Alpine Income Property Trust, Inc.

Good day and thank you for standing by. Welcome to the Alpine Income Property Trust Q3 earnings call. At this time, all participants are on a listen-only mode. After the speaker's presentation, there'll be a question and answer session. To ask a question during the session, you'll need to press star 11 on your telephone. You will then hear an automated message advising your hand is raised. To withdraw your question, please press star 11 again. Please be advised today's conference is being recorded. I would now like to end the conference over to your speaker today. Jenna McKinney, please go ahead.

Thank you. Joining me in participating on the call this morning are John Albright, President and Chief Executive Officer, Philip Mays, Chief Financial Officer, and other members of the executive team that will be available to answer questions during the call. As a reminder, many of our comments today are considered forward-looking statements under federal securities laws. The company's actual future results may differ significantly from the matters discussed in these forward-looking statements, and we undertake no duty to update these statements. Factors and risks that could cause actual results to differ materially from expectations are disclosed from time to time in greater detail in the company's Form 10-K, Form 10-Q, and other SEC filings. You can find our SEC reports, earnings release, and most recent investor presentation, which contain reconciliations of the non-GAAP financial measures, we use on our website at www.altinereit.com. With that, I will turn the call over to John.

Thank you, Jenna, and good morning, everyone. We're pleased to report another strong quarter highlighted by AFFO per share growth of 4.5% compared to the same quarter last year and meaningful investment activity both during and shortly after the quarter end. We believe this investment activity has set a foundation for continued earnings growth through the remainder of 2025 and into 2026. Starting with our investment activity, During the quarter, we acquired two properties, ground lease to Lowe's, for $21.1 million at a weighted average initial cap rate of 6% and a weighted average lease term, or WALT, of 11.6 years. Investment grade rated Lowe's is now our largest tenant by AVR, surpassing investment grade rated Dick's Sporting Goods, which now ranks number two. Year-to-date through the third quarter, property acquisition volume totaled $60.8 million at a weighted average initial cap rate of 7.7% in a waltz of 13.6 years. Regarding the property dispositions during the quarter, we sold three assets for $6.2 million, including an advanced auto parts, our vacant theater and Reno, and a vacant property formerly leased to a convenience store. Year-to-date disposition volume through September 30th was $34.3 million and of which 29 million, excluding vacant properties, was sold at a weighted average exit cap rate of 8.4%. As of quarter end, our property portfolio consisted of 128 properties, totaling 4.1 million square feet across 34 states, with approximately 99.4% occupied, with 48% of ABR derived from investment-grade rated tenants, and a WALT of 8.7 years. Additionally, after the quarter end, we acquired a four-property portfolio for $3.8 million with a weighted average initial cap rate of 8.4% and went nonrefundable on a sales contract of one of our eight remaining Walgreens for $5.5 million. Now moving to our loan investments. As a result of our long-term reputation and deep relationships, we continue to see and capitalize on exciting opportunities to originate high-yielding, quality loans with strong sponsors and at compelling risk-adjusted returns. During the quarter, we originated two loans and one upsized loan totaling $28.6 million at a weighted average initial yield of 10.6%. This included a first mortgage loan for industrial redevelopment and a seller financing note related to the sale of our former theater in Reno. Year-to-date, through September 30th, we originated $74.8 million of commitments for loan investments and a weighted average initial cash yield of 9.9%. Additionally, as disclosed in our earnings release, we have originated three loans since the quarter end, most notably a first mortgage loan secured by Luxury Residential Development located in Austin, Texas' metropolitan area. Under this loan agreement, we have funded $14.1 million at closing related to a Phase I loan with a total commitment of $29.5 million. The loan agreement also provides for Phase II loan with a commitment of up to $31.8 million. All additional funding is subject to the borrower's satisfaction of certain conditions. Currently, we anticipate funding the balance of the Phase I loan by year-end and the Phase II loan in early 2026. The 36-month loan initially bears interest at 17%, inclusive of 4% paid-in-kind interest for the full loan term. stepping down to 16% for months 7 to 12 and 14% thereafter. The loan will be repaid as collateralized home lots are sold, with such sales anticipated to begin as early as late 2025. We believe this loan, as all of our loans, is secured by strong real estate banked by high-quality sponsor. As is often the case with our larger loans, there is institutional interest in pursuing a purchase of a senior tranche of this loan, and we currently anticipate participating a portion of it out to reduce our net hold and further enhance our yield. In summary, we believe that our recent investment activity across both property and loan investment positions pine for continued growth through the remainder of 2025 and into 2026. With that, I'll turn the call over to Phil.

Thanks, John. Beginning with financial results. For the third quarter, total revenue was $14.6 million, including lease income of $12.1 million and interest income from loan investments of $2.3 million. FFO and AFFO for the quarter were both 46 cents per diluted share, representing 2.2% and 4.5% growth, respectively, over the comparable quarter of the prior year. Year-to-date through September 30th, total revenue was $43.6 million, including lease income of $36 million and interest income from loan investments of $7.4 million. FFO and AFFO were both $1.34 per share, representing 3.9% and 3.1% growth, respectively, over the comparable period of the prior year. Regarding our common dividend, as previously announced, During the quarter, we declared and paid a quarterly cash dividend of 28.5 cents. Our dividend represents an annualized yield of approximately 8.25% and remains well covered with an approximate AFFO payout ratio of 62% for the third quarter. Moving to the balance sheet, we ended the quarter with net debt to pro forma adjusted EBITDA at 7.7 times and $61 million of liquidity consisting of approximately $1.2 million of cash available for use and $60.2 million available under our revolving credit facility. However, with in-place bank commitments, the available capacity on our revolving credit facility can expand an additional $31.3 million as we acquire properties, providing total potential liquidity of more than $90 million. Regarding our property portfolio, we ended the quarter with annualized base rent of $46.3 million on a straight line basis. As noted before, this amount includes approximately $3.8 million of ABR related to three single tenant restaurant properties acquired in 2024 through a sales leaseback transaction. Under GAAP, we are accounting for these specific sales leaseback transactions as financings. Accordingly, Their current annual cash payments of approximately $2.9 million are reflected as interest income in our statement of operations as opposed to lease income. Given the level of loan activity after quarter end, let me provide a current update. Our loan portfolio as of today, reflecting the activity John discussed and some other recent activity, is now approximately $94 million at a weighted average interest rate of 11.5%. Notably, of this amount, approximately $21 million at a weighted average rate of 10.4% is scheduled to mature in 2026. We currently expect to utilize proceeds from these 2026 maturities, selling a senior tranche in one or more loan investments, property dispositions, and existing capacity on a revolving credit facility to fund loan commitments. One quick note, the $1.9 million impairment charge recorded this quarter relates to Walgreens that is currently under contract to be sold. Now turning to guidance. As a result of our recent elevated investment activity, we are increasing both our FFO and AFFO outlook for the full year of 2025 to a new range of $1.82 to $1.85 per diluted share from the previous range of $1.74 to $1.77 per diluted share. With that, operator, please open the call to questions.

Thank you. Ladies and gentlemen, if you have a question or a comment at this time, please press star 1-1 on your telephone. If your question has been answered or you wish to move yourself from the queue, please press star 1-1 again. We'll pause for a moment while we compile our Q&A roster. Our first question comes from Michael Goldsmith with UBS. Your line is open.

Good morning. Thanks a lot for taking my questions. A lot of investment activity both during the quarter and subsequent to quarter end. So, can you just provide a little color and how you're thinking about funding all of this activity?

Hey, Michael. It's John. Thanks. Yeah, look, as you know, we've been very busy on the recycling side, so some of that's going to come from asset sales as we keep on continuing to increase the credit quality of our portfolio. And then a little bit of this is our loans maturing, and then basically a little bit's going to be net growth in anticipation of additional sales, so a little bit of balance on both sides.

Got it. Thanks for that, John. And then, you know, all this loan activity, you're seeing really nice yields on that. I guess the way it cuts the other way is it can generate lumpiness in the quarters as they come due. So can you talk a little bit about how you're thinking about managing that and these loan expirations just to ensure the AFFO doesn't move around too much?

yeah so um uh you know obviously a good question i mean when we started this uh you know kind of loan program about three years ago you know that was a you know a little bit of the pushback was you know well you can't you know replace these loans at these rates but you know we here we are uh we we're doing it with really uh existing relationships without even trying um and so you know certainly as as we see more opportunities you know, part of that funding mechanism that, uh, you know, Phil mentioned is selling off a senior pieces of these loans and these loans are very, you know, are very bite size and there's a lot of capital out there. So there's a lot of opportunities. So I would, I would, I'm not worried about replacing, uh, these and having kind of, um, you know, earnings coming down because, uh, these are one time sort of opportunities or we're seeing a, a strong pipeline of super high-quality kind of assets and sponsorships.

Got it. Well, if you're doing this without really trying, it's exciting to see what you do when you put some effort into it. I'm just kidding. Thank you very much. Good luck in the fourth quarter.

Thank you. One moment for our next question. Our next question comes from RJ Milligan with Raymond James. Your line is open.

Hey, good morning, guys. John, with the recent activity now in residential development, I think you guys have a loan in industrial. Can you tell us how you're thinking about other property types and if you're going to continue to pursue things outside of retail?

Yeah, it's not by design kind of going out here, just these unique opportunities with retail. very strong sponsors and very strong assets. The industrial property that we did in Fremont outside of San Francisco, that was actually a retail property that the sponsor is basically converting to industrial to hire and best use. So part of our underwriting on that is if we ever had to foreclose, it's roughly 50% of the acquisition. it could still be retail and work on our basis. So to answer your question, we're going to, you know, stay, you know, more focused on the retail side for sure. But, you know, not, but if we see unique opportunities in their short duration, we're not opposed to, you know, taking on those opportunities. Okay, that's helpful.

And then, Phil, you talked about some of the sources of capital next year, some of the loan maturities, potential asset sales. Should we expect that to get reinvested, or will those proceeds be used to pay down debt, lower leverage?

You know, a little bit of both, but I think first they're going to get reinvested into a lot of the loans that were recently done, RJ. So the maturities redeploying that capital a little early with the loans going out first, the new loans going out first. So a lot of that's going to just recycle into that. But, you know, on the margin, you could see leverage take down a little bit.

Okay. That's helpful. Thanks, Chase.

Thanks. One moment for our next question. Our next question comes from Alex Fagan with Baird. Your line is open.

Hey, good morning and thanks for taking my question. So on the luxury residential development in Austin, can you talk about how you got comfortable with the loan and what stage of development it currently is at?

Yeah, so, you know, we're familiar, you know, if you think back at our origins of CTO and when I got here, you know, 14 years ago, We had 14,000 acres of land in Daytona Beach to sell, so we are very familiar with residential lot developments through that experience. So with regards to kind of where this project is, it's really at the kind of finish line of delivering lots, and actually there'll be some lot sales starting next week, in fact. So it's really kind of coming in at the late stage and not on the early stage.

Nice. And kind of on that loan, how much of the loan are you looking to sell?

Probably look to sell potentially 50% of it. It really depends on how fast the proceeds come back. So it could be less, but potentially up to 50%. Nice.

And switching gears, but with the vacant assets that were sold in the quarter, how much do we need to remove from operating expenses that you're carrying?

Yeah, this is Phil. So the two largest vacant properties we have are at the theater in Reno, which was sold, that had an annual run rate on the expense side of about $400,000. And the one that we have left that's large is the former party city that also has a run rate of close to $400,000 on an annual basis. So, you can, if you were to run right the current quarter, that'll come down another about 400 grand on an annual basis once Party City is sold. And Party City wasn't sold this quarter? It was not. Reno was sold in the quarter. It was sold early in the quarter. So, pretty much the full impact of that is reflected. But Party City is not sold yet.

Okay. There were two vacant assets sold in the quarter. So is the other one just a minor?

Yeah, there was a little minor. Those are the two largest, Reno and Party City. We have a few. We had former convenience stores that are really small. There's sold one during the quarter. There's two left. Altogether, those don't even come up to $100,000 on an annual run rate. So they're very small and on the margin.

Got it. Thank you, guys.

Thank you. One moment for our next question. Our next question comes from Rob Stevenson with Janie Montgomery Scott. Your line is open.

Good morning, guys. Is the sale of the large loan interest that you may do, is that in the disposition guidance or are dispositions just properties in terms of the guidance?

It would be on the high end, Rob, if that happened, or exceeding the high end if it happens before the end of the year. You know, the timing on it is a little hard to predict. It could be just before the end of the year, or it could be a little bit after the end of the year. If it were to happen before the end of the year, that would put us on the high end or over the high end of guidance on the DISPO side.

Okay, but you would classify that as a disposition? Yeah.

Okay. We historically put dispositions of loans with properties there. And if you look at guidance, we kind of added a line for that, a little bucket when we put year-to-date actuals. And there was a line that had loan sales, and it showed zero just to kind of help clarify that we do kind of look at that as a disposition. But if the loan one were to happen, we would probably be just over our high end.

Okay. Because the reason why I ask is if I look at the year-to-date investment and disposition volumes versus the guidance, they're sort of implying between 50 and 65 million of net investments in the fourth quarter. You've got 27.5 million in terms of rough numbers from the proceeds from the repayment of Publix and Verizon. Just trying to figure out how you're going to finance that especially given where the stock price is. I don't know, John, if you're comfortable issuing equity here or whether or not you guys just use the line, but was sort of curious as to how you guys are thinking about the sort of incremental there and where does sort of leverage peak out at here in the fourth quarter if you do decide to fund any of those net investments on the lines?

Yeah, so just before, and then I'll let John answer, but on the investments, you know, we always put the full amount for the properties, obviously, and for the loans, we put the origination or the initial amount committed. So today, we're sitting at almost $200 million if you include all the subsequent activity on investments, and of that, $130, $135 is loans, Rob, but only $72 has funded so far. So, we also, in the guidance, put in brackets there kind of on the loans just to help clarify because it's a great question, you know, how much of the loans are funded year-to-date. So, the full amount of that won't fund because the loans won't fully fund by the end of the year.

Okay. So, the net would wind up being lower than that sort of $50 million to $65 million that you're implying because that's including the full value. Yeah.

Yeah, I mean, there could be 50, 60 million of that as loans that are not funded.

Okay, that's helpful because it was looking like the leverage was going to peak out at something more substantial here if you guys did it all on the line.

Yeah, so there could be 50 to 60 million of that number that's loan-related that's unfunded by year-end. And then on top of that, you could also see like an A-note sale prior to the end of the year that would further help lighten that load for funding.

Okay. Okay. And then I guess, John, what is sort of left within the property portfolio that you want to sell? I mean, is this going through and, you know, sort of cleaning up anything else? remaining is it you know whittling down some of the dollar stuff how are you thinking about you know when you look at dispositions not only in the fourth quarter but in 2026 like what are you sort of thinking that you're going to wind up selling um and you know where is the market for those type of assets today yeah so um you know as as we discussed previously you know we still have some walgreens that we definitely are moving through

And, you know, dollar stores, as you hit on, certainly will be something we'll trim back on. And then there's some other, you know, we've sold advanced auto parts and that sort of thing in tractor supplies. And so, you know, those sort of, you know, assets will continue to kind of grind through, if you will, as we see, you know, good pricing. So it's just really, you know, using that as a way to kind of, you know, reinvest in some of the high credits that we put on, you know, this quarter and lows and so forth. So you'll see us, you know, be active at the end of the year here with continuingly bringing in some real super high quality type credits. And, you know, we're looking forward to kind of what this company looks like, you know, starting next year.

And then I guess given the acquisition of the lows, was that opportunistic or, you know, just from your standpoint, is the property acquisitions going forward going to be more targeted towards the higher credit quality and basically investment grade and, you know, above quality tenants? Or are you still looking to acquire stuff across the spectrum on a property specific basis?

yeah and on on the lows you know that was off market it was a relationship uh driven we had seen these assets before uh a couple years ago and they're pulled off the market uh so we're extremely uh excited about having those in our in our portfolio um with regards to you know so you'll see more of the uh high quality you know credit big box sort of um assets coming in you probably won't see us be active in buying, you know, a generic, you know, tractor supply. Clearly, we don't have any car washes, so we like that distinction that, you know, no car washes in the portfolio. So, you know, it's, you know, we feel like we're set up pretty strong to kind of offer investors something a little bit different. You know, getting the Lowe's and Dick's in the top, you know, five, you know, just gives investors an exposure that they They can't get other locations.

Okay. And then last one for me, is all of Beachside open and producing at this point, or is there still some of that stuff that's down and that you're getting insurance payments on?

No, it's all been open for a while. I mean, they opened those up less than four months after the hurricane and last year. And interesting enough, I mean, they still, when they opened, they weren't obviously as polished looking as they were previous to the hurricane, but they did better sales than they did pre-hurricane. So a lot of pinup demand from customers. And unfortunately, some of their competition did not reopen. So it just kind of drove more traffic to those restaurants.

Okay, so rent coverage today is actually higher than where it was pre-hurricane?

Yes.

Okay. Thanks, guys. Appreciate the time, and have a great weekend.

You too. One moment for our next question. Our next question comes from Gaurav Mehta with Alliance Global Partners. Your line is open.

Thank you. Good morning. I wanted to ask you if you had any update on your properties that are leased to at-homes.

Yes. So, you know, those those properties as we kind of one is in Concord, North Carolina, that, you know, could be sold in the in the not too distant future. And the others, you know, are the same situation where we're monitoring kind of, you know, what at home is doing. But if they come back, we have we're working on replacement tenants. So the idea would be if at home vacated one of the properties, we would have a replacement tenant in, and then we would sell it at a better cap rate than at home. So it's a manageable exposure and potential upside.

Okay. Second question, I want to go back to the two loans that you did after September. The interest rates on both of them are higher than the year-to-date loan activities. Can you provide some color on why the rates were higher at 17% and 16%?

Phil, you want to handle that?

Yeah, so he was just asking about why the interest rates on the residential and the mixed-use are significantly higher than the blended rate for the portfolio.

Yeah, so on that, basically because it's such short-duration loan, that, you know, so kind of give you more background than maybe you want, is that, you know, the competition for a loan for that sort of product would be mainly from an opportunity fund or a credit fund. And those funds, you know, really aren't looking to invest where the duration is less than two years in order to kind of get a multiple. So we're able to give highly flexible loan, but for that we charge a much higher rate. And so just the flexibility of our loan in the short duration gives us that higher interest rate investment.

All right, that's all I had. Thank you.

One moment for our next question. Our next question comes from John Masaka with B. Raleigh Securities. Your line is open. Good morning.

Morning. So maybe given all of the investment activity on the loan front in particularly substance quarter end, do you view that as maybe kind of the max level you want to be at in terms of a loan balance once this all kind of blends out? Or could you kind of pursue more of that and become, I guess, maybe more of like a mixed

loan net lease type three it feels like the amount of loan investments are starting to um certainly in terms of the investment activity outweigh the net lease transactions um you know i would say that you know the the it just kind of really kind of came together here this you know last quarter but uh the loan activity could tick up from here for sure um but as it's a little bit in anticipation of things burning off, paying down, paying off. And then we're super active on the core net lease side with larger type assets. So you'll see this similar balance, but we think we're delivering, we know we're delivering really strong free cash flow And, you know, high earnings and, you know, and there's other net lease REITs out there that do the loan program as well. And then you have, you know, REITs like Vichy that have, you know, a balance of net lease and loans. So it's not like we're in a new frontier here.

I remember thinking, and maybe I'm misremembering, the loans were kind of an opportunistic thing a couple of years ago, and now it feels like they've become a bigger part of the investment strategy. I'm wondering if that's something you view as permanent on a go-forward basis or if it's still something that's temporary where you found this kind of opportunistic way to kind of accretively deploy your capital even in a challenged equity market.

No, it's definitely a good point. Yeah. So when we were opportunistically thinking that it was like a one-time opportunity, it's become repeat. Customers are coming back to us because of the flexibility and the speed that we can transact on. They're willing to pay a higher rate. And then, as you know, we get right of first refusal on acquiring these assets. So If the market stalls and cap rates tick up, we have the opportunity to bring these into our portfolio. And so, like I've said before, we're getting paid a much higher yield than going out and buying some sort of generic net lease property out in the middle of nowhere. We're basically in Austin with very opportunistic type yields with very high quality sponsor and high quality assets. And then, you know, the Publix that we had pay off in Charlotte, you know, Publix in Charlotte, you know, I think that paid off because they sold it at five and a quarter cap. You know, so these are, you know, we're getting double digit unlevered yields on assets that will sell for, you know, really, really low, you know, cap rates. So it's great to see the opportunities that we're able to kind of, it's become more more of a permanent fixture as the sponsors are still very active in the development side on these credit tenants and the banking system just really is slower, less proceeds, and we're just basically providing an answer to their capital needs in a much more efficient fashion.

Understood. And then maybe on a very micro level, with Cornerstone Exchange, pretty significant jump up in the amount you're kind of lending on that project. I guess maybe why did it increase by so much?

It's basically they ended up signing some additional leases. So as they've proven out there, development with leases. We wouldn't loan on it until they have a signed lease. And so that's what happened. The development's gotten larger as they've signed leases.

Okay. That makes sense. And that's it for me. Thank you very much.

Great. Thanks. One moment for our next question. Our next question comes from Craig Coursera with Lucid Capital Markets. Your line is open.

Hey, good morning, guys. John, I want to circle back with a few questions on the Austin loans. It sounds like you're not taking any entitlement or approval risk, at least on phase one. Is that a fair assessment? Does phase two need to be approved?

It's fair assessment on both. The entitlements are there for both phases and everything needed to basically deliver. Okay, great.

And what is the current LTV? At those loans?

You know, I would put that one in kind of the, on a discount NPV basis. We're in the 70s.

Okay. And if you were to sell the senior tranche or a portion of those loans, and I think Phil mentioned it might be upwards of 50%, what would your yield be if you're holding the junior piece?

You know, I don't want to like go out there with, I mean, it'll be higher. I don't want to give you specific numbers. Fair enough.

All right, changing gears to Lake Toxaway mixed-use development, is that just raw land now, or has the developer started, or kind of where in the process is that development?

Yeah, the developer has started, so kind of we're coming in like when they really need to really start doing some additional work and delivering pads and that sort of thing.

Okay. Okay. Okay, that's it for me. Thanks, guys.

Thank you.

One moment for our next question. Our next question comes from Barry Oxford with Collier's International. Your line is open.

Great. Thanks, guys. John, real quick, a couple questions on... The dividend, given what I'm hearing on the conference call, you want to retain as much capital as possible. Is it fair to say that even though you could raise the dividend, for lack of a better word, substantially, any dividend increase will probably be minimal because you want to retain as much capital from an asset allocation?

That's right. I mean, so, you know, as we progress here and earnings grow, you know, there'll be pressure to raise a dividend just based on what we need to pay out as a REIT.

Right, so you don't want to foul the re-rolls.

Well, we don't want to pay a check to the IRS. We'd rather give it to our shareholders.

Right, right, right. And then, you know, one thing that I noticed... you know, in the press release was the credit-rated tenants. Now, your investment-grade tenants, you know, the percent of the portfolio was still roughly the same, but you had a fairly good drop with the credit-rated tenants. What was going on there?

Just the credit-rated as a percent of the total portfolio. So at the end of the last quarter, it was 51%.

Yeah, Bill, it went from... Yeah, it went from 81 to 66. Oh, from credit rating. Yeah, yeah, the credit is fine.

That was more, Barry, that's more the Walgreens and the like that used to have a credit rating dropping them that were very low and had gone from investment grade to not investment grade, but were still carrying a rating. It's more related to a couple of tenants like that that got home, Walgreens and such, dropping the credit rating altogether, and that's what caused that decrease. Okay. Makes sense.

All right, guys. Thanks. Have a good weekend.

You're welcome. And I'm not showing any further questions at this time. And as such, this does conclude today's presentation. We thank you for your participation. You may now disconnect and have a wonderful day.