Flagship Communities Real Estate Investment Trust

Hello, ladies and gentlemen. Thank you for standing by. Welcome to the Flagship Communities REIT second quarter's 2026 earnings call. At this time, all participants are on a listen-only mode. Following the presentation, we will hold a brief question and answer session for analysts and institutional investors. I would like to remind everyone that this conference call is being recorded. Today's presenters are Kurt Keeney, Flagship's President and Chief Executive Officer, Nathan Smith, Chief Investment Officer, and Eddie Carlisle, Chief Financial Officer. Please note that comments made on today's call may contain forward-looking information, and this information, by its nature, is subject to risk and uncertainties. Actual results may differ materially from the views expressed today. For further information on these risk and uncertainties, please consult the company's relevant filings on CDAR+. These documents are also available on Flagship's website at FlagshipCommunities.com. Flagship has also prepared a corresponding PowerPoint presentation, which it encourages you to follow along with during this call. and now I'll pass the call over to Kurt Keeney. Kurt.

Thank you, operator. Good morning, everyone. Thank you for joining us today. Flagship delivered another strong quarter of operating and financial results driven by the continued success of our core business and the MHC industry. In the second quarter, we experienced higher overall occupancy and higher same community occupancy as well as increases in our same community financial metrics. When we see improvements of this nature, it speaks to the strong demand for affordable housing and the overall strength in the MHC sector. In our almost six years as a public REIT and over 30 years in the MHC space, we have proven our ability to perform well in all types of economic environments. We drive growth through both organic initiatives and discipline expansion in our core markets. We completed one strategic acquisition this quarter, which Nathan will speak to in a moment, However, our success was largely due to the continued progress of our underlying business, which is how we expect to generate value for unit holders. We saw several notable increases in many key metrics, including our rental revenue, which increased 21.4% over the same period last year, our NOI, which improved 18.9% over last year, and our FFO adjusted and AFFO adjusted which increased by 10.2% and 8.3% respectively over last year. We also continue to see strong growth in same community metrics during the quarter. Same community revenue grew by 9% over last year and same community NOI grew by 6.3% over the same period. Our same community occupancy of 85.4% increased by 2% relative to the end of last year which to us is a great sign for the health and stability of the MHC sector. For over 20 years, the MHC sector has grown approximately 4% per year, outperforming all other real estate sectors. As you can see from slide six in this presentation, NOI growth remained positive during the housing crisis and great recession and more recently remained resilient during the pandemic. In today's environment, home sales for traditional housing and the condo market are down primarily due to rising prices, credit tightening and higher mortgage rates and general economic uncertainty. In contrast, we have generated stable and recurring rental income streams mainly due to our large and diverse resident base. We are always looking to improve the resident experience in our community and we are always pleased when those efforts are recognized by our industry. This past quarter, we were awarded the 2025 Community of the Year by the Kentucky Manufactured Housing Institute for our Sawyer Point community in Georgetown, Kentucky. This is the fifth consecutive year the flagship is 1K MHI Community of the Year Award, and Sawyer Point is a reflection of how new amenities and community programming can create excellent living conditions for our residents. It's also a reflection of our amazing team that always put our residents first and prioritize safe, amenity-driven, and vibrant communities across our portfolio. I will now turn it over to Nathan for his remarks. Nathan?

Thanks, Kurt. Good morning, everyone. I've always said strong performance begins at the community level, and that is a big reason why we had another great quarter. Simply put, if we invest in the resident experience, they are more likely to stay in our communities. We are proud of our continued focus on improving infrastructure and community engagement initiatives, all of which help support a positive experience and a long-term retention of our residents. In addition to our community level focus, we also continue to pursue strategic acquisitions that are located in key markets where we operate. This past quarter, we expanded our presence in Northern Ohio with a strategic acquisition of an MHC that is expected to be immediately accretive to our AFFO. This 28 lot MHC is located in Marblehead, Ohio and is fully occupied. It includes a private beach area and a fishing pier along with a number of boat slips. This is another example of our boat on acquisition strategy. This MHC is near another flagship-owned community in Northern Ohio and allows us to continue to generate operational efficiencies by managing nearby properties together. We continue to take a disciplined approach to acquisitions while focusing on strong organic growth and delivering value for our unit holders. With that, I'll turn it over to Eddie to review our financial results for the quarter. Eddie?

Thanks, Nathan. Good morning, everyone. During the second quarter, we continued to generate solid financial results from our organic portfolio while maintaining a strong and stable balance sheet. Revenue for the quarter increased by 21.4% over the same period last year due to acquisitions as well as lot rate increases across the portfolio. Same community revenue of $27.3 million for the second quarter grew by approximately 9% over the comparable period last year. This increase was driven by higher monthly lot rents and insulated revenues combined with a rise in Sane Community occupancy. Net operating income and NOI margin were $19.8 million and 65.1% respectively compared to $16.7 million and 66.6% during the same period last year. Sane Community NOI margin for the second quarter was 64.9% a decrease of 1.7% compared to last year. While NOI saw an increase from amenity fees, NOI margins were negatively impacted due to the services having a lower margin than what we have historically achieved. Seasonal weather impacts during the quarter also had a significant impact on cost and decreased margins. FFO adjusted and FFO adjusted per unit for the quarter were $9.9 million and 38.9 cents respectively a 10.2% and 9% increase respectively compared to last year. AFFO adjusted and AFFO adjusted per unit for the quarter were $8.9 million and 34.9 cents, an 8.3% and 7.1% increase respectively compared to last year. State and community occupancy of 85.4% increased 2% from the end of last year which continues to reflect our resident level focus as Nathan mentioned earlier. Rate collections for the quarter were 99% demonstrating the strength and consistency of the MHC sector. As at June 30, our total lot occupancy was 84.7% which also increased relative to the end of last year and our average monthly lot rent was $516. We remain focused on maintaining a strong and conservative balance sheet with an emphasis on long-dated fixed rate debt. During the second quarter, we increased our revolving line of credit to a total capacity of $33 million, extending the term to three years and eliminating the half percent spread. And in early July, we borrowed $6 million as a supplemental borrowing to an existing $10.7 million mortgage. The interest rate was amended to 5.39% representing a blended rate of 4.98% under the existing mortgage and 6.12% for the supplemental borrowing with no change to the maturity date. Our weighted average mortgage interest rate was 4.54% and our weighted average mortgage term to maturity was 7.7 years. We have no substantial debt maturities until 2030. We had total liquidity of $25.8 million The REIT currently has 18 unencumbered investment properties with a total fair value of $103 million as at June 30, 2026. With that, I'll now turn it back over to Kurt for some final remarks. Kurt?

Thanks, Eddie. Our strong first half of 2026 has positioned us well to have another solid year. We've remained competent in the outlook for our business and the MHC industry as housing prices High monthly rental rates for multifamily competitors and mortgage rate increases have the potential to lead more people towards manufactured housing because our homes will remain affordable. Looking at the second half of the year, our priorities remain unchanged. We expect to maintain organic growth by continuing to invest in the resident experience and by maximizing operational efficiencies. And we will do it from a position of financial strength. with a conservative balance sheet and no substantial debt maturities until 2030. All of this speaks to the strength and the quality of our residents and of the predictability and the consistency of the MHC sector. We certainly thank you for your time today and I will now open up the line for questions.

Thank you. To ask a question, please press star 11 on your telephone and wait for your name to be announced. To withdraw your question, please press star 11 again. Please stand by while we compile the Q&A roster. Our first question comes from the line of Mark Rothschild with Canaccord. Your line is now open.

Good morning, everyone. Good morning, Mark. Can you just talk a little bit about the acquisition environment? It's been kind of relatively slow and quiet. Are you seeing opportunities? Is it that people are just maybe quieter in the summer? Is it that the pricing is not where you're comfortable with? And how do you see that picking up over the remainder of the year?

Well, Mark, we've done two so far this year. and we have looked at lots of deals. We have not seen the cap rate expand. and many times in some locations in the country, it's contracted. We've seen very few deals close that we bid on or we were interested in, but we continue to look and we're going to stay very focused on our area and we're not interested in doing something that's not in our area right now. And so we continue to look. I looked at a lot of deals, just many of them have not traded.

Okay, great. Maybe just one more. I've seen you guys a little more active in actually buying homes to rent out on your properties. I realize this is kind of unique for certain properties, but how are you finding this program? I know it was something you weren't too excited about a few years ago. Is this more of an opportunity, something you could do on other properties to take advantage of excess land?

Yeah. Hey, Mark. We put 224 rental homes into the fleet in the first six months of the year. Don't really look to continue that at that level. We bought some really nice locations last year. And some of these locations, we have 53% of our locations are at all-time highs on occupancy. And sometimes when you get down to the last part of the community, when you get down to the last 5%, you might need a rental home to help make some empty lots economic. And on the new acquisitions, you might need a rental home to help change maybe the curb appeal if you're buying a value add property. Yeah, I don't look for us to be that heavy handed. We did sell 39 of them. I look for us to continue to sell off the older units. And so it's not a change in strategy at all for us. It's just, I've always said it's a blunt tool in the shed. and, but it is a tool and we'll use it and try to minimize it. We're still a home ownership model. So, you know, we've still got, I think it's 88% of our customers are homeowners and we have 500 locked communities with no rental homes and that we think that's a good strategy. Okay, great. Thanks so much.

Thank you. Our next question comes from the line of Jonathan Kelcher with TD Cowan. Your line is now open.

Thanks. Good morning. On the same property NOI margin, the decrease, Eddie, I think you talked a little bit about maybe some seasonal weather impacts and also you guys have more amenities that are eating into it a little bit. Can you maybe quantify the difference?

Yeah, so effectively when Q1 was a rough quarter and we talked about that pretty extensively then, but some of that actually led into Q2 when it comes to the water sewer recapture and water leaks specifically. If you look at year over year, last year we were in the range of 95 to 97% on our water sewer recapture. For the first five months of this year, four and a half months of this year, we were below 90% and that really into the margin, that's a big number. and so in the end of May and into the month of June was the first month that we had gotten back over that 90% threshold. So that's a big portion of what's driving that. As far as the margins on the ancillary revenue, the cable agreements, those things, Yeah, I mean, it's a pretty thin margin business, but a somewhat large amount of revenue. So it does certainly put some pressure on the margins there. If you take those two items out, we're back over that 65, 65.5% margins, which is kind of where I would expect us to trend moving forward. But the impact of that water sewer was the biggest driver of

Okay, so assuming Q3 has no weather impacts, like margins probably down, what, 50 beeps? Yeah, I think that's correct. Okay, and then secondly, it might be a little bit early, but how should we be thinking about lot increases for January 1st?

You are right, it's a little early for the conversation. Historically, we've always guided 4% or 5%, something in that range. We're still in that range. What we're seeing in our markets in the Midwest is very stable environments economically. People in the competing products, mainly apartments, apartment rents are still going up 5% annually. and we still got a great disparity, $300 to $500 typically, if not more between us and apartment rents all in if you own a home. So I think we're in the same general range. This is just a crazy stable time actually. So I don't see anything driving us out of our guidance.

Okay.

That's helpful. I'll turn it back.

Thank you. Sure. Thanks, John.

Our next question comes from the line of Kyle Stanley with Desjardins. Your line is now open.

Thanks. Morning, guys. Morning, Kyle.

Morning.

Just on the occupancy side, obviously, you've had, I think, a really strong start to the year. It does seem like obviously some of that was tied to a strong home sales season, which I think you've mentioned in the past. How are you feeling about, I guess, further occupancy growth into the balance of the year, maybe as home sales season starts to slow a little bit just from a seasonal perspective?

Yeah, I think when you look at the seasonality of the business, obviously, It's great. When you end the second quarter and you're up 2% year over year, that's a good place to be. Especially as you head into the fourth quarter, the fourth quarter with the holiday schedule, you just don't move occupancy a lot in the fourth quarter. I think if we can hold on to our occupancy gains throughout the rest of the year, I'll be very pleased with it. Again, we've always guided 1% to 2% same community operator or occupancy Okay, fair enough.

Nathan, in your comments, obviously, you mentioned looking to continue growing, obviously, in your existing markets. But, you know, while we've been talking, I was just looking at Marblehead and looking at where it's located relative to some larger markets in Michigan. Is Michigan a state you'd consider expanding into at any point? It is not right now.

I would not put it on the radar at all right now.

Okay, fair enough. Kyle, we think we've got to, you know, we think our runway in the current eight states could be a billion dollars. So, you know, every time you enter a new market, there's tuition to be paid. So, you just sometimes don't know what it is. So, we're real comfortable in our markets and we think we can deploy capital, you know, basically in our backyard.

Okay, that makes sense. And then just the last one, obviously, there's been a lot of... Media attention on the Road to Housing Act. I've seen some changes in there as it relates to manufactured housing. Just wondering what your thoughts are on that and maybe the impact that may have on the market more broadly.

Well, you know, we were, the biggest issue with that deal was that, were we going to be put in the bill? And they were going to address some affordable housing. We were removed from the bill and the communities. So really what we're talking about, this is more of a manufacturing deal than it is a community deal. And I think it'll have actually little to no impact on the community businesses. Now, it may have some on the manufacturing business, Riven the Chassis. You know, I'm not, you know, I don't know that there's a huge savings as other people think. I will have to say cleaning the bill up and putting all of the regulations at HUD, instead of being spread out throughout the government, could be beneficial to the manufacturers because they're dealing with one agency now. That's the only difference.

Okay. Okay, thank you. I will turn it back.

Thank you. Our next question comes from the line of Brad Sturgis with Raymond James. Your line is now open.

Hey, guys.

Morning, Brad.

Just this morning. Circling back to the, I guess, the conversation around rental homes, I think you're running at 11% or 12% of lots. I think that's higher than what you've typically talked about in terms of a threshold for of what kind of exposure you want to have. I just, I'm curious of how much comfort you have in terms of pushing out a bit more just to drive occupancy or really we should be thinking about that number in terms of percentage coming down over the next few quarters.

Yeah, my personal preference would be for that to come down. You know, that takes time to get it to come down. You know, we need to high grade some of the rental fleet and we're selling off the older ones and I think that's that's the that's a great strategy but like I said you know for the first half of the year earlier I said we put 224 in and we sold 39. okay the math means that the percentage was going to go up so we'd like to drive it back closer to 10 but that's just a long-term strategy and it's also a little dependent on what you buy right I mean Nathan did a great job you know we bought you know 75 million dollars worth of stuff in the fourth quarter last year and you know when you buy some of those we bought three particular communities in Ohio and you had to you had to change some of the curb appeal and put some rental homes into the fleet so so it's it's a you know it's a strategy that hasn't changed we'd like it to be closer to 10. we're a little over it right now probably 11 and a half something like that and uh we We still think it would be better to have more homeowners than renters, but we want to make sure that we're taking care of the new assets that we purchase too.

In terms of acquisitions going forward, I understand you guys will be opportunistic in terms of what comes available, but in an ideal world, you've done quite a bit of value add and you've got a lot of that in the portfolio. would you be still comfortable doing more at this point and thinking on more value-added exposure or would you have a preference more towards something a bit more stabilized, more core?

I think it'd be per market is where we'd be at in the value-add. There are some markets that we might not be interested in any more value-add. There are other markets that we'd be very interested in value-add. So it's just really by the market in that question.

And to be fair, you don't get a lot of optionality sometimes.

Yeah, that's true.

You can't control when these deals come to market, right? They're so sporadic. So, you know, sometimes you got to be a little uncomfortable when you're going into the value add just because you're not going to get another shot at it.

I guess, is there markets that make more sense for value add for flagship today? Is it more of the existing markets you're already got a larger exposure to or is it?

We're very happy in the markets we are on, and there's many people that listen to this call, and maybe we don't want to share what market we'd be interested in doing that in.

Okay, I'll turn it back. Thank you.

Thank you. As a reminder, to ask a question at this time, please press star 1-1 on your touchtone telephone. Our next question comes from the line of Himanshu Gupta with Scotiabank. Your line is now open.

Thank you, and good morning.

Hi, Himanshu.

How are you?

Very good, very good. So just looking at the IFRS NAV, I mean, your cap rate is just under 5. U.S. Treasury tenure is around mid-4 or maybe slightly higher than mid-4 here. At what point of time we start seeing cap rate expansion here? And I know, Nathaniel, in your paper remarks, you mentioned you haven't seen much expansion in cap rates yet. So any color there?

Well, I mean, what I would say is most manufactured housing communities in my 31 years have normally, I would say, have always traded between five and a seven cap at high interest rates, low interest rates. You know, have I seen an eight and nine cap? Yep. I've seen it many times. Sometimes that's a really heavy lift. And so, you know, you could see it. But historically, I've seen higher interest rates, lower interest rates, and they kind of trade inside that box.

The other thing that I would add there is certainly this asset class seems to be less sensitive to interest rates. And so far as the rates have continued to increase, frankly, I mean, we look at this very closely. We do it quarterly. We want to be conservative when it comes to our IFRS NAV and our cap rates. But we evaluate it quarterly. We talk to third parties. We see obviously the transactions that are trading in the market. And as of right now, there just hasn't been much of a movement at all. Maybe to make this point, maybe at some point that starts to happen because there's not a lot of actual transactions that are trading right now. So maybe we see that break loose. But as of now, it just really hasn't moved much.

Got it. And then, you know, obviously transaction market is slow. I think you mentioned as well, you have been quiet also. Is that, you know, the disconnect between buyer and seller expectations here, which is leading to lack of transactions?

Maybe a little bit. You know, I think that sometimes you just, it just, It's a slower quarter. I mean, we've done two, so it's not like we haven't. And so, you know, and we've seen deals, but they're just not closing, you know, and maybe that is a disconnect. You know, I can't say what's going through a family's head, but I definitely would say that it's not a hurry up and fail under that situation. It's a kind of a slow roll, even on the sales that we, on the communities we're talking with people.

Got it. And maybe the last question, for you to close $100 million of acquisitions in any given year, how much typical volume you need to see? Like what's your pipeline which gets to $100 million of closing for the year?

You know, it's not that way at all. It's not that I need to see 49 properties to buy 10. It's normally this person's issue has changed. and they need to sell. It's just not that way much. It's not like apartment buildings. Apartment buildings are everywhere and you can kind of, you know, you say, oh, we got to look at 40, you know, 58 of them to get seven. We don't think of it that way. Last year, we bid on, we were in the middle of three deals and we closed two of them. So, I mean, there's some deals when we come in, they'll come in my door and I never even look at them. I'm like, we don't want that.

I think the interesting thing is Nathan, really, we do get a lot of what I call the soft calls, right? They don't hit them open market. And that's because Nathan's been networking for, you know, 31 years. And so when you look at that, I think people have confidence in us. And partly because of this call that we can close. So we're, you know, we have a history and a reputation for if we sign a deal with somebody, we close.

And we don't retrade people.

and I think that means we can look at fewer deals and they know they're going to get to the end with us.

Thank you for the call and I'll turn it back. Thank you guys.

Thank you and I'm currently showing no further questions at this time. I'd now like to hand the call back over to Kurt Keeney for closing remarks.

Thank you operator and we certainly thank everybody for participating today. Please feel free to reach out to our investor relations team at ir at flagshipcommunities.com if you have any further questions. Happy Thursday.

This concludes today's conference. Thank you for your participation. You may now disconnect.