Good day, ladies and gentlemen, and welcome to the National Retail Properties First Quarter 2019 Earnings Conference Call. All lines have been placed on a listen only mode and the floor will be open for your questions and comments following the presentation. At this time, it is my pleasure to turn the call over to your host for today, Mr. Jay Whitehurst, CEO and President. Sir, the floor is yours.
Thanks, Jess. Good morning, and welcome to the National Retail Properties First Quarter 2019 Earnings Call. Joining me on this call is our Chief Financial Officer, Kevin Habicht. After some brief opening remarks, I'll turn the call over to Kevin for more detail on our results. The Q1 of 2019 was another steady consistent quarter for National Retail Properties.
Our broadly diversified portfolio of 2,984 single tenant retail properties remains healthy with an occupancy rate of 98.2%, which is consistent with our long term average of 98%. Despite the headlines regarding retail store closures, our portfolio continues to perform admirably. As we've mentioned before, The 400 plus tenants in our portfolio are typically large regional and national operators that are primarily focused on customer services, customer experiences and e commerce resistant consumer necessities. On the acquisitions front, we invested $117,000,000 in 33 new single tenant retail properties at an initial Cash yield of slightly over 7% and with an average lease term of over 16 years. As usual, our tenant relationships were the source of a vast majority of our investments.
Over 80% of our total dollars invested in the first We're with our roster of relationship tenants. We also sold 17 properties during the Q1, generating over $19,000,000 of proceeds at an average 5.9% cap rate. Our disposition strategy continues to reflect a barbell approach. On one hand, selling some properties at low cap rates In situations where we see less long term value than the buyer and on the other hand selling some vacant properties after concluding that our re leasing efforts would generate less shareholder value than simply reinvesting the sale proceeds. With our average disposition cap rate significantly below our average acquisition cap rate, we continue to validate our ability to recycle Capital accretively.
Our balance sheet at the end of the quarter remained one of the strongest in our sector. As we've discussed previously, we raised a significant volume of well priced capital at the end of 2018 and entered 2019 with $0 outstanding on our line of credit and cash on our balance sheet, all of which continues to position us very well for 2019. In closing, let me remind you that we run our business with a long term focus, Characterized by consistent per share growth on a multiyear basis, our first quarter results reflect another consistent Steady step along that path. And with that, let me ask Kevin to provide his additional comments on our 4th quarter results.
Great. Thank you, Jay, and I'll start with the usual cautionary statement that we will make certain statements that may be considered to be forward looking statements under federal securities law. Company's actual future results may differ significantly from the matters discussed in these forward looking statements, and we may not release Revisions to these forward looking statements to reflect changes after the statements were made. Factors and risks that could cause actual results to differ materially from With that, headlines from this morning's press release report quarterly core FFO results of $0.67 per share for the Q1 of 2019, which was flat with prior year results and is consistent with our projections and estimates. We left 2019 core FFO guidance unchanged at $2.71 to 2 point which implies 3.2% growth to the midpoint.
We do this again while maintaining a strong and liquid balance sheet and not relying on large amounts of Our AFFO dividend payout ratio for the quarter was 72.8% and that compares to 70 2.4% for the full year 2018. Occupancy was 98.2% at March 31, that was flat with prior quarter. G and A expense was 5.8 percent of revenues and that compares with 5.7% a year ago. Again, reminding you that we include state and local corporate taxes that we pay in various municipalities in our G and A expense, While some rates exclude that from G and A, we put that on a separate line item. For purposes of modeling 2019 results, the annual base rent For all leases in place as of March 31, 2019 was $633,200,000 This allows you to take some of the guesswork or estimation out of the timing of Q1 acquisitions and dispositions for projections starting April 1, 2019.
We did not issue any common equity during the Q1 of the ATM. As we've noted in the past and consistent frankly with the past couple of decades, we expect to behave in a Relatively leverage neutral manner over time. 1st quarter dispositions of $19,000,000 and $30,000,000 of free operating cash flow, let's say, after all dividend payments that provided $49,000,000 of equity like Capital for us for new investments. As a reminder, we funded 84% of 20 eighteen's $716,000,000 of acquisitions with this equity combination of common stock issuance, disposition proceeds and free cash flow. So we entered 2019 well ahead of the equity raising curve.
We remain in very good leverage and liquidity position, which will allow us to maintain an active acquisition effort into 2019. As Jay mentioned, we ended the quarter with no amounts on our $900,000,000 bank line and we had $80,000,000 in cash on the balance sheet. Leverage metrics remain very strong. We've always been inclined to keep a balance sheet with notable financial capacity and flexibility. This may cost per share results a bit in the short run, but we think over time a good defense will allow a more effective offense.
Capital structure matters and undrawn lines of credit are an asset. Our next debt maturity is in 2022 and our weighted average debt Our balance sheet remains in good position to fund future acquisitions and weather potential economic or capital market turmoil. Looking at quarter end leverage metrics, net debt to gross book assets was 34.7%. As you know, we're not big fans of market cap based leverage metrics. I believe more relevant is net debt to EBITDA was 4.8 times, which is unchanged from year end 2018.
Interest coverage was 4.9 times and fixed charge coverage was 3.8 times for the Q1. Both of those metrics were 10 basis points higher. Only 5 of our 2,984 properties are encumbered by mortgages totaling approximately $12,000,000 So we believe 2019 will be another solid year of growth in operating results and the comps for multiple prior years are not Particularly easy. When sourcing capital and making capital allocation investment decisions, Driving per share results on a multiyear basis remains at the forefront of our minds. Our investment Strategy in terms of property type, tenant type and our balance sheet strategy have been very consistent for many years.
And now you can decide if I've saved the best or the least for last, but my final comment will touch on the new lease accounting impact all of us are dealing with. For NNN, the impact is fairly modest with the most visible item of note being the presentation of revenues, which we now must collapse 5 lines of revenue into one line, which we called lease income. We've added some supplemental info at the I'm at Page 6 of the press release to give you a little more visibility as to what's recorded in this one lease income Line item to be consistent with the prior period. The other area that the new accounting will create some changes where We are the lessee. In our case, this is our headquarters office lease and 3 investment properties ground leases where we own the building and lease the land from The new accounting rules require recording a right of use asset and a lease liabilities for these leases, again a fairly de minimis impact on our balance sheet.
Additionally, the accounting for lease costs That are connected to new acquisitions now requires us expensing any leasing costs that are not contingent on a lease getting signed. For us, that occurs occasionally when we acquire properties where we may use a third party law firm to be involved in any lease drafting responsibilities. In the past, those costs would have been capitalized as a part of the acquisition, but beginning in 2019, those costs will be expensed. You can see we show $52,000 for this in our Q1 results. It's a little difficult to estimate This amount going forward since it's entirely dependent on acquisition volume and some other factors.
I will note that in the We have never capitalized any internal leasing costs, so there's no change in our expensing on that front for us. Lastly, the new rules will not allow for establishing any general reserves for the uncollectibility of receivables. So going forward, this can inject a degree of lumpiness to reported results as the new rules push us to wait until the probability of collection gets meaningfully low and then write off the entire receivable balance. In the past, we may have been more inclined to reserve for potentially uncollectible receivable amounts sooner. But all in all, the new lease accounting does not seem to have a material impact on our reported results despite some of this noise in the numbers.
And with that, Jess, we will open it up to any questions.
We'll move first to Christy McElroy with Citi.
Good morning. This is Katie McConnell on with Christie. Wondering if you can just update us on your expectations for tenant closures, including those that you had mentioned last quarter. Given occupancy held flat in the Q1, are you expecting any tenant disruption or occupancy disruption in the balance of the year?
Katie, we feel like generally the portfolio is going to remain healthy and continue generally in the area where we Now when you're the landlord to retailers, you are always dealing with tenants that have issues. As it relates to the larger bank tenant defaults and bankruptcies that we've talked about previously, in the case of Shop We own 3 of those stores. We still own 3. 2 of those We are working on one is pending resolution, a sale of that property. All three of those are still paying rent right now.
Shopko has not terminated those leases yet. So we're still getting rent on those. And as it relates to the Virginia College properties, we had 3 of those also. 2 of them are Pending resolution and one we are still working on. So none of those more impactful Bankruptcies or defaults from the past have been fully resolved yet, but we're making good headway on a good piece of that.
And otherwise looking ahead, we are cautiously optimistic, I guess you'd say that everything's going We're going to kind of stay in the ballpark of where we are.
And just for clarification, just to point out, the 3 Virginia College Properties were in our vacancy as of December 31, so that wasn't a new event in Q1. We expect the Shopko's to go vacant and the 3 Shopko's to go vacant in Q2. But as Jay said, they continue to pay rental loans at the moment.
And I think just maybe at a strategic level to point out that we have in house leasing expertise. We have folks that are that come to work every day focused on re leasing our vacancies and creating value out of our existing Portfolio and that's all part of being a real estate company and we are working these properties very hard.
Okay, great. Thank you.
We'll move next to Vikram Malhotra with Morgan Stanley.
Hi, this is Kevin on for Vikram. Just a quick question for me. Did you have to disclose the cap rate on the dispositions?
The cap rate on our dispositions, Kevin, was about 5.9%.
Okay, great. And then just in terms of the composition of the acquisitions, I didn't see a whole lot of movement in the top tenants. So can you give any color around what those what the composition was Yes.
It was it really didn't move the needle much with any of our top tenants, But it was a very broadly diversified group of acquisitions across Gosh, I'm trying to remember. I think it was 8 or 10 of our different relationship tenants. It was a lot of individual 1 off properties or small portfolios primarily with our relationship tenants. Nothing notably outside the mix of our overall portfolio.
Okay, great. And then just last one for me. Just in terms of the straight line rents, I know towards the end of last year, it actually turned into a positive for basically a positive cash flow or if I look at it in the Q1 of 2019, it appears to be negative, which is what I would expect to be. So just in terms of going forward, how do you expect that to trend? I know you don't record a whole lot of straight lines, given that you have a lot of Yes, escalators.
How do you expect that to trend over the rest of the year?
Yes. And there is a little bit of lumpiness in that. So you're right on that, Kevin. And that On occasion when you're leasing a new property and you'll give somebody 3 or 5 months of free rent at the start Then that will influence that number. As you know, our number has been plus or minus It's been bounding around the 0 range by a few $100,000 not very much Up or down over recent quarters.
In terms of a trend, I would think we're close to that 0 mark. So 4th quarter Of last year, it was a positive 124. As you noted this quarter, Q1 2019, a negative $747,000,000 but it will vary a little bit depending on the leasing activity, but it's not strained too far from 0. Okay.
So in terms of going forward, just assuming 0 would probably be the best bet?
That's a reasonable assumption, yes. You won't be too far wrong if you assume that.
Okay. All right. Thanks a lot.
We'll move next to Brian Hawthorne with RBC Capital Markets.
Hi. Just one question for me. Are you guys looking at any new So is there have any new concepts kind of come up on your radar that you'd like to invest in? Brian, we Our primary focus on our acquisitions is building relationships with these retailers and doing repeat programmatic off market Business with those folks and we have a team of folks led by Steve Horn in our office who spend every day looking for New concepts or retailers within existing concepts that we are not currently doing business with, There is no big notable line of trade for us To say we're looking to materially move into, but what we're always looking for are good Retail operators that have real estate along high traffic roads that we think is the right Kind of real estate to own for the long term leased to an operator that gives us comfort that we'll get the rent for a long period of time.
We'll move next to Collin Mings with Raymond James.
Thank you. Hey, good morning, guys. Hey. First question for me, just the yield on the acquisitions during the quarter a bit higher than 2018 overall as well as 4Q, I just I mean, I imagine this was mix related, but just can you confirm that and just touch on the pricing environment for a minute, Especially given the cost of capital for the public players here has continued to improve in 2019?
Right, Collyn. Yes, 7% Cash yield on leases with good operators with 16.5 years' worth of term and our typical 1.5% bumps is a very good start to 2019. Cap rates in general out there in the world are not We don't see them moving up at all. For high quality assets, cap rates are, if anything, trending down a little bit. I would not expect that to continue through the rest of the year.
It's cap rates are remaining low out there, but our guys did our team did a very good job of getting The Q1 acquisitions had a good yield.
Got you. So again, it sounds like it was again Specifically attributable to the deals the team struck as well as maybe mix, not anything indicative of the broader market?
That's correct. I think also strategically our focus on building relationships helps there. When we are dealing with the relationship tenant, Lowest cap rate is not the sole component of our value proposition. And so we're able to get somewhat better yields On many of our relationship deals because there's more to the value of working with National Retail Properties Then just the lowest cap rate.
Fair enough. That actually leads me to another question, just bigger picture. And I think I know where you guys will go with this. But just Given your relationship based model for acquisitions, have any of your tenants talked with you about international opportunities? And just on the heels of Realty's announcement last week, just update us on how you would even think about such an opportunity?
Yes. We've looked at Deals outside of the United States before with some with relationship tenants and some others. And so far, it just hasn't worked out That hasn't made sense for us. The level of volume that we need to generate order to produce that consistent kind of mid single digits FFO per share growth allows us to be very selective and not have to undertake herculean volume efforts. And the when you couple that with the vast supply of single At retail properties in the United States, so far we've concluded that we can meet our growth objectives While being selective and staying in U.
S. Markets that we feel like we know very well.
Fair enough. So it sounds like something at some point never say never type of approach here, but really you see a very ample opportunity set just domestically with kind of your current relationships, is that fair?
Yes, that's very fair. You said it better than I would have, yes. Well, you said.
All right. Last one for me and just going back to an earlier question just on the composition of acquisitions during the quarter. It does look like The home improvement bucket ticked up here a bit during the quarter. Just maybe touch on the opportunities you're seeing there, the competition on that front, and just anything else that you can maybe talk about on the home improvement bucket recognizing again it's still pretty nominal?
Right. No, it is nominal and that's a couple of Acquisitions that we did, our focus is always primarily on The location of the real estate, the price, the rent per square foot for the property and certainly The rent versus market rent. And so that segment of retail To us, it's no more or less competitive than any others. We just are When we're looking at those kind of properties, what we're really looking for is, is this a good retail location and is this a reasonable rent? And in this 1st quarter, we found a couple of properties that fit that criteria.
Appreciate the color, Jay. I'll turn it over.
We'll move next to Spenser Allaway at Green Street Advisors.
Thank you. Just going back to the pricing environment for a second, you mentioned that cap rates are moving lower, if anything. Are there Specific industries within retail where you're seeing more notable cap rate compression?
There have been some Good morning, Spencer. There have been some specific deals where we've seen cap rates go below 6% that probably in the past wouldn't have been, but it's really I can't say that there's Particular sectors where that's happened, I think it's just been transactions that have had one Compelling feature or another for 1 or 2 buyers that caused folks to say that was the right In our case, we're going to try to we are going to stay focused on Dealing with our relationship retailers and doing deals at yields that we think are adequately accretive For good real estate with good operators and we do think there's still plenty of opportunities out there for that.
Okay. Thank you.
Thanks, Spencer.
We'll move next to Joshua Dennerlein at Bank of America.
Hey, guys. Good morning.
Good morning, Josh.
Your occupancy is down year over year. Is that all the SunTrust And then the Virginia College assets you talked about earlier, or is there any other assets in there? And how should we think about kind of the Evolution going forward with the Shopko assets going dark or likely going dark in 2Q and just your lease expirations for the year?
Yes. Josh, we're down year over year, but we're right about at our long term average. So When we were 99% occupied, we were quick to remind folks that we didn't think that was sustainable over the long term. Where we are today is a reflection I think of just the general retail environment All of us are going to have that own single tenant retail properties are going to have some tenant vacancies along the way. The Virginia College and the SunTrust are in that number.
But they in the SunTrust in particular were not unexpected. We saw that coming a long time ago. And we are working our way through the SunTrust Vacancies. I think we've only got 3 SunTrust Properties That are either unresolved or not pending. There's only 3 where there's just we're still working them, I do believe.
So it's just a kind of a general vacancies here and there to me not particularly Attributable to any one major tenant or factor.
And again, a reminder that we're flat sequentially versus Prior quarter, so nothing new in the current quarter. And our as Jay said, our standard line is think of us as being 98 Occupied plus or minus 1% over a couple of decade period and that's the way we tend to want to think about Modeling our business.
Got it. Makes sense. You mentioned those 3 SunTrust assets. Are you When you mean you're going to resolve them, does that mean you're going to re lease them or is it like a more of a sales situation at this point?
Yes. To be yes, to put a little more clarity on that, we currently have 7 vacant SunTrust properties, 4 of which are pending resolution. And Josh, I think all 4 of those are sales. Certainly, the majority of those are sales. And then there's 3 that are remaining where we're still working them.
These Last few remaining vacant SunTrust assets are some of the best we had in the pool of vacancies. So our inclination is to try to lease those properties and start an income stream and that's why we're working those last few A little bit harder. They may end up being resolved as sales down the road, but we are working hard to re lease Those last properties, they are good generally pretty good real estate.
Okay. And for the Virginia College and Shopko, when you mentioned the Pending resolution on the 2 college assets and the 2 Shopko assets, is that kind of the same thing? You're going to sell them and not release them?
Yes. The just to Virginia College first, those were We said in our previous call that we hope that we could find some kind of another school user for those. And the 2 of those that are pending are both potential sales to charter schools. So we'll see if those sales happen. We certainly hope they do.
But our goal was to try to find another school user for those. And in this case, selling to the schools was the way that those deals were ended up being structured. As it relates to the Shopko's, only one of those is pending. We still have 2 that we're working on. And that one is also happens to be a sale.
Got it. Well, thank you. Appreciate it.
We'll move next to Todd Stender with Wells Fargo.
Thanks. Good morning. Jay, you touched on this briefly about rental rates, what they're underwritten at. Can you talk about the Q1 deals you closed on and how those rents Compared to market, I guess if they're relationship driven, maybe there's flexibility on what the rent could be to ultimately drive a 7% yield? Maybe any
Sure. No, we're for all of our acquisitions, whether it's the Q1 or last Year or 5 years ago, the underwriting focus is on keeping the cost for the property low and therefore keeping the rent As low as possible, whenever you're doing a sale leaseback. And that's a big piece of our underwriting is to look at What's the market rent? What are the comparable rents being paid by other properties that we own That are similar to the properties we're looking at buying. We feel like our portfolio sits pretty close To market rent generally, if you think about our renewal statistics at the end of our leases, 80% to 85% of the time, the tenants renew the lease at around 100% Of the then current rent, which has been bumping all along through the term of the lease, that gives us some level of Comfort and we feel like evidence that we are at market rents given the tenant's renewal at the At lease expiration.
Okay. That's helpful. And then did you guys specify some of the tenant names That you acquired and then what you sold. And I'm just pointing to, I guess, in restaurants, when you look at quick service, that went up, But casual dining looks like it came down. Have you guys spelled out any of the names?
Well, quick serve I think went up In the quarter, not because of anything we did this quarter, but we bought a portfolio of fast food restaurants near the end of the year last year. And so I think that kind of moved that number. And casual dining really went down I think just because it got diluted as opposed to Anything else? So again, we bought 33 properties and we sold 17, so we didn't really move the needle on anything in terms of those kind of concentration levels.
Okay. And then, I guess on timing of acquisitions. For modeling purposes, should we assume more back end weighted if you're you can close on $117,000,000 in Q1, But you can get upwards of $600,000,000 for the full year, just thinking about some timing, I guess.
Yes, it was skewed a little bit towards the back end of the quarter. So I would assume that. Again, Another good data point to help model beginning kind of April 1 projections is that our 633 $200,000 of annual base rent that's in place as of March 31. So you can start with that as your cash base rent, subtract Some level of property expenses to get to an NOI and our guidance on property expenses for the year is around $9,000,000 I believe. And so That's another way to go at that.
Okay.
And Kevin, just to stick with you, did I get it right that You didn't issue any shares under the ATM?
That is correct. Nothing in the Q1 on the ATM.
The Shares issue was that through the DRIP program?
Correct. That's dividend reinvestment.
Okay. Is there a cost difference Between the 2, I mean, you're still there's still share count goes up, you're raising equity. Am I splitting hairs, I guess, on how
No, there's no real difference in my mind. The cost is effectively the same.
Okay. Thank you.
Thanks, Todd.
Comment, we'll move next to John Massocca at Ladenburg.
Good morning.
Good morning, John.
Just one for me. I know Camping World has been, let's say, active in kind of refining its Gander store portfolio. Are any of the properties they've are any of the retail locations they've closed over the last couple of quarters, Properties you guys own and how do you is there anything essentially kind of a short lease term that you have leased to them?
John, to answer your last question first, when we did the Gander Outdoor leases with Camping World, we did 20 year leases with them on our standard form. So we our Camping World and our Gander Outdoor Leases are all long term, nothing short term, especially nothing short term related to Gander Outdoor. We did we've had a long standing relationship with Camping World where we've done lots of different types of transactions with them. And we have sold them back 1 or 2 of our Gander Outdoor properties and exchanged those for traditional Camping World properties in some instances. So but otherwise our Gander Outdoor properties are open and operating.
Okay. All right.
That's it for me. Thank you very much.
Thanks, John.
And gentlemen, I have no other questions at this time.
All right, Jess, thank you. We thank you all for joining us this morning and we look forward to seeing you at the upcoming ICSC or NAREIT conferences. Have a good day.
This will conclude today's teleconference. We thank you for your participation. You may disconnect your lines at this time and have a great day.