Earnings Call: Q2 2020

Jul 23, 2020

Good morning, everyone, and welcome to Getty Realty's Earnings Conference Call for the Q2 of 2020. This call is being recorded. Prior to starting the call, Joshua Dicker, Executive Vice President, General Counsel and Secretary of the company will read a Safe Harbor statement and provide information about our non GAAP financial measures. Please go ahead, Mr. Dicker. Thank you, operator. I would like to thank you all for joining us for Getty Realty's 2nd quarter earnings conference call. This morning, the company released its financial results for the quarter ended June 30, 2020. The Form 8 ks and earnings release are available in the Investor Relations section of our website at gettyrealty.com. Certain statements made in the course of this call are not based on historical information and may constitute forward looking statements. These statements are based on management's current expectations and beliefs and are subject to trends, events and uncertainties that could cause actual results to differ materially from those described in the forward looking statements. Examples of forward looking statements include our 2020 guidance and may also include statements made by management In their remarks and in response to questions, including regarding the company's response to the COVID-nineteen pandemic, future company operations, future financial performance and the company's acquisition or redevelopment plans and opportunities. We caution you that such statements reflect our best judgment based on factors currently known to us And that actual events or results could differ materially. I refer you to the company's annual report on Form 10 ks for the year ended December 31, 2019, Our subsequent quarterly reports filed on Form 10 Q and our other filings made with the SEC for a more detailed discussion of The risks and other factors that could cause actual results to differ materially from those expressed or implied in any forward looking statements made today, You should not place undue reliance on forward looking statements, which reflect our view only as of the date hereof. The company undertakes no duty to update any forward looking statements that may be made in the course of this call. Also, please refer to our earnings release for a discussion of our use of non GAAP financial measures, including our definition of adjusted funds from operations or AFFO and our reconciliation of those measures to net earnings. With that, it is my pleasure to turn the call over to Christopher Constant, our Chief Executive Officer. Thank you, Josh. Good morning, everyone, and welcome to our call for the Q2 ended 2020. With Josh and me on the call today are Mark Olear, our Chief Operating Officer and Danyan Fielding, our Chief Financial Officer. Similar to last quarter, we will provide an update on our business in the context Regarding COVID-nineteen, I can report that to date, even though the pandemic has had a profound impact on the U. S. Economy in general, It has not had a meaningful negative impact on Getty's financial results. Our strategic focus on an essential segment of the retail economy, The strength of our portfolio and the efforts of the entire Getty team have resulted in strong quarterly performance for our company. I continue to be proud of the resolve and hard work that our employees have shown during this stressful period. We are executing on all our initiatives within the company and are maintaining Getty's high quality standards under challenging circumstances. The net results of our efforts combined with the resilience Of our convenience and gas and other automotive portfolio of net leased assets was another quarter of earnings growth where our quarterly AFFO increased by 3% and on a per share basis grew to $0.44 as compared to $0.43 in the prior year's quarter. Turning to our strategic objectives. Year to date, Getty acquired 15 high quality properties for approximately 69,000,000 including the acquisition of 3 properties during the quarter. While the transaction market had taken a pause for most of the second quarter and continues to be restricted In certain ways by the COVID-nineteen situation, we are beginning to again see opportunities emerge. In addition, we completed 2 more redevelopment projects in the 2nd quarter, bringing our total number of completed projects to 17 since the inception of our redevelopment effort. Let me now share some additional detail on Getty's performance during the pandemic. For the quarter, the performance of the convenience and gas and other automotive asset classes In general, our portfolio more specifically was strong. We collected more than 96% of rent and mortgage payments and agreed to 2.3% Short term deferrals for rent and mortgage payments. These deferrals were granted to select tenants and mortgages who made specific requests And we're able to demonstrate a material negative impact to their businesses. In most of these cases, the base rent or mortgage payment deferrals will be paid back over the course of the following 6 to 12 months depending on the particular arrangement. Looking ahead to the Q3, as of today, our collections Rate increased to 98% for the month of July and we also agreed to additional short term deferrals of 0.6% of rent and mortgage payments for the In addition, we collected substantially all the COVID related rent and mortgage deferrals that were due to be repaid in July. I will now provide some additional perspective to better understand the basis of our strong rent collection. Last quarter, we discussed the impact of stations and other automotive related properties, including our car wash assets, were deemed essential under state guidelines, meaning that almost all of our properties have remained operational. Again, I want to reiterate, it remains a challenging environment for our tenants with reduced customer traffic and sales and many tenants Nationally, fuel volumes are rebounding from their lowest levels during the pandemic of being down almost 50% and are now down approximately 20%. Much of this recovery can be attributed to the fact that it is the summer season, which is typically strong for fuel volumes, combined with the fact that people are avoiding air travel for summer vacations and that certain office markets are reopening. Although the recent historically high fuel margins have stabilized, they continue to be slightly elevated on a national average, meaning that our tenants are making more money on a cents per gallon basis. That said, the overall net impact to fuel gross profit remains Highly regional issue with certain of our tenants experiencing year over year declines and others reporting increases in annual fuel gross profit. In contrast, the convenience store side of the business has generally performed well across the board, with many of our tenants reporting that results are slightly ahead of prior year's While our industry has continued to exhibit stability and there are a number of positives for Getty in particular, I would like to emphasize That the greater the duration and severity of the COVID-nineteen pandemic in United States, the greater the risk that there will be additional economic impacts on Consumer and retail activity generally and therefore to Getty's financial results. To touch on our balance sheet and liquidity position, We ended the quarter with $25,000,000 of cash on hand and $225,000,000 of availability on our revolving credit Additionally, we were active with our ATM program in the quarter and efficiently raised permanent capital. We placed a premium on low leverage and remain committed to maintain a well laddered and flexible capital structure. We believe we have sufficient access to capital as we sit here today through cash on hand, We believe that our execution of our strategic objectives over the last several years, The essential nature of our tenants businesses, the net lease structure of our leases and our stable balance sheet all position us well. Furthermore, we believe there will continue to be opportunities for Gate to continue to grow its business. We are confident that our targeted investment strategy, which focuses on the largely Internet resistant service oriented convenience and gas and other automotive sectors in the metropolitan markets across the country will continue to create value for our shareholders over the long term. We remain committed to an active approach in managing our portfolio of net leased assets, Expanding our portfolio through acquisitions in the convenience, gas and auto related sectors and selective redevelopment projects, We are confident in our ability to continue to successfully execute on our strategic objectives over the long term. This approach and focus on these critical components should result in driving additional shareholder value as we move through 2020 beyond. With that, I will turn the call over to Mark Olear to discuss our portfolio Thank you, Chris. In terms of our investment activities for the Q2, We were able to close on 3 single asset transactions, which were previously under contract. And later in the quarter, we started reengaging $11,300,000 in these 3 high quality assets. These include 2 convenience and gas assets in New York State, which are leased Speedway, the properties acquired are subject to a triple net lease with 8.5 years remaining on their base lease term and multiple renewal options. Additionally, we closed on the acquisition of a car wash location in Cincinnati, Ohio. The site is subject to a 15 year triple net lease Gedi's aggregate initial cash yield on our 2nd quarter acquisitions was 6.8%. We remain highly committed to growing our portfolio in the convenience and gas sector as well as our other auto related categories, including car washes and automotive service centers. The COVID-nineteen pandemic had an impact on the overall transaction market during the Q2 as transactions parties focused on their core operations and many transactions were put on hold. With that said, as business conditions for our target asset class Stabilize, we have seen a noticeable increase in activity in our pipeline. As a result, we expect that we will be able to resume our acquisition activities in As we move through the underwriting process on potential transactions, Getty will remain committed to its core principles of acquiring high quality real estate and partnering with strong tenants in our target asset classes. Moving to our redevelopment platform. For the quarter, we invested approximately $800,000 in both completed projects and sites which are in progress. In the Q2, we returned 2 redevelopment projects back to our net lease portfolio. Specifically in April, The project was returned to the net lease portfolio in Paramus, New Jersey, where we leased a site to Bank of America Corporation for an ATM location. This is in this project, we invested $400,000 and we expect to generate a return on investment of 10%. The second completed project was a lease to a local developer for a multi tenant retail location in Brooklyn, New York. In this project, we invested $400,000 and we expect to generate a return on our investment of 35%. In terms of redevelopment leasing, we ended the quarter with 11 signed leases or letters of intent, which includes 6 Active project, 3 signed leases on properties which are currently subject to triple net leases, but which have not yet been recaptured from the current tenants and signed letters of intent on 2 vacant properties. All these projects are continuing to advance through the redevelopment process. Again, I note due to the impact of the COVID-nineteen pandemic, we continue to experience delays in certain of our projects as contractors, suppliers and municipalities deal with shutdown orders, social distancing requirements and other impediments to normal functioning. In total, we have invested approximately $1,400,000 in the 11 redevelopment projects in our pipeline, and we expect to have rent commencements at several additional On the capital spending side, we estimate that these 11 projects will require Total investment by Getty of $7,500,000 and will generate incremental returns to the company in excess and where we can invest these funds in the acquisition market today. For more detailed information on the redevelopment Pipeline, please refer to Page 15 of our investor presentation, which can be found on our website. We remain committed to optimizing our portfolio and We continue to anticipate redevelopment opportunities over the next 5 years, possibly evolving between 5% 10% of our current portfolio with targeted unlevered redevelopment program yields of greater than 10%. Turning to disposition, we sold 1 property during the 2nd quarter, realizing proceeds of approximately $100,000 The property sold was not consistent with our current real estate standards. We expect the net financial impact of this disposition to be minimal. In addition, during the quarter, we exited 3 properties which we Previously leased from a 3rd party landlord. As we look ahead, we will continue to selectively dispose of properties where we have made a determination that the property is no longer competitive at the CNG location and does not have redevelopment potential. As a result of our activity, we ended the quarter with 9 29 net leased properties, 6 active redevelopment sites and 11 vacant properties. Our weighted average lease term is approximately 10 years and our overall occupancy excluding active redevelopments dipped slightly to 98.8%. With that, I turn the call over to Daniel. Thank you, Mark. For the Q2, our total revenues were $37,000,000 an increase of 8% over the prior year's quarter And our rental income, which excludes tenant reimbursement and interest on notes and mortgages receivables, also grew 8% to 36,300,000 Our growth in rental income continues to be driven by rent escalated in our leases, plus additional rent from recently completed acquisitions and redevelopment projects. During the Q2 of 2020, we experienced increases in both property costs and general and administrative expenses, driven primarily by reimbursable real estate taxes and employee related expenses. For more information on specific Please refer to this morning's earnings release. Our FFO for the quarter was $18,600,000 or $0.44 per share as compared to $19,600,000 or $0.47 per share for the prior year's quarter. Our AFFO for the quarter was 18,600,000 or $0.44 per share as compared to $18,100,000 or $0.43 per share for the prior year's quarter. Turning to the balance sheet and capital markets activities, we ended the Q2 2020 with $525,000,000 of total borrowings, which includes $75,000,000 under our credit agreement and $450,000,000 of long term fixed rate debt. Our weighted average Borrowing cost is 4.6%. The weighted average maturity of our debt is 4.9 years and 86% of our debt being fixed rate. And our earliest debt maturity remains our $100,000,000 Series A, which matures in February 2021. As of today, we have $225,000,000 of undrawn capacity on our revolving credit facility, which can be used to fund operations also growth over the near to medium term. At quarter end, our debt to total capitalization stood at 31%, Our debt to total asset value was 42% and our net debt to EBITDA was 5.3x. Lastly, we used our ATM program to fortify our balance sheet during the quarter as we issued $12,200,000 of capital at an average price of $30.16 per share. We have $67,000,000 available to us under our existing asset market program. Our environmental liability ended the quarter year at $49,300,000 down $1,500,000 for the year. For the quarter, the company's net environmental remediation spending was approximately 2,100,000 Given the uncertainty related to the COVID-nineteen pandemic, the related shoulder in place restriction and the length and depth of economic impact to the U. S. Economy and businesses, We withdrew our 2020 AFFO per share guidance in conjunction with our Q1 2020 results. And given the continued uncertainty related to COVID-nineteen, We are not reinstating guidance at this point. With that, I will turn the call back over to Chris. That concludes our Prepared remarks, so let me ask the operator to open the call for questions. Thank you. At this time, we'll be One moment please while we poll for questions. Your first question comes from the line of Craig Mailman with KeyBanc Capital Markets. Please proceed with your question. Good morning, guys. Maybe we could drill in a little bit more to the acquisition pipeline. It sounds like you guys have a pretty good Opportunity set there. Could you just drill in a little bit and kind of give some more color on how much of that is C store versus car wash or other auto related opportunities? Sure. This is Mark. So I'd say the pipeline is pretty consistent with the pipeline over the last few years on that mix. It is a bit lumpy on either side. So It's close to fifty-fifty over time. We're looking at what we feel is a good number of Portfolio transactions that have been presented to us in the last few weeks. Certainly, we continue to filter those through our normal We haven't deviated from our underwriting standards. So some of those get discounted pretty quickly and some of those continue to advance through the underwriting and We look forward to updating those as the year goes on. And I know When you say portfolio transactions, is it related to M and A that could be more sizable, similar to the Applegreen that you guys Did more recently are these kind of small portfolios that are going to be onesies, twosies kind of packaged together? Typically, when we use the word portfolio, we're talking about more than a handful of sites in any given deal. But as Marcus Talked about in the past, we look at single assets, we look at small packages, 1 or 2 sites, and we also look at Lots of large packages, right, but that could have 15, 20 to 90 or 50 locations in any given package. Again, I think our pipeline and our underwriting and our desire to continue to transact still has both aspects We like the portfolio, we like the 15 year unitary lease that we're doing a sale lease back on and we also Like to buy individual assets where we like the real estate and we like the town. And you guys have A good amount of liquidity here with the volume capacity and additional ATM, but to the extent you were able to Find one of these larger portfolio transactions, what are the thoughts on financing that in this environment? Do you have to come back to the equity market? Or can you do you have enough direct power with debt capacity? Well, it Depends on the size of the transaction, Craig. But we were in the ATM market in the Q2. We certainly think that the debt markets are open for us should we Need to take advantage of them. So our desire has been for the last several years and will continue to be to have a fairly balanced capital structure. So I don't think you'll see us get too far into one avenue, whether that be debt or equity, right. But again, Some of it depends on the size of any given transaction or multiple transactions that close Fairly close to one another and but again, on balance, we prefer to be conservative and take advantage of Both types of financing. And just remind, just given kind of your leverage targets, how much Debt capacity do you have under those existing kind of thresholds? Yes. I think we would certainly have enough runway, if we continue to use both debt and equity to certainly be in the, Yes. Call it plus or minus $100,000,000 somewhere in that range. All right, great. Thank you, guys. Your next question comes from the line of Michael Gorman with BTIG. Please proceed with your question. Hey, thanks. Good morning, guys. Good morning. If we could just stick with the acquisitions question for a minute there, can you spend And just as the acquisition market starts to ramp up again, have you guys seen an increase in competition from other buyers just given Performance of C Stores and gas stations over the last 3 months. I think the competition Over my time here at Getty has certainly recognized the strength of the CNG sector and it has been Steadily growing. Given that, I think that the transaction market really took a kind of a 2 month pause and now we're really starting to dive back into It's underwriting. It's a little premature to say that there's new players or significantly more competition, but Across the public sector as well as some of the private funds, I mean, every year there are more and People coming into the C and D sector, right? The sector is growing, it's consolidating. The store formats themselves are getting larger And then becoming more appealing for a whole host of institutional real estate investors. So it's I don't think it's anything new, Mike, But I do think it's a little premature to say that there's X number of new entrants because of the performance during the pandemic. Great, great. Thanks. And then maybe just stepping back a minute from the strategic perspective, obviously there have been some headlines lately with Seemingly flashy numbers about declining miles driven because of work from home. And in the grand scheme, it works out to be smaller numbers. But maybe just In your conversations with your tenants and as you're thinking about your underwriting going forward, how are you thinking about that? What are you hearing From your tenants in terms of what they expect, again, recognizing that we're early, sort of the long term impact on daily commuter traffic And maybe C store positioning? Yes. I think the first thing I would say there is it is highly regional, Right. So across the country, every situation in each major market is different. So as you have more When we started the pandemic and you had more of the immediate shutdowns on the coastal regions, right, our tenants in New York and in California certainly felt that first. Many tenants who are in the middle of the country really hadn't felt anything at all. I think the expectation is, Especially for tenants that are more driving commuting towns is that that will the office will Come back, right, people will continue to drive. The C store, quite frankly, has been doing very well. And while customer visits are down, right, because people are driving, generally the amount that they're purchasing at the store has gone up Significantly, right. So net net on a profitability standpoint, right, on my remarks, I said that generally the C store is up year over year, right? And that's because people are stopping less, right? They are buying more per visit. Great. That's helpful. Thanks. And maybe just one last one For Dannion, recognizing it's a small number because your collections have been so high, but as you think about the deferral agreements in those conversations with tenants, Does that has that changed any of the accounting with those tenants under deferral agreements in terms of straight lines or in terms of AR write offs or anything like that? Or is that just kind of been typical of the standard agreement? No, it hasn't affected the leases. We elected under FASB, the COVID treatment, which has enabled us to not have to look at those leases and re cast them. But obviously, with the deferrals, you do see that increase in the AR balance at the moment, as we sit here today And hopefully over the next 6 to 12 months as we collect on those deferrals that should grind back in. Great. Thanks very much. Your next question comes from the line of Joshua Dennerlein with Bank of America. Please proceed with your question. Hey, good morning, everyone. I guess, Chris, Maybe kind of big picture, how do you think about balancing future acquisitions versus preserving cash in this environment Yes. Sure. I think it comes back to Craig's question from earlier, right. I mean, we're not we are certainly not an organization that is going To be overly aggressive when it comes to leverage. And as we think about growth, Right. We are certainly measuring that against having availability under the revolver, having a larger than normal cash balance on hand. And we will make sure that to the extent there is a future impact to our business that we have ample Funds available to us, right, to weather anything that comes our way. But certainly part of the overall equation is, As we look to grow, we're not going to put ourselves in a position where We may be at risk to the extent there are some negative impacts to the company. Got it. And I don't think we touched on it when we talked about the transaction market. But I guess cap rates, What are kind of the early reads and maybe like your expectations for category trends? It seems like there's a lot of crosscurrents Going on. I think it's very early. Again, like Mark said, we're really just kind of starting to dive back in acquisitions. My personal view is if Everyone in our sector thought that there would be significant swings in cap rates at the start of the pandemic. I really don't see that. Obviously, there's a competitive dynamic across the private and public buyers. The assets have held in very well in terms of their profitability. And in terms of underwriting, 4 wall EBITDAR, but there may be small movements. Again, I think it's you won't see anything meaningful. And quite frankly, I think it's still a little too early to put a number or even a band around that. Okay. All right. Thanks. One last one for me. You mentioned in the press release you collected 98% of July's rent. Is that kind of normal for this time in the month and then that Extra 2% kind of trickles in normally later, is that extra 2% all just kind of deferred? No. Quite frankly, we've got 98% and then we deferred just over 0.5% and then we've got 1.4%, Which we've abated and don't think we're going to collect. I mean that's not normal for Getty. I think Still strong and I think the 2% right is something that Getty will work through either through deferrals or through Effective Asset Management, but I certainly don't think we're operating in a normal environment, right. Okay. Got it. Thanks, Chris. That's it for me. Your next question comes from the line of John Massocca with Ladenburg Thalmann. Please proceed with your question. Good morning. Hey, John. So maybe touching again on deferral and kind of cash rent you did collect. I mean, I guess, could you quantify what Percentage or what kind of were the numbers for rents that you didn't collect in 2Q that kind Flow through the revenue line item and then what was kind of any rent that was written off due to kind of your view on collectability? So we collected, as we said, a little more than 96% in Q2. We deferred 2.3, right. And those deferrals, some of them kicked in as early as the month of July. As we commented on what we Deferred in July, we received substantially all of that back, right? So we think we're in a good spot there. And the balance, Which is roughly 1.4% of our normal ABR, right. We Either abated or we just don't think we're going to collect. So for the Q2, right, I think it's a little Less than 4% of rent that was at issue, right, or an issue for us. And again, we think we're going to be in a good spot to collect The majority of that, but there's certainly a few situations, albeit small, that we need to work through. But did all of that four Percent flow through into your 2Q numbers? No. Sorry. The 2.3%, yes, that did. The 1.4%, no. Okay. And then kind of sticking with the income statement a little bit. G and A was a little bit elevated versus Kind of both 1Q and maybe year over year. Is there something one time ish rolling through those numbers or maybe some non cash charges? The reason for the yes, that's a good question. The reason for the increase is primarily stock based compensation. So it's Non cash, but it does flow and hit our G and A line and flow through into our AFFO. We don't back that up. Okay. That makes sense. And then lastly, kind of as we kind of think about unitary level coverage going forward, I know It's a little bit tough, the trailing 12 month number and it will really be the first impact from COVID will really be kind of 1Q stuff In its quarter in arrears. But was there a significant impact just from your view From kind of that end of 1Q on the coverage at all or was coverage kind of slightly Yes. It Lags a quarter behind, right? And typically, pre pandemic, right, the business is somewhat seasonal Because you have the summer driving period, right? And typically, you don't see much movement in that number. When we receive the financial information and publish it next quarter, that will have the full impact of 3 months of COVID in it, right? So I think maybe next quarter is really the quarter to Let's dive in and see how much, if any, right, our tenants were impacted by the COVID situation. Again, To go back to our comments from last quarter, we had a significant drop in volumes, but a lot of that was made up by Fuel margins that were $0.50, dollars 0.60 dollars 0.70 dollars a gallon, right, because of the price of oil. So some of that was offset And the C stores themselves were, again, some were doing quite well depending on where they were. So I think on balance, right, you may see that number move more than it normally would, But I don't expect it to be a dramatic move. Okay. And maybe even if you look at like 1Q, given Kevin, Barthe's focus of the portfolio, I mean, there should have been some level of impact on the tail end. I mean, is that what you were seeing? Or was it pretty much Kind of offset by those margin increases and maybe the fact that it was a little earlier in the pandemic. Given the fact that things really started to hit Specifically, the Northeast, kind of mid March, right? I don't think there was as much of an impact to the Q1, But it's hard for us to see that when we get typically quarterly financial results. Again, it kind of gets Lost in the summary presentations. Okay. That's it for me. Thank you very much. Your next question comes from the line of Anthony Paolone with JPMorgan. Please proceed with your question. Okay, thanks. Just a few small ones hopefully. Just to clarify and make sure we're clear on it here, Then that 1.4%, you didn't recognize it in 2Q and it looks like that's out obviously for 3Q As well, so there's no change from like a recognition point of view that you anticipate now from like a revenue standpoint? That's correct, Tony. Okay. And then, Danny, did you give like CapEx for the rest of the year, like what you expect to spend on sort of the redevelopment pipeline and stuff? On the redevelopment, Mark, how's that? I I think we break it out in the remarks by the life of the project, not necessarily by year end. Mark, I'll ask you to refresh that number. And is it this order of magnitude, is it much to spend for the rest of this year? Yes. I mean, Tony, what we talked about on Slide 15, right, The 11 projects that we're currently working on, we've had about another $6,000,000 to be invested in those projects, But that was really over the next 3 years. So it has been spread out. Okay. And then I think I may have missed this. Did you give did you comment on the ATM in the quarter? Yes, we did. There was $12,200,000 of issuance in the quarter And which was at an average price of $30.16 At this time, we have no further questions. I would like to turn it back to Mr. Constant for any closure or further remarks. Great. Well, thank you all for participating this morning. We appreciate your interest in Getty, and we look forward to Speaking with everyone when we close out our Q3 in October. This now concludes our conference call. You may disconnect at this time.