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Essential Properties Realty Trust, Inc.

EPRT

Financial Services

3mo

Focus on Middle Market Sale-Leasebacks Amid Volatile Macroeconomic Environment

The company continued to source attractive investment opportunities in a volatile macroeconomic backdrop, emphasizing middle market sale leasebacks with growing operators.
88% of investments ($334 million) were supported by existing relationships, highlighting the importance of recurring tenant relationships.
Management highlighted the resilience of portfolio performance, with healthy tenant credit trends and rent performance, ahead of budgeted credit losses.

Essential Properties Realty Trust, Inc.

EPRT

Financial Services

3mo

AFFO per share Increase

+7%

$0.46

Our AFFO per share totaled $0.46, which represents an increase of 7% versus Q2 2024.

EPR

Financial Services

2mo

Financial Performance Summary

AFFO for Q2 was $1.24 per share, up 3.3% from $1.20 in prior year.
Consolidated debt at quarter end was $2.8 billion with 86% fixed or swapped at blended coupon of ~4.3%.
FFO as adjusted for Q2 2025 was $1.26 per share, up 3.3% from $1.22 in prior year.
For the first half of 2025, FFO as adjusted was $2.45 per share, up 4.7% from $2.34 prior year; AFFO was $2.44 per share, up 4.7%.
G&A expenses increased to $13.2 million from $12 million due to higher payroll and franchise taxes.
Interest expense increased by $426,000 due to higher weighted average interest rate and additional borrowing.
Key credit ratios remain strong: fixed charge coverage at 3.3x, interest and debt service coverage at 3.9x, net debt to adjusted EBITDAre at 5.1x (5x adjusted), net debt to gross assets at 39%.
Liquidity strong with $13 million cash and $405 million drawn on $1 billion revolver.
Mortgage and other financing income increased by $1.9 million due to additional mortgage note investments.
Net proceeds from dispositions in Q2 totaled $35.6 million with a net gain of $16.8 million, excluded from FFO and AFFO.
Percentage rents increased to $4.6 million from $2 million prior year, primarily from one theater tenant.
Total revenue for Q2 was $178.1 million versus $173.1 million prior year, driven by rental revenue increase of $5.3 million and higher percentage rents.

Independence Realty Trust, Inc.

IRT

Financial Services

2mo

Shift in Supply Dynamics and Market Delivery Trends for 2025-2026

Supply growth in the company's markets is tapering off, with a reduction in deliveries to less than 2% in 2026, a 43% decrease from 2024 actual deliveries.
Delivery volumes are being pulled forward from 2026 into 2025, especially in markets like Dallas, Denver, and others, leading to a more compressed timeline for new supply.
This shift is expected to support a stronger leasing environment in 2026, with demand remaining robust despite macroeconomic uncertainties.

Apple Hospitality REIT, Inc.

APLE

Financial Services

2mo

Strategic Portfolio Management and Asset Dispositions in 2025

The company has sold approximately $338 million worth of hotel assets since the pandemic began, with additional sales under contract for $36 million.
Proceeds from recent sales have been primarily used to fund share repurchases, demonstrating a focus on shareholder returns.
The company completed the sale of 2 hotels for about $21 million and entered agreements for the sale of a full-service hotel in Houston for $16 million.
Asset sales are strategically aimed at optimizing portfolio concentration and reducing capital expenditure needs, with some assets sold at sub-6% cap rates.
The company is actively testing the market for larger transactions, indicating a flexible and opportunistic disposition strategy.
Proceeds from asset sales are also used to fund acquisitions, such as the upcoming Nashville hotel, and to maintain balance sheet strength.

UDR

Financial Services

2mo

Record High Apartment Absorption Driven by Favorable Market Fundamentals

First half 2025 saw record high absorption, supported by employment and income growth exceeding expectations.
Demand outpacing supply across many markets, with elevated homeownership costs and housing undersupply bolstering occupancy and pricing prospects.
Management emphasizes positive industry fundamentals and UDR's competitive advantages in leveraging these trends.

Four Corners Property Trust, Inc.

FCPT

Financial Services

2mo

Strategic Focus on High-Quality, Defensive Portfolio with Sector Diversification

FCPT emphasizes its focus on real estate and creditworthy tenants, maintaining high portfolio quality without sacrificing volume.
Portfolio diversification has increased from 418 properties in 2015 to 1,260 across 165 brands in 2025, reducing reliance on casual dining to 66% of rents.
The portfolio is focused on essential retail and services, with sectors like automotive, medical retail, and quick service, creating a defensive and tariff-resistant profile.

Acadia Realty Trust

AKR

Financial Services

2mo

Financial Performance Summary

85% of executed leases in 2025 came from street and urban portfolio compared to 30% in 2024.
Balance sheet liquidity of approximately $600 million with net debt to EBITDA at 5.5x.
Executed approximately $7.5 million of new leases in first half of 2025, nearly 100% increase over $3.8 million in 2024.
FFO as adjusted for realized gains from Albertsons stock sales was $0.32 per share, in line with expectations.
New 5-year $250 million term loan executed at 120 basis points over SOFR, all-in cost about 4.6% after swaps.
Projected year-over-year NAREIT FFO growth of about 10% at the midpoint of 2025 guidance.
Reported NAREIT FFO of $0.27 per share in Q2 2025, an 8% increase over $0.25 in Q2 2024.
Same-store NOI growth reaffirmed at 5% to 6% for 2025, trending towards midpoint or slightly ahead.
Total core occupancy increased by 50 basis points to 92.2%, with expectation to reach 94% to 95% by year-end.

Urban Edge Properties

UE

Financial Services

2mo

Record High Shop Occupancy and Pricing Power Enhancement

Shop occupancy reached a record high of 92.5%, up 270 basis points YoY, with a target to exceed 93% in H2 2025.
Management highlighted increased pricing power through better lease terms, including exclusives, radius restrictions, and faster store openings, leveraging high occupancy levels.

TPG RE Finance Trust, Inc.

TRTX

Financial Services

2mo

Market Opportunity Driven by Bank Pullback in Direct Lending

Market conditions created an excellent window for TRTX to capitalize on widening loan spreads, especially as banks continued their reluctance to engage in direct lending.
TRTX executed 7 new loans totaling $696 million during the quarter, with a weighted average loan-to-value ratio of 68%.
The market backdrop allowed TRTX to leverage its dry powder and stable liability structure for attractive risk-adjusted returns.

Postal Realty Trust, Inc.

PSTL

Financial Services

2mo

Implementation of Programmatic Re-Leasing with Postal Service

Over a year of refined, programmatic re-leasing efforts with the Postal Service, leading to increased visibility and operational efficiency.
Execution of 10-year leases in 2024, with 31% of the portfolio under 10-year terms and 55% with annual rent escalations.
All 2025 lease expirations have been agreed upon and are being executed before expiration, with ongoing discussions for 2027 expirations.
Management emphasized the success of rent marking to market and the importance of lease escalations in driving earnings growth.