Day, welcome to the Realty Income second quarter earnings results conference. Today's conference is being recorded. At this time, I would like to turn the conference over to Janeen Bedard , Senior Vice President. Please go ahead, ma'am.
Thank you all for joining us today for Realty Income second quarter 2018 operating results conference call. Discussing our results will be John Case, Chief Executive Officer, Paul Meurer, Chief Financial Officer and Treasurer, and Sumit Roy, President and Chief Operating Officer. During this conference call, we will make certain statements that may be considered to be forward-looking statements under federal securities law. The company's actual future results may differ significantly from the matters discussed in any forward-looking statements. We will disclose in greater detail the factors that may cause such differences in the company's Form 10-Q. We will be observing a two-question limit during the Q&A portion of the call in order to give everyone the opportunity to participate. I will now turn the call over to our CEO, John Case.
Thanks, Jana. Welcome to our call today. We're pleased with our results in the second quarter. During the quarter, we invested $347 million in high-quality property acquisitions and increased AFFO per share by 5.3%. Given the momentum we see in our business, we are increasing our 2018 acquisitions guidance to approximately $1.75 billion from the prior range of $1 billion-$1.5 billion. We're also raising the range of our 2018 AFFO per share guidance from $3.14-$3.20 to $3.16-$3.21. Let me hand it over to Paul to provide additional detail on our financial results. Paul?
Thanks, John. I will provide highlights for a few items in our financial results for the quarter, starting with the income statement. Other revenue in the quarter was $3.6 million. Other revenue typically consists of easements, takings, interest income, and insurance proceeds, and it will vary from quarter-to-quarter, as we've mentioned in the past. Our G&A as a percentage of total rental and other revenues was 5.7% for the quarter and 5.4% year-to-date. Consistent with prior years, G&A tends to be slightly higher in the first half of the year due to the timing of stock vesting and the cost associated with our annual meeting and proxy. We continue to have the lowest G&A ratio in the net lease REIT sector, and we continue to project G&A to be approximately 5% in all of 2018.
Our non-reimbursable property expenses as a percentage of total rental and other revenues were 1.5% for the quarter and 1.6% year-to-date. We expect non-reimbursable property expenses to remain in the 1.5%-2% range in 2018. Funds from operations, or FFO, per share was $0.79 for the quarter. As a reminder, our reported FFO follows the Nareit-defined FFO definition. Adjusted funds from operations, or AFFO, or the actual cash we have available for distribution as dividends, was $0.80 per share for the quarter, representing a 5.3% increase. Briefly turning to the balance sheet, we've continued to maintain our conservative capital structure. During the second quarter, we issued $300 million of common stock, primarily through our ATM program.
The weighted average maturity of our bonds is now 9.2 years, our overall debt maturity schedule remains in excellent shape, with only $8.5 million of debt coming due the remainder of 2018, and only $91 million coming due in 2019 outside of our revolver. Our maturity schedule is very well laddered thereafter. Our overall leverage remains modest, as our debt-to-EBITDA ratio is currently 5.5 times, and our fixed charge coverage ratio remains healthy at 4.6 times. In summary, we continue to have low leverage, excellent liquidity, and strong coverage metrics. Now let me turn the call back over to John.
Thanks, Paul. I'll begin with an overview of the portfolio, which continues to perform well. Occupancy, based on the number of properties, was 98.7%, an increase of 20 basis points versus the year-ago period. We expect occupancy to remain north of 98% for 2018. During the quarter, we re-leased 47 properties, recapturing approximately 108% of the expiring rent, making this our eighth consecutive quarter of positive recapture rates. For the first half of 2018, we have re-leased 102 properties, recapturing approximately 105% of the expiring rent. Since our listing in 1994, we have re-leased or sold 2,750 properties with leases expiring, recapturing 100% of rent on those properties that were re-leased. Our same-store rental revenue increased 1% during the quarter and 0.9% for the first half of the year. These results are consistent with our projected run rate for 2018 of 1%.
Approximately 90% of our leases continue to have contractual rent increases. Our portfolio continues to be diversified by tenant, industry, geography, and to a certain extent, property type, which contributes to the stability of our cash flow. At the end of the quarter, our properties were leased to 257 commercial tenants in 48 different industries located in 49 states and Puerto Rico. 81% of our rental revenue is from our traditional retail properties. The largest component outside of retail is industrial properties at about 13% of rental revenue. Walgreens remains our largest tenant at 6.6% of rental revenue. In the second quarter, convenience stores became our largest industry at 10.8% of rental revenue. We continue to like the convenience store industry. We own high-quality real estate locations and profitable stores leased to leading national investment grade-rated operators.
Additionally, our convenience store portfolio primarily consists of stores with a larger physical footprint. These stores tend to drive greater sales volume unrelated to fuel consumption, often featuring extensive prepared food options. Within our portfolio of retail properties, over 90% of our rent comes from tenants with a service, non-discretionary, and/or low price point component to their business. We believe these characteristics allow our tenants to compete more effectively with e-commerce and operate in a variety of economic environments. These factors have been particularly relevant in today's retail climate, where the vast majority of recent U.S. retailer bankruptcies have been in industries that do not possess these characteristics. We continue to have excellent credit quality in the portfolio with over half of our annualized rental revenue generated from investment grade-rated tenants.
The weighted average rent coverage ratio for our retail properties is 2.9 times on a four-wall basis, while the median is 2.8 times. Both of these store-level metrics represent improvements from last quarter as our retail store-level performance remains strong. Our watchlist remains in the low 1% range as a percentage of rent, which is consistent with our levels over the last few years. Moving on to acquisitions. We completed $347 million in acquisitions during the quarter at a 6.5% cap rate at investment spreads consistent with our long-term average. Our investment spreads improved during the quarter, and we are pleased with the quality of our acquisitions. 52% of the rental revenue generated from these investments is from investment grade-rated tenants. Overall, we continue to see a steady flow of opportunities that meet our investment parameters.
We remain one of the only publicly traded net lease companies that have the scale and cost of capital to pursue large corporate sale-leaseback transactions on a negotiated basis. Year to date, approximately 80% of our acquisitions have been sale-leaseback transactions. During the quarter, we sourced $7.7 billion in acquisition opportunities. We remained selective in our strategy, acquiring approximately 5% of the amount sourced. Given the continued strength and visibility in our investment pipeline and the current market environment, we are increasing our 2018 acquisitions guidance to approximately $1.75 billion from our prior range of $1 billion-$1.5 billion. I'll hand it over to Sumit Roy to discuss our acquisitions and dispositions in a bit more detail.
Thank you, John. During the second quarter of 2018, we invested $347 million in 190 properties located in 24 states at an average initial cash cap rate of 6.5%, and with a weighted average lease term of 13.6 years. 85% of the revenues are generated from retail. These assets are leased to 21 different tenants in 15 industries. Some of the most significant industries represented are quick service restaurants and convenience stores. We closed 15 discrete transactions in the second quarter. Year to date 2018, we've invested $857 million in 358 properties located in 32 states at an average initial cash cap rate of 6.3%, and with a weighted average lease term of 13.8 years. On a revenue basis, 71% of total acquisitions are from investment-grade tenants. 94% of the revenues are generated from retail and 6% are from industrial.
These assets are leased to 28 different tenants in 17 industries. Of the 25 independent transactions closed year to date, three transactions were above $50 million. Transaction flow continues to remain healthy. Of the opportunities sourced during the second quarter, 67% were portfolios. Year to date, we have sourced approximately $17 billion in potential transaction opportunities, of these opportunities, 60% of the volume sourced were portfolios, and 40%, or approximately $7 billion, were one-off assets. Investment-grade opportunities represented 24% for the second quarter. Of the $347 million in acquisitions closed in the second quarter, 25% were one-off transactions. As to pricing, cap rates were essentially unchanged in the second quarter. Investment-grade properties trading from around 5% to high 6% cap rate range, and non-investment grade properties trading from high 5% to low 8% cap rate range.
Our investment spreads relative to our weighted average cost of capital were healthy, averaging 151 basis points in the second quarter, which were above our historical average spreads. We define investment spreads as an initial cash yield less a nominal first-year weighted average cost of capital. Our disposition program remained active. During the quarter, we sold 26 properties for net proceeds of $33.7 million at a net cash cap rate of 7.1% and realized an unlevered IRR of 8.3%. This brings us to 40 properties sold year-to-date for $47.5 million at a net cash cap rate of 7% and realized an unlevered IRR of 8%. In conclusion, we look forward to achieving our 2018 acquisition target of $1.75 billion and disposition volume of approximately $200 million. With that, I'd like to hand it back to John.
Thanks, Sumit. We continue to have excellent access to the capital markets to fund our business and maintain our conservative balance sheet. We remain well-positioned to fund our growth through a variety of avenues for the rest of the year. We currently have approximately $1.1 billion available on our line of credit, excluding our accordion feature. In June, we increased the dividend for the 97th time in our company's history. Our current annualized dividend represents a 4% increase over the year-ago period. We have increased our dividend every year since the company's listing in 1994, growing the dividend at a compound average annual rate of 4.7%. We are proud to be one of only five REITs in the S&P High Yield Dividend Aristocrats Index. To wrap it up, we are pleased with our company's momentum across all areas of the business and remain optimistic about our prospects.
Our real estate portfolio, acquisitions pipeline, and balance sheet remain healthy, contributing to favorable risk-adjusted earnings growth for our shareholders. At this time, I'd like to open it up for questions. Operator?
Thank you. Ladies and gentlemen, to ask a question, please signal by pressing *1 on your telephone keypad. If you are on a speakerphone, please make sure your mute function is turned off to allow your signal to reach our equipment. We ask that you please limit your questions to one and one follow-up. Thank you. Once again, please press *1 at this time, we will take our first question from Joshua Dennerlein with Bank of America Merrill Lynch.
Yeah, thanks for the question. Maybe you could talk about your views on Amazon's entry into the pharmacy business and how that impacts CVS, Walgreens, your portfolio.
Sure, Josh. I think that sort of the topic of the day is Amazon's acquisition of PillPack and what the impact is going to be on the drugstore industry. PillPack has about five points of overall market share today. Focus on drugs treating long-term conditions, which have been about 25% of pharmacy sales. 50% of the drugs are for acute illnesses, 25% are for specialty drugs. These are typically handled by the brick-and-mortar pharmacies. PillPack is suitable for a relatively small portion of the market. Walgreens and CVS are our top two drugstore tenants. Each have about 23% of the market, both have been very successful recently having positive same-store pharmacy sales for the last five years. Most consumers of drugs, based on surveys and industry trade information, prefer face-to-face interaction when purchasing drugs. This is the older portion of our population, the baby.
Walgreens and CVS have become competitive on pricing, vertical integration, and alliances with PBMs. That's helped them capture more market share. They're also able to create captive market share through this vertical integration. Both Walgreens and CVS offer same-day and overnight delivery, and/or overnight delivery to major markets today and continue to expand that. FedEx and Walgreens have formed a venture specifically for this purpose. Another statistic that gives us comfort is since 2010, brick-and-mortar drugstores have taken about 20% of the market share from mail-order pharmacies. Again, this is due to them becoming more price competitive and out of convenience. 80% of the population is within a five-mile radius of CVS or Walgreens. The top two brick-and-mortar pharmacies continue to add in-house health clinics to drive pharmacy sales.
We see that trend continuing and growing and having a positive impact on those brick-and-mortar businesses. The overall pharmacy market is growing by 5% per year, expected to continue to grow at a nice rate around 5%. Not surprising to see new entrants. I'd say importantly, our pharmacies are outstanding real estate locations that are fungible. While our investment in the industry has declined by about 1.5% in the last 18 months, based on growth in other areas and selective asset sales, we remain really confident in the and specifically our tenant. We're certainly comfortable with our investments there.
Great.
We'll take our next question from Spencer Allaway with Green Street Advisors. Please go ahead.
Thank you. You mentioned in the opening remarks that you've seen a good number of portfolio deals in the market. Is the increase in acquisition guidance for the year related to expectation to close some of these bigger portfolios, or is this just a function of more one-off deals?
It's a combination of portfolios as well as one-off transactions, Spencer. Year to date, more than 80% of our acquisitions have been larger negotiated sale-leaseback transactions where we were the only company in negotiations with those tenants. What we've found is, we're seeing a market that's really different than the broader sector. It seems because of our access to capital and cost of capital, we're able to execute very large sale-leaseback transactions on a negotiated basis which enable us really to diversify. A lot of companies in the sector can't. Some of the growth is coming from that activity and some of it's just continued one-off smaller portfolios given a very net lease acquisitions market.
Okay. Thank you.
Thank you.
We will take our next question from Nick Joseph with Citi. Please go ahead.
Thanks. You mentioned that the cap rates on a blended basis were 6.5% for the quarter. I was wondering if you could break that down between the retail and the industrial assets.
The industrial asset, it's really one large asset, a distribution center in Northern California that the development takeout and on development properties, we get yields that are anywhere from 100-150 basis points higher than where we'd get them on a stabilized basis. This particular, on the industrial side, our cap rates, because it was a development property, were actually higher than 6.5%. Then on the retail side, they were just slightly under that, Nick.
Thanks. You mentioned the watch list, any meaningful changes to rent coverage ratios for any of your larger trades?
No. The information that's been coming in, sales from our tenants that report are continuing to improve, that's why you saw our coverage levels tick up a little bit from where they were the previous quarter. The news on a tenant level is positive and we feel very good about the portfolio with really minimal percentages outstanding on the watch list.
Our next question will come from Karin Ford with MUFG Securities. Please go ahead.
Hi. Good afternoon. With over $500 million out of the line in an active pipeline, should we expect bond issuance in the second half of the year? I noticed you over-equitied the second quarter acquisitions. Just if you could give us your current thoughts on leverage in the current environment.
We're pleased with the strength of the balance sheet today, debt to EBITDA at 5.5 times. When we look forward, including the accordion, we have about $2 billion of capacity on the revolver. Our overall floating-rate debt exposure is very low right now. We also are anticipating about $150 million in proceeds from asset sales, and we're also anticipating probably about $75 million in retained equity from our business and our operations to help fund our growth. Both the bond, really all the long-term capital markets are open to us right now. A 10-year bond probably is in right around 4.3% or so that's attractive. At the appropriate time to term out this, all of our alternatives, Karin, with regard to financing the acquisitions.
Thanks for that. My second question is, what are the trends you're seeing on investment spreads post-quarter, so far in the third quarter? Will you be able to maintain them at above average levels for the rest of the year?
Right now, they're coming in at attractive levels. I think the second quarter levels are pretty indicative of where on this quarter, and we're optimistic that spreads will continue to widen out a bit, so our margins will improve.
Thanks.
Thank you.
As a final reminder, it is star one if you'd like to ask a question. We will take our next question from Brad Heffern with RBC Capital Markets. Please go ahead.
Hi. On your industrial portfolio, are there any markets that you're kind of starting to look at or get less interested in?
Well, we've, on the industrial side, had a strategy of being in significant markets where there's good releasing opportunities if needed or in mission-critical locations. The markets that right now, that's a very attractive sector right now, and the valuations are quite attractive. We're not seeing any huge speculative supply issues in any of those markets. What is being built by the developers out there is being leased. Typically, if it's not already pre-leased, leased during the construction phase, and by the time it's completed, it's leased. We're not looking to exit any specific markets on the industrial side, Brad.
Caller, does that answer your question?
Yes.
Thank you. Our next question will come from Spencer Allaway with Green Street Advisors. Please go ahead.
Hi. Thanks. Sorry, guys, just a quick follow-up as it relates to development. This development represents a small portion of the portfolio, and it does look like the pipeline has been winding down. Curious how you view development in the current environment, specifically with construction costs on the rise.
On the development side, it's always been an attractive way for us to grow. We have 25 million under development today. As I said, the yields are more attractive on development than they are on acquisition. We remain bullish. We'd like to have more under development, a decent amount of development spend second quarter, but we're looking to put more development on the books forward. Now, to remind everyone, all development is pre-leased. We don't do speculative development, and all of it is with existing tenants and clients. It's certainly a low-risk form of development.
Okay. Thank you.
Thanks, Spencer.
Our next question will come from John Massocca with Ladenburg Thalmann. Please go ahead.
Quick modeling detail question. What specifically this quarter drove the sizable other income number? I know it's a variable quarter to quarter, but I think Q2 2018 was higher than you guys do in most years.
About a $2.6 million payment in insurance proceeds on one asset, an asset that was destroyed by a tornado, and that showed up in our other income area.
Okay. That makes sense. Kind of philosophically, I know with the valuation where it is today, it's probably not something that's top of mind, but how do you look at your industrial assets, potentially as a source of proceeds if you were to see equity market volatility, given how kind of robust that market has been, even at the beginning of this year?
We always look at asset sales irrespective of the sector as opportunities for us to grow capital and drive growth. Those asset sales are done on strategic basis, sometimes involving credits we want to limit our exposure to or markets we want to limit our exposure to or just decrease industry exposure. Sometimes those sales are driven opportunistically because we get really attractive pricing, and pricing which makes us conclude that it's more valuable for the company and the shareholders to sell the property and recycle the proceeds than to hold onto those assets. That's how we look at our entire portfolio, and there's no doubt that currently industrial pricing is attractive, but a number of our areas have attractive cap rates currently.
Ladies and gentlemen, this concludes this question and answer session portion of Realty Income's Conference Call. I will now turn the call over to John Case for concluding remarks.
All right. Well, thanks everybody for joining us today. We look forward to seeing you this fall in conferences and marketing meetings. I hope everybody has a great summer, and thanks again for joining us.
This concludes today's conference. Thank you for your participation. You may now disconnect.