

Speaker #6: Yeah, so you actually don't even need an investment grade credit rating or to access the private placement market. I'd certainly prefer it. So as we sit here today, if we wanted to go out and access the private placement market, efficiently, I think we could.

Mark Manheimer: So you actually don't even need an investment-grade credit rating to access the private placement market. It certainly is preferred. So as we sit here today, if we wanted to go out and access the private placement market efficiently, I think we could. As we think about 2027, it's a year and a half away. I think it could take; it could be a private placement.

Speaker #6: As we think about 2027, it's a year and a half away. I think it could take the it could be a private placement. It could be an unsecured bond to the degree that we got a second I think it just kind of depends on kind of the growth of the company and where we see the lowest cost to capital from the debt side.

Operator: It could be an unsecured bond to the degree that we got a second or third rating from one of the rating agencies. I think it just kind of depends on kind of the growth of the company and where we see the lowest cost to capital from the debt side. So it just kind of remains to be seen, Michael. Great. Thanks, Dan. The next question is from Upal Rana from Key Bank Capital Markets. Please go ahead. Great. Thank you. Mark, I want to get your thoughts on the broader retail space and what you're seeing in terms of any kind of troubled tenants or troubled categories. You've had your fair share of headline risks in 2024 but was able to sidestep that last year.

Mark Manheimer: It could be an unsecured bond to the degree that we got a second or third rating from one of the rating agencies. I think it just kind of depends on kind of the growth of the company and where we see the lowest cost to capital from the debt side. So it just kind of remains to be seen, Michael.

Speaker #6: So it just kind of remains to be seen, Michael.

Michael Gorman: Great. Thanks, Dan.

Speaker #12: Great, thanks,

Speaker #12: Dan. The next

Speaker #5: Question is from Upal Rana from KeyBanc Capital Markets. Please go ahead.

Operator: The next question is from Upal Rana from Key Bank Capital Markets. Please go ahead.

Upal Rana: Great. Thank you. Mark, I want to get your thoughts on the broader retail space and what you're seeing in terms of any kind of troubled tenants or troubled categories. You've had your fair share of headline risks in 2024 but was able to sidestep that last year.

Speaker #6: Great, thank you. Mark, I want to get your thoughts on the broader retail space and what you're seeing in terms of any kind of troubled tenants or troubled categories.

Speaker #6: You've had your fair share of headline risks in '24, but was able to sidestep that last year. So just curious on your thoughts heading into '26 and how maybe bankruptcies or store closings might impact how you invest or

Operator: So just curious on your thoughts heading into 2026 and how maybe bankruptcies or store closings might impact how you invest or divest this year? Yeah, sure. I mean, there's really not anything in our portfolio that any themes there. I think just more broadly, as you think about the consumer, not new news to anybody, but the K-shaped economy is real, and the lower-income consumers felt a lot more pressure, and that's leaked into some middle-income consumers. So I think you have to be very careful about understanding who the consumers are of each business and whether these are necessity products or how discretionary they are. And so that cross-section of the lower-income consumer and more discretionary spend is likely to have a little bit more pressure.

Upal Rana: So just curious on your thoughts heading into 2026 and how maybe bankruptcies or store closings might impact how you invest or divest this year?

Speaker #6: divest this year. Yeah,

Speaker #13: sure. I mean, there's really not anything in our portfolio. That any themes there. I think just more broadly, as you think about the consumer, not new news to anybody, but the K-shaped economy is real.

Dan Donlan: Yeah, sure. I mean, there's really not anything in our portfolio that any themes there. I think just more broadly, as you think about the consumer, not new news to anybody, but the K-shaped economy is real, and the lower-income consumers felt a lot more pressure, and that's leaked into some middle-income consumers. So I think you have to be very careful about understanding who the consumers are of each business and whether these are necessity products or how discretionary they are. And so that cross-section of the lower-income consumer and more discretionary spend is likely to have a little bit more pressure.

Speaker #13: And the lower-income consumers felt a lot more pressure. And that's leaked into some middle-income consumers. So I think you have to be very careful about understanding who the consumers are of each business and whether these are necessity products or how discretionary they are.

Speaker #13: And so that cross-section of the lower-income consumer and more discretionary spend is likely to have a little bit more pressure. We've seen a handful of casual diners come under some pressure.

Operator: We've seen a handful of casual diners come under some pressure, whether it be Bahama Breeze, I think, completely shutting their doors, one of the Darden concepts. And we've seen a couple of those types of things. But I think that's going to be the theme, is it's going to be the lower-income consumer at a cross-section of more discretionary spend. Okay. Great. That was helpful. And then on just doing less dispositions this year, just curious, are you still planning to reduce store account exposure to some of your troubled tenants, or are you comfortable with what you currently own? And maybe you could talk about the appetite for those types of tenants in the transaction market today. Yeah, sure. I mean, I'm not sure if we have troubled tenants. I think we had a couple of tenants that maybe the news flow wasn't quite as positive.

Dan Donlan: We've seen a handful of casual diners come under some pressure, whether it be Bahama Breeze, I think, completely shutting their doors, one of the Darden concepts. And we've seen a couple of those types of things. But I think that's going to be the theme, is it's going to be the lower-income consumer at a cross-section of more discretionary spend.

Speaker #13: Whether it be Bahama Breeze, I think completely shutting their doors one of the Darden concepts. And we've seen a couple of those types of things.

Speaker #13: But I think that's going to be the theme is it's going to be the lower-income consumer at a cross-section of more discretionary spend.

Upal Rana: Okay. Great. That was helpful. And then on just doing less dispositions this year, just curious, are you still planning to reduce store account exposure to some of your troubled tenants, or are you comfortable with what you currently own? And maybe you could talk about the appetite for those types of tenants in the transaction market today.

Speaker #6: Okay, great. That was helpful. And then on just doing less dispositions this year, just curious, are you still planning to reduce store count exposure to some of your troubled tenants, or are you comfortable with what you currently own?

Speaker #6: And maybe you could talk about the appetite for those types of tenants in the transaction market

Speaker #6: today. Yeah, sure.

Dan Donlan: Yeah, sure. I mean, I'm not sure if we have troubled tenants. I think we had a couple of tenants that maybe the news flow wasn't quite as positive.

Speaker #13: I mean, I'm not sure if we have troubled tenants. I think we had a couple of tenants that maybe the news flow wasn't quite as positive.

Speaker #13: But that being said, we're unlikely to be adding to the tenants that we were decreasing exposure to. I think they're likely to continue to decrease a little bit on the margin.

Operator: But that being said, we're unlikely to be adding to the tenants that we were decreasing exposure to. I think they're likely to continue to decrease a little bit on the margin. But the portfolio as it sits today, and even with those tenants, we've got really strong performing assets. Our relationships with the tenants are really very helpful in making sure that we understand what that risk looks like and making sure that we've got locations that generate very strong cash flow, and we're very confident in the portfolio. Okay. Great. Thank you. The next question is from Yana Galan from Bank of America. Please go ahead. Hi. Thank you for taking the question. Following up on the rent recapture conversation, Mark, I thought your comments on rent coverage of 5.1 times for the near to medium-term lease expirations was very interesting.

Dan Donlan: But that being said, we're unlikely to be adding to the tenants that we were decreasing exposure to. I think they're likely to continue to decrease a little bit on the margin. But the portfolio as it sits today, and even with those tenants, we've got really strong performing assets. Our relationships with the tenants are really very helpful in making sure that we understand what that risk looks like and making sure that we've got locations that generate very strong cash flow, and we're very confident in the portfolio.

Speaker #13: But the portfolio that sits today, and even with those tenants, we've got really strong performing assets, our relationships with the tenants are really very helpful in making sure that we understand what that risk looks like.

Speaker #13: And making sure that we've got locations that generate very strong cash flow. And we're very confident in the

Speaker #13: portfolio. Okay, great.

Upal Rana: Okay. Great. Thank you.

Speaker #6: Thank you.

Speaker #5: The next question is from Yana Galan from Bank of America. Please go ahead.

Operator: The next question is from Yana Galan from Bank of America. Please go ahead.

Jana Galan: Hi. Thank you for taking the question. Following up on the rent recapture conversation, Mark, I thought your comments on rent coverage of 5.1 times for the near to medium-term lease expirations was very interesting.

Speaker #14: Hi, thank you for taking the question. Following up on the rent recapture conversation, Mark, I thought your comments on rent coverage of 5.1 times for the near to medium-term lease expirations was very interesting.

Speaker #14: Do most of these tenants still have renewal options available, or can lease recapture in the future be higher than the historical

Operator: Do most of these tenants still have renewal options available, or can lease recapture in the future be higher than the historical level? I wish we had a lot of leases with no options, but very rarely do we have any leases that don't have options left. Our expectation is that almost all of those locations, or at least a lion's share of those locations, the tenant's just going to hit the option because they're generating so much cash flow there. Thank you. Maybe for Dan on the balance sheet, some of your peers in net lease have implemented commercial paper programs. Is that something you would look to in the future? Yeah. It's not something I've looked into the near term. I think you have to be much more sizable than we are today to access that program. So it's something we would look forward to doing.

Jana Galan: Do most of these tenants still have renewal options available, or can lease recapture in the future be higher than the historical level?

Speaker #14: Level? I wish we had a lot.

Mark Manheimer: I wish we had a lot of leases with no options, but very rarely do we have any leases that don't have options left. Our expectation is that almost all of those locations, or at least a lion's share of those locations, the tenant's just going to hit the option because they're generating so much cash flow there.

Speaker #13: of leases with no options. But very rarely do we have any leases that don't have options left. Our expectation is that almost all of those locations, or at least the lion's share of those locations, the tenant's just going to hit the option.

Speaker #13: Because they're generating so much cash flow there.

Jana Galan: Thank you. Maybe for Dan on the balance sheet, some of your peers in net lease have implemented commercial paper programs. Is that something you would look to in the future?

Speaker #14: Thank you. And maybe for Dan on the balance sheet, some of your peers in NetLease have implemented commercial paper programs? Is that something you would look to in the future?

Dan Donlan: Yeah. It's not something I've looked into the near term. I think you have to be much more sizable than we are today to access that program. So it's something we would look forward to doing.

Speaker #6: Yeah, it's not something I've looked into in the near term. I think you have to be much more sizable than we are today to access that program.

Speaker #6: So it's something we would look forward to doing. But I think at our size today, I don't think that as well as our credit ratings, I don't think that market is available to us at the

Operator: But I think at our size today, I don't think that, as well as our credit ratings, I don't think that market is available to us at the moment. Thank you. The next question is from Dan Guglielmo from Capital One Securities. Please go ahead. Hi, everyone. Thank you for taking my questions. On the net investment guidance, do you think of kind of the higher end of the range as a limit, or would you be willing to push through that if the conditions are right? Yeah. I mean, certainly, I have very few concerns about us being able to source attractive opportunities. So that's not really a limit at all. In fact, I think we could do significantly more than the high end of the band there. It's really going to come down to how accretive would it be for us to go down that path?

Dan Donlan: But I think at our size today, I don't think that, as well as our credit ratings, I don't think that market is available to us at the moment.

Speaker #6: moment. Thank

Jana Galan: Thank you.

Speaker #14: you.

Operator: The next question is from Dan Guglielmo from Capital One Securities. Please go ahead.

Speaker #5: The next question is from Dan Guglielmo from Capital One Securities. Please go

Dan Guglielmo: Hi, everyone. Thank you for taking my questions. On the net investment guidance, do you think of kind of the higher end of the range as a limit, or would you be willing to push through that if the conditions are right? Yeah. I mean, certainly, I have very few concerns about us being able to source attractive opportunities. So that's not really a limit at all. In fact, I think we could do significantly more than the high end of the band there. It's really going to come down to how accretive would it be for us to go down that path?

Speaker #15: Hi, everyone. Thank you for taking my

Speaker #15: questions. ahead. On the net investment guidance, do you think of kind of the higher end of the range as a limit? Or would you be willing to push through that if the conditions are right?

Speaker #13: Yeah, I mean, certainly I have very few concerns about us being able to source attractive opportunities, so that's not really a limit at all.

Speaker #13: In fact, I think we could do significantly more than the high end of the band there. It's really going to come down to how accretive it would be for us to go down that path if we've got a really strong cost of capital and our stock price is doing really well.

Operator: If we've got a really strong cost of capital and our stock price is doing really well, then I would expect us to increase that. Okay. I appreciate that. Thank you. And then on the Q3 call, you all had said there was about $100 million of acquisitions the last two days of the quarter. Were there similar kind of investment volumes the last few days of Q4, or was it more evenly spread? No. It wasn't as bad as the third quarter just because we really started to accelerate our growth when we got the follow-on in mid-July. I think our average closing date was kind of middle December, and we did close about $77 million of transactions in the last three days of the quarter. So it was more back-end weighted, similar to third quarter.

Operator: If we've got a really strong cost of capital and our stock price is doing really well, then I would expect us to increase that. Okay. I appreciate that. Thank you. And then on the Q3 call, you all had said there was about $100 million of acquisitions the last two days of the quarter. Were there similar kind of investment volumes the last few days of Q4, or was it more evenly spread? No. It wasn't as bad as the third quarter just because we really started to accelerate our growth when we got the follow-on in mid-July. I think our average closing date was kind of middle December, and we did close about $77 million of transactions in the last three days of the quarter. So it was more back-end weighted, similar to third quarter.

Speaker #13: Then I would expect us to increase that.

Speaker #15: Okay, I appreciate that. Thank you. And then, on the Q3 call, you all had said there was about $100 million of acquisitions in the last two days of the quarter.

Speaker #15: Were there similar kind of investment volumes the last few days of 4Q? Or was it more evenly spread?

Speaker #13: No, it wasn't as bad as the third quarter. Just because we really started accelerating our growth when we got the follow-on. And in mid-July.

Speaker #13: I think our average closing date was kind of middle December. And we did close about 77 million of transactions in the last three days of the quarter.

Speaker #13: So it was more back in weighted similar to third quarter. And then just to piggyback on that, I would not expect that in the first quarter where we were able to close more earlier in the

Operator: And then just to piggyback on that, I would not expect that in Q1 where we were able to close more earlier in the quarter. Great. Thanks. Appreciate that, color. There are no further questions at this time. I would like to turn the floor back over to Mark Manheimer for closing comments. Well, thanks, everybody, for joining today. We appreciate your interest in the company and look forward to seeing many of you at the upcoming conference season. This concludes today's teleconference. You may disconnect your lines at this time. Thank you for your participation.

Operator: And then just to piggyback on that, I would not expect that in Q1 where we were able to close more earlier in the quarter. Great. Thanks. Appreciate that, color. There are no further questions at this time. I would like to turn the floor back over to Mark Manheimer for closing comments. Well, thanks, everybody, for joining today. We appreciate your interest in the company and look forward to seeing many of you at the upcoming conference season. This concludes today's teleconference. You may disconnect your lines at this time. Thank you for your participation.

Speaker #13: quarter. Great.

Speaker #15: Thanks. Appreciate that

Speaker #15: cover. There are

Speaker #5: no further questions at this time. I would like to turn the floor back over to Mark Manheimer for a closing comment.

Speaker #13: Well, thanks, everybody, for joining today. We appreciate your interest in the company and look forward to seeing many of you at the upcoming conference.

Speaker #13: season. This concludes