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Operator
Good morning, and welcome to the New York City REIT second quarter earnings call. All lines have been placed on mute to prevent any background noise. After the speaker's remarks, there will be a question and answer session. If you would like to ask a question during this time, simply press star followed by the number one on your telephone keypad. If you would like to withdraw your question, again, press star one. Thank you.
spk00
I would now like to turn the conference over to Luisa Corto, Executive Vice President. Please go ahead.
Luisa Corto
Thank you, Operator. Good morning, everyone, and thank you for joining us for NYC's second quarter 2022 earnings call. This event is being webcast in the investor relations section of NYC's website. Joining me today on the call to discuss the quarter's results are Michael Weil, NYC's Chief Executive Officer, and Chris Masterson, NYC's Chief Financial Officer. The following information contains forward-looking statements which are subject to risks and uncertainties. Should one or more of these risks or uncertainties materialize, Actual results may differ materially from those expressed or implied by the forward-looking statements. Therefore, all due to our SEC filings, including the Form 10-K filed for the year ended December 31st, 2021, filed on March 18th, 2022, and all subsequent SEC filings for more detailed discussion of the risk factors that could cause these differences. Any forward-looking statements provided during this conference call are only made as of the date of the call. As stated in RTC filings, NYC disclaims any intent or obligation to update or revise these forward-looking statements except as required by law. Also, during today's call, we will discuss non-GAAP financial measures, which we believe can be useful in evaluating the company's financial performance. These measures should not be considered in isolation or the substitute for our financial results prepared in accordance with GAAP. A reconciliation of these measures to the most directly comparable GATT measure is available in our earnings release, which is posted on our website at www.newyorkcityread.com. Please also refer to our earnings release for more detailed information about what we consider to be implied investment-grade tenants, a term you'll use throughout today's call. I'll now turn the call over to Michael Weil, Chief Executive Officer. Please go ahead, Mike.
Michael Weil
Thanks, Louisa. Good morning, and thank you all for joining us today. The second quarter was very positive for us, especially with respect to leasing. We executed three long-term renewals, including leases with the GSA at 123 William Street, and for the operation of two parking garages that we own, encompassing over 120,000 square feet. On the strength of new leases signed during the quarter, our portfolio occupancy continued to grow to 85%, up 20 basis points from the first quarter. Our top 10 tenants are 71% investment grade, showing the quality of our tenant roster. We also extended our weighted average remaining lease term to 7.1 years from 6.8 years at the end of the first quarter, and from 6.7 years in the same quarter last year. These gains illustrate the benefits of our proactive asset and property management strategy, the significant relationships we've built with tenants and brokers over the years, and the hard work of our dedicated management team. We also believe this reflects well on the high quality of our assets and the long range demand for New York City real estate, where nearly 40% of our leases extend beyond the year 2030. The impact of our management initiatives is reflected in our second quarter results as we grew revenue by 8.4% and cash NOI by 16.5% to $7 million compared to the same quarter last year. Based on our fundamental belief in the necessity of New York City office and retail space, we remain highly confident in the long-term strength of our $854 million, 1.2 million square foot portfolio of New York City real estate. Our portfolio consists of eight office and retail condominium assets located entirely in New York City and primarily in Manhattan. We've built a pure play New York City portfolio featuring a number of large investment-grade tenants including City National Bank, CVS, TD Bank, and government agencies. As of June 30th, NYC's top 10 tenants were 71% investment grade or implied investment grade rated and had an average remaining lease term of 9.6 years. Across our portfolio, 42% of our entire tenant base operates in industries with the lowest unemployment rates, including government agencies and financial firms. We've built a robust leasing pipeline of 23,400 square feet that is expected to increase occupancy by an additional 2% and straight line rent by $1.2 million once all of the leases go into effect. As we've discussed in previous quarters, we've continued to be successful in leasing up space at 9 Times Square and 123 William Street that was formerly leased to no-tell. As of June 30th, we've replaced more than 82% of their former space with credit-worthy, rent-paying tenants, including replacing all of the space at Nine Times Square. The remaining high-quality turnkey space at 123 William Street is being actively marketed, and we believe it will be very attractive to new tenants. In the second quarter, we once again collected nearly all of the original cash rent due across the portfolio. Year over year, total portfolio cash rent collection improved from 91% to 98%, and we collected all of the cash rent from our top 10 tenants in the second quarter. We believe the rent collection success we have achieved is due in part to the work our team has done with our existing tenants to ensure that rent payments are made and to replace prior tenants with new rent-paying tenants where necessary. We expect to continue to benefit from our recent leasing momentum and the positive rebound in the New York City rental market. The leasing success we've achieved this quarter and the pipeline of leasing activity that we've built will continue to drive NYC forward. As the rest of this year progresses, we expect to see office and retail traffic increase in Manhattan as pandemic-related restrictions and policies have been removed. Our portfolio is well positioned to capitalize on this progress. We have a conservative, well-positioned balance sheet with net leverage of 40.1% and 4.7 years of weighted average debt maturity. We don't have any debt maturities this year or next and minimal maturities until 2026. All of our debt is fixed rate. As we previously discussed, we locked in interest rates while they were broadly at historic lows, a strategy that has been validated as interest rates are rising. Our conservative balance sheet is well positioned for NYC continue to pursue our Manhattan-focused strategy. We believe that there's significant potential for our PurePlay NYC portfolio to create meaningful value for years to come. To that point, we believe NYC's independent board members, advisor, and its affiliates remain well aligned with shareholders as they continue growing their significant collective holdings of NYC. As of August 1st, NYC's independent board members owned over 80,000 shares of NYC. And separately, NYC's advisors and affiliates owned approximately 1.9 million shares of NYC. As we move ahead, it's our intent to continue to build value for all stakeholders. With that, I'll turn it over to Chris Masterson to go over the second quarter results. Chris?
Louisa
Thanks, Mike. Second quarter 2022 revenue was $16.2 million, up from $15 million in the second quarter of 2021. Company's second quarter gap net loss attributable to common stockholders was $11.3 million compared to a net loss of $11.1 million in the second quarter of 2021. For the second quarter of 2022, our FFO attributable to common stockholders was a negative $4.2 million compared to negative $4 million in the second quarter of 2021. Core FFO was negative 1.5 million compared to negative 1.9 million in the second quarter of 2021, or negative 11 cents per share compared to negative 15 cents per share last year. As always, a reconciliation of GAAP net income to non-GAAP measures can be found in our earnings release and quarterly supplemental. As Mike discussed, NYC also maintains a conservative balance sheet with no debt maturities until 2024 and net leverage at 40.1%. We ended the second quarter with net debt of $391.4 million at a weighted average effective interest rate of 4.4%, and with a weighted average remaining debt term of nearly five years. Subsequent to quarter end, we announced that in order to potentially help fund upfront tenant acquisition and retention costs, such as leasing commissions and tenant improvements, which must be paid months before rent commences in some circumstances, our board of directors suspended NYC's dividend. This determination allows us to maintain the leasing momentum we have built that has grown our occupancy and extended the weighted average remaining lease term of our portfolio. The board will continue to evaluate the dividend policy on a quarterly basis. I'll turn the call back to Mike for some closing remarks.
Michael Weil
Thanks, Chris. We anticipate that our active asset management strategy will continue to enhance our pure play New York City portfolio. We achieved considerable leasing success in the second quarter, and we believe that there remain significant growth opportunities through the combination of our diligent management and the continued return to a pre-pandemic way of life in New York City. With year-over-year growth in revenue and cash NOI and conservative fixed-rate debt, we are well positioned to continue the momentum we've been building through the rest of this year and beyond. We believe that the market will appreciate and value the careful construction, increased leasing, and strong management of our portfolio. With that, operator, please open the lines for questions.
Operator
At this time, I would like to remind everyone, in order to ask a question, press star, then the number one on your telephone keypad.
spk00
We'll pause for just a moment to compile the Q&A roster. Your first question comes from the line of Brian Mayer, B. Reilly Securities.
Operator
Your line is open.
Chris Chow
Good morning, Michael and Chris. Hey, Brian. A couple of questions for me this morning. G&A came in a little bit hotter than we had been modeling. Did anything unusual happen there in the quarter? And maybe, Chris, what might be a good run rate for that in the quarter? Sure.
Louisa
So the key driver here is the proxy. Approximately $600,000 of the increase was directly due to the contested portion of the proxy. And then there was some additional standard proxy costs in there. We also had some true-up expenses related to the 10-K filing for legal and audit, which came in during the quarter. So I would say if you take a look at a run rate, use previous quarters as opposed to this quarter.
Chris Chow
Okay, thanks. And then I think you guys said on the call that the current leasing pipeline could get occupancy up another 2%, so kind of approaching 87. You know, Michael, where are you thinking, you know, A, kind of on a timing standpoint, that shakes out, and then, you know, potential upside from there to the extent you comment?
Brian
So the 87% is active pipeline occupancy. that we anticipate within this current quarter and maybe into the beginning of next quarter just to execute on that pipeline. It is well underway and other than just some delays from summertime pace, we look forward to that commencing very quickly. As far as the overall portfolio, and Chris Chow is on with us again today, Chris continues to see strong activity in the market, a number of not only new tours for space, but we are engaged in some conversations that involve extensions and expansions. So the tenants in place currently are occupying their space, Some are thinking of expanding their space. We're working with them and doing that. So I believe that as we see the next, I always like to think in terms of kind of four to six quarters out because beyond that, it just gets a little too far. But I think in the next, call it four quarters, we should definitely be in the low to mid 90s on occupancy, 92, 93, with what we're seeing in today's market.
Chris Chow
That's helpful. And then can you elaborate a little bit on the parking garage leases that you executed during the quarters? Any material going on there or kind of an extension of what we've seen? Exactly.
Brian
Yeah, so it's an extension of what we've talked about in the past, Brian. We had an operator that through COVID, although the business of operating a parking garage continued to be solid, they no longer were a performing tenant in the portfolio. We took aggressive legal action executing within all of our rights to replace them with another very qualified New York City parking operator. And just as the timing of all these things occurred, the first step in replacing them, we executed short-term, month-to-month lease. Just as I said, it was necessary as part of this process. But all along, Chris, who did an amazing job of identifying the replacement tenant, getting them in place. It was within the second quarter that we were able to execute the long-term lease, and it was always anticipated to be 15-year term.
Chris Chow
Okay, and I promised not to ask about the hit factory, but can you talk a little bit about that? Can you talk a little bit about the Brooklyn asset? We were thinking in our model that that would have been leased up by now. It doesn't appear to be the case. Is there any update there?
Brian
Yes. Chris, will you give Brian the walkthrough on the Brooklyn asset? Because we are in good shape there.
Chris
Sure. Good morning, Brian. The Brooklyn asset is 100%. lease. We executed a lease for both the ground floor and the basement with a preschool. We are nearing completion of building out the space with delivery expected over the next month. So that lease will commence shortly. But otherwise, the building is 100% leased.
Chris Chow
Okay, and then just last for me, Michael, can you give us any update on what you're seeing as far as availability and pricing goes for any acquisitions that might fit into your strategy?
Brian
The market has been pretty slow, Brian, on acquisitions, but I don't think that that is unusual as New York City really does – take a break in July and August, historically. We continue to focus on that same type of building that you've seen us execute on before, buildings like Nine Times Square, 1140 Avenues of the America, where we're looking for the buildings that are a little under the radar. They're typically in the $50 to $300 million range. They're in many cases individually or family owned, a little smaller than where the pension funds or sovereign funds like to invest. And they're buildings that with our asset management platform, Chris can really dig in and do a great job With the existing tenants, we do want to find buildings that are predominantly occupied but remain with some upside through new leasing or replacement of some existing tenants. So I think that we will continue to see the opportunity, and that will probably come as we pass through Labor Day and into the remainder of the year. And I will tell you, on the Hit Factory, you know, we continue to have activity. And Chris and I are, at this point, overly focused on it, not because, well, it's just an asset that the best use in the portfolio is to dispose of it. And I'm anticipating that we have a buyer group that is prepared to move forward.
Chris Chow
Perfect. Thank you, Michael.
Operator
Thanks, Brian. There are no further questions at this time. Mr. Weil, I turn the call back over to you.
Brian
All right. Well, thank you. And as always, thanks for taking the time to join us today. You know, we continue to see the New York City market recovery. We continue to see New York City increasing occupancy. And the benefit of that, of course, is the steady increase in portfolio NOI. And as you've seen over time, the independent board of directors as well as the management and company continue to believe in the company with approximately 15% ownership of the outstanding shares because we do see the continued recovery of the New York City marketplace post-COVID, and as we come through the Labor Day holiday, we are really anticipating and looking forward to a return to normal for the city. So thanks, everybody, and we'll talk soon.
Operator
This concludes today's conference call.
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